How Long Does Planning Permission Take in London? A Realistic Timeline Guide
One of the most common questions RCB receives is: "How long will planning permission take?" The honest answer is: longer than the statutory target, and the variation between London boroughs is significant. This guide gives a realistic picture of what to expect.
The Statutory Target
The government's statutory target for determining a Householder Planning Application (the type most relevant to extensions, loft conversions, and alterations to existing homes) is 8 weeks. For Major Applications (larger developments), it is 13 weeks.
The London Reality
In practice, London boroughs consistently exceed these targets. Reasons include:
- High volume of applications relative to planning officer capacity
- Complex urban environment with more considerations than rural or suburban authorities
- High proportion of properties in Conservation Areas, requiring specialist assessment
- Greater likelihood of pre-application consultation being recommended
- Greater neighbour objection rates, which extend consultation periods
According to 2025 MHCLG performance data, the average determination time for householder applications across London boroughs is closer to 11–14 weeks, with some boroughs averaging 16–18 weeks. In periods of high application volume (post-planning fee increase or after major policy changes), some applications have taken 20+ weeks.
Realistic Stage-by-Stage Timeline
| Stage | Typical Duration |
|---|---|
| Preparation and submission of application | 2–6 weeks |
| Validation by council | 1–3 weeks |
| Public consultation period (statutory 21 days) | 3 weeks |
| Planning officer assessment | 4–8 weeks |
| Decision notice issued | 0–2 weeks after assessment |
| Total: application submission to decision | 10–20 weeks |
Pre-application consultation (where you discuss the proposal with a planning officer before formal submission) adds 4–8 weeks but significantly improves the likelihood of approval without design changes.
Factors That Speed Up the Process
- Simple application with clear PD precedent
- No Conservation Area or Listed Building involvement
- No tree preservation orders on or adjacent to the site
- No significant neighbour objections
- Clear, well-prepared drawings and supporting documents
- Pre-application consultation with agreement in principle
- Proactive communication with the planning officer
Factors That Slow Down the Process
- Conservation Area or Heritage considerations
- Listed Building Consent required
- Significant neighbour objections requiring extended consultation
- Planning officer requests for additional information (triggers a new statutory consultation period in many cases)
- Officer holidays, sickness, or caseload peaks
- Referral to the Planning Committee (required for some applications or when officers cannot determine under delegated authority)
The Planning Committee
Some applications are determined by the Planning Committee (a group of elected councillors) rather than by planning officers under delegated authority. This applies when:
- The proposal is significantly different from the development plan
- There are a large number of objections from neighbours or the public
- A councillor calls the application in for committee consideration
- The development is above a certain size threshold in some boroughs
Committee hearings add 4–8 weeks to the timeline and involve a public meeting at which you (or your architect/agent) can address councillors directly.
After Permission Is Granted
Conditions: Almost every planning permission is granted with conditions attached. These must be read carefully — some conditions (pre-commencement conditions) must be discharged by making an application to the council before work can start. Failing to discharge conditions before starting work invalidates the permission.
Condition discharge: Applying to discharge pre-commencement conditions takes another 4–8 weeks. This is often overlooked in project programmes.
Expiry: Standard planning permission is valid for 3 years from the date of decision. Development must substantially commence (foundations in the ground, typically) before the permission expires.
Appeals: If your application is refused, you can appeal to the Planning Inspectorate. Appeals for householder applications are typically determined in 6–8 months. Success rates on appeal vary significantly by proposal type and grounds.
The Total Pre-Construction Timeline
For a project requiring planning permission, a realistic pre-construction timeline from instruction to site start looks like:
| Phase | Duration |
|---|---|
| Architect instruction and survey | 2–4 weeks |
| Concept design and client approval | 3–6 weeks |
| Planning drawings preparation | 3–5 weeks |
| Pre-application consultation (optional) | 4–8 weeks |
| Planning application submission to decision | 10–20 weeks |
| Pre-commencement condition discharge | 4–8 weeks |
| Structural engineer and technical design | 4–6 weeks |
| Building Control application and approval | 4–8 weeks |
| Contractor procurement and programme | 4–6 weeks |
| Total | 38–71 weeks |
This is why experienced project managers begin structural and technical design work in parallel with the planning process, not sequentially after it.
RCB Design & Build
RCB coordinates the full pre-construction timeline — planning, technical design, Building Regulations, and contractor procurement — to minimise the total time from decision to site start. We manage planning applications, pre-commencement conditions, and Building Control in parallel where possible. Contact us to discuss your project timeline.