Key facts at a glance
- Pre-app is informal, paid advice from the council before you apply formally
- Cost: £200–£600 for householder pre-app (varies by borough)
- Response time: 4–8 weeks in most London boroughs
- Non-binding — positive pre-app does NOT guarantee planning approval
- Most valuable for conservation areas, complex sites, and controversial schemes
- Not necessary for simple PD schemes or straightforward extensions
IMAGE PLACEHOLDER -- planning officer at a desk reviewing a pre-application submission with architectural drawings and a site plan
What is pre-application advice?
Pre-application advice (commonly called "pre-app") is a paid service offered by every London borough council. You submit an informal proposal -- typically a brief description of the project, some sketch drawings or plans, and photographs -- and a planning officer reviews it against local and national planning policy. They then provide written feedback on whether the scheme is likely to be approved, what changes would improve its chances, and what documents you would need for a formal application.
Pre-app is not a planning application. It is a conversation with the council before you commit to a formal submission. The council's response is informal, non-binding, and does not constitute a decision. However, it gives you a strong indication of how the planning officer views the proposal, which can save significant time and money.
Pre-application costs by borough
Every London borough sets its own pre-app fees. Here are typical charges for householder pre-app (extensions, loft conversions, alterations to a single dwelling) in 2026:
| Borough | Householder pre-app fee | Includes meeting? |
|---|---|---|
| Camden | £300–£450 | Written response only |
| Islington | £250–£350 | Written response only |
| Hackney | £200–£300 | Written response, meeting on request |
| Westminster | £400–£600 | Written response, meeting available |
| Kensington & Chelsea | £350–£500 | Written response + meeting |
| Wandsworth | £200–£300 | Written response only |
| Lambeth | £250–£350 | Written response only |
| Southwark | £250–£400 | Written response only |
| Tower Hamlets | £250–£350 | Written response only |
| Lewisham | £200–£300 | Written response only |
These fees are in addition to the formal planning application fee (£258 for householder) and any professional fees for drawings and agent services. Pre-app is an additional cost, which is why the decision of whether it is worth it matters.
When pre-app is worth the cost
Pre-app is most valuable when the outcome of a formal application is genuinely uncertain. Here are the scenarios where we recommend it:
Conservation areas
If your property is in a conservation area, planning policy is stricter and the officer's subjective assessment of "preserving or enhancing the character of the area" plays a larger role. Pre-app lets you test the design with the conservation officer before committing to a formal application.
Complex or unusual sites
Properties on corner plots, with multiple boundaries, near listed buildings, in flood zones, or with tree preservation orders benefit from pre-app because the planning constraints may not be obvious from the outside.
Controversial or large schemes
If your extension is significantly larger than the norm for the street, if it involves a mansard roof in an area where mansards are contentious, or if you expect neighbour objections, pre-app helps you understand the officer's position before you invest in detailed drawings.
When you have already been refused
If a previous planning application has been refused, pre-app for the revised scheme can help you understand exactly what changes the officer needs to see before the resubmission.
When pre-app is NOT worth the cost
Simple Permitted Development schemes
If your extension clearly falls within Permitted Development limits and you do not need planning permission at all, pre-app is unnecessary. A Lawful Development Certificate (£129) is the appropriate route instead.
Straightforward householder applications
If you are proposing a standard rear extension that is similar in scale and design to others on the street, in an area with no conservation designation, the approval rate for professional submissions is already 90–95%+. Pre-app adds cost and 4–8 weeks of delay for minimal additional certainty.
When you have an experienced agent
An experienced agent who regularly works in your borough already knows the planning officer's likely position on common scheme types. Our MCIAT chartered team has submitted across all 33 London boroughs and can assess your scheme's prospects without pre-app in most cases. We will always recommend pre-app when we think it is genuinely needed.
How to apply for pre-app
- Find the council's pre-app form. Each borough has its own pre-app application form, usually available on their planning pages. Some boroughs accept pre-app via the Planning Portal; others have their own forms.
- Prepare your submission. A good pre-app submission includes: a completed application form, a site location plan (1:1250), a site block plan (1:500), sketch floor plans and elevations showing the proposed development, a brief description of the project, and photographs of the site and surrounding area.
- Pay the fee. Fees are paid at the time of submission, usually by card or bank transfer.
- Wait for the response. Response times are typically 4–6 weeks for householder pre-apps, up to 8 weeks in busy boroughs. Some boroughs offer a meeting with the officer; others provide only a written response.
- Review and act on the advice. The officer's response will indicate whether the scheme is likely to be supported, what changes would improve it, and what documents are needed for a formal application. Use this to refine the design before submitting formally.
What to include in your pre-app submission
The quality of the pre-app response depends heavily on the quality of the submission. Vague descriptions and poor sketches result in vague responses. Here is what to include for the most useful feedback:
- Clear description: what you want to build, its dimensions, materials, and use
- Scale drawings: even at pre-app stage, to-scale floor plans and elevations are far more useful than sketches. Our Essentials package from £840 includes professional drawings suitable for pre-app
- Photographs: of the front, rear, and sides of the property, the garden, neighbouring properties, and the street scene
- Site plan: showing the property boundary, the proposed extension footprint, and the relationship to neighbouring buildings
- Questions: specific questions you want the officer to address (e.g. "is a mansard roof acceptable on this street?" or "would you support a contemporary design in this conservation area?")
How we help with pre-app
We can prepare and submit a pre-app on your behalf, including professional drawings, site photographs, and a clear description of the proposal. This maximises the quality of the council's response and saves you time.
More importantly, we assess every project at the outset and advise whether pre-app is genuinely worth the cost. In many cases, our experience across all 33 London boroughs means we can predict the planning officer's likely response without pre-app, saving you £200–£600 and 4–8 weeks.
Our fees
Frequently asked questions
What is pre-application advice in planning?
Pre-app is a paid, informal service where you submit a proposal to the council before making a formal planning application. A planning officer reviews it against policy and provides written feedback on whether it is likely to be approved and what changes would help. It is non-binding and does not constitute a decision.
How much does pre-app cost in London?
Householder pre-app fees in London range from £200 to £600 depending on the borough. Camden charges £300–£450, Westminster £400–£600, and Wandsworth £200–£300. This is in addition to the formal planning fee (£258) and any professional fees.
How long does pre-app take?
Response times are typically 4–6 weeks for householder pre-apps in most London boroughs, up to 8 weeks in busy boroughs like Camden, Westminster, and Kensington and Chelsea. Some boroughs offer a meeting with the officer; others provide a written response only.
Is pre-app advice binding?
No. Pre-app advice is informal and non-binding. The council can still refuse the formal application even after positive pre-app feedback, although this is rare if the scheme has not changed. Pre-app significantly reduces refusal risk but does not eliminate it.
When should I skip pre-app?
Skip pre-app when: the project is clearly Permitted Development (use an LDC instead), the extension is a standard scheme similar to approved neighbours, you have an experienced agent who knows the borough, or the cost and 4–8 week delay are not justified by the risk. We advise on this case by case.