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A Comprehensive Guide to Permission in Principle (PiP) and Self-Build Projects

A Comprehensive Guide to Permission in Principle (PiP) and Self-Build Projects
Permission in Principle (PiP) offers a faster, lower-cost route to planning for small self-build projects. This guide explains how it works, key rules, common scenarios, and how to secure consent. Includes appeal examples and practical advice for landowners.

Introduction

Permission in Principle (PiP) is a streamlined route to planning approval designed to make it easier to bring forward small-scale housing developments. For self-builders, it offers a low-cost, low-risk way to establish whether a plot of land could be developed before committing to full technical designs.

This guide explains how PiP works, why it matters for self-build projects, and how to navigate some of the more complex scenarios—such as applications within protected landscapes or near habitats sites.

What is Permission in Principle?

PiP is a two-stage planning process:

  1. Permission in Principle stage – Establishes if a site is suitable for development based on three factors:
  • Location
  • Land use
  • Amount of development
  1. Technical Details Consent (TDC) – Provides detailed design and technical information (e.g., access, layout, scale, drainage). Planning permission is only formally granted after this stage.

Unlike outline planning applications, where some matters may be reserved but still questioned early, PiP strictly limits what can be considered at each stage.

Why is PiP Ideal for Self-Build?

Self-builders often face barriers in securing land due to the complexity and cost of the full planning process. PiP offers:

  • Certainty early on – You can get a decision on development potential before hiring architects or engineers.
  • Lower upfront cost – No need for full technical drawings or detailed reports.
  • Protection of intent – If you apply for PiP for self-build homes, the self-build status can be secured through the process and later enforced via a Unilateral Undertaking at the TDC stage.

The Self-Build and Custom Housebuilding Act 2015 recognises PiP as a valid route to meeting local authority self-build duties.

Key Issues Considered at PiP Stage

The Planning Practice Guidance (PPG) is clear: only three issues should be considered at the PiP stage:

  1. Location – Is the site well-located in relation to settlements, infrastructure, and landscape?
  2. Land Use – Is the proposed use (typically residential) acceptable?
  3. Amount of Development – Is the scale proposed (e.g., 1-5 homes) appropriate?

All other matters (heritage, design, highways, drainage, ecology, etc.) should be deferred to the Technical Details Consent stage unless they are so extreme as to be showstoppers.

Common Scenarios & Nuances

1. Self-Build and Custom Housebuilding

  • PiP can secure self-build status if it's specified in the application title and supported by later obligations.
  • A Unilateral Undertaking (UU) can be submitted at TDC stage to restrict the plots to self-builders.
  • This approach has been upheld in recent appeal cases such as Banbury Road, Gaydon (APP/J3720/W/23/3336035).
"The description of development would limit the occupancy to SBCH. A subsequent TDC would need to demonstrate how it would deliver SBCH to be approved."

2. National Landscapes (formerly AONBs)

  • PiP can be granted in National Landscapes for non-major development.
  • Paragraph 189 of the NPPF requires "great weight" to be given to conserving scenic beauty, but does not prohibit small-scale development.
  • The test is whether a sensitive design could be achieved later.

Case: Tewkesbury Borough (APP/G1630/W/21/3280423)

"There is a real prospect that development would not be harmful to the AONB... detailed impacts should be assessed at TDC stage."

3. Habitats Sites (e.g. SACs, SPAs)

  • PiP cannot be granted for "Habitats Development" unless mitigation is possible and assessed.
  • Mitigation strategies (e.g., a financial contribution to a SAC) must be outlined early and secured by a UU at the TDC stage.

Case: Nailsworth (APP/C1625/W/23/3329704)

"There is no legal reason why an obligation cannot be entered into at any time. The UUs would ensure mitigation was in place."

The key is that if mitigation is possible, PiP can be granted with a clear signal that obligations will be expected at TDC.

4. Highways, Access and Trees

These are typically TDC matters unless the issue is so fundamental that no access or complete tree loss is inevitable.

Case: Torridge District (APP/W1145/W/20/3269210)

"The concerns raised are more appropriately considered at TDC. There is no guarantee TDC will follow if a satisfactory scheme cannot be demonstrated."

5. Proximity to Heritage Assets

If a site is close to a listed building or conservation area, it can still pass the PiP test if a sensitive design might make it acceptable later.

“In principle you can build next to a listed building — but only if the design respects the setting. That assessment belongs at the TDC stage.”

6. Flood Risk and Drainage

  • If the site falls partially within a flood zone, PiP can still be granted for the unaffected portion.
  • The red line can be adjusted if needed.

Flood and drainage issues are assessed in full at the TDC stage through appropriate surveys.

Sustainable Location Tests

Is the site isolated?

  • Defined in Braintree v SSCLG as "physically separate from a settlement"
  • This is a planning judgement — being outside a boundary doesn’t automatically mean isolated.

Rural transport and sustainability

  • Paragraph 110 of the NPPF recognises that rural and urban sites are different.
  • Rural self-build plots should be assessed with flexibility. A 15-minute walk to a school or shop is reasonable.
  • BRE guidance suggests walkable distances of 1300m in rural areas.

The Tilted Balance

If the council cannot demonstrate a 5-year housing land supply or fails to meet its self-build duties, then the tilted balance applies:

Planning permission should be granted unless the harms significantly and demonstrably outweigh the benefits.

Case: Clayton Le Dale (APP/T2350/W/23/3335737)

“Even a single self-build home can carry substantial weight where there is unmet demand.”

This means small-scale self-build schemes should not be refused just for being outside settlement boundaries if there’s no significant harm.

Application Process Summary

What you submit at PiP stage:

  • A red line site plan
  • Description of development (e.g. "up to 2 self-build homes")
  • Basic application form and fee

What the council can consider:

  • Location
  • Land use
  • Amount of development

They cannot ask for more detail (e.g. heritage assessments, LVIA, drainage plans). If they do, remind them of PPG Paragraph 12.

What comes next:

  • If PiP is granted, you submit a Technical Details Consent application with full design info.
  • This is when detailed issues are assessed.

Conclusion

Permission in Principle is an underused but powerful tool, especially for those trying to build their own homes. It allows landowners and self-builders to unlock land with clarity, speed, and reduced upfront risk.

However, many local authorities are still unfamiliar with the PiP process, and misunderstandings do happen — especially over what can and cannot be considered at the "in principle" stage. Having a clear, well-argued planning statement bespoke to your site can make all the difference.

Livedin specialises in these kinds of applications and offers a no win, no fee service to help you get Permission in Principle.

To get a free no obligation, no contact details required assessment of your land go to our planning assesment tool

📞 Call us Monday to Friday, 9am to 5pm: 01453 733 913

📧 Or email: info@livedin.co.uk

This guide is based on national planning policy, guidance, and numerous recent appeal cases. It is not legal advice, but aims to help more people understand how to navigate the PiP system — especially those hoping to build their own homes.