The published assessment periods are 12 weeks for new HRBs and 8 weeks for existing HRBs, unless an extension is agreed. Queries and resubmissions can affect the programme; there is no fixed number of extra weeks for a query.
In May–July 2026, the recorded new-build approval median was 22 weeks. This is a historical observation, not a forecast for the next application.
| Cost component | What it is | Behaviour during a stall |
|---|---|---|
| Land & development finance | Interest and fees on land debt and development facilities. | Accrues according to the finance agreement and drawn balance. |
| Pre-construction costs | Design team, enabling works, surveys, PM/CDM team on retainer. | Standing time; consultant dayworks extend. |
| Contractor claims | Mobilisation and delay costs under pre-construction agreements. | Entitlement depends on the contract and cause of delay. |
| Abortive & resubmission design fees | Reworking the pack after queries or refusal. | Project-specific: model the likely rework with the appointed team. |
| Revenue deferral | Lost sales, STLB receipts, or rental income at the back end. | Compresses the exit; may breach funding covenants. |
| Optionality decay | Expired warranties, lapsed consents, supply-chain repricing. | Material prices and warranties reprice against you. |
Illustrative assumptions, not market benchmarks or a forecast. Replace the debt balance, rate, standing costs and delay scenarios with project-specific figures.
An illustrative model — simplified; substitute your own appraisal figures:
| Assumption | Value |
|---|---|
| GDV / scheme value | £60m |
| Build cost | £38m |
| Total development cost (incl. land & fees) | £52m |
| Debt funding | 65% of cost = £33.8m drawn over programme |
| All-in cost of debt | ~7.5% p.a. |
| Monthly financing charge at full drawdown | ≈ £210,000/month |
| Standing pre-construction team | ≈ £40,000/month |
| Resubmission design effort (if refused) | £60,000–£120,000 one-off |
| Scenario | Delay | Financing + standing cost | Abortive fees | Total |
|---|---|---|---|---|
| Illustrative three-month delay | ~3 months | ≈ £750k | — | ≈ £750k |
| Illustrative six-month delay + rework | ~6 months | ≈ £1.5m | ≈ £90k | ≈ £1.6m |
| Illustrative nine-month delay + redesign | ~9 months | ≈ £2.25m | ≈ £150k | ≈ £2.4m |
Development teams often plan for one query round and budget for it. A prudent appraisal allows for more than one scenario:
The economically rational position is to shift spend before submission, where fixes cost professional time, rather than after, where they cost financing charges.
On a levered scheme of ~£50–60m total development cost, an assumed financing-cost range is £150,000–£250,000 per month, before standing pre-construction costs, contractor claims and abortive fees. The figure scales with debt quantum and cost of capital.
The assessment period is 12 weeks for new HRBs and 8 weeks for existing HRBs, unless an extension is agreed. Queries can create programme risk; do not assume an automatic statutory clock pause or a fixed delay for each query.
Withdrawal costs depend on the case. The published figures do not identify applicants’ reasons or quantify their savings.
Pre-submission qualification — auditing the application envelope against the known failure modes before it reaches the regulator. It may reduce avoidable correspondence; it does not guarantee a decision date or a financial saving.
Yes — often more painfully, because remediation programmes are frequently grant- or lender-timed. Median approval time for external remediation was 34 weeks in May–July 2026.
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Discuss a readiness review →This article is general guidance and not legal or building-control advice. Regulatory references reflect the position at 13 September 2026.