What Do Planning Application Status Codes Mean?

A guide to the status codes used in the UK planning system, from pending validation to approval, refusal and appeal.

When you submit or track a planning application, you will see various status codes that indicate where it is in the decision-making process. Understanding these codes helps you know what is happening, what to expect next, and whether you need to take any action.

If you are monitoring a nearby development, you can search for planning applications by postcode on Planning Signal to see real-time status updates for any application in England and Wales.

Pending / Awaiting Validation

When an application is first submitted, it enters a pending or awaiting validation state. During this stage, the council checks that all required documents have been provided, the correct fee has been paid, and the application form is complete.

Common reasons for delays at this stage include:

• Missing or incorrect drawings (wrong scale, missing dimensions)
• Incomplete application form (ownership certificates, agricultural land declarations)
• Wrong fee - the council will not start processing until the correct fee is received
• Missing supporting documents such as a flood risk assessment or ecology report

If documents are missing, the council will write to you (or your agent) requesting the missing information. The statutory clock does not start until the application is validated.

Validated / Registered

Once the council confirms that everything is in order, the application is validated and given an official reference number. This is the point at which the statutory determination period begins - typically 8 weeks for householder and minor applications, or 13 weeks for major developments.

After validation, the council will:

• Notify neighbouring properties by letter or site notice
• Publish the application on their website and the Planning Portal
• Consult statutory bodies (highways authority, Environment Agency, Historic England, etc.) as needed
• Open a public consultation period, usually lasting 21 days

Under Consideration / Pending Consideration

This status means the application is actively being assessed by a planning officer. They will review the proposal against the council's local plan policies, national planning guidance (the NPPF), and any comments received during consultation.

During this phase, the planning officer may:

• Visit the site to assess the proposal in context
• Request amendments to the design or additional information
• Negotiate changes with the applicant to address concerns
• Prepare a report with a recommendation to approve or refuse

You can check how your local council typically performs against these targets on Planning Signal - some councils decide over 90% of applications on time, while others regularly miss deadlines.

Approved / Permission Granted

If the application is successful, the status changes to approved or permission granted. The decision notice will list any conditions attached to the approval. These are legally binding and must be complied with before or during construction.

Common conditions include:

• Time limit - work must begin within 3 years of approval
• Approved plans - development must be carried out in accordance with the specified drawings
• Materials - samples of external materials must be submitted and approved before use
• Landscaping - a landscaping scheme must be submitted and implemented
• Construction hours - restricting noisy work to specific times
• Drainage - a surface water drainage scheme must be approved before development starts

Some conditions are pre-commencement, meaning they must be formally discharged (approved by the council) before any construction work begins. Starting work without discharging pre-commencement conditions can invalidate your entire planning permission.

Approved with Conditions

Almost all planning approvals come with conditions. This status is functionally the same as a straightforward approval - the key difference is that you must read and comply with every condition listed on the decision notice. If you are unsure what a condition requires, ask your architect or contact the planning officer.

Refused / Permission Refused

If the application is refused, the decision notice will list the reasons for refusal. These are important because they tell you exactly what the council objected to and guide your options for what to do next.

After a refusal, you can:

• Amend and resubmit - address the reasons for refusal and submit a new application. If resubmitted within 12 months for the same site, the application fee is usually waived
• Appeal - submit an appeal to the Planning Inspectorate if you believe the decision was wrong
• Seek pre-application advice - discuss the reasons for refusal with a planning officer before resubmitting

Withdrawn

An application can be withdrawn at any time before a decision is made. Applicants commonly withdraw when:

• A planning officer advises that the application is likely to be refused, and withdrawal allows a revised scheme to be submitted without a formal refusal on record
• The applicant's plans have changed
• Significant objections have been raised that the applicant wants to address before proceeding

Withdrawal is not the same as refusal - it does not count as a negative decision and does not affect your right to submit a fresh application.

Appeal Lodged / Under Appeal

If an applicant appeals a refusal (or non-determination), the status may change to appeal lodged. The appeal is handled by the Planning Inspectorate, not the council. During this period, an independent inspector will review the case and make a binding decision.

Appeals can take anywhere from 3 to 12 months depending on the method used (written representations, hearing, or public inquiry).

Non-Determination

If the council fails to make a decision within the statutory timeframe (8 or 13 weeks), the applicant has the right to appeal on grounds of non-determination. This effectively transfers the decision to the Planning Inspectorate.

How to Track Application Status

You can track the status of any planning application in England and Wales using Planning Signal. Simply enter a postcode to see all applications in the area, complete with current status, decision dates, and any conditions attached. You can also save applications to your watchlist to receive email alerts when their status changes.

Understanding these status codes puts you in control - whether you are waiting for your own application to be decided, monitoring a neighbour's development, or researching an area before buying property.