If you misread a planning application status, you can mistime your entire project programme. For construction professionals and property developers, understanding planning application status types is not a background concern. It is a live operational matter that affects procurement schedules, contractor mobilisation, and financial commitments. Statuses are not just labels. They are structured records that capture decision authority, conditions, and appeal eligibility, and the distinctions between them carry real consequences for your project timeline and regulatory exposure.
Table of Contents
- Key takeaways
- Understanding planning application status types: the framework
- 1. Lodged
- 2. Under assessment
- 3. On exhibition
- 4. Pending determination
- 5. Approved
- 6. Refused
- 7. Withdrawn
- 8. Undecided
- 9. Non-determination
- Status comparison at a glance
- Situational guidance for managing status changes
- My take on what status data actually tells you
- Stay ahead of every status change with Pulsepermit
- FAQ
Key takeaways
| Point | Details |
|---|---|
| Status types signal project stage | Each status reflects a specific point in the planning approval process, from submission to final decision. |
| Initial and final decisions differ | An approved initial decision can still be overturned on appeal, so both fields require separate tracking. |
| Non-determination is now a legal status | From 1 April 2026, failure to decide within statutory deadlines triggers a formal appeals pathway. |
| Filter selection affects status accuracy | Choosing the wrong date filter in a council portal can make an application appear at a different stage than it actually is. |
| Proactive monitoring reduces risk | The longest risk window sits in the assessment and pending determination phases, where information requests can stall progress. |
Understanding planning application status types: the framework
Before examining individual statuses, it helps to understand how they are categorised. Planning application status types fall into two broad groups: progression statuses and decision statuses. Progression statuses tell you where an application sits in the assessment pipeline. Decision statuses record the outcome, whether that is approval, refusal, withdrawal, or something less clear-cut.
In England, applications are typically coded as either 'Current' or 'Decided', with decided outcomes further broken down into approved, rejected, withdrawn, undecided, or other. That last category catches many developers off guard. 'Undecided' does not mean the council is still deliberating. It can mean the application has lapsed, or that a decision was made but not formally recorded in the system.
Different councils also use different labels for the same stage. Somerset Planning Online, for example, applies filters such as application type and date type that directly affect which status appears on screen. A developer searching by registered date will see a different status picture than one searching by decided date, even for the same application.
From 1 April 2026, a significant regulatory change introduced a formal legal category called non-determination. This applies when a local planning authority fails to issue a decision within the statutory deadline, typically eight weeks for standard applications. Non-determination now triggers a distinct appeals pathway with its own procedural rules and time limits.
- Progression statuses: Lodged, Under assessment, On exhibition, Pending determination
- Decision statuses: Approved, Refused, Withdrawn, Undecided, Non-determination (from April 2026)
- Appeal statuses: Appeal lodged, Appeal determined, Appeal dismissed, Appeal allowed
Pro Tip: Always check which date filter is active when reading a council portal. Selecting 'registered date' instead of 'decided date' can make a resolved application appear as though it is still live, leading to wasted outreach or misaligned project schedules.
1. Lodged
This is the entry point. The application has been submitted and formally received by the local planning authority. No assessment has begun. The council is checking that the submission is valid and complete before registering it for review. For developers, this stage is largely passive, but it is worth confirming the registration date, as statutory decision deadlines are calculated from this point.
2. Under assessment
This is where the bulk of the planning approval process takes place, and it carries the highest operational risk. The council is reviewing the application against local policy, consulting statutory bodies, and may request additional information from the applicant. Under assessment typically lasts 30 to 90 days, though complex or contested applications can extend well beyond that window.
The risk here is not just duration. Councils can issue requests for further information that pause the clock entirely, meaning your statutory deadline effectively resets. Developers who treat this phase as a waiting room tend to be caught out. Active document management and pre-emptive liaison with the case officer are the practical responses.
3. On exhibition
The application has been placed on public exhibition, meaning statutory consultation is underway. Third parties, including neighbours, community groups, and statutory consultees such as Highways England or the Environment Agency, can submit objections or representations. Victoria's local authority model shows how this stage is clearly distinguished from assessment in well-structured portals, though UK councils vary in how explicitly they label it.
This is not a passive stage for developers. A high volume of objections can trigger a committee referral rather than a delegated officer decision, which adds time and introduces a different decision-making dynamic.
4. Pending determination
The assessment is complete and the case officer has formed a recommendation, but the formal decision has not yet been issued. This stage can be brief, or it can extend if the application is referred to a planning committee. Developers should use this window to prepare for both outcomes: reviewing any conditions likely to be attached to an approval, or beginning to assess grounds for appeal if refusal is anticipated.
Pro Tip: Request a pre-decision meeting with the case officer during the pending determination phase. Officers are often willing to indicate likely conditions before the formal notice is issued, giving you time to prepare discharge of condition applications in advance.
5. Approved
The local planning authority has granted planning permission. However, approved does not mean unconditional. Planning status data captures conditions, decision authority, and appeal status, making it far more complex than a simple green light. Most approvals come with pre-commencement conditions that must be discharged before any works begin on site. Ignoring these conditions renders the permission invalid and can expose developers to enforcement action.
Check whether the decision was made by a delegated officer or by committee. Committee decisions carry a different weight in terms of precedent and are harder to challenge on procedural grounds.
6. Refused
The authority has declined to grant permission. This is a decision status, not a final one. Refusal triggers the right to appeal, and initial planning decisions can differ from final decisions once an appeal is determined. Developers should read the refusal notice carefully. The reasons given are the basis of any appeal, and a well-constructed appeal that directly addresses those reasons has a meaningful chance of success.
