Planning Permission: Turning Plans Into Reality

Securing planning permission is a major achievement - it’s the first step in making your vision a reality. But planning permission comes with an expiry date, and time can slip away faster than you might expect. Whether you’re planning a small extension or a transformative new build, it’s crucial to act before your permission expires.Here’s what you need to know to move forward with confidence and avoid potential setbacks.

How Long Does Planning Permission Last?

Planning permission isn’t open-ended. For most projects, you have three years from the date of approval to begin construction. This rule, introduced in 1968, was designed to prevent a backlog of unused permissions. After three years, your approval lapses, and the permission becomes invalid.

At this point, starting your project means reapplying for planning permission. While an expired approval may influence the decision-making process, it doesn’t guarantee success. Policies change, as do local priorities, and what was once approved may no longer align with current guidelines.

For outline planning permission, the timelines are slightly different. You have three years to submit detailed plans (known as reserved matters). Once approved, you have a further two years to begin construction. Altogether, this provides up to five years, but the clock is always ticking.

Three Trees Garden Studio in Hampstead, North London

Starting Your Project: What Counts as “Implementation”?

You don’t need to complete your entire project within the timeframe - but you do need to start. The law recognises specific actions, known as “material operations,” as sufficient to implement planning permission. These include:

• Constructing or demolishing part of a building.
• Digging foundations or trenches.
• Laying pipes or other infrastructure.
• Beginning road construction.

Even small steps can secure your planning approval for the long term. However, these actions must comply with any pre-commencement conditions outlined in your planning notice. Failing to meet these conditions before starting could invalidate your efforts.

For example, you may need to submit a construction management plan or discharge other conditions before breaking ground. It’s always wise to confirm your planned actions with your local authority to ensure they count as lawful implementation.

Douglas House kitchen in Kensal Rise, North West London

What Happens If Planning Permission Expires?

If you don’t start your project within the permitted timeframe, the planning permission expires. You’ll need to reapply, facing the usual costs and timescales of a new application. While the expired permission might be considered, it isn’t guaranteed that a new application - however similar - will be approved. Shifting local policies or design standards may work against your plans.

Can You Extend Planning Permission?

Unfortunately, no. Extensions are no longer an option for permissions granted after October 2010. During the Covid-19 pandemic, temporary extensions were allowed, but those measures are no longer in place. Once a permission expires, the only route forward is to reapply.

The Good News: Once Started, Permission Lasts Indefinitely

Here’s the silver lining: once you’ve started, your planning permission doesn’t expire. For example, if you secure approval for both a ground-floor and a roof extension, completing just one of these within the three-year window ensures the entire permission remains valid indefinitely. This flexibility allows many of our clients to phase their projects, minimising disruption and spreading costs over time.

However, local authorities have powers to serve a completion notice if a project is significantly delayed after being started. If this happens, you’ll be required to complete the development within 12 months.

Ice Cream House in Hampstead, North London

A Practical Example

Imagine securing planning permission for a full-width ground-floor extension. By simply digging and preparing the foundation trenches before the expiry date, you’ve implemented the permission - even if the larger works are delayed. This strategic approach can protect your long-term plans without rushing into full construction.

Building Momentum

At RISE Design Studio, we believe planning permission isn’t just an administrative hurdle; it’s the foundation of your future. Our role is to help you navigate the process, ensuring you act decisively and confidently to protect your plans. Whether it’s meeting conditions, implementing permissions, or managing phased construction, we’re here to guide you every step of the way.

Ready to move your plans from paper to reality? Let’s make it happen. Get in touch with the team at RISE Design Studio today!