Photo by Storey Tarris on Unsplash.
Planning permission timelines can vary depending on the type and scale of your project. For most household renovations or extensions, the process typically takes about 8 weeks from the time of validation, but larger projects like new-build homes or complex applications may require additional time.
In this guide, we’ll take you through the key steps and what to expect when navigating the planning process.
Before starting the design process, check if council approval is needed. Many extensions and renovations fall under permitted development rights and don’t require planning permission. However, flats, properties on designated land, or new houses will likely need planning consent. Works to listed buildings will require listed building consent.
Validation is an administrative check carried out by the council to ensure that all necessary information has been provided. The typical timeline from submitting your application to the council confirming whether the information is complete is around 5–10 days.
Once your application is validated, the determination period officially begins. If your application is deemed invalid, the council will request additional information. Failing to provide the correct information can lead to significant delays.
Architects are well-versed in the requirements of the validation process and the overall planning procedure, ensuring that your application runs smoothly and efficiently.
Pre-application advice is a paid service offered by local authorities and is useful for larger projects like new-build houses. It’s not usually necessary for renovation and extension projects. Local authorities aim to respond within 8 weeks, but unlike formal applications, there’s no obligation to meet this deadline.
Householder applications cover most domestic work and are generally more streamlined than full planning applications. While flats, new houses, and work on listed buildings typically require full planning permission or listed building consents, some alterations or extensions to existing homes on designated land (such as conservation areas) may still qualify for householder applications. An architect can advise you on the best planning route for your project and determine which application is appropriate.
Once a final design has been agreed upon, an architect can typically prepare a household planning application in about a week. However, in conservation areas, additional time may be required for more detailed drawings and heritage statements. For new-build applications, specialist reports are often necessary, which can extend the preparation timeline to over 3 months when factoring in the workloads of consultants.
How Long Does It Take for Councils to Reach a Decision?
Most planning applications are determined within 8 weeks. However, more complex applications, such as new-builds or listed building consents, may take longer due to the need for wider consultations. Additionally, if there are objections from neighbours, the process can be extended by about 6–8 weeks if the application is referred to a planning committee for decision.
If your application hasn't been determined by the date indicated in the validation letter, you can appeal to the Secretary of State for non-determination. However, councils may request an extension of time, and it’s usually advisable to agree to this, as appeals can take significantly longer.
The UK planning guarantee is a government policy aimed at ensuring planning applications are decided within a maximum of 26 weeks. For most applications, this includes 8 weeks for household projects and 13 weeksfor major applications. If a decision isn’t made within this timeframe and no extension is agreed, applicants have the right to appeal for non-determination. The planning guarantee also applies to appeals, with the aim of resolving them within 26 weeks.
If your application is refused, you can either submit revised plans (usually free within 12 months) or appeal. Appeals can take up to 26 weeks for larger projects, and around a third are successful. If your appeal fails, further legal action would require proving a Planning Inspectorate error in the High Court.
Do I need an architect to submit my planning application?
No, but an architect can significantly improve your chances of success.
How long does planning permission last?
Planning permission is valid for 3 years from the approval date.
How long will it take for my application to be validated?
Validation usually takes 10 working days. If your application is invalid, the council will outline additional requirements.
What happens if my planning application is refused?
You can appeal or submit a revised application, free of charge if it’s within 12 months and the scope is similar.
What happens if my planning application is delayed?
You can appeal for non-determination, but it’s often better to agree to a council-requested extension, as appeals can take longer. The planning guarantee stipulates that decisions should be made within 26 weeks, with an additional 26 weeks allowed for appeals.
The information provided in this article is intended for general guidance and educational purposes only. For specific expert advice on your project, choose a skilled residential architect featured on Designs in Detail.
About the Author
Aron Coates is an architect with over two decades of experience, working on projects ranging from historic building restoration to contemporary home design.
