Planning permission expiry: your options
Most planning permissions expire if work has not started within three years of the permission being granted. If your permission is close to expiring and work has not started, you usually have two options:
- start work on the approved development before the permission expires
- submit a new planning application
The best option will depend on your circumstances.
Start work on the approved development before the permission expires
If you start development lawfully before the expiry date, your planning permission can remain valid.
To count as a lawful start, the work must:
- be a part of the approved development
- relate directly to the approved plans
- take place after any required pre-commencement conditions have been approved by the council
Examples of work that may count include:
- digging foundation trenches
- laying drainage pipes
- carrying out approved demolition works
Activities such as site clearance, removing vegetation or putting up temporary fencing do not usually count as starting development.
Pre-commencement conditions
Some planning permissions include conditions that must be approved before work starts. These are known as pre-commencement conditions.
If you start work before these conditions have been discharged, your development may not be considered a lawful start and your planning permission could be at risk.
Submit a new planning application
If you are unable to start work before the permission expires, you may need to submit a new planning application.
A new application will be assessed against the planning policies in place at the time it is determined. Since your original permission was granted, planning policies, consultation requirements and supporting information may have changed.
You may need to provide updated reports or assessments, and a previous approval does not guarantee that permission will be granted again.
If you need help choosing the right form, you can use the eDevelopment portal 'Which Form?' Wizard.