Glossary of Planning Terms

Amenity

The positive elements that contribute to the overall character or enjoyment of an area. For example, open land, trees, historic buildings and the inter-relationship between them, or less tangible factors such as tranquility.

In planning terms, "residential amenity" often refers to the quality of living environment for occupants of a dwelling, including factors such as noise, privacy, outlook, and access to daylight.

Article 4 Direction

A direction made by a local planning authority that withdraws permitted development rights for certain types of development in specified areas. This means you'll need to apply for planning permission for work that would normally fall under permitted development.

Article 4 Directions are commonly used in conservation areas, areas of special architectural or historic interest, and in areas where particular types of development might threaten local character.

AONB (Area of Outstanding Natural Beauty)

A landscape designation protecting areas of countryside in England, Wales, and Northern Ireland that have significant landscape value. Development within AONBs is subject to stricter planning controls, including reduced permitted development rights.

The primary purpose of an AONB designation is to conserve and enhance the natural beauty of the landscape, while taking into account the needs of local communities.

Biodiversity Net Gain

A requirement for development projects to increase the biodiversity value of the site after development compared with before. As of 2023, most new developments in England must deliver at least 10% biodiversity net gain.

This may involve preserving existing habitats, creating new ones, or making financial contributions to off-site biodiversity projects. For householders, small extensions typically have simpler requirements than major developments.

Building Regulations

Statutory requirements for building work in the UK that ensure buildings are safe, accessible, and energy-efficient. Unlike planning permission, which focuses on how development looks and its impact, Building Regulations concern technical standards of construction.

Most construction projects, even those that don't need planning permission, will require Building Regulations approval. This includes new buildings, extensions, many internal alterations, and changes to services such as electrics and plumbing.

Building Control

The department or service responsible for ensuring buildings comply with Building Regulations. You can use either your local authority building control service or a private approved inspector.

Building control officers inspect construction at key stages and issue completion certificates when work complies with Building Regulations. They are separate from the planning department and focus solely on technical compliance rather than aesthetic considerations.

Change of Use

Altering the primary purpose for which a building or land is used. Planning permission is often required for a change of use, although some changes are permitted through permitted development rights or "prior approval" processes.

Properties are categorized into "Use Classes" (such as C3 for dwellinghouses, E for commercial/business use). Moving from one use class to another typically requires planning permission, though some changes within the same class do not.

Conservation Area

A designated area of special architectural or historic interest, the character or appearance of which it is desirable to preserve or enhance. Development in conservation areas is subject to additional controls, including reduced permitted development rights.

In conservation areas, you'll typically need planning permission for works that would otherwise be permitted development, such as certain exterior alterations, roof changes, and demolition of buildings. Trees in conservation areas are also protected.

Conditions

Restrictions or requirements attached to a planning permission that must be followed. Conditions are used to make otherwise unacceptable development acceptable by controlling aspects of the development or mitigating its impact.

Common conditions include time limits for starting development, requirements for additional approvals of materials or details, restrictions on hours of operation, or requirements for landscaping and tree protection. Failing to comply with conditions can lead to enforcement action.

Design and Access Statement

A document that explains the design thinking behind a planning application, including how the proposed development is suitable for the site and setting, and how it will be accessible for all users.

Design and Access Statements are required for most applications for major development, applications in conservation areas or World Heritage Sites, and listed building consent. For householder applications, they're generally only required in conservation areas or World Heritage Sites.

Delegated Powers

Authority given to planning officers to make decisions on certain planning applications without referring them to a planning committee. Most householder applications are decided under delegated powers.

Applications that are complex, controversial, or that receive a significant number of objections may be "called in" to be decided by the planning committee instead. Each local authority has its own rules about which applications go to committee.

Discharge of Conditions

The process of seeking approval from the local planning authority to fulfill conditions attached to a planning permission. Some conditions require approval before work can start, while others need to be discharged before the development is occupied or completed.

To discharge a condition, you submit an application with supporting evidence (such as material samples, detailed drawings, or reports) to show how you've met the condition's requirements. The local authority will then confirm in writing whether the condition has been satisfactorily discharged.

