What this service covers
This service is designed for larger or more complex development proposals, including:
- Residential developments of more than 50 up to 200 homes
- Commercial developments with more than 10,000 square metres of floorspace
- Sites larger than 2 hectares
- Energy-related projects
Larger developments are important to us because they can have a significant impact on Oldham. It is important to get them right, both for the local economy and for the communities and areas they affect. We will offer a pre-application advice meeting to discuss these proposals in detail.
This pre-application service is intended to help speed up the planning application process for complex proposals and to give developers greater clarity and certainty before submitting an application.
What advice we can provide
Our advice can include:
- Relevant planning policies and other planning requirements
- Guidance on the planning process, consultation, and likely timescales
- What information is needed to submit a valid planning application
- Informal, non-binding comments and guidance on the content and presentation of an application, to help it align with the Council’s planning policies
- Input from internal consultees involved during the process, such as:
- Highways
- Environmental Health
- Legal Services
- Housing
- Strategic Planning
What we need from you
To provide a high-quality advice service, we will need enough information about your proposal. In general, the more information you can provide, the better we can support you in developing your plans and preparing your application.
For larger and more complex proposals, we strongly encourage you to contact us at the early concept stage. For an initial discussion at this stage, we only need:
- An Ordnance Survey (OS) plan showing the site
- A brief description of the proposed development
The key stages
There are several key stages to this service. For less complex proposals, some stages may be combined. The process is flexible and can be tailored to suit your development. Throughout, we will stay in touch by phone, email, or in writing.
Stage 1: Agreeing a project plan
This initial meeting looks at whether your proposal is supported in principle by national, regional, and local planning policy. This helps identify early on if a proposal is unlikely to succeed, allowing you to avoid unnecessary cost.
If the proposal can be supported by planning policy, we will agree a project plan, key deadlines, and responsibilities on both sides. This will give you a clearer idea of the number of meetings required and the likely cost of the service. These elements may also form the basis of a Planning Performance Agreement.
We will also identify relevant consultees and agree how consultation will be carried out.
You will need to provide:
- An OS plan of the site
- A description of the development
Expected outcomes:
- A planning statement covering strategic policy issues
- A DTS project plan
Stage 2: Addressing the issues
At this stage, advice focuses on urban design principles, including understanding the site context, creating strong layouts, making good connections, and shaping the overall design. Your Design Statement should be developed during this stage.
We will also review whether the policy issues identified at Stage 1 have been addressed and begin to look at more detailed local planning considerations. Depending on how advanced your proposal is, we may start informal consultation with relevant consultees.
You will need to provide:
- A draft Design Statement, including design analysis
Expected outcomes:
- A Design Statement and concept scheme
Stage 3: Consultation
At this stage, consultation takes place with statutory and non-statutory consultees. This is also the appropriate time for you to carry out consultation with the local community. We will advise on how to do this effectively, including involving Ward Councillors and responding to issues raised.
You will need to provide:
- Illustrative material showing the proposed scheme, including options if appropriate
Expected outcomes:
- A consultation response report
- Any agreed changes to the concept scheme
Stage 4: Planning application preparation
We will work with you to refine the proposal so it meets development plan policies and reflects good design and best practice. We will check that the application is complete and ready for submission, including agreement in principle of any Section 106 heads of terms and Planning Performance Agreement where required.
You will need to provide:
- A draft planning application
- Draft heads of terms
Expected outcomes:
- A complete planning application ready for submission
- An agreed Planning Performance Agreement, where necessary
- Draft Section 106 heads of terms
Stage 5: Advice letter
We will provide a written summary of the issues discussed and matters agreed, usually in a letter signed by a senior officer. If requested, we can share a draft for comment before it is issued. While we can consider wording changes, the advice itself cannot be altered.
This letter will help support a smooth and quicker submission of your formal planning application.
Consultation and engagement
Statutory consultees
Some statutory consultees do not have a fixed deadline to respond before an application is submitted. However, we will make every effort to involve them early and provide the information they need to give meaningful input.
Local community
Early engagement with local communities is important. Concerns often arise from a lack of information. We will guide you on how to carry out effective consultation, including reaching hard-to-reach groups.
Ward Councillors
With your agreement, the case officer will involve Ward Councillors at the appropriate stage, often alongside community consultation or through a Members’ briefing.
What you will receive
You will have a named senior planning officer as your main point of contact. They will manage the pre-application process, ensure agreed timescales are met, and arrange meetings promptly, taking your commercial needs into account.
At the end of the process, you will receive written advice from a senior officer that will carry significant weight when a formal planning application is submitted.
Meetings usually involve the planning case officer only. If you would like officers from other Council services to attend, please indicate this. An additional charge will apply for each additional officer, and the Council will decide who is involved.
Subject to all required information being available, you can expect:
- A meeting with a senior officer to discuss your draft application and planning considerations
- Early identification of key national, regional, and local policy issues
- Advice on key urban design issues to ensure the proposal responds to its context
- Agreement of Section 106 heads of terms before submission
- Clear explanation of the decision-making and consultation process
- Support with involving local councillors
- A written record of advice provided
- If requested, negotiation of a Planning Performance Agreement so you know the expected timetable for determination
Planning Performance Agreements (PPAs)
For complex major developments that are likely to take longer than statutory timescales, we may agree a Planning Performance Agreement with you. This is a voluntary project management agreement that sets a realistic timetable for determining the application and provides greater certainty for all parties.
PPAs help to:
- Support collaboration between developers, the Council, and key stakeholders
- Agree realistic and transparent timescales
- Clarify application requirements
- Ensure the right resources and expertise are in place
- Encourage ongoing dialogue and high-quality development
As this is a bespoke service, the timetable and fee will be agreed at an initial meeting. Fees depend on the scale and complexity of the proposal and the resources required.
If you are interested in using a PPA, please email planning@oldham.gov.uk or contact the Head of Planning on 0161 770 1917, or the Development Management Team Leader on 0161 770 4116.