Planning Encyclopaedia

The Town and Country Planning (Use Classes) Order is a piece of legislation that categorises different uses of land and buildings into various classes (e.g., Class C3 for dwellinghouses, Class E for commercial, business and service). A change of use within the same class does not constitute 'development' and therefore does not require planning permission. This order simplifies the planning process for certain changes of use.2

Refers to the ability of all people, including those with disabilities, the elderly, and parents with children, to easily move around an area and reach essential places and facilities. Good accessibility is a key principle of sustainable development, ensuring that transport networks, public spaces, and buildings are designed to be inclusive and convenient for everyone.1

A positive element that contributes to the overall character or enjoyment of an area, making it a pleasant place to live and work. Amenity can include tangible factors like open spaces, trees, and historic buildings, as well as less tangible qualities such as peace, quiet, and privacy. Planning decisions often consider the impact of a development on the amenity of neighbouring properties and the wider area.1

This term describes development on vacant or under-used land, typically located to the rear of existing buildings, such as in large back gardens. These proposals often face challenges related to providing safe and suitable access, and can raise concerns about their impact on the amenity of neighbouring properties, particularly regarding overlooking, overshadowing, and loss of privacy.2

Land which has been lawfully developed and is currently, or was previously, occupied by a permanent structure and its associated fixed infrastructure. Government policy encourages the reuse of brownfield land for new development to promote urban regeneration and reduce pressure on greenfield sites. The definition excludes land occupied by agricultural buildings, as well as residential gardens, parks, and allotments.1

A term used to describe the distinct identity of a place, defined by the combination of its landscape, layout of streets and spaces, and the scale, design, and materials of its buildings. Preserving or enhancing the local character is a key consideration in planning decisions, especially within designated areas like Conservation Areas or in relation to Listed Buildings.4

The legal definition, as set out in the Town and Country Planning Act 1990, is "the carrying out of building, mining, engineering or other operations in, on, under or over land, and the making of any material change in the use of buildings or other land." This broad definition covers almost all construction, demolition, and significant changes in how land and buildings are used, and is the activity that the planning system seeks to manage.5

Land that has not been previously developed, with the exception of agricultural or forestry use. This typically refers to open countryside or farmland. There is often a policy preference for developing on brownfield sites first in order to protect greenfield land from urban sprawl and preserve the natural environment.6

A specific subset of Green Belt land defined as previously developed land and/or other land that does not strongly contribute to the core purposes of the Green Belt (such as checking urban sprawl). This classification is used in plan-making and decision-making to identify areas within the Green Belt that may be more suitable for development, provided other protective policies do not apply.7

The development of a small, vacant plot of land that is situated between existing buildings, typically within an established urban or village setting. Infill development can make efficient use of land and infrastructure, but proposals must be carefully designed to respect the character of the surrounding area and avoid negative impacts on the amenity of adjacent properties.6

Refers to the function or purpose for which a piece of land or a building is occupied or employed. The planning system categorises different land uses (e.g., residential, commercial, industrial) through the Use Classes Order. Managing land use is a fundamental aspect of planning, aiming to ensure that different activities are located appropriately to create functional and sustainable communities.8

A matter that is relevant to a planning decision and should be taken into account by the local planning authority when determining a planning application. The Development Plan is the primary consideration, but other factors such as national policy (the NPPF), government guidance, design, and impacts on amenity or highway safety can also be material considerations that influence the final decision.4

The development of an area or building to incorporate two or more different types of land use, such as a combination of residential, retail, and office space. Mixed-use development is often promoted in planning policy as it can create vibrant, walkable neighbourhoods where people can live, work, and access services without relying on cars, contributing to sustainability and community vitality.6

A holistic approach to the planning, design, and management of public spaces that aims to create high-quality, vibrant, and distinctive places that people want to live in, work in, and visit. It goes beyond just development, considering the physical, cultural, and social identities that define a place and contribute to its character and the well-being of its community.10

