How long does planning permission last? An essential guide
You've just received planning permission for your home extension or renovation project, but how long do you have to start building before it expires?
Life can be unpredictable. Building projects can run into a myriad of delays, from budget issues to bad weather or problems with party walls and site surveys.
Rest assured, most delays are short-lived and resolvable, but let’s cut to the chase and answer: how long is planning permission valid?
How long do planning applications last?
In most cases, planning permission is valid for three years from the date it’s granted.
This means that you must begin the development within three years, or the permission will expire.
There are some exceptions. For example, if your planning permission is granted after an appeal or public inquiry, the expiration date may be different.
Another scenario is when you apply for outline planning permission. This initially gives you approval in principle, but certain specifics – known as "reserved matters" – such as the building’s design, layout, and landscaping still need to be finalised.
You have three years to submit these reserved matters for approval. Once approved, you will have two more years to begin construction.
Altogether, this gives you a total of five years from the initial outline permission to start building.
But for most people, the magic number is three years.
Understanding planning permission expiration dates
As we’ve established, if you’re wondering “does planning permission expire?” the answer is yes – after three years.
When you receive planning permission from your local authority, it will come with an expiration date by which you must begin development.
So what does "begin the development" actually mean?
According to the Town and Country Planning Act 1990, development is considered to have begun when any "material operation" has been carried out. This can include:
Laying foundations
Demolishing existing structures
Digging trenches for utilities
Any construction work
Note: Preparing the site, such as erecting fencing or clearing vegetation, isn’t a material operation and doesn’t begin the development.
If you need advice on how or when to commence building work for your project, a reputable architect can explain how it works. Give us a call to verify how to commence work on your project.
What happens if planning permission expires?
If you don't begin the development within the specified timeframe, your planning permission will expire, and you'll need to reapply.
This means submitting a new application, paying the fees, and waiting for a decision from your local authority.
Good project managers and builders will help you understand and negotiate this process if it comes to it.
Extending your planning permission
No – the ability to simply renew or extend planning permission was abolished by the government in 2010.
Prior to that, applicants could apply for an extension of time if they were unable to commence development before the planning permission expired.
Instead, if your planning permission is about to expire, you must submit a fresh planning application. It generally involves resubmitting the application with updated plans, documentation, and consultations as required.
If there are no changes to your plans, you’ll be able to submit most of the same documents, though some might need updating.
Remember not to forget that planning permission expires
Prevention is better than the cure. It’s best to make sure your planning application doesn’t expire in the first place.
Once you've received planning permission, consider the following:
Review the decision notice carefully and note the expiration date
Create a detailed project timeline, including key milestones and target dates
Engage with contractors and suppliers early to secure their services
If delays are unavoidable, consider submitting a new application well before the original permission expires
The planning process with Humphreys and Sons
At Humphreys and Sons, we understand that navigating the planning process can be complex and time-consuming.
We’re here to guide you through the planning process, from creating initial designs to building and completion.
Our in-house team includes architects, party wall surveyors, and planning specialists, setting us apart from the competition. We offer a streamlined experience with a single point of contact guiding you from planning through design and builder selection.
We have an excellent knowledge of local planning policies, which is essential to ensuring a smooth planning process, as rules between areas can vary.
In many cases, working closely with the planning authority is key to channeling time and energy towards the bit that really matters – the build itself!
Curious to learn more? Contact Humphreys and Sons to discuss your project today.