How Long Does It Take to Get Planning Permission?

Planning permission is an essential part of the development process in the UK. Whether you're considering extending your home, building a new property, or making major alterations, understanding how long the planning permission process will take is crucial. It can impact your project timeline, budget, and the overall feasibility of your plans. In this article, we will break down the factors influencing the duration of the planning permission process and provide tips on how to ensure a smoother experience.

Why is this important? Understanding how long it will take to get planning permission helps avoid delays and confusion. By knowing the expected timelines, you can better plan for the next steps in your project and manage expectations with your contractors, architects, or planning consultants. Moreover, understanding the process and potential obstacles is vital for saving time and money, especially when factoring in the cost of getting planning permission.

What is Planning Permission?

Planning permission is official approval granted by local planning authorities in the UK to allow construction or significant alterations to a building. The approval ensures that any changes made to a property comply with local planning laws, including zoning laws, environmental concerns, and architectural standards.

When is Planning Permission Required?

Not all construction projects require planning permission. However, for most developments, including extensions, new builds, and major alterations, it is mandatory. Planning permission is typically required in situations such as:

• Extensions and conversions: Expanding the size of your house or converting a building to a different use.

• New builds: Constructing a new property, whether residential, commercial, or mixed-use.

• Changes of use: When changing the function of a property, such as converting a residential building into a commercial one.

• Demolition: Removing a building or part of a building, especially in protected areas.

Some projects may qualify for "permitted development," meaning they don't need full planning permission. These typically include smaller projects, like garden sheds, single-storey extensions, or certain alterations. It's important to verify with your local planning authority whether your project falls under permitted development.

Planning Permission Ensures Compliance

The main purpose of planning permission is to ensure that new developments meet the required safety, environmental, and community standards. This includes maintaining the aesthetic and architectural integrity of an area, ensuring sustainability, and considering the well-being of nearby residents.

Typical Timeframes for Planning Permission

The time it takes to get planning permission in the UK can vary greatly depending on the complexity of the project, the local authority's workload, and the type of application. However, there are statutory timeframes that give you a general idea of how long the process will take.

Standard Timeframes

• Household and Minor Applications: For small projects, such as home extensions or garden sheds, the decision should typically be made within 8 weeks.

• Larger or Complex Proposals: If your project is larger or more complicated, such as new buildings, substantial renovations, or developments in conservation areas, it can take up to 13 weeks for approval.

• Environmental Impact Assessments (EIA): If your project requires an EIA due to its size or impact on the environment, it can take 16 weeks or longer to get a decision.

These timelines are set by law, but they are subject to change based on various factors, including the local authority's efficiency, the type of project, and whether objections or consultations are involved.

What Affects Planning Permission Timelines?

While the statutory timeframes provide a guideline, there are several factors that can delay or speed up the planning process:

• Local Authority Workload: If the planning department is busy, it might take longer to process your application.

• Project Complexity: Larger or more complex projects, such as large commercial developments or new residential buildings, require more thorough evaluation.

• Pre-Application Advice: Engaging in pre-application advice with your local council can help speed up the process, as it identifies potential issues early on.

In the next section, we will explore the specific factors that affect the duration of planning applications, including local authority resources, the validation process, and the role of consultations. We'll also provide useful tips on how to ensure your planning application stays on track and avoid delays.

Factors Affecting the Speed of Planning Permission

Understanding the factors that can impact the duration of the planning permission process is crucial. Several elements can either speed up or delay your application. In this section, we’ll explore the most common reasons for delays and what you can do to mitigate them.

1. Complexity of the Project

The complexity of your project plays a significant role in how long it takes to secure planning permission. For simple projects, such as a small extension or a new shed, the process tends to be quicker. However, for more complex projects; like large residential developments, commercial buildings, or alterations in conservation areas, the review process is often longer. This is because these types of developments typically require additional paperwork, detailed plans, and a more thorough evaluation by the local authority.

For example, a simple single-story extension will likely take less time to review compared to a multi-story office block, which requires more detailed planning, including the environmental impact and infrastructure considerations.

