Planning Permission Glossary — A to Z Guide

Plain English explanations of the most common planning terms. Click a letter to jump to that section.

A

AONB (Area of Outstanding Natural Beauty): A protected landscape in England, Wales, and Northern Ireland with the highest status of protection in terms of natural beauty. AONBs have stricter planning controls than ordinary countryside, and many permitted development rights are removed. Now being renamed "National Landscapes".
Article 4 Direction: A direction made by a local planning authority that removes specific permitted development rights from a defined area or property type. For example, many councils have issued Article 4 Directions in residential areas to require planning permission for any change from a dwellinghouse (C3) to a house in multiple occupation (C4).
Appeal (Planning): A formal challenge to a planning decision made to the Planning Inspectorate (PINS). Applicants can appeal against a refusal, against conditions attached to a permission, or on grounds of non-determination (where the council has not decided within the statutory period). Appeals are free of charge.
Approval of Details (Discharge of Conditions): The process of submitting information to satisfy conditions attached to a planning permission. For example, a condition requiring approval of external materials before work starts requires you to submit and receive approval of the materials before proceeding.
Affordable Housing: Housing provided at below-market rent or purchase price to meet the needs of households who cannot afford market housing. The NPPF defines categories including social rented housing, affordable rented housing, shared ownership, and First Homes. Local planning policies typically require a proportion of affordable housing (commonly 20–40%) on larger residential developments, secured through a Section 106 agreement. Viability assessments are used to negotiate reductions where full policy requirements would make development unviable.

B

Brownfield Land: Previously developed land — land that has been built on and then abandoned or underused. Government policy strongly encourages new development on brownfield land in preference to greenfield. The Brownfield Land Register records available brownfield sites.
Building Regulations: Separate from planning permission, building regulations set minimum standards for design, construction, and alterations to almost any building. Building regulations approval is required for most structural work, new openings, electrical work, plumbing, insulation, fire safety, and accessibility. Both planning permission AND building regulations may be needed.

C

Certificate of Lawful Development (CLD): A formal legal certificate from the local planning authority confirming that proposed or existing development is lawful. From 1 April 2026, a proposed certificate for householder works costs £274; an existing certificate normally costs the full equivalent application fee.
Change of Use: A material change in the use of a building or land from one use class to another. Not all changes of use require planning permission — changes within Class E (e.g. shop to office) are permitted development. Changes between different use classes, or to/from sui generis uses, usually require a change of use application.
Conservation Area: An area of special architectural or historic interest, designated by the local planning authority. In England, there are over 10,000 conservation areas. Living in a conservation area removes some permitted development rights and imposes tighter controls on demolition, tree works, and external alterations.
Curtilage: The land immediately surrounding a building that is used in connection with it and forms part of the property — typically the garden, driveway, and outbuildings within the boundary of a domestic property. Curtilage is important in planning because many permitted development rights for houses apply within the curtilage. For listed buildings, structures within the historic curtilage may themselves be listed.
Community Infrastructure Levy (CIL): A charge that local planning authorities can levy on most new development to fund infrastructure in their area, such as schools, roads, and parks. CIL rates are set in a Charging Schedule adopted by each council. Residential development is the most common trigger. Some developments are exempt, including self-build homes and affordable housing. CIL is charged in addition to Section 106 obligations, though there are restrictions on using both for the same infrastructure.