A form of development where buildings are constructed in a long, linear pattern, typically stretching along one or both sides of a main road. This type of development is often discouraged in modern planning as it can lead to urban sprawl, inefficient land use, and a reliance on car travel, while also harming the character of the countryside.6

A central principle of the UK planning system, defined as "development that meets the needs of the present without compromising the ability of future generations to meet their own needs." It has three overarching objectives: economic, social, and environmental. Planning aims to balance these objectives to ensure that development supports economic growth, creates healthy communities, and protects and enhances the environment simultaneously.11

The initial administrative check carried out by a local planning authority to ensure that a submitted planning application is complete and includes all the necessary documents, plans, and fees as required by national and local lists. Once an application is validated, the formal determination period begins.16

A place listed by UNESCO as being of outstanding universal value to humanity, deserving of protection for the benefit of all. These sites have the highest level of international protection, and planning policies afford them great weight, ensuring their special qualities are preserved. The impact of development on a WHS or its setting is a key planning consideration.6

A map that forms a key part of a Local Development Framework, illustrating the locations of all policies and proposals contained within the current Development Plan Documents on an Ordnance Survey base map. It provides a clear, geographical representation of where specific planning policies apply within the local authority's area.12

The final, formal confirmation of a Development Plan Document's status by a local planning authority, following a process of public consultation and independent examination. Once a plan is adopted, it becomes part of the statutory Development Plan for the area and is the primary basis for determining planning applications.1

A report produced annually by a local planning authority to assess the progress and effectiveness of the policies and proposals set out in its Local Plan. The AMR tracks key indicators, such as housing delivery, to determine whether policies are achieving their objectives and to identify if any updates to the plan are needed.12

A type of Development Plan Document used to provide a detailed planning framework for a specific area where significant change or conservation is needed, such as a major regeneration zone or a town centre. It sets out specific policies and proposals to guide development and investment in that particular location.12

A key Development Plan Document that sets out the long-term spatial vision, strategic objectives, and core policies for the future development of a local authority area. It establishes the overall approach to development, including the scale and distribution of new housing and employment land, and provides the strategic framework for all other planning documents.4

The collection of planning documents that sets out the policies and proposals for the development and use of land in a specific local authority area. As defined in law, it is the primary consideration when deciding planning applications and typically includes the Local Plan, any adopted Neighbourhood Plans, and relevant regional or spatial strategies.3

These are the statutory planning documents that, together with the Statement of Community Involvement, form the Local Plan. DPDs include the Core Strategy, site-specific allocations of land, and Area Action Plans. They are subject to public consultation and independent examination before they can be formally adopted by the local authority.2

A public document that outlines the local authority's work program for reviewing and preparing its Development Plan. It specifies the timeline for producing each document and details the opportunities for public participation and stakeholder involvement in the plan-making process. The scheme must be updated regularly to reflect progress.6

A legal duty that requires local planning authorities and other public bodies to engage constructively, actively, and on an ongoing basis to address strategic planning matters that cross administrative boundaries. This ensures that issues like housing need, infrastructure, and environmental protection are planned for effectively at a larger-than-local scale.14

The collection of research, studies, and data that informs and provides justification for the policies and proposals within a Development Plan. A robust evidence base is crucial for creating a sound plan and typically includes assessments on topics such as housing need, land availability, flood risk, and environmental impact.15

An annual measurement, published by the government, that compares the number of homes delivered in a local authority's area over the previous three years against its housing requirement. Where delivery falls below a certain threshold, consequences are triggered, such as the requirement for an action plan or the application of the 'presumption in favour of sustainable development'.3

A technical study undertaken by local planning authorities to identify a future supply of land which is suitable, available, and achievable for housing and economic development over the plan period. The HELAA is a key part of the evidence base that informs the allocation of sites in a Local Plan.1

The collective term for all the documents that make up a local authority's planning framework. This includes statutory Development Plan Documents (DPDs), which form the official development plan, and non-statutory Supplementary Planning Documents (SPDs), which provide additional detail and guidance on policies.7