Ecological Survey

An assessment of a site's wildlife and habitats to identify any protected species or important ecological features that could be affected by development. Ecological surveys may be required as part of a planning application if the development could impact wildlife.

The type of survey needed depends on what species might be present. Common surveys for residential properties include bat surveys and great crested newt surveys. Ecological surveys often need to be conducted at specific times of year.

Enforcement

Action taken by a local planning authority against development that has been carried out without the necessary planning permission or that doesn't comply with approved plans or conditions.

Enforcement options include requesting a retrospective planning application, serving an enforcement notice requiring the unauthorized development to be removed, or in serious cases, prosecution. The local authority has discretion over whether to take enforcement action based on whether the breach causes planning harm.

Environmental Impact Assessment (EIA)

A process to evaluate the likely environmental effects of a proposed development. EIAs are typically only required for large-scale developments with significant environmental impacts.

Most householder developments and small-scale projects won't require an EIA. For projects that might need one, a "screening opinion" can be requested from the local authority to determine whether an EIA is necessary.

Flood Risk Assessment

A study to assess the flood risk to and from a development site. It's required for planning applications in areas at risk of flooding from rivers, sea, or other sources.

The level of detail required in a flood risk assessment depends on the scale of development and the flood risk classification (Flood Zones 1, 2, or 3). For householder applications in Flood Zone 1 (low risk), a simple statement may be sufficient, while more detailed assessments are needed for higher risk areas.

Flood Zones

Classifications that indicate the probability of river and sea flooding, ignoring the presence of flood defenses. They are used to guide development decisions.

• Flood Zone 1: Low probability of flooding (less than 1 in 1,000 annual probability)
• Flood Zone 2: Medium probability (between 1 in 100 and 1 in 1,000 annual probability)
• Flood Zone 3a: High probability (1 in 100 or greater annual probability)
• Flood Zone 3b: Functional floodplain (land where water has to flow or be stored in times of flood)

Development in higher risk zones (2, 3a, and 3b) is subject to stricter planning controls and may require a flood risk assessment.

Full Planning Permission

A type of planning permission where all details of the proposed development are approved in one application, allowing development to proceed without further approvals (except for any conditions requiring discharge).

Full planning permission contrasts with outline permission, which only establishes the principle of development with details reserved for later approval. Most householder applications (such as extensions) are for full planning permission.

Green Belt

A designated area of open land around urban areas where development is tightly controlled to prevent urban sprawl, protect the countryside, and preserve the character of historic towns.

Development in the Green Belt is considered inappropriate unless it falls within specific exceptions. For householders, limited extensions or alterations to existing buildings may be permitted, but they should not result in disproportionate additions over and above the size of the original building.

Gross Internal Area (GIA)

The area of a building measured to the internal face of the perimeter walls at each floor level. GIA includes areas occupied by internal walls and partitions, columns, chimney breasts, stairwells, lifts, corridors, and similar.

GIA is commonly used in planning to calculate floor space for residential developments, particularly when assessing whether extensions comply with permitted development limits or local planning policies about proportionate additions.

Gross External Area (GEA)

The area of a building measured to the external face of the perimeter walls at each floor level, including the thickness of external walls.

GEA provides the total footprint of a building and is sometimes used in planning calculations, though for most residential applications, Gross Internal Area (GIA) is more commonly used.

Heritage Asset

A building, monument, site, place, area, or landscape identified as having a degree of significance meriting consideration in planning decisions because of its heritage interest.

Heritage assets include designated assets (such as listed buildings, scheduled monuments, and conservation areas) and non-designated assets identified by local authorities in local listings or during the planning process. Development affecting heritage assets is subject to additional controls to preserve their historical or architectural significance.

Highway

Any road, footpath, or other thoroughfare to which the public has right of access. In planning terms, the "highway" often refers to the public road network maintained by the highway authority.

Many planning rules refer to the "highway," particularly for permitted development. For example, certain permitted development rights don't apply to extensions or buildings that would be in front of the "principal elevation facing a highway."

Householder Application

A type of planning application for works or extensions to a single house or flat that require planning permission. This is the most common application type for homeowners.

Householder applications have simpler requirements and lower fees than other application types. They typically cover extensions, loft conversions, alterations, garages, garden buildings, and similar works to a residential property, but don't include changes of use or creating new dwellings.

