Listening to the radio on this over the past few days would lead a person to believe that the planners are a law unto themselves. After having pre-planning meetings with them as advised, it only led to more confusion, and refusal, even though people were led to think they would get planning. All this on top of the applicant spending considerable money which in a lot of cases was totally wasted. Naturally enough no town/city/ county planners, or suchlike, would go on the programme to explain so almost impossible for anyone to answer your question.