Planning pre-application advice
Getting pre-application advice can help to improve the quality of planning applications and their likelihood of success. This can be achieved by:
- providing an understanding of the relevant planning policies and other material considerations associated with a proposed development
- working collaboratively and openly with the council and interested parties at an early stage to identify and seek to resolve issues associated with a proposed development
- discussing the possible mitigation of the impact of a proposed development, including any planning conditions
- identifying the information required to accompany a formal planning application, thus reducing the likelihood of delays at the validation stage
- putting in place a Planning Performance Agreement (PPA) where this would help with managing the process and agreeing any dedicated resources for progressing the application.
We offer a pre-application planning advice service.
How to submit your request
If you don't already have an account, please register and submit a pre-application advice request form.
Select the appropriate scale of pre-application. There are 5 scales.
Once we have received your completed form we will aim to contact you to arrange payment of the correct fee within two working days. The fee request will detail the methods of payment but usually fees will be paid by BACS.
Currently there is no way of making the fee on sub- mission of the pre application request form.
Follow-up meeting requests
Some pre-application advice requests may need extra meetings.
A planning officer will usually have been in touch about them beforehand.
You can set up extra meetings through the pre-application advice request form.
Duty planning officer service
We also offer a free duty planner service for general planning enquiries. They can help with the interpretation of plans submitted with an application that might affect you.
The best way to get in touch about this is with the Planning free advice form.
Our customer service team are available from 9am to 1pm Monday to Fridays on 020 7364 5009.
A duty planning officer will be available from 9am to 1pm.
Please be aware that a drop in service is not currently available.
Providing information to support your request
The basic requirement to use the pre-application advice service is a completed pre-application form and an Ordnance Survey site location plan, usually to a scale of 1:1250, or similar.
The information you provide should be proportionate to the scale and complexity of the development proposed and the level of advice you would like to receive. E.g. For advice on household extensions or small commercial development proposals such as shop fronts or changes of use, provide:
- basic floor plans and elevations
- photographs of the current site
More information will be needed to provide advice on larger scale development proposals or those which may affect more sensitive locations or heritage assets, such as development in conservation areas or listed buildings.
A good starting point is to include the first draft of a Design and Access Statement as this is likely to be a requirement if you apply.
The advice we provide can only be proportionate to the level of information you are able to provide. As a minimum we require:
- Site Location Plan
- Covering Statement/Planning or design and access statement
- Outline existing and proposed plans
Timescales
- Pre-application form submitted with correct documentation.
- Validation stage, checking the correct documentation has been submitted within 2 working days. If you have not submitted the correct documentation this will delay the validation.
- We aim to contact you to arrange payment of the correct fee within 2 working days or request further documentation. until the correct fee has been received no further progress will be made on your pre-application submission.
- Once the correct fee has been paid we will validate the application within 2 working days.
- A planning case officer will then begin to review the information you have provided, co-ordinate the input from colleagues in other services and schedule an initial meeting.
- The planning case officer will aim to contact you within 10 working days to make the arrangements for an initial meeting (if applicable) and advise of a target date for the advice to be issued.
- After initial meeting, we will give you written advice such as a pre-application report or letter. This will be issued within 10 working days from the date of the meeting or other timescale if agreed.
What to expect
Site visit
The planning case officer will normally visit the site before the meeting takes place (except for scale A services).
Discuss proposed development ideas with other members of our team
At the initial pre-application meeting you can present your proposed development ideas to a planning officer and discuss with other members of our team. For example a design or conservation specialist or transport and environmental health officers.
We will discuss the principles of the development and give advice on the Local Plan, other planning policies and material considerations that will have to be considered.
Local context and constraints
We will look at how local context and constraints will influence the scale and design of the proposals. We will also provide specialist advice on technical issues such as:
- transport
- access
- servicing
- parking, noise
- neighbours amenity
- other environmental effects
Discuss a programme of follow up meetings
For major or more complex proposals we can discuss a programme of follow up meetings which may be structured within a Planning Performance Agreement (PPA).
Advice
We will give you:
- advice on the submission requirements for a planning application
- confirm the likely planning conditions and planning obligations
- an estimate of the Community Infrastructure Levy (CIL) liability
For major development proposals, we will advise on whether a presentation to the council’s Quality Review Panel, the Isle of Dogs Community Development Forum or one of the Planning Committees would be appropriate.
