Government has long promoted the role of pre-application engagement with planning authorities, seeing early discussion as a means for local authorities to improve the efficiency and effectiveness of the planning system. The theory is that by submitting a pre-application enquiry (‘a pre-app’), the issues which may affect the success of an application can be resolved prior to submission, thereby making the application process quicker. But in reality, this is not always the case...
Things have changed - Is a pre-app really that effective these days? Pre-apps have their limitations. Despite charging fees for this service, the under resourcing of local government and competing demands on planning officers in recent years have led to waiting times for responses that can far exceed the service standards advertised on Council websites, resulting in weeks of delay. More importantly, the advice given in a pre-application is not binding, being given solely on a ‘without prejudice’ basis. A positive pre-app response is therefore no guarantee that an application, once submitted, will be approved - a frustrating outcome for applicants and developers.
Many Councils are turning to Planning Performance Agreements as a tool to agree timescales, actions, and resources, to cover the pre-application and application stages of individual planning applications. However, these also offer no certainty about the outcome of an application although they do provide a means of expediting pre-app enquiries and applications through the system – but at an increased cost to applicants.
What is the most effective strategy?
Given the shortcomings of the pre-app system, why not simply seek the advice of a chartered planning consultant who can stand in the shoes of an experienced planning officer and offer advice, based on planning policy, as to whether your planning application is likely to be approved? A planning consultant can look creatively at the issues an application may face, suggesting solutions to overcome potential issues. This is, in many ways, far superior to the pre-app service given by most councils, which typically advises on the acceptability of the proposal as submitted – but does not propose solutions, if difficult issues are highlighted.
At Salmon Planning, our team of chartered planning consultants comprises former local authority principal (senior) planning officers who are experienced in assessing the likelihood of success of a planning application and finding solutions to problematic issues and sites. Together with our team of experienced architects and designers, we can offer professional advice on whether your development proposal is likely to succeed within days of receiving your initial enquiry. This can lead to a faster decision as to whether planning permission is likely to be granted or not.
You can contact us on 01749 671500 or email info@salmonplanning.co.uk
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