Pre-application advice for residential and commercial developments

If your proposal requires planning permission, we would encourage you to consult our policies or where applicable obtain pre-application advice before submitting a formal planning application.

Householder Developments

If you are thinking of undertaking an alteration or extension to your property there is a Householder Supplementary Planning Document that sets out the Council’s policy on house extensions dormer windows and other residential alterations.

The planning department does not offer a written Pre Application service for alterations, extensions and improvements to existing dwellings. However, the Duty Planning Officer Service available at Britannia House Customer Service Centre and Keighley Town Hall does provide informal advice on planning policy relating to householder developments.

Pre Application Advice for residential and commercial developments

The Council has produced a range of supplementary planning documents which provide theme based and site specific advice relating to development proposals.

These documents can be found on the Supplementary Planning Documents page.

Shopfronts and security measures

Advice on shopfronts and security measures can be found on the Shopfront Design Guide webpage.

The Duty Planning Officer Service available at Britannia House Customer Service Centre and Keighley Town Hall also provide informal advice on planning policy relating to householder small scale residential and commercial developments and alterations to commercial premises

Minor Pre Application Advice Service

We can also provide written pre application advice for minor development proposals prior to the submission of a planning application

The aim of the pre-application service for minor developments is to provide greater certainty and clarity to applicants and developers by identifying planning issues and requirements at the earliest possible stage. This would speed up the planning process. It can help to minimise the cost of a developer’s subsequent planning application and helps avoid abortive applications.

Pre-application advice will result in a higher proportion of planning applications being valid on receipt and increase the likelihood of applications being determined within the eight week target period.

The provision of pre-application advice requires significant resources. In order to provide a consistent service to a high standard, the Council decided to use discretionary powers in the Local Government Act 2003 to recover the costs incurred.

This is a separate service from the Major Pre Application Advice service.

What kind of developments will benefit from this service?

This service is aimed at minor development proposals. These are defined as being proposals for:

  • For dwellings, minor development is one where the number of dwellings to be constructed is between 1 and 9 inclusive 
  • Where the number of dwellings to be constructed is not given in the application, a site area of less than 0.5 hectares should be used as the definition of a minor development 
  • For all other uses, such as industrial, office and retail uses, a minor development is one where the floorspace to be built is less than 1,000 square metres or where the site area is less than 1 hectare

The service will also include other applications associated with minor developments, such as listed building consent and conservation area consent.

Charges

The standard charge is £150. This fee includes the planning officer’s time to investigate and feedback in a meeting with the applicant and a final written comment. It also includes the time of any required specialist officer at the meeting and their contribution to the final written advice.

Please note that the fee is for the provision of pre-application advice. It does not count towards the fee for any subsequent planning application. The fee is non-refundable unless the meeting is cancelled by the Council.

The service provides the following benefits:

  • early indication if a proposal is likely to be acceptable 
  • early identification of the need for specialist input, such as conservation and highway matters 
  • early identification of issues that need to be addressed prior to the submission of a planning application 
  • advice given on the national and local validation requirements 
  • provision on the likelihood of a positive decision being made within the eight week target deadline 
  • reduction in the amount of negotiations and amendments required at the planning application stage

Information you will receive from us:

  • confirmation within five working days of receiving your pre-application request that the service is right for the development proposed. The service has the right to decline a request where it is considered not appropriate or unnecessary 
  • indication of the further details required as part of a planning application 
  • within ten working days of receipt of the fee contact will be made to arrange a meeting with the planning officer 
  • within ten working days of the meeting with the planning officer, you will sent written confirmation of the offered advice

Information required at Pre-Application stage

Sufficient information is required for us to provide you high quality advice. The following is not an exhaustive list, but is a good guide. The more information provided the more comprehensive advice we can give.

The following documents are required ten working days in advance of any meeting with the planning officer.

  • The site boundary clearly marked on a location plan of not less than 1:1250 scale 
  • The layout of the site shown on a plan of not less than 1:500 
  • Current details of the site, to show features such as trees and landscape features, and adjacent buildings and uses 
  • Land ownership details 
  • A full and accurate description of the proposal 
  • Drawings/sketches of the proposed development, such as elevations, floor plans, access arrangements, materials

Notes

Any pre application advice that has been provided will be carefully considered when reaching a decision or recommendation on an application; subject to the provision that circumstances and information may change or come to light that could alter that position. Any advice given by Council Officers does not constitute a formal response or decision of the Council.

Any views or opinions expressed are in good faith, and to the best of ability, without prejudice to the formal consideration of any planning application which will be subject to public consultation and ultimately decided by the Council.

How to apply for pre application advice

You can apply for pre application advice by submitting the Pre Application Form to the address on this page.

The standard fee must be paid prior to the first meeting. 

Pay a pre application fee online through our secure website 

Please select 'pre application fees' in the second options box. 

You will need to provide the site address, payment amount and application reference number (where known). 

Other ways to pay

  • By BACS
    • Bank name: Natwest Bank PLC
    • Bank branch and address: Natwest Bank
      Hustlergate
      Bradford
      BD1 1PP
    • Account name: Bradford Council
    • Account number: 00143790
    • Sort code: 56 00 36
    • Please also email: customer.payments@bradford.gov.uk to confirm payment has been made.
  • By telephone on 01274 434605. Lines are open between 8.30am and 5.30pm, Monday to Friday 
  • By cheque. Make your cheque payable to Bradford Council and send it to the address on this page. Please note that from 13 June 2016 our new address will be Planning Service, 4th Floor, Britannia House, Bradford BD1 1HX. 
  • In person at Britannia House Customer Service Centre or Keighley Customer Service Centre. Please note that from 6 June 2016 cash payments will not be accepted.

Building Regulations

This is a separate application process to ensure that the construction of a building meets the standards under Building Regulations. Those issues to be considered are national standards for health and safety, energy conservation, and access to and about buildings. A qualified person will carry out periodic inspection of the construction work and confirm that it is in accordance with a submitted plan and meets the applicable requirements.

Bradford Building Control Services offers pre-application advice at the design stage, without charge. We can arrange a meeting with a building control officer, or you can contact them at:

Email: buildingcontrol@bradford.gov.uk
Telephone: 01274 433807
Fax: 01274 435081 or 722840