2. Local Authority Workload

Every local authority has a limited number of planning officers available to review applications. In areas with a high volume of applications, such as London or major urban centers, planning permission decisions may take longer. Local authorities with understaffed planning departments often experience backlogs, which can extend processing times.

If your application is in an area with a particularly high volume of applications, consider submitting early to account for potential delays. You can also check with the planning department to inquire about their current processing times.

3. Pre-Application Advice

Pre-application advice is a service offered by most local planning authorities, where you can submit a draft proposal and get feedback before formally applying. Although it’s a paid service, it’s incredibly useful for larger or more complex projects. Engaging in this process helps you identify potential problems with your application early on, which can save time later.

Typically, the advice process can take around 8 weeks, and while it isn’t mandatory, it can make your application process smoother and quicker. Pre-application advice can also help you understand local council policies, ensuring that your proposal aligns with their expectations, which increases the chances of your application being approved without lengthy revisions.

4. Objections from Neighbors or Stakeholders

One of the most common causes of delays in the planning permission process is objections. If neighbors or local stakeholders object to your proposal, the local authority may need to consult with them further or even bring the application to a planning committee meeting. This can delay the decision by several weeks or even months.

To mitigate this, it’s advisable to consult with your neighbors and local groups before applying. Engaging with them early on can help address any concerns they might have, reducing the chances of objections later in the process. Being proactive in explaining your project and its benefits can go a long way in minimizing delays.

5. Incomplete or Missing Information

One of the simplest reasons for delays in the planning permission process is submitting incomplete or incorrect information. When applying for planning permission, you need to provide a variety of documents, such as:

• Site plans and drawings

• Design and Access Statements

• Ecological surveys

• Drainage details (if applicable)

If any of these documents are missing or incomplete, your application could be delayed while the planning department waits for the necessary information. To avoid this, make sure you carefully review the planning authority’s requirements before submitting your application. If you’re unsure, working with an architect or planning consultant can ensure that all required documents are submitted in the correct format.

6. Site Visits and Planning Committee Decisions

If your application is complex or controversial, the planning authority may arrange a site visit or refer your application to a planning committee. Site visits allow the planning officers to assess the site in person, which may take additional time. If your application is discussed in a planning committee, this can further extend the timeline, as committee meetings are scheduled at specific intervals.

While site visits and committee decisions are often necessary for large or controversial applications, they can significantly lengthen the planning process. Being prepared for this step and staying patient is key to ensuring your application progresses smoothly.

The Planning Application Process

The planning application process in the UK can seem overwhelming, especially when you’re unfamiliar with the specific steps involved. However, breaking it down into distinct stages helps to manage expectations and gives you a clearer idea of the timeframes involved. Here’s a detailed look at each stage of the planning application process:

Pre-Application Advice

Pre-application advice is a service provided by local planning authorities (LPAs) to give developers and property owners an idea of how their plans will be received before submitting the formal application. While it is not mandatory, it can be particularly beneficial for larger or more complex projects.

When It’s Necessary

• Larger or Complex Projects: If you're planning a large-scale development, such as a new commercial building, a large residential project, or any development that might fall within a conservation area or listed site, pre-application advice helps clarify whether your proposal meets the local authority's planning policies.

• Changes of Use: If you’re changing the function of a property, such as converting a commercial property into residential units, pre-application advice can help you understand the specific requirements and constraints.

• Sustainability Concerns: Projects with potential environmental impacts, like those that require an Environmental Impact Assessment (EIA), benefit from this early stage to determine how such concerns can be addressed.

  
  

How It Influences Timelines

Pre-application advice can significantly influence your planning application timeline. By addressing potential issues early, it can prevent rejections or delays when you formally submit your application. This process typically takes around 8 weeks, depending on the complexity of the project and the council's workload.

Application Submission

Once you’ve obtained pre-application advice (if needed), the next step is the formal submission of your planning application. This process involves compiling and submitting various documents to the local authority.

