📖 Planning Glossary
Plain English explanations of UK planning terms. From Article 4 to Viability Assessment — everything you need to understand the planning system.
A
Article 4 Direction
💡 Removes automatic building rights in an area, meaning you need planning permission for things that would normally be allowed.
A direction made under Article 4 of the GPDO 2015 that withdraws permitted development rights in a specified area.
B
Biodiversity Net Gain (BNG)
💡 You must leave the environment 10% better than you found it — more trees, wildlife habitats, etc.
A mandatory requirement (since Feb 2024) for most developments to deliver a minimum 10% measurable improvement in biodiversity value using the DEFRA Metric 4.0.
Building Regulations
💡 The rules about HOW you build (structure, fire safety, insulation) — separate from planning permission which is about WHETHER you can build.
Standards set under the Building Act 1984 covering structural integrity, fire safety, energy efficiency, accessibility, and other technical matters.
C
CIL (Community Infrastructure Levy)
💡 A charge you pay to the council when you build something new — it funds local infrastructure like roads and schools.
A levy that local authorities can charge on new development to fund infrastructure. Calculated per square metre of net additional floorspace.
Change of Use
💡 Converting a building from one purpose to another — like turning a shop into a flat, or an office into a house.
A material change in the use of land or buildings from one Use Class to another, which may or may not require planning permission depending on the Use Classes Order and GPDO provisions.
Conservation Area
💡 A special area where the council protects the look and feel of buildings and streets. Extra rules apply to what you can build or demolish.
An area of special architectural or historic interest, the character or appearance of which it is desirable to preserve or enhance. Designated under Section 69 of the Planning (Listed Buildings and Conservation Areas) Act 1990.
Condition (Planning)
💡 Rules attached to your planning permission — things you must do before or after building, like using certain materials or planting trees.
Requirements attached to a planning permission under Section 70 TCPA 1990. Must meet the six tests: necessary, relevant, enforceable, precise, reasonable, and related to the development.
D
Delegated Decision
💡 Your application was decided by a planning officer (not the committee). Most applications are decided this way.
A decision made by a planning officer under delegated powers from the planning committee, typically for non-controversial applications that comply with policy.
Design and Access Statement (DAS)
💡 A document explaining WHY your design looks the way it does and how people will get to and around the building.
A statement required for certain applications (listed buildings, conservation areas, major development) explaining the design principles, context analysis, and access arrangements.
Development Plan
💡 The council's blueprint for what can be built where. Your planning application is judged against this.
The statutory plan comprising the Local Plan and any Neighbourhood Plans, against which planning applications must be determined unless material considerations indicate otherwise (s38(6) PCPA 2004).
E
EIA (Environmental Impact Assessment)
💡 A detailed study of how a large development would affect the environment — noise, traffic, wildlife, pollution, etc.
A process required for certain types of development (Schedule 1 and 2 of the EIA Regulations 2017) to assess the significant environmental effects of a proposed development.
F
Flood Risk Assessment (FRA)
💡 A report showing how likely your site is to flood and what you'll do about it. Required in flood zones or for large sites.
A site-specific assessment required by NPPF for developments in Flood Zones 2 and 3, and for sites over 1 hectare in Flood Zone 1, demonstrating how flood risk will be managed.
Full Planning Permission
💡 The main type of planning permission — covers everything about your proposal (design, layout, access, etc).
Permission granted under Section 70 TCPA 1990 for development that includes full details of the proposed scheme.
G
Green Belt
💡 Protected countryside around cities to prevent urban sprawl. Very hard to get permission to build on.
Land designated in local plans to prevent urban sprawl and keep land permanently open. Development is "inappropriate" unless it falls within specific NPPF exceptions (Para 149-150).
Grey Belt
💡 Previously developed land within the Green Belt that could potentially be released for housing under new government policy.
A new NPPF category (introduced 2024) for land within the Green Belt that is previously developed or makes a limited contribution to Green Belt purposes. Eligible for release in certain circumstances.
H
Householder Application
💡 The most common type — for extensions, loft conversions, and other changes to your own house.
A planning application for development within the curtilage of a dwellinghouse, including extensions, alterations, and outbuildings. Subject to specific fees and consultation requirements.
L
Lawful Development Certificate (LDC)
💡 An official certificate confirming that your proposed work doesn't need planning permission (or that existing work is lawful).
A certificate issued under Section 191 (existing) or Section 192 (proposed) of the TCPA 1990 confirming that a use or operation is lawful.
Listed Building
💡 A building of special historic or architectural importance. You need Listed Building Consent for most changes, inside or out.
A building included on the Statutory List of Buildings of Special Architectural or Historic Interest maintained by Historic England. Graded I, II* or II.
M
Material Consideration
💡 Anything relevant to a planning decision that isn't already in the development plan — like traffic, design, or loss of light.
