Planning and permitted development
Is pre-application planning advice worth paying for?
Short answer
Pre-application advice is a council planning officer's view of your proposal before you make a formal application. It is optional, it is not binding, and there is no national fee: each council decides what to offer and what to charge, under section 93 of the Local Government Act 2003.
It is most useful where the outcome turns on judgement: a listed building, a conservation area, a design the council's guidance does not cover, or a scheme refused before. It is least useful where the answer is a matter of measurement, such as permitted development, where a lawful development certificate gives a formal decision instead.
What the law and guidance say
Government guidance says councils "may charge for providing discretionary services under section 93 of the Local Government Act 2003", that charges "must not exceed the cost of providing the service", and that councils are "strongly encouraged to provide at least a basic level of service without charge" (paragraph 004).
On status, the same guidance is clear:
Pre-application advice provided by the local planning authority cannot pre-empt the democratic decision making process or a particular outcome, in the event that a formal planning application is made. The advice could, however, be a material consideration to be taken into account and given weight in the planning application process.
The National Planning Policy Framework published on 17 August 2026 adds that pre-application engagement "may also be required where proposals raise complex planning matters, such as the potential effect on heritage assets" (policy DM1).
What it costs: two councils compared
Fees as published on each council's website on 28 September 2026, including VAT.
| Bristol City Council (2026 to 2027 schedule) | Brighton and Hove City Council | |
|---|---|---|
| Householder, written advice | £520, no meeting | £154.50 |
| Householder, with a meeting | Not listed for householder schemes | £194.10 virtual; £237.16 on site |
| Follow-up | £310 an hour beyond the fixed fee | £37.55 for a further written response |
| Listed building | £260 written; £520 with a site visit; both fees if planning advice is also needed | £408.54 written; £752.18 virtual meeting; £860.15 site meeting, for listed buildings and conservation areas where agreed necessary |
| Response time | 30 working days | Not stated on the page |
The difference is wide: Bristol's written householder advice costs more than three times Brighton and Hove's, and almost as much as the £548 householder application fee itself. Check your own council's current schedule before you budget.
What you get
Bristol says its advice covers whether officers will support the development, the policies it will be assessed against, who to engage in the local community, the information the application will need, and the process. Brighton and Hove offers written advice alone or with a virtual or site meeting.
What to send
Advice is only as good as the information behind it. Guidance says the information should be proportionate, and "sufficient information to allow the local planning authority to take an informed view" (paragraph 005). Bristol's list is typical:
- a location plan with the site outlined in red, showing neighbouring streets and properties;
- an annotated block plan to scale, showing the proposal in relation to boundaries and neighbouring buildings;
- sketch plans or illustrations of the proposal;
- good photographs of the site and the buildings next to it;
- a short planning or design statement.
Send a specific proposal, or at most two clear options, with the questions you want answered.
When it is worth paying for
| Situation | Why advice helps |
|---|---|
| Listed building or conservation area | The decision turns on the effect on significance and character, which is judgement. National policy says pre-application engagement may be required where heritage assets are affected |
| After a refusal | Testing a revised scheme against the reasons costs less than a second refusal, and there is no free resubmission |
| A design outside the council's published guidance | The officer's view is the only early indication you can get |
| Work that is permitted development | Rarely worth it. A lawful development certificate gives a formal decision for £274 |
| A small extension that follows the council's design guide closely | May not be worth it. The guide already sets out what the officer will look for |
Allow for time as well as money. Bristol's 30 working days is about six weeks before the 8 weeks for the application itself.
What this means for you
Use advice to settle the questions a drawing cannot. Prepare as if for the application, ask specific questions, and keep the written reply: it can be a material consideration when the application is decided. If the advice is poor, guidance says the route is the council's complaints procedure, and any refund depends on the terms you agreed (paragraph 013).
Sources
- Planning practice guidance: before submitting an application, paragraphs 004, 005, 011 and 013 gov.uk
- National Planning Policy Framework, August 2026, policy DM1 gov.uk
- Bristol City Council: make a pre-application enquiry bristol.gov.uk
- Bristol City Council: pre-application advice charging schedule 2026 to 2027 bristol.gov.uk
- Brighton and Hove City Council: household pre-application advice service brighton-hove.gov.uk
- Planning Portal: application fees in England from 1 April 2026 planningportal.co.uk