The portfolio of Local Development Documents that collectively outline the spatial planning strategy for a local area. The LDF includes Development Plan Documents (like the Core Strategy), Supplementary Planning Documents, the Statement of Community Involvement, and the Annual Monitoring Report. It provides a flexible collection of documents rather than a single, rigid plan.2

A public document that sets out the local planning authority's programme for preparing and reviewing its Local Development Documents. It acts as a project plan, providing a timetable for the production of each document and outlining the key stages and opportunities for community involvement.4

The key document for the future development of a local area, prepared by the local planning authority in consultation with the community. It sets out a vision and a framework for development, including policies and site allocations, against which planning applications are judged. It must be based on evidence and undergo independent examination.7

A stage in the Scottish development plan review process. This report identifies the key planning issues for the area and presents different options for the planning policies that could be included in the Proposed Development Plan. It is a key document for public and stakeholder consultation to gather opinions on the future direction of the plan.6

A comprehensive document that provides a long-term vision and detailed framework for the development of a large or complex site, such as a new urban extension, town centre, or major regeneration project. It typically includes details on land use, building design, layout, public space, and infrastructure to guide future planning applications and ensure a coordinated approach.6

A document produced during the development plan review process that outlines the background research and data reviewed by the Local Planning Authority. This statement supports the identification of the main planning issues for the area and forms part of the evidence base that underpins the emerging plan.6

The national spatial strategy for Scotland, which sets out the Scottish Government's spatial principles, regional priorities, national developments, and national planning policies. It is a long-term plan for Scotland to 2045 that guides where development and infrastructure should take place. NPF4 is part of the statutory development plan and must be taken into account in all planning decisions.17

The core government document that sets out planning policies for England and how they should be applied. It provides a framework for local authorities to produce their own local plans and is a material consideration in planning decisions. The NPPF's central theme is a presumption in favour of sustainable development.18

A plan prepared by a Parish Council or a designated Neighbourhood Forum that sets out planning policies for a specific neighbourhood area. Once it has been tested through an independent examination and supported by a local referendum, it becomes part of the statutory Development Plan, giving communities direct power to shape the development and growth of their local area.7

The process of preparing, consulting on, examining, and adopting the collection of documents that form the Development Plan for a local area. This is a continuous cycle of monitoring, reviewing, and updating policies to ensure they remain relevant and effectively guide future development in line with the principles of sustainable development.11

A map that geographically illustrates the policies and proposals set out in the Development Plan Documents. It shows the specific areas where certain policies apply, such as land allocated for housing, Green Belt boundaries, Conservation Areas, and other designations, providing a visual guide to the local planning framework.6

A core principle at the heart of the National Planning Policy Framework. It means that development proposals that accord with an up-to-date development plan should be approved without delay. Where the development plan is absent, silent, or relevant policies are out-of-date, permission should be granted unless any adverse impacts would significantly and demonstrably outweigh the benefits.10

The process of identifying and designating specific sites for a particular future use or type of development, such as housing, employment, or open space, within a Development Plan Document. Site allocations provide certainty to landowners, developers, and the community about where future development will be concentrated.1

A document that allocates land for specific uses, such as housing and employment. It can also identify the criteria for controlling development on particular sites, for example, detailing specific requirements related to design, access, or the level of affordable housing. These allocations are clearly linked to the Policies Map.2

A high-level strategic plan prepared by a Mayor or a combined authority, such as the London Plan. It sets out an integrated framework for the development and use of land across a wider city-region, addressing cross-boundary issues and providing a strategic context for the Local Plans of constituent boroughs.3

A comprehensive approach to planning that goes beyond traditional land use regulation to integrate policies for the development and use of land with other policies and programmes that influence the nature of places and how they function. It considers the geographical distribution of activities and aims to create a coherent vision for a local area.6

A systematic process required by law for assessing the likely significant environmental effects of certain public plans and programmes, including Development Plans. The SEA ensures that environmental considerations are integrated into the plan-making process from the outset, promoting sustainable development by identifying and mitigating potential negative impacts.6

