Pre-application advice fees

What the pre-application service is for

If you need advice on the acceptability of a proposal or the likelihood of planning permission being granted, you will need to apply for pre-application advice.

• For informal general enquires about whether planning permission is required, you should apply online for a paid Duty Planner appointment.
• If you need formal written confirmation to confirm that planning permission is not required, then you must submit a Certificate of Lawfulness application. You can submit this online at the Planning Portal.

Householder and listed building consent (residential dwelling)

What you will get from this service

We will try to email you an invoice setting out the fees you need to pay and how you can pay online within five working days of receiving your request.

Written advice (only) service

The case officer will undertake a desk-based study and provide you with written advice on your proposal within 30 working days (six weeks) of receiving payment.

If requested, we will advise which documents and information you would need to submit with any future planning application and listed building consent application for this proposal, and provide confirmation of the application fee, based on the information submitted.

With a pre-application submission that affects a listed building, we recommend you consider using the 'written advice with site visit' option as this will allow better consideration of the special interest of the listed building in the pre application advice. If you choose the written advice (only) service, please be sure to include photographs of the relevant internal and external parts of the building where you are looking to make alterations. The more information (photographs, drawings and heritage report) that you are able to give at pre application stage, the more likely it is that the pre application advice can be comprehensive.

Written advice and site visit service

The case officer will contact you, within 10 working days of receiving payment, to arrange a suitable day for a site visit. The site visit will take place within 20 working days of receiving payment.

The site visit will allow assessment of:

• detailed site conditions
• the likely impact of the development
• whether the development is in accordance with planning policy
• any other material planning considerations.

The site visit will usually last for up to 30 minutes and during this time you can discuss the main issues with the case officer. The case officer will not give a definitive view on the acceptability of the proposal during the site visit.

Depending on the site visit arrangements, we will try to provide you with written advice on your proposal within 30 working days (six weeks) of receipt of payment.

Follow-up advice service

This service is open for further discussion of the original pre-application proposal, or amendments to the original proposal, in line with the previous pre-application guidance that has been provided. This is not for wholly new schemes or proposals, and is not appropriate where the amendments suggested would require a whole new assessment.

All follow-requests must be made within six months of the previous pre-application response.

It is entirely up to the applicant how much information you submit for review. However, the more comprehensive the information provided the more comprehensive the advice in the response will be. Provision of advice can be delayed as a result of missing essential information in the pre-application submission.

Information we need

We need a basic level of information to make sure we can give proper advice. The following is not everything, but is a useful guide for what you will need to provide so that you can get the advice and guidance you need. The more information you provide the more comprehensive our advice will be.

For householder pre-applications

We suggest the minimum information you submit should be:

• a plan identifying your property
• sketches of your proposals with dimensions indicated
• photographs of the property, in particular covering the aspect of the property which you wish to change/extend, and details of any windows to neighbouring properties that may be affected by the proposal.

Ideally you should be providing details of ground levels on your property and on those of immediately adjoining properties for relevant applications (for example, rear extensions).

For Listed Building Pre-application (advice for Householder developments at Statutory Listed Buildings)

We suggest the minimum information you submit should be:

• plan identifying your property
• a description of the proposed works and how these may affect the historic fabric and design of the building
• initial plans/sketches of your proposals with dimensions indicated
• photographs of the property in particular covering the aspects of the property which you wish to change.

Charges for Householder and Listed Building Pre-Application advice

Householder Developments - a single house or flat

Type of advice	Price without VAT	VAT (20%)	Total with VAT
Written advice (only)	£357.41	£71.48	£428.89
Written advice with site visit	£531.83	£106.36	£638.20
Follow-up advice	£212.06	£42.41	£254.47

Listed Buildings - householder development for Statutory Listed Buildings

Type of advice	Price without VAT	VAT (20%)	Total with VAT
Written advice (only)	£531.22	£106.24	£637.46
Written advice with site visit	£762.55	£152.51	£915.06
Follow-up advice	£242.35	£48.47	£290.82

Small and large-scale minor developments

What you will get from this service

We will try to email you an invoice setting out the fees you need to pay and how you can pay online within five working days of receiving your request.

