Permission in Principle: An Underused Tool in Land Promotion

In the complex world of planning, finding ways to streamline development can be invaluable — especially for landowners and developers looking to unlock value efficiently. One such tool is Permission in Principle (PiP), introduced by the Housing and Planning Act 2016, yet still widely underused.

What is Permission in Principle?

PiP is a two-stage planning route that separates the principle of development from the technical details. In simple terms, it allows you to secure agreement in principle that a site is suitable for a specified range of uses, usually housing, without needing to produce detailed architectural plans or reports upfront.

Once PiP is granted, a second stage, the Technical Details Consent (TDC), is submitted to fill in the details (layout, design, access, etc.). Think of it as de-risking the early stage of the planning process, particularly for smaller sites.

Two Routes to PiP

There are two ways to obtain Permission in Principle:

1. By Application: This is the most direct route. Any landowner or developer can apply for PiP for a housing-led scheme of up to 10 dwellings (on a site smaller than 1 hectare), regardless of whether the land is brownfield or not. It's a low-cost, light-touch application, typically determined in 5 weeks.

   
   

2. Via the Brownfield Land Register: Local planning authorities must keep a register of previously developed land suitable for housing. If your site is included in Part 2 of the register, the Council can grant PiP itself. This route is council-led and often used for larger sites, but inclusion is discretionary and can take time.

   
   

Both routes result in the same outcome: formal approval of the principle of development, but the application route gives you more control and is quicker to initiate.

Why Isn’t It Used More?

Despite its promise, uptake has been low. Part of the reason is unfamiliarity, both within local authorities and among developers, and a misconception that PiP is only useful for small or minor sites.

But for the right site, especially where planning history or local policy is uncertain, PiP offers a quick and cost-effective route to establishing development potential without significant upfront investment.

The Benefits

• Lower upfront costs – No need for full drawings or reports initially

• Faster timelines – 5-week decision period for applications

• De-risking – Adds value by establishing principle of development

• Strategic flexibility – Layout and design confirmed later through TDC

Is PiP Right for You?

If you own a site or are considering land promotion, PiP could offer a smart first step, especially for brownfield land, smaller infill plots, or sites facing planning uncertainty. While not suitable for every project, it deserves far more attention than it receives.

At Maddox Planning, we’ve seen how PiP can unlock early momentum. If you’d like to explore whether it could work for your site, we’d be happy to help so please email me at ollie@maddoxplanning.com.

Writer: Ollie Cooper, Associate