If you have already carried out building work without the required planning permission, one of the first questions you are likely to ask is, ‘How long does retrospective planning permission take?’ Retrospective planning permission allows you to apply for planning approval after development has already taken place. It can be used where work has been completed without the necessary planning consent and the local planning authority requires the development to be regularised.
In England, the local planning authority generally has eight weeks to determine a standard planning application once it has been validated. However, the overall retrospective planning process can take longer because time is also needed to assess the existing development, prepare drawings and supporting documents, validate the application and respond to any issues raised by the planning authority. Studio Charrette advises allowing at least three months for the process, with more complex cases potentially taking considerably longer. Our planning consultants and architects can assess your situation, determine the appropriate planning route and prepare and manage a retrospective application from start to finish.
What Is Retrospective Planning Permission?
Retrospective planning permission is an application made after development has already been carried out without the required planning consent. It may apply to unauthorised:
- House extensions
- Loft conversions
- Outbuildings
- Changes of use
- Commercial developments
- Alterations to buildings
- Other forms of development that require planning permission
A retrospective application is assessed on its planning merits in much the same way as an application submitted before development begins. The fact that the work has already been completed does not mean that permission will automatically be granted. Where the local planning authority considers that planning permission was required, it may require the owner to submit a retrospective application or take enforcement action. Studio Charrette regularly assists clients who have received planning enforcement correspondence or discovered that previous works did not have the necessary approval.
How Long Does Retrospective Planning Permission Take?
For a standard retrospective planning application, the local planning authority generally has eight weeks to decide after the application has been validated. However, this should not be confused with the total time required to obtain retrospective planning permission. The complete process can include:
- Initial planning assessment
- Review of the property’s planning history
- Preparation of architectural drawings
- Preparation of supporting documents
- Submission of the retrospective application
- Validation by the local planning authority
- Consultation and planning assessment
- Responses to requests for additional information
- Decision by the planning authority
Studio Charrette recommends allowing at least three months for a retrospective application, although complicated cases can take longer. If you have received an enforcement notice with a specific deadline, the situation can be considerably more urgent. You should obtain professional planning advice immediately rather than relying solely on the standard planning application timeframe.
What Can Affect the Retrospective Planning Timeline?
The eight-week determination period is a useful benchmark, but several factors can affect how quickly your case is resolved. These include:
The Complexity of the Development
A straightforward house extension may be easier to assess than a development involving a change of use, multiple buildings or significant alterations. More complex applications may require additional evidence or specialist reports.
Missing or Inaccurate Information
An application must contain the information required by the local planning authority before it can be validated. Missing drawings, incorrect plans or incomplete supporting information can delay the process and may result in requests for further information. This is one reason professional preparation is important when applying for retrospective planning permission.
Planning Constraints
Properties can be affected by planning constraints that are not immediately obvious. These may include:
- Conservation area status
- Listed building restrictions
- Article 4 Directions
- Previous planning conditions
- Restrictive planning history
- Green Belt considerations
- Heritage constraints
- Local design policies
Studio Charrette’s planning service reviews planning history and potential constraints before an application is prepared, helping clients understand the likely planning route and potential risks.
Requests for Amendments
The planning authority may identify concerns with the existing development. In some circumstances, amendments or additional information may be required before a decision can be reached. Responding quickly and appropriately can help prevent unnecessary delays.
What Happens During a Retrospective Planning Application?
Understanding the stages involved can give you a more realistic idea of how long retrospective planning permission may take.
1. Planning Assessment
The first step should be establishing exactly what has been built and determining whether retrospective planning permission is actually required. This is important because not every unauthorised-looking alteration necessarily requires a retrospective planning application. Depending on the circumstances, another planning route may be appropriate.
Studio Charrette can carry out a planning appraisal to assess the development, planning history, relevant policies and potential constraints before recommending the appropriate course of action.
2. Architectural Drawings and Supporting Documents
Once the planning route has been established, accurate drawings and supporting documents can be prepared. These may include:
- Existing and proposed floor plans
- Elevations
- Site and location plans
- Block plans
- Planning Statements
- Design information
- Specialist reports where required
Because retrospective applications relate to work that has already been completed, the drawings need to accurately represent the existing development. Studio Charrette’s Architectural Services can provide the drawings needed to support the application.
3. Application Submission and Validation
The completed application is submitted to the relevant local planning authority. Before the application enters the formal determination period, the authority must validate it. If information is missing, the applicant may be asked to provide additional documentation. The eight-week determination period generally starts once the application has been properly validated.
