Key points
- Planning permission for homes can be sought in outline, to establish the principle, or in full, with all the details.
- Outline permission needs a later approval of reserved matters, or in Scotland matters specified in conditions, before work can start.
- Permission in Principle is an England-only route for housing-led schemes, followed by technical details consent.
- Default time limits to start work differ by nation, and councils can set different periods.
- Conditions and planning obligations attached to a permission affect what a site is worth and what a buyer can build.
What is planning permission?
Planning permission is formal consent from the local planning authority to build on land or change its use. For new homes, you can apply in outline, to settle the principle, or in full, with all the details. Permission usually comes with conditions and often a legal agreement covering contributions such as affordable housing.
You do not need planning permission to sell land, but a site's planning status has a large effect on its value. This guide explains the main types of permission, how long they last and how the systems differ across the UK.
What is the difference between outline and full planning permission?
Outline permission establishes whether a type and scale of development is acceptable on a site. Some or all of the detail, known as reserved matters, is left for later: usually access, appearance, landscaping, layout and scale.
Full permission covers everything at once, with detailed drawings of the homes, roads and landscaping.
Outline applications need less design work up front, which can suit landowners and promoters who want to establish a site's value before a housebuilder designs the scheme. Full applications suit a buyer ready to build its own design. In Scotland, the equivalent of outline permission is planning permission in principle.
What are reserved matters and planning conditions?
After outline permission, a reserved matters application seeks approval of the remaining details. In Scotland, the equivalent is an application for approval of matters specified in conditions.
Conditions control how development is carried out, for example materials, drainage, tree protection or working hours. Some must be met before work starts, and a condition that proves unworkable can sometimes be varied by a further application. Separately, a planning agreement can secure affordable housing and contributions: Section 106 in England and Wales, Section 75 in Scotland and Section 76 in Northern Ireland. England, and Welsh councils that have adopted it, may also charge the Community Infrastructure Levy. See our guide to Section 106 and affordable housing.
What is Permission in Principle?
Permission in Principle (PiP) is an England-only route for housing-led development. It is limited to location, land use and amount of development. A second stage, technical details consent, then approves the detail and has the effect of full planning permission.
- By application: available for housing-led schemes that are not major development, and lasts three years by default.
- Through the brownfield land register: councils grant PiP by entering sites in Part 2 of their register, and it lasts five years by default.
Scotland's planning permission in principle is a different thing: it works much like outline permission elsewhere.
What does a planning application for new homes involve?
The detail depends on the size of the scheme and the council's local validation list, but a housing application commonly includes:
- a site location plan and drawings of the proposed layout and homes;
- a planning statement explaining how the scheme meets local and national policy;
- technical reports, such as transport, flood risk and drainage, ecology, trees, heritage and ground conditions;
- in England, information on biodiversity net gain unless the scheme is exempt;
- the application fee and ownership certificates.
Pre-application advice from the council can flag problems early. Larger schemes may also need community consultation before the application is submitted, and the rules on that differ between the four nations.
How long does planning permission last?
These are the default periods. Councils can set longer or shorter periods when they grant permission.
| Nation | Full permission | Outline or in principle |
|---|---|---|
| England | Begin within 3 years of the grant | Apply for reserved matters within 3 years; begin within 2 years of the final approval |
| Wales | Begin within 5 years of the grant | Apply for reserved matters within 3 years; begin by the later of 5 years from the grant or 2 years from the final approval |
| Scotland | Begin within 3 years of the grant | Begin within 5 years of the grant of planning permission in principle; councils can set deadlines for detailed applications by condition |
| Northern Ireland | Begin within 5 years of the grant | Apply for reserved matters within 3 years; begin by the later of 5 years from the grant or 2 years from the final approval |
Development usually counts as begun once a material operation, such as digging a foundation trench, has lawfully started. If a permission lapses, a fresh application is normally needed. Sources: section 91 and section 92 of the Town and Country Planning Act 1990, Scottish Government Circular 3/2022, and sections 61 and 62 of the Planning Act (Northern Ireland) 2011.
