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Pre-Application Strategy Builder

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 Intelligence Powered by 17,000+ Application Records

Tell Us About Your Proposal

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.

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

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.

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.

Application Assembly

Week 10-14
Prepare application documents: plans, statements, technical reports, forms.

Application Submission

Week 14
Submit via Planning Portal. Fee payment and validation check.

Validation

Week 14-16
LPA checks application is complete. Statutory clock starts once valid.

Consultation Period

Week 16-19
21-day consultation with neighbours and statutory consultees.

Officer Assessment

Week 19-22
Case officer assesses against policy, considers representations, may request amendments.

Decision

Week 22-26 (estimated)
Delegated decision or committee determination. 8-week target for minor, 13-week for major.

About this tool: Pre-App Strategy Builder

Comprehensive pre-application strategy — should you do pre-app? How to frame your proposal? AI-generated cover letter, refusal pattern analysis, and full project timeline.

When to use it

Use at Stage 3 when deciding your application strategy. Analyses LPA refusal patterns, risk data, and officer behaviour to recommend the best approach and generate a pre-app cover letter.

Policy and guidance it draws on

NPPF decision-making, LPA pre-application guidance, data-driven analysis

Part of Authority Intelligence

Use these tools to understand how your Local Planning Authority behaves — what they approve, what they refuse, how often appeals succeed, and what strategy gives you the best chance. This is behavioural intelligence, not just policy research.

Related tools
Planning Risk Score™LPA ProfileNPPF TrackerCommittee PredictorCommittee vs Delegated AnalysisHousing SupplyStrategy SimulatorCase Officer Intelligence

Guidance to help you prepare — not formal planning advice. Check the current policy text and your council's local plan before relying on it.

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