4. Planning Assessment
The local planning authority assesses the development against relevant planning policies and material planning considerations. Depending on the proposal, this may include consideration of:
- Design and appearance
- Impact on neighbours
- Privacy and overlooking
- Daylight and sunlight
- Highway safety
- Parking
- Character of the area
- Heritage considerations
- Environmental impacts
5. Decision
The planning authority will then issue its decision. If retrospective planning permission is granted, the development can generally remain subject to any conditions attached to the permission, but if the application is refused, the next step will depend on the reasons for refusal and the circumstances of the case.
Can Retrospective Planning Permission Be Refused?
Yes. Retrospective planning permission is not guaranteed. The planning authority considers whether the development is acceptable based on relevant planning policies and material planning considerations. The fact that the work has already been completed does not require the authority to approve it. If the existing development causes unacceptable planning harm, the application may be refused. Depending on the circumstances, you may be able to:
- Amend the development
- Submit a revised application
- Appeal the planning decision
- Take action to comply with an enforcement notice
If your application has already been refused, Studio Charrette also provides planning appeals services to help clients assess their options.
What If You Have Received an Enforcement Notice?
If the local planning authority has served an enforcement notice, the situation requires particular attention. An enforcement notice may require you to take specific action within a stated period. This could involve applying for permission, stopping an unauthorised use or removing development. Studio Charrette notes that enforcement cases can involve deadlines of 28 days, depending on the notice and circumstances.
Do not wait until the deadline is approaching before seeking professional advice. A planning consultant can review the notice, assess the development and advise you on the most appropriate response.
How Can You Speed Up Retrospective Planning Permission?
While there is no way to guarantee a faster planning decision, careful preparation can reduce avoidable delays.
Prepare Accurate Drawings
Professional architectural drawings help the planning authority understand exactly what has been built.
Check Planning History
Reviewing previous applications and planning conditions can reveal restrictions that may affect the retrospective application.
Identify Constraints Early
Conservation areas, listed buildings, Article 4 Directions and other restrictions should be identified before submission.
Submit Complete Information
Providing the required drawings and supporting evidence from the beginning can reduce the likelihood of validation problems and requests for additional information.
Get Professional Planning Advice
A planning consultant can identify potential issues before they become obstacles and recommend the most appropriate planning strategy.
Why Choose Studio Charrette for Retrospective Planning Permission?
Retrospective planning cases can be stressful, particularly when work has already been completed or an enforcement notice has been issued. Studio Charrette combines planning consultancy and architectural expertise to help clients deal with unauthorised development efficiently. Our services can include:
- Planning appraisals
- Planning history reviews
- Retrospective planning applications
- Architectural drawings
- Planning Statements
- Enforcement advice
- Planning Appeals
- Building Regulations support
- Structural design and drafting
Our dedicated Retrospective Planning Permission service provides support from the initial assessment through to submission and management of the application. We can also support related projects through our Planning Permission, Architectural Services, Building Control, Structural Drafting Services and Planning Appeals services.
Resolve Your Retrospective Planning Issue with Professional Support
So, how long does retrospective planning permission take? While a standard application generally has an eight-week determination period after validation, the complete process can take longer. Preparation, validation, consultations, additional information and the complexity of the development can all affect the final timescale. If you have carried out work without planning permission, acting quickly can help you understand your options before the situation becomes more complicated. Studio Charrette’s planning consultants and architects can assess your development, identify potential planning constraints and prepare the appropriate documentation for your application.
If you need retrospective planning permission, contact Studio Charrette today to discuss your project and find the most appropriate route towards regularising your development.
Frequently Asked Questions
How long does retrospective planning permission take?
A standard planning application is generally determined within eight weeks after validation. However, the complete retrospective process can take at least three months and potentially longer where the development is complex or additional information is required.
Can retrospective planning permission be granted quickly?
It can be determined within the standard planning timeframe if the application is straightforward, properly prepared and does not require significant additional information. However, there is no guarantee that a retrospective application will be decided quickly or approved.
Can I apply for retrospective planning permission myself?
Yes, applicants can generally submit their own planning applications. However, retrospective applications can involve complex planning considerations, particularly where enforcement action has already started. Professional planning and architectural support can help reduce avoidable errors and delays.
What happens if retrospective planning permission is refused?
The appropriate response depends on the reasons for refusal. You may be able to amend the development, submit a revised application or appeal the decision. If enforcement action is involved, it is important to address the requirements and deadlines in the enforcement notice.
Does retrospective planning permission mean I can keep the building?
If retrospective planning permission is granted, the development can generally remain subject to the terms and conditions of the approval. However, obtaining permission is not automatic, so professional advice should be obtained before assuming the existing development can remain.
Can Studio Charrette help with an enforcement notice?
Yes. Studio Charrette provides planning support for clients dealing with enforcement matters, including assessing the development, advising on the appropriate planning route and supporting planning appeals where appropriate.
