Published11 May 2026Updated6 October 2026
How Long Does Planning Permission Take? The Honest Answer for Every Type of Project
Eight weeks is what the rules say. Reality tends to disagree. We break down actual planning timescales for every type of project — so you can plan your build with something approaching confidence.
Eight weeks is the statutory target the government sets for most planning applications. It's also, for a lot of projects, about as reliable as a British summer.
Eight or thirteen weeks. That's the statutory target the government sets for most planning applications. It's also - for many projects - about as reliable as a weather forecast. Sometimes it holds. Often it doesn't. And if you're planning a project around that number without understanding what can shift it, you're setting yourself up for frustration and, more likely, cost.
Here's the honest picture - for every type of project, from a small rear extension to a large commercial development - along with the factors that stretch timescales and what you can do to keep things on track.
First: What Type of Planning Application Are You Making?
Before asking how long it takes, it's worth being clear on which route you're using. There are several different application types, each with its own statutory clock:
- Householder application — for works to an existing home: extensions, loft conversions, outbuildings. Statutory target: 8 weeks.
- Full planning application — for new buildings, change of use, or anything outside the householder route. 8 weeks for smaller applications; 13 weeks for major development.
- Outline planning application — establishes the principle of development without full detail. Statutory target: 13 weeks.
- Prior Approval — for certain permitted development types, including Class Q agricultural conversions and some householder extensions. Target varies; often 6–8 weeks.
- Lawful Development Certificate (LDC) — confirms something is lawful without needing formal permission. Statutory target: 8 weeks.
- Listed Building Consent — required for works to listed buildings, usually running alongside a main planning application. Same 8-week target, but tied to the primary application timetable.
Knowing which route you're on matters. The clock doesn't even start the same way for all of them, and 'validation' (when the clock officially begins) is itself something most people don't realise sits outside the 8 weeks.
Small Householder Projects — Extensions, Loft Conversions, Outbuildings
Realistic timescale: 8–12 weeks from validation, in straightforward cases.
For a standard householder application - a rear extension in a residential area, a loft conversion, a garden building - 8 weeks is achievable when:
- Drawings and supporting documents are complete and correct at submission
- The local authority validates the application promptly (expect 1–2 weeks from receipt before the clock starts)
- No significant neighbour objections arise requiring additional assessment
- The site is not in a conservation area or other designation that adds a consultation layer
Where it slips: Incomplete applications get returned for more information. Conservation areas attract more scrutiny and objections. And planning departments across the Midlands vary considerably in caseload and processing speed - some are reliably within 8 weeks, others are routinely running at 12–14 weeks for routine householder work.
The validation gap is the one that catches people most often. Your application isn't formally 'in' until the council validates it - which can take a week or two after submission. That time doesn't count toward the 8 weeks. Build it into your programme from day one.
Larger Residential Projects — New Builds, Multi-Unit, Self-Build
Realistic timescale: 13–26 weeks. Sometimes longer.
A single new dwelling on an uncontested plot might reach a decision inside 10–12 weeks. In practice, most significant residential applications - especially where design quality, site access, or the principle of development are factors - take longer.
For multi-unit schemes - apartment conversions, HMOs, small housing developments - assume 13 weeks as your baseline, with extensions possible when:
- A planning committee hearing is needed rather than a delegated officer decision
- Highways, drainage, or ecology reports are requested -or need revision after submission
- Neighbour objections are numerous enough to push the decision to committee
- Pre-application advice wasn't sought and issues emerge mid-process
Self-build projects vary enormously. A replacement dwelling in a straightforward location might come through in 10 weeks. A self-build in a conservation area, adjacent to a listed building, or involving a striking contemporary design in a traditional setting will take longer - and should be planned that way from the start.
Commercial and Development Projects — Change of Use, Mixed Use, Larger Schemes
Realistic timescale: 13–26 weeks. Complex or contested schemes: longer.
Commercial planning is a different discipline from residential. Case officers are assessing a different set of material considerations - employment impact, parking, servicing, viability, and in mixed-use schemes, the effect on residential amenity.
Typical commercial scenarios and realistic timescales:
Change of Use (office to residential, retail to HMO)
8–13 weeks, depending on scale and whether Prior Approval offers a faster alternative route. Several permitted development rights for change of use were significantly expanded in 2021; understanding whether Prior Approval or full planning is the right route matters for timescale.
HMO Applications
8–13 weeks in most Midlands authorities. Be aware that several councils in this region have introduced Article 4 directions removing permitted development rights in specific areas - which affects both the route available and the evidence required. Check the position in your local authority before assuming the faster route is open to you.
Co-Living, PBSA, and Larger Conversions
13+ weeks, usually longer. These applications require more supporting documentation - transport assessments, management plans, noise assessments, often viability appraisals - and are more likely to go to committee rather than delegated decision.
