Planning appeal process

Your decision notice lists specific reasons for refusal. Understanding these is essential for deciding your response.

Types of refusal reason

• Policy conflict: Your proposal doesn't comply with local or national policy (harder to overcome)
• Design concerns: Scale, appearance, or character issues (often fixable with amendments)
• Impact on neighbours: Overlooking, overshadowing, noise (may be fixable)
• Technical issues: Highways, drainage, ecology not resolved (usually fixable with more information)

Option 1: Amend and resubmit

Best when: Design or technical issues can be fixed

• A resubmission pays the full application fee - the 'free go' (free resubmission within 12 months) was abolished in England from 6 December 2023
• Address each reason for refusal in covering letter
• Consider pre-application advice on revised scheme
• Timeline: 8-13 weeks for new determination

Option 2: Appeal

Best when: You believe the decision was wrong

• Submit to Planning Inspectorate within deadline
• Written representations (3-6 months) or hearing/inquiry (longer)
• No fee, but professional costs can be significant
• Success rate around 30-35% overall

Option 3: Walk away

Best when: Reasons are fundamental or scheme no longer viable

• Cut your losses early if winning is unlikely
• Focus resources on sites that are progressing
• Consider waiting for policy changes if long-term option

Written representations (most common)

1. Submit appeal via the Planning Inspectorate's online appeals service
2. Include statement addressing each reason for refusal
3. LPA submits their questionnaire and statement
4. You can submit final comments on LPA's case
5. Inspector reviews and may visit site
6. Decision issued in writing

Timeline: Typically 3-6 months