How Long Does Planning Permission Last

How Long Does Planning Permission Last?

When planning permission is granted, it comes with a time limit. This means that you cannot hold on to it indefinitely and begin the work whenever you choose. The permission will eventually expire if the development does not commence, so it is important for homeowners and developers to understand how long planning permission lasts and what steps are needed to keep it valid.

Standard Duration of Planning Permission

In the UK, full planning permission normally lasts for three years from the date it is granted. This means that the approved development must begin within that time frame. If work has not started within the three years, the permission automatically expires, and a new application will be required.

Outline planning permission is slightly different. It establishes the principle of development but does not include full details of the design. With outline permission, you have three years to submit reserved matters applications, which cover detailed aspects such as layout, appearance and landscaping. Once the reserved matters are approved, the development must then begin within two years.

Lawful Commencement of Work

To keep planning permission alive, the development must lawfully commence before the deadline expires. Lawful commencement does not mean completing the whole project, but it does require more than minor activity. Starting foundations, carrying out substantial demolition, or beginning drainage works in line with the approved plans will usually count as lawful commencement.

Simply clearing the site, storing materials or putting up fencing is not enough to demonstrate that the development has started. Councils may require evidence, such as building control records, photographs or confirmation from contractors, to prove that work began within the permitted period. Once lawful commencement has taken place, the planning permission remains valid indefinitely, even if the work is delayed or paused for many years.

Extensions of Time

Until 2013, it was possible to apply for an extension of time to keep planning permission valid for longer than three years. This option is no longer available. If the permission expires, you must submit a new application, which will be assessed against current planning policies. In most cases, if circumstances have not changed, approval may be granted again, but there is no guarantee, especially if planning rules or local development plans have been updated.

Building Regulations

Planning permission is separate from building regulations approval, which covers construction standards such as fire safety, insulation and structural stability. Even if you start work early to secure planning permission, building regulations approval must still be obtained before or during the construction process. It is best to plan carefully to ensure both requirements are met without rushing into groundwork solely to preserve planning permission.

Practical and Financial Considerations

Starting work on a project you are not yet ready to complete can carry risks. Carrying out groundwork or demolition to secure lawful commencement may result in additional costs if the site is then left unfinished. Delays in construction can also cause problems with lenders, insurance and contractors. For this reason, it is important to balance the need to protect planning permission with the financial and practical realities of the project.

Local Authority Guidance

If you are uncertain about whether your work counts as lawful commencement, you can apply for a certificate of lawfulness from your local planning authority. This provides written confirmation that the development has started within the time limit and the permission remains valid. This certificate can be very useful if the status of the permission is ever questioned in the future, for example during a property sale.

Summary

Planning permission in the UK normally lasts for three years for full permission, and for outline permission, three years to submit details and a further two years to start building once those are approved. Permission cannot be formally extended, so if work does not begin before the deadline, a new application will be needed. Once lawful commencement has taken place, the permission remains valid indefinitely. To avoid problems, it is essential to plan ahead, keep records of work, and seek advice from your local authority when necessary.