The key policies within a Local Plan that address the strategic priorities for the development and use of land in the area. They set out the overall strategy for the pattern, scale, and quality of development, and make provision for housing, employment, infrastructure, community facilities, and the conservation and enhancement of the environment.3

A document that provides more detailed guidance on the policies set out in the Development Plan. SPDs do not have the same legal status as the Local Plan but are a material consideration in decision-making. They are often used to provide specific guidance on topics like design, affordable housing, or developer contributions.6

An appraisal process that assesses the potential social, environmental, and economic impacts of a Development Plan. It helps to ensure that the plan promotes sustainable development by evaluating reasonable alternatives and suggesting ways to mitigate adverse effects. It often incorporates the requirements of a Strategic Environmental Assessment (SEA).6

The process by which an applicant can challenge a decision made by a local planning authority, such as a refusal of planning permission or the imposition of conditions. Appeals can also be made if the authority fails to make a decision within the statutory timeframe. In England, appeals are handled by the independent Planning Inspectorate.12

The individual, company, or entity that formally submits a planning application to a local planning authority seeking permission for a proposed development. The applicant is responsible for providing all the necessary plans, documents, and fees required for the authority to assess and determine the application.6

The formal process of seeking consent from the local planning authority to carry out development. This involves submitting a set of detailed plans, supporting documents (such as a Design and Access Statement), and a fee. The authority then assesses the proposal against its development plan and other material considerations before issuing a decision.16

A power held by the Secretary of State to take over the determination of a planning application from the local planning authority. This procedure is used for applications of more than local importance, such as those with significant national policy implications. A public inquiry is then held, and the final decision is made by the Secretary of State.7

A type of order, introduced by the Localism Act 2011, that allows local community groups to propose small-scale, site-specific development without needing a traditional planning application. If the order gains the support of the local community through a referendum, it grants planning permission directly, empowering communities to deliver projects they want to see.3

A legal order that allows certain public bodies to acquire land or property without the consent of the owner. CPOs are used when the land is needed for a public purpose, such as for major infrastructure projects or to assemble land for a large-scale regeneration scheme that is in the wider public interest.2

Requirements attached to a grant of planning permission that must be complied with to make a development acceptable. Conditions can control various aspects of the development, such as requiring the use of specific materials, restricting operating hours, or demanding the submission of further details (like landscaping schemes) for approval before work can begin.2

A crucial part of both the plan-making and development management processes, where the local planning authority seeks the views of the public, statutory bodies (like the Environment Agency), and other interested parties on planning policies or specific applications. This feedback must be considered before a final decision is made.15

The process by which a local planning authority, or the Secretary of State on appeal or call-in, determines the outcome of a planning application. The decision must be made in accordance with the statutory development plan unless material considerations indicate otherwise. This process involves weighing up the proposal's benefits against any potential harm.1

The formal, written legal document issued by the local planning authority that communicates its decision on a planning application. It will state whether permission has been granted or refused. If granted, it will list any conditions that apply; if refused, it will provide the reasons for the refusal.2

A decision on a planning application made by a planning officer under powers delegated to them by the local authority's elected members. The majority of planning applications are determined this way, with only the most significant or controversial cases typically being decided by the Planning Committee.9

A statement submitted with a planning application that details the rationale behind the applicant's chosen design and layout. It explains the design process undertaken, including how the proposal responds to its context and meets the principles of good design, justifying the final appearance of the development.6

A document that must accompany many planning applications, explaining the design principles and concepts that have been applied to the proposed development. It must also demonstrate how the applicant has considered issues of access for all potential users, including people with disabilities, to ensure an inclusive design.5

A set of specific, illustrated design requirements that provide detailed parameters for the physical development of a site or area. A design code builds on a broader vision, like a masterplan, to set clear rules for aspects such as building height, materials, and public space, ensuring a high standard of design is achieved.3

A document, often produced by a local authority, that provides guidance on how new development can be carried out in accordance with good design practice. It helps to inform applicants about the authority's expectations for design quality and can cover topics from architectural style to landscaping, helping to protect and enhance local character.3

