Thinking of building your own home or planning a significant extension? If so, you may be considering a pre-application submission before going ahead with a full planning application.
It’s natural to worry about getting negative feedback that could delay your project or set things back. But pre-apps can be a valuable step in helping you move forward. They’re not a final decision, they’re a chance to test ideas and understand what your local authority is likely to support.
Their main purpose is to identify issues early, giving you the opportunity to adjust your plans and submit a stronger, more informed application later on.
In this blog, we’ve pulled together the most common mistakes you might make at the pre-app stage. Understanding these will help you avoid unnecessary setbacks and get the most helpful feedback from your planning officer.
Pre-app mistakes: Scale or height issue
One of the most frequent causes of a negative pre-app response is when a proposed building is too large or dominant for its setting. If it feels overbearing, blocks light, or affects views from neighbouring properties, planners will have concerns.
Make sure the height and massing of your design are in keeping with surrounding buildings. Use measurements and clear drawings to back this up. If there are areas where the design might push the boundaries, it helps to include supporting evidence or reports from relevant consultants.
It can also be useful to show street views or neighbouring perspectives, so it’s clear the wider impact of your proposal has been carefully considered.
Pre-app mistakes: Design concerns
Planners often raise concerns when a design feels out of place or doesn’t sit comfortably within its surroundings. Common red flags include materials that don’t reflect the local character, rooflines that clash with neighbouring properties, or layouts that don’t make the most of the site.
This is where strong design and well-presented drawings really matter. A good pre-app submission should show that the scale and materials have been carefully considered, and ideally, influenced by the site and its context.
Case study: Replacing a run-down house with two luxury homes
Stamford Road
AJH Properties had previously worked with an architectural technologist on a pre-application to replace a run-down house with two new homes. The response from the local authority was negative.
We took a different approach. Instead of trying to resolve everything at once, we focused first on agreeing the key principles with the planners — including the building lines, ridge heights and massing, all based on existing homes along the street.
Once we had established this foundation, we were able to change how the project was viewed and shift the conversation onto details like materials and landscaping.
In the end, planning was approved for a significantly larger developable floor area than was originally proposed.
Pre-app mistakes: Site context and conservation areas
If your site is in a conservation area, green belt, or close to listed buildings, the design will be subject to much more scrutiny. Planners will want to see how your proposal responds to its context and ideally how it enhances it.
In these cases, a strong Design and Access Statement is essential. If your site involves heritage assets, it’s usually worth appointing a heritage consultant. For green belt sites, you’ll often need input from a landscape architect to justify the development and demonstrate sensitivity to the setting.
Pre-app mistakes: Access and highways concerns
Issues around access can quickly raise concerns, particularly in rural locations. Planners will be looking for good visibility for vehicles, clear and safe pedestrian access, and enough space for bikes or bins and large vehicles for bin collections.
Designs should also show good first principles; such as lots of light, energy efficiency, and inclusive access. These help demonstrate a long-term, liveable home that supports healthy living.
Pre-app mistakes: Conflicts with planning policy
Some proposals struggle from the outset because they don’t align with local planning policies. For example, some authorities rule out development in the open countryside or outside settlement boundaries.
Before you submit anything, check your local authority’s development plan. Key policies can be hard to interpret, but showing you’ve engaged with them in your pre-app can work in your favour.
It’s also worth remembering that local policy can sometimes be challenged, especially if you can demonstrate the value of the proposal through exceptional design or a clear benefit to the local area.
Pre-app mistakes: Not starting with the right team
The best way to begin any project is by working with an architect who understands the planning process and knows how to build the right team around your scheme.
A good architect will advise on which reports or consultants you might need, whether that’s a highways or heritage specialist, or an arboriculturalist for tree-related issues.
By bringing in the right expertise early, you can give the planning officer the information and confidence they need to support your application.
Pre-app fallen flat? We can turn it around.
We’re experts in turning negative pre-apps or planning refusals into positive planning approvals.