This service builds on the Proposal Drawings And Documents Production service (for more information on that service please click HERE) through the arrangement of and submission of your proposal drawings and documents to the Local Planning Authority (LPA) for their formal opinion. This often also involves a meeting with the LPA, and further liaison with the LPA on their feedback.
This service is also very useful if you already have a complete set of proposal plans and elevations, photos and statements (and any other relevant documents which helps the LPA report back their opinion in full) that are ready for the pre-application metting. This is helpful if you already have an in-house architect, or architect which whom you have a long term agreement who develops plans for you, but need the planning expertise of our consultancy to help you get the most out of using your LPA's formal pre-application advice service.
Please note that for the majority of proposals, and in particular proposals that we have helped you develop, formal pre-application advice is not necessarily helpful, whilst introducing delays and costs to your project. However, it can be very helpful for:
- large and/or complex proposals - if you would like to "test the water" with your proposal, or possibly several proposals, before going through the full planning application process - where you wish to keep your proposal outside the public domain until you are fully satisfied with the scheme - schemes that are likely to be contentious at the planning application stage, as pre-application advice is a significant planning consideration which can help bolster controversial proposals, and can be helpful should the application go to appeal.
If you think your scheme fits within these criteria, or we have advised you that formal pre-application advice would be helpful, then please read our guide below on how we help you get the most from Local Authority pre-application advice.
Our pre-application advice management service consists of three main stages:
A - Preparation and submission of information to the LPA B - Organisation and management of meeting with the LPA C - Analysis of LPA's Advice, Post Advice Discussion and Alterations to Scheme
Below is a discussion of what is involved in each stage.
Preparation and submission of information to the LPA
This stage consists of collecting together all the information that the LPA requires and submitting the documents, along with an application form and fee. If you have previously used our services prior to this service, then we will already have all of the information required for the LPA to process the pre-application advice to the meeting stage.
If you choose to employ us for this service only, then it is important that as much relevant information is brought together as possible. This is because LPAs can delay or cancel processing pre-application advice requests if there is missing, inconsistent or incomplete information. Alternatively, some LPAs also sometimes choose not to comment on aspects of a proposal where there is missing, inconsistent or incomplete information. Such outcomes are frustrating, expensive and time-consuming, so we will endeavour to help you get the relevant information together, and check over the relevant documents, as part of our service to you. Please also note that most LPA's charge for pre-application advice, and that you will need to pay this fee.
Organisation and management of meeting with the LPA
This stage is relevant where the pre-application advice service that your local Council offers includes a meeting, as not all types of pre-application advice service include this. Where having a meeting can be chosen, we recommend choosing this, as it allows us to gather more useful information and ask the most relevant questions, and thereby get more out of the process. It can also allow for the discussion of alternative designs (time permitting), so if there are some details you are not sure about, having a meeting with the Council can be a good way to help decide which design is the more suitable.
We will arrange a meeting between the LPA and us, which you can attend if you wish. We can be flexible and work to your schedule in terms of meeting times, but please note that the LPA is less likely to be flexible. Should you wish to attend, we will advise of times and dates that they can do. Meetings are normally held face-to-face, either at the proposal site or at a Council building.
As these meetings are time-limited by the Council, we will develop and implement a strategy for getting the most out of the meeting, including seeking to ask the key questions, listen carefully to all the points that the LPA raises, and respond to any major issues raised by the Council by working cooperatively with the Council Officers to establish solutions. If you choose to attend, you are welcome to contribute, and it is your meeting so this is of course your choice, but we do recommend that you let us cover the most pressing planning issues, so as to derive maximum benefit from what can be relatively brief meetings.
Analysis of LPA's Advice, Post Advice Discussion and Alterations to Scheme
Following the meeting, the LPA is obliged to issue their formal written response regarding the proposal/s. Where there are delays in the LPA issuing their letter, we will pursue them on your behalf, so that your project is not delayed by the LPA's tardiness.
Once the LPA's response is received, we will analyse it and draw our own conclusions on their advice. We will arrange a discussion with you on the implications of their advice, where we think that the LPA has made appropriate points that need addressing and where we think their advice is more dubious.
We will develop a series of recommendations to you on how the scheme should be altered in the light of the LPA's advice. It should be noted that the LPA will not necessarily find fault with the scheme. If you have previously used our Development Appraisal and Drawing services, it is likely that little or no changes will be required.
We will then alter the proposal upon your instruction. If you have previously used our Development Appraisal and Drawing services, then these alterations to the proposal are included in the price of this service, provided that the alterations are in line with either the LPA's or our advice.
Following the conclusion of this service, it is now time to submit your application. For more information on how we can help maximise your chances of a quick and successful outcome on your planning application, whilst saving you money, please click HERE.