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It is important that our clients are aware of the benefits of the Permission in Principle application, aka the PIP.

First introduced back in 2017, it has become a useful planning tool for some of our clients who want to explore the prospect of development on their land but don’t want to invest heavily in the planning process. This is where the PIP can be a crucial cog in the planning machine, offering a financially low-risk avenue where the rewards are very lucrative.

The PIP allows for developments of up to nine dwellings, 1,000 sq m of floor area, or less than 1 hectare in size.  Non-residential development may also be considered providing housing occupies the majority of the floorspace of the overall scheme. The process is broken down into two stages.

• The first stage consists of the submission of an application form and plan showing the land. At Robinson & Hall, we do not leave anything to chance and ensure that all applications for PIP are well supported by a robust planning statement setting out the policy justification for the proposed development. The local planning authority then has a statutory deadline of 5 weeks to respond as to whether in principle, it accepts development on the land.
• If the response is positive, the next stage of the process is applying for a technical details consent where matters such as layout, appearance, highways, ecology and Biodiversity Net Gain (BNG) are assessed. At this stage, the various technical reports can be costly, however, you have the peace of mind that the principle is acceptable to the council. Subject to the technical details being approved by the council, development can commence.

At Robinson & Hall, we have recently been successful with obtaining several PIP approvals, both through the initial application process and via the Planning Inspectorate following an appeal process. Most recently, these have been in Huntingdonshire and Buckinghamshire. In all cases, the clients had parcels of land situated in or on the edge of the settlement, and we were successful in securing PIPs for residential development on 75% of the sites put forward to date.  

Following the granting of PIP, it is then up to the clients as to whether they invest the money in the technical details stage or look to sell the land with the PIP in place. It is worth pointing out that some developers are prepared to buy land with the benefit of a PIP, whether that be unconditionally or subject to securing the technical details.

In short, PIPs can be a very lucrative means of adding value, dipping your toes into the murky planning waters, with the comfort that you won’t be drowning in costs. The benefits from a positive PIP could see you sailing off into the sunset, having turned that pony paddock into a prized asset.

For more information or to discuss this further, please contact Tristan.