Required Documents

The documentation required for a planning application depends on the scope of the project. However, for most planning applications, you will need to provide:

• Application Forms: The official planning application form, including details of the development.

• Site Location Plan: A map showing the location of your site.

• Design and Access Statement: For larger projects, this is a detailed description of the design and its access features.

• Floor Plans and Elevations: Detailed architectural drawings showing the proposed layout.

• Environmental Surveys: In some cases, you may need to submit surveys related to the environment, ecology, or heritage.

  
  

Submission Process

Applications are typically submitted online through the local planning authority's planning portal. Ensure that all documents are complete and in the correct format, as incomplete applications can lead to delays. Once submitted, the planning department will acknowledge receipt and start the validation process.

Validation Process

After submission, the local authority has a 5-10 day validation period to check whether your application is complete. If the application is missing any required information or documents, the planning authority will inform you and request the missing items, which can delay the process.

If the application is complete, it will be validated and entered into the system, marking the official start of the decision-making process.

How to Speed Up the Planning Application Process

While you can’t always control the speed of the planning process, there are several strategies you can employ to minimize delays and keep your project on track.

1. Engage with Professionals Early

Working with an architect or planning consultant early in the process can help ensure that your application is submitted correctly and on time. Professionals bring expertise in understanding local council requirements and can advise you on the best way to structure your application to meet planning regulations. They can also assist with pre-application advice, which can streamline the process.

2. Submit a Complete Application

Ensure that your application includes all required documents and information. Missing or incomplete documents can significantly delay the process. Double-check all the paperwork, including site plans, design drawings, and any additional reports that may be needed, such as environmental assessments or flood risk reports.

3. Early Consultation with Neighbors and Stakeholders

As mentioned earlier, engaging with your neighbors and local groups before submitting your application can help mitigate objections. Many delays occur when objections are raised after the application is submitted. By discussing your plans early, you can address any concerns before they become a formal objection.

4. Choose the Right Planning Application Type

Ensure that you are submitting the correct type of planning application. Depending on the scale of your project, you may need to apply for a householder application, a full planning application, or something else. Misclassifying your application can lead to delays, as the planning authority may require additional reviews or consultations.

5. Understand Local Authority Timelines and Backlogs

Different councils may have different timelines for processing applications. If you're in an area with high demand, expect potential delays. Understanding the local authority’s workload can help you plan accordingly. If you know your area has backlogs, consider submitting your application earlier than planned to avoid delays in the future.

6. Consider Expedited Services

In some cases, local authorities offer expedited services for certain types of applications. These may come with a fee but can speed up the review process. Additionally, some councils may have a fast-track system for simpler projects. If your project qualifies, this can save valuable time.

What Happens After Your Application is Approved?

Once your planning permission is granted, you will receive an official notice with conditions attached. It’s important to adhere to these conditions to avoid potential enforcement actions. The approval typically lasts for three years, giving you time to start construction, but you must begin the work within this period. If you don’t act within three years, you may need to apply for an extension.

What Happens if Your Application is Refused?

When your planning application is refused, it’s not the end of the road. While a refusal can be frustrating, there are several options and strategies to move forward.

The Appeal Process: Options if Your Application is Rejected

If your application is refused, you have the right to appeal the decision. The appeal process allows you to challenge the refusal and present additional arguments or make changes to your application.

You can appeal to the Planning Inspectorate, an independent government body. The appeal process typically involves submitting a written statement explaining why you believe the decision should be overturned, along with any supporting documents or changes to the original application. Depending on the circumstances, the appeal could be decided through:

• Written representations (a written appeal based on the documents you’ve submitted).

• An informal hearing (where you and the local authority present your case).

• A public inquiry (for particularly complex or large-scale projects).

  
  

What Happens During the Appeal Process?

• The process usually takes between 16 and 20 weeks from the submission of the appeal, although this can vary depending on the complexity of the case.

• You may need to provide additional supporting documents or amendments to your application as part of the appeal.

