Pre-planning lays the groundwork for the whole development process. Early poorly made decisions tend to result in delay, runaway costs, and refused applications. But despite this, many developers still do not realize the amount of work involved prior to submission.
Following are the most frequent errors committed during pre-planning—and how to steer clear of them.
- Omitting Comprehensive Site Feasibility Work
Probably the most common mistake is not evaluating a site adequately. Developers do not recognize important factors like land contamination, access limitations, flooding, or ground conditions. They can kill a project or throw in additional costs.
How to eliminate it
Order full site investigations early—ground condition reports, topographic surveys, flood evaluations and environmental surveys. Employ competent consultants to highlight constraints and save the surprises for later.
- Disregard for Local Policy and Site Context
Disregard of the local planning policy framework is a quick path to refusal. Councils anticipate schemes responding to their Local Plan, design codes, and wider strategy. A design incompatible with policy—or local character—is unlikely to prosper.
How to avoid it
Study the Local Plan, design guides, and site allocations in detail. Know what the council is looking for. Getting in touch with the planning officers early assists in molding a design that suits the local brief.
- Not Working with the Community
Certain developers keep away from public interaction till the application is submitted. This tends to attract resistance from the public and councillors, resulting in delays and tarnishing reputation.
How to avoid it
Start community engagement early. Hold drop-ins, post leaflets, launch a project website, and collect feedback. Respond to concerns where possible. This shows good faith and often helps reduce objections.
- Rushing the Design Work
Trying to fast-track the design can lead to poor layouts, missed technical issues, and non-compliance with planning policy or sustainability targets. This often results in costly revisions—or outright rejection.
How to avoid it
Provide the design team with sufficient time to evolve and pilot concepts. Engage architects, engineers and sustainability experts at the earliest to deliver an integrated, policy-compliant design.
- Incomplete Critical Environmental Reports
Planners require important supporting documents on submission. Submissions often lack biodiversity surveys, noise reports, heritage impact reports or air quality studies. Incomplete reports can delay validation or result in refusal.
How to avoid it
Identify all the necessary assessments early on. Utilize planning consultants to draw up a submission checklist, and order reports in good time—particularly those which entail seasonal surveys.
- Underestimating Budget and Timelines
Gross early-stage optimism tends to generate illusory budgets and over-tight time scales. This results in decision-making in haste, late-submission of reports, and issues in raising finance.
How to avoid it
Construct a realistic plan and budget. Allow for surveys, consultation and amendments. Recruit a cost consultant or project manager to introduce precision and identify risks early.
- Ignoring Legal Restrictions
Unresolved title, boundary disputes, or unregistered easements may stand in the way of planning or stop development after permission has been granted.
How to avoid it
Make legal checks with a solicitor prior to submission. Ensure that title, rights of access, easements and boundaries are clear and are documented.
- Hiring the Wrong Team—or Hiring Too Late
Recruiting unqualified consultants or hiring too late usually results in poor submissions, inadequate coordination, and conflicting strategies.
How to prevent it
Assemble the right team upfront: planning consultant, architect, engineer, ecologist, transport adviser, and lead for engagement. Make sure they are aware of local policy, planning risk, and collaboration.
Final Word
Most refusals and delays at planning can be linked back to early-stage errors. Rushed feasibility exercises, poor design co-ordination, inadequate consultation, or missing reports all hold up progress and are costly.
Developers that invest time getting pre-planning correct—by way of effective site analysis, early involvement, and good documentation—are likely to gain planning speedily and deliver high-quality, profitable schemes.
Getting it right from the beginning isn’t just about minimizing risk. It gets everything else faster, smoother, and more commercially viable. Contact Planning Consultants Manchester for more information.