A factor that is relevant to the determination of a planning application. Includes (but is not limited to) design, amenity, traffic, policy, and case law. The weight given to each is a matter of planning judgement.
N
NPPF (National Planning Policy Framework)
💡 The government's main planning rulebook. Every planning decision must consider it.
National policy published by DLUHC setting out the Government's planning policies for England and how they should be applied. A material consideration in planning decisions.
O
Outline Planning Permission
💡 Permission for the idea of building something — details like design and layout come later in "reserved matters" applications.
Permission establishing that the principle of development is acceptable, with some or all matters (access, appearance, landscaping, layout, scale) reserved for subsequent approval.
P
Party Wall
💡 A wall shared between two properties. If your building work affects it, you must follow the Party Wall Act and notify your neighbour.
A wall forming part of a building that stands on lands of different owners. The Party Wall etc. Act 1996 sets out rights and obligations for building work affecting party walls.
Permitted Development (PD)
💡 Building work you can do WITHOUT planning permission — like small extensions, loft conversions, or outbuildings (subject to limits).
Development that is granted planning permission by the GPDO 2015 without the need for a planning application, subject to conditions, limitations, and prior approval requirements.
Planning Statement
💡 A document that argues WHY your proposal should be approved — referencing planning policy and addressing potential concerns.
A supporting document setting out the planning case for a proposed development, analysing relevant development plan policies, national policy, and material considerations.
Prior Approval
💡 A lighter process than full planning — the council checks specific issues (like transport or noise) but can't refuse on general grounds.
A procedure under the GPDO where the LPA assesses specific matters (varies by class) before permitted development can proceed. Deemed approved after 56 days if no decision is issued.
R
Red Line (Site Boundary)
💡 The red line on your plan showing exactly which land is included in your application.
The application site boundary drawn in red on the location plan, enclosing all land necessary to carry out the proposed development including access.
S
Section 73 (S73)
💡 A way to change conditions on an existing planning permission without starting a whole new application.
An application under Section 73 of the TCPA 1990 to develop land without complying with conditions previously imposed. Creates a new planning permission if approved.
Section 96A (S96A)
💡 A quick way to make small, non-material changes to an approved scheme — like moving a window slightly.
An application for a non-material amendment to a planning permission under Section 96A TCPA 1990. No right of appeal if the LPA determines the change is material.
Section 106 (S106)
💡 A legal agreement where you promise to do certain things (like providing affordable housing or paying for a road) in exchange for planning permission.
A planning obligation entered into under Section 106 of the TCPA 1990, securing contributions or actions that cannot be secured by planning conditions. Must meet the three tests in Regulation 122.
T
TPO (Tree Preservation Order)
💡 Legal protection for specific trees — you need council permission to cut, prune, or remove them.
An order made by the LPA under the Town and Country Planning (Tree Preservation) (England) Regulations 2012 to protect trees of amenity value.
U
Use Class
💡 Categories that define what a building is used for — residential (C3), shops (E), offices (E), restaurants (E), etc.
Classifications of land and building uses defined by the Town and Country Planning (Use Classes) Order 1987 (as amended 2020). Changes within the same class do not constitute development.
V
Validation
💡 The council checking your application has everything it needs before they start looking at it properly.
The process by which the LPA checks that a planning application meets the national and local information requirements before it is registered and given a reference number.
Viability Assessment
💡 A financial study showing whether your development can afford to pay for affordable housing and other council requirements.
An assessment of the financial viability of a development scheme, typically used to negotiate reduced Section 106 or CIL contributions where the required level would make the scheme undeliverable.
A
Affordable Housing
💡 Homes provided at below market price for people who can't afford to buy or rent on the open market — includes social rent, affordable rent, and shared ownership.
Housing for sale or rent for those whose needs are not met by the market, including affordable rented, starter homes, discounted market sales, and other routes to home ownership as defined in NPPF Annex 2.
Appeal (Planning)
💡 If the council refuses your application (or takes too long to decide), you can ask a government inspector to review the decision.
A right under Section 78 TCPA 1990 to appeal to the Secretary of State (determined by a Planning Inspector) against refusal, non-determination, or conditions imposed on a planning permission.
B
Brownfield Land
💡 Land that has been previously built on — like old factories or car parks. The government encourages building new homes on these sites first.
Previously developed land (PDL) as defined in the NPPF Annex 2: land which is or was occupied by a permanent structure, excluding agricultural or forestry buildings, residential gardens, and certain other categories.
Building Control
💡 The team that checks your construction work meets safety standards — structure, fire, drainage, insulation. Separate from planning permission.
The process of ensuring building work complies with Building Regulations 2010 (as amended), administered by local authority building control or approved inspectors under the Building Act 1984.
