How long does getting planning permission take? What you need to know.

When can I expect a decision to be made for my planning application?

Planning applications for residential developments, such as loft conversions and home extensions, are usually decided within 6 to 8 weeks of the application being registered with your local planning authority. 

What’s planning validation?

Registration is not the same as submission, and it can take up to two weeks from delivery to the planning authority to the application actually being validated. Then the eight-week period starts. The determination date – the point at which a decision is made – is supposed to be within this two-month window, although it can be extended to 13 weeks or longer in specific circumstances.

What to submit?

As There are numerous technical requirements to satisfy, it pays to secure the services of a planning specialist before making you application. The application must include:

• Location plan of the application site outlined in red – scale 1:1250 or 1:2500
• Existing and proposed block plan – scale 1:500
• Existing and proposed floor plans and elevations – scale 1:50 or 1:100
• Completed application form
• Application fee

What happens during the planning process?

During the 6 to 8 week period, the planning officer will assess your development proposals. If appropriate, they will contact relevant consultees, like a highways officer, arboriculturists or the Environment Agency, for example, and they will make sure your neighbours are aware of your planning application. Who is contacted and why will depend in part on the nature of the site and any relevant constraints, plus the type of application. 

Can my planning application take longer?

Complex applications, or those involving a large development, may have their time limit extended to 13 weeks, or 16 weeks for applications subject to an environmental impact assessment. From our experience, where the period is extended it can take longer still, sometimes several months. To a great extent, avoiding delays depends on being thoroughly prepared before lodging the planning application itself.

What happens if my application exceeds the determination date?

Once your application is registered, your local planning authority will write to you to indicate a date by which the decision will be made. If you have appointed an agent, correspondence will go to them, and they will keep you informed.

If a decision isn’t made by the determination date, you can appeal to the Secretary of State – the Minister for Housing, Communities & Local Government.

What to consider before making an appeal

Appeals can be complex and time consuming, often with a time scale of several months or more. This has been exacerbated during the pandemic, with many planning officers still working from home. 

Generally, before making an appeal it is wise to speak again with the local planning authority to identify any changes to the proposal which would make it likely to succeed. Not doing so might have a negative impact on the appeal. For more information on appeals, check out the appeals section on planning portal.

Can I make changes to my planning application during or after the planning process?

While theoretically possible, the increase in caseloads that planning officers must manage means it’s getting difficult to request changes during assessment.

However, with patience and tenacity, you are likely to win through. Most planning officers will accept small changes to your proposals – although understandably this could prolong the planning application and approval process.

Making changes after approval?

If your planning application has been approved and you decide to make changes, the timescale involved to make them can vary. If they are small you may wish to submit a non-material amendment application. Significant changes, however, are likely to require starting again with a completely new application.

Have you considered pre-application advice?

Pre-Application Advice is an excellent service that is often overlooked. Think of it as acting as a ‘prognosis’ for your development. In this process, a planning officer assesses your development prior to planning submission and provides feedback. This enables you to address potential issues and fine-tune your application.

We have noted from our experience that the same planning officer is usually appointed for the planning permission application itself as for the pre-application advice. 

So how long does pre-application advice take?

Pre-application advice can take up to 8 weeks or longer – depending on the complexity and service you opt for. However, local authorities have a vested interest in keeping the process running smoothly, so you will probably find this to be a useful service.

What happens if my planning application is refused?

You will already have heard from the local authority as to the date the planning decision is due. And although refusal can happen, it is best to do everything to make sure it doesn’t. 

This is where we believe it pays to have the right experts hired to protect your development. Unfortunately, it is quite common for agents to submit planning applications and then simply leave it to the hands of the planning officer to decide the fate of your development.

Expertise and communication are key

Don’t leave things to chance. Ideally, appoint an expert who understands the whole process and will guide the application for the most favourable outcome.  It’s inevitable that a small number of applications are refused first time round, but an expert who maintains close professional ties with the planning officer will keep this risk to an absolute minimum.

This essentially means your professional, reaching out to the planning officer and engaging with them – whether that’s via e-mail or a phone conversation. In this way, your chances of securing planning permission are significantly increased as this activity improves mutual understanding between you and the planning authority. See why choosing us is the safest option.

A second chance

Did you know? With certain planning applications, you get ‘one free go’ to resubmit if your application is withdrawn or refused. If you do take advantage of a ‘free’ second go, this is usually under the condition that you apply again within 12 months from the date of decision.

Once granted, how long does planning permission last for?

Normally, unless your permission says otherwise, you have up to three years from the date your application was approved to begin work. You may have to reapply if you haven’t stated work by then. 

Final words

In reality, the system favours those who are well prepared at every stage. With expert advice your likelihood of success should always be high. Think ahead, be prepared, and work with those who have been through the process before.  If you have more questions, check our FAQs page.