Once the local planning authority (LPA) has validated your planning application, it should assess the proposal as quickly as possible and always within the statutory time limit unless a longer assessment period has been agreed upon in writing with the applicant.
For projects like the new build and renovation projects we create at Marraum, it’s important to understand the timelines involved. But how long does a planning application actually take?
How long does a planning application take?
The statutory limit for new build and renovation planning applications is 8 weeks. However, any planning application that’s subject to an Environmental Impact Assessment will require a 16 week statutory period. If you’d like to learn more about statutory time limits for planning applications, they are set out in Article 34 of the Town and Country Planning Order 2015.
If a planning application does take longer for LPA to decide, without an extended period being agreed with the applicant, the UK government’s policy is for the decision to be made within 16 weeks for non-major applications (such as new builds and renovations). Additionally, any appeals should also be resolved within a 26 week period.
What factors may affect the timeframe?
Although statutory time limits are in place, several factors can influence the speed at which an application is processed. These include:
- Complexity of the application - If your application involves multiple dwellings, a change of use or developments within conservation areas, it may require additional scrutiny and consultation.
- Objections from the public or stakeholders - If objections are raised by neighbours, businesses or other stakeholders, the LPA may need to take additional time to review concerns and potentially negotiate amendments to the proposal.
- Environmental and heritage considerations - Applications within conservation areas or those affecting listed buildings require additional assessments, which may slow the decision-making process.
- Workload of the local planning authority - Some LPAs have a higher volume of applications to process, which can create backlogs and extend waiting times.
- Requirement for additional information - If further documentation is requested by the planning officer, such as detailed drawings, surveys, or impact assessments, delays may occur while these are provided and reviewed.
What happens if an application isn't handled on time?
If a valid application has not been assessed and determined by the end of the statutory period or another timescale agreed upon by the LPA and applicant, the latter has the right and the option to appeal to the Secretary of State for ‘non-determination.’
However, if they opt not to appeal and the application is undetermined after 26 weeks for major and 16 weeks for non-major applications, the planning permission fee will be refunded. Unless an extended period to decide has been agreed upon in writing.
Can you speed up the Process?
While you cannot entirely control the speed at which an LPA processes your application, there are steps you can take to reduce delays:
- Ensure your application is complete - Submitting a fully detailed and accurate application from the outset can prevent unnecessary back and forth with the LPA.
- Engage with the local planning authority early - Pre-application discussions with the LPA can help identify potential issues before submission, reducing the likelihood of objections and amendments later on.
- Consult with neighbours and stakeholders - Addressing concerns before submission can help mitigate objections, leading to a smoother approval process.
- Consider using a planning consultant - For more complex applications we would recommend the services of a planning consultant, who is well placed to ensure compliance with local policies, potentially speeding up approval.
What if your application is rejected?
If your planning application is refused, you have several options:
-
Resubmit with amendments: Addressing concerns raised by the LPA and resubmitting the application may result in approval.
-
Appeal the decision: If you believe the refusal was unjustified, you can appeal to the Planning Inspectorate.
-
Seek alternative solutions: Working with planning professionals to adjust the proposal or seek permitted development rights may be an alternative route.
Understanding planning application timelines is crucial for any new build or renovation project. While statutory time limits provide a general guideline, various factors can influence processing times. By preparing thoroughly, engaging with stakeholders early, and ensuring compliance with local planning policies, you can help ensure a smoother and more efficient approval process.
Are you planning a new build or renovation project? We can help! Get in touch to discuss your requirements with our team or learn more about Marraum’s planning application process here.
