Go back
Back to Pre-application planning advice

Pre-application planning advice for major and minor developments

Major and minor developments can range from small housing projects to large commercial builds. Before you apply for planning permission, we can offer you specialist pre-application advice.

Pre-application advice assists in streamlining the decision-making process. It enables us to provide you with full guidance to improve the quality of your planning submission. If you're planning something on a large scale, we strongly advise that you apply for advice before submitting your planning application.

You may want to use this service if you've already consulted an architect or builder and you're ready to submit your application, or if you'd just like some advice or guidance on what's possible. If you're ready to submit an application, as part of this service we can check over the application and other documents.

Please note that any development may also need building regulations approval.

Planning performance agreements

We encourage the use of a planning performance agreement (PPA) to support the delivery of high-quality development across the borough. These offer a structured framework for managing complex applications, and enable all parties involved to agree on clear timescales, responsibilities and engagement strategies.

PPAs help streamline the planning process, improve decision-making, and ensure that proposals are well-designed and responsive to community needs. Read more about PPAs in our PPA Charter.

Advice we can provide

We provide different levels of pre-application advice depending on whether your plans are for a major or minor development.

Advice for major developments

Our pre-application advice for major developments provides information on the following:

Land use

  • Whether your proposals are in line with the national, regional and local planning policy framework. If they aren't, how this could be justified.
  • If the site is covered by any specific policies in Barnsley’s development plan, or covered by any other designations or safeguards.
  • If, in our opinion, your proposals take account of the impact on local needs and facilities. For example: the impact on transport, education or community use, and how a section 106 agreement or obligation might mitigate against such effects.

Characteristics of the existing site and surrounding context

  • Access and movement in and around the site, including highways safety matters.
  • The architectural/design approach, through a Design and Access Statement, including the height, scale, massing and materials, and sustainable design and construction.
  • The environmental impact of the development, including noise, pollution and the impact on biodiversity.
  • The design of the public realm, including open space and landscape treatment.
  • Safety and security, including designing out crime.

Housing

If the proposal triggers the council’s affordable housing requirements, we can advise on:

  • The level and tenure required.
  • How it meets the Building for Life standards.
  • What the sustainability strategy is in terms of recycling, energy efficiency, carbon reduction etc.

Urban conservation

  • The impact your proposal may have on a listed building or, if within a conservation area, an unlisted building on or near the site.
  • When a proposal is in or adjoining a conservation area, in our opinion if the development would preserve or enhance the character and appearance of that conservation area.
  • Whether there are any archaeological implications in your proposal.

Environment

  • Where there are any trees or hedgerows that are protected and require special treatment.
  • If, in our opinion, your proposals take account of biodiversity requirements. If not, how this can be overcome.
  • How the council’s green space policies will impact on your proposal and whether a financial contribution under a section 106 agreement might be appropriate for off-site open space.
  • How energy reduction and renewable energy production impacts on your proposal.
  • If the proposal is within a flood plain, whether it is feasible to build in the area, or advice on the level of mitigation required.

Advice for minor developments

Our pre-application advice for minor developments provides information on the following:

  • Policies relevant to the proposal.
  • The effect of relevant planning history.
  • The constraints and/or assets of the site, for example: flood risk or a designated area or building.
  • The acceptability of the proposal, including recommendations (where possible) on improvements.
  • Groups or organisations you may need to consult with.
  • Any additional information which will be required in a formal planning application to facilitate its decision.
  • A guide to the timescales within which a planning application will be determined.

Fees

The fee for this service depends on the type and size of your development. You'll need to pay the fee when you apply, before we can provide advice. All fees include VAT.

Fees for residential developments

The charges for residential developments are:

  • 5 dwellings or fewer: £250
  • 6 to 19 dwellings: £750
  • 20 dwellings or more: £1500

Fees for non-residential developments

The charges for non-residential developments are:

  • 499 square metres or less of additional floor space: £275
  • 500 to 4999 square metres of additional floor space: £750
  • 5000 square metres or more of additional floor space: £1500

Fee for changes of use (including HMOs)

The charge for changes of use, including for houses of multiple occupation (HMO), is £200.

Fees for other developments

For charges for developments not applicable to our other fee categories, please email developmentmanagement@barnsley.gov.uk for a quote. This includes for the following developments:

  • outline applications
  • plant and machinery
  • county matters (minerals or waste)
  • car parks, service roads or other accesses
  • oil or natural gas

When you email us you'll need to provide a brief description of the proposal and total site area.

Before you apply

Any pre-application advice given by us should not be classed as a formal response, and doesn't affect any future decision about planning permission. Our advice will be based on the information you submit, and we can't be held responsible for any issues resulting from inaccurate information.

Any views and opinions expressed by us are given in good faith, based on the policies and site characteristics at the time, and to the best of our ability. These are given without prejudice to the formal consideration of any planning application you go on to submit. Any future planning application will still undergo consultation with the public and interested parties, which will be taken into account when we determine the application.

We cannot give guarantees about the final decision that will be made on any planning or related application. However, we will consider the advice note when making a decision on a future planning-related application you submit. Little or no weight will be given to our pre-application advice when it's over three years old.

If the development relates to a protected building or site, we may need to contact you for further details. This may result in an extra charge. For major developments, in some cases it may be necessary to enter into a planning performance agreement (PPA).

How to apply

You can apply for pre-application planning advice by filling in our online form below. To apply for this service you need to agree that you're:

  • enquiring about a property or site in the Barnsley borough
  • requesting this service for yourself, or on behalf of someone who has given you their permission

If you need a VAT receipt you'll need to provide an email address in your application.

Documents you need to provide

You need to provide the following to help us identify the relevant planning policies:

  • a location plan (to the scale of 1:2500)
  • a layout plan (to the scale of 1:500)
  • full details of the existing site or buildings

You may also need to provide:

  • a full description of the proposal, with drawings
  • any additional drawings, photos or models

The larger the development, the more details you’ll need to provide.

Each document you upload must be less than 15MB file size, and your combined documents must not exceed 75MB. If you need to submit larger documents you can either:

  • Email them to developmentmanagement@barnsley.gov.uk with the site address in the email title. The total attachment size must be less than 100MB in file size. If your documents are bigger than this, please split them across multiple emails.
  • Save them to a CD or submit paper copies at one of our offices. You can also post them to: Barnsley Council, PO Box 634, Barnsley, S70 9GG. Clearly mark the CD or plans with the site address and  'Planning and Building Control'. We can't accept .exe or ZIP files on CD.

When you fill in the online form you should tell us if any your documents have been submitted separately.

What happens next

When we've received your online application, payment and supporting documents, we'll aim to contact you within 28 days. If we don't have all the details we need from you, we may ask you to send through additional information before we can process your request.