Refusal also carries a time limit for appeal. Missing that window closes the appeal route and forces a fresh application.
7. Withdrawn
The applicant has voluntarily removed the application before a decision was issued. This is sometimes a tactical move, used when it becomes clear that refusal is likely and the developer wants to avoid a formal refusal on record. A refusal can complicate future applications for the same site, whereas a withdrawal leaves the record cleaner. Withdrawn applications do not trigger appeal rights.
8. Undecided
This status is more ambiguous than it appears. In UK council systems, undecided can mean the application is still live, or it can indicate a lapsed or unresolved case. Developers face significant operational risks when they misread undecided as simply 'not yet decided', particularly when procurement or contractor engagement is being planned around an expected decision date.
Always cross-reference an undecided status with the application's registered date and the applicable statutory deadline before drawing any conclusions.
9. Non-determination
From 1 April 2026, non-determination is a recognised legal status in England. It applies when the local planning authority has not issued a decision within the statutory timeframe. Rather than waiting indefinitely, applicants can now appeal on grounds of non-determination, using a procedural route that is distinct from a standard refusal appeal.
This change is significant for developers with time-sensitive projects. Knowing the exact deadline for your application type means you can plan the appeal submission in advance rather than reacting to a missed decision.
Status comparison at a glance
| Status | Meaning | Typical duration | Developer action |
|---|---|---|---|
| Lodged | Received, validation pending | 1 to 5 days | Confirm registration date |
| Under assessment | Active review by the council | 30 to 90 days | Manage documents, liaise with officer |
| On exhibition | Public consultation open | 14 to 21 days | Monitor objections, prepare responses |
| Pending determination | Decision imminent | 1 to 4 weeks | Prepare for conditions or appeal |
| Approved | Permission granted | N/A | Discharge pre-commencement conditions |
| Refused | Permission declined | N/A | Review reasons, assess appeal grounds |
| Withdrawn | Applicant removed application | N/A | Consider revised submission |
| Non-determination | Authority missed statutory deadline | N/A | Lodge appeal within time limit |
Note that durations vary by jurisdiction and application complexity. UK councils operate under different local development schemes, and major applications carry longer statutory timeframes than householder or minor applications.
Situational guidance for managing status changes
Understanding what each status means is one thing. Knowing how to respond operationally is another. Here is how to approach the most consequential stages:
When the status is Under assessment:
- Assign a named contact within your team to monitor the portal daily and log any information requests from the council
- Pre-prepare supplementary documents such as transport assessments or ecological surveys in case they are requested
- Track the eight-week statutory deadline from the registered date and flag if it is approaching without a decision
When the status is Pending determination:
- Review the case officer's report if it has been published ahead of a committee meeting
- Prepare a conditions compliance schedule so you can begin discharge applications immediately after approval
- If refusal appears likely, take legal advice on appeal grounds before the decision is formally issued
When the status shows non-determination:
- Calculate the appeal window from the missed statutory deadline
- Instruct a planning consultant or solicitor to prepare the appeal statement
- Continue engaging with the council in parallel, as late decisions can still be issued before an appeal is determined
Pro Tip: Set up automated alerts through your council's portal or a planning data service so that any status change triggers an immediate notification. Reacting within 24 hours of a status change gives you a material advantage over competitors who check portals manually.
My take on what status data actually tells you
In my experience, the developers who get into trouble are not the ones who ignore planning entirely. They are the ones who check the status once, see 'Under assessment', and assume nothing needs their attention for the next six weeks.
What I have learned from tracking applications across multiple projects is that the status label is the least useful piece of information on the portal. The real intelligence is in the conditions attached to an approval, the identity of the decision-maker (officer or committee), and whether an appeal has been lodged against a decision you thought was settled. Planning decisions are structured records that capture all of this, but most developers only read the headline.
The 2026 introduction of non-determination as a formal legal status is, in my view, the most practically significant regulatory change for developers in years. It shifts the power dynamic. You no longer have to wait indefinitely for a council that is running behind. You have a defined trigger point and a procedural route. That only works, though, if you are tracking the registered date and the statutory deadline from day one.
My honest advice: treat your planning application tracker as a live project management tool, not a passive information source. The status is not the story. It is the starting point.
— Anthony
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FAQ
What is planning application status?
Planning application status is the current stage or outcome of a submitted planning application, as recorded by the local planning authority. Statuses range from progression stages such as 'Under assessment' to decision outcomes such as 'Approved', 'Refused', or 'Non-determination'.
How do I check a planning application status in the UK?
Most UK councils publish planning application status on their public planning portals, searchable by application reference number, address, or applicant name. Selecting the correct date filter is critical, as using the registered date versus the decided date can return different status results for the same application.
What does non-determination mean in planning?
Non-determination means the local planning authority has failed to issue a decision within the statutory deadline. From 1 April 2026, non-determination triggers a formal appeals pathway in England, allowing applicants to appeal rather than wait indefinitely.
What is the difference between initial and final planning decisions?
An initial decision is the outcome issued by the local planning authority, such as approved or refused. A final decision accounts for any subsequent appeal outcome, which may reverse the initial decision. Both require separate tracking to accurately reflect the true status of an application.
How long does the 'Under assessment' status typically last?
The under assessment phase typically lasts 30 to 90 days for standard applications, though information requests from the council can extend this period significantly. Developers should actively manage documentation during this phase to avoid unnecessary delays.