PLANNING NEWS: PIP SUCCESS IN PATELEY BRIDGE
Rural Solutions recently gained Permission in Principle (PIP) for the erection of up to 3 dwellings on land at Pateley Bridge, Harrogate.
On 1 June 2018 the Government issued a new route for obtaining planning permission referred to a Permission in Principle. Through an application for permission in principle (PiP), which is then followed by an application for technical details consent (TDC), a planning consent can be established with less risk ‘up front’ where there is uncertainty as to whether the local planning authority will support the principle of a development. This new application route is considered to be one of the most significant changes to the way planning permission may be achieved since outline planning applications were introduced almost 60 years ago and is aimed at speeding up the planning system and in particular the delivery of small housing sites.
Our recent planning approval is the first PiP application that Rural Solutions Ltd (RSL) have submitted and only the second that Harrogate Borough Council have determined. The application site is a green field site within the Nidderdale Area of Outstanding Beauty (AONB) and lies outside of the defined development limits for Pateley Bridge in both the existing and emerging local plan.
RSL were successful in promoting the site as a suitable location for housing with regard to the accessibility of services and locational sustainability, whilst demonstrating that the development of the site would not have a detrimental impact upon the Nidderdale AONB.
Having successfully gained PiP, RSL are now assisting our Client in preparing a Technical Details Consent (TDC) application for three detached dwellings.
So, why choose the PiP route…?
The PIP route is presented as a more cost effective and faster way for those taking a chance on smaller sites to establish whether a site is suitable for new homes or not. According to the Explanatory Memorandum to the Town and Country Planning Amendment Order 2017:
“…we [the Government] estimate a developer of a four dwelling site that chooses to take up the new option to apply for permission in principle will incur an additional cost of £800 in an instance where permission in principle is granted but will save on average £22,000 in an instance where permission in principle is refused”.
How much does it cost to apply?
The Town and Country Planning Fee Regulations 2017 introduce a fee for PiP of £402 per 0.1 of a hectare.
What is the procedure?
The PiP consent route is an alternative way of obtaining planning permission for housing-led development. The PiP consent route has 2 stages: The first stage (or permission in principle stage) establishes whether a site is suitable in-principle. The scope of matters the local planning authority can consider is limited to Location, Land Use and Amount of Development. The local planning authority should make a decision within 5 weeks of receipt of a valid application.
Following a positive PiP decision, an applicant can go on to the second stage (‘technical details consent’) which is when the detailed development proposals are assessed such as design, highways and ecology matters. It would be prudent to have undertaken due diligence work in these areas to understand any challenges or constraints to developing the site prior to the PiP stage to understand the potential of the site, but the local planning authority do not consider such matters in detail when granting a PiP decision. The time limits for determining a TDC application are 10 weeks for major development and 5 weeks for all other applications.
Once a PIP has been granted the applicant has three years within which to apply for technical details consent.