Planning Permission in Principle

An Application for Permission in Principle (PIP) can be a good way of testing the water. You can see whether the Local Planning Authority (LPA) would agree ‘in principle’ to building on land you have interest in. For a reasonable cost, a PIP provides you with a definitive answer establishing whether your proposal is suitable in principle.  Albeit the scope and consideration of any PIP is limited to location, land use and the amount of development.  If favourable, this is likely to add value to the land and allow for the process of gaining planning permission. A further application would then be required to obtain a decision from the LPA.

As you would expect, Planning Policy will apply and be taken into account.  This includes those relating to contamination, phosphate neutrality, ecology, biodiversity and the risk of flooding on the site.  These all require additional information by other expert consultants. However, applying for Permission in Principle in the first instance does not always require evidence of such details at the PIP application stage, limiting your initial expenditure [nb: sites near the River Camel now do (Dec 2024)]. If the principle of development is supported, what this route also enables, is for you to follow on more confidently with the additional information at a later date to support the further application for Technical Details Consent. If obtained, these two approvals would constitute a planning permission.

The alternative of approaching the LPA with a Full Planning application as a first step would require the list of additional information mentioned above as supporting documentation with associated costs and more lengthy timescales.  There are of course the alternatives of a Pre-Application or Outline application.  However,  with the former, the LPA advice will only provide an officer’s opinion to your proposal. With the latter, additional information reports may still be required in support.

So, the Permission in Principle route can be the more economical. However, it is worth noting, every site is individual and has to be considered and discussed in its own context with regard to the correct approach towards a positive outcome.

Consider also, there could be constraints on the site you may not have considered. This could be overhead power lines and buried services, sloping ground or public footpaths. Such constraints may or may not be possible to overcome.

Approaching the local authority with this slightly more tentative step could be your way forward. Research, knowledge and having the right people around you are key – worth bearing us in mind to be your guide.