Permission in Principle secured for two dwellings in Wiltshire 

Permission in Principle secured for two dwellings in Wiltshire 

When dealing with complex sites, it’s often about finding the right route through the planning system. For this site in Ashton Keynes, Wiltshire, our team successfully secured Permission in Principle (PiP) for two new dwellings — overcoming policy restrictions, flood risk challenges, and ecological designations along the way. 

A site with constraints — and potential 

The 0.165-hectare site comprised a cluster of redundant mid-20th century agricultural buildings on the north bank of the River Thames. Surrounded by open farmland and woodland to the east and a loose ribbon of housing to the north, it sat outside the defined settlement boundary. 

The planning context was far from straightforward. The site also lay within Flood Zones 2 and 3 and inside a Special Area of Conservation (SAC). A previous outline application for two dwellings had been refused. 

Our task was to demonstrate that, despite these constraints, there was a strong planning case for a small, sustainable residential scheme. 

What is Permission in Principle (PiP)? 

Permission in Principle is an alternative route to securing planning permission for housing-led development. Introduced through the Housing and Planning Act 2016 and the Town and Country Planning (Permission in Principle) Order 2017, the process separates the consideration of principle from technical detail. 

In simple terms, it’s a two-stage process: 

1. PiP stage – establishes whether a site is suitable in principle for development (this application). 

2. Technical Details Consent (TDC) – assesses the detailed design, layout, access and landscaping proposals (a later stage). 

PiP can only be sought for minor residential development — up to nine dwellings and on sites of less than one hectare.  

While PiP focuses only on location, land use, and amount of development, it can be a highly effective tool for understanding whether the principal of development of a site is viable, without the need for the level of detail required in a full application.  It can be a a useful starting point in helping to unlock the potential of small, sensitive, or previously developed sites. 

Key Planning Issues 

The main planning considerations in this case included: 

• Development outside the settlement boundary; 

• Flood risk, given proximity to the River Thames; 

• Sustainable transport and access; 

• Compliance with local and neighbourhood plans; 

• Impact on the Special Area of Conservation (SAC). 

Navigating Policy: Outside the Settlement Boundary 

Development outside defined settlement boundaries is generally resisted unless specific exceptions apply. In this instance, none did — and the proposal was also contrary to the Neighbourhood Plan. 

However, we successfully argued that the character of the area was already shifting from agricultural to residential. A nearby appeal decision had granted permission for new dwellings in a similar context, and we were able to demonstrate that our client’s proposal would represent a logical and proportionate form of infill development, rather than an isolated scheme in open countryside. 

Flood Risk and the Sequential Test 

Given the Flood Zone designations, flood risk was a key issue. Working closely with our appointed flood risk consultant, we provided robust evidence demonstrating that the site could be safely developed without increasing flood risk elsewhere. 

We also prepared a Sequential Test, showing that there were no sequentially preferable sites available within the parish for this type of small-scale development.  

Addressing the SAC and Ecology 

As the site lay within the inner zone of a Special Area of Conservation, we completed a Section 111 Agreement in line with the Council’s Interim Recreation Mitigation Strategy. Following this, Natural England confirmed no objection. 

The Planning Balance 

An important part of our case centred on the five-year housing land supply shortfall. With the local authority unable to demonstrate a five-year supply, relevant housing policies were deemed out of date — meaning the presumption in favour of sustainable development applied under the NPPF. 

We demonstrated that the proposal’s limited scale, reuse of previously developed land, and contribution to local housing supply significantly outweighed any policy conflicts. The planning officer agreed, and Permission in Principle was granted. 

A Positive Outcome 

This result highlights how a well-prepared PiP application can be an effective route to unlock small or complex sites. By focusing on the core planning principles — and presenting clear, evidence-based reasoning — we were able to deliver a positive outcome where previous applications had failed. 

Working with Plainview Planning and McLoughlin Planning 

At Plainview Planning, we focus on helping homeowners, landowners and small developers unlock the potential of their sites. Our expertise lies in housing schemes of under 10 units, householder applications, and boutique commercial projects — where creative thinking and a deep understanding of planning policy make all the difference. 

Since joining forces with McLoughlin Planning in 2024, we’re proud to be part of a wider group of 14 planning professionals and support staff, combining our complementary skillsets to deliver ingenious, commercially-minded planning solutions across England and Wales. 

As part of the McLoughlin Planning Group, our shared objective is simple — to get results for our clients by providing high-quality planning consultancy. Their team of chartered town planners delivers strategic advice and planning solutions across a wide range of sectors, from strategic land promotions and multi-phase residential sites to commercial, aviation, and rural projects. 

For larger, strategic or complex schemes, please contact the McLoughlin Planning team. For householder projects, smaller developments, or boutique commercial sites, our Plainview Planning team would be delighted to assist. 

To speak to us, email enquiries@plainview.co.uk or call 01242 501003 — providing your site address and a brief summary of your project. 

Content correct at the time of publication. For the most up-to-date advice or to discuss your project, please contact our team directly.