D

Delegated Decision: A planning decision made by a planning officer under delegated powers, without the need for a committee hearing. The vast majority of applications — including most householder applications — are determined by delegation. Major or controversial applications may be referred to the planning committee.
Design and Access Statement (DAS): A document accompanying a planning application that explains the design and access principles behind the proposed development. Required for most major applications, applications in conservation areas, and applications affecting listed buildings. For householder applications, a DAS is only required in specific circumstances.
Determination Period: The statutory timeframe within which a local planning authority must make a decision on a planning application. For householder and minor applications: 8 weeks. For major applications: 13 weeks. Environmental Impact Assessment applications: 16 weeks. If the council misses the deadline, you can appeal on grounds of non-determination.
Development (Planning): Defined in the Town and Country Planning Act 1990 as "the carrying out of building, engineering, mining or other operations in, on, over or under land, or the making of any material change in the use of any buildings or other land". Most development requires planning permission unless it is specifically excluded or permitted development.
Development Plan: The set of statutory planning policy documents that a local planning authority must use as the primary basis for deciding planning applications. Under Section 38(6) of the Planning and Compulsory Purchase Act 2004, applications must be determined in accordance with the development plan unless material considerations indicate otherwise. The development plan typically comprises the local plan, neighbourhood plans, and minerals and waste plans.
Dwellinghouse: A building used as a home — a house, flat, maisonette, or bungalow used by a single household. In planning law the term is significant because many permitted development rights and planning fees specifically apply to dwellinghouses (Class C3). Subdividing a single dwellinghouse into multiple self-contained units always requires planning permission.

E

Enforcement (Planning): The process by which a local planning authority investigates alleged breaches of planning control and takes action where appropriate. Enforcement is discretionary — councils need not act on every breach. For breaches beginning on or after 25 April 2024, the general enforcement period in England is 10 years. Transitional rules preserve the former four-year period for certain operational development substantially completed, or changes to a single dwelling begun, before that date.
Enforcement Notice: A formal notice issued by a local planning authority requiring a breach of planning control to be remedied. The notice must specify the breach, what steps are required to remedy it, and the timescale. Non-compliance is a criminal offence. The recipient can appeal to the Planning Inspectorate.
Environmental Impact Assessment (EIA): An assessment of the significant environmental effects of a proposed development. Required for certain categories of development under the Town and Country Planning (EIA) Regulations 2017 — including large housing schemes, infrastructure projects, and certain commercial developments. The applicant must submit an Environmental Statement.

F

Full Planning Permission: Express planning permission granted by the local planning authority for a specific development proposal. Different from outline planning permission (which establishes the principle) and from permitted development rights (which do not require an application). Full planning permission approves the complete design.

G

GPDO (General Permitted Development Order): The Town and Country Planning (General Permitted Development) (England) Order 2015, as amended. This statutory instrument grants permitted development rights for specific types of development — removing the need for a planning application. Different GPDOs exist for Wales and Scotland.
Greenfield Land: Land that has not been previously developed — typically agricultural land or open space. Government planning policy requires priority to be given to brownfield land for new development, but greenfield development is sometimes necessary to meet housing needs through the local plan.
Green Belt: Designated land around certain cities and urban areas in England where development is strongly restricted to prevent urban sprawl and protect the countryside. There are 14 green belts in England, covering about 12.5% of land. Planning permission for development in the green belt is only granted in exceptional circumstances.

H

Heritage Impact Assessment: A document submitted with planning applications affecting heritage assets (listed buildings, scheduled monuments, registered parks and gardens, conservation areas). It assesses the impact of the proposed development on the significance of the asset and justifies any harm caused.
Householder Planning Application: A simplified planning application for works to an existing single dwelling house. Costs £548 in England. Covers extensions, loft conversions, dormer windows, porches, and other alterations to a house. The statutory determination period is 8 weeks.
Heritage at Risk: A Historic England programme identifying listed buildings, scheduled monuments, registered parks and gardens, and other designated heritage assets that are at risk of being lost through neglect, decay, or inappropriate development. Properties on the Heritage at Risk Register are a material consideration in planning decisions. Authorities are expected to prioritise bringing Heritage at Risk properties back into viable use.

