Start with the right route
There are several ways to obtain planning consent for a new home. The most suitable route will depend on the site, the proposed development, local planning policy and how much certainty you need before proceeding.
For many individual new-build homes, full planning permission is the most common route because the principle of development and the detailed design are considered together. However, outline planning permission, Permission in Principle and Prior Approval can all be relevant in certain circumstances.
This guide provides a practical overview only. Planning rules can be complex and site-specific, so you should obtain appropriate planning advice before buying land, submitting an application or starting work.
Compare the options before decising how to proceed
Full Planning Permission
A full planning application gives the local authority details of the proposed home, including its position, layout, design, scale, access, parking, landscaping and relationship with neighbouring properties.
If full planning permission is granted, it provides greater certainty about what can be constructed. That certainty can be important when arranging finance, appointing contractors, preparing construction budgets or deciding whether to proceed with a land purchase.
Planning approval does not necessarily mean construction can begin immediately. Planning conditions may need to be discharged, Building Regulations approval may be required, and CIL, legal agreements or other technical matters may still need to be addressed.
Outline Planning Permission
- Appearance
- Access
- Landscaping
- Layout
- Scale
Permission in Principle
Permission in Principle is a two-stage planning route intended primarily for smaller housing-led developments. The first stage considers the location of the development, the proposed land use and the amount of development. Other detailed matters are considered later through Technical Details Consent.
This route may be available for developments involving fewer than ten homes, subject to the site and proposal meeting the relevant eligibility requirements. It should not be treated as a shortcut to building; Technical Details Consent must be approved before construction can begin.
Prior Approval
Prior Approval is not a general alternative to planning permission. It applies where a proposal qualifies under a specific permitted development right. One example is Class Q, which may allow certain qualifying agricultural buildings to be converted into residential homes.
The local authority must still assess specified matters, and both the building and proposed conversion must meet strict criteria. It should never be assumed that every agricultural building or redundant structure will qualify.
Why Full Planning Permission Is Often Preferred
At first glance, outline permission can appear safer and less expensive because it allows the principle of development to be tested before paying for a complete design. In the right circumstances, particularly for a larger site or where details can reasonably be determined later, it can be a sensible approach.
With an individual new-build home, however, the acceptability of the development is often closely connected to the design, position, access, scale and effect on neighbouring properties. The local authority may therefore require a considerable amount of information before it can decide whether a new home would be acceptable.
- The principle and detailed design are considered in one application
- There is greater certainty about what can actually be built
- A separate Reserved Matters application may be avoided
- The site can be easier to value, finance or sell
- Site constraints can be addressed through a coordinated design
- There is a clearer basis for preparing construction budgets
Planning, CIL and Building Work
Planning is only one part of preparing for a new build. Building Regulations, structural design, drainage, services, CIL, legal matters and construction budgeting all need to be considered before work starts. Self-build homes may qualify for CIL exemption where the correct process is followed, but the forms and notices must be completed at the required stages and before construction begins.
If an existing property may be demolished and replaced, take advice before demolition. Premature demolition could affect planning strategy, CIL treatment and the evidence available for qualifying existing floorspace.
Talk to ABM Build Early
If you are looking at a potential new-build site in Horsham, West Sussex or the surrounding area, ABM Build can review the sales particulars and provide an initial practical view on the site’s development potential. This is not a substitute for formal planning advice, but it can help you understand the next questions to ask before you move forward.