Getting planning permission can feel like a waiting game, especially when you’re eager to start building or renovating. Many homeowners and developers expect a quick decision, but the reality is that timescales depend on multiple factors. The government sets official deadlines, usually 8 weeks for minor applications and 13 weeks for major developments, but the actual process can take longer due to council workloads, site-specific issues, or the need for extra information.
If you understand each stage of the planning process and prepare your application properly, you can reduce the risk of delays. At Formi Architecture, we’ve helped clients secure approvals quickly by managing the process from pre-application advice through to decision notice. In this guide, we’ll explain the official timelines, what can slow down your application, and practical steps you can take to get your permission faster.
Understanding the Planning Permission Timeline
The law sets clear targets for how long local councils should take to decide planning applications. For householder applications such as extensions or loft conversions, the target is 8 weeks from the date the application is validated. For larger projects, like new builds or significant commercial schemes, the target is 13 weeks. In some rare cases, such as applications requiring an Environmental Impact Assessment, the target extends to 16 weeks.
These deadlines start after the council confirms your application is valid. That means all drawings, forms, and fees are received and meet the required standards. If your application is missing information, the validation process can delay the official start date. Councils can also agree with applicants to extend the decision deadline, often to allow extra time for negotiations or to resolve objections.
While the official timeline might sound straightforward, in practice, planning permission can take longer. Factors such as planning officer workloads, consultation responses, and the need for additional reports often extend the process. Being aware of these variables can help you plan your project schedule more realistically.
Factors That Affect How Long Planning Permission Takes
Several elements can influence how quickly you receive a decision. The first is the type and scale of your proposal. A small single-storey extension is likely to be processed faster than a large housing development or a change of use that impacts traffic and infrastructure.
Your property’s location can also make a big difference. If it’s in a conservation area, a listed building, or on green belt land, the council must follow stricter rules and often consult with additional heritage or environmental bodies. These extra steps can add weeks to the process.
The workload of your local planning authority is another factor. Some councils process applications more quickly than others, but many face staff shortages, especially after recent budget cuts. Seasonal trends can also matter — for example, there is often a surge in applications early in the year, which can lead to slower turnaround times.
Finally, external consultees such as highways departments, environmental agencies, or design review panels can add delays if their feedback is required. Understanding these influences will help you set realistic expectations and take proactive steps to minimise hold-ups.
The Step-by-Step Planning Permission Process
Pre-application advice: benefits and how long it takes
Pre-application advice is one of the most effective ways to avoid delays later. Most local councils offer this service, where you submit draft plans and get feedback from a planning officer before making your formal application. This can help you identify potential issues, such as design conflicts with local policies or the need for additional reports, before they cause problems. While pre-application advice is optional, it can save months in the long run. The process typically takes between 2 and 6 weeks, depending on the complexity of the project and the council’s workload. Fees vary but are often a small investment compared to the cost of resubmitting a refused application.
Submitting your application and validation stage
Once you submit your application, the council’s validation team checks that all required forms, drawings, and supporting documents are included. Missing or inaccurate information is one of the most common causes of delay. Validation can take a few days for straightforward applications, but if documents are missing, it could take weeks before the council accepts the application as valid. The official determination period, 8 or 13 weeks, only begins once validation is complete. Ensuring your architect or planning consultant submits a complete, accurate application is key to starting the clock without unnecessary delays.
Public consultation period and neighbour feedback
After validation, the council begins the statutory public consultation, which typically lasts 21 days. During this time, neighbours, local groups, and statutory consultees like the highways authority or the Environment Agency can comment on the proposal. Objections can slow the process, especially if they raise planning issues that require further consideration. However, well-prepared applications with clear design justifications tend to receive fewer objections.
Planning officer site visits and assessments
Most applications require a site visit by the planning officer. This helps them understand the property, its surroundings, and the impact of the proposed development. The officer then assesses the application against local planning policies, the National Planning Policy Framework (NPPF), and any relevant supplementary guidance. This stage can be straightforward for simple projects, but for developments in sensitive areas such as conservation zones or green belt land, assessments may be more detailed and involve additional specialists.
Decision notice and conditions explained
If your application is approved, you will receive a formal decision notice. This document confirms the decision, includes the approved drawings, and lists any conditions you must meet. Common conditions include time limits for starting the work, requirements for materials, or additional approvals for landscaping. Understanding these conditions is important, failing to comply could result in enforcement action. If your application is refused, the decision notice will explain the reasons, allowing you to either revise and resubmit or appeal.
Why Planning Permission Can Be Delayed
Missing or incorrect documents in the application
Applications are often delayed because of missing plans, incorrect forms, or absent supporting reports. For example, a flood risk assessment may be required if your property is in a certain flood zone, or a heritage statement may be needed for listed buildings. Councils will not start the determination period until everything is in order, so this step can significantly delay the process if overlooked.
Objections from neighbours or community groups
While some objections are based on personal preferences, others raise valid planning concerns such as overlooking, overshadowing, or traffic impact. If significant objections are received, the council may request changes to the design or commission further studies, which can extend the decision period.
