Reserved Matters Applications: Midlands
You’ve been successful in achieving Outline Planning Permission, what next?
A Reserved Matters application is a crucial stage in the planning process following the granting of outline planning permission.
Across all Local Planning Authorities in the Midlands, including areas like: Leicestershire, Derbyshire, Warwickshire, Staffordshire, Solihull, and Nottinghamshire, the outline planning application can be a useful approach when trying to establish the Principle of Development. While the Reserved Matters application provides the additional detail that was missing from the original application.
At Henderson Planning & Design Ltd, we support clients across the Midlands in progressing developments from outline approval to fully deliverable schemes.
What is a Reserved Matters Application in Planning?
The Reserved Matters is when additional details of a development are provided that were not assessed when outline permission was achieved.
Other than Planning Policy, and matters such as Biodiversity and Drainage, there are 5 Key Aspects that a Local Planning Authority will assess:
- Layout: Site Arrangement, building location/orientation, access routes.
- Scale: Height, size, and proportions of the development.
- Appearance: Design and Materials.
- Access: Access & Movement of all vehicles, pedestrians, and cyclists.
- Landscaping: All Planting, boundaries, Hard Landscaping, and External Spaces.
If you are wanting to change details that were granted consent in the outline application, you cannot do this during the Reserved Matters stage. You will either need to re-apply for Outline Planning Permission, or submit a Variation of Condition Application (Section 73), to amend the detail.
To view a project example where Henderson Planning & Design Ltd have been utilised for providing specific plans in outline applications, and reserved matters, follow the links below.
Submitting an Outline Planning Application.
There is no set way of submitting an Outline Planning Application, however, the most common ways of establishing the Principle of Development at a site are to submit an outline application in the following ways:
Outline Application:
- All matters Reserved
This means that technically, none of the 5 Key Aspects mentioned above are being assessed by the Local Planning Authority at this moment in time, and they are only to assess the Principle of the Development. However, most agents and applicants will provide indicative plans to some extent, demonstrating how the development will be put before them during the Reserved Matters stage.
Outline Application:
- Access (all other matters Reserved), OR
- Access & Layout (all other matters Reserved)
Submitting an Outline Application with Access, and or, Access and Layout being assessed, means that you would have established the principle of development at the site whilst also overcoming the biggest hurdles to achieving Planning Permission. While it isn’t 100% guaranteed, it is widely considered that the details of Scale, Appearance, and Landscaping, can always be achieved through negotiations with the Local Planning Authority.
Each site and application will always have different constraints and hurdles to overcome, so careful consideration should always be given on how to achieve Planning Consent through Outline Applications and Reserved Matters.
Why Reserved Matters Applications Are Important for Planning Approval
Reserved Matters applications are essential in turning outline planning permission into a scheme that is ready for construction. They ensure that:
- The final design aligns with the approved planning strategy
- The development fits appropriately within its surroundings
- Design quality, access and amenity standards are achieved
Without approval of Reserved Matters, construction of the development cannot proceed.
Reserved Matters Application Process in the Midlands
Reserved Matters applications must comply with the parameters set out in the outline planning permission and any associated conditions.
Key points include:
- Applications are required within three years of outline consent being granted
- Detailed drawings of all 5 Key Aspects and supporting documents are essential, unless otherwise provided during the Outline Application.
- Proposals must remain within the approved outline parameters or applicants will have to re-apply or submit a Variation of Condition application (VOC), Section 73, to amend the scheme before proceeding.
A clear and well-prepared submission significantly improves the likelihood of approval.
Reserved Matters Applications in Leicestershire, Derbyshire, Staffordshire, Warwickshire, Solihull, and Nottinghamshire.
At Henderson Planning & Design Ltd, we have invaluable experience working on both Outline Applications and Reserved Matters, and can provide detailed plans addressing all 5 Key Aspects:
- Layout
- Scale
- Appearance
- Access
- Landscaping
Each council has its own planning policies, design guides, and expectations. Our local knowledge ensures your Reserved Matters application is tailored to meet the specific 5 Key Aspects of each authority.
Get Expert Planning Advice
At Henderson Planning & Design Ltd we have invaluable experience managing a wide variety of Planning Applications, Prior Notifications, Outline Planning Applications, and Reserved Matters.
We provide tailored advice, high-quality design, and full planning consultancy to ensure your development has the best chance of success!