Pre-application planning advice will be reviewed by a team leader or area manager to ensure we have covered all the issues and the advice is consistent with that offered for similar proposals.
Planning issues
You may wish to amend your proposals to deal with any planning issues we identify. We want to work collaboratively so at the end of the process you have a good understanding as to whether the proposals would comply with relevant planning policies and a planning application could be supported in principle. If we conclude that the proposals conflict with adopted planning policies and are unlikely to be supported, we will tell you at the earliest opportunity and provide clear reasons to help you decide whether to proceed with a planning application.
Decisions on planning applications
The council must meet certain national targets for the speed of decisions on planning applications and we need to use our resources appropriately. We may decline to accept amendments to applications after submission if:
- you have not got pre-application advice
- our advice has not been followed
Our pre-application advice is based on the information provided. It is provided in good faith, but it cannot be binding on the council as a Local Planning Authority when assessing and determining a formal planning application.
Community engagement
National Planning Guidance says that engagement with the local community on major development or schemes that can have a significant impact on a local area is good practice.
Our Statement of Community Involvement strongly supports pre-application engagement with the local community. It encourages developers to consider new or innovative ways of involving:
- residents
- interest groups
- businesses.
We will provide advice on community engagement as part of the pre-application advice.
Quality Review Panel (QRP)
The National Planning Policy Framework (NPPF) requires planning authorities to have a design review process in place. This is to ensure high standards of design.
The purpose of the Tower Hamlets Quality Review Panel is to provide independent, expert design ad- vice. It also guides planning officers, applicants and members of the Planning Committees.
The fees for this service are charged outside of this and will be service and will be confirmed by the officer during the pre application as it depends on the nature of the development.
Introductory meetings for larger scale major developments
We offer introductory meetings with senior managers for larger scale, major developments. Where the principles of a proposal can be discussed prior to arranging more detailed pre-application meetings. This service can be beneficial for developers who are considering acquiring a site and want to explore initial ideas and understand how policies will be applied or are new to development in Tower Hamlets. It will also be suitable for major regeneration proposals and we can help identify other key council services and partners who may need to be involved, beyond the planning authority. We do not normally appoint a case officer at this stage. The service is not suitable for discussing detailed or technical issues. Please see scale D7 and E7 in the fee schedule.
Planning performance agreements (PPAs)
The government encourages the use of planning performance agreements (PPAs) anyone seeking planning permission for larger scale or complex planning proposals.
PPA’s are voluntary agreements between local planning authorities (councils) and an applicant or someone seeking pre-application advice. They allow for a bespoke service to be agreed and provide a project management framework so that unnecessary delay and uncertainty can be avoided.
We encourage the use of PPA’s because they help to:
- bring together the developer, the local planning authority (council) and key stakeholders to work collaboratively throughout the planning process;
- ensure complex proposals progress through the process from pre-application stage to application submission and decision to mutually-agreed timescales, without being constrained by the 13 or 16 week statutory timeframe;
- identify key contacts for easier communication between the developer and the council;
- ensure appropriate resources and expertise are provided to advise on complex proposals;
- provide greater opportunity for dialogue through the planning process (pre-application stage, planning application stage and the post decision stages) and help deliver high-quality development.
You can ask for advice on whether your proposal may be suitable for a PPA at pre-application stage, or upon initial contact from the planning officer.
PPA administration fees
Further to previous consultation and feedback, a new Planning Performance Agreement (PPA) administration fee is charged for all new PPAs. The fees is charged prior to the PPA being signed, either at pre-application discussion stage or prior to an application being submitted.
The administration fee will be used to manage the PPA processes.
The fees are:
- £45,000 for larger scale major development
- (more than 35 new homes or 5,000 square metres of non-residential floor space)
- £50,000 for an EIA Development
- £155,000 PPA Dedicated Officer Scheme
In some circumstances where there is an on-going programme of pre-application, planning application and post decision work (including multiple sites), it may be appropriate to provide a tailored service with a dedicated planning officer. This can be discussed with senior managers at an inception pre-application meeting.