The planning glossary

Formal consent from your local planning authority to carry out development. Needed for most building work and material changes of use unless permitted development rights cover the work.

Development granted automatic planning permission by the General Permitted Development Order, within strict limits on size, height and siting — the route most small householder projects use to avoid an application. The PD classes, verbatim →

A direction made by a council removing specified permitted development rights in a defined area. Work that would normally need no application needs full permission where one applies — common across London conservation areas, and entirely address-specific.

Land where permitted development is automatically more restricted: conservation areas, National Parks, the Broads, National Landscapes (AONBs) and World Heritage Sites. Some PD classes — including Class B roof additions — do not apply at all on article 2(3) land.

An area designated for its special architectural or historic interest, whose character the council must preserve or enhance. Raises the design bar for external changes and narrows permitted development rights.

A building on the national list of special architectural or historic interest. Works affecting its character need listed building consent — a separate regime from planning permission, with criminal liability for unauthorised works.

An order protecting specific trees or woodlands. Works to protected trees need the council’s consent, and development near them is expected to protect root systems.

Land designated to prevent urban sprawl, where most new building is restricted. Extensions are assessed against openness and proportionate-addition tests.

The National Planning Policy Framework — the government’s planning policies for England, which every local plan and decision must have regard to. The current version runs to 243 numbered paragraphs. Every paragraph, verbatim →

The spatial development strategy for Greater London — part of the statutory development plan for all 33 boroughs, sitting between national policy and each borough’s Local Plan. All 111 policies, verbatim →

Your council’s adopted plan — the policies your application is legally decided against, alongside national (and in London, strategic) policy. Each council’s plan is different; this is where the local nuance lives.

The statutory documents an application must be decided in accordance with, unless material considerations indicate otherwise: the Local Plan, any neighbourhood plans, and in London the London Plan.

A matter the council can lawfully weigh in a decision — design, neighbour amenity, heritage, highway safety, precedent. Loss of a view and effect on property value are, famously, not material considerations.

The application type for works to an existing house — extensions, lofts, outbuildings. England decides roughly 164,000 a year; over half of all planning applications are householder applications.

A formal council confirmation that work is lawful — either because it is permitted development or because it has existed long enough. Not compulsory, but valuable at resale to prove an extension or loft needed no permission.

A paid council service giving an officer’s informal view before you apply. Useful for complex schemes; typically £50–£300 for householder projects and answers a narrower question than a full assessment.

A short document explaining the design thinking behind an application. Required for major schemes and for most work in conservation areas; an evidence-led one is the cheapest insurance an application can buy.

A proportionate account of any heritage assets your project affects and how the design respects their significance. National policy requires one where heritage assets are affected — including conservation areas.

Using land or buildings for a materially different purpose — for example converting a house into flats. Material changes of use need planning permission; some changes between use classes are permitted development.

The categories the planning system sorts uses into — C3 dwellinghouses, E commercial/business/service, and others. Which class a building is in determines which changes need permission.

Environment Agency zones (1, 2 and 3) describing flood probability. Development in higher zones needs a flood risk assessment, and some types face sequential and exception tests.

An area a council has declared because air quality objectives are not being met — borough-wide in much of London. Air quality impacts can be a material consideration for some projects.

A legal agreement securing planning obligations — affordable housing, contributions, restrictions — attached to a permission. Mostly a feature of larger schemes, not householder applications.

A charge some councils levy on new floorspace. Householder extensions are usually exempt, but the exemption must be claimed before starting work — a classic and expensive paperwork trap.

A challenge to a refusal (or conditions), decided by the Planning Inspectorate. Free to make for householders, but measured in months — designing to the policies first is faster than appealing after.

The council’s powers against unauthorised development, from informal requests to enforcement notices requiring demolition. Building first and arguing later is the most expensive route through the planning system.