Types of Planning Applications Explained: Full, Outline, Prior Approval & Certificates of Lawfulness
Understanding the different types of planning applications in England is essential before starting any development project. From full planning permission and outline applications through to Certificates of Lawfulness and prior approval applications, each route serves a different purpose — and choosing the wrong one can result in unnecessary delays, additional costs or refused applications.
Different planning routes suit different development proposals — understanding the distinction is critical.
Why Choosing the Right Planning Application Matters
Different planning routes exist because different forms of development require different levels of assessment. A homeowner extending a kitchen requires a very different planning process to a developer seeking approval for multiple dwellings or a commercial conversion under permitted development rights.
At Cedar Planning, we advise clients on the most appropriate planning strategy before any application is submitted. In some cases, a feasibility study or desktop appraisal is the best first step to determine which route offers the strongest prospects of success.
1. Full Planning Permission
A full planning application is the most common type of planning application in England. It seeks complete permission for a proposed development, with all plans, elevations, reports and supporting documents submitted upfront. Householder planning applications are also a form of full planning application.
Full applications are commonly used for:
- Residential extensions
- New dwellings
- Commercial development
- Changes of use
- Outbuildings and annexes
- Mixed-use development
Full planning permission is usually appropriate for small schemes, or where the principle of development is already established through an allocation or settlement boundary.
Cedar Planning prepares and manages planning applications across England, including planning statements, Design & Access Statements and supporting policy arguments.
2. Outline Planning Permission
Outline planning permission establishes whether the principle of development is acceptable before detailed design matters are approved. This route is commonly used for larger sites, or where a site is located outside of a settlement boundary, where the applicant wishes to secure agreement in principle before investing in detailed architectural work.
Reserved matters applications are then used later to approve matters of detail such as:
- Appearance
- Landscaping
- Layout
- Scale
- Access
Although outline applications can include some of these factors depending on what is applied for. Outline applications are particularly common for residential development sites and land promotion strategies.
Outline applications can reduce upfront costs where the principle of development remains uncertain.
3. Permission in Principle (PiP)
Permission in Principle is a simplified route introduced primarily for housing-led development. It separates the principle of development from technical details.
Permission in Principle applications generally focus on:
- Location
- Land use
- Amount of development
A separate Technical Details Consent application is then required before development can begin.
PiP applications are generally more limited than outline applications and are not suitable for all development types. However, their intention is to speed up the planning process, and can be a useful route for applicants who want to leave many of the technical reports to a later stage.
4. Certificate of Lawfulness for Existing Use or Development (CLEUD)
A Certificate of Lawfulness for Existing Use or Development seeks formal confirmation that an existing use or operational development is lawful.
These applications are commonly used for:
- Existing HMOs
- Longstanding changes of use
- Unauthorised operational development
- Residential occupation
- Outbuildings used as ancillary accommodation
Unlike planning applications, the key test is evidence — not planning merits.
Councils often require extensive documentary evidence such as tenancy agreements, utility bills, council tax records, sworn statements and photographs.
Cedar Planning regularly prepares Certificates of Lawfulness for HMOs, annexes and operational development across England.
5. Certificate of Lawfulness for Proposed Use or Development (CLOPUD)
A Certificate of Lawfulness for Proposed Use or Development confirms that a proposed development would be lawful before works commence.
This route is commonly used for:
- Permitted development extensions
- Rear dormers
- Garden rooms
- Outbuildings
- Changes of use under permitted development rights
A CLOPUD provides legal certainty before development starts and is particularly valuable when selling property later.
6. Prior Approval Applications
Prior approval applications arise where development is permitted in principle under permitted development rights, but the Council retains limited control over specific impacts.
Prior Approval for Change of Use
Prior approval change of use applications are particularly common under:
- Class MA — Commercial to Residential
- Class G — Agricultural Buildings to Flexible Commercial Use
- Class Q — Agricultural Buildings to Residential
Prior Approval — Larger Home Extensions
Larger Home Extension prior approval applications allow certain larger rear extensions beyond standard permitted development limits, subject to neighbour consultation.
These are commonly used for:
- Single-storey rear extensions
- Extensions beyond standard PD depth limits
Larger Home Extension applications can fail where neighbour impacts are considered unacceptable.
7. Householder Planning Applications
Householder applications are a sub-category of full planning applications specifically for works to an existing dwellinghouse.
These commonly include:
- Extensions
- Loft conversions
- Porches
- Outbuildings
- Garage conversions
- Alterations
Householder applications are generally simpler than major planning applications but still require careful design, policy analysis and neighbour impact assessment.
Some proposals sit under separate consent regimes altogether. Shop signs, illuminated fascias and digital billboards, for example, are usually handled through advertisement consent rather than a planning application, and are assessed only on amenity and public safety.
Quick Comparison Table
| Application Type | Main Purpose | Common Uses | Key Consideration |
|---|---|---|---|
| Full Planning Permission | Complete planning approval | Extensions, dwellings, changes of use | Full planning merits |
| Outline Planning Permission | Principle of development | Residential sites, strategic land | Reserved matters later |
| Permission in Principle | Housing-led principle approval | Small housing sites | Technical details later |
| CLEUD | Existing lawful use confirmation | HMOs, existing uses | Evidence-based |
| CLOPUD | Proposed lawful development | Permitted development schemes | Legal compliance |
| Prior Approval | PD applications with limited assessment | Class MA, larger home extensions | Specific impacts only |
| Householder Application | Domestic works | Extensions and alterations | Neighbour and design impacts |
Need Advice on the Right Planning Route?
Cedar Planning provides fixed-fee planning consultancy across England, including planning applications, prior approval submissions, Certificates of Lawfulness and planning appeals.
Conclusion
Understanding the different types of planning applications is critical before progressing development proposals. The correct strategy can reduce risk, save costs and improve the prospects of securing permission.
At Cedar Planning, we advise homeowners, architects, developers and landowners on the most appropriate planning route for their specific circumstances — whether that involves a full planning application, prior approval strategy, Certificate of Lawfulness or planning appeal.