How Long Does Planning Permission Last in the UK?

Getting planning permission is a major milestone, but many homeowners and developers are unsure how long their approval stays valid. Missing a deadline can mean starting from scratch with new fees, updated drawings, and fresh council scrutiny. This guide explains the key time limits, how to maintain active permission, and what to do if you are nearing the expiration date. Even if you are planning a house extension, a new build, or a commercial project, understanding these rules will help you avoid delays and unexpected costs.

Why Planning Permission Timelines Matter

Planning permission is more than a piece of paper; it is a legal right to carry out a development. Every permission has an expiry date, and local authorities will not send a reminder when it is about to lapse. If you miss the deadline to begin work, the permission is lost, and the application process must start again.

That means fresh planning drawings, another round of neighbour consultations, and new planning fees. HPW Architecture has worked with councils across the United Kingdom and has seen how tight deadlines can catch people off guard. Knowing the key dates from the start helps you plan budgets and build schedules with confidence.

Planning Permission Validity Periods Explained

Different types of permission have slightly different time limits, but most approvals share a common rule. Full or detailed planning permission generally lasts for three years from the date of the decision notice. You must start work within that period, though the actual construction can continue after the three years as long as it has genuinely begun.

Householder planning permission, used for home extensions and similar domestic projects, also usually carries a three-year limit. Outline planning permission, which gives approval for the principle of development, requires a reserved matters application within three years. After the reserved matters are approved, you normally have two years to start work. Keeping track of these dates is essential because councils can enforce the expiry strictly.

What Counts as Starting Work to Keep Permission Alive

Starting work means more than dropping off materials on site. UK planning law uses the term “commencement of development,” and it has a specific definition. Examples that qualify include digging and pouring building foundations, installing underground drainage, or carrying out significant site levelling as part of the approved plans.

Simple actions such as clearing vegetation or putting up fencing do not usually count. Councils often look for evidence such as dated photographs, contractor invoices, or inspection reports to confirm that genuine building work began before the deadline. If you are unsure, speak with a planning consultant or architect early so you have clear proof of a lawful start.

What Happens If Your Permission Is Close to Expiring

Many projects take longer than expected to organise, and it is common to approach the three-year mark before work has begun. The key is to monitor the approval date and act well before the expiry. If you know you cannot start in time, consider accelerating essential early works like foundation excavation or approved demolition to establish a lawful start. Keep detailed records and, if possible, invite a building control officer or council inspector to verify the work. Waiting until the last few weeks is risky because poor weather or contractor delays could cause you to miss the deadline entirely.

Options to Renew or Extend Planning Permission in 2025

Planning permission in the United Kingdom normally cannot be renewed once it has expired. The current rules require that work must start within the approved period, which is typically three years. If you wonder, “can I renew planning permission?”, the answer is usually no. However, you can submit a new application for the same scheme before the old one expires. Doing so allows you to keep your design and planning documents largely unchanged while updating any details needed to meet current regulations. For those asking how to extend expired planning permission UK, the practical approach is to make a fresh application as early as possible to avoid a gap in approval.

Current UK Rules on Extensions and Renewals

As of 2025, the law does not provide an automatic right to extend a live planning permission. Local planning authorities expect a new application if the original one lapses. The application process will include another review period, neighbour notifications, and planning fees. If your proposal still meets the local development plan, approval is usually straightforward, but you should allow enough time, typically eight to thirteen weeks, for the council to decide.

Temporary Covid-era Extension History vs. Current Policy

During the Covid-19 pandemic, the UK government introduced temporary measures to give automatic extensions to certain permissions that were due to expire between 2020 and 2021. These were designed to keep projects moving during lockdowns. Those rules no longer apply. From 2025 onwards, the pre-pandemic system is fully in place: if you need extra time, you must reapply before the permission expires.

Alternatives if Formal Renewal Isn’t Allowed

If a full reapplication is not desirable, some developers carry out a lawful “start on site” before the deadline, such as digging foundation trenches or completing approved demolition, to keep the permission alive. This can be less costly than a full reapplication, but the work must clearly meet the legal definition of commencement and be well-documented with dated photographs and invoices.

