How Long Does Planning Permission Last?

Securing planning permission is a milestone — but it does not last indefinitely. Knowing how long your consent is valid, what counts as making a lawful start, and what happens if it lapses can save you from having to reapply. Here is how permission durations work in England.

How long is planning permission valid?

For full planning permission, you normally have three years from the date it is granted to begin the development. For outline planning permission, you typically have three years to submit reserved matters for approval, and then a further two years from the final approval of reserved matters to begin work. Local authorities can set different time limits by condition, so always read the decision notice.

Full vs outline permission

• Full permission: approves the complete details of the scheme; you can build once any pre-commencement conditions are discharged.

• Outline permission: establishes the principle of development, with the details (“reserved matters”) approved later.

What counts as “beginning” the development?

A permission is kept alive by carrying out a genuine “material operation” before it expires — for example digging trenches for foundations, laying underground drains, or starting construction. The work must accord with the approved plans, and any pre-commencement conditions must be discharged first, or the start may not be lawful. A token gesture that does not comply can be challenged by the council.

Can you renew planning permission?

The simplified route that once allowed you to renew a permission before expiry was withdrawn in 2013. In most cases the option now is to make a lawful start before the deadline, or to submit a fresh application. A new application is assessed against current policy, so approval is not guaranteed even if a similar scheme was permitted before.

If your permission has lapsed

If consent expires you generally have to reapply. Where policy has not changed significantly, a previous approval can be a helpful precedent — but shifts in local or national policy may affect the outcome. Getting advice early gives the new application the best chance.

How Studio MASS can help

We guide clients through design, planning strategy and applications for extensions, conversions and new builds across London. Whether you are protecting an existing permission or applying afresh, book a free consultation: email info@studio-mass.com, call 0208 638 6727, or use the Talk to Us button above.

Last reviewed: July 2026. Planning law and policy change over time and vary between authorities — always confirm the current position with your local planning authority or the Planning Portal, and take professional advice on your specific project.

About the author

Robert McBride BSc(Hons) MFPWS is an architectural technologist and director of Studio MASS, a London practice specialising in residential extensions, conversions and new-build homes.