How long does planning permission take?

A home extension is a great way to add some pizazz to your property. From loft conversions to conservatories, there are plenty of ways to add value to your home through extensions and work.

In some cases however, a proposed development will require planning permission. If your project is one of those developments, it's important you follow the steps thoroughly to avoid issues further down the line.

One of the most frequent questions we're asked is 'how long does planning permission take?'. Here's all the relevant information you need to ensure your home extension is done above board and with minimal stress.

What is planning permission?

Planning permission refers to the approval needed for homeowners to make big changes to their home, such as extensions or conversions.

You won’t always need planning permission for your project. You can read about planning permission for conservatories here.

You can also take a look at our blog about loft conversions to find out if you need planning permission for your loft project.

How to apply for planning permission

The local planning authority will make a decision based on the development plan in your application. They'll decide based on a number of factors, including:

• The number, size and layout of the siting and external appearance of the buildings.
• What you want to use the development for.
• The availability of infrastructure in the surrounding area, for example roads and water supply.
• How your development might impact any neighbouring properties, as well as the local area.
• Any landscaping needs.

As part of the application process, the planning officer will often perform a site inspection, assess the details of the drawings and information submitted, as well as take note of any comments raised by anyone who may be affected.

Validation

Before you're given planning permission, your application needs to be validated by the local council. Processing can’t start until the application has been validated. There isn't a set timescale for the council's decision - it could take anything from days to weeks before they come to a conclusion.

Ensuring all the information on your application is accurate and correct is a good way to minimise any delays. If there are errors, the council won't be able to validate the application and the whole process could be set back.

The application process

Your planning application will be assessed in two parts: external and internal. Each part takes four weeks to complete.

As part of the external section, your application is viewed by those external to the planning department, such as neighbours or utility companies. These parties can make objections, add comments or simply accept the plans (the planning authority isn't legally obliged to always take these comments into account). If everything is approved to go ahead, it will move onto the internal process. Local neighbourhood groups, resident’s associations, amenity societies, an environment agency or conservation area committees may also be consulted.

In the internal section, a planning officer will view your application and research the area and how your project will fit into the surroundings. They'll also have meetings with other planning officers for any other comments about the project.

Once this has been completed, they'll be able to decide whether or not to approve the application.

How long does planning permission take?

How long planning permission takes will depend on the size and complexity of the application. Most planning applications are decided within eight weeks, but for more complex, larger applications, the process can take up to 13 weeks.

• Household and minor planning applications should be decided within 8 weeks.
• Larger or more complex projects should be decided within 13 weeks.
• If the application is subject to an Environmental Impact Assessment, it should be decided within 16 weeks.

If your local authority can't make a decision, they need to get your written consent to extend the decision-making period. If the decision exceeds the corresponding time limit without your permission, you can appeal (though bear in mind appeals can take several months to process). If the council hasn't come to a decision after 26 weeks and you haven't appealed, the planning fee will be refunded.

Revisions to planning applications

In some cases, the planning officer might request revisions or amendments to your proposed development. There will be a set time limit in which you must offer up the amended drawings. If the changes are really drastic, you'll be able to withdraw your application and resubmit an amended form.

What if your application gets refused?

If your application is refused, you can make an appeal which will be resolved by a planning inspector. You can also submit one under the grounds of 'non-determination', which is when the local planning authority hasn't determined the outcome of the application in the required time.

Appealing a refused planning application

You can appeal a planning application if it's been refused, you want to challenge any conditions, it hasn't been determined within the statutory period or you've received an enforcement notice.

The planning inspectorate will check the application to judge whether or not the planning officer's decision is reasonable. They are completely separate from the planning authority which makes them unbiased.

Planning appeals don't have a fixed deadline so can take a long time to process, but they'll usually take around six months to finalise. If you want to avoid extra fees and long waiting times, you might be able to consult with the planning officer to see if you can negotiate.

You can get further information about appeals on the Planning Portal.

How will I be told about the application outcome?

Once you've submitted your application, you'll get a confirmation letter from the local planning department which includes acknowledgement of the form and the fee. The letter will also tell you the different stages of the application before the final decision is made.

After the final step, you'll be issued a decision notice to inform you whether your planning permission has been granted or not (if your application is refused, they'll outline the reasons it wasn't granted approval). Unless you have an architect or other agent to work on your behalf, the department will contact you directly.

You do have the opportunity to withdraw your application if it's refused by the planning officer. But it's often not recommended to do so as it removes any opportunity to appeal the decision.

What if you receive an enforcement notice?

An enforcement notice is a legal document that shows your building development breaches planning permission.

If you've been served with an enforcement notice within two years of your application, or served before the period of determination has expired, you have to appeal it within 28 days of the determination date.

If you've been served with an enforcement notice after the date for determination, you have 28 days to appeal from the date the enforcement notice was served.

If you're applying for approval under the Building Regulations, these applications will be handled separately. It's also important to remember if your development is approved under building regulations, this doesn't mean it's approved under the planning act.

Public consultation on applications

Public consultations ensure anyone impacted by the application has the opportunity to comment on the planning process and planning decisions. The nature of the application will determine how widely the council will consult. For example, if neighbours have concerns about how the extension may devalue their property, they will probably want to voice those concerns.

A site notice will be posted on or close to the site, and any occupiers of properties directly affected will be contacted. People are given 21 days from the date of the letter notifying them of the works to submit written comments. The application will also be published on the council's website, as well as in the local newspaper.

Speeding up the planning application process

In most cases, local authorities will decide planning applications within eight weeks of registration. But if your proposal is unusually large or complex, the time period might be longer.

Seeking professional advice is a really good way to speed the application process up. For example, working with the right architect could help avoid delays from redesigns, reapplications because they'll provide all the correct information from the get go.

Summary: Your dream home awaits!

If your project requires planning permission, you may not have to wait as long as you think. How long your planning permission takes will depend on the size and complexity of the project, as well as any appeals or disputes made during the decision making process. A good architect may be able to speed up the process, so it's always good to seek professional advice if you're unsure about anything.

So now you know the essentials, your new loft conversion may just be in sight (and soon ‘in site’!) Check out our Online Valuation Tool to discover the value of your property so you know what you're looking for from your new home extension.