Outline planning applications are often used where a homeowner, landowner or developer wants to establish whether the general principle of development may be acceptable before committing to a full detailed design.

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An outline application can help test the planning position for a site, but it still needs to be supported by clear plans, drawings and information. The council must understand what is being proposed, how the site could be developed and which details are being left for later approval.

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Outline planning permission deals with the general principles of development. Some details can be left as reserved matters, which may include access, appearance, landscaping, layout and scale. These reserved matters are then dealt with later if outline permission is granted.

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Outline planning applications can be useful for:

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• New houses on garden land

• Small residential development sites

• Replacement dwellings

• Plot subdivision

• Infill development

• Backland development

• Converting or redeveloping unused land

• Larger outbuildings or separate residential units

• Mixed-use or commercial redevelopment ideas

• Testing development potential before detailed design work

• Sites where the principle of development is the first major question

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Planning issues can arise where:

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• The council needs to understand the scale of development

• The site layout or access needs early testing

• Neighbouring properties may be affected

• Trees, boundaries, access or parking may affect the proposal

• The site is in a conservation area or sensitive location

• The land has an unusual planning history

• The proposal may lead to later reserved matters applications

• The council needs more information before it can validate or assess the application

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Ask PAS About Outline Planning Plans and Drawings

 

Outline planning does not mean “no drawings”. Even where some details are reserved for later, the council still needs enough information to understand the proposal properly.

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Planning Application Services (PAS) can prepare outline planning plans and drawings to help explain the development principle clearly.

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PAS can help show:

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• The application site boundary

• The existing site layout

• The proposed development area

• The number of proposed dwellings or units

• The likely position of buildings

• The approximate scale or massing of development

• Existing and proposed access arrangements

• Parking and turning areas

• Garden areas and amenity space

• Relationship to neighbouring properties

• Trees, boundaries and site constraints

• Which matters are being submitted now

• Which matters may be reserved for later approval

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PAS can prepare plans and drawings for:

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• Outline residential applications

• Small development sites

• Single plot applications

• Garden land development

• Infill plots

• Backland plots

• Replacement dwelling proposals

• Redevelopment sites

• Outline layout plans

• Access and parking layouts

• Indicative site plans

• Development principle plans

• Reserved matters follow-up drawings

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What an Outline Planning Package May Include

 

The exact information depends on the proposal and how much detail is being submitted at outline stage. However, even outline applications usually need a site plan and location plan, and other supporting information may be needed depending on which matters are reserved.

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A typical outline planning package may include:

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• Site location plan

• Block plan

• Existing site plan

• Indicative proposed site layout

• Access layout

• Parking and turning layout

• Existing buildings or site features plan

• Proposed development area plan

• Street scene or context drawings where useful

• Tree and boundary information where needed

• Scale or massing notes

• Supporting planning statement

• Design and access statement where required

• Application submission support

• Help responding to planning officer queries

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For some sites, the council may also request:

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• Flood risk information

• Ecology information

• Tree survey or arboricultural input

• Highways or access information

• Drainage information

• Heritage or conservation notes

• Affordable housing or viability information

• Biodiversity Net Gain information where applicable

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Reserved Matters After Outline Planning Permission

 

If outline planning permission is granted, it does not normally mean you can start building straight away. The outstanding details must usually be approved through a reserved matters application before development can begin. Planning Portal guidance confirms that reserved matters are required after outline approval to deal with the outstanding details omitted from the outline application.

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Reserved matters can include:

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• Access

• Appearance

• Landscaping

• Layout

• Scale

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Applications for approval of reserved matters are normally made within a specified time limit, commonly three years from the date outline permission is granted.

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PAS can help after outline approval by preparing the next-stage drawings and supporting information for reserved matters.

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Why Professional Support Helps

 

Outline planning applications can look simpler than full planning applications, but they still need careful presentation.

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Professional support can help you avoid:

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• Submitting too little information for the council to assess the proposal

• Reserving matters without understanding the consequences

• Failing to show access, parking or site constraints clearly

• Applying for outline permission when a full application may be better

• Missing important validation requirements

• Providing weak site layout information

• Creating problems for the later reserved matters stage

• Overlooking neighbour, highway, tree or heritage issues

• Spending too much on full design before testing the development principle

• Delays caused by planning officer requests for clearer plans or more information

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PAS can help present the development principle clearly while keeping the application proportionate to the stage of the project.

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Full-Service Support from PAS

 

PAS can provide support from the early site review through to outline submission, reserved matters and later technical stages.

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This may include:

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• Initial planning review

• Outline planning plans and drawings

• Existing site plans

• Indicative proposed layouts

• Access and parking plans

• Site constraint review

• Supporting planning statement

• Design and access statement where required

• Planning application submission support

• Help responding to council queries

• Reserved matters drawings and applications

• Full planning application support if a detailed application is better

• Building Regulations drawings after detailed approval

• Structural design coordination where required

• Party wall advice and services where needed

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Outline planning can be a useful way to test the development potential of a site, but it needs the right drawings, the right level of detail and a clear understanding of what will need to happen next.

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Get expert help with your outline planning application

 

Whether you need outline planning drawings, an indicative site layout, reserved matters support, a planning statement, a full planning application or help understanding the development potential of a site, Planning Application Services (PAS) can help you understand what is needed and provide a clear quote for the right level of support.

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Tell us what you are planning, send any photos, sketches, site plans, existing drawings or land information you have, and we can advise on the next steps.

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