L

Listed Building: A building of special architectural or historic interest added to the National Heritage List for England by the Secretary of State. Graded I (exceptional interest), II* (particularly important), or II (nationally important). Any works affecting the character of a listed building require listed building consent — which is free to apply for.
Listed Building Consent (LBC): Consent required from the local planning authority for any works that affect the special architectural or historic interest of a listed building — internally or externally. It is free to apply for. Carrying out works without consent is a criminal offence.
Local Plan: The development plan for a local planning authority area, setting out planning policies for deciding planning applications. Every planning application is assessed against the policies in the local plan as well as the National Planning Policy Framework (NPPF). Applications not in accordance with the local plan can be refused.
LPA (Local Planning Authority): The body responsible for planning decisions in an area — usually a district council, unitary authority, or London borough. In two-tier areas, the district or borough council is the LPA for most planning applications, while the county council handles minerals, waste, and some strategic matters.
Lawful Development Certificate (LDC): A formal legal document from a local planning authority confirming that proposed or existing development is lawful. An LDC does not grant permission; it confirms legality. A proposed householder certificate costs £274 from 1 April 2026; an existing certificate normally costs the full equivalent fee.
Local Planning Authority (LPA): The body responsible for deciding planning applications and preparing the local plan for its area. In England, LPAs are typically district councils, metropolitan borough councils, London borough councils, or unitary authorities. County councils are LPAs for minerals and waste planning. National Park Authorities are the LPA within their park area. Most LPA decisions are made by planning officers under delegated powers, with significant or controversial applications decided by a committee of elected councillors.

M

Material Change of Use: A change in the use of a building or land that is significant enough to constitute "development" and therefore require planning permission (unless it is permitted development). Whether a change is material is a matter of fact and degree, but changing from one use class to another is generally considered material.
Material Consideration: A planning reason that the local planning authority must take into account when deciding a planning application. Material considerations include: the development plan policies, impacts on the highway network, impact on neighbours, design and appearance, and environmental effects. Non-material considerations include property values and the applicant's personal circumstances.

N

National Park: Protected areas of outstanding natural beauty in England, Wales, and Scotland. National Parks have their own planning authorities (National Park Authorities) that handle planning applications within the park. Stricter planning controls apply, including restrictions on new development and tighter limits on permitted development rights.
NPPF (National Planning Policy Framework): The key document setting out the government's planning policies for England. Every planning application must be assessed against both the local plan and the NPPF. The current framework was revised on 12 December 2024 and amended on 7 February 2025 to correct cross-references and clarify paragraph 155.
Non-Determination Appeal: An appeal to the Planning Inspectorate on the grounds that the local planning authority has not made a decision within the statutory time limit (8 weeks for minor, 13 weeks for major). This allows the applicant to progress their development without waiting indefinitely for the council to decide.
Neighbourhood Plan: A planning policy document prepared by a local community (a parish council or neighbourhood forum) for their neighbourhood area. Neighbourhood plans form part of the statutory development plan once adopted following a community referendum. They can allocate land for housing, set design policies, or protect local green spaces. Neighbourhood planning rights were introduced by the Localism Act 2011.
NPPF: NPPF is the standard abbreviation for the National Planning Policy Framework — the government's overarching planning policy document for England. The NPPF sets out the presumption in favour of sustainable development and policies on housing, design, the natural and historic environment, transport, and climate change. See: National Planning Policy Framework.

O

Objection (Planning): A representation submitted against a planning application during the consultation period. Objections must be based on planning grounds (material considerations) to carry weight with the decision-maker. The number of objections alone does not determine the outcome — the quality of the planning arguments matters more.
Outline Planning Permission: Planning permission that establishes the principle of a development on a site without approving all the details. Details are approved later through reserved matters applications. Commonly used for large residential or commercial sites. Usually lasts 3 years (2 years for reserved matters submission).

