Average UK Planning Decision Time: How Long Do Councils Take? 2024-2025
Planning authorities take an average of 415 days at the worst-performing local planning authorities—over 4.5x the legal 91-day limit for major applications. Only 20-23% of major applications are decided within the statutory 13-week period.
Approximately 50% of all planning authorities have increased decision times year-on-year, indicating a systemic deterioration rather than isolated problems.
Key Findings
| Metric | Value |
|---|---|
| Worst-Performing Authority Decision Time | 415 days (Richmondshire) |
| Major Applications Meeting 13-Week Target | 91% (with extension agreements) |
| Major Applications Within Strict 13-Week Deadline | 20-23% |
| Authorities with Increased Decision Times YoY | ~50% |
| Statutory Limit (Standard Applications) | 8 weeks |
| Statutory Limit (Major Applications) | 13 weeks |
UK Planning Decision Times by Council
Statutory Limit: 91 days (13 weeks) for major applications
Worst Performer: 415 days (Richmondshire) | 4.5x the legal requirement
Data covers planning applications determined in 2024-2025 across UK local planning authorities.
Why This Matters
The UK planning system faces significant delays in decision-making, with average determination times extending far beyond statutory targets. While the legal limit for standard applications is 8 weeks and 13 weeks for major developments, current data reveals that planning authorities are taking considerably longer to reach decisions.
The gap between statutory targets and reality has widened substantially. The "on-time rate" statistic of 91% is misleading—it includes applications where councils have negotiated extension agreements with applicants, effectively resetting the deadline without exceeding it technically. When measured against the strict 13-week deadline, only 20-23% of major applications are decided on time.
These delays directly impact landlords, developers, and investors involved in UK property transactions and development projects. Extended planning timelines create significant financial exposure—development financing costs accumulate, market timing risks increase, and contractor costs inflate during extended waiting periods.
Statutory Timeframes vs Reality
| Application Type | Statutory Limit | Description |
|---|---|---|
| Standard Applications | 8 weeks | Minor residential, commercial, and industrial projects |
| Major Development Applications | 13 weeks | Over 10 residential units or 1,000+ sqm commercial/industrial |
| Technical Details Consent | 10 weeks | Applications for technical details consent |
| EIA Applications | 16 weeks | Applications subject to Environmental Impact Assessment |
Worst-Performing Local Planning Authorities (2024)
Significant regional variations exist in planning decision speeds. The slowest-performing authorities take more than 400 days to reach a decision:
| Council | Region | Decision Time (Days) | Ratio to Limit | Issue |
|---|---|---|---|---|
| Richmondshire | North Yorkshire | 415 | 4.5x | Rural North; limited resource |
| Brecon Beacons National Park | Wales | 400 | 4.4x | National Park constraints |
| South Somerset | South West | 398 | 4.4x | Rural backlog; staffing |
| Stockton-on-Tees | North East | 376 | 4.1x | Resource constraints |
| Middlesbrough | North East | 340 | 3.7x | Staffing shortages |
| Monmouthshire | Wales | 340 | 3.7x | Rural; complexity |
| Liverpool | North West | 334 | 3.7x | High volume; backlog |
| Broadland | Norfolk | 323 | 3.5x | Staff shortages |
| Bracknell Forest | South East | 319 | 3.5x | Development pressure |
| South Norfolk | East of England | 319 | 3.5x | Rural; complexity + staffing |
Fastest-Deteriorating Authorities
The rate of increase in decision times is equally concerning. Some authorities have seen dramatic year-on-year increases:
| Council | Increase (Days) | Note |
|---|---|---|
| Carlisle LPA | +163 | Largest year-on-year increase |
| Broadland LPA | +130 | Staff turnover issues |
| Brecon Beacons | +124 | National Park complexity |
| South Norfolk | +116 | Rural backlog accumulating |
| West Dunbartonshire | +115 | Resource constraints |
| South Somerset | +112 | Pre-merger legacy issues |
Factors Contributing to Planning Delays
Staffing and Resource Constraints
- Post-pandemic backlog: Pandemic-related delays created accumulating queues
- Recruitment difficulties: Competition with private sector for planning professionals
- Funding constraints: Councils operating with reduced budgets
- Digitisation efforts: System migration creating temporary inefficiencies
Application Complexity and Validation
| Submission to Registration | 24 hours | 17 days average | Initial validation delays |
| Formal Determination | 8-13 weeks | Variable | Depends on application type |
| Committee Resolution to Decision Notice | Not specified | 98 days average | Post-committee administrative delay |
| Total Elapsed Time | 91 days (major) | 300+ days | Complex applications |
External Economic Factors
- Brexit impacts on immigration affecting staffing availability
- Economic uncertainty affecting both application volumes and planning skills
- Housing demand volatility affecting prioritisation
- Infrastructure constraints requiring additional consultation periods
Implications for Stakeholders
For Landowners
- Location selection matters: Some authorities significantly outperform others—factor this into land acquisition
- Option agreements: Secure agreements with long negotiation windows to accommodate delays
- Financial planning: Build 12-18 month contingency into planning-dependent acquisitions
For Developers
- Pre-submission consultation: Increasingly important to identify issues before formal submission
- Extension agreements: Anticipate these and build into financial projections
- Council profiling: Spend £2–5K on planning advice before land purchase—decision times drive project viability
For Self-Builders
- Timeline expectations: Plan for 6-12+ months rather than the statutory 8 weeks
- Rural considerations: Rural councils often face longer delays due to limited resources
- Pre-application advice: Worth the investment to avoid delays from invalid applications
For Investors
- Development financing costs: Factor in 12-18 months of holding costs
- Market timing risks: Property values or development feasibility may change during extended timelines
- Transaction structuring: Build contingency clauses for planning decision timelines
Appeal Timescales
When planning applications are refused, the appeal process adds further delay:
| Appeal Type | Median Timeline | Note |
|---|---|---|
| Written Representations | 20-34 weeks | 33.9% decided within 20 weeks |
| Hearings (Rosewell Process) | 28 weeks | Mid-complexity appeals |
| Public Inquiries | 28+ weeks | Major schemes; highest cost |
Total project timeline: Can exceed 18+ months for major applications with appeals.
Government Reform Initiatives
The government has committed to sweeping reforms to reduce planning delays:
- Fast-track planning process for certain application types
- Digital system improvements to streamline validation and determination
- Resource allocation to support local authorities with staff training and tools
- Performance targets with accountability measures for underperforming authorities
Data Sources & Methodology
| Data Point | Source |
|---|---|
| Planning decision time analysis | Searchland (2024) |
| Planning applications statistics | UK Department of Levelling Up, Housing and Communities (June 2025) |
| Appeal decision timescales | Planning Inspectorate Statistical Release (November 2025) |
| Planning application delays analysis | Urbanist Architecture (January 2026) |
| Development site timescales | Home Builders Federation (2017) |
Report Date: January 2026 | Data Current To: Q4 2025 | Next Update: April 2026