(1) Subject to the provisions of this section, every planning permission granted or deemed to be granted shall be granted or, as the case may be, be deemed to be granted, subject to the condition that the development to which it relates must be begun not later than the expiration of—
(a) [the applicable period,] beginning with the date on which the permission is granted or, as the case may be, deemed to be granted; or
(b) such other period (whether longer or shorter) beginning with that date as the authority concerned with the terms of planning permission may direct.
(2) The period mentioned in subsection (1)(b) shall be a period which the authority consider appropriate having regard to the provisions of the development plan and to any other material considerations.
(3) If planning permission is granted without the condition required by subsection (1), it shall [(subject to subsections (3ZA) and (3ZB))] be deemed to have been granted subject to the
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