P

Planning Conditions: Requirements attached to a planning permission that must be complied with either before work starts (pre-commencement conditions), during construction, or before the development is occupied. Conditions are imposed to mitigate the impact of the development. Conditions must be necessary, relevant, enforceable, precise, and reasonable.
Permitted Development (PD): Development that is granted planning permission by the General Permitted Development Order (GPDO) without needing to apply to the council. Permitted development rights cover many common home improvements — including extensions, loft conversions, and outbuildings — subject to size limits and other conditions. PD rights can be removed by Article 4 Directions.
Planning Appeal: A formal challenge to a planning decision, typically a refusal. Planning appeals are free of charge and handled by the Planning Inspectorate. Most householder appeals use the Written Representations procedure and are decided within 4–6 months. Only about 30% of householder appeals are successful.
Planning Committee: A committee of elected councillors that makes decisions on planning applications that have been referred to committee — typically major, controversial, or called-in applications. Members of the public can usually speak for 3 minutes at a committee meeting. Most householder applications are decided by planning officers under delegated powers.
Planning Condition: A requirement attached to a planning permission that must be complied with. Conditions can be pre-commencement (must be discharged before work starts), pre-occupation (must be met before the building is used), or ongoing. Conditions must be necessary, relevant, enforceable, precise, and reasonable.
Planning Inspectorate (PINS): The government agency that handles planning appeals in England and Wales. The Planning Inspectorate employs independent inspectors who decide appeals against refused planning applications, enforcement notices, and other planning decisions. Appeals are made via the Appeals Casework Portal at appeals.planninginspectorate.gov.uk.
Planning Officer: A professional employed by a local planning authority to process and assess planning applications. Planning officers make recommendations to the planning committee, or decide applications themselves under delegated powers. Most planning applications — including all householder applications — are decided by planning officers.
Planning Permission: Consent from the local planning authority to carry out development. Planning permission is required for most significant changes to buildings and land, unless the development is specifically excluded (e.g. internal works to a non-listed building) or is permitted development. In England, planning permission typically lasts 3 years from the date of the decision.
Planning Portal: The national online service for submitting planning applications in England and Wales (planningportal.co.uk). The Planning Portal allows applicants to complete application forms, upload documents, and pay fees online. It also has guidance on planning permission requirements for common home improvements.
Prior Approval: A lighter-touch application required for certain types of permitted development. Prior approval allows the council to consider specific matters — such as transport, flooding, and the impact on neighbours — but not the full planning merits. Required for larger home extensions (Neighbour Consultation Scheme), commercial to residential conversions, and some agricultural building conversions.
Planning Inspector: An official appointed by the Secretary of State through the Planning Inspectorate to decide planning appeals, examine local plans, and carry out other statutory planning functions. Inspectors are independent of local planning authorities and central government. An Inspector's appeal decision is binding, though it may be challenged in the High Court on a point of law.
Planning Obligation: A legal agreement made under Section 106 of the Town and Country Planning Act 1990 (commonly called an S106 or planning obligation) between a developer and a local planning authority. Used to make development acceptable by securing contributions such as affordable housing, education, open space, and transport infrastructure. Planning obligations run with the land and bind future owners. See also: Section 106 Agreement.
Planning Statement: A written document submitted with a planning application setting out the planning context and making the case for approval. It typically covers the site and surroundings, planning history, development plan policies, national policy, and assessment of key planning issues such as design, impact on neighbours, transport, and sustainability. Planning statements are commonly required for commercial applications, changes of use, and applications in sensitive or complex locations.
Pre-Application Advice: Informal guidance provided by a local planning authority before a planning application is submitted. Most councils charge a fee for formal pre-application advice, varying by application type. Discussions can cover whether a proposal is likely to be acceptable, what information is required, and any issues to address before submission. Councils are not bound by pre-application advice, but it generally increases the likelihood of a successful application.
Principal Elevation: The main front face of a building — typically the elevation facing the highway or main approach. The concept is significant in planning because permitted development rules for householders restrict certain works on or forward of the principal elevation. For example, permitted development rules for side extensions restrict how far they can project beyond the principal elevation, and some roof alterations are not permitted on the principal elevation.

R

Reserved Matters: The details of a development that were not approved at the outline planning permission stage and must be submitted for approval separately. Reserved matters typically cover access, appearance, landscaping, layout, and scale. A reserved matters application must usually be submitted within 3 years of the outline permission.
Retrospective Planning Permission: Planning permission granted after development has already been carried out without the required consent. Under Section 73A of the Town and Country Planning Act 1990, an application can be made to regularise unauthorised development. If granted, the development is authorised from that point. If refused, the local planning authority can issue an enforcement notice requiring the breach to be remedied.
Ridge Height: The measurement from ground level to the highest point of a roof (the ridge of a pitched roof). Ridge height limits are used in many permitted development rules. For example, loft conversions under the GPDO must not result in the highest part of the new roof exceeding the existing highest part of the roof, and outbuildings are subject to maximum ridge and eaves height limits based on their distance from the boundary.

