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Cotswold Planning Hub

Planning Glossary

Common planning terms explained in plain English.

A B C D E F G H L M N O P R S T U V W
A
Affordable Housing
Housing for people who can't afford market prices. Includes social rent (council-level rents), affordable rent (up to 80% of market rent), shared ownership (part-buy, part-rent), and First Homes (sold at discount). Local Plans set requirements for what percentage of new developments must be affordable — typically 25–50% depending on the area and site type.
Allocation
A site identified in a Local Plan for a specific type of development.
Amenity
A term used to describe the quality of life and enjoyment of a property or area. Includes factors like privacy, daylight, noise levels, outlook, and the general character of an area. Planning decisions must consider impact on "residential amenity" of neighbours. A common reason for refusal is "unacceptable harm to amenity."
AONB
Area of Outstanding Natural Beauty. Now officially called "National Landscape". A designated landscape protected for its natural beauty. The Cotswolds is the largest National Landscape in England.
Article 4 Direction
An order made by the council that removes permitted development rights in a specific area. This means work that would normally not need planning permission suddenly does. Common in conservation areas to control changes to windows, doors, or building frontages. Check with your council if one applies to your property.
B
Biodiversity Net Gain (BNG)
A requirement for most new developments to deliver at least 10% more biodiversity (wildlife habitat value) than the site had before development. Introduced in 2024. Developers must submit a biodiversity gain plan showing how they'll achieve this — either on-site, off-site, or through purchasing credits.
Brownfield Land
Land that has previously been built on — for example, former factories, old housing sites, or disused commercial premises. Government policy prioritises building on brownfield before greenfield. Also called "previously developed land." Note: private gardens are technically classed as brownfield.
C
Certificate of Lawfulness
An official certificate confirming that an existing use of land or buildings is lawful (CLEUD), or that a proposed development would be lawful (CLOPUD) — i.e., doesn't need planning permission. Useful for proving permitted development rights or long-established uses. Provides legal certainty but isn't planning permission.
CIL
Community Infrastructure Levy. A charge councils can levy on new development to fund infrastructure.
Conservation Area
An area of special architectural or historic interest, where development is more tightly controlled.
D
Delegated Decision
A planning application decided by council planning officers rather than the Planning Committee. The vast majority of applications (often 90%+) are decided this way. Officers have "delegated powers" to approve or refuse applications that meet certain criteria — typically smaller or less controversial proposals.
Design Code
A set of illustrated design requirements for a specific site or area, providing detailed guidance on the appearance, layout, and quality of development. Design codes are increasingly required for larger sites and can be given legal weight through the Local Plan. More detailed than general design policies.
E
EIA
Environmental Impact Assessment. A process for assessing significant environmental effects of major developments.
F
Five Year Land Supply
Councils must demonstrate they have enough land identified for housing to meet the next five years of their housing target. If they can't prove this, the "presumption in favour of sustainable development" kicks in, making it much harder to refuse housing applications — even on sites not in the Local Plan.
Flood Zone
Areas classified by risk of flooding. Zone 1 is lowest risk; Zone 2 is medium risk; Zone 3a is high risk; Zone 3b is functional floodplain where water needs to flow or be stored. Development in higher flood zones faces stricter requirements and some types of development (like housing) may not be permitted in Zone 3b.
G
Green Belt
A policy designation (not a description of land quality) designed to prevent urban sprawl and stop towns merging. Green Belt land surrounds major cities and towns. There is a strong presumption against "inappropriate development" in Green Belt. Note: Green Belt is not the same as greenfield — it can contain previously developed land and even whole villages.
Greenfield Land
Land that has never been built on — typically farmland, meadows, or undeveloped open land. Not a formal planning designation, but describes the physical state of land. Councils are expected to prioritise brownfield over greenfield where possible. Note: not the same as Green Belt.
Grey Belt
A new category introduced by the Labour government in 2024. Refers to poor-quality land within the Green Belt that makes limited contribution to Green Belt purposes — for example, disused car parks, old petrol stations, or scrubby land with no public access. Development on grey belt must meet "golden rules" including 50% affordable housing and infrastructure improvements.
H
HELAA
Housing and Economic Land Availability Assessment. A technical study that assesses the development potential of sites put forward by landowners and developers. Identifies which sites are suitable, available, and achievable for housing or employment. Used as evidence to support site allocations in Local Plans. Previously called SHLAA.
Heritage Asset
A building, monument, site, place, area, or landscape with heritage significance that is worth protecting. Includes listed buildings, conservation areas, scheduled monuments, registered parks and gardens, and non-designated assets of local importance. Development affecting heritage assets faces additional scrutiny.
Housing Need / Housing Target
The number of new homes a council must plan for, calculated using a government formula called the "Standard Method." This considers population projections, household formation, and affordability. The target drives how much land must be allocated in the Local Plan. Cotswold's draft Local Plan proposes 14,660 new homes by 2043.
L
Listed Building
A building of special architectural or historic interest, protected by law.
Local Plan
