Reserved matters applications

A Simple Introduction from Our Experience

Securing outline planning permission is a fantastic achievement and a major milestone in any development project. It confirms that your local council agrees with the principle of development on your site, which significantly de-risks the project and adds considerable value to the land.

However, an outline consent is an agreement in principle, not a permission to start building. The crucial next step is to submit a Reserved Matters Application. This is the technical and creative stage where the broad-brush vision of the outline consent is transformed into a detailed, buildable scheme. At London Extend, we guide our clients through this critical phase, translating an approved concept into a fully-realised design that is ready for construction.

The Concept in Plain English: From Principle to Detail

The relationship between an outline consent and a reserved matters application is best understood with an analogy. If your Outline Permission was the approved synopsis for a book, the Reserved Matters Application is where you write the actual chapters. The main plot points and the ending are agreed upon, but now you must flesh out the characters, the detailed descriptions, and the dialogue to bring the story to life.

When you received your outline permission, you will have "reserved" the specific details of the design for future approval. This application is where you present those details to the council for their formal consent.

Breaking Down the Five Reserved Matters

Your Reserved Matters submission must provide comprehensive details on the five key aspects of the development. The council will assess each of these to ensure the final design is of high quality and appropriate for the site.

1. Appearance This is about far more than just the architectural style. It covers the complete external look of the development, including the choice of materials, their texture and colour, window and door designs, roof details, and how the buildings will be finished. The council will be looking for a design that responds positively to the character of the local area.

2. Access This details how people will get to and move around the site. It includes the design of vehicle access points, roads, footpaths, and cycleways. Critically, it also covers practicalities like car and cycle parking provision, access for refuse collection vehicles, and ensuring emergency services can reach all parts of the development.

3. Landscaping This covers the treatment of all outdoor spaces. It's broken down into "hard" landscaping (driveways, paths, patios, fences, walls) and "soft" landscaping (trees, hedges, lawns, and planting schemes). In today's planning landscape, this also involves demonstrating how the landscaping will contribute to biodiversity and incorporate sustainable drainage systems (SuDS).

4. Layout This is the detailed arrangement of buildings, roads, and open spaces on the site. A well-considered layout is crucial for creating a successful development. The council will scrutinise the layout to ensure it provides adequate privacy for future residents and existing neighbours, avoids overlooking, and creates a pleasant and safe environment.

5. Scale This refers to the precise size of the buildings. While the outline permission may have set parameters (e.g., "buildings up to three storeys"), this is where you submit the exact height, width, and length of each proposed building.

How This Impacts Your Project in London

While your outline permission might have been granted based on broad principles like housing need, the Reserved Matters Application is where your project will be intensely scrutinised against the rigorous design standards of your London borough and the London Plan.

Every London borough has its own detailed design guides and local character assessments. Your reserved matters submission must prove that the detailed design is of exceptional quality and respects this local context. The council's design officers will pay close attention to the quality of materials, the relationship between your development and its neighbours, and its contribution to the public realm. A generic, "off-the-shelf" design is unlikely to be approved in London's complex urban environment.

Common Pitfalls We've Seen

• The Consistency Trap: This is the single biggest pitfall. Your reserved matters submission must be consistent with the approved outline permission. If your outline consent was for "up to 20 houses," you cannot submit a detailed application for 21. If it was for "two-storey dwellings," you cannot submit a plan for three-storey townhouses. Any material deviation will lead to a refusal, forcing you back to the drawing board.

• Running Down the Clock: An outline permission is not valid indefinitely. You typically have a three-year deadline from the date the outline consent was granted to submit your first reserved matters application. This may sound like a long time, but detailed design, technical surveys, and consultations all take many months. At London Extend, we have seen developers lose incredibly valuable permissions by leaving this stage too late. If a last-minute application is refused, there may be no time to appeal or resubmit before the deadline expires.

• Underestimating the Scrutiny: It is a mistake to think this stage is a simple "rubber-stamping" exercise. The planning authority will assess the detailed application with the same rigour as a full planning application, including consulting with neighbours and technical experts.

Our Concluding Advice: Your Strategy for Success

The reserved matters stage is where your development truly takes shape. For larger sites, it's also possible to phase the development by submitting separate reserved matters applications for different parts of the site over time. This allows you to start construction on one phase while the detailed design for a later phase is still being finalised.

If your reserved matters application is refused, you have two options: amend the design and submit a revised application, or appeal the council's decision to the Planning Inspectorate (you have 6 months to do so). The best path depends on the reasons for refusal and the time remaining on your three-year deadline.

We always advise our clients to begin work on the reserved matters submission as soon as outline consent is secured. This provides the maximum amount of time to develop a high-quality design and leaves a crucial buffer to allow for revisions or an appeal if necessary. If you have secured outline permission and are ready to move forward to the detailed design stage, our team has the expertise to guide you to a successful outcome.