Permission in Principle - a faster, cheaper way to test residential development potential
Permission in Principle (PiP) is a fast, lower‑cost way to test whether a site can accept housing before you commit to detailed design and expensive technical work. It’s becoming an important tool for landowners, small developers and agents who want early certainty and to de‑risk sites — especially for small schemes, garden plots and edge‑of‑settlement opportunities.
What is Permission in Principle?
Permission in Principle is a two‑stage planning consent route introduced by the Government to make it easier to bring forward small‑scale housing development comprising up to 9 houses (on sites up to 1 hectare)..
It separates the planning process into:
Stage 1 — Permission in Principle (PiP)
This stage answers the fundamental question:
Is this site suitable in principle for housing development?
PiP considers only:
Location
Land use
Amount of development (number of dwellings)
It does not require detailed drawings, technical reports, or full design work.
Stage 2 — Technical Details Consent (TDC)
If PiP is granted, you then submit a TDC application covering:
Access
Layout
Design
Drainage
Ecology
Landscaping
Any other technical matters
Together, PiP + TDC = a full planning permission. answers one simple question: is development acceptable in principle on this site?
Think of PiP as the green light to invest in the technical work that follows.
Why PiP is cost effective
Lower upfront cost — you don’t need full architectural drawings, detailed drainage designs, ecology or transport reports at the PiP stage. That means much smaller consultant bills before you know the principle is acceptable.
Faster decision — PiP decisions are typically made far quicker than full planning applications, so you get clarity sooner.
Risk reduction — if the principle is refused, you’ve saved the cost of preparing a full application and all the technical work that goes with it. If granted, you proceed to TDC with confidence.
What you need to submit and how long it takes
Typical PiP submission
Red‑line site plan and location plan
Short supporting statement describing the proposal and number of dwellings (or site area)
Completed application form and fee
Typical timetable
Validation and registration: about 1 week
Determination: usually within a few weeks (PiPs have a 5 week determination period, compared to 8-13 weeks for a planning application)
Costs compared with a full planning application
PiP fees are charged by site area (for example, a fee per 0.1 hectare or part thereof). Because the PiP stage requires minimal technical input, the professional fees (planning consultant, basic plan preparation) are substantially lower than for a full application.
A full planning application for small residential schemes typically requires multiple technical reports and detailed drawings, which can push professional costs much higher before you even get a decision. In short: PiP reduces upfront financial exposure and lets you decide whether to invest in the full package.
How Contour Planning can help
At Contour Planning we use PiP strategically to secure early certainty and to unlock value for clients. Our approach is practical and evidence‑led:
Site appraisal — we test policy, constraints and likely LPA response before submitting.
Targeted submissions — we prepare concise, focused PiP applications that present the case clearly and avoid unnecessary technical baggage. We also prepare the plans required to support PiP applications.
TDC planning — when PiP is granted, we manage the technical stage efficiently so clients move from principle to delivery with minimal delay.
Recent successes include PiP approvals and positive outcomes in North Hertfordshire, East Hertfordshire, St Albans, and Bedford Boroughs, among other local authorities. These wins demonstrate how PiP can be used to de‑risk sites and secure a clear route to development.
Is PiP right for your site
PiP is particularly well suited to:
Small sites (including garden land and backland)
Landowners who want to test marketability before committing to detailed design costs
Schemes where the main issue is whether development is acceptable in principle rather than detailed design
If you want to avoid large upfront fees and get a quick steer on whether a site is deliverable, PiP is often the sensible first step.
Next steps
If you have a site you’d like tested, Contour Planning can:
Review the site and local policy quickly
Advise whether PiP is the right route
Prepare and submit a focused PiP application and, if successful, take the project through to TDC
Get in touch and we’ll provide a clear, pragmatic recommendation and an outline cost estimate.