Ad: Permission in Principle (PiP): Is it the best way to test development potential?

Permission in Principle (PiP) was introduced to help answer exactly that. It offers a simpler route for smaller housing-led schemes, allowing applicants to establish whether a site is suitable for development before progressing to more detailed technical matters.

For the right site, PiP can be a useful way to test development potential, reduce upfront risk and gain confidence before moving further into the planning process.

What is Permission in Principle?

Introduced in 2018, PiP is an alternative route to obtaining initial planning consent for housing-led development. Unlike full or outline planning permission, it establishes only the acceptability of development in principle, with detailed matters considered later.

PiP can only be used for smaller schemes:

• One to nine dwellings
• sites under one hectare
• less than 1,000 square metres of non-residential floorspace

It can include non-residential uses, provided housing remains the main use.

The Two-Stage Process

PiP applications involve two stages

1. Permission in Principle. This stage considers only:

• the site location
• the proposed land use
• the amount of development

The submission requirements are limited to an application form, location plan and fee, making it a relatively straightforward and cost-effective process.

1. Technical Details Consent (TDC). If PiP is granted, a separate TDC application is required before development can proceed. This stage considers layout, appearance, access, landscaping and other technical matters. Planning conditions and legal agreements can also be attached at this point.

Benefits and Limitations

PiP can be an effective way to establish whether residential development is acceptable without the expense of preparing a full application. Local planning authorities also have a five-week target for determination, which is shorter than many other application routes.

However, it is not suitable for every site. PiP cannot be used for major development or for certain environmentally constrained sites, including some habitats development. It also does not provide a fully implementable planning permission on its own, which can sometimes limit its usefulness for funding or land transactions.

Is PiP Right for Your Site?

PiP can offer a valuable early-stage route for testing smaller housing proposals, but its suitability depends on the characteristics of the site and the project objectives.

At Bell Cornwell, we advise landowners and developers on whether PiP is the right strategy, prepare applications and guide projects through both the PiP and Technical Details Consent stages.

About the author

Mark Cooke is an Associate at Bell Cornwell, based in the Hook office. He advises clients on a wide range of planning matters, including site appraisals, planning applications and strategic planning. Mark has experience across residential development, town centre regeneration and planning policy, with a background spanning both the public and private sectors.

Bell Cornwell is an independent town planning consultancy providing clear, realistic advice and a personalised service. We support landowners, developers and private clients nationwide, using expert knowledge, strong negotiation skills and commercial insight to navigate the planning system and secure the best possible outcomes.

hello@bell-cornwell.co.uk / bell-cornwell.co.uk

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