Planning permission represents a crucial step in any development project, yet many property owners remain unclear about its validity period. Understanding these timeframes can mean the difference between proceeding with your project or starting the application process from scratch.
Most planning permissions expire if development doesn’t commence within a specific period. This time limitation exists to prevent indefinite land banking and maintain current planning policies. Knowing exactly when your permission expires helps you plan effectively and avoid costly delays.
Standard Duration for Planning Permission
How long does planning permission last? In most cases, Planning permission typically remains valid for three years from the date of approval. This standard timeframe applies to most residential and commercial developments, including house extensions, new builds, and change of use applications. Local planning authorities set this duration to provide a reasonable time for project commencement whilst preventing outdated permissions from accumulating indefinitely.
The three-year period begins immediately upon receiving formal approval, not when you collect the decision notice or begin planning your project. This distinction proves important because time passes regardless of your readiness to start construction.
Some planning permissions carry different validity periods. Outline planning permission, which establishes the principle of development without detailed specifications, typically lasts three years. However, you must submit reserved matters applications within this period, and these approvals then provide an additional two years for development commencement.
When Does the Clock Start Ticking?
Planning permission validity begins from the decision date stated on your approval notice, not from when you receive the document or begin site preparation. The decision date appears clearly on official documentation and marks the start of your countdown period.
Development must commence within the validity period, but “commencement” has a specific legal definition. Simply clearing the site or ordering materials doesn’t constitute commencement. You must begin material operations such as excavating foundations, laying groundwork, or constructing walls. These activities demonstrate genuine development progress beyond mere preparation.
Partial commencement can preserve your entire planning permission. Starting work on one aspect of an approved scheme, such as beginning foundation work for a house extension, keeps the entire permission valid. This flexibility helps developers manage complex projects across extended timeframes.
Extensions and Renewals
You can apply to extend planning permission before it expires, though success isn’t guaranteed. Extension applications require justification for the delay and consideration of any changed circumstances since the original approval. Local planning authorities assess whether current planning policies still support your proposal.
Applications for extension must demonstrate valid reasons for delay, such as economic circumstances, site access issues, or technical challenges. Authorities consider whether surrounding development, policy changes, or environmental factors affect the proposal’s continued suitability.
The extension process typically adds another three years to your permission, though authorities can impose different timeframes. Submitting extension applications well before expiry gives you time to address any concerns or objections that arise during assessment.
What Happens When Permission Lapses
Lapsed planning permission becomes void and provides no development rights. You cannot rely on expired permissions for any construction activities, regardless of how much preparation work you’ve completed. Proceeding without valid permission constitutes unauthorised development and may result in enforcement action.
Reapplying after permission lapses means starting the entire process again. New applications face current planning policies, which may have changed since your original approval. Updated policies, revised local plans, or altered site circumstances could affect your proposal’s acceptability.
The reapplication process includes new consultation periods, updated assessments, and fresh consideration by planning committees. This complete review can prove time-consuming and expensive, particularly if policy changes require design modifications or additional supporting documentation.
Take Action Before Time Runs Out
Planning permission validity periods demand careful attention throughout your project development. Monitor your approval dates closely and begin material development operations within the specified timeframe. If delays threaten your schedule, consider extension applications early rather than risking complete expiry.
Professional advice proves valuable for managing planning permission timeframes effectively. Planning consultants and architects can help you understand specific conditions, plan project commencement, and submit extension applications where necessary.
