The short answer: once an application is accepted, councils aim to decide most applications within 8 weeks, and larger schemes within 13 weeks. But the clock only starts once the application is valid, and there's work to do before that.
A typical timeline
- Survey and design (a few weeks): measuring the property, designing the scheme and agreeing it with you.
- Preparing the application: drawings, forms and any reports needed, such as a heritage statement, ecology survey or tree report.
- Validation (often one to three weeks): the council checks the application has everything it needs. Missing information is the most common cause of delay.
- Consultation (about three weeks): neighbours, the parish or town council and consultees such as highways are invited to comment.
- Assessment and decision: the case officer visits the site, weighs everything up and makes a recommendation.
Target times
| Application | Target time once valid |
|---|---|
| Householder (extensions, outbuildings) | 8 weeks |
| Listed building consent | 8 weeks |
| Lawful development certificate | Usually around 8 weeks |
| Larger home extension (prior approval) | 42 days |
| Minor applications (e.g. one to nine new homes) | 8 weeks |
| Major applications (10 or more homes) | 13 weeks |
Councils sometimes ask to extend the time to resolve an issue. That's often better than a refusal, so it's usually worth agreeing.
What slows things down
- Missing documents at validation
- Consultee responses, such as highways, ecology or the conservation officer
- Committee decisions: if the application is called in by a councillor or attracts objections, it may go to the planning committee
- Amendments part-way through
How to speed it up
The best way to save time is to submit a complete, well-prepared application first time, with drawings the officer can understand at a glance. We keep in touch with the case officer during the process, so small issues are dealt with by amendment rather than a refusal.
After approval, remember to discharge any pre-commencement conditions before work starts, and that the permission usually lasts three years.
Book a free home visit
Ben will visit, look at the property and tell you which approvals you'll need and how long they're likely to take, with a fixed quote for the work.
Every site is different. This guide is general information, not advice on your project. For a straight answer about your property, book a free home visit: Ben will come and look, with no obligation.
Who'll handle your project: Benjamin Plunkett, our Managing Director and Planning & Heritage Consultant, is your point of contact from the first site visit to the decision. Charlie Plunkett MCIAT produces the drawings.
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