Planning permission knowledge hub

Summary

Planning permission is the legal approval needed for almost all new developments in the UK. Applications can be outline, full (detailed), reserved matters, or speciality types (e.g. listed building consent, prior approval). Permissions typically expire if work doesn’t start within three years. Enforcement powers exist to address unauthorised developments.

The process involves local planning authorities, legislation like the Town & Country Planning Act, and frameworks such as the National Planning Policy Framework.

What is planning permission?

Planning permission is the statutory process used by local councils to decide whether a proposed development, such as building, engineering works, or changes of use, can legally proceed.

Types of permission include:

• Outline planning permission. Establishes whether a development is acceptable in principle. Final details (reserved matters) follow later.
• Reserve matters. Once outline planning consent has been obtained, the applicant is required to provide more detail.
• Full (detailed) planning permission. All details submitted and decided in one go.
• Other types of planning permission include; listed building consent, advertisement consent, lawful development certificate, prior approvals, removal/variation of conditions, discharge of conditions, consent under tree preservation orders, notification of proposed works to trees in conservation areas, application for non-material amendments.

How do you get planning permission?

To obtain planning permission for a building project in the UK, you typically need to prepare and submit the following information:

• Application form: Completed planning application form appropriate to the type of permission (full, outline, etc.).
• Location plan: A map showing the site in its wider context.
• Site plan (block plan): A detailed plan showing the proposed development in relation to boundaries, neighbouring properties, and access.
• Existing and proposed drawings: Elevations, floor plans, sections, and roof plans of the site as it currently exists and as it will be after development.
• Design and access statement: For certain projects, an explanation of the design approach, and how access for all users has been considered.
• Supporting reports: Such as heritage statements, flood risk assessments, ecological surveys, tree surveys, transport assessments, or energy statements, depending on the site’s context and scale of development.
• Planning statement: A document explaining how the proposal complies with national and local planning policies.
• Ownership certificates and notices: Confirming ownership of the land and notifying relevant parties if needed.
• Application fee: Payment according to the type and size of the proposed development.

Early pre-application advice from the Local Planning Authority (LPA) can help identify which of these documents are necessary and highlight any additional requirements.

Key articles about planning permission

Key articles about planning permission on Designing Buildings include:

• Advertisement consent. Consent for signage and external ads.
• Approval of conditions on a planning permission. How to discharge conditional details prior to work.
• Avoiding planning permission pitfalls. Common DIY mistakes and importance of professionals
• Conservation Areas. Special requirements in protected areas.
• Detailed planning application. Guidance on submitting a full planning application
• Environmental impact assessment. When it's required and how it works.
• How long does it take to get planning permission?
• How long does planning permission last?
• Lawful Development Certificate. Certifying permitted or lawful existing uses.
• Listed buildings. Specific controls for works affecting heritage assets.
• Main types of planning permission. Explains outline, reserved matters, full and other permission types
• National Planning Policy Framework (NPPF). National guidance shaping local decisions.
• Outline planning application. In depth guidance on outline applications and reserved matters.
• Permitted development. Explains what can be done without full permission.
• Planning appeal. How to appeal a refusal or non-determination.
• Planning conditions. Covers types and implications of planning conditions .
• Planning enforcement powers. Overview of council’s enforcement tools for breaches.
• Planning fees. The cost structure associated with submitting applications.
• Planning legislation. The legal frameworks underpinning planning decisions.
• Planning obligations (Section 106 Agreements). Contributions and obligations tied to permission.
• Planning permission. Core overview and principles of the UK planning system
• Planning permission completion certificate. Clarifies conditions and expiry under a completed planning permission.
• Pre-application advice for planning permission. Benefits of early consultation with LPA.
• Tree Preservation Orders. Controls on tree works needing separate consent.
• Use class designation for land and buildings. What uses different types of permissions allow.

All articles about planning permission

There are more than 700 articles about planning permission on Designing Buildings. A full index is available here.

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