Planning permission knowledge hub

[edit] 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.

[edit] 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.

[edit] 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.

[edit] 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.

[edit] 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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This work is openly licensed via CC BY 4.0.