How Long Does Planning Permission Take?

Applying for planning permission is a crucial part of the development process, but one of the most common questions asked by homeowners, developers and property professionals alike is how long it actually takes. The timeline can vary depending on the type of application, the complexity of the proposal, and the capacity of the local planning authority. While the UK government sets target times for determining applications, the real-world experience can be more unpredictable. Delays are common, especially in areas where planning departments are under-resourced or dealing with large volumes of submissions.

Understanding how long planning permission takes, what affects the timescales, and how to keep your application moving forward is essential for planning your build or investment. Whether you are adding a rear extension, building a block of flats, or changing the use of a commercial unit, being realistic about timing can help avoid frustration, cost overruns and missed opportunities.

Standard Determination Periods

In England, local planning authorities are expected to determine most applications within a set timeframe. For householder developments, such as extensions or loft conversions, the target is eight weeks. For more complex applications, such as residential developments or major commercial projects, the target is thirteen weeks. If the application requires an Environmental Impact Assessment, the period extends to sixteen weeks.

These statutory targets are laid out in national planning guidance and apply to both full and outline planning applications. However, they are targets, not guarantees. Councils can agree with applicants to extend the deadline where additional time is needed, provided the applicant consents in writing.

What Happens During the Application Process

Once an application is submitted via the Planning Portal, it enters the validation stage. This is where the local authority checks that all required documents, plans and fees have been provided correctly. Validation can take anywhere from a few days to a couple of weeks, depending on how efficiently the council processes submissions.

Once validated, the application enters the consultation phase. This usually lasts 21 days and allows neighbours, local organisations and statutory consultees to comment. These may include highways officers, conservation officers, environmental bodies and parish councils. The planning officer will then assess the application, visiting the site if necessary, and reviewing all relevant policies and consultation responses.

If no major objections are raised and the proposal complies with planning policy, the officer may issue a delegated decision. For more contentious or significant applications, the proposal may be referred to the planning committee, which can add further time depending on meeting schedules.

Delays and Bottlenecks

Although eight or thirteen weeks are the official targets, many applications take longer. Several factors can contribute to this. One is the workload of the planning authority. Many councils face staff shortages and budget cuts, leading to delays in validation, consultation and decision making.

Another cause of delay is missing or incorrect information in the application. If key documents are omitted or plans are not drawn to scale, the council will declare the application invalid and return it. This restarts the process once the correct documents are submitted.

During the consultation stage, if objections are raised or issues identified by statutory consultees, the planning officer may request revisions or further information. This can pause the process and extend the timeline considerably. The same applies if pre-commencement conditions are disputed or if legal agreements such as section 106 contributions are required.

How to Speed Up the Process

One of the most effective ways to reduce delays is to engage with your local planning authority early. Using their pre-application advice service can help identify issues in advance and ensure that your submission is policy-compliant. While there is usually a fee for this service, it can save weeks of back-and-forth once the application is submitted.

Submitting a complete, well-documented application is essential. This means accurate site and location plans, professionally drawn elevations, clear design and access statements, and any required technical documents such as flood risk assessments, transport statements or ecological reports.

Maintaining communication with the case officer once the application is in progress can also help. Responding quickly to requests for clarification or amendments demonstrates professionalism and keeps the file active. If the officer is considering a refusal, working collaboratively to modify the proposal can avoid a formal rejection and the need to appeal.

Fast-Track and Prior Approval Routes

For certain developments, especially under permitted development rights, a simplified route called the prior approval process applies. This includes larger rear extensions, office-to-residential conversions, and agricultural buildings converted into dwellings. These applications have shorter decision periods, often within 42 to 56 days, and involve a more limited scope of assessment.

While not technically planning permission, prior approval still requires submitting detailed plans and meeting specific criteria. If the local authority does not respond within the time limit, the development may be deemed approved, although legal advice is recommended before proceeding.

Appeals and Further Delays

If your application is refused or not decided within the statutory period, you have the right to appeal to the Planning Inspectorate. This process can add many months to the timeline. Householder appeals are typically decided within 12 weeks, but larger or more complex appeals can take 6 to 12 months or more.

Appeals involve a full review of the application, planning policies, consultation responses and reasons for refusal. In some cases, an informal hearing or public inquiry may be required. As such, avoiding refusal where possible is generally the faster route.

Real-World Examples

A homeowner in Surrey submitted a householder application for a rear and side extension. The council validated the application within one week, completed consultation over 21 days, and issued a delegated decision on day 56. The overall process took just under eight weeks. By contrast, a developer in Manchester submitted an outline application for a residential development of 15 homes. Although validated within ten days, the application required highways input and a bat survey. With additional revisions and a section 106 agreement, the final decision took twenty-one weeks to issue. These examples show how application type, site context and local authority processes all influence timescales.

Conclusion

The length of time planning permission takes depends on the type of application, the efficiency of the local authority, and the quality of the submission. While statutory targets offer a useful benchmark, real-world experience can vary widely. Planning ahead, using professional support, and engaging proactively with the planning process are the best ways to keep your project on track. Whether your scheme is modest or ambitious, knowing what to expect from the timeline allows you to manage your schedule and finances with greater confidence.