• If your appeal is successful, the local planning authority will grant permission. If it is rejected again, you will be provided with reasons for the refusal and can either appeal again or adjust your proposal.

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When Can You Reapply?

In some cases, instead of appealing, you may choose to resubmit your application with revisions to address the concerns raised in the refusal. You can resubmit an application as soon as you’re ready, and there is no extra fee if it is within 12 months of the refusal. This is beneficial because it allows you to modify your plans without incurring additional costs.

Timelines for Resubmission

• If you reapply with new plans or modifications, the local authority is required to process your application within the usual timeframe, typically 8 to 13 weeks, depending on the complexity of the project.

  
  

Special Circumstances That Extend Planning Permission Timelines

Certain types of projects or situations may require additional time to process. Understanding these can help you manage your expectations and plan accordingly.

Listed Buildings and Conservation Areas

If your project involves a listed building or a location within a conservation area, the approval process will typically take longer. This is due to the extra regulations that apply to these sites, aimed at preserving historical and architectural value.

• Listed buildings: Projects that involve altering or demolishing a listed building require a special consent process, as the structure is protected due to its historical importance.

• Conservation areas: Areas designated for their special architectural or historical interest will require careful consideration of how the project fits within the existing environment.

  
  

Timeline for Listed Buildings and Conservation Areas

These applications may take several weeks longer than standard applications due to the additional consultations and reviews by heritage and conservation specialists.

Complex Developments

High-rise buildings, multi-unit housing developments, and large commercial properties generally require more detailed assessments, including traffic impact, environmental assessments, and infrastructure planning. These complexities add to the planning timeline, as local authorities need to ensure that the development aligns with local policies, infrastructure, and community needs.

Timeline for Complex Developments

For large-scale projects, the process may extend to 13 to 16 weeks, or longer if there are any complications or additional consultations.

Major Public Infrastructure Projects

Major public infrastructure projects, such as new roads, bridges, or public facilities, involve a comprehensive evaluation process. These applications often require thorough environmental impact assessments (EIAs) and consultations with a wide range of stakeholders, including government bodies, environmental agencies, and local communities.

Timeline for Public Infrastructure Projects

Given the scale of these projects, it is not unusual for approval timelines to exceed 6 months, especially if the project is of national or regional importance.

How Working with Architects and Planning Consultants Helps

Navigating the planning permission process can be complicated, particularly for large or complex projects. Working with architects and planning consultants can make a significant difference in ensuring that your application runs smoothly.

Expert Guidance

Architects and planning consultants bring in-depth knowledge of local planning policies, regulations, and the application process. They help ensure that your application meets all the necessary criteria and complies with local laws.

• Local Authority Requirements: Architects can guide you on the specific requirements of your local authority, saving you time by ensuring your application is complete.

• Regulatory Compliance: Planning consultants are experts in managing the approval process, helping you navigate complex regulations like environmental impact assessments and heritage restrictions.

  
  

Speeding Up the Process

Experienced architects and planning consultants are familiar with the intricacies of the application process, enabling them to submit more comprehensive and well-organized applications. This can help speed up the approval process, reducing the likelihood of delays.

• Streamlined Process: With their expertise, consultants can identify and address potential issues early on, ensuring that your application moves forward without unnecessary hold-ups.

  
  

Navigating Complex Regulations

If your project involves unusual or challenging circumstances, such as listed buildings, conservation areas, or large developments, an architect or planning consultant can help you navigate the additional regulations. They ensure that all necessary assessments and consultations are completed on time, avoiding delays.

Conclusion

Securing planning permission is an important part of the development process, and understanding the expected timelines and factors that influence them is essential for managing your project effectively. While the process can take anywhere from 8 to 16 weeks or longer, careful preparation, professional guidance, and proactive communication with neighbors and authorities can significantly reduce delays.

If you’re planning a project that requires planning permission, getting expert help is key to ensuring that your application is approved on time and without unnecessary complications. At HPW Architecture, our team of experienced architects and planning consultants can guide you through the process and help expedite your application, saving you time and money.