Full Planning Application

A Simple Introduction from Our Experience

Many of our most exciting projects at London Extend begin not with a small extension, but with a bigger vision: a new home on a plot of land, the conversion of a building, or a significant commercial development. When the project moves beyond the scope of a simple householder application, the first major strategic decision is how to approach the council for permission.

This brings you to a critical crossroads: do you submit a Full Planning Application or an Outline Planning Application? These are two distinct pathways, each with its own benefits and drawbacks. Choosing the right one from the start can save you a significant amount of time, money, and stress. This guide will break down the differences and provide our experienced perspective on making the right choice for your project.

The Concept in Plain English

For larger projects, you are essentially asking the council to approve two things: first, the general idea (or 'principle') of the development, and second, the specific details of its design. The type of application you choose determines whether you ask for this approval all at once or in two separate stages.

A Full Planning Application is the 'all-in-one' approach. You are presenting the entire, detailed vision for your project in a single submission. This means every aspect—from the exact dimensions and materials of the building to the access roads and landscaping—is put before the council for a comprehensive decision. This is the most common route for developments such as:

• The construction of a new dwelling or multiple dwellings.

• The conversion of a property to create new flats.

• Most new commercial buildings or significant commercial extensions.

• Crucially, any works to a flat or maisonette, as they have no Permitted Development rights.

While a Change of Use application is technically a type of full planning application, its unique requirements mean we've dedicated a separate, detailed guide to the topic on our website.

The Key Differences: Full vs. Outline

The fundamental difference lies in the level of detail you provide and when you provide it.

With a Full Planning Application, as mentioned, you submit everything from the outset. If you were proposing a block of ten flats, you would provide detailed drawings showing their precise layout, size, architectural style, materials, window positions, parking arrangements, and garden designs. The council assesses the entire package and either approves or refuses it in its entirety.

With an Outline Planning Application, you split the process. In the first stage, you ask the council to simply agree to the principle of the development. You might propose "up to five houses on this site" without specifying their exact design. You only need to provide enough information for the council to make a decision on the general concept.

If the outline application is approved, it establishes that you can build, but not what you can build. You must then follow up with one or more "Reserved Matters" applications to get the specific details approved. These reserved matters are the five core pillars of a design:

1. Access: How vehicles and pedestrians get into and around the site.

2. Appearance: The external look of the buildings, including materials.

3. Landscaping: The treatment of outdoor spaces, including planting and boundary walls.

4. Layout: The way buildings, routes, and open spaces are arranged on the site.

5. Scale: The size of the buildings, including their height, width, and length.

You can choose to reserve all five matters for a later application, or just a few.

How This Impacts Your Project in London

In the unique context of London, the choice between Full and Outline is even more critical. While an Outline application can be useful for establishing development potential on a large, unconstrained site, it is often not the right tool for typical London projects.

From our experience, London planning authorities will almost always prefer a Full Planning Application for infill sites, mews developments, or projects in dense residential areas. This is because the impacts on neighbouring properties, daylight, and the character of the street are so significant that they cannot be assessed in principle alone. The council needs to see the exact form, scale, and appearance of the building to make a responsible decision.

Furthermore, if your site falls within a Conservation Area or affects the setting of a Listed Building, an Outline application is highly unlikely to be accepted. The heritage impact of a proposal is entirely dependent on its detailed design, making a full submission the only viable path.

Our Concluding Advice: Making the Right Strategic Choice

At London Extend, the first thing we help a client determine is the level of risk and confidence associated with their site. This informs the entire application strategy.

When We Typically Advise a Full Planning Application:

• When you are confident in the principle: If the site is in an area where local policies actively encourage new housing or the type of development you're proposing, it makes sense to proceed with a full application.

• When the details are critical to approval: If key challenges like creating a safe vehicle access point or proving the design won't overshadow neighbours need to be solved, these details must be presented upfront. A council won't approve a principle if they aren't sure the practical details are achievable.

• When heritage is a factor: As mentioned, for any project that could impact a Conservation Area or Listed Building, a full application is essential to allow the council to properly assess the heritage considerations.

When an Outline Application Might Be the Smarter Move:

• When the principle is the main hurdle: If you want to build on a site where development is generally resisted (such as in the Green Belt or open countryside), an Outline application is a lower-cost way to test the principle with the council before investing in expensive, detailed architectural design.

• When there is time pressure: If a supportive planning policy is due to be replaced by a new, less favourable Local Plan, an Outline application can be a quicker way to establish the principle of development under the current rules.

• When you intend to sell the site with permission: Many developers prefer to buy land with outline permission, as it gives them the flexibility to design the final scheme themselves.

A final, crucial factor is cost. It’s a common misconception that the Outline route is always cheaper. While the initial application fee may be slightly lower, a successful Outline consent must be followed by a Reserved Matters application, which carries its own substantial fee. In many cases, the total council fees for a two-stage process can be significantly higher than for a single Full Application.

Deciding on the correct application strategy is one of the most important early decisions you'll make. If you'd like to discuss the specifics of your site and which route is best for you, our team at London Extend is ready to help.