Permission in Principle (PiP): The Best Way to Test Development Potential?
Category
Development Plans
Policy & Legislation
Practical Planning Advice
Region
National
Date
9 July 2026
Bringing forward residential development can often feel like a significant leap of faith. Before committing substantial time and cost to detailed plans and technical reports, many landowners and developers simply want to answer one fundamental question: is development on this site likely to be acceptable in principle?
Permission in Principle (PiP) applications were introduced to help answer exactly that question. Designed as a simpler and more streamlined route for smaller housing-led schemes, PiP allows applicants to establish whether a site is suitable for development at an early stage, before progressing to the more detailed technical considerations.
For the right site, it can provide a valuable opportunity to test development potential, reduce upfront risk and gain greater confidence before moving further into the planning process.
Permission in Principle (PiP) applications are a route introduced in 2018 which provides an alternative way of obtaining an initial consent for housing-led development.
Not to be confused with a full or outline planning permission, PiP is intended to establish whether a development is acceptable before detailed matters are assessed. It can therefore be a useful and cost-effective option where the suitability of a site is uncertain or where applicants wish to confirm the principle of development at an early stage.
Equally, there may be certain circumstances where a PiP is not the most appropriate approach, with the potential benefits and limitations varying according to the specific characteristics of a site and proposal. The choice can also be dependent on your specific priorities and objectives.
For example, PiP applications are limited to smaller scale schemes and cannot be used for major development. To qualify, proposals must involve:
It is also worth noting that PiPs do not need to be wholly residential. They are intended for housing-led development, but non-residential uses can form part of the proposal provided the residential element remains the dominant use.
The PiP process consists of two stages.
The first stage establishes whether the site is suitable for development in principle, while the second stage considers the detailed design and technical matters. The two approvals combined result in a fully implementable planning permission
For this, the local planning authority is limited to assessing the:
All other planning matters are intended to be dealt with later at the TDC stage.
When submitting a PiP application, the regulations require only:
Although not mandatory, it is always beneficial to provide a supporting planning statement or covering letter alongside the application to set out why the PiP should be approved.
However, there are important limitations associated with the PiP route.
As noted above, unlike for an outline or full planning application, a granted PiP does not give you an immediate planning permission. This comes at the TDC stage. As such, your objectives for securing a PiP need to be clear, noting that it may not in itself be enough to secure funding from a bank or other investor for a land purchase or development finance.
Another difference is that planning conditions and legal agreements cannot be directly attached to a grant of PiPs. The consent can only establish the acceptability of:
Whilst local planning authorities can advise applicants on what they expect to see at the TDC stage, the limitation on conditions and legal agreements could in some instances prevent a PiP being achievable.
Furthermore, PiP cannot be granted for “habitats development”. This generally refers to development likely to have a significant effect on a protected European site without appropriate mitigation measures in place. The difficulty here is that the type of mitigation and how this is secured can vary between local planning authorities, meaning it is important to review local requirements and practices before pursuing a PiP application.
Once submitted, a local planning authority has a five week target date to determine a PiP application, which is shorter than for an outline or full planning application.
Once a PiP is granted, the subsequent TDC application must be approved within 3 years. If the application is refused, there is a right of appeal or to amend and resubmit.
Following the grant of Permission in Principle, development cannot proceed until TDC has been approved.
This second stage is more detailed and is broadly comparable to a traditional planning application. Matters such as layout, appearance, access, landscaping and other technical issues will all be considered at this stage.
Unlike the initial PiP stage, planning conditions and legal agreements can be imposed as part of the TDC process.
The application fee for TDC is calculated in the same way as a full planning or reserved matters application fee based on the number of dwellings.
Having a PiP secured does not guarantee that a TDC approval will follow. If the TDC application is refused, there is also a right of appeal against that decision or the opportunity to address the concerns raised and reapply, if possible within the 3 year time limit.
PiP applications can provide a useful and relatively cost-effective way of establishing whether residential development is acceptable in principle on a site.
However, because of their limitations, particularly in relation to environmental constraints and legal agreements, it is not suitable for every proposal. Careful consideration should therefore be given to whether PiP is the most appropriate route when compared with applications for outline or full planning permission.
If you are considering developing land and would like to explore whether PiP could be a suitable route for your site, our planning consultants can help.
Bell Cornwell can advise on the prospects of success, prepare and submit PiP applications, and guide projects through both the PiP and TDC stages.
To discuss your proposal with our team, please get in touch for bespoke planning advice.
The Bell Cornwell team provides tailored advice to help you maximise your chances of success, from site selection and design coordination to planning applications and post-permission requirements. If you want expert planning support, get in touch with our team.
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Jonthan Jarman is an Associate at Bell Cornwell, Town and Country Planning Consultants. He has been with the business since 2008 and is based in the Hampshire office. He advises clients on a wide range of residential and commercial planning matters. Jonathan has particular expertise in Green Belt development and establishing fallback positions to support planning proposals. He regularly assists with planning applications, appeals, Certificates of Lawfulness and prior approval applications, drawing on extensive experience gained throughout the private sector.
