Outline planning applications

A Simple Introduction from Our Experience

Perhaps you own a property with a large garden, a commercial site with potential, or a plot of land you believe is suitable for development. Before you invest a significant sum in detailed architectural plans, you face a critical question: will the local council even agree to the fundamental idea of building there?

This is where an Outline Planning Application can be an invaluable strategic tool. Instead of presenting a fully detailed scheme, this route allows you to first establish whether the principle of development is acceptable. At London Extend, we often use this two-stage process to de-risk projects for our clients, test the planning viability of a site, and secure a valuable asset before committing to the full cost of a detailed design.

The Concept in Plain English: Securing Permission in Principle

Think of an Outline Planning Application like getting an 'agreement in principle' for a mortgage before you've found the perfect house. You're asking the bank (the council) if they are, in theory, willing to lend you the money (allow development on your site). You are not yet presenting the specific house (the final building design) for their approval.

This approach splits the planning process into two distinct stages:

1. The Outline Application: This initial submission seeks to agree on the general principle. For example, you might apply for "the erection of up to five new dwellings" and provide just enough information—like a simple site plan—to allow the council to assess the concept against their planning policies.

2. The Reserved Matters Application: If your Outline application is successful, you have planning permission in principle. However, you cannot start building yet. You must then submit a second application to get the specific details of the design approved. These details are known as the "Reserved Matters."

The Two-Stage Process: Outline and Reserved Matters

The outline stage establishes the 'if', while the reserved matters stage defines the 'what' and 'how'. The five official Reserved Matters that are typically handled in the second stage application are:

• Access: The details of how vehicles and pedestrians will safely access and move around the site.

• Appearance: The external look and architectural character of the buildings, including the materials to be used.

• Landscaping: How the outdoor spaces will be treated, including hard and soft landscaping, planting, and boundary treatments.

• Layout: The specific arrangement and positioning of buildings, roads, and open spaces across the site.

• Scale: The precise dimensions of the buildings, including their height, width, and length.

When you submit an Outline application, you can choose which of these matters you want to 'reserve' for later consideration. In most cases, all five are reserved.

Is an Outline Application Right for a London Project?

While a powerful tool, we must be frank: the Outline Planning Application has a more limited role within the dense, historic fabric of many London boroughs. Its primary strength is in testing the principle of development on sites where this is the main point of contention.

In our experience, an Outline application is often unsuitable for typical London projects like infill developments, building on constrained back-land sites, or creating new flats within an existing terrace. For these projects, the impact on neighbours, daylight, privacy, and the character of the street is paramount. A council simply cannot judge these critical impacts without seeing a fully detailed design.

Furthermore, if your site is located within a Conservation Area or affects the setting of a Listed Building, an Outline application will almost certainly be rejected on the grounds of insufficient information. The council needs to see the full architectural detail to assess whether the proposal preserves or enhances the special character of the area. For these sensitive sites, a Full Planning Application is the only appropriate route.

Common Pitfalls We've Seen

• Using the Wrong Tool for the Job: Submitting an Outline application for a tight, sensitive London site is a common mistake. It often results in a swift refusal, wasting both time and the application fee.

• Underestimating the Total Cost: It is a myth that the Outline route is always cheaper. While the initial fee might be slightly less than a Full application, the subsequent Reserved Matters application carries its own fee, which is often the same as a Full application. The total cost of the two stages is therefore usually higher. For instance, based on current government fees, a 30-dwelling scheme on a 5-hectare site would incur a higher total fee through the Outline route than a single Full application.

• Missing Key Deadlines: An Outline permission is not valid forever. You typically have three years from the date of the Outline approval to submit your first Reserved Matters application. If you miss this statutory deadline, your permission expires, and you have to start the entire process again.

Our Concluding Advice: A Tool for Strategy and De-risking

The decision to use an Outline application should be a strategic one, based on the specifics of your site and your ultimate goal. It is less about design and more about planning strategy.

When an Outline Application is a Powerful Strategic Tool:

• To test a contentious principle: If you want to build in an area where development is not guaranteed—such as the edge of a town or in the Green Belt—an Outline application is the most cost-effective way to get a definitive answer from the council before commissioning a full design.

• To secure an asset for sale: A plot of land with outline planning permission is a far more valuable and attractive asset to a potential developer. It removes the primary planning risk, giving them the confidence to purchase and the flexibility to design the final scheme.

• To act before policies change: If you know your local council is in the process of adopting a new Local Plan that may be less favourable to your site, securing Outline permission can be a fast way to lock in development rights under the current, more supportive policies.

Choosing the right application pathway is a foundational step that can define the success of your project. It requires a careful assessment of planning policy, site constraints, and your own commercial objectives. If you are considering a development project and are unsure of the best strategy, our team at London Extend can provide the expert guidance you need.