Understanding how to get outline planning permission can be valuable for landowners and developers who want to establish whether a development is acceptable in principle before committing to a detailed design. Outline planning permission allows an applicant to obtain a decision on the general principles of how a site can be developed. Certain detailed matters can then be dealt with later through a Reserved Matters application. This can be particularly useful where a development site has potential for housing, commercial development or another form of use, but the final layout and architectural details have not yet been fully established.
However, outline planning permission is not simply a preliminary conversation with the council. The application still needs to provide sufficient information for the local planning authority to understand the proposed development and assess its planning implications. Studio Charrette can help landowners and developers assess development opportunities, establish a planning strategy and prepare outline planning applications.
What Is Outline Planning Permission?
Outline planning permission is a form of planning consent that establishes the general principle of development while allowing certain details to be reserved for later approval. The applicant can choose to reserve certain matters rather than submitting all detailed information at the outline stage. Reserved matters can include:
- Access.
- Appearance.
- Landscaping.
- Layout.
- Scale.
The outline decision will identify which matters remain to be approved. This means that outline planning can provide flexibility while still establishing a planning framework for future development.
When Is Outline Planning Permission Appropriate?
Outline planning can be useful where a site has development potential, but the applicant is not yet ready to commit to a detailed design. For example, a landowner may want to establish whether a parcel of land could support residential development before investing significantly in detailed architecture. A developer may also want to establish broad parameters for a site before progressing to the next stage. However, outline planning is not automatically the best route for every project.
If a detailed scheme has already been developed and the applicant is ready to obtain approval for the complete proposal, a full planning application may be more appropriate. The choice should therefore be based on the development strategy rather than simply the size or value of the site.
How to Get Outline Planning Permission
1. Assess the Site
The first stage is to understand the site’s planning position. A planning appraisal can consider:
- Existing land use.
- Planning history.
- Local planning policies.
- Site constraints.
- Surrounding development.
- Highway access.
- Heritage.
- Flood risk.
- Environmental considerations.
This assessment can help establish whether the proposed development is realistic.
2. Establish the Development Principle
The next step is to define what you want the outline application to establish. This might include:
- The proposed use.
- The amount of development.
- The number of homes.
- Broad scale.
- Access arrangements.
- Other relevant parameters.
The description should be sufficiently clear to allow the authority to understand what is being proposed.
3. Identify Development Parameters
An outline application should establish realistic parameters. For a residential development, this could involve establishing the approximate number of dwellings, site area and broad scale. The parameters need to provide sufficient flexibility for the detailed design while ensuring that the eventual development remains consistent with the outline approval.
4. Consider Site Constraints
Site constraints should be identified early. These may include:
- Existing buildings.
- Trees.
- Highways.
- Neighbouring properties.
- Drainage.
- Flood risk.
- Heritage assets.
- Ecology.
- Rights of way.
Understanding these constraints can help prevent an outline proposal from establishing unrealistic expectations.
5. Prepare the Application
The application will need appropriate plans and supporting information. Depending on the development, this may include:
- Location plans.
- Site plans.
- Parameter plans.
- Planning Statements.
- Access information.
- Design information.
- Supporting technical reports.
The Planning Portal confirms that the supporting information required will vary according to the application and the matters reserved.
6. Submit the Application
The application is submitted to the relevant local planning authority. The authority will validate the application before beginning its formal assessment.
7. Respond to Planning Issues
During the application process, the authority may identify concerns or request clarification. The applicant may need to provide additional information or respond to relevant planning matters.
8. Receive the Decision
If outline permission is granted, the decision notice will establish the approved parameters and identify any reserved matters. If permission is refused, the reasons should be assessed before deciding whether to amend the proposal, submit another application or appeal.
What Are Reserved Matters?
Reserved Matters are the detailed elements of the development that were not approved at the outline stage. They can include:
Access
This concerns accessibility to and within the site, including routes for vehicles, pedestrians and cycles.
Appearance
Appearance concerns the external appearance of buildings and spaces.
Landscaping
This concerns the treatment and improvement of the site and its surroundings.
Layout
Layout relates to the arrangement of buildings, routes and open spaces.
Scale
Scale concerns the size and dimensions of the proposed development.
These matters are defined within the planning framework, and the exact matters reserved will be stated in the outline permission.
What Happens After Outline Planning Permission?
Outline planning permission does not normally give permission to start construction. Where matters have been reserved, a Reserved Matters application must be submitted before development can proceed.
The Planning Portal states that reserved matters generally need to be submitted within three years of the outline permission unless a different period is specified by a condition. Development must then commence within the relevant period following approval. The Reserved Matters proposal must remain consistent with the outline approval and its conditions. If the proposed detailed development falls outside the approved parameters, another planning route may be required.
Benefits of Outline Planning Permission
Establish Development Potential
Outline permission can help establish whether a proposed form of development is acceptable in principle.
Support Investment Decisions
A planning decision can provide useful information before significant expenditure is committed to detailed design.
Allow Detailed Design to Follow
Where appropriate, the applicant can develop detailed architecture after the principle has been established.
Create a Development Framework
The outline permission provides parameters that guide the subsequent Reserved Matters stage.
Common Outline Planning Mistakes
Applying Without Understanding Planning Policy
A proposal should be based on an understanding of the development plan and relevant planning considerations.
Setting Unrealistic Parameters
If the parameters are too ambitious, the application may face significant objections.
Ignoring Access
Access can be a critical issue for development sites and should be considered from the beginning.
Failing to Think About Reserved Matters
An outline application should not be designed in isolation from the future detailed scheme.
Providing Insufficient Information
Although the application is less detailed than a full application, the authority still needs enough information to assess the development.
Why Professional Support Matters
Understanding how to get outline planning permission involves more than completing an application form. The planning strategy should consider the site’s constraints, the development principle, the desired parameters and the future detailed design. Professional support can help identify planning opportunities and potential risks before submission. It can also ensure that the outline application establishes useful parameters rather than creating unnecessary restrictions for future development.
Why Choose Studio Charrette for Outline Planning?
Studio Charrette provides planning and architectural support for landowners, developers and property owners. Our services include:
- Outline planning applications.
- Planning appraisals.
- Planning Permission.
- Architectural design.
- Reserved Matters.
- Planning Statements.
- Planning appeals.
- Building Control.
- Structural drafting.
- Change of Use Planning Permission.
Our Architectural Design Services can also support the transition from outline permission to detailed design.
Establish Your Development Potential
Knowing how to get outline planning permission can help you approach a development opportunity with greater clarity. A well-prepared outline application can establish the principle and parameters of development while allowing detailed design to be considered later. The most effective approach is to assess the site first, understand its planning constraints and develop realistic parameters that provide a practical foundation for the future scheme.
Considering development on a site? Contact Studio Charrette to discuss your outline planning requirements with our planning and architectural team.
Frequently Asked Questions
What is outline planning permission used for?
It is used to establish the general principles of how a site can be developed, with certain details potentially reserved for later approval.
Is outline planning permission the same as full planning permission?
No. Outline permission establishes the principle and relevant parameters, while detailed matters may be dealt with later.
Can I start building after outline permission?
Not normally. Reserved Matters generally need to be approved before development can begin.
How long does outline planning permission last?
The permission will contain deadlines for submitting Reserved Matters and commencing development. These should be checked against the decision notice.
Can Studio Charrette help with outline planning?
Yes. Studio Charrette can provide planning appraisals, outline applications, architectural drawings and Reserved Matters support.
