How long does planning permission last?

The standard three-year rule

Full planning permission in England, Wales, Scotland, and Northern Ireland lasts three years from the date of the decision notice.¹ This is a standard condition attached to almost every planning permission.

The three years is the deadline to start the development, not to finish it. Once you have started, you can take as long as you need to complete the work (within reason). There is no separate deadline for completion unless the permission specifically imposes one.

What counts as starting work?

Starting work means carrying out a material operation.² This includes:

• Digging trenches for foundations
• Laying a foundation slab or piling
• Erecting structural framework (walls, roof structure)
• Installing a drain or sewer connection

The following do not count as starting work:

• Site clearance or vegetation removal
• Demolition of existing buildings (unless demolition itself is the permitted development)
• Erecting temporary fencing or site hoardings
• Moving soil or levelling ground
• Delivering materials to site

If you are close to the three-year deadline, take photos and keep records of the material operation. This protects you if the council later claims the permission has lapsed.

Outline permission and reserved matters

Outline permission works differently. You have three years from the date of outline approval to submit reserved matters (the detailed design). Once reserved matters are approved, you have two years to start work.³

If you do not submit reserved matters within three years, the outline permission expires. You cannot extend it. You must submit a new outline application.

Can you extend the three-year period?

Yes, but only if you apply before the permission expires. You can submit a Section 73 application to vary or remove the time limit condition.⁴ The application costs the same as the original permission and is assessed against current planning policy.

If planning policy has changed since the original approval, the council may refuse the extension. This is common in areas where new local plans impose stricter rules on design, parking, or density.

If the permission has already expired, a Section 73 application will not work. You must submit a fresh planning application.

Permissions with custom time limits

Some permissions have shorter or longer time limits set by the council as a specific condition. Common examples:

• Temporary permission: "The use hereby permitted shall cease within 12 months of the date of this decision." Common for temporary buildings, events, or trial changes of use.
• Phased development: Large developments may have multiple start deadlines for different phases.
• Listed building consent: Often granted for five years rather than three, recognising the complexity of heritage work.

Always read your decision notice. The time limit will be clearly stated in the conditions.

What happens if permission expires?

If you do not start work within the time limit, the permission lapses. It is no longer valid. The decision notice becomes legally meaningless.

You cannot rely on an expired permission to avoid enforcement action. If you build under an expired permission, the work is unauthorised and you will need retrospective planning permission.

You can submit a new application for the same development. The council will assess it against current planning policy, which may have changed. There is no guarantee the same scheme will be approved again.