Planning permission in the UK normally lasts three years. Under the Town and Country Planning Act 1990, a full planning permission in England requires work to start within three years of the grant date, or the permission lapses.
"Starting" means a material start on site, not just paperwork. If your permission is about to expire, you can usually apply to extend or renew it before the deadline.
Key takeaways
- Full planning permission lasts 3 years from the grant date in England.
- You must make a material start on site within those 3 years.
- Outline permission: 3 years to submit reserved matters, then 2 years to start.
- You can apply to renew or extend before expiry, but approval is not automatic.
- Listed building consent has its own 3-year time limit.
The Standard 3-Year Rule
Most full planning permissions in England come with a condition requiring development to begin within three years. This comes from Section 91 of the Town and Country Planning Act 1990 and applies unless the council sets a different period.
The clock starts on the decision date shown on your permission notice, not when you receive it. Councils can impose shorter or longer periods in specific cases, so always read your decision notice carefully.
What Counts as "Starting" Work?
The law requires a material start, which means real construction work, not token gestures. Digging foundations, laying out a new access road, or other substantial operations count; clearing vegetation or stacking materials generally does not.
Some councils accept a commencement notice or site visit to record the start. If you are unsure whether your work qualifies, ask the council's planning enforcement team before the deadline passes.
Outline vs Full Planning Permission
Outline permission approves the principle of development while details are reserved for later. You normally have three years to submit the reserved matters (layout, appearance, landscaping), and then two years from their approval to start work.
Full permission approves everything at once, so the single 3-year start deadline applies. Do not confuse the two: missing the reserved-matters deadline kills an outline permission even if the overall scheme is fine.
Can You Extend or Renew Planning Permission?
Yes. You can apply to extend the time limit or submit a fresh application before expiry.
Councils decide renewals against current planning policies, which may have changed since the original grant, so renewal is not guaranteed. Apply well before the deadline: if permission lapses, you must start over with a new application and fee. Some minor schemes can use a simpler renewal application rather than a full re-submission.
Listed Buildings and Conservation Areas
Listed building consent also normally lasts three years, running alongside any planning permission. Works to a listed building without valid consent are a criminal offence, so diaries matter here more than ever. In conservation areas, demolition and significant alterations need permission with the same time limits. Always check both consents separately: one expiring does not extend the other.
FAQ
How long does planning permission last in the UK?
Three years from the grant date for a standard full permission in England. Work must start within that time.
What happens if planning permission expires?
It lapses and you must submit a new application. Apply to renew or extend before the deadline instead.
Does digging foundations count as starting?
Yes. Foundations, access roads, and other substantial operations count as a material start. Clearing the site alone usually does not.
How long does outline planning permission last?
Three years to submit reserved matters, then two years from approval to start work.
Can I extend planning permission?
You can apply to extend the time limit before expiry, but the council decides against current policies, so it is not automatic.
How long does listed building consent last?
Normally three years, separate from planning permission. Works without valid consent are a criminal offence.
