"all matters reserved except access"? What does bthis mean on outlined planning permission

[Crakeandoryx]

I'm looking at plans for a development that's probably (definitely in some way or form) going to happen near us. I have very little experience of these things but obviously I'm interested as this will affect us directly.

Outline plans have been submitted and approved with the above statement. These plans do not include access points but the only possible option is via a farmtrack. Our main concern to this development is the access point of the development. Its in a rural area, very beautiful, and we live here because we enjoy the quiet.

There is an existing route by way of a farmtrack thats the obvious, least disruptive, route into the development area. I would agree this route into the development as would our neighbours. I've no idea who owns it, how this all works etc. There is also a "green plan" (?) being passed about (by the developer, not online yet) of a slightly altered plan to include a new access road onto the main highway (country road, single track but a highway) from the middle of the housing development. This is not something we would agree with as the car lights and noise would detract from our quality of life. It seems messy and intrusive.

Please can anyone with planning knowledge help. How do I find out if this new access point would be approved (I've looked on line and found nothing) when a farmtrack is the obviou easy solution. The development is only 8 houses, high quality so farmtrack is an option.

If that’s the statement then it means the principle of 8 houses is approved and so is the access on the plans. All other details such as the design of the houses, landscaping etc is just a rough idea. Within three years the applicant needs to submit an application called “reserved matters” which includes all the details.
So looks to me like the access has already been approved but if you say there is no access on the plans then that doesn’t make sense

Does the layout plan include any form of road out, even an existing road. If so then this will be the access

There is only one set of plans on the council portal that have been amended as time has gone on. These show access from the farm track. This has been approved and is on a public domain. We we're told of this a few years ago and in theory don't completely reject it. It would benefit our house prices and is small enough to be done sensitivity. The developer has been passing out another set of plans, similar but the new plans include a road and access point which isn't the track. This is nowhere to be seen on the council planning portal 🤔. I don't know why this might be but something doesn't add up. Developer is saying his "new" plan is his own application. He's very keen to tell all of us (neighbours) that he doesn't need the farm track as he has another entrance, then produces a basic marketing plan of plots, houses and layout of road (it looks nice!). Nothing else. No details of whether additional services are being brought in. We are off mains sewage so drainage and foul water management is interesting us as well. We have individual tanks. The drainage from site of a development might affect our drainage rights over the land. We are on a hill so the water once treated just drains away. There are so many aspects of this that don't add up and this is all very new to us.

councils tend to encourage land owners to consult the public before putting an application in for planning permission. This might explain his new fancy plans and why they are not on the planning portal. The only plans he has permission for will be the ones on the portal that use the farm track. Whether he thinks he can use another route is up to him but he will need a whole new application if he wants to use a new route.

The draining issue will get cleared up when he applies for either the reserved matter or a fresh new application. The waters will get muddied (excuse the pun) with what is a planning matter and what will be a private and civil mater between landowners. Planning permission is outside of any other permissions he might need

It's often the case that outline permission is applied for as it requires less initial work and this agrees the principle of development. Then instead of a reserved matters application an entirely new full planning application is submitted, which if passed would be subject to its own conditions.

Its very complicated

Looks like he will be submitting altered plans. You should band together with your neighbours if you have strong objections, particularly if it is for something that can be altered to please everyone. Who is he showing these new plans too? Can you contact his firm and ask for a meeting to discuss? It would be sensible for him to iron out any potential issues before submitting formally.