The main planning document for an area, setting out where development can happen and what policies apply.
M
Material Consideration
A factor that can legally be taken into account when deciding a planning application.
N
National Landscape
The new official name for AONBs (Areas of Outstanding Natural Beauty). The Cotswolds National Landscape is the largest in England, covering 80% of Cotswold District. Development here must give "great weight" to conserving landscape and scenic beauty.
Neighbourhood Plan
A planning document prepared by a local community, covering a parish or neighbourhood area.
NPPF
National Planning Policy Framework. National government policy that guides planning decisions.
O
Outline Planning Permission
Permission that establishes the principle of development on a site, but not the fine details. Outline permission confirms the site can be developed for a particular use (e.g., housing), with detailed design to follow. The details are submitted later as "Reserved Matters" applications.
Overbearing
When a proposed development would have an oppressive or dominating impact on neighbouring properties due to its size, bulk, or proximity — creating a sense of enclosure. Sometimes called "overwhelming" or "sense of enclosure." A material consideration, though more subjective than overlooking or overshadowing.
Overlooking
When windows or outdoor spaces of a new development would allow views into the private areas of neighbouring properties — such as gardens, bedrooms, or living rooms. A material consideration in planning decisions. Councils often apply minimum distance standards (e.g., 21 metres between facing windows).
Overshadowing
When a new building or structure blocks sunlight or daylight to neighbouring properties or gardens. A material consideration in planning. The impact is assessed based on the height, position, and orientation of the proposed development. Can be a valid reason for objection.
P
Permitted Development
Work you can do without needing to apply for planning permission — effectively a nationwide automatic permission for certain minor works. Includes many home extensions, loft conversions, outbuildings, and some changes of use. However, permitted development rights can be removed by Article 4 Directions or planning conditions. Always check before assuming you don't need permission.
Planning Appeal
When an applicant challenges a council's decision to refuse planning permission (or conditions attached to a permission, or non-determination). Appeals are decided by an independent Planning Inspector, not the council. Neighbours who objected to the original application can usually submit comments on the appeal.
Planning Committee
The group of elected councillors who decide controversial or significant planning applications. Most applications are decided by planning officers under "delegated powers," but major developments, applications with many objections, or those called in by councillors go to committee. Members of the public can usually speak for or against applications at committee meetings.
Planning Conditions
Requirements attached to a planning permission that control how development is carried out. For example: approved materials, working hours, landscaping requirements, or restrictions on use. Breach of conditions is a planning offence. Some conditions must be agreed before work starts ("pre-commencement conditions").
Planning Inspector
An independent person appointed by the government to decide planning appeals and examine Local Plans. Inspectors are qualified professionals who are not employed by the council. Their decisions on appeals are legally binding. At Local Plan examinations, the Inspector assesses whether the plan is "sound" and legally compliant.
Prior Approval
A simplified notification process for certain types of permitted development. The council can only consider specific, limited matters (varies by type of development) and must respond within a set deadline — often 56 days. If they don't respond in time, approval is deemed granted. Not the same as full planning permission.
R
Regulation 18
Early stage Local Plan consultation, seeking views on what the plan should contain.
Regulation 19
Later stage consultation on the final draft plan before submission for examination.
Reserved Matters
The detailed aspects of a development that are agreed after outline planning permission has been granted. There are five reserved matters: Access, Appearance, Landscaping, Layout, and Scale. Each must be approved before development can begin. Reserved matters applications cannot revisit the principle already established.
S
Section 106
A legal agreement requiring developers to provide infrastructure or contributions.
SSSI
Site of Special Scientific Interest. An area protected for its wildlife, geology, or landform.
Sustainability Appraisal
An assessment of the likely social, environmental, and economic effects of a Local Plan. Required by law. Tests the plan and reasonable alternatives against sustainability objectives. Published alongside the draft Local Plan so people can see how decisions were made and what options were considered.
T
Tree Preservation Order (TPO)
A legal order made by the council to protect specific trees, groups of trees, or woodlands. It is an offence to cut down, top, lop, uproot, or damage a protected tree without the council's consent. Breaching a TPO can result in significant fines. You can check with your council whether trees are protected.
U
Use Class
A category defining how a building or land can be used (e.g., C3 = dwelling house).
V
Viability Assessment
A financial assessment of whether a development can be delivered while meeting policy requirements (like affordable housing) and still provide a reasonable return to the landowner and developer. Often used by developers to argue for reduced affordable housing or other contributions. Can be controversial and is sometimes challenged.
W
Windfall Sites
Housing sites that come forward for development but weren't specifically allocated in the Local Plan — for example, unexpected redevelopment of a shop, a garden plot, or a small infill site. Councils often include a "windfall allowance" in their housing supply figures based on past trends. Critics argue this can be used to reduce the need for allocated sites.
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