C
Committee (Planning)
💡 A group of elected councillors who decide controversial or major planning applications that officers can't approve themselves.
A committee of elected members with delegated authority to determine planning applications that fall outside officer delegation schemes, typically major, controversial, or called-in applications.
Curtilage
💡 The private land around a building that goes with it — your garden, driveway, and yard are usually within the curtilage of your house.
The area of land intimately associated with a building, serving its purposes. For listed buildings, structures within the curtilage are also protected. Defined by case law (Calderdale, Methuen-Campbell).
D
Density
💡 How many homes are built on a given area of land — usually measured as dwellings per hectare. Higher density means more homes in less space.
A measure of the intensity of development, typically expressed as dwellings per hectare (dph) or habitable rooms per hectare. The NPPF encourages efficient use of land, with minimum densities in some areas.
Discharge of Conditions
💡 Getting the council to formally sign off that you've met the conditions attached to your planning permission — you usually need to do this before starting work.
An application to the LPA under Section 73 or by separate submission to approve details required by planning conditions. Pre-commencement conditions must be discharged before development begins.
E
Enforcement Notice
💡 A formal warning from the council that you've broken planning rules and must put things right — or face prosecution.
A notice served by the LPA under Section 172 TCPA 1990 requiring steps to remedy a breach of planning control within a specified period. Failure to comply is a criminal offence.
F
Footprint
💡 The area of ground that a building covers when viewed from above — used to measure how much of a site is built on.
The ground floor area of a building measured externally at ground level, used in planning to calculate site coverage and to assess compliance with permitted development limitations.
Five Year Housing Land Supply
💡 Councils must show they have enough land identified for five years' worth of new homes. If they can't, it's easier to get permission for housing schemes.
A rolling supply of specific deliverable housing sites sufficient to provide five years' worth of housing against the local housing requirement, with an appropriate buffer. Absence of this supply triggers the tilted balance (NPPF Para 11d).
G
Gross Internal Area (GIA)
💡 The total floor space inside a building measured to the internal face of the walls — used for CIL calculations and floorspace comparisons.
The total area of a building measured to the internal face of the perimeter walls at each floor level, as defined by the RICS Code of Measuring Practice. Used for CIL liability and Use Class thresholds.
Gateway (Building Safety)
💡 New checkpoint stages for high-rise buildings where you must get approval before moving to the next phase of design or construction.
Mandatory stop/go decision points introduced by the Building Safety Act 2022 for higher-risk buildings (18m+/7+ storeys). Gateway 1 (planning), Gateway 2 (pre-construction), and Gateway 3 (completion) each require approval from the Building Safety Regulator.
H
HMO (House in Multiple Occupation)
💡 A property shared by three or more tenants from different households who share facilities like a kitchen or bathroom. Larger HMOs need a licence.
A dwelling occupied by three or more persons forming two or more households, sharing amenities. Defined under Housing Act 2004 s254. Use Class C4 (small HMO, 3-6 persons) or sui generis (large HMO, 7+). Licensing required for 5+ occupants.
Hope Value
💡 The extra amount land is worth because of the possibility it might get planning permission for something more valuable in the future.
The element of open market value of a property reflecting the prospect of a more valuable use being permitted, typically the difference between existing use value and potential development value.
I
Inspector (Planning)
💡 An independent government-appointed expert who decides planning appeals and examines local plans on behalf of the Secretary of State.
A qualified professional appointed by the Secretary of State through the Planning Inspectorate (PINS) to determine appeals under Section 78 TCPA 1990, conduct local plan examinations, and hold public inquiries.
J
Judicial Review
💡 A legal challenge in the High Court arguing that the council (or inspector) made a legal error in deciding a planning case — it doesn't re-decide the case, just checks the process was lawful.
A challenge to the lawfulness of a decision or action by a public body, heard in the High Court (Administrative Court). Must be brought within 6 weeks of a planning decision. The court reviews the legality of the decision-making process, not the merits.
L
Local Plan
💡 The council's main planning document setting out where new homes, shops, and infrastructure will go over the next 15-20 years.
A statutory development plan document prepared by the LPA under the Planning and Compulsory Purchase Act 2004, setting out the spatial strategy, site allocations, and planning policies for the area. Must be examined by an independent inspector.
Lawful Use
💡 A use of land or buildings that is legally established — either because it has permission or because it has carried on long enough to become immune from enforcement.
A use of land or buildings that is lawful either by virtue of a planning permission, a Lawful Development Certificate, or through the passage of time rendering enforcement action out of time (4 years for building operations and change to dwelling, 10 years for other uses).
M
Major Development
💡 Big projects: 10+ homes, sites over 0.5 hectares, or non-residential buildings over 1,000 sqm. These get extra scrutiny and longer decision times.
