OUTLINE VS FULL PLANNING PERMISSION; WHAT IS THE DIFFERENCE?

Outline Vs Full Planning Permission; what is the difference?

Our prospective landowner clients frequently ask us the question; what is the difference between Outline and Full Planning Permission? - writes Harry Dee, Land Director, Richard Roberts

Outline Planning Permission was first introduced with the Town and Country Planning Act 1990 to allow the principle of planning to be considered by the Local Planning Authority (“LPA”), with the specifics, known as “Reserved Matters”, to be deferred until the submission of a subsequent Detailed Planning Permission application. Therefore Outline Planning Approval does not give you the go-ahead to commence construction of the proposed development.

By contrast, a Full Planning Permission presents full details on the proposal including but not limited to layout, access, appearance, scale, drainage and landscaping. If granted it means that all details have been considered by the LPA and approved. At this point the proposed development can be built subject to any conditions. Conditions are usually imposed on a development should the LPA or statutory consultees require additional information or confirmation of technical details.

Although detail can be presented through an Outline Planning Application, it is considered as indicative only and used to demonstrate the feasibility of a proposed development site. As Land Promoters, our job is to maximise the value of our clients’ land, a process largely owed to establishing the principle of development. By obtaining an Outline Planning Permission and providing indicative details in the form of access, drainage, layout and landscaping, we are increasing the value of the land more than just establishing the principle as it provides context to a purchasing developer.

Generally speaking, most house builders or developers like to put their “own stamp” on a development, whether this is through use of their own house types or a particular material treatment. Therefore, by establishing the principle of development through an Outline Planning Permission and providing a purchasing developer with context on reserved matters, we are maximising the value for our clients, without removing the developer or house builder’s ability to add their personal touch.