Inappropriate Development

Development that is, by definition, harmful to the Green Belt or other protected areas and should not be approved except in very special circumstances.

Most new buildings in the Green Belt are considered inappropriate development, though there are exceptions for specific types of development such as limited extensions to existing buildings, replacement buildings of similar size, and certain agricultural or forestry buildings.

Incidental Use

Uses that are secondary or subordinate to the main use of a property. In residential contexts, "incidental" buildings or uses are those that support the enjoyment of the dwelling house but aren't part of the primary living accommodation.

Permitted development rights for outbuildings specify that they must be for purposes "incidental to the enjoyment of the dwellinghouse." This includes uses like garden storage, home workshops, gyms, or hobby rooms, but excludes primary living accommodation like bedrooms, self-contained accommodation, or separate dwellings.

Lawful Development Certificate (LDC)

A legal document that confirms a development or use is lawful and doesn't require planning permission. There are two types:

• Lawful Development Certificate (Proposed): Confirms that a planned development doesn't need planning permission (e.g., it's permitted development)
• Lawful Development Certificate (Existing): Confirms that an existing development or use is lawful, either because it had planning permission, was permitted development, or has been in place long enough to be immune from enforcement

While not mandatory, LDCs provide legal certainty and can be especially valuable when selling a property or if neighbors raise concerns about work you've done or plan to do.

Listed Building

A building or structure of special architectural or historic interest that is protected by law. Listed buildings are graded according to their importance:

• Grade I: Buildings of exceptional interest (around 2.5% of listed buildings)
• Grade II*: Particularly important buildings of more than special interest (around 5.5%)
• Grade II: Buildings of special interest (92% of all listed buildings)

Listed Building Consent is required for any works of demolition, alteration, or extension that would affect the building's character as a building of special interest. This applies to both the interior and exterior, and to any objects or structures fixed to the building or within its curtilage.

Listed Building Consent

Permission required for works to alter, extend, or demolish a listed building in a way that affects its character as a building of special architectural or historic interest.

Listed Building Consent is separate from planning permission, though both may be required for the same project. Even relatively minor alterations or repairs may require consent if they affect the building's character, including internal works. It's an offense to carry out works to a listed building without consent when it's required.

Local Plan

A document prepared by a local planning authority that sets out planning policies and allocations for development within the area. Local Plans are the primary basis for deciding planning applications.

Local Plans typically include policies on housing, employment, retail, design, infrastructure, environmental protection, and more. For householders, the Local Plan may contain specific policies on extensions, outbuildings, and alterations that will be taken into account when deciding planning applications.

Material Change of Use

A significant change in the primary purpose for which a building or land is used, which constitutes development requiring planning permission.

Not all changes of use are "material" in planning terms. The change must be significant in planning terms, which is typically assessed based on factors like increased traffic, noise, disturbance, or visual impact. Moving between different Use Classes is generally considered a material change requiring permission, though there are exceptions under permitted development rights.

Material Consideration

A factor that is relevant to a planning decision and must be taken into account by the decision-maker. Material considerations vary depending on the case but typically include:

• Planning policies (national and local)
• Previous planning decisions, including appeals
• Impact on neighbors (overshadowing, privacy, noise)
• Highway safety and traffic
• Design, appearance, and layout
• Environmental impacts
• Conservation of heritage assets

Not all concerns are material considerations. Issues like property values, loss of views, private rights (such as restrictive covenants), or competition between businesses typically aren't material to planning decisions.

National Planning Policy Framework (NPPF)

The government's planning policy document for England, setting out how planning policies should be applied and what should be taken into account in planning decisions.

The NPPF provides guidance on a wide range of planning matters, from housing and sustainable development to protecting the environment and heritage. It's a material consideration in all planning decisions and provides the framework within which Local Plans are produced.

National Park

A designated landscape of outstanding natural beauty, wildlife and cultural heritage. England has ten National Parks, including the Lake District, Peak District, and South Downs.

Development within National Parks is strictly controlled to conserve and enhance their natural beauty, wildlife, and cultural heritage. National Parks have their own planning authorities who make planning decisions within the park boundaries, and permitted development rights are more restricted than in other areas.