Permission in principle (PiP) is a relatively new type of Town Planning consenting regime introduced in the UK in 2017 as part of the Housing and Planning Act and Permission in Principle Order. It is intended to streamline the planning process by providing a quicker and simpler way for property developers to secure approval for smaller residential led development schemes. Under the PiP system, property developers can apply for approval of the principle of a residential development, rather than seeking full planning permission or outline planning consent. This means that they can secure approval in principle for the type, location, and number of homes that they propose to build, without having to submit detailed plans or carry out a full planning process.
While permission in PIPs are similar to the traditional outline planning permission they are dismillar by virtue of the specific focus on small scale residential development projects. The key features of PiP are as follows:
Permission in principle:
1-9 dwellings
A total development of under 1000 sqm
A site of under 1 Hectare
Some non-residential however the majority must be compatible with use class C3
This is eminently distinct from the two stage outline and reserved matters consenting regime which are far more wide ranging in terms of scale of development, site area and use classes. For example outline planning permissions are typically used as the first stage of a large-scale regeneration scheme involving several delivery phases.
Stages of planning permission
There are two steps to the PiP applications process, stage one ‘Permission in Principle’ which considers the principle of development in light of policy and material considerations. All that is required at this stage is a plan showing the location of the development land and a supporting statement. Once a property developer or self builder has secured PiP (stage one), they can then apply for technical details consent, which will involve a more detailed assessment of the proposed development by LPA planning officers.
Stage two ‘technical details consent’ considers all technical matters in relation to the approved development necessary to make the scheme acceptable in planning terms. This includes detailed plans and elevations, relevant supporting technical reports, statements and legal agreements if necessary. LPA planning officers will review the design, layout, and impact of the development, as well as a consideration of any objections or concerns raised by the local community or other stakeholders.
Together PiP (Stage 1) and technical details consent (stage 2) are commensurate to full planning permission. The PiP system with its focus on smaller sites is certainly a tool SME property developers should consider in London as its two stepped approach provides some comfort as to the Local Planning Authority’s likely attitude towards the development of land. The potential issue with using this approach is that PiP stage one does not guarantee that technical details consent (stage two) will be granted. In this context careful consideration should be given to the feasibility of delivering the scheme through suitably detailed planning appraisals in order to ascertain that the site is suitable development land. Further there is potential for PiP to bypass important safeguards and allow inappropriate development to take place. Overall, the effectiveness of PiP in the UK will likely depend on how it is implemented and used by local planning authorities and property developers. It has the potential to be a useful tool in meeting the demand for housing and can also be a specialist planning consenting tool for residential property developers that focus on small scale infill and redevelopment schemes.
In respect to how to get planning permission on land it is worth speaking to a chartered town planner for site specific advice. Planning advice in London will vary from borough to borough and on a site by site basis. If you are in need of planning advice in London specific to your property development project or if you require planning permission help issues I encourage you to get in contact in order for us to help you overcome these challenges and increase your chances for success.
Fidel Miller MRTPI
London planning consultant
Planning consultant near me
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