Written advice (only) service

The case officer will undertake a desk based study and provide you with written advice on your proposal within 35 working days (7 weeks) of receiving payment.

If requested, we will advise you what documents and information you need to submit with any future planning application for this proposal. This may include:

• confirmation of the application fee, based on the submitted information
• advice on whether a s106 legal agreement would be required and, having regard to the relevant planning policies, an indication of the likely general heads of terms
• checklist of documents and information required for submission of a valid application
• details of the likely consultations to be undertaken.

Written advice and site visit service

The case officer will contact you, within 10 working days of receiving payment, to arrange a suitable day for the site visit. We will try to arrange the site visit within 20 working days of receiving payment. The site visit will assess:

• detailed site conditions
• the likely impact of the development
• whether the development is in accordance with planning policy
• any other material planning considerations.

For small-scale minor developments

The site visit will usually last for up to 30 minutes (depending on the size and complexity of the development) and during this time you can discuss the main issues with the case officer. The case officer will not give a definitive view on the acceptability of the proposal during the site visit. An office meeting may be offered to discuss the development in more detail if the case officer considers this necessary.

For large-scale minor developments

The case officer will assess and advise whether the best process is a site visit and subsequent office meeting for discussion or a single site meeting with discussion.

Depending on the site visit arrangement, we will try to provide you with written advice on your proposal within 35 working days (7 weeks) of the site visit.

Follow-up advice service

This service is open for further discussion of the original pre-application proposal, or amendments to the original proposal, in line with the previous pre-application guidance that has been provided. This is not for wholly new schemes or proposals and is not appropriate where the amendments suggested would require a whole new assessment.

All follow-up requests must be made within one year of the previous pre-application response.

The follow-up advice service is usually only a written response providing advice. However, it can sometimes include a 30-minute meeting at the council offices.

It entirely up to the applicant how much information is submitted for review. However, the more comprehensive the information provided the more comprehensive the advice in the response will be. Provision of advice can be delayed as a result of missing essential information in the pre-application submission. The more comprehensive submissions may need an agreed extended timeframe, particularly if responses from internal consultees are required to inform a reply.

Information we need

We need a basic level of information to ensure that we can give proper advice. The following is not everything, but gives a useful guide to what you will need to provide. The more information you provide the more comprehensive our advice will be.

For small and large-scale minor development proposals

• Ownership: Clarification of applicant’s status, particularly if a legal agreement is required including details of other relevant interests such as tenancies, mortgages etc.
• Existing site or building: Full site address and location plan at 1:1250 with site outlined in red, any adjoining land owned by the applicant outlined in blue.
• Site history: Existing lawful use of the site and planning history, e.g. applications, appeals, enforcements
• Your proposal: Full description of the range of proposed development: scale, uses, schedule of floor space, housing details including tenure, mix, size, existing and proposed drawings and sketches that show the proposal in the context of neighbouring sites and buildings.
• Urban Design Analysis: Depending on the development type and how advanced the scheme is, an urban design analysis/principles of the site and area and definition of the key design characteristics of the scheme may be required.
• Small Sites Contributions: For schemes creating new residential units, identify the proposed small sites contributions required and outline how you propose to meet the policy requirements in future applications. Detailed viability arguments and disclosure of viability details should be made within future applications.
• Planning Obligations (Large-scale minor developments only): List of identified planning obligations commitments/suggestions, including a commitment to S106 legal agreement and to paying the council’s legal costs involved in negotiating, preparing and completing the agreement.
• Photographs of site/surroundings - clearly annotated

We should receive all documentation 10 working days before the pre-application site visit/meeting. If we don't,the site visit/meeting may be rescheduled.