S

Section 106 Agreement (Planning Obligation): A legal agreement made under Section 106 of the Town and Country Planning Act 1990 between a developer and the local planning authority. Section 106 agreements are used to secure infrastructure contributions, affordable housing provision, public open space, and other benefits linked to a development.
Sui Generis: Latin for "of its own kind". Uses that do not fall within any use class and therefore require express planning permission for any change of use. Common sui generis uses include takeaways, pubs, petrol stations, casinos, nightclubs, large HMOs (7+ occupants), and theatres.
Section 106 Agreement: See: Section 106 Agreement (Planning Obligation) — a legal agreement between a developer and a local planning authority made under Section 106 of the Town and Country Planning Act 1990, used to secure affordable housing, infrastructure contributions, and other requirements necessary to make development acceptable.
Site of Special Scientific Interest (SSSI): The core statutory designation for protecting the best examples of the UK's natural heritage — habitats, species, and geology. SSSIs are notified by Natural England in England. Development that could adversely affect an SSSI must be assessed carefully; Natural England is a statutory consultee. Development is rarely permitted where it would damage the special interest of an SSSI unless there are exceptional, overriding public interest reasons.
Self-Build: Housing where the occupier is directly involved in organising and managing the design and construction of their own home. Local planning authorities have a statutory duty to keep a register of people interested in self-build plots and to grant sufficient permissions to meet that demand. Self-build homes are exempt from the Community Infrastructure Levy (CIL). Custom build — where a developer provides a serviced plot or shell that the purchaser completes — is treated similarly.

T

TPO (Tree Preservation Order): An order made by a local planning authority to protect specific trees or groups of trees of amenity value. Works to a tree with a TPO require formal consent from the council. Carrying out unauthorised works to a protected tree is a criminal offence with a potential unlimited fine.
Tree Preservation Order (TPO): An order made by a local planning authority to protect a specific tree or group of trees of amenity value. Works to a TPO tree — including pruning, topping, lopping, and felling — require formal consent from the council (free to apply for). Carrying out unauthorised works to a protected tree is a criminal offence with a potential unlimited fine. Trees in conservation areas also receive protection: 6 weeks' written notice must be given to the council before works are carried out.

U

Use Class: A category defined in the Town and Country Planning (Use Classes) Order 1987 (as amended) that groups buildings and land by their type of use. Changes between some use classes are permitted development; changes between other classes require planning permission. Main classes include C3 (dwellinghouses), E (commercial), and B8 (storage).

V

Validation: The process by which a local planning authority formally accepts a planning application as complete and correct. An application is validated when all required documents have been submitted, the fee paid, and the submission meets the council's national and local validation requirements. The statutory determination period (e.g. 8 weeks for a householder application) runs from the validation date. Applications missing required information can be returned as invalid.

W

Written Representations: The most common and simplest form of planning appeal procedure. Both parties (the appellant and the local planning authority) submit written statements to the Planning Inspectorate. An inspector considers the written evidence and usually carries out a site visit. Most householder appeals use written representations and take 4–6 months.
World Heritage Site (WHS): A place designated by UNESCO as having outstanding universal value to humanity. England's World Heritage Sites include Stonehenge, the City of Bath, Canterbury Cathedral, the Lake District, and Hadrian's Wall. Development within or adjacent to a World Heritage Site must conserve its outstanding universal value and setting. Planning authorities must consult Historic England on applications likely to affect a WHS, and each site has a Management Plan.

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Definitions are for guidance only and are based on current legislation and policy in England as at 2026. Planning law is complex — always seek professional advice for specific projects. Rules differ in Wales, Scotland, and Northern Ireland.