Planning permission allows a proposed development to proceed subject to the conditions attached to the approval. However, planning permission is not generally open-ended. A time limit is normally attached to the permission, meaning development must begin within a specified period.
For most planning permissions in England, development must usually begin within three years from the date the permission is granted, unless the decision notice specifies a different period. Understanding when the time limit starts and what counts as beginning development can help prevent an approved project from expiring before work gets underway.
How Long Does Planning Permission Last?
Most planning permissions in England last for three years from the date they are granted, unless the local planning authority sets a different period. The key point is that the development must begin within the relevant time limit. You do not necessarily have to complete the entire project within three years. The decision notice should be checked carefully because the local planning authority can impose a shorter or longer period where appropriate. Government guidance confirms that a different period may be used depending on the circumstances of the development.
When Does The Planning Permission Time Limit Start?
The time limit normally begins on the date the planning permission is granted. For example, if planning permission is granted on 1 October 2026 and the decision notice provides the standard three-year period, development would generally need to begin by the relevant expiry date in 2029. The exact wording and conditions on the decision notice should always be checked because they determine the requirements attached to the permission.
Do You Have To Complete The Development Within Three Years?
The standard three-year requirement generally relates to starting the development, rather than completing the entire project. A project may therefore continue after the three-year period if the permission was lawfully implemented before the deadline and the development is carried out in accordance with the permission and its conditions.
However, starting work simply to prevent planning permission from expiring is not necessarily enough. The development must have been lawfully commenced in accordance with the relevant planning requirements. Where there is uncertainty about whether work has legally commenced, professional planning advice can help establish the position.
What Counts As Starting Development?
Whether development has legally begun depends on the nature of the permission and the work carried out. Certain physical works can amount to the commencement of development, but carrying out minor or unrelated works does not automatically mean that a planning permission has been implemented.
The work should relate to the development authorised by the planning permission and comply with the conditions attached to it. This is particularly important for larger developments where there may be several stages of construction or pre-commencement conditions that must be dealt with before development can lawfully begin.
What Happens If Planning Permission Expires?
If planning permission expires before the development has been lawfully commenced, the permission will generally no longer provide consent for the development. In that situation, you may need to submit a new planning application if you still want to carry out the proposed development.
A new application is not necessarily guaranteed to receive the same decision as the original application. Planning policies, local circumstances and other considerations may have changed since the original permission was granted. For this reason, it is sensible to monitor the expiry date rather than leaving the project until the final stages of the permission period.
Can Planning Permission Be Extended?
Planning permission does not generally have an automatic extension simply because the project has been delayed. The relevant time limit is normally specified in the planning permission, and local planning authorities can impose different periods where appropriate.
If you are approaching the expiry date and the development has not been commenced, it is important to seek professional planning advice promptly. Depending on the circumstances, a fresh planning application may be required.
How Long Does Outline Planning Permission Last?
Outline planning permission has different requirements from full planning permission. An outline permission establishes the principle of development but does not normally provide consent to begin the development without the necessary reserved matters approval.
Under current Planning Portal guidance, an application for reserved matters must generally be submitted within three years of the outline permission, unless a shorter period is specified. Development must then generally begin within two years from the latest reserved matters approval. The exact time limits should always be checked against the outline decision notice and any conditions attached to it.
What Are Reserved Matters?
Reserved matters are details that were not fully determined when outline planning permission was granted.
Depending on the permission, these can include matters such as:
- Appearance
- Access
- Landscaping
- Layout
- Scale
The reserved matters application must be submitted within the relevant time limit set by the outline permission. Planning Portal guidance states that development under an outline permission must generally commence within two years from the latest reserved matters approval.
Exceptions To The Standard Time Limit
Although three years is the standard period for many planning permissions, the local planning authority can impose a different time limit. A shorter period may be used where the authority considers that development should be implemented more quickly. A longer period may be appropriate for particularly complex projects where more preparation is needed before construction can begin. The time period applying to your project should therefore be confirmed from the decision notice rather than assumed to be three years in every case.
How Planning Conditions Affect Start Dates
Planning permission may be granted subject to conditions that need to be satisfied before development can begin. These are commonly known as pre-commencement conditions. They may require details relating to matters such as materials, drainage, landscaping, access or other aspects of the development to be approved before work starts. Getting planning permission does not necessarily mean that construction can immediately begin. The conditions attached to the decision notice need to be reviewed carefully.
What Happens If You Start Work Before Conditions Are Discharged?
Starting development without complying with relevant pre-commencement conditions can create planning difficulties. It is therefore important to establish which conditions need to be dealt with before work begins and which can be addressed at a later stage. Where a project has several planning conditions, a planning consultant can help identify the requirements and advise on the steps needed before construction starts.
Does Planning Permission Expire If The Property Is Sold?
Planning permission generally runs with the land rather than belonging exclusively to the person who submitted the application.
This means that a property can usually be sold with the benefit of an existing planning permission, subject to the specific terms and conditions attached to it.
However, some permissions may contain conditions relating to the use or occupation of the property by a particular person or company. The decision notice should therefore be reviewed before assuming that every permission can be transferred without restriction.
How Can You Check When Planning Permission Expires?
The first place to check is the planning decision notice issued by the local planning authority.
Look for the condition specifying the period within which development must begin. The date the permission was granted should then be used to establish the relevant deadline.
You should also check whether there are conditions that need to be discharged before work can begin.
If you are unsure whether a project has been lawfully commenced or whether a permission remains valid, it is advisable to obtain professional planning advice before starting work.
Should You Get a Planning Appraisal Before Your Permission Expires?
If you have planning permission but have not yet started work, a planning appraisal can help clarify your position before the deadline approaches. This can be particularly useful where the project has been delayed, the original proposal has changed or several planning conditions remain outstanding. Professional advice can help you understand the status of the permission and identify the appropriate next steps.
How Studio Charrette Can Support Your Planning Project
Studio Charrette provides professional planning and architectural support for homeowners, developers and property owners. Our services can support clients with planning applications, planning appraisals, permitted development, planning conditions and other planning matters.
If you already have planning permission and are unsure about its expiry date, conditions or the steps required before construction begins, professional advice can help you establish the position before progressing with the project.
Managing Your Planning Permission Time Limits
For most planning permissions in England, development must generally begin within three years from the date permission is granted, unless the decision notice specifies a different period. Outline planning permissions have additional time limits relating to reserved matters and commencement.
Planning permission should therefore be treated as something that needs to be actively managed. Checking the decision notice, dealing with relevant conditions and understanding the commencement requirements can help prevent an approved project from expiring. If you need advice on your planning permission or proposed development, contact Studio Charrette for professional planning and architectural support.
Frequently Asked Questions
How long does planning permission last?
Most planning permissions in England allow three years from the date of approval for development to begin, unless a different period is specified in the decision notice.
Does planning permission expire after three years?
It can. If development has not been lawfully commenced within the applicable time limit, the planning permission may expire and a new application may be required.
Do I have to finish building within three years?
No. The standard time limit generally concerns when the development must begin rather than when the entire project must be completed.
Can planning permission be extended?
There is no general automatic extension of the standard planning permission period. If the permission is approaching expiry and development has not begun, you should check the available options with the local planning authority or a planning professional.
How long does outline planning permission last?
Generally, reserved matters must be submitted within three years of the outline permission, unless a different period is specified. Development must generally begin within two years of the latest reserved matters approval.
