Planning Explained: Abbreviations and Terms You Need to Know

The planning system is full of abbreviations and technical terms that can feel overwhelming if you are encountering them for the first time. Whether you are reading a decision notice, reviewing a planning report or trying to understand a condition on your permission, this guide will help you make sense of it all.

The Basics

LPA — Local Planning Authority The council department responsible for determining planning applications in your area. In Surrey, Berkshire and West Sussex, each district or borough council acts as the LPA for most applications, while the county council handles minerals and waste.

NPPF — National Planning Policy Framework The government's overarching planning policy document for England. It sets out how the planning system should work and what matters decision-makers must consider. When an officer or inspector refers to "the Framework", this is what they mean.

PPG / NPPG — National Planning Practice Guidance The companion to the NPPF that provides detailed practical guidance on how to apply national policy. It is published online and regularly updated.

LP — Local Plan The set of planning policies adopted by your local council. The Local Plan sets out where development is acceptable, what types of housing are needed, and how the council will protect the environment, heritage and local character. It carries significant weight in planning decisions.

SPD — Supplementary Planning Document Additional guidance produced by a council to support policies in the Local Plan. SPDs cover topics such as design standards, parking requirements or affordable housing. They are a material consideration but do not carry the same weight as the Local Plan itself.

NP / NDP — Neighbourhood Development Plan A plan prepared by a parish or town council (or neighbourhood forum) that sets planning policies for a specific local area. Once adopted after a referendum, an NDP forms part of the development plan and carries real weight in decisions.

Application Types

FUL / FULL— Full Planning Application A complete application for planning permission where all details of the proposed development are submitted upfront, including design, layout, access and materials.

OUT — Outline Planning Application An application that establishes whether the principle of development is acceptable, with some or all details reserved for later approval. Commonly used for larger residential or commercial schemes.

RM / REM — Reserved Matters The detailed application that follows an outline approval. Reserved matters typically cover appearance, landscaping, layout, scale and access — whichever were not fixed at the outline stage.

HH — Householder Application A simpler application type for works to an existing house, such as extensions, loft conversions or outbuildings. The majority of homeowner projects fall into this category.

LBC — Listed Building Consent A separate consent required for any works to a listed building that affect its character as a building of special architectural or historic interest. This applies to both internal and external alterations and is required in addition to planning permission.

CAC — Conservation Area Consent Historically required for the demolition of buildings in a conservation area. Since 2013 this has been rolled into the standard planning permission process, but you may still see the term in older documents.

COU — Change of Use An application to change the use of a building or land from one use class to another — for example, converting a shop to a restaurant or an office to residential.

ADV — Advertisement Consent Consent required for displaying certain signs, adverts or hoardings. Not all signage needs consent, but illuminated signs and those above a certain size usually do.

Permitted Development

PD — Permitted Development Development that is allowed under the Town and Country Planning (General Permitted Development) Order without the need for a planning application. PD rights cover many common works such as small extensions, fences and solar panels, but are subject to conditions and limitations.

GPDO — General Permitted Development Order The legislation that defines what types of development are permitted without a planning application. It is divided into schedules, parts and classes (e.g. Schedule 2 Part 1 is householder development and Schedule 2 Part 3 is Change of Use) each with specific size limits and conditions.

PA — Prior Approval A lighter-touch process required for certain types of permitted development. The LPA assesses specific impacts (such as neighbour amenity, transport or flooding) but cannot consider broader planning merits. Common examples include larger home extensions and office-to-residential conversions.

S191 / CLEUD — Certificate of Lawful Use or Development (Existing) A certificate confirming that an existing use or development is lawful, either because it has the benefit of planning permission or because it has become immune from enforcement through the passage of time (usually 4 or 10 years).

S192 / CLOPUD — Certificate of Lawful Use or Development (Proposed) A certificate confirming that a proposed development would be lawful — typically used to confirm that works fall within permitted development rights before construction begins. A useful safeguard.

The Decision Process

DM — Development Management The team within the LPA responsible for processing and determining planning applications. Some councils still use DC (Development Control) but most have adopted the newer DM terminology.

CO - Case Officer The planning officer assigned to assess your application. They will visit the site, consult relevant parties, assess the proposal against policy and write the officer's report recommending approval or refusal.

Committee The planning committee is a group of elected councillors who determine applications that are too significant, controversial or complex to be decided by officers under delegated powers. Committee meetings are public and you or your agent may be able to speak.

Delegated Decision A decision made by a planning officer under authority delegated from the planning committee. The majority of applications are determined this way.

MO — Material Consideration Any factor that is relevant to a planning decision. Material considerations include the NPPF, the Local Plan, design, amenity, traffic, flooding and many others. Personal circumstances, loss of property value and competition between businesses are generally not material considerations.

S106 — Section 106 Agreement A legal agreement between the developer and the LPA that secures planning obligations such as affordable housing, public open space or highway improvements. Named after Section 106 of the Town and Country Planning Act 1990.

CIL — Community Infrastructure Levy A fixed charge that councils can levy on new development to help fund infrastructure such as schools, roads and healthcare facilities. Not all councils have adopted CIL, but many in Surrey, Berkshire and West Sussex have.

Appeals and Enforcement

APP — Appeal If your application is refused (or not determined within the statutory timeframe), you can appeal to the Planning Inspectorate. Appeals can be decided by written representations, a hearing or a public inquiry depending on the complexity of the case.

PINS — Planning Inspectorate The government body that handles planning appeals, called-in applications and certain national infrastructure projects. An inspector appointed by PINS will make the final decision on your appeal.

EN / ENF — Enforcement The process by which a council investigates and takes action against development carried out without the necessary planning permission or in breach of conditions. Enforcement action can include enforcement notices, stop notices and injunctions.

BCN — Breach of Condition Notice A notice served by the LPA requiring compliance with a condition attached to a planning permission. There is no right of appeal against a BCN.

PCN — Planning Contravention Notice A formal notice served by the LPA to gather information about a suspected breach of planning control. You are legally required to respond.

Heritage and Environment

CA — Conservation Area An area designated by the council for its special architectural or historic interest. Additional planning controls apply within conservation areas, including restrictions on demolition, tree works and certain types of permitted development.

AONB — Area of Outstanding Natural Beauty A landscape designated for its natural beauty at a national level. The Surrey Hills is a well-known AONB in our area. Development in an AONB is subject to stricter policies to conserve and enhance the landscape.

NNL — National Nature Landscape The new name for AONBs following the Levelling Up and Regeneration Act 2023. The Surrey Hills is now officially the Surrey Hills National Landscape, though the term AONB is still widely used.

SSSI — Site of Special Scientific Interest An area designated for its wildlife, geological or physiographical features. Development that could harm an SSSI is subject to rigorous assessment.

TPO — Tree Preservation Order A legal protection placed on specific trees or groups of trees by the council. You need the council's consent before carrying out most works to a protected tree, including pruning and felling.

EIA — Environmental Impact Assessment A formal assessment required for major development proposals that are likely to have significant effects on the environment. An EIA results in an Environmental Statement submitted with the planning application.

FRA — Flood Risk Assessment A report assessing the risk of flooding to and from a proposed development. Required for most applications in Flood Zones 2 and 3, and for sites over 1 hectare in Flood Zone 1.

How We Can Help

If you are navigating the planning process and find the terminology confusing, you are not alone. Our team has over 15 years of experience at the Principal Planning level and we are here to translate the jargon into clear, practical advice.

Get in touch and we will guide you through every step.