The formal process of a local planning authority reaching a decision on a planning application, which can be to grant permission (with or without conditions), or to refuse it. The determination period is the statutory timeframe within which the authority is expected to make this decision.15

The process by which a local planning authority receives, assesses, and makes decisions on planning applications. This function ensures that new development is carried out in line with the policies of the Development Plan and other material considerations. The term 'Development Management' is now more commonly used to reflect a more proactive and positive approach to managing development.4

A piece of secondary legislation that sets out the detailed procedures for handling planning applications in England. It covers matters such as the information required for an application to be valid, consultation requirements, determination periods, and the content of decision notices. It provides the day-to-day operational rules for the development management system.9

A detailed planning application that seeks permission for the entirety of a development proposal at once. It includes all information necessary for the local planning authority to make a final decision, such as detailed plans of the site layout, building elevations, access arrangements, and landscaping. If granted, no further consent for these details is needed.9

A specific type of planning application used for proposals to alter or extend a single dwelling house, such as building an extension or a garage. It is a simplified process compared to a full planning application, designed for small-scale domestic projects that are not covered by permitted development rights.9

A procedure for handling a planning appeal that involves a discussion of the proposal around a table, chaired by a Planning Inspector. It is less formal than a Public Inquiry, with no cross-examination of witnesses. This format is suitable for cases where the issues are clear and can be explored through discussion.10

Development that exceeds certain thresholds defined in planning regulations. For housing, this typically means a development of 10 or more homes or a site of 0.5 hectares or more. For non-residential development, it usually refers to new floorspace of 1,000 square metres or more. Major developments often have more complex application and consultation requirements.3

A type of planning application used to establish the principle of a proposed development on a site, without providing full, detailed plans. If outline permission is granted, a subsequent application for 'Reserved Matters' (covering details like appearance, layout, and scale) must be submitted and approved before any development can begin.9

A committee of elected councillors from the local planning authority who are responsible for making decisions on significant, large-scale, or controversial planning applications. These meetings are held in public, and applicants and objectors may be given an opportunity to speak before the committee debates the proposal and casts a vote.22

The formal consent granted by a local planning authority for a proposed development. It is a legal requirement for most types of development, and carrying out work without the necessary permission can lead to enforcement action. Permission may be granted subject to conditions that control how the development is carried out.2

Discussions and communication between a potential applicant and the local planning authority that take place before a formal planning application is submitted. This process allows applicants to get informal feedback on their proposals, identify potential issues early, and understand the relevant policies, which can lead to a higher quality application.6

The most formal of the planning appeal procedures, typically used for large or complex cases. It is led by a Planning Inspector and involves the formal presentation of evidence from the applicant and the local planning authority, often with legal representation and cross-examination of witnesses. The proceedings are similar to a court of law.4

The detailed aspects of a development proposal that are not included in an outline planning application but are 'reserved' for later approval. These typically include access, appearance, landscaping, layout, and scale. A separate application for approval of reserved matters must be submitted and granted before development can commence.4

A planning application that is submitted after a development has already been carried out without the required permission. The local planning authority must consider the application in the same way as a standard application, based on its planning merits, and is not allowed to be influenced by the fact that the development has already taken place.25

An area of land that has no specific allocation, such as for housing or employment, designated on a local authority's policies map. This does not mean that development is automatically permitted or prohibited; any planning application on white land will be assessed against the general policies of the Development Plan and other material considerations.10

A term used in permitted development legislation to refer to specific types of designated land where permitted development rights are more restricted. This land includes Conservation Areas, National Parks, Areas of Outstanding Natural Beauty (National Landscapes), the Broads, and World Heritage Sites. The additional controls are in place to protect the special character of these sensitive areas.27

A direction made by a local planning authority to withdraw specific permitted development rights in a particular area. This means that a planning application will be required for development that would normally be permitted. Article 4 Directions are used to protect the character of an area, often in Conservation Areas, where unrestricted permitted development could cause harm.12

