Question 1

What is full planning permission?

Accepted Answer

Full planning permission is a planning consent that approves all aspects of a proposed development in a single application and decision - the use of the land or building, the layout, scale, appearance, access arrangements, and landscaping. It is the most common form of planning consent and is used for householder applications (extensions and alterations to a house), change of use applications, new dwellings, commercial developments, and most other development requiring planning permission. Once full permission is granted and all pre-commencement conditions are discharged, construction can begin. Full planning permission is distinct from outline permission (which only approves the principle, leaving details to be approved later) and from a Certificate of Lawfulness (which confirms development is lawful without requiring permission at all).

Question 2

How long does full planning permission last?

Accepted Answer

Full planning permission must be implemented (construction must commence) within three years of the date of the decision notice, unless the permission specifies a different time limit. 'Commencement' means a material start on the development - not just clearing the site or demolishing a structure, but beginning the actual construction of what was permitted (digging foundations, for example). If the three-year period expires without commencement, the permission lapses and a new application must be submitted. The permission can be renewed by applying for a new permission before it expires, but the authority will assess the proposal afresh under current policies - a permission granted in a different policy climate may not be re-granted in identical terms.

Question 3

What happens after full planning permission is granted?

Accepted Answer

After full planning permission is granted, several steps must be completed before construction begins. First, read every condition on the decision notice and identify which conditions are pre-commencement (must be discharged before any work starts). Apply to the local planning authority to discharge any pre-commencement conditions, submitting the required information (materials samples, drainage scheme, construction management plan, etc.). Obtain Building Regulations approval (a separate process from planning permission) - full plans approval or a Building Notice depending on the project. Appoint a contractor and ensure they have copies of the planning permission and all approved drawings. Notify the local authority Building Control of the intended start date before commencing work. Retain copies of all planning correspondence, conditions, and discharge of condition approvals on site throughout the build.

Question 4

What is the difference between full planning permission and Building Regulations approval?

Accepted Answer

Planning permission and Building Regulations approval are two entirely separate consents addressing different aspects of a development. Planning permission controls whether a development should be built at all - its use, scale, appearance, and impact on the surroundings. Building Regulations approval controls how a development is built - the structural adequacy, fire safety, energy efficiency, drainage, ventilation, and accessibility of the construction. Both are needed for most significant building works. It is possible to have planning permission for a scheme that cannot comply with Building Regulations (requiring redesign), and possible to carry out Building Regulations-compliant work without the necessary planning permission. Starting work that needs both consents without either is a serious legal risk; starting with one but not the other is also a breach of the respective legislation.

Full Planning Permission

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