Is pre-app advice binding?

Not legally. Officer indicates likely outcome but final decision is by formal application. In practice, written pre-app letter strongly indicative — same officer typically determines + sticks to view. Risk of inconsistency higher if pre-app written by junior officer + formal app determined by committee.

Can I appeal pre-app advice?

No — pre-app is informal. If you disagree, submit formal application + appeal refusal via Planning Inspectorate.

How long does pre-app feedback take?

Most boroughs 4–6 weeks for written response. Camden + Westminster + K&C often 6–10 weeks. Wandsworth + Hackney sometimes 3–4 weeks.

Pre-App Planning Meeting London 2026 | Builderr

Should I Have a Pre-Application Meeting with a London Planning Officer?

Pre-application planning advice from a London council officer costs £180–£1,850 depending on borough + project size. Written feedback in 4–8 weeks. Strongly recommended for any non-standard scheme (heritage, basement, large extension, conservation area, listed building). Reduces refusal risk + identifies design changes before formal submission. Builderr arranges pre-app on ~30% of projects.

Fees by borough

Pre-app planning advice fees published by each London borough. Typical 2026 rates for residential extensions/renovations: Camden £385 (single dwelling), £950 (with listed building); Islington £350 + £150/hour over 2hr; Westminster £450–£1,850 depending on scale; Kensington and Chelsea £685–£1,850; Hackney £225–£475; Wandsworth £180–£385; Tower Hamlets £210–£420; Lambeth £255–£510; Southwark £285–£475. Larger schemes (basement conversions, multi-dwelling, listed buildings) attract higher fees. Some boroughs offer free 'duty officer' counter advice for very simple queries (Hackney, Wandsworth) — useful for initial PD eligibility check.

What you get for the fee

Submission: site plan, existing + proposed drawings, design + access statement, photos, planning history. Officer reviews against Local Plan policies + supplementary planning documents (SPDs) + design guides + national policy. Output: written letter (typically 2–6 pages) covering: principle of development (acceptable in principle Y/N); policy compliance; design concerns; heritage/conservation issues; specific changes required for support; suggested amendments; likely conditions; recommendation as to whether to proceed with full application. Decision: not binding (officer who later determines formal app may differ — though usually consistent). Meeting often included (in-person or video, 30–60 minutes) to discuss feedback.

When pre-app worth it

Strongly recommended: listed buildings (LBC always benefits from pre-app); conservation areas with non-standard proposals; basement conversions (Camden, K&C, Westminster have detailed SPDs); proposals where neighbours may object; design with planning-policy tension (e.g. building higher than permitted; closer to boundary than guideline); enlarged extension beyond PD allowance. Skip pre-app: standard PD extension where Lawful Development Certificate adequate; simple loft conversion in supportive borough (Wandsworth, Hackney typically straightforward); cosmetic-only refurb. Cost-benefit: £400 pre-app fee + 6-week wait often saves £1,500+ planning fees + 8-week refusal cycle + revised submission costs on borderline schemes. Builderr arranges + attends pre-app meetings on client's behalf at no extra service fee.