Pre-application advice for planning, highways and drainage - Print version

The advice that we provide does not include neighbour consultation. This would be part of the formal application process. It is strongly advised that applicants discuss their proposals with neighbours, landowners or other parties interested in the relevant site before submitting a formal planning application.

We will make every effort to ensure that the advice given in the pre-application process is as accurate and up-to-date as possible based on the information that we hold. Please see our fees. [/downloads/download/5970/pre-application_fees_schedule] Any advice by council officers for pre-application enquiries does not constitute a formal response or decision by the Council, with regards to any future planning application and, whilst it may be a material consideration, cannot be held to bind the council in its validation or formal determination of a subsequent application. If an application is subsequently submitted which fails to take on board advice given by officers, then the council may refuse it without further discussion with the applicant or their agent.

Our pre-application service will provide you with:

• An early indication as to the acceptability or unacceptability of a proposal.
• Early identification of the issues that need to be addressed, before the submission of a formal application.
• Early identification of the need for you to appoint specialists concerning matters such as highways, drainage, arboricultural, environmental protection (noise, contamination and pollution), urban design, ecology/biodiversity and heritage/conversation.
• Early identification of any Section 106 requirements/contributions.
• Advice on the plans and supporting documents you need to submit with your formal application to ensure that it is valid on receipt.
• An opportunity to reduce the number of negotiations and amendments required at the formal application stage.
• Providing advice that is consistent, reliable, up-to-date and tailored to your needs.
• Written confirmation of the advice given at the pre-application stage.
• A link to Gov.uk flood risk map.

Requesting advice

• Planning & Highways [https://www.coventry.gov.uk/downloads/download/5968/pre-application_planning_highways_and_drainage_advice_application_form]Application forms [/downloads/download/5968/pre-application_planning_highways_and_drainage_advice_application_form] to apply for advice
• Flood Risk & Drainage bespoke services [https://www.coventry.gov.uk/water-management-flooding/flood-risk-management-pre-application-planning-advice] we offer

Pre-application information requirements

We will require a minimum level of descriptive and illustrative material to assess your pre-application planning, highways and drainage advice request. It should be proportionate to the scale and stage of development, of the proposals.

The cumulative size of the electronic documents submitted should not exceed 20 Mb; otherwise the authority may not be able to forward the documents to consultees effectively.

Major proposals

For all major proposals we will require:

• The relevant fee or receipt of payment (contact will be made for payment upon initial review of documents)
• Completed application form
• A location plan identifying the site and its boundaries
• An indicative site layout plan

Other documents which would be useful in ensuring a robust response include:

• Continuation of the full description of the proposed works
• Other illustrative material, if appropriate, such as sketch drawings and models to describe the proposal. Where known these should include floor plans, elevations, contextual street scenes, access, servicing, parking arrangements, crime prevention measures, means of escape, the initial architectural approach and materials to be used
• A draft planning statement (if available)
• Details of the ownership of the land within the site
• Visual materials that will help us to understand the existing site or building better (for example photographs or models)
• Photographs of the immediate surroundings
• Details of the existing floor space, broken down, and how it is used at the moment
• A breakdown of affordable housing/ private housing for residential schemes
• Details of the ownership of the land within the site
• A plan showing the existing site area, existing buildings and other features (for example the location of trees)

Specialist advice

This is charged as an additional fee, see our charging schedule [https://www.coventry.gov.uk/info/110/planning/3082/pre-application_planning_advice/3].

If, following receipt of our pre application response, you require specialist advice from any other relevant disciplines, you are advised to submit as much detail as possible to receive an informative response. This is in addition to the major proposal requirements listed above. The following lists are provided as a guide:

Highways

• Parking Survey
• Stage 1 road safety audit of proposed highway works and designer's response with amended plans.
• Transport assessment scope.
• Reference to supporting national, regional and local Planning documents and policies.
• Schedule of existing uses, including planning history with reference numbers.
• Parking Strategy, including provision of parking for all forms of transport.
• Relevant traffic data collected to date.
• Summary of reasons supporting site access/highway works proposals, including plan (scale 1:200 or similar) with achievable visibility splays indicated.
• Location plan of key services indicating locations of education, employment, food retail, non-food retail and health care facilities.

Drainage

• Suitably scaled flood risk assessment.
• Overall drainage strategy showing sub-catchments.
• Proposed drainage, including adoptions plan, longsections, attenuation details, flow control details and hydraulic calculations.
• River, surface water and reservoir flood mapping, as produced by the Environment Agency.
• Existing and proposed extents of Public Highway, including gully locations and levels.
• Existing drainage layout, including land drainage, private sewers, public sewers and water courses.
• Proposed external levels for comparison against top water level of the proposed attenuation.
• Ground investigation report including infiltration testing to confirm the suitability of infiltration drainage systems.
• Adoption and maintenance plan.

Other specialisms

Examples of documents for other specialisms that would be useful (but not required) to provide a specialist response

• Arboricultural – Tree survey, annotated photographs of trees including description of works proposed to trees, plan indicating the location of the trees within the site.
• Environmental Protection (Noise) - Noise report/impact assessment.
• Environmental Protection (Contamination) - Contamination land assessment, method statement.
• Environmental Protection (Pollution) - Air quality impact assessment, method statement, flue and ventilation extraction details.
• Urban Design - Masterplan, schedule of development, tall buildings survey, planning statement.
• Ecology/ Biodiversity - Biodiversity and ecological survey and report, biodiversity impact assessment.
• Heritage/Conservation - Photographic record, heritage statement, schedule of works, structural survey, archaeological assessment.

Pre-application charging schedule

The Council reserves the right to charge a bespoke fee for significant or complex proposals that fall outside of this fee structure.

Any specialisms as part of the pre app will incur a fee of £500 + VAT (£600) per specialism (if not requested only basic or standing advice will be provided)

Any specialisms following pre app advice are charged at £500 + VAT (£600) per specialism/per single technical matter.

Specialisms for householders (for example trees, listed buildings, archaeology) will be charged at £250 + VAT (£300) and will include a site visit where necessary.

Resubmissions are charged at 50% of the original fee providing they are based along the lines of the original scheme, by the same applicant and within 12 months of the original pre-app.

Our pre-application commitments

Where you have submitted a pre-application request, we make the following commitments:

1. We will acknowledge receipt of requests within five working days, outlining a response due date.
2. We will advise you if your request is invalid, explaining the reasons why and allowing you time to submit any missing information. If a fee has been submitted for advice without all the necessary information, and the information is not received within 20 working days following a request, the fee will be returned with £35 deduction for administration costs. We do not refund fees following the validation of a pre-application submission.
3. We will provide services tailored to the needs of each development proposal, shown indicatively in the pre-application service summary pages, and will adopt a proportionate and flexible approach.
4. We will work constructively to identify what needs to be done to achieve sustainable development in accordance with the Development Plan, National Planning Policy and other material considerations, but we will also be clear where significantly policy and technical conflicts are unlikely to be resolved. Our professional advice will always be in good faith, but this will not be binding on the council, and is given without prejudice, based upon the information available at the time when development proposals are submitted. If an application is subsequently submitted which fails to take on board advice given by officers, then the council may refuse it without further discussion with the applicant or their agent.
5. We will provide initial basic advice on aspects such as transport, drainage, community facilities and open space, conservation and landscape, trees and ecology as appropriate. If more specialist technical advice is requested this may be subject to a further fee.
6. We will provide an indication of the measures required to mitigate the impacts of development and their possible inclusion in a Section 106 agreement.