Pre-application and general advice

The Council is committed in working with prospective applicants to improve the quality of planning submissions by offering pre-application advice.

The Council encourages prospective applicants to contact the Development Control team to discuss their proposals before making an application.

Pre-Application advice is encouraged as the more issues that can be resolved at the pre-application stage, the greater the benefits for all parties, for example early engagement about a proposal can improve the efficiency and effectiveness of the planning application process. It also has the potential to improve the quality and coordination of planning application proposals.

Please be aware that the Council is currently concentrating resources on the assessment and deciding of formal planning applications, which is causing lengthy delays in our response times to pre-application enquiries. Bearing this in mind, if a proposal is of a more minor scale, it is advised, at the current time, to submit a formal planning application rather than a pre-application enquiry.

What should the customer expect from the service?

Basic Service - householder

For a basic service householder pre-application enquiry, the response will be brief, however will include:

  • confirmation as to whether permitted development rights have been removed.
  • brief details as to whether planning permission will be required.
  • an in principle indication as to whether the proposal would likely be acceptable.
  • a list of policies and / or guidance that would be of relevance to any future planning application.
  • brief details of any relevant material considerations.

A response should be communicated back to the applicant within 28 working days. However, as mentioned above, there are currently lengthy delays in responding to pre-application enquiries.

Gold Service - householder

For a gold service householder pre-application enquiry, the response will be brief, however will include:

  • the offer of a site visit or a virtual / telephone meeting.
  • confirmation as to whether permitted development rights have been removed.
  • brief details as to whether planning permission will be required.
  • an in principle indication as to whether the proposal would likely be acceptable.
  • a list of policies and / or guidance that would be of relevance to any future planning application.
  • brief details of any relevant material considerations.

A response should be communicated back to the applicant within 28 working days. However, as mentioned above, there are currently lengthy delays in responding to pre-application enquiries.

Residential and commercial

For all residential and commercial pre-application enquiries, the process and response will follow the principles of a gold service householder pre-application, however for larger scale proposals the response will be more in depth.

Where relevant, interested stakeholders will be consulted with to ensure that there are no ‘showstoppers’ with the proposal.

For all residential and commercial enquiries a response should be communicated back to the applicant within 28 working days, however the response may well take longer if a number of site visits or virtual / telephone meetings are required due to the scale and complexity of the proposal. However, as mentioned above, there are currently lengthy delays in responding to pre-application enquiries.

The timescales for dealing with more major development proposals will be discussed and agreed with the applicant.

One Stop Shop Form (PDF Document, 218.69 Kb)

Fees

The following tables set out the Council's fees for dealing with pre-application enquiries.

Do I need Planning (or associated) Permission?

see below

Property - TPO or Conservation Area Enquiry (i.e. is my property is a Conservation Area or do I have trees subject to a Tree Preservation Order)

Free

Dead or Dangerous Tree Enquiry

Free

Persons with a disability

Where a proposal is to alter or extend an existing dwelling for a disabled person (who is living or intending to live at that property) or where the application is for works within the curtilage of an existing house to create access for, or to provide for or improve the health or comfort of a disabled person (who is living or intending to live at that property) – exemptions follow the same procedure as those for planning applications (i.e. section 29 of the National Assistance Act 1948 or the Children’s Act 1989)

Free

Formal Determinations (fee currently determined by nationally set schedule)
Certificate of Lawfulness for a Proposed Use or Development half normal planning fee
Certificate of Lawful Development normal planning fee

Householder Proposal Enquiries

(Including if permission is required/dropped kerb/home working enquiries/tree works)

Permitted Development Restriction Enquiry £31.47
Basic Service (desk based assessment with no follow ups) £52.45
Gold Service (includes one site visit or meeting, a written response, plus one follow-up proposal) £250
New Residential Unit Enquiries (including if permission is required)
1-3 new dwellings £314.70
4-9 new dwellings £734.30
10-49 new dwellings £1,573.50
50-199 new dwellings £2,622.50
200 or more dwellings £3,671.50

Commercial/Other Enquiries (including if permission is required)

Lawful use of premises enquiry

£169.94

Change of Use/No additional floor space/telecoms/advertisements/tree works etc

£169.94

Additional floor space up to 500 square metres

£263.30

Between 500 and 999 additional square metres

£735.87

Over 1000 additional square metres

£1,471.75

General advice

General planning advice is available from the Planning Portal (www.planningportal.co.uk).

Government has made provision for certain development works to not need planning permission from the Local Planning Authority. This provision is known as 'permitted development' rights. Further information can be found on the Planning Portal website. It is however, advised that a check (fee chargeable) is undertaken by the applicant prior to any works being undertaken, as to whether permitted development rights have been removed. Please contact the Council’s Development Control team if you would like a check undertaken.

Last updated: Thursday, 12 May 2022 2:51 pm