Pre-application service
Pre-application service
Pre-application advice can provide guidance on whether planning permission is required, if proposals would be acceptable and flag any potential issues that may arise.
What is pre-application advice?
You don't have to ask for planning advice, but it could save you money and time. Whether you are improving your home or business or planning a complex development. We can check if you need planning permission. Or, provide advice on your proposal before you submit a formal application.
Benefits of pre-application advice
- Find out if a proposal is unlikely to be acceptable. Saving the cost of a formal application.
- Improve your submission if you do need to make a formal application.
- Identify and resolve issues early on in the process.
- Understand what policies and constraints apply to your proposal.
- Avoid delays and enable a speedier decision.
Read these disclaimers before using our pre-application advice service
Confidentiality
Pre-application enquiries are not dealt with confidentially. They are not published on our Public Access Planning Register. But we may consult with external departments and Town or Parish Council(s). We have to disclose details requested under the Freedom of Information Act 2000. Or the Environmental Information Regulations 2004.
Disclaimers
- Our advice is informal and based on the information you submit. If you don't provide us with accurate details the response we provide may be void or inconclusive.
- We do not provide verbal advice while on a site visit.
- We charge an extra fee for meetings, unless already included in the level of advice you choose.
- We assess your proposal against key planning policies in the statutory development plan. Not against the whole plan or matters of detail.
- We may not cover certain key matters and material planning considerations in our response.
- You may receive advice on changes that could make your proposal more acceptable. This will not include matters of detail. We offer this without prejudice to any planning application decision.
- Our planning service provide the response, with input from consultees at our discretion. Consultees may provide standing advice as a pre-written response. This explains what applicants must do to meet legislative and policy requirements.
- We provide advice in good faith and to the best of a planning officers' ability. It will not affect any formal decision or the impartiality of the council.
- We'll arrange access to the site with you if we need to carry out a site visit.
- We aim to keep to the given timescales for a response. More complex schemes can take longer. We will contact you if we cannot meet the timescale and may ask for an extension of time.
- Please do not ask if we can complete your enquiry sooner than the timescale given. Only if the timescale has passed without a response.
- We can only consider one proposal per pre-application. If you want advice on other options you must submit one pre-application per option.
- Once you have received advice you may decide to amend your proposal. If you need further advice on this you will need to submit another pre-application.
- Pre-application advice is an informal response, not a formal decision. You are responsible for gaining the necessary approval before starting work.
- We do not accept requests for written or verbal advice from our consultees. You must use the relevant pre-application written enquiry service.
- Our response is informal. A Planning Committee can sometimes make the decision on a formal application. They may reach a different conclusion to a planning officer.
- Our advice is correct at the time of issue.
- Read these web pages and application form in full so you know what to expect.
Download the pre-application form and apply
The only way to get our advice is to submit a written pre-application enquiry form and fee. We do not provide advice over the phone, by email or in person. Each proposal takes time to assess so we charge a fee to cover the cost of this service.
We do not provide advice over the phone, by email or in person. Each proposal takes time to assess so we charge a fee to cover the cost of this service.
The form explains how to submit and pay for your application.
Choose the level of advice you need from the options below.
Check if you need planning permission
Whether you need permission depends on the type, scale and location of the work you want to do.
We don't provide a free service to confirm this, but there are ways you can find out.
- View the Planning Portal website for useful advice on common projects. They also provide interactive guides.
- Don't forget to check for local planning restrictions.
Another way is to use our 'do I need planning permission' enquiry service. We can provide you with a written response within 20 working days. You will need to complete a form, pay the fee and provide the documents described below. This service simply confirms whether permission is likely to be required. It does not include advice on your proposal. If you need this use our householder, preliminary or detailed advice option.
What you will get from our 'do I need planning permission?' service
A written response to advise you one of the following
- Your proposal is permitted development and no planning application is needed.
- Your proposal is permitted development but still needs a 'prior approval' application.
- Your proposal is not permitted development and does need a planning application.
We will check
- Your permitted development rights under the Town and Country Planning (General Permitted Development) (England) Order 2015.
- Property history and whether permitted development rights have been removed.
- If there are local restrictions or constraints on the land.