What will be covered at the site/office meeting (large-scale minor schemes only)

Islington’s planners have unique knowledge of how local and national planning policies would apply to your proposal. At the pre-application meeting the case officer will review and comment on the following issues:

• land use policies – local and strategic
• design
• residential/housing quality – density, size of units, mix, tenure, amenity space, access
• impact on neighbouring amenity – daylight/sunlight, privacy, noise
• impact on Heritage Assets – listed buildings/conservation areas
• natural environment – open space, ecological diversity
• sustainability
• servicing/access/parking/highways works/traffic orders/transport
• planning obligations / S106
• any other relevant issues.

The more information you give, the more comprehensive and clear the advice in the response will be.

Charges for minor schemes Pre-Application advice

Small-scale minors

• Creation of up to three new residential units.
• Creation of up to 499sqm of non-residential floor space.
• Change of Use up to 499sqm.
• External works to more than one residential property, for example two or more flats.
• External works to non-residential buildings, for example shopfronts, air-con, plant, equipment.
• Landscaping works.
• Amendments to previously approved non-major schemes.
• Approval of details/discharge of conditions.
• Listed building/conservation/heritage advice - for a property which is not a single dwelling house or residential flat.
• Advertisements.
• Telecommunications equipment.

Type of advice	Price without VAT	VAT (20%)	Total with VAT
Written advice (only)	£927.21	£185.44	£1,112.65
Written advice with site visit	£1,355.38	£271.08	£1,626.46
Follow-up advice	£778.67	£155.73	£934.40
Extension of time for applications agreement	£510	£102	£612

Large-scale minors

• Creation of 4–6 residential units.
• Creation of 500–699sqm non-residential floorspace.
• Change of use to 500–699sqm.

Type of advice	Price without VAT	VAT (20%)	Total with VAT
Site visit / meeting and written advice	£2,455.65	£491.13	£2,946.78
Follow-up meeting and written advice	£1,428.50	£285.70	£1,714.20
Extension of time for applications	£1,408.11	£281.62	£1,689.73

• Creation of 7–9 residential units.
• Creation of 700–999sqm non-residential floorspace.
• Change of use 700–999sqm.

Type of advice	Price without VAT	VAT (20%)	Total with VAT
Site visit / meeting and written advice	£3,063.06	£612.61	£3,675.67
Follow-up meeting and written advice	£1,615.68	£323.14	£1,938.82
Extension of time for applications	£1,880.47	£376.09	£2,256.56

Extension of time for applications

This applies where, during the life of an application, we agree with the applicant that an extension to the statutory decision period is needed. The agreement must be in writing and set out the timescale within which a decision is expected.

Major Schemes Pre-Application Advice and Planning Performance Agreements (PPA)

Role of councillors

We will seek the views of elected councillors for more significant major schemes.

Islington has set up a monthly internal member/officer meeting, the Members’ Pre-application Forum. This is not a public meeting but, where appropriate, developers are invited to present their scheme at the pre-application stage. The Members’ Forum receives reports on major and strategic developments within the borough and provides a forum for Member discussion. No meeting minutes are taken of these meetings, but verbal feedback is often given.

Why you should get pre-application advice for a Planning Performance Agreement (PPA) and what information we need

For major developments, it is strongly recommended that applicants sign up to a PPA with us from the beginning. This gives applicants a responsive bespoke service that covers the development proposal from the pre-application stage to the determination and issuing of the planning decision. Where appropriate, it may also include the implementation phase with the discharge of planning conditions and planning obligations.

We recommend that you undertake an early meeting with us to assess the nature of the scheme and whether a PPA would be an appropriate format for your pre-application.

We will need a basic level of information to start. This is the same as what we would need for regular pre-application advice and is detailed below.

Once we have the information, we will set out a project management framework for handling the proposed development, which will form the basis of the PPA. The PPA commits both parties to an agreed timetable, which contains milestones that make clear what level of resources are needed. This includes the likely number of necessary meetings and the officers required to take forward the relevant issues and ensure that all key planning issues are properly considered. It will also ensure that priority is given for review of the proposal by our Design Review Panel, Members’ Pre-Application Forum and Planning Committee, and any other necessary council bodies.

