A full planning application requires the submission of all details of the proposal, in one go, usually so that building work can start soon after approval is granted. A "Full" application is the most common type of application and is appropriate in the following circumstances:
- if you wish to change the use of land or buildings
- if you have all the information ready for us and wish a scheme to be considered under a single application
Most "Full" applications must be accompanied by a "Design and Access Statement". This document sets out the design principles and concepts that have been applied to the development - i.e. relating to the amount, layout, scale, landscaping and appearance of the development, and how the design of the development takes into account its context. For For further information please see the Planning Guidance webpage.
An outline application is a good way to find out if the principle of development is acceptable to a local authority, without incurring the expenses associated with getting documents required for a Full PPP.
Once outline permission has been granted, you then need to apply for approval of the details of the scheme (these are called "reserved matters"). You must do this within 2 years of the original application and clearly before any work starts on the ground.
As a minimum we now expect information on the following areas to accompany an Outline application:
- Proposed use of land
- Amount of development
- Indicative layout
- Scale parameters (e.g.: upper & lower limits of building dimensions)
- Indicative access points to the local roads and footpaths.
Reserved matters applications always "follow up" on an outline application, and add the details that were not supplied in the original application.
These details fall into five categories:
- external appearance
- means of access
Your proposal must be consistent with the outline permission. If your proposals have changed in any way, you may need to reapply at Outline stage or make a Full Application.
As a general rule, the "thresholds" by which permission is required are lower in Conservation Areas, and lower for Listed Buildings. Given that conducting unauthorised works to a Listed Building is a criminal offence, we strongly advise contacting us before commencing any works. Even cleaning a listed building can require permission, if certain chemicals are used.
Both of these application types attract no fee, and are often needed in addition to planning permission.
If you live in a Conservation Area and are doing pretty much anything other than the part or whole demolition of your home, you will not need Conservation Area Consent, just Planning Permission.
If you are thinking of making one of these types of application, amongst the usual requirements for drawings etc we also require a "Design and Access Statement". This document sets out the design principles and concepts that have been applied to the development - i.e. relating to the amount, layout, scale, landscaping and appearance of the development, and how the design of the development looks compared with other buildings in the area.
For further information please see the Lawfulness Development Certificate Conservation Area Planning Controls.
The planning system provides the possibility of obtaining a statutory document confirming that an existing/proposed use, operation or activity of a building or site named in it is lawful for planning control purposes. The planning merits of the use, operation or activity in the application are not relevant. The issue of a certificate depends entirely on factual evidence about the history and planning status of the building or other land and the interpretation of any relevant planning law or judicial authority. The onus is on the applicant to provide evidence to support the application. Please see our Lawful Development Certificates webpage for further information.