Outline vs Full Planning Permission

Outline permission establishes the principle of development, while full permission approves all the details of a specific scheme.

The two types of planning permission

When applying for planning permission, you can choose between two main routes: outline planning permission or full planning permission. The right choice depends on your circumstances and what stage you're at in the development process.

What is full planning permission?

Full planning permission (sometimes called "detailed" planning permission) is the standard application where you submit all the details of your proposed development for the council to consider. This includes:

• Detailed plans and elevations
• Materials and finishes
• Landscaping proposals
• Access arrangements
• All supporting documents (design statement, ecology surveys, flood risk assessment, etc.)

If approved, you can start building in accordance with the approved plans (subject to any conditions).

What is outline planning permission?

Outline planning permission is a way to find out whether a development would be acceptable in principle, without having to work up all the detailed designs first. It's typically used for larger sites where the upfront cost of detailed designs would be significant.

An outline application establishes:

• That the site can be developed
• The general type and scale of development (e.g. "up to 50 dwellings")
• Usually includes the access point to the site

What are reserved matters?

If outline permission is granted, you then need to submit one or more "reserved matters" applications covering the details that were not included in the outline. There are five categories of reserved matters:

1. Layout - the arrangement of buildings, routes, and open spaces
2. Scale - the height, width, and length of buildings
3. Appearance - the visual impression of the development (materials, architectural details)
4. Access - how people and vehicles reach the site (sometimes included in the outline)
5. Landscaping - treatment of outdoor spaces, planting, and boundary features

Reserved matters must be submitted within 3 years of the outline permission, and development must begin within 2 years of the last reserved matters approval.

When to use each type

Use full planning permission when:

• You have a complete design ready
• The project is relatively straightforward (e.g. a house extension, single new house)
• You want to start building as soon as possible
• The application fee is modest relative to the project cost

Use outline planning permission when:

• You want to establish the principle before spending money on detailed designs
• You're buying land and want certainty before committing to purchase
• The project is large and complex
• You plan to sell the site with permission to a developer

Costs comparison

The application fee for outline permission is the same as for full permission - it's based on the type and scale of development. However, you'll also need to pay for the reserved matters application(s) later, so the total cost is higher with the outline route.

That said, outline permission can save money overall by confirming the principle of development before you commit to expensive detailed designs.

Key facts

• Full permission covers all details; outline establishes the principle only
• Reserved matters must be submitted within 3 years of outline permission
• There are 5 categories of reserved matters: layout, scale, appearance, access, landscaping
• Outline permission is best for large sites or when you need certainty before investing in designs
• Householder applications cannot be submitted as outline - they must be full applications

Research planning permissions in your area

Use Planning Signal to search for planning applications near you and see whether they were outline or full permissions. Browsing local decisions can help you understand what's likely to be approved in your area.