In England, standard full planning permission normally lasts for three years from the date it is granted. You must lawfully begin the approved development within that period. You do not usually have to finish the entire project within three years.
The decision notice may set a different deadline, so check its conditions before relying on the standard three-year period. For example, permission granted on 15 October 2026 would normally need to be implemented by the relevant deadline in October 2029.
Planning Permission Duration at a Glance
| Type of permission | Normal time limit |
|---|---|
| Full planning permission in England | Start development within 3 years |
| Outline planning permission | Submit reserved matters within 3 years |
| Outline permission implementation | Usually the later of 3 years from the outline grant or 2 years after final reserved matters approval |
| Permission in principle granted by application | 3 years to submit technical details consent |
| Permission in principle on a brownfield land register | 5 years to submit technical details consent |
| Temporary planning permission | The expiry date stated in the decision notice |
A local planning authority can set a shorter or longer period where appropriate, particularly for complex developments.
When Does the Three-Year Period Start?
The time limit normally starts on the date the local planning authority grants planning permission, as shown on the decision notice. It does not start when you submit the application or when the application is validated.
The decision notice controls the deadline. If it gives a different period, follow that period rather than assuming the standard three-year rule applies.
What Counts as Starting the Development?
A lawful start usually requires a material operation that forms part of the approved development. Examples include:
- construction work forming part of a building
- demolition of an existing building
- digging a foundation trench
- laying underground pipes to the foundations
- constructing or laying out a road
- beginning a material change of use
Clearing the site, carrying out unrelated works or taking other preparatory steps may not be enough. You should also discharge any pre-commencement planning conditions before starting work.
Keep evidence of the start date, including dated photographs, contractor records, invoices and site reports. This evidence may matter if someone later disputes whether the permission was lawfully implemented.
How Long Does Outline Planning Permission Last?
Outline planning permission normally gives approval in principle, rather than permission to start construction immediately. Details such as layout, appearance, scale, access and landscaping are dealt with through reserved matters.
You normally need to:
- Submit the reserved matters application within three years of the outline permission.
- Obtain approval for the reserved matters.
- Start the development within the period stated in the outline decision notice, normally two years after approval of the final reserved matter.
The wording of the outline permission controls the deadline.
What Happens If Planning Permission Expires?
If the development has not lawfully started before the deadline, the permission normally lapses. You will generally need to make a new planning application.
The local planning authority will not usually accept an expired permission simply because you intended to begin work. If the deadline is close, review the decision notice and contact the authority promptly. Do not rely on minor site preparation to preserve the permission.
Does the Rule Differ Elsewhere in the UK?
Yes. The three-year rule applies to the standard planning regime in England. In Wales, the default period for full planning permission is generally five years, although the decision notice can specify a different period. Planning rules in Scotland and Northern Ireland should be checked with the relevant planning authority.
Before relying on a borderline commencement, check the decision notice, confirm that pre-commencement conditions have been discharged and obtain advice on whether the work will lawfully implement the permission.