What are the types of planning permission?

Buying land with planning permission already in place gives you the assurance you’ll be able to build a house on the site – What’s next after buying land with planning permission?

Two types of planning

Land sold with outline planning permission (OPP) is an agreement in principle that a house of a certain size can be built but the finer details – called ‘reserved matters’ – haven’t been agreed, such as its appearance, scale, access. You’ll have three years to finalise the design.

Land with detailed planning permission (DPP) means the house design has already been approved as per the detailed set of drawings showing the property’s elevations and floorplans, external materials, and site plan. Part of the DPP application includes a supporting design and access statement. This explains and justifies the project in relation to the local plan policy. It will include how the house will respond to the location and local vernacular, showing landscaping and access. Other supporting information refers to parking, drainage, waste and any necessary assessments (ecological, bats, flood risk, trees).

Choosing a new design?

If you buy land with DPP you don’t have to stick to the approved design. You can submit a new application for a different design but you’ll be starting from scratch. Sometimes a landowner might apply for DPP (instead of OPP) because it’s a tricky site so bear in mind significant design changes may not be acceptable.

What if I want to make design amendments?

If you want to make any major changes to a DPP – to the size or appearance, for example – and you’re still waiting for approval, you can do this through the planning portal. Otherwise, submit a new application for the change and wait for approval before you proceed. Minor changes can be applied for through a ‘non-material amendment application’. Although what’s considered ‘minor’ is at the discretion of the local planning authority.

What are planning conditions?

Planning consent is granted with ‘conditions’ and you’ll have to prove how you’re going to meet these conditions and show evidence the work has been done. This might relate to design specifics on landscaping, access, materials. For example, you might be told to use a certain type of roof tile. You’ll need to propose product options and show samples. Once the council are happy, the condition will be ‘discharged’. Conditions might need to be discharged before building work can begin and this can take up to eight weeks.

What is the planning consent expiry date?

One of the first planning conditions in DPP states planning consent is valid for three years from the date of issue. For OPP, it’s three years to seek planning for reserved matters, then two years after that you must start building. Keep an eye on the date if the land has been on the market for a while as the clock has already started ticking.

If you don’t begin on site before the expiry date you’ll have to submit a new application from scratch. Bear in mind, there’s no guarantee you’ll be given approval again because local planning policies may have changed. It’s a sobering reminder that land without any permissions has a much lower value than land with permission to build.

What if you’re not ready to start?

You can keep planning consent valid by showing your intention and making a start on the build and then pressing pause. For example, clearing the site, demolition work, digging trenches ready for foundations are often acceptable evidence the project has begun. Once the build has started there’s no time limit on when it must be finished.