Planning Rules
How Long Does Planning Permission Take? (2025)
Householder planning applications have an 8-week statutory target; major applications 13 weeks. Here is what affects decision times, what happens when the LPA is late, and realistic timescales in practice.
⏱ 7 min read📅 Updated June 2025🏠 England only
Statutory Decision Periods
Statutory targets: 8 weeks for householder and minor applications · 13 weeks for major applications (10+ dwellings, 1,000m²+ floor area)
The statutory determination period for planning applications in England is set by the Town and Country Planning (Development Management Procedure) (England) Order 2010. The clock starts from the date of validation (not submission).
| Application Type |
Statutory Target |
What This Covers |
| Householder |
8 weeks |
Extensions, loft conversions, outbuildings |
| Minor (non-householder) |
8 weeks |
1–9 dwellings; commercial up to 1,000m² |
| Major |
13 weeks |
10+ dwellings; 1,000m²+ floor area; 1 ha+ |
| EIA development |
16 weeks |
Development requiring Environmental Impact Assessment |
What Happens If the LPA Misses the Deadline?
If the LPA does not determine your application within the statutory period, you have two options:
- Appeal for non-determination — you can appeal to the Planning Inspectorate as if the application had been refused. The appeal is free. The inspector then makes the decision.
- Extension of time agreement — you can agree in writing with the LPA to extend the determination period. This is common and often beneficial if the delay is due to a resolvable issue (e.g. awaiting a heritage report) rather than general overload.
Note: Appealing for non-determination does not guarantee approval. If the application was delayed due to genuine planning concerns, the inspector may still refuse it. An extension of time agreement is often a more pragmatic approach.
Realistic Timescales in Practice
The statutory periods are targets, not guarantees. In practice:
| Application Type |
Statutory Target |
Typical Actual Time (2024) |
| Householder (straightforward) |
8 weeks |
8–12 weeks |
| Householder (complex / objections) |
8 weeks |
12–20 weeks |
| Minor application |
8 weeks |
10–16 weeks |
| Major application |
13 weeks |
16–26 weeks or more |
Performance varies significantly by LPA. Some London boroughs and busy shire districts regularly take 16–20 weeks for householder applications. Rural LPAs often decide faster.
What Slows Down Planning Applications?
Common causes of delay include:
- Missing or inadequate information — applications missing drawings, documents, or fee information are invalidated and must be resubmitted
- Neighbour objections — significant objections may require the case to go to planning committee rather than delegated officer decision
- Heritage consultee delays — Historic England, Conservation Officers, and Archaeology officers may take time to respond
- Ecology surveys — bat surveys, great crested newt surveys, and similar surveys can only be conducted at specific times of year
- Flood risk — Environment Agency consultations can take time
- LPA understaffing — many LPAs are under-resourced and have backlogs
The government publishes quarterly planning application statistics. In 2023/24:
- Around 79% of householder applications were decided within 8 weeks nationally
- Performance ranges from under 50% to over 95% by LPA
- Major applications showed the widest variation in performance
You can check your LPA’s performance on the MHCLG planning statistics pages.
How to Speed Up Your Application
To minimise delays:
- Get pre-application advice — identifying and resolving issues before submission avoids mid-process delays
- Submit a complete application — ensure all drawings, documents, and fees are correct before submission
- Check the local validation list — your LPA may have additional local requirements beyond the national minimum
- Respond quickly — if the case officer raises queries, respond promptly to avoid the application being put on hold
- Consider a planning agent or architect — professionals familiar with local requirements can navigate the process faster
Pre-Application Discussions and Time
Pre-application discussions add time before the formal clock starts but can significantly reduce the overall process time by:
- Identifying whether the scheme is likely to be approved at all
- Flagging issues that would cause delay (heritage, ecology, flood risk) so surveys can be commissioned in advance
- Allowing the scheme to be refined before formal submission, reducing the risk of amendments mid-process
Tip: For major projects, the pre-application phase can add 4–8 weeks but often saves 3–6 months overall by avoiding a refusal and appeal cycle.
Frequently Asked Questions
Can I appeal if the LPA takes more than 8 weeks?
Yes. After 8 weeks (from validation) you can appeal to the Planning Inspectorate for non-determination, which is treated as a deemed refusal. However, before appealing consider whether an extension of time agreement with the LPA would be more productive, particularly if the delay is due to a specific outstanding issue.
Does the 8-week clock start when I submit or when the application is validated?
The clock starts from validation — when the LPA confirms the application is complete with all required documents and the correct fee. Validation typically takes 1–2 weeks after submission. The LPA must notify you of the start date.
How long does it take to get planning permission for a new house?
A full planning application for a single new dwelling is a minor application with an 8-week statutory target. In practice, 12–20 weeks is common. For outline permission followed by reserved matters approval, the total process typically takes 12–24 months including any pre-application discussions.
More on Permitted Development Rights
Extensions, loft conversions, outbuildings, solar panels — our complete guide covers everything you can build without planning permission.
Read the Complete PD Guide →
