Applying for planning permission is an important stage in many property development projects. Whether you are working on an extension, a conversion, a new build, or a change of use, having knowledge of the length of time the planning process may take will allow you to plan your project accordingly.
In England, standard planning applications usually take eight weeks while major applications take 13 weeks. Applications that require an environmental impact assessment have a statutory period of 16 weeks for decision-making. However, the process may actually take longer if more information is needed or there is agreement on a period of time extension.
Planning Application Timeframes
Eight weeks is considered to be the normal period for most planning applications in England from the time the application becomes valid. In cases of major developments, the normal period is 13 weeks. In cases where there is an Environmental Impact Assessment in a particular application, the normal period is 16 weeks. The above periods are the statutory determination periods, and not necessarily periods after which every application will get a decision.
Planning Portal further clarifies that most applications take eight weeks, except in situations when the applications are either exceptionally big or complicated.
The Planning Application Process
The time involved in obtaining planning permission is not limited to the period when the local authority is making its decision. Before an application can be determined, there are several stages to complete.
These can include:
- Initial planning advice
- Developing the proposed scheme
- Preparing architectural drawings
- Preparing supporting documents
- Completing the planning application
- Submitting the application
- Validation by the local planning authority
- Public and statutory consultation
- Assessment by the planning officer
- Responding to requests for additional information
- The planning decision
The quality and completeness of the application submitted can therefore affect how smoothly the process progresses.
Validation And Application Start Dates
The statutory decision-making period commences from the point at which the planning application has been successfully validated by the local planning authority. It involves ensuring that the local planning authority has all the necessary information to determine the case. In the absence of required information or if the wrong type of application is presented, the period may be extended before the start of the determination period.
According to Planning Portal guidance, the period of eight weeks for determining the standard application commences when the local planning authority validates the application.
Public Consultation And Planning Assessment
Following the validation of the application, public consultation would normally be conducted by the planning authority in order to make their decision. Consultation provides the opportunity for neighbours, statutory consultees, and other interested parties to provide input concerning the proposal. It is usually for a minimum period of 21 days. Following this process, the planning officer evaluates the proposal based on planning policies and other material considerations.
Factors That Can Delay Planning Permission
Although the statutory timeframe may be eight or thirteen weeks, several factors can cause a planning application to take longer.
Incomplete Applications
Missing drawings, documents or supporting information can prevent an application from progressing smoothly. Submitting a complete application from the outset can help reduce unnecessary delays during the validation and assessment stages.
Additional Information Requests
The planning authority may request further information if it needs clarification about aspects of the proposal. Depending on what is requested, preparing and submitting additional information can add time to the process.
Changes to the Proposal
If concerns are raised about a development, changes may be required to address planning issues. Significant changes may require additional consultation, which can extend the overall timeframe.
Complex Planning Issues
Applications involving listed buildings, conservation areas, highways, flood risk, ecology, heritage or other specialist considerations can require additional assessment and consultation. Larger developments may also require more extensive supporting information.
Planning Committee Decisions
Some applications are determined by a planning committee rather than under delegated authority. Where this happens, the committee timetable can affect when the final decision is made.
Extensions of Time for Planning Applications
The statutory determination period does not always represent the final deadline for a planning decision. A local planning authority and applicant can agree in writing to extend the determination period. This can be used where additional time is needed to assess a complex proposal, negotiate changes or obtain further information. It is therefore possible for an application to take longer than eight or 13 weeks where an extension of time has been agreed.
Planning Permission For House Extensions
A lot of household planning applications are within the eight-week determination process. However, the preparation process before submission can take a different amount of time based on the complexity of the extension and the amount of documentation that will need to be provided.
For example, a simple extension could be easy to prepare while a bigger extension might need drawings and other documents.
Seeking planning advice earlier on in the process will help in determining the right approach.
Outline Planning Permission Timescales
Outline planning permission generally follows the standard planning application timeframes. According to Planning Portal, the outline planning application is supposed to be determined within eight weeks; however, this time scale can rise to 13 weeks in case of larger projects.
Outline planning permission allows establishing the principle of development but does not give permission for commencement of building. The reserved matters need to be sorted out after that. In other words, the process of outline development is likely to be much longer than just a planning determination.
Planning Permission and Building Regulations
Planning permission and Building Regulations approval are separate requirements. Obtaining planning permission does not automatically mean that Building Regulations approval has been obtained. Depending on the project, both may be required before construction can proceed.
The time required for Building Regulations approval therefore needs to be considered separately when estimating the overall project programme. Planning Portal guidance confirms that Building Regulations approval is separate from planning permission.
Planning Applications That Take Longer Than Eight Weeks
Not every application will receive a decision within the standard eight-week period. For major applications, the statutory period is generally 13 weeks, while applications subject to an Environmental Impact Assessment generally have a 16-week statutory period. An agreed extension can also result in a longer determination period.
Recent government statistics show that in April to June 2026, 87% of minor applications were decided within eight weeks or an agreed period, while 91% of major applications were decided within 13 weeks or an agreed period. This illustrates that statutory timeframes are not always the actual time taken by every application.
Checking Your Planning Application Progress
Once an application has been submitted, the local planning authority should provide information about its progress and decision timetable. Applicants can usually track applications through their local authority’s planning portal. The planning application reference can be used to locate the relevant application and view updates, documents and consultation information. If the authority requires additional information, the applicant or their representative may also be contacted directly.
Planning Advice Before Submitting An Application
Getting professional planning advice before submitting an application can help identify potential issues at an early stage. A planning consultant can review the proposal, consider relevant planning policies and advise on the information likely to be required.
Pre-application advice from the local planning authority may also be useful for certain projects, particularly where the proposal is complex or involves significant development. Addressing potential problems before submission can help reduce the risk of delays caused by avoidable issues.
How Studio Charrette Can Support Your Planning Application
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, architectural design and other planning matters. From the initial assessment through to preparing and submitting an application, professional support can help ensure that the planning aspects of a project are properly considered.
Planning Your Application For A Smoother Process
For most planning applications in England, the statutory determination period is eight weeks, while major developments generally have a 13-week period. Applications requiring an Environmental Impact Assessment generally have a 16-week period. However, the actual process can take longer where additional information, consultation, negotiations or an agreed extension of time are involved.
Preparing a complete and well-considered application can help the process progress more efficiently. Understanding the planning requirements before submission can also help you establish a more realistic project timeline. If you need advice on your planning application or proposed development, contact Studio Charrette for professional planning and architectural support.
Frequently Asked Questions
How long does planning permission take?
Most planning applications in England are decided within eight weeks. Major developments generally have a 13-week statutory period, while applications requiring an Environmental Impact Assessment generally have a 16-week period.
Does the eight-week period include validation?
The statutory determination period begins once the local planning authority has accepted the application as valid. Time spent resolving validation issues can therefore occur before the formal determination period begins.
Can planning permission take longer than eight weeks?
Yes. An application can take longer if it is complex, additional information is required, or an extension of time is agreed with the local planning authority.
How long does a major planning application take?
Major planning applications generally have a statutory determination period of 13 weeks. An Environmental Impact Assessment can result in a 16-week statutory period.
How long does planning permission take for a house extension?
Many house extension applications are determined within eight weeks. However, the overall timeframe can be longer when preparation, validation, consultation, additional information or other planning matters are involved.
