UK homeowner guide • Practical timelines • Local council “quirks”
Want a quick sense-check on your timeline?
Send us your sketch and postcode — we’ll tell you the realistic council timescales for your area.
Most householder planning applications in England & Wales are decided in around 8 weeks from validation. Larger or more complex cases can take 13–16+ weeks. Delays often come from validation queries, neighbour consultations, consultees (highways, drainage, heritage) and packed planning committee agendas. You can agree an Extension of Time with the council, or appeal if “non-determined”.
What these timelines cover
This guide looks at the householder journey: rear/side extensions, lofts, garage conversions, garden rooms and similar. If you’re unsure whether you need planning at all, start with our plain-English explainer Do I Need Planning Permission? and our main Planning Permission pillar.
UK standard decision time limits (at a glance)
- 8 weeks — typical target for householder applications (extensions, lofts, alterations).
- 13 weeks — major applications (or complex/rural/heritage cases where set by LPA).
- 16 weeks — applications requiring Environmental Impact Assessment (rare for domestic).
Planning permission timeline – stage by stage
Here’s the typical flow your case officer will follow. Times are indicative — councils publish performance stats, but local workloads vary.
| Stage | What happens | Typical time | Gotchas |
|---|---|---|---|
| Submission → Validation | LPA checks forms, ownership certs, plans, fee, and required reports. | 1–2 weeks (can be same week if complete) | Wrong scale plans, missing site/block plan, incorrect fee, red-line issues. |
| Consultation | Neighbours notified; statutory consultees (highways, drainage, heritage) review. | 3–5 weeks (overlaps assessment) | Objections or consultee delays; extra drawings requested. |
| Case officer assessment | Site visit (if needed), policy tests, negotiations on design/conditions. | 2–3 weeks | Revisions may reset internal times; committee referral adds time. |
| Decision issued | Officer delegation or planning committee decision; decision notice sent. | Before 8 weeks (target), or with agreed Extension of Time | Conditions to discharge later; committee schedules can push beyond 8 weeks. |
| If late / no decision | Request Extension of Time, or appeal after 8 weeks (“non-determination”). | Appeals can take several months | Appeal fee/time; may be quicker to negotiate and re-submit. |
Official references: Planning Portal • GOV.UK Planning
Council quirks & common delays
- Validation back-and-forth: some LPAs are strict on red-line boundaries, scale bars, north arrows and drawing naming. Accurate planning drawings prevent resets.
- Committee cycles: if your case needs committee (over height, objections, conservation), agendas can add 2–6+ weeks.
- Conservation/heritage: expect extra consultee input and sometimes a heritage statement.
- Highways/drainage: small tweaks (visibility, parking, SuDS) can stall decisions unless addressed quickly.
- Seasonal load: pre-Christmas and summer holidays can slow responses.
If your decision is late — what are your options?
1) Agree an Extension of Time
When progress is good but consultees are late, a short Extension of Time (1–3 weeks) is usually the fastest path to approval.
2) Appeal for “non-determination”
If 8 weeks pass with no decision (and no agreed extension), you can appeal. However, appeals take months and remove the ability to keep negotiating with the case officer.
3) Withdraw and re-submit
Sometimes the pragmatic route is to withdraw, fix the issues, and re-submit — especially if feedback is clear. Our guide on inspections and compliance is a useful next read: Building Control Inspections — What to Expect.
Local notes & examples
Timelines vary by local authority workload. We monitor patterns in Milton Keynes, Buckinghamshire and Surrey councils, and set expectations with clients upfront. See our local explainers: Planning Permission Milton Keynes, Planning Permission Buckinghamshire, and Planning Permission Guildford.
Not sure if your idea fits Permitted Development?
We’ll check your project against PD rules and let you know if you need a full planning application.
Conclusion
For most homeowners the headline is simple: aim for 8 weeks from validation, add time if consultees or committee are involved, and use an Extension of Time to avoid a rushed refusal. Getting the paperwork right on day one — accurate plans, correct forms and a clear design rationale — is the biggest time saver. When approval lands, move on to Building Regulations so the build phase runs smoothly.
Planning permission timelines — FAQs
Is there a time limit for planning permission decisions?
Yes. Householder applications have an 8-week target from validation. Major/complex cases target 13–16 weeks. Councils may ask you to agree an Extension of Time if consultees or committee schedules cause delay.
What is the planning application process timeline?
Validation (1–2 weeks), consultation (3–5 weeks), officer assessment (2–3 weeks) and decision (before 8 weeks). See the timeline table above for the stage-by-stage view.
Do timelines start when I submit online?
No — the clock starts at validation, once the LPA confirms your application is complete and the fee has cleared.
What if the council doesn’t decide in 8 weeks?
You can agree an Extension of Time, or appeal for “non-determination”. Appeals take months; if progress is positive, an extension is usually faster.
What is a “retention” planning permission timeline?
Where unauthorised work has been carried out, you may apply retrospectively. Timelines are similar to a normal application, but enforcement context can add scrutiny and time.
Are timelines different in Ireland (Dublin) or overseas (Toronto/Calgary)?
Yes — the rules in this article are for England & Wales. Other jurisdictions have different statutory periods and processes.
Ready to move your project forward?
Plans Made Easy can prepare compliant plans, manage submissions, and guide you from idea to approval.
Garage Conversions (UK): Permissions, Costs & Process
Thinking of converting your garage? Discover if you need planning permission, how Permitted Development works, and what Building Regulations demand. This complete UK guide covers realistic costs, council quirks, step-by-step process, and value impacts, so you can confidently plan your garage conversion and secure approvals without costly mistakes.
Certificates & Compliance Documents You Must Keep (UK Home Projects Guide)
Certificates & compliance documents prove your home project meets UK planning and building rules. From completion certificates to gas and electrical sign-offs, missing paperwork can cause delays, enforcement or issues with selling. This guide explains which documents you must keep, local council quirks, costs, and how to replace lost certificates.
Planning Permission Timelines (UK Guide): Key Stages, Limits & Council Rules
Planning permission in the UK typically takes around 8 weeks, but delays are common. This guide explains each stage of the timeline, council quirks, and what to do if your application runs late. Clear tips, FAQs, and local insights help you plan with confidence.
Kitchen Extensions: Costs, Planning Rules & Local Council Quirks (UK Guide)
Thinking about a kitchen extension? Our UK guide explains planning rules, council quirks, costs, timelines, and how much value you could add. Discover when Permitted Development applies, what approvals you’ll need, and how to make sure your extension is both compliant and worth the investment.
Loft Conversions (UK) — Costs, PD Rules, Process & Council Quirks
A clear UK homeowner’s guide to loft conversions — covering costs, timelines, types, planning permission vs Permitted Development, Building Regulations, and council quirks. Discover how much value a loft adds, what pitfalls to avoid, and the exact process step-by-step. Perfect if you’re considering a roof-light, dormer, hip-to-gable, or L-shaped conversion.
Building Control Inspections – What to Expect
Building Control inspections are essential checks during construction to make sure your project is safe, compliant and approved for resale. From foundations and drainage to insulation and final sign-off, inspectors ensure standards are met. Learn what councils look for, local quirks to prepare for, and how to avoid costly delays with expert guidance.
