Most planning permissions come with conditions. Some just tell you how to build. Others need you to send the council more information, like a drainage design, a contamination report or a materials sample, and get it approved. Getting that approval is called discharging the condition.
The three types of condition
- Pre-commencement: must be discharged before any work starts on site. These are the ones that hold up projects.
- Pre-occupation: must be dealt with before anyone moves in or the building is used.
- Compliance: rules to follow, such as working hours or approved plans, with nothing to submit.
Read every condition and note its trigger (“prior to commencement”, “prior to occupation” and so on). Starting work while a pre-commencement condition is outstanding can put the whole permission at risk.
How to discharge a condition
- List them: make a schedule of each condition, its trigger and what it asks for.
- Commission the information: reports, drawings or samples from the right specialists.
- Apply: submit an “approval of details reserved by condition” application, usually through the Planning Portal, with the documents and the fee. You can group several conditions in one application.
- Wait for the decision: the council should decide within 8 weeks, unless you agree a longer period. Consultees such as the drainage authority may comment.
- Keep the decision notice with your project records. Lenders, warranty providers and buyers’ solicitors will ask for it.
We read your decision notice, arrange the reports each condition needs and submit the discharge applications for you.
Conditions we see most often
- Drainage and SuDS: surface water design and calculations (flood risk and drainage).
- Land contamination: a Phase 1 Desk Study, then further investigation if needed (contamination reports).
- Ecology and BNG: surveys, mitigation and a biodiversity gain plan (ecology, BNG).
- Energy and sustainability: statements showing how policy targets are met (Energy Statements).
- Archaeology: a written scheme of investigation (archaeology).
- Construction management plan, materials, landscaping, boundary treatments and noise.
Related service: Discharge of Planning Conditions.
Frequently asked questions
How long does it take to discharge planning conditions?
Councils should decide within 8 weeks of a valid application, unless you agree a longer time. Allow extra time for preparing the reports, especially surveys that depend on the season, such as some ecology work.
Can I start work before conditions are discharged?
Not if a condition says it must be approved before commencement. Starting without approval can make the development unauthorised. Compliance and pre-occupation conditions don’t stop you starting.
Can I discharge several conditions at once?
Yes. One application can cover several conditions, which is usually quicker and cheaper than applying one at a time.
Is there a fee to discharge conditions?
Yes, councils charge a fee for each request, with a lower fee for householder permissions. Check your council’s current fee before submitting.
Last reviewed: October 2026. General guidance for England only. Rules change and every site is different, so get project-specific advice before relying on it.
More guides in the Developer Knowledge Centre · Services: Discharge Planning Conditions, Planning Applications