Development defined as major under the DMPO 2015: residential of 10+ dwellings or site area of 0.5+ hectares; non-residential with 1,000+ sqm floorspace or site area of 1+ hectare. Subject to 13-week determination target and additional consultation requirements.
Minor Amendment
💡 A small change to an approved planning scheme — like repositioning a window or tweaking materials — that doesn't fundamentally alter the development.
A non-material amendment (S96A TCPA 1990) or minor material amendment (S73 TCPA 1990) to a planning permission. S96A is for changes that do not materially affect the scheme; S73 is for changes to conditions that may result in a materially different scheme.
N
Neighbour Consultation
💡 The council notifying people near your site about your planning application so they can comment. Usually done by letter or site notice.
The statutory requirement for LPAs to publicise planning applications by notifying adjoining owners/occupiers, displaying a site notice, or publishing in a local newspaper, as required by Article 15 of the DMPO 2015.
Non-Determination
💡 When the council doesn't make a decision on your application within the time limit — this gives you the right to appeal as if it had been refused.
The failure of the LPA to determine a planning application within the statutory period (8 weeks for minor, 13 weeks for major, or agreed extension of time). Grants a right of appeal to the Secretary of State under Section 78 TCPA 1990.
O
Officer Report
💡 The planning officer's written assessment of your application — it analyses the proposal against policy and recommends approval or refusal.
A report prepared by the case officer for delegated decisions or committee consideration, assessing the planning merits of an application against the development plan, NPPF, and other material considerations, culminating in a recommendation.
Openness (Green Belt)
💡 The essential quality of Green Belt land — keeping it free from buildings and development. Proposals are judged on whether they harm this openness.
The absence of built development and visual intrusion that is fundamental to Green Belt purposes. Assessed in both spatial and visual terms following the Supreme Court decision in Turner v SSCLG [2016] and Samuel Smith v North Yorkshire CC [2020].
P
Precedent
💡 Previous planning decisions on similar proposals that may influence how your application is judged — consistency matters in planning.
Earlier planning decisions that may be a material consideration in determining subsequent applications, particularly where similar circumstances apply. Weight depends on similarity and whether policy context has changed.
Pre-Commencement Condition
💡 A condition that MUST be dealt with before any building work starts on site — like archaeological surveys or drainage details.
A planning condition requiring details to be submitted and approved before development commences. Since October 2018, the LPA must obtain the applicant's written agreement before imposing pre-commencement conditions (TCPA 1990 s100ZA).
R
Reserved Matters
💡 The detailed design issues left to be decided later after outline permission is granted — things like the look of buildings, landscaping, and layout.
The five matters that may be reserved for subsequent approval in an outline planning permission: access, appearance, landscaping, layout, and scale. Must be submitted within the time limit specified in the outline permission (default 3 years).
Refusal
💡 When the council says no to your planning application — they must give clear reasons based on planning policy, and you can appeal.
The determination of a planning application by refusal of permission, which must include full, precise, and relevant reasons for refusal referencing specific development plan policies and other material considerations. Subject to a right of appeal under Section 78 TCPA 1990.
S
Sequential Test
💡 A requirement to look at more suitable locations first — for example, retail proposals must consider town centre sites before out-of-town locations.
A policy test requiring applicants to demonstrate that no sequentially preferable sites are available. Applied to main town centre uses (NPPF Para 87) and development in flood risk areas (NPPF Para 162), with each having distinct sequential criteria.
Site Notice
💡 A laminated notice posted on or near your site telling neighbours and passers-by about your planning application so they can have their say.
A notice displayed on or near the application site by the LPA as a means of publicising a planning application, as required by Article 15 of the DMPO 2015. Must remain displayed for a minimum of 21 days.
T
Tilted Balance
💡 When the council can't show a five-year housing land supply, the planning rules tilt in favour of approving housing — proposals should be approved unless the harm significantly outweighs the benefits.
The presumption in favour of sustainable development under NPPF Para 11(d), engaged when the most important policies for determining the application are out-of-date (including absence of a five-year housing land supply). Permission should be granted unless adverse impacts would significantly and demonstrably outweigh the benefits.
Time Limit
💡 Planning permission doesn't last forever — you usually have 3 years to start building (2 years for reserved matters) before it expires.
The period within which development must be commenced after the grant of planning permission. Default 3 years for full permission (TCPA 1990 s91), 2 years for reserved matters approval, or as varied by condition.
W
Written Representations
💡 The most common type of planning appeal — everything is done in writing (no hearing or public inquiry). The inspector reads your case and the council's case, then decides.
An appeal procedure under the Town and Country Planning (Appeals) (Written Representations Procedure) (England) Regulations 2009 where the inspector determines the case on the basis of written submissions from both parties without a hearing or inquiry.