How do the planning systems differ across the UK?
England: decisions follow the council's Local Plan and the National Planning Policy Framework, revised on 17 August 2026 with a new set of national decision-making policies. Biodiversity net gain is mandatory for most applications, with exemptions including many sites of 0.2 hectares or less.
Wales: decisions follow Planning Policy Wales, Future Wales and the council's Local Development Plan. Most new developments also need SuDS Approving Body approval for drainage.
Scotland: National Planning Framework 4 forms part of the statutory development plan alongside the Local Development Plan. Applications can be for full permission or planning permission in principle.
Northern Ireland: the 11 district councils have been the planning authorities since 2015, with regionally significant applications decided by the Department for Infrastructure. Policy comes from the Strategic Planning Policy Statement and local development plans.
What happens if planning permission is refused?
Refusal is not always the end. Common next steps are to revise the scheme and reapply, or to appeal. Appeals go to the Planning Inspectorate in England, Planning and Environment Decisions Wales in Wales and the Planning Appeals Commission in Northern Ireland. In Scotland, most appeals go to the Scottish Government's Planning and Environmental Appeals Division, although some decisions on local developments are reviewed by the council's Local Review Body. Appeal deadlines are strict, so it pays to act promptly.
In most cases, neighbours and other third parties cannot appeal against a grant of permission, although a decision can be challenged in the courts on legal grounds within strict time limits.
How does planning permission affect a land sale?
Permission removes much of a buyer's risk, so it usually increases what land is worth. The detail still matters to a buyer: the number and type of homes approved, the conditions to be discharged, and the obligations in any planning agreement all affect the price. Many option and promotion agreements are built around securing a satisfactory permission, which the agreement defines. Land to Homes manages planning on the sites we promote, but no one can guarantee a planning outcome. To find out what your land might support, start with a free site appraisal or read about our planning service.
Frequently asked questions
Does planning permission belong to the land or the owner?
In most cases it runs with the land, not the person who applied. That means a permission normally passes to a buyer when the land is sold, which is why permissions add value. Some permissions are made personal by condition, and conditions and planning agreements usually bind future owners too, so a buyer's solicitor will check them carefully.
Can I apply for planning permission on land I do not own?
Yes. Across the UK you can apply for permission on land you do not own, but the owner must be notified, and the application includes a certificate about ownership. This is how many promoters and developers work: they apply while holding an option or promotion agreement, with the landowner's cooperation.
Can an expired planning permission be renewed?
Not once it has lapsed. If work has not lawfully begun by the deadline, a new application is normally needed, and it will be judged against the policies in force at that time. Before the deadline, owners sometimes apply for a fresh permission, or make a lawful start to keep the permission alive. A planning consultant can advise on the options for a specific site.
Do I need planning permission to sell my land?
No. You can sell land with or without planning permission. Permission usually increases value because it reduces a buyer's risk, but applying costs money and takes time, and success is never guaranteed. Some landowners sell now, some apply first, and some use an option or promotion agreement so that the buyer or promoter funds the planning work.
Sources
- Town and Country Planning Act 1990, section 91 (legislation.gov.uk)
- Town and Country Planning Act 1990, section 92 (legislation.gov.uk)
- Planning Circular 3/2022, Annex G: duration of planning permission (Scottish Government)
- Planning Act (Northern Ireland) 2011, section 61 (legislation.gov.uk)
- Planning Act (Northern Ireland) 2011, section 62 (legislation.gov.uk)
- Permission in principle: planning practice guidance (GOV.UK)
- National Planning Policy Framework (GOV.UK)
- Biodiversity net gain: exempt developments (GOV.UK)
This guide is general information about how land and housing processes usually work. It is not legal, tax or financial advice. Rules differ between England, Wales, Scotland and Northern Ireland and change over time, so take advice from a solicitor, accountant or land agent on your own situation.