Make a planning appeal

If your planning application is refused, or the local planning authority fails to determine it in time, you have the right to appeal to the Planning Inspectorate. An independent inspector will review your case and can grant permission where the LPA refused it.

When you can appeal

You can appeal against:

• the LPA refused your planning application
• permission was granted with conditions you consider unreasonable
• the LPA did not decide within the statutory period and you have not agreed an extension (non-determination)

You cannot appeal against a withdrawn application. You must resubmit and wait for a decision.

Types of appeal

There are three main appeal procedures, with different levels of formality:

Before you appeal

Consider your chances

Not all refusals should be appealed. Consider:

• Are the reasons for refusal based on policy or on subjective judgement?
• Could a revised application succeed instead?
• Can you afford the months an appeal takes and the professional fees and time it costs?
• A dismissed appeal can make resubmission harder.

Get professional advice

Consider engaging a planning consultant to assess your case. They can advise on:

• Strength of your appeal grounds
• Whether amendments might succeed without appeal
• How to present your case effectively
• Likely costs and timescales

Discuss with the LPA

Sometimes a conversation with the planning officer reveals that amendments would address their concerns. A negotiated approval is usually faster and cheaper than a successful appeal.

How to submit your appeal

Online submission (recommended)

Appeals should be submitted through the Planning Inspectorate's online appeals service (some appeal types still use the older Appeals Casework Portal - the Inspectorate's website directs you to the right service). You'll need:

• Your planning application reference number
• Copy of the decision notice (or evidence of non-determination)
• Copy of your original application and all supporting documents
• Your statement of case explaining why the decision was wrong
• Any additional supporting evidence

Grounds of appeal

Your appeal must address the specific reasons for refusal. For each reason, explain why you believe the LPA's decision was incorrect, referring to:

• Planning policy (local plan, NPPF)
• Material planning considerations
• Precedent from similar decisions
• Technical evidence refuting the LPA's concerns

The appeal process

Written representations

1. You submit your appeal (within deadline)
2. LPA submits their questionnaire and statement
3. You can submit a final statement responding to the LPA
4. Inspector reviews documents and may visit the site
5. Decision issued in writing

This typically takes 3 to 6 months.

Hearing

1. Written statements exchanged as above
2. Hearing date set (usually at LPA offices or village hall)
3. Inspector leads discussion around key issues
4. Site visit (before or after hearing)
5. Decision issued in writing

This typically takes 4 to 8 months.

Inquiry

1. Written statements and evidence exchanged
2. Pre-inquiry meeting may be held for complex cases
3. Inquiry held (can last days or weeks for major cases)
4. Evidence presented, witnesses cross-examined
5. Site visit
6. Decision issued in writing

This typically takes 6 to 12 months or more.

Make your appeal