Information we need

We need a basic level of information to make sure we can give you proper advice. The following is not everything but provides a useful guide for what you need to provide so that you get the right advice and guidance. The more information you give, the more comprehensive our advice in response will be.

Major scheme proposals

• Ownership: Clarification of applicant’s status, particularly if a legal agreement is required including details of other relevant interests such as tenancies, mortgages etc.
• Existing site or building: Full site address and location plan at 1:1250 with site outlined in red, any adjoining land owned by the applicant outlined in blue.
• Site history: Existing lawful use of site and planning history for example, applications, appeals, enforcements.
• Your proposal: Full description of the range of proposed development: scale, uses, schedule of floor space, housing details including tenure, mix, size, existing and proposed drawings and sketches that show the proposal in the context of neighbouring sites and buildings.
• Urban Design Analysis: Depending on how advanced the scheme is, an urban design analysis/principles of the site and area and definition of the key design characteristics of the scheme may be required.
• Planning obligations: List of identified planning obligations commitments/suggestions, including a commitment to s106 legal agreement and to paying the council’s legal costs involved in negotiating, preparing and completing the agreement.
• Photographs of site/surroundings – clearly annotated.

We should receive all documentation 10 working days before the pre-application site visit/meeting. If we don't,the site visit/meeting may be rescheduled.

What will be covered at the site/office meeting (major schemes only)

Islington’s planners have unique knowledge of how local and national planning policies would apply to your proposal. At the pre-application meeting the case officer will review and comment on the following issues:

• land use policies – local and strategic
• design
• residential/housing quality – density, size of units, mix, tenure, amenity space
• impact of neighbouring amenity – daylight/sunlight, privacy, noise
• historical impact – listed buildings/conservation areas
• natural environment – open space, ecological diversity
• sustainability
• servicing/access/parking/highways works/traffic orders/transport
• planning obligations/S106
• any other relevant issues.

The more information that you provide, the more comprehensive and clear the advice will be.

Charges for major Pre-Application advice

Major schemes

• Creation of 10–20 residential units.
• Creation of 1,000–1,999sqm commercial floor space.
• Change of use that is larger than or equal to 1,000sqm.

Meetings are with planning case officers only.

Type of advice	Price without VAT	VAT (20%)	Total with VAT
Site visit/meeting and written advice	£9,351.87	£1,870.37	£11,222.24
Follow-up meeting and written advice	£3,060.82	£612.16	£3,672.98
Planning Performance Agreement set-up (only)	£10,237.69	£2,047.54	£12,285.23
Planning Performance Agreement meetings and advice package	Bespoke	20% on bespoke price	Bespoke price plus VAT
Conditions: Planning Performance Agreement	Bespoke	20% on bespoke price	Bespoke price plus VAT
Planning Performance Agreement (s73)	Bespoke	20% on bespoke price	Bespoke price plus VAT
Planning Performance Agreement (s96a)	Bespoke	20% on bespoke price	Bespoke price plus VAT
Extension of time for applications	£9,351.87	£1,870.37	£11,222.24

• Creation of 21 or more residential units.
• Creation of commercial floor space that is more than or equal to 2,000sqm.

Meetings are with planning case officers only.

Type of advice	Price without VAT	VAT (20%)	Total with VAT
Site visit/meeting and written advice	£13,272.90	£2,654.59	£15,927.48
Follow-up meeting and written advice	£6,639.49	£1,327.90	£7,967.39
Planning Performance Agreement set-up (only)	£9,240	£1,848	£11,088
Planning Performance Agreement meetings and advice package	Bespoke	20% on bespoke price	Bespoke price plus VAT
Conditions: Planning Performance Agreement	Bespoke	20% on bespoke price	Bespoke price plus VAT
Planning Performance Agreement (s73)	Bespoke	20% on bespoke price	Bespoke price plus VAT
Planning Performance Agreement (s96a)	Bespoke	20% on bespoke price	Bespoke price plus VAT
Extension of time for applications	£12,269.07	£2,453.81	£14,722.88