Reapplying After Planning Permission Has Expired

When permission has already lapsed, the only way forward is a fresh planning application. This is often quicker and cheaper than many fear, but preparation matters.

How to Prepare a Stronger Reapplication

Begin by reviewing the reasons for any previous conditions or objections. Consult with your architect or planning consultant to determine if minor adjustments, such as enhanced landscaping, updated energy performance details, or refined access arrangements, could be beneficial.

Documents and Updated Drawings You May Need

You will usually need to resubmit the full set of planning drawings, location plans, and supporting statements. If your original surveys, such as ecology or drainage reports, are over three years old, your council may ask for updated versions to reflect current site conditions.

Tips to Improve Approval Chances Second Time Around

Early engagement with the planning officer can help spot issues before submission. Addressing concerns about materials, parking, or neighbour privacy in advance can make the reapplication smoother and reduce the risk of refusal.

Special Situations & Advanced Rules

Some projects involve unique circumstances where extra rules apply.

The 4-Year and 10-Year Lawful Development Rules

Under the 10-year planning rule, a development that has been in place for ten years without enforcement action may become lawful even if it did not have permission. Certain residential uses can gain immunity after four years. These rules are complex, so professional advice is essential before relying on them.

Selling a Property with Live or Expired Permission

A property can be sold with valid planning permission, and the approval transfers to the new owner. If the permission has expired, the new owner must submit a fresh application if they still wish to develop.

What Happens If Construction Overruns the 3-Year Start Limit

Once genuine work has started within the permitted time, there is no fixed deadline to finish construction. However, all conditions attached to the approval must continue to be met, and major design changes may still need further consent.

Common Mistakes That Lead to Lost Permission

Many planning approvals lapse because of avoidable errors. The most frequent issues include misunderstanding start conditions in the approval notice, failing to discharge pre-commencement requirements such as drainage or materials details, and neglecting Section 106 obligations. Some owners assume that minor site clearance counts as starting work, but councils need clear evidence of genuine construction, like poured foundations or structural excavation. Small oversights can cause big problems.

Misinterpreting Start Conditions in Approval Notice

Some permissions include pre-commencement conditions, such as submitting a materials schedule or drainage plan. If these are not discharged before starting, the council may treat the work as unauthorised.

Ignoring Section 106 or Pre-commencement Conditions

Agreements under Section 106 can include contributions for infrastructure or affordable housing. Failure to sign or meet these obligations before starting can invalidate the permission.

Poor Record-Keeping or Missing Council Notifications

Lack of dated photographs, inspection notes, or official confirmation of commencement can make it hard to prove that work started on time. Keep a clear record of all key milestones and council correspondence.

How HPW Architecture Helps You Navigate Planning Timelines

HPW Architecture supports clients through every stage of the planning process, helping projects stay on schedule and within the rules.

Full-service Planning Applications and Extensions

From preparing detailed drawings to liaising with local authorities, HPW ensures applications are accurate and conditions are clear so clients can start work without delay.

Case Studies: Visitor Attraction & Residential Projects

The team has delivered successful applications for large visitor attractions, rural developments, and private homes across the UK, giving them practical insight into a wide range of planning requirements.

Why Clients Trust HPW’s Expertise Across the UK

With decades of experience and strong relationships with planning officers, HPW provides advice that keeps projects compliant and reduces the risk of costly setbacks.

Conclusion

Planning permission is a valuable asset, but it comes with strict time limits that cannot be ignored. Understanding how long permission lasts, what counts as starting work, and the options for renewal or reapplication helps you avoid costly delays and repeated fees. By keeping clear records, acting before expiry, and seeking expert guidance, you can protect your project from lapses and unexpected setbacks.

HPW Architecture works across the United Kingdom to guide homeowners, developers, and businesses through every stage of the planning process. From the first application to commencement on site, the team’s experience with councils and building regulations helps keep projects moving. If you are unsure about your approval date or need advice on how to extend or reapply, contact HPW for expert support and a smooth path from planning permission to successful build.