Question 1

What is outline planning permission?

Accepted Answer

Outline planning permission establishes the principle that a development of a certain type and broadly defined scale is acceptable on a particular site - without requiring all the design details to be settled at the outset. Once outline permission is granted, the developer submits one or more Reserved Matters applications to approve the details (layout, scale, appearance, access, and landscaping) within the parameters set by the outline permission. Outline permission is particularly used for residential developments, mixed-use schemes, and commercial development on allocated or unallocated sites, where the developer or landowner wants to confirm planning acceptability before incurring the cost of detailed architectural design. It is also used to enhance land value before sale.

Question 2

What are reserved matters?

Accepted Answer

Reserved matters are the detailed aspects of a development that are not determined at the outline stage and must be approved through a subsequent application before development can begin. The five reserved matters defined in the Town and Country Planning (Development Management Procedure) Order 2015 are: layout (the way the buildings and routes are arranged on the site); scale (the height, width, and length of buildings); appearance (the visual aspects of the development including materials); access (how vehicles, cycles, and pedestrians enter and leave the site and move within it); and landscaping (the treatment of hard and soft open spaces). An outline application may include some of these matters (for example, specifying access if a particular junction design is critical), with the remaining matters reserved for later approval.

Question 3

How long does outline planning permission last?

Accepted Answer

Outline planning permission lasts for three years from the date of the decision notice. Within this three-year period, a Reserved Matters application must be submitted. Once a Reserved Matters application is approved, development must begin within two years of that approval (or three years from the date of the outline permission, whichever is later). The time limits can be extended by applying to the local planning authority before they expire, or by submitting a new outline application. If the time limits expire without Reserved Matters being submitted or development commencing, the outline permission lapses and a new application is required. Extensions to time limits are not automatic - the authority assesses whether there have been changes in planning policy or circumstances that would affect the acceptability of the development.

Question 4

Can outline planning permission be refused?

Accepted Answer

Yes - outline planning permission can be refused in the same way as any other planning application, if the development is not acceptable in principle under the development plan policies and the National Planning Policy Framework. The outline stage assesses the principle of the development - whether the land use, the broad scale, and the general location are acceptable - not the detailed design. Refusal at the outline stage typically means the site is not considered suitable for the proposed type or quantum of development, and proceeding to detailed design would be futile. If refused, the applicant can appeal to the Planning Inspectorate within the relevant appeal period, submit a revised outline application addressing the reasons for refusal, or consider an alternative type or scale of development that may be more acceptable.

Outline Planning Permission

Just so you know...