How long does planning permission last in Wales?

Planning permission in Wales has specific time limits that differ from England in important ways.

The 3-year rule in Wales

Under Welsh planning law, full planning permission expires 3 years after the date of the decision notice (the letter granting permission).¹ This is a statutory time limit set under the Town and Country Planning Act 1990 as it applies to Wales, administered by the Welsh Government.

The 3-year period is the same across all Welsh local planning authorities, from Cardiff to Gwynedd. It applies to residential, commercial, and industrial permissions equally. Once the 3 years have passed without work starting, the permission lapses and you would need to apply again.

Standard duration

3 years from decision date

Outline permission (reserved matters)

Submit within 3 years

Outline permission (start work)

Start within 2 years of final approval

Governed by

Town and Country Planning Act 1990 (Wales)

When does the 3-year period start?

The clock starts on the date printed on your decision notice, not the date you receive it or the date you applied. This is usually the date the planning committee approved your application or the date the planning officer issued the delegated decision.²

For example, if your decision notice is dated 15 March 2026, you must start work by 14 March 2029. Starting work on 15 March 2029 would be too late and the permission would have expired.

Some permissions include a condition specifying a different time limit (for example, "The development must be begun within 2 years of the date of this permission"). Conditional time limits override the statutory default. Always check your decision notice for condition 1 or condition 2, which typically sets the time limit.

What counts as starting work?

To preserve your planning permission, you must carry out a material operation on site before the expiry date. Material operations are defined in Section 56(4) of the Town and Country Planning Act 1990 and include:³

• Digging a trench for foundations
• Laying foundations
• Constructing a permanent structure (wall, floor, roof)
• Demolition work required by the permission
• Laying underground services (if part of the approved development)

Preparatory work such as clearing the site, erecting temporary fencing, or ordering materials does not count as starting work. The work must be physical building operations that form part of the approved development itself.

There is no requirement to complete the development within 3 years. You only need to start. Once started, the permission remains valid indefinitely (unless the permission includes a completion condition).

Outline permission time limits

Outline planning permission in Wales has two separate time limits:

1. 3 years to submit reserved matters. You must apply for approval of all reserved matters (layout, scale, appearance, access, landscaping) within 3 years of the outline permission date.
2. 2 years to start work after final approval. Once the council has approved the last of your reserved matters applications, you have 2 years to start work on site.

These time limits can be varied by condition, so check your outline permission decision notice. Missing the reserved matters deadline means the outline permission lapses entirely. Missing the start-work deadline after reserved matters approval means you would need to reapply (likely for full permission this time).

Can you extend planning permission?

Yes. You can apply to extend or renew planning permission before it expires. In Wales, this is typically done by submitting a new planning application for the same development.⁴ Many councils treat renewal applications as non-material amendments or offer reduced fees if the original permission is recent.

Key points about extensions:

• Apply before expiry. The safest approach is to submit your extension application at least 8-12 weeks before the original permission expires, giving the council time to decide before the deadline.
• Not automatic. The council can refuse an extension if planning policy has changed, if there have been objections, or if site circumstances are different now.
• Same proposal. The application must be for the same (or very similar) development. Significant changes require a fresh full application.
• Fee payable. Extension applications are usually charged at the full planning fee rate, though some Welsh councils offer discretionary reductions.

Once the permission has expired, you cannot extend it. You would need to submit a brand new application and pay the full fee.

Wales vs England differences

Planning permission time limits in Wales and England are currently the same (3 years for full permission, 3 years for outline reserved matters, 2 years to start after approval). However, the legislation and policy frameworks are separate because planning is a devolved matter.

The Welsh Government can change these time limits independently of England. In the past, Wales has diverged from England on other planning matters (permitted development rights, use classes, fees), so it is possible the time limits could differ in future.

Practical differences you may encounter in Wales:

• Welsh language considerations. Planning notices and advertisements in Welsh-speaking areas may need to be bilingual, which can affect timescales.
• Different planning policy. Wales uses Future Wales (the national spatial plan) and Planning Policy Wales, not the English National Planning Policy Framework. Policy changes in Wales are set by the Senedd, not Westminster.
• National Parks and AONBs. Wales has three National Parks (Snowdonia, Pembrokeshire Coast, Brecon Beacons) with their own planning authorities. Time limits are the same, but approval rates and conditions may be stricter.

For any planning application in Wales, check the Planning Portal Wales (gov.wales/planning-portal) rather than the England-focused Planning Portal, as the guidance and forms differ.