In short
- The council’s target is 8 weeks for most applications, 13 weeks for major development, and 16 weeks where an environmental impact assessment is needed. The clock starts when the application is valid, not when you send it.
- Extensions are common. Councils and applicants often agree a later date in writing.
- The work before you submit, and any legal agreement afterwards, can add as much time as the council’s decision itself.
The official deadlines
| Type of application | Target | Examples |
|---|---|---|
| Most applications | 8 weeks | House extensions, change of use, smaller developments |
| Major development | 13 weeks | Larger housing and commercial schemes |
| Needing an environmental impact assessment | 16 weeks | Larger or more sensitive schemes |
‘Major’ has a specific meaning in law. Broadly, it covers 10 or more homes (or a housing site of 0.5 hectares or more where the number of homes is not yet known), buildings with 1,000 square metres or more of floor space, any development on a site of 1 hectare or more, and minerals and waste development.
These targets are set in law. The government’s guidance says the council should decide within them unless a longer period is agreed in writing with the applicant. The clock starts once the application is valid, which is why a complete, well-prepared submission matters.
Where the time really goes
Before you submit
Surveys, reports and drawings often take weeks to months, and some wildlife surveys can only be done at certain times of year. Pre-application advice adds time at the start but often saves it later.
Validation
The council checks that you have supplied everything it requires, and the right fee. If something is missing the application is not valid, and the clock has not started.
Consultation
Neighbours, the parish or town council and statutory bodies such as the highways authority, the Environment Agency and Natural England are consulted, typically with around 21 days to respond. Late or repeated consultee responses are a common cause of delay.
Assessment and negotiation
The case officer weighs the proposal against policy, may ask for changes or more information, and may negotiate. Amended plans can mean further consultation.
The decision
Most smaller applications are decided by officers under delegated powers. Larger or more contentious ones go to the planning committee, which meets on set dates, so a decision can wait for the next meeting.
A legal agreement, if needed
Many larger schemes need a section 106 agreement covering things like affordable housing and contributions to schools, roads or habitats. Negotiating and signing it can take months, and the permission is not issued until it is done.
After permission
Planning conditions often have to be discharged, through their own applications, before building can start. Most full permissions must be started within three years.
Extensions and planning performance agreements
If a council needs longer, it will usually ask you to agree an extension of time, in writing. For larger or more complex schemes, government guidance suggests considering a planning performance agreement (a PPA): a project timetable agreed between you and the council, often with a fee that helps fund its resources.
An extension is not a bad sign in itself. You can refuse one, but the council may then decide on what it has in front of it, which can mean a refusal. We would talk it through with you first.
What if the council is late?
If the statutory period, or any agreed extension, passes without a decision, you have the right to appeal to the Planning Inspectorate on the grounds of non-determination. It is rarely the first move. Appeals usually take many months, the council can still argue the case against you, and continuing the conversation is often quicker. See planning appeals for how it works.
Can you speed things up?
- Submit a complete application the first time, so it validates quickly
- Use pre-application advice to find problems before they become delays
- Book seasonal surveys early
- Answer officers’ questions quickly and clearly
- For larger schemes, consider a planning performance agreement
You cannot pay to jump the queue, and the application fee does not buy speed. National policy is pushing for faster decisions, including limiting delays caused by late consultee responses, but councils differ in their resources and workloads, so the position in your area matters.
Common questions
Does the 8 or 13 week clock include the work I do before applying?
No. It starts only when the council has a valid application. Preparing reports and drawings, and any pre-application discussions, come before it.
How long does pre-application advice take?
Councils set their own timescales and fees for pre-application advice, and they vary. Some respond within a few weeks and others take longer. We tell you what to expect from your council.
What decides whether my application goes to committee?
Each council has its own rules, but larger schemes, applications with many objections and those that depart from the Local Plan are the most likely to go to committee. A good case officer’s report, and early engagement, help.
Sources and further reading
- Determining a planning application (GOV.UK planning practice guidance)
- Definition of major development (Town and Country Planning (Development Management Procedure) (England) Order 2015, article 2)
- National Planning Policy Framework (GOV.UK)
This guide is general information, not legal or professional advice on your site. It reflects the National Planning Policy Framework published on 17 August 2026 and was last checked in October 2026. Planning policy and rules change, so we check the current position for every project.