Permission in Principle (PiP)

When Should Developers Opt for PiP Over Traditional Planning Applications?

In today’s challenging planning landscape, characterised by under-resourced authorities and delays to the determination of planning applications, developers need to consider all available options to achieve their aspirations. Permission in Principle (PiP) may not be as widely recognised as traditional planning application routes, but it can be a useful tool in certain scenarios.

At P&DG, we take a creative approach when it comes to solving our clients planning conundrums, which includes utilising the full extent of the planning toolkit. We have recently had a number of successes with PIP that demonstrate its effectiveness when effectively deployed, particularly in navigating around the common hurdles of the UK planning system.

What is Permission in Principle (PiP)?

Permission in Principle is a two-stage planning process aimed at speeding up the delivery of small-scale residential developments. Unlike traditional applications, PiP separates the consideration of the principle of development from the more detailed technical matters. This allows developers to establish the “principle of development” early on, without delving into technical details that typically require extensive resources.

The PiP process is split into:

Stage 1 – Permission in Principle (PiP): This stage establishes whether the development is acceptable in principle. The Local Planning Authority’s assessment of the proposal is limited to the following criteria:

Location of the site
Type of land use proposed (e.g. residential)
Amount of development (defined as a minimum and maximum number of dwellings)

Stage 2 – Technical Details Consent (TDC): As part of the Stage 2 process, the Council will then consider the technical details of the proposed development (including design, access, highways, heritage, ecology, flood risk etc.).

Once the Stage 1 and Stage 2 consents are granted full planning permission is achieved.

Why Consider Permission in Principle?

For developers working within certain constraints or with small-scale projects, PiP offers unique advantages:

Speed and Efficiency:

The PiP process is faster, with a five-week decision target compared to the longer timelines associated with full planning applications.

Lower Initial Costs:

PiP requires fewer upfront costs as there is no need to submit detailed plans in Stage 1, reducing financial commitment until the development’s principle is approved.

Increased Certainty for Site Potential:

A PiP decision can validate the development potential early, helping to establish the site’s value and marketability before significant investments are made.

PiP Eligibility, Requirements & Preparation

Eligibility for Permission in Principle (PiP) Applications:

Only suitable for small-scale residential developments: 1-9 dwellings, under 1,000 sq.m total, and on a site less than 1 hectare
Development must be housing or housing-led, with housing as the majority use
Not appropriate for major developments, householder applications, or those requiring Environmental Impact Assessments (EIA) or Habitats Regulations Assessments

Streamlined PiP Application Timeframes:

Stage 1 PiP decision target of just 5 weeks
Stage 2 Technical Details Consent also has a 5-week decision timeline
Subject to local authority processing time

PiP Stage 1 Validation Requirements:

- Completed PiP application form
- Site location plan
- Correct application fee (£503 per 0.1 hectares)
- Optional covering letter detailing site location, proposed use, and development scale

PiP Stage 2 Preparation:

- Once PiP is secured, developers must submit detailed technical plans and assessments for Stage 2 Technical Details Consent.
- This second stage allows for a comprehensive review of design, access, environmental impacts, and other critical development details.

When is PiP Most Suitable?

1. Testing Development Potential on High-Risk or Sensitive Sites

PiP is particularly useful in uncertain situations, such as when attempting to develop on sensitive or challenging sites, including:

Backland or garden sites within urban areas
Edge-of-village locations where planning policies may be ambiguous
Greenbelt infill opportunities

For these types of sites, where local planning policies may create potential hurdles, PiP allows developers to test the principle of residential development. Once PiP is granted, the land’s value typically increases, and developers can proceed with greater confidence through Stage 2.

2. When Pre-Application Services are Limited or Delayed

PiP can serve as an effective alternative to pre-application enquiries, particularly when local authorities face staffing shortages or delays, limiting pre-application advice availability. Unlike pre-application responses, PiP decisions carry more weight, providing developers with a formal confirmation of development potential that is valid for three years.

For example, many developers report success using PiP as an alternative to pre-applications in areas with high demand or limited resources, as it imposes a firm five-week timeline on authorities to make a decision at Stage 1.

The Benefits of PiP for Developers

Faster Process with a Defined Scope: For small-scale projects, PiP’s five-week decision target for Stage 1 offers a quick way to test the feasibility of a site. The streamlined criteria focus exclusively on the site location, land use type, and amount of development, leaving the more detailed technical matters for Stage 2. This speeds up the process by limiting the number of matters the Local Planning Authority needs to consider.

Cost Savings: PiP offers a more cost effective approach as it does not require a large amount of information to be submitted in support of the application. The Stage 1 process only requires the submission of a completed application form, red line plan and payment of the associated application fee.

This means that the costs of preparing detailed architectural plans and supporting technical assessment are saved until the Stage 2 process, once the development is confirmed to be acceptable in principle.

Increased Site Marketability: Securing PiP can significantly boost a site’s market value, as it confirms residential development potential. This is especially advantageous for landowners or developers aiming to sell or lease the site, as PiP provides potential buyers with an added layer of development certainty.

Potential Challenges and Considerations with PiP

Despite its advantages, PiP does have some limitations:

Restricted to Minor Developments: PiP applies only to projects under 1 hectare and with fewer than 10 dwellings, excluding major developments.
Stage 2 Risks: While Stage 1 approval confirms development principle, Stage 2 (Technical Details Consent) can still face delays or objections from the planning authority. Issues such as heritage concerns, flood risks, and design details are still to be addressed in this stage.
Limited Scope of Issues at Stage 1: PiP restricts consideration to a few core elements, which can be beneficial for simplicity but means that technical matters that may present a risk are not considered in Stage 1.

Final Thoughts: Is PiP Right for Your Development?

In today’s planning environment, where local authorities often struggle with resources and timelines, Permission in Principle offers an alternative for developers focusing on small-scale residential projects. It provides faster decisions, cost savings, and the opportunity to confirm site feasibility before committing to full planning applications.

Taking a creative approach to planning means considering all available tools and strategies. While PiP may not be suitable for every development, our experience shows it can be particularly effective in circumnavigating the challenges posed by today’s resource-constrained planning system. For any developer considering PiP, it’s important to weigh the benefits of speed and cost-effectiveness against potential limitations at the technical stage. Working closely with a planning consultant can help to navigate these considerations and make the best strategic choice for your project.

Get in touch

At P&DG, we’re committed to providing innovative solutions to planning and urban design. If you’re interested in learning more, we invite you to explore our portfolio projects or get in touch to discuss your project: info@panddg.co.uk.

News