Key facts at a glance
- Pre-app costs £50–£800 in London depending on council and project type
- Pre-app is not binding — councils can change their view at application stage
- Pre-app adds 6–12 weeks to total project timeline
- Recommended for: conservation area works, large extensions, basement conversions
- Not recommended for: standard loft conversions, PD extensions, simple householder works
- Good pre-app feedback reduces the risk of refusal but does not eliminate it
Pre-app or straight to application — which is the better bet?
Apply direct on anything routine. London councils approve 83.0% of householder applications, so a standard rear extension rarely needs the extra step. Take pre-app where a refusal would be expensive to unwind, because only 39.0% of London householder appeals succeed.
| Route | Cost | London outcome |
|---|---|---|
| Householder application, direct | £548 | 83.0% approved, 77,680 decided |
| Larger-extension prior approval | £249 | 42-day determination |
| Lawful development certificate | £274 | 38.2% of appeals allowed |
| Pre-application advice | set by each council, not statutory | — |
| Appeal after refusal | no fee | 39.0% allowed, 15,646 decided |
| Free resubmission after refusal | no fee, once within 12 months | — |
Sources: fees from the Town and Country Planning (Fees for Applications) (England) Regulations 2012 as amended, 2026 rates; application outcomes from MHCLG PS1 and PS2, twelve quarters to March 2026; appeal outcomes from Planning Inspectorate casework decided 2016–2026, counting decided appeals only. Retrieved 1 September 2026. Pre-application advice is not binding on the council and does not fetter the decision-maker.
What is pre-application advice?
Pre-application advice (pre-app) is a formal paid consultation with the local planning authority before submitting a planning application. You submit a description of the proposed works (and usually outline drawings or photos), pay a fee, and receive a written response from a planning officer assessing the proposal against local planning policy. The response typically indicates whether the council is likely to support, object to, or require amendments to the scheme.
Pre-app is entirely optional. There is no legal requirement to seek pre-app advice before submitting a planning application. But for complex or sensitive projects, it can prevent expensive failures.
When pre-app is worth the cost
Conservation area works: If your proposed mansard, extension, or loft conversion is in a conservation area and you are uncertain whether the design is acceptable, pre-app can clarify the officer's position before you invest in full drawings. Camden, Islington, and Westminster conservation area officers are often willing to give substantive pre-app responses that meaningfully shape the design.
Basement conversions: London basement policy is complex and variable by borough. Pre-app is almost always advisable for basement conversions — especially in boroughs like Kensington & Chelsea and Westminster where basement SPDs impose strict conditions.
Large residential developments: Where a project involves multiple units, change of use, or commercial elements, pre-app is standard practice.
When to skip pre-app and go direct
For standard householder applications — loft conversions, single or double storey rear extensions, side returns — experienced architectural technologists can assess planning likelihood from published policy without needing a formal pre-app response. A well-prepared application that addresses the council's residential design guidance and SPDs has a high probability of success without pre-app.
Our case studies show that policy-led of our applications are approved on the first attempt, with no pre-app advice on any of them. Thorough upfront design work — addressing likely officer concerns in the drawings and supporting documents — is a more efficient route than a separate pre-app consultation.
Verdict
Skip pre-app for standard householder works — a well-prepared application from experienced technologists achieves the same outcome faster and cheaper. Commission pre-app for conservation area works, basement conversions, or any project where borough-specific policy creates genuine uncertainty.
Frequently asked questions
Is pre-application advice binding on the planning authority?
No. Pre-app advice is the officer's opinion at that point in time. The formal application is decided independently, and the officer's final view can differ from the pre-app response — especially if material considerations change.
How much does pre-application advice cost in London?
Council fees vary widely. Westminster charges £400–£800 for householder pre-app. Camden charges £200–£600. Many outer boroughs charge £50–£200. Some councils offer free pre-app for simple householder works.
How long does pre-application advice take?
Most London councils target 4–6 weeks for a written pre-app response, but some take 8–12 weeks. This adds to the overall project programme before the formal application is even submitted.
Can I submit a planning application without pre-app?
Yes, always. Pre-app is voluntary. Many straightforward applications succeed without any pre-app consultation.
Does pre-app advice reduce planning fees?
No. The pre-app fee is additional to the standard planning application fee. You pay both if you seek pre-app advice and then submit a formal application.
