‘What is an outline planning application?’ is a common question for landowners and developers considering development but not yet ready to finalise every aspect of the design. An outline planning application allows an applicant to seek a decision on the general principles of how a site can be developed. Certain detailed matters can be reserved for later consideration.
GOV.UK describes outline planning permission as a way of obtaining a decision on the general principles of how a site can be developed, with reserved matters subsequently approved where applicable. This can make the process useful for development sites where the applicant wants to establish the principle of development before investing in a fully detailed scheme.
However, an outline application still requires careful preparation. It should provide sufficient information for the local planning authority to understand the proposed development and assess the relevant planning issues.
What Does an Outline Planning Application Cover?
An outline planning application establishes the aspects of development that the applicant wants the local planning authority to consider at that stage. Depending on the application, the proposal may establish:
- The proposed use.
- Amount of development.
- Scale.
- Access.
- Other relevant development parameters.
The applicant can reserve certain details for later. These are known as Reserved Matters. The exact scope of an outline application depends on what is submitted and what the planning authority approves.
What Are Reserved Matters?
Reserved Matters are the detailed aspects of a development that are not determined at the outline stage. They can include:
- Access.
- Appearance.
- Landscaping.
- Layout.
- Scale.
Planning Portal explains that Reserved Matters can be submitted after outline planning permission has been granted and must be consistent with the outline approval.
Access
Access concerns accessibility to and within the development, including how routes connect with surrounding roads and pathways.
Appearance
Appearance concerns how buildings and spaces look, including their external appearance.
Landscaping
Landscaping concerns the treatment of the site and surrounding area, including planting and other landscape features.
Layout
Layout concerns the arrangement of buildings, routes and open spaces.
Scale
Scale concerns the size and dimensions of buildings and development. Not every application will reserve every matter. Some details can be submitted and determined at the outline stage.
Outline Planning Application vs Full Planning Application
The main distinction is the level of detail being approved. A full planning application generally seeks permission for the detailed development proposal. An outline application seeks approval for the principle and relevant parameters while allowing certain details to be determined later.
Outline Planning Application
An outline application may be appropriate where:
- The final design has not been completed.
- The principle of development needs to be established.
- The applicant wants to establish broad parameters.
- Detailed design will follow later.
Full Planning Application
A full planning application may be more appropriate where:
- The design is already complete.
- Detailed approval is required.
- The applicant wants to proceed towards construction following approval.
Neither route is automatically better. The correct choice depends on the site and development objectives.
When Is an Outline Planning Application Appropriate?
Outline planning can be particularly useful for development sites where viability depends on establishing the principle of development. For example, a landowner may want to determine whether residential development is acceptable before investing in detailed architectural design.
A developer may also want to establish the broad scale and use of a site before finalising the layout. However, an outline application should not be used simply to avoid providing information. The local planning authority still needs enough information to understand the proposal.
Information Required for an Outline Application
The supporting information depends on the development and the matters being reserved. Planning Portal indicates that outline applications will generally require a location plan and site plan, with additional information depending on the application. Depending on the proposal, supporting information may include:
- Proposed use.
- Site area.
- Number of proposed homes.
- Development parameters.
- Access information.
- Flood risk information.
- Planning Statements.
- Parameter plans.
- Other technical assessments.
The complexity of the site will influence the level of supporting information required.
The Outline Planning Application Process
1. Assess the Site
The first stage should be a planning appraisal. This can consider the site’s planning history, relevant policies, surrounding development and potential constraints.
2. Establish the Development Principle
The applicant should determine what they want the authority to approve. This could involve residential development, commercial use or another form of development.
3. Define the Parameters
The proposed amount, scale and other relevant parameters should be established. These need to be realistic and capable of supporting the future detailed scheme.
4. Identify Reserved Matters
The applicant should decide which details are best dealt with later. The decision notice will confirm which matters remain reserved.
5. Prepare the Application
Plans, supporting information and planning documents should be prepared.
6. Submit and Validate
The application is submitted to the local planning authority and must be validated before formal determination.
7. Respond to Planning Issues
The authority may raise concerns or request additional information during the assessment.
8. Receive the Decision
The authority will either grant or refuse the application. Where outline permission is granted, the applicant can progress towards the Reserved Matters stage where applicable.
What Happens After Outline Permission?
Outline permission does not normally allow construction to begin. The Reserved Matters application needs to be approved before development can proceed where those matters have been reserved.
The Planning Portal states that Reserved Matters must generally be submitted within three years of outline permission unless a different period applies. The detailed proposal must also remain consistent with the outline permission and its conditions. This is why the outline application should be prepared with the eventual detailed scheme in mind.
Benefits of an Outline Planning Application
Establish the Principle of Development
An outline application can provide an important indication of whether a development concept is acceptable.
Support Site Viability
Establishing planning potential can assist landowners and developers when evaluating a site’s viability.
Allow Detailed Design Later
The applicant may be able to defer certain design decisions until the outline stage has been completed.
Establish Development Parameters
The permission can create a framework within which the detailed design is developed.
Important Considerations Before Applying
An outline application should not be treated as a shortcut around detailed planning considerations. The applicant should consider access, neighbouring properties, site constraints, planning policy and the eventual Reserved Matters process. The parameters approved at the outline stage can influence the options available later. If the parameters are too restrictive, the detailed design may become difficult to develop. If they are too broad or unrealistic, the application may face objections. A balanced approach is therefore important.
Why Professional Support Matters
Understanding what an outline planning application is is only the first step. The more important question for a developer or landowner is whether outline planning is the right strategy for the particular site. A professional planning assessment can help identify the development potential, constraints and information required. It can also help coordinate planning considerations with architectural design so that the outline permission provides a practical foundation for the next stage.
Why Choose Studio Charrette for Outline Planning?
Studio Charrette combines planning and architectural expertise to support development projects. 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 support the development of detailed proposals following outline approval.
Establish a Clear Route for Your Development
Understanding what an outline planning application is can help landowners and developers decide whether this type of planning consent is appropriate for their project. Outline planning can establish the general principle and parameters of development while allowing selected details to be considered later. However, the application should be strategically prepared because the outline permission can influence the development options available at the Reserved Matters stage.
Planning a development project? Contact Studio Charrette to discuss your site’s potential and outline planning requirements with our experienced team.
Frequently Asked Questions
Does an outline planning application give permission to build?
No. Where matters have been reserved, they must normally be approved before development can begin.
What are Reserved Matters?
Reserved Matters are detailed aspects of development that were not approved at the outline stage, such as access, appearance, landscaping, layout and scale.
Is an outline application cheaper than a full application?
The fee depends on the development and application circumstances. The level of design work required can also differ.
Can an outline application be refused?
Yes. The local planning authority can refuse an outline application where the proposed development is unacceptable.
How long does outline planning permission last?
The decision notice will establish the relevant deadlines, including the period for submitting Reserved Matters.
