In England, most standard planning applications have a statutory determination period of 8 weeks. Applications for major development generally have a 13-week period, while applications subject to an Environmental Impact Assessment have a 16-week period. Longer periods can be agreed in writing between the applicant and the local planning authority.
However, the statutory determination period is not necessarily the same as the total time you should allow for your project.
Preparation, validation, consultation and any revisions can add time before a final decision is issued.
How Long Does a Planning Application Take?
For most standard planning applications in England, the statutory determination period is 8 weeks.
This applies to many householder and minor development applications.
For major development, the statutory period is generally 13 weeks. Where an Environmental Impact Assessment is required, the period is 16 weeks.
The time period begins once the local planning authority receives a valid application, subject to the relevant statutory rules.
If an application is incomplete and cannot be validated, the process can take longer overall.
How Long Does a Householder Planning Application Take?
A typical householder application has an 8-week determination period in England.
This could apply to proposals such as:
- House extensions
- Loft conversions requiring planning permission
- External alterations
- Other alterations to an existing dwellinghouse
The eight weeks is the statutory determination period rather than a guarantee that the entire project will be completed within eight weeks.
You need to allow additional time to prepare the application before submission.
What Happens During the Eight Weeks?
Once the application is valid, the local planning authority begins assessing it.
The process can involve:
- Validation – checking that the required information and fee have been submitted.
- Registration and publicity – the application is made available for consultation.
- Neighbour and consultee comments – relevant parties may be invited to comment.
- Planning assessment – the planning officer assesses the proposal.
- Site visit – where necessary.
- Officer recommendation or decision – the application is determined.
- Decision notice – the formal decision is issued.
Government guidance confirms that planning authorities must determine applications within the applicable statutory period unless a longer period is agreed.
How Long Does Validation Take?
Validation happens before the statutory determination period effectively gets underway.
The local authority checks whether the application contains the information required to process it, including the correct fee and supporting documents.
If information is missing, the authority may request it before the application is validated.
This means an application that takes eight weeks to determine may take longer than eight weeks from the day you first submit documents.
Some councils publish their own validation targets and procedures. For example, councils can distinguish between the date an application is received and the date it becomes valid.
This is why preparing the application correctly before submission can help avoid unnecessary delays.
How Long Does Consultation Take?
Planning applications may be publicised and sent to relevant consultees.
The minimum consultation period for many applications is generally 21 calendar days, although the exact publicity requirements depend on the application and circumstances.
Consultation does not necessarily mean that the decision will be made immediately after the consultation period ends.
The planning officer still needs to assess the application, consider relevant representations and determine whether further information is required.
Why Can Planning Permission Take Longer Than Eight Weeks?
There are several reasons an application may take longer than the standard period.
The proposal is complex
Complex applications can involve more planning issues, consultees and supporting information.
The application requires additional information
If the council identifies an issue that needs clarification, further information may be requested.
The application goes to committee
Some applications are determined by a planning committee rather than under delegated authority. This can affect the timetable.
An extension of time is agreed
The applicant and local planning authority can agree an extended determination period in writing.
The site has significant planning constraints
Listed buildings, conservation areas, heritage issues, highways concerns and environmental considerations can all make an application more involved.
How Long Does Major Planning Permission Take?
Major applications have a statutory determination period of 13 weeks in England.
Major development can include larger housing schemes, certain commercial developments and other projects meeting the relevant definition.
If an Environmental Impact Assessment is required, the statutory period is normally 16 weeks.
Major applications can therefore require significantly more preparation before submission as well as more time for the authority to assess them.
Can Planning Permission Be Granted Faster?
There is no general guarantee that an application will be decided faster than its statutory period.
A straightforward application may be determined before the full period has elapsed, but this depends on the local authority and circumstances.
The best way to reduce avoidable delays is to prepare a complete application that addresses the relevant planning requirements before submission.
Planning Build can provide planning application advice to help you understand what your application may require.
What Can You Do If the Application Is Delayed?
If the local planning authority cannot determine the application within the statutory period, it may ask the applicant to agree an extension of time.
If no extension has been agreed and the relevant statutory period has expired, there may be circumstances in which the applicant can appeal against non-determination. Government guidance confirms that applicants can appeal where an authority fails to determine an application within the applicable statutory period.
However, an appeal is not always the quickest practical solution, so it is worth understanding why the application is delayed and whether an agreement with the authority is possible.
How Can You Avoid Planning Delays?
You can reduce some avoidable delays by:
- Checking whether planning permission is actually required
- Choosing the correct application type
- Using accurate drawings
- Providing the required supporting information
- Paying the correct application fee
- Reviewing local planning policies
- Addressing known planning issues early
- Responding promptly to requests from the council
Our planning permission advice service can help you understand the planning position before you submit.
For more complex projects, feasibility advice and planning strategy can help identify potential issues at an earlier stage.
How Long Does Planning Permission Take From Start to Finish?
If you are starting from the beginning, you should not assume the whole process will take exactly eight weeks.
You may need time to:
- Assess the site
- Establish whether permission is required
- Develop the proposal
- Prepare drawings
- Obtain surveys
- Prepare supporting documents
- Submit the application
- Wait for validation
- Allow for consultation
- Receive the decision
For a straightforward application, the formal determination period may be eight weeks, but the total project timeline can be longer.
How Long Does Planning Permission Take: FAQs
How long does a normal planning application take?
In England, most standard planning applications have an 8-week statutory determination period once the application is valid.
How long does a major planning application take?
Major applications generally have a 13-week statutory determination period in England. Applications requiring an Environmental Impact Assessment generally have a 16-week period.
Does the eight weeks include preparation time?
No. The statutory determination period applies to the planning authority’s assessment of a valid application. Preparing drawings, reports and the application itself happens before submission.
Can planning permission take longer than eight weeks?
Yes. An extension of time can be agreed between the applicant and local planning authority, and complex applications may take longer overall.
Does a planning application need to be valid before the eight weeks starts?
The statutory determination period applies to a valid application. An incomplete submission may need further information before validation.
Plan Your Application With Planning Build
Understanding how long planning permission takes can help you plan your project, budget and expected start date more realistically.
Planning Build can help you understand the planning requirements, prepare your application and identify potential issues before submission.
If you are planning a development and want to understand the likely planning process and timescale, contact Planning Build to discuss your project.
