On average, planning permission takes eight weeks for straightforward applications, but this can extend to 13 weeks or more for complex cases. Understanding how long planning permission takes is crucial for homeowners, landlords, and developers planning to start a project.
Factors such as the type of application, listed building or conservation area consent, and objections can significantly affect the timeline. This guide explains the planning permission process, offers tips for speeding up approvals, and explores what to do if your planning application is denied, ensuring you’re prepared for every step.
The timeframe for local authorities to determine an application is in fact based on the right of the applicant to submit an appeal for non-determination, i.e. to ask the Planning Inspectorate to determine the application instead of the council. Local planning authorities play a crucial role in this process, as they are responsible for evaluating and deciding on the majority of planning applications within their jurisdiction. Here’s a breakdown of the common types of planning applications as set out in the Town and Country Planning (Development Management Procedure) Order and the associated determination timeframes before an appeal for non-determination
Determination Period: 8 weeks.
Several factors influence the timeframe for obtaining planning permission. These include the type of planning application, the validation process, the efficiency of the local council, material considerations, the consultation period, and any input from the environment agency. Applicants should understand these elements before starting their projects to set realistic expectations.
The type of application significantly affects the approval process timeline. For example, straightforward applications, such as householder projects (e.g., small extensions or conservatories), often proceed faster than complex proposals like large-scale commercial developments.
Householder Applications:
These involve smaller projects like rear extensions or garage conversions and typically require less documentation, resulting in faster processing times.
Larger or Sensitive Projects: Developments in conservation areas or those with environmental impacts require comprehensive assessments and consultations, which can extend the timeline considerably.
Understanding the requirements and potential challenges associated with each application type helps set realistic expectations and aids in efficient project planning.
The complexity of a project directly impacts the time needed to obtain planning permission. Complex proposals often require detailed assessments, such as ecology reports and contaminated land reports. This in turn leads to extensive assessment time being required within the council to review the relevant documents.
Projects misaligned with planning policy requirements or requiring extensive revisions face prolonged delays. Developers should ensure thorough preparation and align proposals with relevant regulation and policy to avoid setbacks.
The consultation period allows local stakeholders, including residents and businesses, to provide feedback on proposed developments. While essential for aligning projects with community values, this phase can lengthen the process.
Addressing objections may require revisions and incorporating feedback from local residents enhances the viability of the project.
A well-prepared application that anticipates potential concerns can streamline this stage, minimising delays.
The efficiency of local councils and planning officers plays a pivotal role in the process. Overloaded councils or unclear proposals may lead to delays.
Tips for Applicants:
This initial step involves discussing proposals with planning officers to identify potential obstacles and gain tailored advice. Benefits include:
This is not a requirement for any planning application and will probably not be needed for small scale projects.
Applicants must compile required documents, pay fees, and ensure compliance with local regulations. Common issues like incomplete submissions can cause significant delays.
It is critical that all the relevant documents which are required are provided with the submission as the council will not be able to validate an application until this is completed. This means that the target date of 8 or 13 weeks will not start until the information is provided.
Once the application has been validated, the next phase involves feedback from the community and evaluations by planning officers. Typically a 21 day consultation period is undertaken where comments are invited from the general public and relevant consultees, such as highways, ecology or urban design. Adjustments based on feedback improve the likelihood of approval.
The council either approves or refuses the application. Applicants can:
If an application is refused, the appeals process allows applicants to contest the decision. The Planning Inspectorate reviews appeals based on the relevant planning policies and evidence.
Key Steps:
Applicants must analyse the reasons for refusal and decide whether to:
Professional advice and community engagement can improve the chances of success in subsequent attempts.
Jonathan Fletcher, Director of Adapt Planning Ltd, brings over 20 years of expertise in planning and architectural design. Based in Bristol, Jonathan is dedicated to delivering tailored solutions that help clients achieve their vision while adhering to local planning policies.
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