A legal document issued by a local planning authority that confirms an existing use of land, building operation, or activity that has been carried out without planning permission is now lawful and immune from enforcement action. This is typically granted if the breach has subsisted for a continuous period of time (4 years for building works, 10 years for changes of use).9

A legal document issued by a local planning authority that provides a formal determination on whether a proposed use or development requires planning permission or not. An applicant can apply for a CLPUD to gain certainty that their proposal is lawful (e.g., it falls under permitted development rights) before commencing any work.9

A material change in the way that a building or piece of land is used. Planning permission is generally required for a material change of use, unless the change is within the same Use Class or is permitted under the General Permitted Development Order. The planning system manages these changes to ensure that land uses are compatible and do not cause harm to amenity.2

A heritage asset that has statutory protection. This includes World Heritage Sites, Scheduled Monuments, Listed Buildings, Registered Parks and Gardens, Registered Battlefields, and Conservation Areas. These assets are of the highest significance and are given strong protection in the planning system against inappropriate development.3

The statutory instrument (legislation) issued by the Government that grants a national planning permission for certain types of development, known as 'permitted development'. The GPDO sets out the specific classes of development that are allowed without a planning application, subject to certain conditions and limitations, streamlining the process for minor works.9

A legal document issued by a local planning authority that provides formal confirmation that an existing or proposed development is lawful for planning purposes and does not require planning permission. This provides certainty to owners and potential purchasers. There are two types: one for existing use (CLEUD) and one for proposed use (CLPUD).16

An order made by a local planning authority that grants planning permission for a specific type of development, or for development within a defined area. LDOs are used to simplify the planning process and encourage investment in particular locations, such as regeneration areas or business parks, by removing the need for individual planning applications.3

A change in the use of land or buildings that is significant enough to require planning permission. There is no statutory definition, so whether a change is 'material' is a matter of fact and degree in each case, considering its impact on the character of the area and local amenity. A change from one class to another in the Use Classes Order is generally considered material.7

An order made by a local planning authority, through which a Parish Council or Neighbourhood Forum can grant planning permission for specific types of development within their designated neighbourhood area. This gives communities the power to permit, for example, new homes and shops, without the need for individual planning applications.3

A national grant of planning permission, set out in the General Permitted Development Order, which allows certain types of building works and changes of use to be carried out without having to make a planning application. These rights are subject to specific conditions and limitations and are more restricted in designated areas like Conservation Areas.30

A form of planning consent that establishes whether a site is suitable in principle for a specified amount of housing-led development. It is a two-stage process: the first stage (PiP) agrees the location, land use, and amount of development, while the second 'technical details consent' stage assesses the detailed design. It is intended to provide more certainty for developers early in the process.3

A process required for certain types of permitted development where the developer must seek approval from the local planning authority on specific matters before work can begin. This allows the authority to assess the proposal's likely impacts on factors such as transport, highways, noise, or flooding, and to request mitigating measures if necessary.2

An area designated by a local planning authority where a specific planning permission is granted for certain types of development, removing the need for individual applications. This tool is designed to stimulate development and encourage investment in areas that are in need of regeneration by simplifying the planning process.2

A Latin term meaning "of its own kind." In planning, it refers to uses of land or buildings that do not fall into any of the specific classes defined in the Use Classes Order. Examples include theatres, nightclubs, and petrol stations. A change of use to or from a sui generis use always requires planning permission.2

An area that has been continuously wooded since at least 1600 AD. It is considered an irreplaceable habitat due to its complex and long-established ecosystem. Ancient woodland is given the highest level of protection in the planning system, and development resulting in its loss or deterioration should be wholly exceptional.12

The potential of a heritage asset to hold evidence of past human activity that is worthy of expert investigation. This interest can be a key reason for a site's designation and is a material consideration in planning decisions. Development affecting sites of archaeological interest may require investigation and recording before work can proceed.12

Historic buildings, typically listed buildings or those in a conservation area, that are known to be suffering from neglect, decay, or under-use and are therefore at risk of being lost. Local authorities and Historic England often maintain 'Heritage at Risk' registers to monitor these buildings and encourage solutions for their repair and reuse.32