Types of planning
The type of project you are about to embark on will determine the type of planning permission you need. These days it is usually dealt with using a special online tool known as ‘The Planning Portal’. We have explained some of the most common types of planning permission that are most likely to be relevant to you – but there are plenty more where they came from!
Outline Planning Permission (OPP)
Outline is like a ‘decision in principle’ – just like applying for a mortgage. People who obtain outline know they can build something, such as a ‘three-bed two storey dwelling’, but that’s about it.
Outline applications rarely need detailed plans, but if the site is in an AONB (Area of Outstanding Natural Beauty) or a Conservation Area more detailed plans may be required.
If you have bought a building plot with OPP you will need to do some more work in order to obtain full planning approval. This process is known a Approval of Reserved Matters – the ‘reserved matters’ being the bits highlighted on the OPP that are reserved for you to deal with – explained in the next section.
Approval of ‘Reserved Matters’
Where outline planning consent is granted, certain details will be ‘reserved’ for future approval and will require submission of this type of application. No work can commence on the site until the approval of the Reserved Matters has been granted.
You will need to supply detailed plans and elevations, a site plan plus a description or samples of the materials you intend to use.
You need to know:
Just because the plot has OPP, don’t be fooled into thinking you’ll get approval for whatever you decide to put in under reserved matters. The scheme will still need to meet the approval of the planners in the same way that Full Planning applications would (see next section).
Full planning permission
Unlike applying for Outline Permission and then Reserved Matters, Full Planning Permission is a one-stage process.
It will require submission of detailed plans and elevations, a site plan, a location plan, possibly a Flood Risk Assessment depending on geographic location, and depending upon the site maybe a tree survey, bat survey, Protected Species survey – the list goes on. Having said that there’s no need to be too concerned as additional surveys like these are rare.
Listed building consent
If you are planning on carrying out any works to a listed building you will require Listed Buildings Consent. This is in addition to any other form or planning application and is usually dealt with by the Conservation Officer in conjunction with a Planning Officer.
The main planning application and Listed Buildings Consent should be applied for at the same time.
Permission to carry out work on protected trees
If trees on your property are protected by a tree preservation order (TPO) you will require permission to fell, prune or carry out other works to them.
If it is intended to carry out works to trees within a conservation area, the council must usually be given 6 weeks prior written notice before work begins. Where tree works form part of a wider planning application, the details will be dealt with as part of that application and no separate tree works application is needed.