Full vs Outline vs Permission in Principle (PiP): Side-by-Side Comparison
When searching local council planning registers or buying development land in the UK, you will encounter four primary types of planning consent: Full Planning Permission, Outline Planning Permission, Reserved Matters Approval, and Permission in Principle (PiP). Understanding which consent is attached to a site is vital before exchanging contracts or objecting to a nearby scheme.
| Feature | Full Planning Permission | Outline Planning Permission | Reserved Matters Application | Permission in Principle (PiP) |
|---|---|---|---|---|
| Primary Purpose | Approves complete architectural & site details in one go | Establishes the principle of development on a site | Approves the specific details held back at Outline stage | Fast-track principle approval for minor housing (<10 units) |
| Can You Start Building? | Yes (once pre-commencement conditions are discharged) | No — illegal to start work until Reserved Matters approved | Yes (combined with the original Outline consent) | No — requires Stage 2 Technical Details Consent (TDC) |
| Upfront Drawing Costs | High (full elevations, floorplans, drainage, ecology) | Lower (red-line plan & indicative parameters) | Moderate to High (detailed architecture & landscaping) | Very Low (red-line site plan only at Stage 1) |
| Statutory Time Limit | Must commence work within 3 years of grant date | Submit Reserved Matters within 3 years of Outline grant | Must commence work within 2 years of final RM approval | 3 years to obtain Stage 2 Technical Details Consent |
| Eligible Development | All buildings, extensions, engineering & changes of use | Erection of new buildings only (not pure Change of Use) | Sites with an active, unexpired Outline Permission | Housing-led minor development (1 to 9 dwellings) |
The 5 Statutory 'Reserved Matters' Explained (Article 2 DMPO 2015)
Under Article 5 of the Town and Country Planning (Development Management Procedure) (England) Order 2015, an applicant for Outline Planning Permission can choose to have some or all of the five statutory 'Reserved Matters' determined at the initial outline stage, or hold all five back for a later application:
1. Access: The accessibility to and within the site for vehicles, cycles, and pedestrians in terms of the positioning and treatment of access and circulation routes and how these fit into the surrounding highway network.
2. Appearance: The aspects of a building or place within the development which determine the visual impression the building or place makes, including the external built form of the development, its architecture, materials, decoration, lighting, colour, and texture.
3. Landscaping: The treatment of land (other than buildings) for the purpose of enhancing or protecting the amenities of the site and the area in which it is situated, including screening by fences, walls, or hedges, the planting of trees, and the formation of banks or terraces.
4. Layout: The way in which buildings, routes, and open spaces within the development are provided, situated, and oriented in relation to each other and to buildings and spaces outside the development.
5. Scale: The height, width, and length of each building proposed within the development in relation to its surroundings.
On large regeneration sites or housing estates, developers frequently submit a 'Hybrid Application'. This seeks Full Planning Permission for Phase 1 (such as spine roads, infrastructure, and the first 50 houses) so builders can start on site immediately, combined with Outline Planning Permission for Phases 2 and 3.
Statutory Time Limits Under Section 92 TCPA 1990
Section 92 of the Town and Country Planning Act 1990 imposes strict statutory deadlines on every Outline Planning Permission (unless the Local Planning Authority explicitly varies the period via condition):
• Step 1 (3-Year Submission Window): Application for approval of all Reserved Matters must be made to the Local Planning Authority not later than the expiration of 3 years beginning with the date of the grant of Outline Planning Permission.
• Step 2 (2-Year Commencement Window): The development itself must be begun not later than the expiration of 2 years from the final approval of the Reserved Matters (or, in the case of approval on different dates, the final approval of the last such matter to be approved).
Due Diligence Checklist When Buying Land with Outline Permission
Before purchasing a building plot advertised as having 'Outline Planning Permission Granted', run through these five statutory checks: