Key discussion points and negotiation strategy for pre-application meetings.
Why Pre-App?
For minor development delivering rapid housing response, pre-app discussions help:
- Confirm submission requirements (avoid validation delays)
- Identify key policy issues early
- Build case officer relationship
- Support faster determination
Core Discussion Topics
Biodiversity Net Gain {#BNG}
Our position:- Using Small Sites Metric (SSM) for assessment
- Preference for on-site BNG delivery where possible
- Confirm SSM is acceptable for <10 unit sites?
- What is the expectation for 30-year maintenance requirements?
- Is there scope to waive/reduce the 30-year period for small housing sites? (Some LPAs have latitude on this)
- If on-site BNG problematic (e.g., garage sites with unclear landscape ownership), is site aggregation acceptable?
- Would off-site credits be considered as fallback?
- S106 requirements for ongoing inspection?
Highways & Access
Our position:- Proposing private shared surface or mews road access
- Not seeking highway adoption
- Confirm private drive acceptable (maintained by housing provider, not highways)?
- Are there limits on property numbers served via private access?
- Transport Statement requirements if parking standards met?
Private Amenity Space
Our position:- Intend to meet minimum space standards
- Some sites may be constrained by context
- Is there scope for variation in private amenity minimums?
- Precedents for rapid housing delivery allowing reduced standards?
- Balcony/terrace acceptable as alternative to ground-level garden?
Flood Risk & Drainage
Our position:- Minor applications — not proposing full drainage strategy
- Mains connection where suitable
- On-site SuDS (soakaways, rain gardens) potentially unified with BNG
- Confirm minor applications don't require full drainage strategy?
- Would "pattern book" approach to SuDS be acceptable as standard specification?
- Scope to integrate drainage with BNG habitat features?
House Type Design
Our position:- Seeking efficiency through standardised house types
- Pre-approval of types would expedite future applications
- Can we seek approval in principle for a range of house types?
- Key design issues to agree:
- External finish options
- Window/door products
- Net zero technology details
- Landscape design
- EV charger provision
CIL & Fees
Questions for LPA:- Confirm CIL exemption for social housing delivered for council/HA?
- Payment timing and triggers?
Strategic Topics
Pattern Book / LDO Approach
For discussion if LPA receptive:- Could an agreed "pattern book" receive streamlined approval for future sites?
- Scope for Local Development Order covering standard Podular specifications?
- Precedent for rapid housing delivery programmes?
Multi-Site Programme
For discussion:- Strategic approach to multiple future applications?
- Dedicated contact/team for Podular programme?
- Expedited pre-app and full app process for repeat submissions?
- Collaboration framework with client representatives?
Information Sharing
- Offer of innovative online tools for feedback capture
- Digital collaboration options
Pre-App Outputs
Aim to leave pre-app with clear answers on:
- Confirmed submission requirements — What's mandatory vs optional
- BNG approach — SSM + management plan expectations
- Access strategy — Private vs adopted, limits
- Amenity flexibility — Any scope for variation
- House type acceptance — Key design principles agreed
- Drainage approach — Simplified strategy acceptable?
- Programme support — LPA appetite for streamlined process
Cross-References
- 03 Submission Requirements — Checklist informed by pre-app outcomes
- Appendix B Lpa Variations — Record LPA-specific answers here