Pre-Application Planning Advice in London: How to Use It and Why It Matters

One of the most common mistakes in London renovation planning is submitting a full planning application without first engaging with the local planning authority (LPA) informally. The result is often refusal, costly redesign, and resubmission — a process that can add six to twelve months to a project programme.

Pre-application planning advice exists to prevent exactly this. Here is what it involves and why it should be used on any significant project.

What pre-application advice is

Pre-application advice (often called "pre-app") is a formal paid consultation with the LPA's planning team before a planning application is submitted. The applicant describes their proposed development and asks the planning authority for an informal view on whether it is likely to be acceptable.

The response is not binding. A positive pre-app response does not guarantee approval; a negative response does not mean approval is impossible. But it gives the applicant a meaningful signal about how a formal application is likely to be received, and — critically — an opportunity to modify the proposal before going through the formal process.

When pre-application advice is appropriate

Pre-application advice is most useful for:

• —Extensions in conservation areas or on listed buildings where the acceptability of the proposed design is uncertain
• —Basement conversions, where most London boroughs have specific policies and concerns (flood risk, structural risk to neighbouring properties, construction impact)
• —Loft conversions that involve visible alterations from the street in conservation areas
• —Change of use applications (converting commercial to residential, etc.)
• —Proposals that may be at or near permitted development limits — the pre-app can clarify whether the proposal falls within PD rights or requires a full application

For straightforward extensions in non-sensitive areas that clearly fall within established design guidance, pre-application advice may add time without significant benefit. The judgement should be made case by case.

How the process works

1. 1.Prepare a pre-application submission pack. This typically includes existing and proposed drawings (block plans, floor plans, elevations), a brief description of the proposal, any relevant contextual information, and the fee.

1. 2.Submit to the LPA's pre-application service. Each London borough runs its own pre-application service with its own fees. Fees typically range from £100–700 for residential proposals, depending on complexity and the borough. Some boroughs offer tiered services (written advice only vs written advice plus meeting).

1. 3.Wait for response. Response times vary widely by borough — from 4–6 weeks for a straightforward proposal to 10–12 weeks for complex or large-scale applications.

1. 4.Review the response and adjust the scheme. The pre-app response will typically identify issues of concern — design, scale, impact on neighbouring properties, policy conflicts — and the scheme should be modified to address these before formal submission.

1. 5.Submit the formal application on the revised design.

What pre-application advice costs

The direct cost of pre-application advice is the LPA fee, typically £100–700 for residential applications. This is small relative to project costs.

The indirect cost is the time: preparing the submission, waiting for the response, and — if significant design changes are recommended — revising the scheme before formal application. For complex projects, this adds 2–4 months to the pre-application phase.

The cost of *not* doing pre-app on an uncertain application is typically far higher: planning fees (non-refundable), design fees for a refused scheme, consultant costs for an appeal, and programme delay.

Borough-by-borough variation

London's 33 boroughs each implement planning policy with significant local variation. The Royal Borough of Kensington and Chelsea (RBKC) is notably strict on design in conservation areas; Camden has a comprehensive suite of supplementary planning guidance; Westminster applies detailed policies to conservation areas that must be navigated carefully.

If your project is in a conservation area, it is worth understanding the specific character appraisal for that area — most boroughs publish these — before preparing any proposal. These documents describe in detail what the LPA considers characteristic and appropriate for the area.

Conservation area and listed building considerations

For listed buildings, pre-application advice is almost always worthwhile. Listed building consent runs parallel to (and separately from) planning permission; an LPA that has informally indicated support for a proposal in pre-app is less likely to refuse listed building consent.

The key issues the LPA will want to understand for listed building applications: - Whether the proposed works are reversible (preferred) or permanent - Whether original fabric is being retained, repaired, or replaced - Whether proposed materials are appropriate to the character of the listed building - Whether the proposal has been assessed by a heritage consultant

For significant works to Grade I or Grade II* listed buildings, Historic England may be a consultee — their informal view is also worth seeking before formal application.

Working with a planning consultant

For projects where planning is genuinely uncertain, engaging a planning consultant (as distinct from an architect or project manager) adds value. Planning consultants navigate the LPA process professionally, know which officers in a given borough are handling relevant applications, and understand the political as well as technical dimensions of planning decisions.

A good planning consultant will advise candidly on prospects of success and on modifications to proposals that improve those prospects. Their fees are typically £150–350 per hour, or a project fee for defined scope.

ASAAN's approach

ASAAN manages the pre-application planning process for our clients as part of project management. We have established working relationships with planning consultants across London and understand the specific requirements of the boroughs where we work most frequently: RBKC, Westminster, Hammersmith & Fulham, Camden, and Wandsworth.

If you are planning a renovation that involves planning permission and want to understand the likely process and prospects, contact us to discuss.