How Long Does Planning Permission Really Take?

Understanding official timescales v. reality and what you can do to speed things up

"How long will my planning application take?" It's probably the most common question we hear, and while there are official timescales, the reality is often quite different.

The short answer? Officially, most applications should be decided within 8-13 weeks. In practice, many take considerably longer.

Official Planning Permission Timescales

The statutory timescales are straightforward:

• Householder and minor applications: 8 weeks

• Major or complex developments: 13 weeks

• Environmental Impact Assessment applications: 16 weeks

These deadlines start from when your application is validated (confirmed as complete) by the council, not from when you first submit it.

The Reality on the Ground

Unfortunately, these targets are frequently missed. Recent data from the Home Builders Federation shows that only 19% of major planning applications were decided within the 13-week target between July 2022 and June 2024. Even more concerning, one in three local authorities failed to determine a single major application within the statutory deadline.

This disconnect between policy and practice is particularly acute in high-demand areas or councils struggling with resource constraints.

How Planning Applications Are Actually Assessed

Understanding the process helps explain why things often take longer than expected. Applications go through two main phases:

External Consultation (Weeks 1-4)

Your proposal is advertised publicly, allowing neighbours, utility companies, and other stakeholders to comment. This consultation period runs for several weeks and can generate objections that need careful consideration.

Internal Assessment (Weeks 5-8)

Planning officers review your application against local and national policies, consider consultation responses, and often discuss complex cases with colleagues. They may also need input from specialist teams like highways, conservation, or environmental health.

If everything runs smoothly, you'll get a decision within the target timeframe. However, complications at either stage can extend the process significantly.

What Happens If Your Application Is Refused?

If planning permission is refused, you have the right to appeal to the Planning Inspectorate. Appeals are completely separate from the original application process and typically take around six months to resolve.

The Planning Inspectorate operates independently from local councils and will thoroughly review both the original application and the council's reasons for refusal.

Special Considerations for Enforcement Cases

Different rules apply if your application relates to development that's also subject to enforcement action:

• If an enforcement notice is served within two years of your application or before the determination deadline, you have 28 days from the decision date to appeal

• If enforcement comes after the determination deadline, you have 28 days from when the notice is served

Remember: never start development before getting planning permission, as this can lead to enforcement action and the need for retrospective applications.

Why Planning Applications Get Delayed

Several factors commonly cause delays, some within your control and others unfortunately not:

Neighbour and Stakeholder Objections

Objections can trigger additional scrutiny and sometimes require applications to go before planning committees rather than being decided by officers alone. This can add weeks or months to the timeline.

What you can do: Engage with neighbours early. Share your plans informally, listen to concerns, and address potential issues before submitting. For sensitive sites involving conservation areas or listed buildings, consider consulting local interest groups too.

Incomplete or Unclear Applications

Missing information is one of the easiest ways to delay your application. Councils must request additional details when something's missing, often adding weeks to the process.

What you can do: Double-check all requirements before submitting. This includes drawings, planning statements, design and access statements, and any specialist reports. Review your council's validation checklist and consider professional help if you're unsure about requirements.

Under-Resourced Planning Departments

This is perhaps the biggest challenge facing the planning system today. According to recent research, 80% of councils operate below full staffing capacity, with a national shortfall of over 2,200 planners.

Some councils see planner turnover exceeding 30% annually, creating significant delays as cases are reassigned or handled by temporary staff. Many councils now routinely use "extension of time" agreements to pause the planning clock and avoid breaching statutory deadlines.

What you can do: While you can't fix staffing issues, submitting clear, comprehensive applications helps avoid delays caused by requests for clarification. Some councils offer fast-track services for an additional fee if your project is time-sensitive.

Slow Responses from Statutory Consultees

Applications often stall waiting for input from bodies like the Environment Agency, Historic England, or highways teams. These organizations face similar resource pressures and their responses can take weeks.

What you can do: If your project requires specialist input, flag this early and consider commissioning your own expert reports to support the application.

Requests for Design Changes

Planning officers may request modifications before approving applications. How you respond can significantly impact timelines.

What you can do: Stay flexible and open to reasonable amendments. Quick agreement to minor changes can prevent committee referrals and speed up decisions. However, don't compromise your project's core objectives – you can push back with clear, evidence-based arguments.

The Value of Professional Help

While it's possible to submit applications yourself, experienced professionals often save time and stress. They understand local policies, potential pitfalls, and how to present proposals effectively.

Good architects ensure designs meet planning requirements while achieving your vision. Planning consultants can navigate complex regulations and liaise with councils on your behalf. Specialist consultants provide expert reports that strengthen applications requiring environmental, transport, or heritage assessments.

The upfront cost of professional help often pays for itself through reduced delays, higher approval rates, and fewer complications during the process.

London's Additional Challenges

Planning in London faces particular pressures. Applications that would be routine elsewhere can face major delays due to additional policy layers, conservation constraints, strategic view protections, and density requirements.

Even well-prepared schemes can get caught in internal referral chains or overloaded planning committees. The complexity of London's planning framework means professional guidance is often essential.

Making the Process Smoother

While you can't control council resources or statutory timescales, you can significantly improve your chances of a smooth process:

1. Prepare thoroughly – Submit complete, clear applications with all required supporting information

2. Engage early – Talk to neighbours and address concerns before formal consultation

3. Stay flexible – Be open to reasonable design amendments

4. Consider professional help – Experienced architects and planning consultants can navigate complexities

5. Plan for delays – Build realistic timescales into your project programme

Getting Expert Support

At A+P Studios, we understand the frustrations of planning delays and work hard to minimize them for our clients. Our experience with local authorities across London and the UK helps us anticipate potential issues and prepare robust applications that move through the system efficiently.

We can't eliminate all delays, some are simply part of the current system, but we can significantly improve your chances of a smooth approval process through careful preparation and strategic thinking.

Planning a development project? Get in touch to discuss how we can help you navigate the planning process efficiently and effectively.