Data-driven intelligence to decide your pre-application strategy. Should you do pre-app? How should you frame the proposal? What are the likely refusal reasons — and how do you pre-empt them?
Stage 3: Decision IntelligencePowered by 17,000+ Application Records
Tell Us About Your Proposal
Analysing LPA data, comparable cases, and officer patterns...
Pre-Application Value Score
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Pre-App Value
Risk Assessment
LPA Intelligence
Refusal Pattern Analysis
Based on recent refusals in your LPA, these are the most common reasons applications are refused. Address these proactively in your submission.
Run a Strategy Assessment first to load LPA-specific refusal data.
How to Frame Your Proposal
3 Most Likely Refusal Reasons
Based on this LPA's patterns for your proposal type, these are the top refusal risks and how to counter them.
Design Principles for Local Character
Compare your strategic options side-by-side. Each option is scored based on your specific proposal, site constraints, and LPA behaviour.
Option A: Full Pre-Application
Submit a formal pre-application enquiry to the LPA for written officer advice before your planning application.
Typical Cost£150 - £600
Timeline+4-8 weeks
Approval Boost+15-25%
Suitability--
Written officer feedback on principle and design
Identifies issues before committing to full application cost
Demonstrates engagement with LPA (positive signal)
Not binding — officer can change their mind
Adds time to overall programme
Some LPAs have poor pre-app turnaround
Option B: Planning Performance Agreement
Negotiate a PPA with the LPA for a dedicated officer, agreed timescales, and structured engagement on major schemes.
Typical Cost£2,000 - £25,000+
Timeline+2-4 months setup
Approval Boost+20-35%
Suitability--
Dedicated case officer with agreed milestones
Guaranteed response timescales
Multiple rounds of feedback before submission
Best for major or complex schemes
Significant upfront cost
Not available at all LPAs
Overkill for straightforward proposals
Option C: Direct Submission
Skip pre-app and submit your planning application directly. Fastest route but highest risk for refusal.
Typical CostApplication fee only
Timeline8-13 weeks to decision
Risk LevelMedium
Suitability--
Fastest route to a decision
No additional pre-app fee
Suitable if precedent is strong
No early warning of officer concerns
Higher risk of refusal or extended negotiation
May waste full application fee if refused
Option D: Lawful Development Certificate
If your proposal might be Permitted Development, apply for an LDC to confirm lawfulness without a full planning application.
Typical Cost50% of planning fee
Timeline8 weeks
CertaintyLegal confirmation
Suitability--
Legal confirmation of PD rights
Half the application fee
No neighbour consultation required
Useful for resale evidence
Only works if genuinely PD
Article 4 or constraints may remove PD rights
Strict dimensional limits apply
Our Recommendation
Pre-Application Cover Letter Generator
Generate a professional pre-application cover letter based on your strategy assessment. The letter will include site context, proposal description, key questions for the LPA, and relevant policy references.
Generating your pre-application cover letter...
Project Timeline
Estimated timeline from pre-application to determination, based on your LPA's typical response times.
Pre-Application Submission
Week 0
Submit pre-app request with site plan, proposal description, and cover letter.
Pre-App Response
Week 4-6 (estimated)
Receive written officer advice. May include a site visit and meeting.
Design Development
Week 6-10
Refine design based on pre-app feedback. Instruct technical surveys if needed.