Pre-Application advice

A pre-planning application, or pre-application advice, allows developers and architects / designers in the UK to seek guidance from the local planning authority before submitting a full application. This optional step can reveal approval likelihood and identify early issues, making the process smoother and more informed.

Here’s a step-by-step breakdown of how a pre-planning application generally works:

Initial Preparation:

Gather basic information and prepare preliminary plans or concepts. They should provide enough information to convey the project’s scale and intent.

Submit the Pre-Application:

Submit your proposal to the LPA, which may include a description of the project, basic drawings, site location, and an outline of the intended use.

The pre-application submission usually involves a fee, which varies by council and project type.

Review by Planning Authority:

The LPA assigns a planning officer to review the proposal. They will evaluate it based on local and national planning policies.

The planning officer may also consult with other departments, like environmental services, highways, or conservation, if relevant to the project.

Meeting or Feedback Session:

Some LPAs offer a meeting with the planning officer, while others may only provide written feedback.

The feedback will outline any concerns, potential objections, and recommended changes, along with guidance on how to improve the proposal for the formal application stage.

Adjustments Based on Feedback:
Based on the feedback received, you can make adjustments to the proposal to address concerns or improve compliance with planning policies.

You may choose to proceed directly to the full planning application or further refine your proposal as needed.

Engaging in a pre-planning application has several advantages:

Cost and Time Savings: Reduces the risk of costly redesigns or delays that could arise if a full application is refused.

Constructive Feedback: Provides specific guidance on how the project might be improved to meet planning policies and standards.

Better Decision-Making: Allows you to make informed decisions about the feasibility of a project and whether to proceed with a full application.

Stakeholder Insight: May include feedback from other stakeholders, such as environmental officers, highways, or conservation teams, depending on the project’s nature.

While not as comprehensive as a full application, a pre-planning application often includes:

Site Location Plan: A map showing the project’s location within the broader area.

Project Description: An outline of the project’s scope, purpose, and any intended use.

Preliminary Drawings: Basic sketches or drawings illustrating the size, scale, and layout.

Planning Statement: A document describing how the project aligns with local planning policies (optional but helpful).

Supporting Information: Some LPAs may request information on access, parking, drainage, or environmental impact, depending on the project.

At ANDS Architecture, we offer expert support to guide you through the pre-planning application process.

Pre-application is where planning outcomes are defined. At ANDS Architects, we offer a strategic, evidence-led pre-application service that goes beyond conventional architectural advice—giving clients measurable confidence before submitting.

Proven planning Success

We have achieved a planning success rate of over 90%, reflecting our ability to align design ambition with planning policy, site context, and local authority expectations from the earliest stage.

AI Powered Planning Intelligence

We are partnered with an AI-driven planning analysis platform that predicts planning outcomes with a decision accuracy of up to 97%.
This allows us to:

• Assess planning risk with greater certainty
   
• Test development scenarios before submission
   
• Shape proposals based on data-led insights, not assumptions
   

This technology-driven approach gives our clients a clear advantage when making early investment decisions.

Strategy Before Drawings

Unlike practices that begin with generic layouts, we start with planning strategy—combining policy analysis, AI insight, and commercial objectives to determine the most defensible route forward.

Policy-Led, Officer-Aware Design 

We interpret the NPPF, Local Plans, SPDs, and emerging policy with a practical understanding of how planning officers apply them in real decision-making—resulting in proposals that are both compliant and persuasive.

Design That Anticipates Objects

Our pre-application designs are developed to pre-empt common planning concerns, including scale, massing, neighbouring amenity, heritage, and design quality—reducing the risk of adverse feedback later.

Clear, Persuasive Pre-Application Submissions

We produce high-quality drawings, diagrams, and design rationale that communicate intent clearly, encouraging constructive engagement with Local Planning Authorities.

Honest, Commercially Aware Advice

Where planning risk is high, we advise early and transparently allowing clients to make informed decisions before costs escalate.