- The current use of the building or site and when these started or finished.
- If your work needs listed building consent.
What this service does not include
- A meeting, a verbal discussion with an officer or a site visit. This is a desk based assessment.
- A list of documents you would need to submit with a formal planning application. View these on our current validation checklist.
- A formal decision. If you do need permission you will need to get the necessary approval before starting work.
- Formal confirmation that permission was not required for work already carried out. Proof of this is often requested by a solicitor before you buy or sell a house. If you need this submit a 'lawful development certificate (LDC): for existing use' on the Planning Portal.
- Formal confirmation that permission is not required for your project. In other words, proof it will be lawful because you are sure it is within permitted development rights. If you need this submit a 'lawful development certificate (LDC): for proposed use' on the Planning Portal.
- Building regulations advice. Contact the building control service.
Charges and response times
Householder - do I need planning permission?
Fee of £50. Our target response time is 20 working days. Concessions: No charge for a resident seeking advice to adapt their home or garden due to a disability.
Suitable for:
- an alteration or extension to an individual house or flat.
- works within your garden.
- running a business from your home.
Non-householder - do I need planning permission?
Fee of £100. Our target response time is 20 working days. Concessions: Reduction for town councils, parish councils and registered charities of 50 percent.
Suitable for a range of development, such as:
- the change of use of a building or land.
- an alteration or extension to a shop, office or commercial building.
- any works outside the garden of a residential property.
Information we need from you
- Check you are happy with your plans and documents before you submit your application. We do not accept amendments or extra information once your pre-application is registered.
- Keep your information clear and to the point. In proportion with what you want to do.
- If you don't provide us with accurate details the response we provide may be void or inconclusive.
Essential
We will not process your application until we have received:
- A completed pre-application enquiry form. The form explains how to submit your application.
- A location plan, ideally at 1:1250 scale. Use a red line to mark the site boundary, include all land needed to carry out the works. Buy a location plan from ReQuestaPlan.
- Pay the correct fee on our website.
Recommended
Although not mandatory, this information will help us understand what you want to do. Meaning we can provide a more informed response. Plans do not have to be professional.
- Existing and proposed floor plans, elevations and sections. Show us the scale or size of the works. Draw them to a scale of 1:50 or 1:100 or provide all measurements.
- Existing and proposed site layout. Draw them to a scale of 1:100 or 1:200 or provide all measurements. Show us where the alteration or extension will be.
- Site photographs. Show the front or rear of the property depending on where the proposed changes are located. Include the immediate surroundings and the street scene.
Attaching documents
- Each document should not exceed 8MB file size. 25MB is the largest single email we can receive.
- Photographs must be submitted as jpeg or pdf file types.
Householder pre-application advice
Ask for our advice before you make a formal planning application. Householder advice includes works to your home, garden or boundary.
It does not cover changing a building into a dwelling. Or building new or replacement dwellings. If you need advice on those things, use our minor development option.
What you will get from our householder pre-application service
A written response to advise you of the following
- Whether we would be likely to support your proposal if you make an application. Including the key planning considerations.
- What changes could make your proposal more acceptable in planning terms.
We will check
- The key, most relevant policies of the current statutory development plan. This includes the Northumberland Local Plan and any adopted neighbourhood plan for the area.
- Historic planning applications on the land or property.
- Relevant planning constraints on the land.
- Known key material planning considerations from a desk based assessment.
- If your work needs listed building consent.
What this service does not include
- A site visit, unless (in rare circumstances) the case officer feels it is necessary.
- A meeting or verbal discussion with an officer. This is a desk based assessment.
- A list of documents you would need to include with a formal application. View these on our current validation checklist.
- A formal decision. If you do need permission you will need to get the necessary approval before starting work.
- Confirmation that permission was not required for work already carried out. For example before you buy or sell a house. If you need this submit a lawful development certificate (LDC) on the Planning Portal.
- Building regulations advice. Contact the building control service.
Charges and response times
Concessions: No charge for a resident seeking advice to adapt their home or garden due to a disability.
Householder pre-application enquiry
Fee of £100. Our target response time is 20 working days.
