What are the Different Types of Planning Permission?
Each type of planning application serves a specific intended use. Choosing the wrong one can lead to planning enforcement action or even a criminal offence in the case of unauthorised works to heritage assets.
For developers and planners, the first step to submitting an application consists of understanding the different types of planning and consent regimes.
From larger schemes and major development projects to a simple householder application, the planning rules are governed by the Town and Country Planning Act 1990 and covered by further guidance from the National Planning Policy Framework (NPPF) to ensure that the proposed development fits the local area and development plan.
Full Planning Permission Application
A full planning application is the standard way to obtain planning permission for most building operations and changes of use.
What is Full Planning Permission?
Full planning permission is a comprehensive application for planning consent that includes full details of the proposed building and other operations.
The application must include accompanying information like a location plan with a north point, a site plan showing the application site boundary within a red line, and other land owned by the applicant within a blue line.
For certain building works, a design and access statement is needed to explain the design principles and how the specific place makes a positive visual impression.
The standard application form itself and any supporting information must be accurate, as the application relates to the identified scale of the building proposed.
When is Full Planning Permission Required?
Full planning permission is needed for any planning projects that fall outside of relevant permitted development rights, such as for:
- Building a Single Dwelling House or Separate Dwelling Houses
- Converting a Property into Flat Conversions
- Undertaking a Building Rebuilding or Other Earthworks
An application for full planning permission would also be needed for developments on large sites if a screening opinion or scoping opinion is required to determine if an environmental impact assessment (EIA) and an environmental statement are necessary.
You will also need to submit a relevant certificate and ownership certificates to confirm if you are the sole owner or if you have notified all the other owners.
How Long Does Full Planning Permission Take?
The determination period in an application for full planning permission is usually eight weeks for a small number of dwellings or minor works.
Alternatively, the local planning authority has 13 weeks to complete the decision-making process on applications for full planning permission.
Under certain conditions, if additional information or details relating to specific issues are needed, the time limit can be extended.
How Long Does Full Planning Permission Last?
Once a decision notice for full planning permission has been issued, it is usually granted subject to a condition that the proposed development takes place within the next three years.
If you don’t start within this time limit, you will likely need a new application.
Change of Use Application
A change of use planning application is necessary when the primary use of a building place is set to be altered to a different use class.
What is a Change of Use Application?
A change of use application focuses on the intended use of the planning unit rather than the external appearance.
The Use Classes Order groups different uses together. A material change of use occurs whenever you move from one class to another, such as from class E to sui generis.
Certain use applications change the existing use of a whole planning unit, such as moving from business use to community halls or skating rinks.
When is a Change of Use Application Needed?
Change of use applications are needed for any proposed change that isn’t covered by permitted development rights, such as:
- Agricultural Buildings Moving to Residential Institutions or Nursing Homes
- Commercial Properties Becoming Drinking Establishments, Hot Food Takeaways, A3 Restaurants and Cafes
- Changes to Houses in Multiple Occupation, Shared House Occupied or Betting Offices
- Shifts Between Light Industrial, General Industrial, B8 Storage and Distribution Centres
It would also apply to the use of a building or place for assembly and leisure, health centres or training centres.
How Long Does a Change of Use Application Take?
The determination period for a chance of use application typically takes eight weeks.
In some cases, however, you may need to obtain prior approval or prior notification. Across the prior approval application, the timeline for change of use planning permission is much shorter.
How Long Does a Change of Use Application Last?
Like with full planning permission, a change of use planning consent usually remains valid for three years.
A new use must be established within this timeframe to avoid needing a new planning application.
Listed Building Consent Application
In any proposed works affecting a building of special interest, you need to apply for listed building consent to preserve the value and condition.
What is Listed Building Consent?
Listed building consent is a separate and distinct requirement from standard planning permission.
It creates a way for the relevant local planning authority to provide protection for heritage assets with special architectural or historic worth.
The listed status covers the character as a building, including historic features and aspects of a building that contribute to its historical interest.
When is Listed Building Consent Required?
You require listed building consent for any building works that alter a heritage asset on the site. Examples include:
- Structural Alterations or External Changes to Historic Buildings
- Works to a Listed Property, Including Unlisted Building Structures Within the Curtilage
- Building Works Affecting Architectural or Historic Interest
- Works Within a World Heritage Site or Conservation Area
How Long Does Listed Building Consent Take?
It is common for listed building consent applications to be decided within eight weeks.
As the applications change the fabric of the historic asset, the local planning authority usually asks for a heritage statement and further information regarding the proposed impact.
How Long Does Listed Building Consent Last?
Planning consent for a listed building is often granted subject to the work starting within three years.
The specific planning conditions may, however, be more stringent depending on the property involved.
Reserved Matters Application
A reserved matters application deals with the specific details required after an initial outline planning application has been approved.
What are Reserved Matters?
Reserved matters are the outstanding details that were not included in the outline application.
The details focus on the external appearance and the external built form of the proposed development, as well as how the buildings and spaces within the development scale are arranged.
Across this stage, the aim is to guarantee that the visual impression and appropriate scale are in line with the outline permission.
When is a Reserved Matters Application Needed?
Once you have outline approval, you must submit information for the specific aspects of a building that were previously excluded. Further submission is required to address:
- Means of Access, Including Access Points and the Surrounding Access Network
- Site Landscaping, Such as Planting Trees
- The Height, Width and Length of the Proposed Building
- Car Parking and Parking Spaces
- Access and Circulation Routes, Including Visibility Splays
How Long Does a Reserved Matters Application Take?
An application for approval of reserved matters usually takes eight weeks.
If the local planning authority sees any concerns raised by the local community, other information required to mitigate the potential impact on the amenities of the site will be needed.
How Long Does a Reserved Matters Application Last?
Applications for reserved matters approval need to be submitted within three years of the outline permission date.
You can usually apply online, and once approval is granted, you generally have two years to start work.
Support for All Planning Permission Categories
Navigating the selection of planning application types is much easier with a thorough understanding of development legislation and statutory requirements.
Between small houses and non-residential institutions (for example, state-funded schools or post office buildings), the use process involves complex information requirements.
If you need pre-application advice to ensure your development proposal is viable before you apply for planning permission, we can arrange pre-application meetings to go over everything with you.
Ask for Help From Our Expert Team
At the earliest opportunity, you should consult a planning consultant to understand how these fit with your goals.
If you want support for the specific circumstances of your development, guidance through the planning process and help with matters that could affect your plans, speak to our team.
We are easy to contact, either over the phone, via email or by filling out a quote form on our website.
