How long from planning permission to building work starting?

[ExtraSticky]

We're using an architect to take us to pre-planning, then planning/permitted development agreement, then tender for builders for an extension and full house renovation (nothing in the renovation requires planning, only the extension). If you've done the same in recent years, how long did it take from having planning permission granted to building work actually starting? I know that good builders are in demand, so have long lead times. Is there any way to get builders lined for your project in advance of being granted planning permission?

We started building work 2 yrs 4 month after planning was granted

I can't help but we're in the same position, and have just got our planning permission through. We'll find out soon how long the lead time is likely to be, but our architect thinks it shouldn't be more than a few months at most. Although I just read the previous reply, I hope that wasn't because of availability of builders!!

Hopefully 7-8 months, all being well. Builder availability is increasing as people are putting off works due to the current financial climate so it may not take as long as you expect. Our delays were for other reasons. I’d be surprised though if a builder would be willing to hold a slot without pp.

I should add now we’re engaging with builders it looks like it will be a 2-3 month wait but I’ve also spoken to a couple of (in demand) builders who have availability now because of other works falling through.

I had already started building! To be fair the architect said it was permitted development but unfortunately she was wrong! It worked out in the end but was a stressful few weeks

We planned to have about four months between permission being granted and construction starting. However, there was a delay in the planning process and the builders had a cancellation and wanted to start early. Between these two things we ended up with three days between getting planning granted and starting work.

As soon as you've got a set of planning and building regs drawings that a builder can quote from start getting quotes! You are likely to be waiting months for a decent builder. Planning only takes 8 weeks.

3 days to 2 years, quite a range! Thanks for all your replies. I’m keen to start getting estimates as soon as we’ve got detailed enough drawings rather than wait for a full tender package from the architect.

If you get a positive response to your pre-planning enquiry it's probably likely to be easier to book in a builder. It should be quicker through the application system if all the issues are ironed out.
I'd advise that you speak to your neighbours before putting in the application so that if they have concerns you can try and address them early on instead of in the public arena of the application

We needed planning permission so we actually waited till we got it approved before we paid for BR drawings and Structural engineers' calculations. We then got quotes using the BR drawings. After PP we also started to get our funding (savings and remortgage) in place as the quotes started to come in.

I did prepare a detailed specification of what I wanted to ensure the quotes were as accurate as possible. So we knew exactly how many electrical plug sockets we wanted in each room and where, bathroom layout, radiator positions, etc... this was all done just after PP.

Basically, it depends. If you already know that you will get PP or that it is PD, then I would go straight for BR drawings so that you gather quotes ASAP.

Our neighbours have planning application in at the moment and I know they've already asked the builders we're currently using to quote for them too. Can you do that as the builders should also be able to give you an idea of lead times? We got a pencilled in date for ours (didn't need planning permission, just building control).

10 months from PP being granted (April 2021) to work starting (Feb 2022). In large part this was due to our architect being excruciatingly slow at producing all the technical drawings for the tender pack.

This is all very helpful information and advice. I'm worried that our architects are very slow, like @Yellownotblue 's so will start talking to builders once we've gone through pre-planning (assuming it's positive) to get quotes and idea of lead times so that I can push the architects towards some deadlines.

@ExtraSticky I’d definitely make independent enquiries. I received much better prices (as low as 1/2) when I met with builders and sent out the tender pack myself.