Householder pre-application enquiry - with listed building advice
If your home is a listed building you may need listed building consent as well as planning permission. It is a criminal offence to carry out works without listed building consent on those buildings that need it. Pre-application advice alone does not include advice about listed buildings. If your proposal relates to a listed building the following fee will apply. This includes curtilage listed buildings and any proposals affecting the setting of listed buildings. We reserve the right to charge a higher fee if the listed building is large or complex. You will be advised of this in advance.
Fee of £200. Our target response time is 25 working days.
Information we need from you
- Check you are happy with your plans and documents before you submit your application. We do not accept amendments or extra information once your pre-application is registered.
- Keep your information clear and to the point. In proportion with what you want to do.
- If you don't provide us with accurate details the response we provide may be void or inconclusive.
Essential
We will not process your application until we have received:
- A completed pre-application form for householders (Word document). The form explains how to submit your application.
- A location plan, ideally at 1:1250 scale. Use a red line to mark the site boundary, include all land needed to carry out the works. Buy a location plan from ReQuestaPlan.
- Pay the correct fee on our website.
Recommended
Although not mandatory, this information will help us understand what you want to do. Meaning we can provide a more informed response.
- Existing and proposed floor plans, elevations and sections. Show us the scale or size of the works. Draw them to a scale of 1:50 or 1:100 or provide all measurements.
- Existing and proposed site layout. Draw them to a scale of 1:100 or 1:200 or provide all measurements. Show us where the alteration or extension will be.
- Site photographs. Show the front or rear of the property depending on where the proposed changes are located. Include the immediate surroundings and the street scene.
Plans do not have to be professional. For listed (and curtilage listed) buildings we strongly advise you to submit all the above recommended documents.
Attaching documents
- Each document should not exceed 8MB file size. 25MB is the largest single email we can receive.
- Photographs must be submitted as jpeg or pdf file types.
Minor to strategic scale development pre-application advice
Our pre-application enquiry service covers developments of all types. It can be tailored to your proposal, from small projects to large and complex schemes.
Choose from our preliminary or detailed level of advice.
What you will get from our preliminary or detailed advice service
We will provide a written response that includes the following (where relevant to your proposal).
Preliminary advice
- Whether we would be likely to support your proposal if you make an application. Including the key planning considerations.
- What changes could make your proposal more acceptable in planning terms.
- A list of the key, most relevant policies of the current statutory development plan. This includes the Northumberland Local Plan and any adopted neighbourhood plan for the area.
- Confirmation of the current use of the building or site.
- Historic planning applications on the land or property.
- A list of key planning constraints on the land.
- Known key material planning considerations from a desk based assessment.
- For strategic development only:
- Requirements that will need to be secured via a planning condition or legal agreement. Such as financial contributions.
Detailed advice
This includes everything listed under preliminary advice plus the following:
- Key material planning considerations observed on a site visit.
- Key material planning considerations informed by consultation with the following, as appropriate: Highways Development Management, Design and Conservation. This may include standing advice from Public Protection and Public Health.
- For large scale major development advice includes:
- Up to one meeting. Either as part of the site visit, via video or telephone call.
- Tailored advice from Public Protection, Public Health and the Lead Local Flood Authority.
- For strategic development advice includes:
- One or two meetings. Either as part of the site visit, via video or telephone call.
- Tailored advice from Public Protection, Public Health and the Lead Local Flood Authority.
- Additional advice as appropriate. Such as recommended community engagement or preliminary EIA advice.
What preliminary and detailed advice does not include
- A meeting (apart from strategic scale developments). Meetings can only be added on to a detailed advice level enquiry.
- A list of documents you would need to include with a formal application. View these on our current validation checklist.
- A formal decision. If you do need permission you will need to get the necessary approval before starting work.
- Building regulations advice. Contact the building control service.
Charges and response times
Pre-application advice alone does not include advice about listed buildings. If your proposal relates to a listed building an additional fee will apply. This is shown below. You will receive bespoke advice from our conservation service.
