Why is My Planning Application Taking So Long?

Short Version

• The statutory target for a decision on a householder or other minor planning application in England is eight weeks. For major developments, it is 13 weeks.

• The clock does not start when you submit your application. It starts the working day after the council confirms your application is "valid" (i.e., all correct documents and fees have been received).

• Delays beyond eight weeks are common. A council may request an "Extension of Time" (EoT) to resolve issues, which is often better than receiving a refusal.

• If a decision is not made within the statutory period (or agreed extension), you have the right to appeal to the Planning Inspectorate on the grounds of non-determination.

The Official Target: What the Law Says

For anyone undertaking a home extension, conversion, or self-build, the waiting period for a planning decision can be the most stressful part of the project. The government sets statutory time limits within which Local Planning Authorities (LPAs) are expected to make their decisions.

For applications in England, The Town and Country Planning (Development Management Procedure) Order 2015 sets these targets:

• 8 weeks for straightforward "minor" developments, which includes nearly all householder applications.

• 13 weeks for "major" developments (e.g., 10 or more new dwellings).

• 10 weeks for technical applications or those for development in an area of outstanding natural beauty (AONB).

It is the eight-week timeframe that is relevant for the vast majority of homeowners.

The Most Important Date: Your Validation Day

Here is the single most misunderstood part of the planning timeline: the eight-week clock does not start on the day you submit your application to the Planning Portal. The clock only begins ticking on the first working day after the LPA sends you confirmation that your application is valid.

An application is only made valid once a council officer has checked that you have provided all the correct documents (to national and local list standards), drawn to the right scale, and paid the correct fee. This validation process itself can take one to two weeks, sometimes longer. If your submission is incomplete, it will be made "invalid," and the clock won't start at all until you provide the missing information.

What Happens During the 8 Weeks?

Once your application is validated, it is passed to a case officer and the formal process begins. This period includes:

• Public Consultation (Weeks 1-4): Your application is published on the council's website. Your immediate neighbours are formally notified, and site notices may be posted. Statutory consultees (like the Parish Council or Highways Authority) are also invited to comment. This period typically lasts for 21 days.

• Officer Assessment (Weeks 4-7): The planning case officer visits the site, assesses your proposal against local and national planning policies, and considers all the comments received from the public and consultees.

• Recommendation and Decision (Weeks 7-8): The officer writes a report recommending either approval or refusal. For most minor applications, this decision is made by a senior officer under "delegated powers."

Common Reasons for Delays Beyond 8 Weeks

While the eight-week target is the goal, it is frequently missed in the real world due to under-resourced planning departments. Common reasons for delay include:

• High Caseloads: Your case officer may simply have too many applications to deal with.

• Complex Issues: Your proposal might raise unforeseen issues that require further negotiation or amended plans.

• The Planning Committee Cycle: If your application is contentious or is "called in" by a local councillor, it must be decided by the planning committee. These committees often only meet once a month, so if your application misses the deadline for one meeting's agenda, it must wait for the next, automatically pushing it past the eight-week mark.

The "Extension of Time" Request: What Should You Do?

If your case officer foresees a delay, they will likely contact you or your agent to request a formal Extension of Time (EoT). They will propose a new decision deadline. While you are not legally obliged to agree, it is almost always in your best interest to do so.

Refusing an EoT forces the officer to make a decision with the information they have. If there's an unresolved issue, they are more likely to refuse the application to avoid having their decision-making performance marked down. Agreeing to an extension allows for continued dialogue to resolve problems and significantly increases the chance of an approval.

Your Final Option: Appealing for Non-Determination

If the council fails to make a decision within the eight-week period (or the agreed extended period), you have a legal right to appeal to the Planning Inspectorate. This is known as an appeal against non-determination. However, this should be a last resort. The appeal process itself typically takes several months, and you lose the ability to negotiate with the local case officer. It is often a much slower and more uncertain path to getting a decision than agreeing to a reasonable extension with the council.