Commercial New Build
13 weeks as a baseline. Realistically, 16–20+ weeks for anything with complexity - retail, industrial, mixed-use. The more consultees involved (Highways, Environment Agency, Historic England, utility companies), the harder it is to contain the timetable.
The most important thing with commercial applications isn't just the headline timescale - it's identifying which supporting documents will be required before you submit. Discovering you need an ecology survey or Transport Statement after a live application is registered adds weeks of delay that pre-application advice would have avoided.
The Other Factors That Stretch Any Timescale
Beyond site designations, these are the most common timescale-extending factors across all project types:
- Incomplete or incorrect submissions. This is the single most controllable risk. Applications submitted without the right documents get returned. Validation takes time. Documents get queried. Every round-trip is weeks lost.
- Neighbour objections. Objections don't automatically mean refusal, but they do trigger additional scrutiny - and if numerous, may push a delegated decision to committee, adding 4–8 weeks.
- Highways consultations. Particularly for larger schemes, local Highways departments move at their own pace and aren't bound by the planning determination clock.
- Planning committees. Most applications are decided by officers under delegated authority. Those that go to committee add weeks - and committee cycles vary between authorities.
- Requests for further information. Any additional information request formally pauses the determination clock. The time your consultant takes to respond doesn't count toward the 8 or 13 weeks. Applications where issues are identified late can effectively reset.
After Permission Is Granted — Don't Celebrate Too Early
Getting planning permission is not always the same as being able to start work.
Most decisions come with pre-commencement conditions - things that must be formally resolved before building work can begin. These vary by project but typically include:
• Materials approval
• Drainage or sustainable drainage details
• Archaeological watching brief requirements
• Ecological management plans
• Highway construction details
Each condition requires a formal discharge application. Discharge applications have their own determination target - 8 weeks. On a complex project, working through pre-commencement conditions can add 2–3 months before a spade goes in the ground.
Factor this into your programme from the start, not as a surprise at the end. The architects who set realistic timelines build condition discharge into the original project programme - not as an afterthought.
How to Give Yourself the Best Chance of a Fast Decision
The most reliable way to keep a planning application on track is doing the right groundwork before submission. None of what follows is complicated. But it separates applications that flow from ones that stall.
- Use pre-application advice
Most Midlands planning authorities offer a paid pre-application service - a meeting or written response from a planning officer before formal submission. Done well, this surfaces objections and issues before they derail a live application. It's not always worth the cost on a straightforward householder application, but for anything complex, it's time well spent.
- Submit correctly, first time
Know which supporting documents are required and have them ready before submission. An application submitted with everything in order is validated faster and assessed faster. The cost of getting this right is far lower than the cost of the delay when you get it wrong.
- Work with someone who knows the local authority
Understanding how a particular planning department thinks - what they'll push back on, which design approaches they respond to, which arguments land with which officers - isn't something you learn from a textbook. It comes from 700+ applications submitted across the Midlands over more than 20 years.
JSA has a 97% planning approval rate over the last 6 years. That figure is the result of preparing applications that address the issues before they become problems - and understanding the difference between what the policy says and how it gets applied in practice.
Areas We Cover
JSA Architects Across the Midlands
We work with homeowners, developers, and landlords across the Midlands. Fees, planning authorities, and project types vary by location — find local insight and project examples for your area:
Architects in Derby → — Quarndon, Kirk Langley, Duffield, Allestree, Darley Abbey, Mickleover, Littleover
Architects in Nottingham → — The Park Estate, West Bridgford, Edwalton, Mapperley Park, Wollaton, Bramcote
Architects in Lichfield → — Shenstone, Little Aston, Four Oaks, Streetly, Aldridge, Walsall, Tamworth, Whittington
Architects in Solihull → — Knowle, Dorridge, Hampton in Arden, Shirley, Dickens Heath, Olton
Architects in Sutton Coldfield → — Four Oaks, Wylde Green, Boldmere, Mere Green, Streetly, Little Aston
faq's
Common Questions
8 weeks from validation is the statutory target, and it's achievable for a straightforward extension or loft conversion with a complete application. Realistically, allow 8-12 weeks once you factor in the 1-2 week validation gap before the clock even starts.
Incomplete submissions, neighbour objections, conservation area scrutiny, requests for further information, and applications that get pushed to a planning committee rather than decided by an officer all add weeks. Any formal request for more information pauses the clock entirely.
13-26 weeks is a realistic baseline, sometimes longer where a committee hearing is needed or highways, drainage or ecology reports are requested. Self-build timescales vary enormously depending on site complexity and setting.
Not usually. Most permissions come with pre-commencement conditions, materials approval, drainage details, ecological management plans, that each need a formal discharge application with its own 8-week target. Complex projects can add 2-3 months before work starts on site.
Use pre-application advice where the project is complex, submit with every required document correct the first time, and work with someone who knows how the local planning authority actually operates, not just what the policy says on paper.
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