Concessions: Reduction for town councils, parish councils and registered charities of 50 percent.
| Size or scale of development | Charges and response times |
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Minor development includes
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Medium development includes
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Major development includes
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Large scale major development includes
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For a development of this scale or nature preliminary pre-application advice may not be suitable. You may find it beneficial to enter into a Planning Performance Agreement. |
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Strategic scale major development includes
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For a development of this scale or nature preliminary pre-application advice may not be suitable. You may find it beneficial to enter into a Planning Performance Agreement. |
Information we need from you
- Check you are happy with your plans and documents before you submit your application. We do not accept amendments or extra information once your pre-application is registered.
- Keep your information clear and to the point. In proportion with what you want to do.
- If you don't provide us with accurate details the response we provide may be void or inconclusive.
Essential
We will not process your application until we have received:
- A completed pre-application form for development (Word document). The form explains how to submit your application.
- A location plan, ideally at 1:1250 scale. Use a red line to mark the site boundary, include all land needed to carry out the works. Buy a location plan from ReQuestaPlan.
- Pay the correct fee on our website.
Recommended
This information will help us understand what you want to do. Meaning we can provide a more informed response.
- Existing and proposed floor plans, elevations and sections. Draw these to scale, preferably at 1:50 or 1:100.
- Existing and proposed site layout. Draw these to scale, preferably at 1:100 or 1:200.
- Site photographs. Show the front or rear of the property depending on where the proposed changes are located. Include the immediate surroundings and the street scene.
- Any other relevant information to support your application. For strategic scale developments this could include early scoping of assessments required with a planning application.
For listed (and curtilage listed) buildings or proposals affecting the setting of a listed building: We strongly advise you to submit all the above recommended documents.
Attaching documents
- Each document should not exceed 8MB file size. 25MB is the largest single email we can receive.
- Photographs must be submitted as jpeg or pdf file types.
Add a meeting to your detailed level written enquiry
Meetings can only be added on to a detailed written pre-application enquiry. They cannot be used on their own. We will take a brief note of the meeting and share it with you.
Pre-application meetings charges
- £250 with a Planning Officer.
- £400 including a Development Management Manager.
- £600 including Head of Planning.
- £1,000 including the Director of Planning and Housing (Chief Planning Officer).
If you would like other stakeholders to attend a meeting we charge an additional fee. This fee will be decided by the Case Officer upon application. Expect to pay around £100 per additional stakeholder or consultee. It may increase if more work or complex proposals are involved. It can include specialist Conservation Officers, Highway Officers, Public Health Officers. Or other services such as Public Protection and the Lead Local Flood Risk Authority. However, it may be beneficial for you to enter into a Planning Performance Agreement.
Preliminary stage meeting
- £250 with a Planning Officer.
- This is a discussion only. No written response will be provided.
- Get an early indication of whether we would be likely to support your proposal. Prior to any details or assessments being worked up.
- We may refuse a preliminary meeting if we feel a written pre-application response would be more suitable.
Read these disclaimers before requesting a meeting
- Meetings will not exceed one hour. Unless by prior agreement and subject to an additional fee.
- At our discretion they will be held on-site, in person, or via telephone or video call.
- It may take four to six weeks prior notice to schedule a meeting. This can be longer for a Head of Service meeting. We will try to arrange meetings as quickly as possible but it does depend on availability.
- Meetings will be based on the information in your written pre-application enquiry. Any additional information must be submitted at least three working days in advance of any meeting.
- We will not discuss other schemes that are not part of your written enquiry. For this you will need to submit a separate written pre-application enquiry.
Advertisements pre-application advice
Advertisements are covered by a separate consent process within the planning system. Signs attached to listed buildings will require listed building consent. Even if advertisement consent is not needed.
Before you seek our advice you may wish to read 'Outdoor advertisements and signs: a guide for advertisers' on Gov.uk.
If you are still uncertain if you need consent we encourage you to seek pre-application advice. We can provide you with a written response, this is a bespoke service for advertisements. You will need to complete a form, pay the fee and provide the documents described below.
Charges and response times
Advertisement pre-application advice
Fee of £100. Our target response time is 25 working days.
Advertisement pre-application advice - with listed building advice
For signs attached to listed buildings you may need listed building consent as well as advertisement consent. Pre-application advice alone does not include advice about listed buildings. Where adverts will be attached to a listed building (or within the curtilage) the following fee will apply. You will receive bespoke advice from our conservation service.