Requests for amendments during review
Planning officers sometimes ask for amendments to make a proposal acceptable under planning policies. This might involve changing the design, reducing the size of an extension, or altering materials. Negotiations can be positive, as they may lead to approval, but they almost always extend the process beyond the initial deadline.
Specialist reports or surveys required (heritage, transport, ecology)
Some sites require additional studies, such as bat surveys, archaeological assessments, or traffic impact reports. These are often seasonal, for example, certain ecological surveys can only be carried out at specific times of year. This can cause significant delays if not identified early.
Resource shortages in planning departments
Many councils face staffing shortages, which means applications take longer to process. Even if your application is straightforward, officer workloads can push your decision date beyond the statutory timeframe.
How to Speed Up Your Planning Application
Work with an experienced architect or planning consultant
Professionals who regularly deal with your local council know how to prepare applications that meet requirements from the start. This reduces the risk of validation delays, objections, and refusals.
Prepare a complete, policy-compliant application
Submitting a full set of accurate plans, reports, and forms ensures the clock starts immediately and avoids requests for further information. Aligning your proposal with the local development plan increases the likelihood of smooth approval.
Engage with the council early through pre-app discussions
Addressing concerns before submission can prevent the need for design changes during the review stage. This can be particularly useful for projects in sensitive locations.
Use fast-track services where available
Some councils offer paid fast-track validation or decision services. While not available everywhere, these can significantly shorten processing times if your project qualifies.
How Long Does Outline vs Full Planning Permission Take?
Outline planning permission is often used for larger developments or projects where the details are not finalised. It establishes whether the principle of development is acceptable before committing to full design plans. In terms of timescales, an outline application usually takes 8 to 13 weeks for the initial decision, similar to a full application. However, the key difference is that once outline permission is granted, you still need to apply for reserved matters approval, which covers details such as layout, appearance, and landscaping. This second stage can add another 8 to 13 weeks, or longer for complex proposals.
For certain projects, outline permission can save time in the early stages by allowing you to secure agreement in principle while working on detailed designs. It can also help with financing, as lenders may be more willing to back a project with outline approval in place. However, if your project is relatively straightforward, such as a house extension or loft conversion, full planning permission is usually faster overall, as it avoids the need for a second application.
What Happens if Planning Permission Is Refused?
Revising and resubmitting quickly to avoid delays
A refusal does not necessarily mean the end of your project. Often, the refusal will outline specific issues, such as excessive scale, overlooking neighbours, or conflict with local policies, that can be resolved through design changes. Revising your plans and resubmitting quickly can lead to approval without needing to go through a full appeal process. Many councils offer a free resubmission within 12 months if the application is similar to the original.
Time limits and process for submitting a planning appeal
If you believe the refusal was unreasonable, you can appeal to the Planning Inspectorate. For householder applications, the deadline is 12 weeks from the decision date. For other types of applications, you usually have 6 months. The appeal process can take several months to over a year, depending on the case complexity and whether it’s decided by written representations, hearing, or public inquiry. While appeals can overturn refusals, success rates improve significantly when professional planning consultants prepare and manage the case.
Common Myths About Planning Permission Timelines
Myth: Every application takes exactly 8 weeks
While 8 weeks is the statutory target for most householder applications, this is not a guarantee. Many applications take longer due to validation delays, objections, or negotiations.
Myth: Delays always mean refusal
A longer decision time does not automatically indicate a negative outcome. Often, it means the planning officer is working to resolve issues so that approval can be granted.
Myth: Small projects get approved faster
A small extension can take just as long as a large development if it triggers issues such as neighbour objections, conservation area rules, or the need for specialist reports.
FAQs: Planning Permission Timeframes in 2025
How long does planning permission take in London vs rural areas?
In London, high demand and heavier workloads can mean applications often exceed the statutory 8 or 13 weeks. Rural councils sometimes process applications faster, but not always.
Can planning permission take more than 13 weeks?
Yes. Larger or more complex applications, especially those decided by planning committees, can take several months longer.
Does pre-application advice speed up the process?
Yes, by identifying and resolving issues before submission, it can reduce the need for amendments and avoid invalid applications.
How long after approval can you start building?
You can start as soon as you have discharged any pre-commencement conditions, but work must usually begin within 3 years of approval.
Is there a way to track my planning application?
Yes, most councils have an online planning portal where you can see updates, submitted documents, and public comments.
How Formi Architecture Helps You Get Planning Permission Faster
At Formi Architecture, we combine expert design skills with in-depth planning knowledge to help clients secure approval as quickly as possible. Our team prepares complete, policy-compliant applications that avoid common pitfalls such as missing documents or unclear drawings. We liaise directly with planning officers to address concerns before they become obstacles, keeping your application moving.
We have extensive experience working with the Croydon planning department and other London boroughs, where proactive communication is essential to avoid delays. Our track record includes securing planning permission for everything from residential extensions to mixed-use developments, often within the first submission.
If you want to maximise your chances of approval and minimise waiting times, book your free initial consultation with us today and get your project moving.
