Most Local Authorities encourage discussion with developers prior to the submission of planning applications. There are several reasons for this:
- Discussions can allow the main planning issues to be aired at an early stage and can assist in resolving any areas of disagreement, perhaps with amendments to proposals prior to the submission of an application.
- Clarity can be provided on the status and applicability of Development Plan policies. This can be very helpful as the status of a Development Plan is ever-changing, often depending on its success in delivering an appropriate supply of housing land.
- A full planning history (back to 1947) can be provided. This is important to establish the planning use of a site, or to unearth any previous similar proposals perhaps not available on the Council’s online records. A planning history is also helpful in establishing planning constraints, and neighbour attitudes to development in general.
- Confirmation of the up to date levels of Community Infrastructure Levy can be provided, or the local requirements for any other financial planning obligation. These levels can often be significant, and so it is important to factor these into your project at an early stage.
- Suggestions for pre-application public consultation can be provided. Although not always necessary, Councils often require applicants to demonstrate a level of consultation with neighbours whether that is simple verbal engagement, an informational leaflet drop or a more formal consultation exhibition.
- Pre-application discussions will confirm the additional surveys and reports required to ensure validation e.g. ecological surveys, transport assessments, land contamination monitoring assessments, tree surveys and impact assessments etc. This is important as such surveys can take up to a year to complete. In addition, a Local Planning Authority may refuse to consider a planning application without such surveys.