Fee of £300. Our target response time is 30 working days.
Information we need from you
- Check you are happy with your plans and documents before you submit your application. We do not accept amendments or extra information once your pre-application is registered.
- Keep your information clear and to the point. In proportion with what you want to do.
- If you don't provide us with accurate details the response we provide may be void or inconclusive.
Essential
We will not process your application until we have received:
- A completed pre-application form for development (Word document). The form explains how to submit your application.
- A location plan, ideally at 1:1250 scale. Use a red line to mark the site boundary, include all land needed to carry out the works. Buy a location plan from ReQuestaPlan.
- Pay the correct fee on our website.
Recommended
This information will help us understand what you want to do. Meaning we can provide a more informed response.
- Diagrams that show proposed adverts and details of any associated illumination and fittings.
- Photographs showing:
- the site of the proposed advertisement and it's surroundings
- key views to the proposed advertisement.
For listed (and curtilage listed) buildings or proposals affecting the setting of a listed building: We strongly advise you to submit all the above recommended documents. Attaching documents
- Each document should not exceed 8MB file size. 25MB is the largest single email we can receive.
- Photographs must be submitted as jpeg or pdf file types.
Telecommunications and digital infrastructure pre-application advice
This is a bespoke service and is strongly encouraged for broadband infrastructure. Or developments of new or upgraded telecommunications infrastructure.
We charge a fee of £200. Our target response time is 25 working days.
Information we need from you
- Check you are happy with your plans and documents before you submit your application. We do not accept amendments or extra information once your pre-application is registered.
- Keep your information clear and to the point. In proportion with what you want to do.
- If you don't provide us with accurate details the response we provide may be void or inconclusive.
Essential
We will not process your application until we have received:
- A completed pre-application form for development (Word document). The form explains how to submit your application.
- A location plan, ideally at 1:1250 scale. Use a red line to mark the site boundary, include all land needed to carry out the works. Buy a location plan from ReQuestaPlan.
- Pay the correct fee on our website.
Recommended This information will help us understand what you want to do. Meaning we can provide a more informed response.
- Existing and proposed floor plans, elevations and sections. Draw these to scale, preferably at 1:50 or 1:100.
- Existing and proposed site layout. Draw these to scale, preferably at 1:100 or 1:200.
- Site photographs showing:
- location of infrastructure.
- views to the proposed infrastructure.
- Any other relevant information to support your application.
Attaching documents
- Each document should not exceed 8MB file size. 25MB is the largest single email we can receive.
- Photographs must be submitted as jpeg or pdf file types.
Planning performance agreements (PPAs)
A Planning Performance Agreement is a project management tool. Local Planning Authority and applicants can use it to agree timescales, actions and resources for handling particular applications. We charge for PPAs, in addition to any subsequent planning application fee for the proposed development. These charges will be calculated upon request. They depend on the nature and complexity of the agreement.
It should cover the pre-application and application stages but may extend through to the post-application stage. If you are interested in entering into a PPA we encourage you to contact our Planning Department. We can discuss and agree a suitable process, format and content, proportionate to your development.
Benefits of planning performance agreements (PPAs)
Planning performance agreements:
- are useful in setting out an efficient and transparent process for determining large and or complex planning applications.
- encourage joint working between the applicant and Local Planning Authority.
- can help bring together other parties, such as statutory consultees.
- are agreed voluntarily between the applicant and the Local Planning Authority prior to the application being submitted.
- can be a useful focus of pre-application discussions about the issues that will need to be addressed.
- can be used for any application, but will depend on the size and complexity of the proposal. They are typically appropriate for large scale schemes.
Feedback on our pre-application service
Our aim is to improve customer experience and tailor advice to the nature of development. We are keen to hear your feedback on the pre-application service.
Please email your comments to planningstrategypreapp@northumberland.gov.uk.
Contents
- What is pre-application advice?
- Download the pre-application form and apply
- Check if you need planning permission
- Householder pre-application advice
- Minor to strategic scale development pre-application advice
- Advertisements pre-application advice
- Telecommunications and digital infrastructure pre-application advice
- Planning performance agreements (PPAs)
- Feedback on our pre-application service
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