How Long Does Planning Permission Last

Q: What counts as “starting work” to keep planning permission valid?

A 'material start' is required to keep planning permission valid. This includes actions such as digging foundations, installing drainage, or demolishing existing structures. Minor actions like clearing the site may not qualify. Ensure all pre-commencement conditions are met before starting work.

Q: Does planning permission last indefinitely once work starts?

Yes, once a 'material operation' begins, such as laying foundations, planning permission remains valid indefinitely. However, in rare cases, councils can issue a 'completion notice' requiring the project to finish within 12 months if significant delays occur.

Planning permission in England lasts three years from the date of approval—but if you don’t start work within this period, you’ll lose your consent and have to reapply.

This strict deadline catches out countless homeowners and developers every year, leading to costly delays, wasted fees, and potential clashes with updated local planning policies.

In this guide, you’ll discover exactly when your permission expires (including critical exceptions like outline approvals), how to legally ‘commence’ your project to safeguard consent (even with minimal on-site activity), and urgent steps to take if your deadline is looming.

Read on to avoid expiration traps, protect your build timeline, and save £1,000s in avoidable reapplications.

How Long Does a Planning Application Last?

Understanding how long a planning application lasts is crucial for homeowners and developers looking to extend or build. If you don’t act within the set time limits, your planning permission could expire, leading to delays and the need to reapply. In this article, we’ll outline how long planning permissions typically last, what happens if they expire, and how to ensure your project starts on time.

At Adapt Planning Ltd, we specialise in helping clients navigate the planning process, ensuring that projects progress smoothly and within legal timeframes.

How Long Can Planning Permission Last?

Standard Validity Period

In most cases, planning permission in England is valid for three years from the date it is granted. This means that work must begin within three years; otherwise, the permission will lapse, and a new application may be required.

Exceptions and Variations

While three years is the standard timeframe, there are some exceptions:

Outline Planning Permission: If outline planning permission has been granted, there are typically two deadlines: a deadline to submit reserved matters (often within three years) and another to start development (usually within two years of reserved matters approval).
Local Authority Variations: In some cases, local planning authorities may set a different time limit as part of the approval conditions. Always check your decision notice to confirm the exact duration of your planning permission.

What Happens If Your Planning Permission Expires?

Reapplying for Planning Permission

If your planning permission expires before work has begun, you will need to submit a new application and go through the approval process again. There are no automatic extensions, so careful project planning is essential.

For a smooth application process, we recommend reviewing our Planning Applications service to get expert guidance.

Renewing or Extending Planning Permission

Previously, applicants could apply for an extension of planning permission. However, since 2020, extension applications are no longer permitted. Instead, you may need to reapply for permission, either through a full application or a revised, minor amendment application if changes are minimal.

How to Avoid Planning Permission Expiring

Starting Development Within Time Limits

To keep your planning permission active, you must commence work before the permission expires. However, what qualifies as "commencement" can be a grey area.

Works that might count as commencement includes:

Digging foundations
Site clearance
Installing drainage or underground services

Important Note: Whether work has officially “commenced” is ultimately determined by your local planning authority. We strongly advise consulting them before relying on early site activity to safeguard your permission.

Ensuring Compliance with Planning Conditions

Some planning approvals come with pre-commencement conditions, meaning certain steps must be completed before work starts and can therefore be deemed to be ‘commenced’ (see above). Failing to meet these conditions can invalidate the permission, even if some work has begun. Reviewing and addressing these conditions early can prevent issues down the line.

Consider Permitted Development Rights

If your project is relatively small, you may not need planning permission at all. Permitted Development Rights allow certain types of extensions and conversions to proceed without formal approval. However, these rights are subject to restrictions and vary by location.

Learn more about whether your project qualifies by visiting our Permitted Development page.

Should You Secure Commencement or Reapply for Planning Permission?

If your planning permission is nearing expiry, you may be faced with the decision of whether to secure commencement or submit a new application. Each option has potential advantages and risks.

Factors to Consider

Changes in Planning Policy: Since your original approval, planning policies may have become either more favourable or more restrictive to your project. If policies have changed in your favour, reapplying might result in a better outcome with fewer conditions. However, if policies have become stricter, securing commencement under your existing permission may be the safer option.
Community Infrastructure Levy (CIL) Charges: The Community Infrastructure Levy (CIL) is a charge imposed by local authorities on new developments to fund infrastructure such as schools, roads, and public services. If CIL rates have increased since your original approval, reapplying could lead to higher charges. If your project is CIL-liable, securing commencement may allow you to avoid paying higher rates.
Practicality of Commencing Work: If you can realistically start work in a way that satisfies the local authority’s requirements, it may be beneficial to do so and preserve your planning permission. However, if starting work would be rushed or incomplete, reapplying might be a better approach.

Consulting with a planning expert can help determine the best course of action based on your specific circumstances.

Conclusion

Planning permission typically lasts for three years, but it’s essential to understand the conditions attached to your approval. If your permission is nearing expiry, take steps to ensure legitimate commencement or be prepared to reapply.

If you're unsure about your planning permission status, get expert guidance from Adapt Planning Ltd. Contact us today to ensure your project progresses without unnecessary delays!

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how long does planning permission last FAQ

How long does planning permission last? ▸

Planning permission typically lasts three years from the date of approval in England. If you fail to begin development within this timeframe, the permission will expire. For outline planning permission, reserved matters must be approved within three years, followed by a two-year period to begin construction.

What counts as “starting work” to keep planning permission valid? ▸

A “material start” is required to keep planning permission valid. This includes actions such as digging foundations, installing drainage, or demolishing existing structures. Minor actions like clearing the site may not qualify. Ensure all pre-commencement conditions are met before starting work.

What happens if my planning permission expires? ▸

If your planning permission expires, you’ll need to reapply by submitting a new application and paying the required fees. Keep in mind that reapproval is not guaranteed, especially if local planning policies have changed since the original permission was granted.

Can I extend or renew planning permission? ▸

No, you cannot extend or renew planning permission. To avoid expiration, start work within the timeframe or reapply with a new application. Minor amendments may be addressed through Section 73 applications, which modify conditions but are treated as new permissions.

Does planning permission last indefinitely once work starts? ▸

Yes, once a “material operation” begins, such as laying foundations, planning permission remains valid indefinitely. However, in rare cases, councils can issue a “completion notice” requiring the project to finish within 12 months if significant delays occur.