How to Appeal Planning Permission

Getting refused planning permission can be frustrating, especially if you’ve invested time and money into your application. But a refusal doesn’t have to be the end of the road. In many cases, you have the right to appeal the decision. Here's what you need to know about the appeal process, your options, and how to improve your chances of success.

How to Appeal Planning Permission

If your planning application is refused, you can submit an appeal to the Planning Inspectorate. This is an independent body that reviews decisions made by local planning authorities. You typically have 12 weeks from the date of the decision notice to lodge your appeal for householder applications, and 6 months for other types.

Appeals can be made online through the Planning Inspectorate website or by post. The process includes submitting relevant documents, your grounds for appeal, and any supporting evidence. After review, an inspector will issue a final decision.

Is It Best to Appeal in Writing or by Telephone?

Most appeals are submitted in writing. This is the standard and preferred method for both the applicant and the Planning Inspectorate. Written appeals allow you to clearly present your arguments, submit evidence, and outline the reasons you believe the original decision was wrong.

Telephone appeals are not commonly used and are not part of the official appeal process. However, the Inspectorate may conduct a telephone inquiry or hearing in certain cases, depending on the complexity of the appeal. These are usually reserved for more involved cases that require oral evidence or cross-examination.

Are There Any Forms to Complete?

Yes, there are official forms that must be filled out as part of the appeal process. These are available on the Planning Inspectorate website and vary depending on the type of appeal (householder, full planning, enforcement, etc.).

You'll need to provide details about your original application, the reasons for refusal, and your grounds for appeal. It's important to be thorough and accurate, as missing information can delay the process or weaken your case.

What Grounds Can I Appeal Planning Permission?

You can appeal on several grounds, including:

• The planning authority misinterpreted local or national policy

• The decision was unreasonable or unfair

• Conditions attached to the approval are too restrictive

• The authority failed to consider relevant material or made errors in judgement

It's not enough to just disagree with the decision. You need to show that the planning officer or committee made a mistake or overlooked key evidence.

Is My Appeal Likely to Be Approved?

Success rates vary depending on the case and the reasons for refusal. Nationally, around one in three planning appeals are successful. Your chances improve if you can clearly demonstrate that the council made a mistake or didn’t follow planning policy correctly.

Strong supporting documents, professional advice, and well-prepared arguments all help. You may also want to consider modifying your plans to address the reasons for refusal before resubmitting or appealing.

Who Can Appeal?                          

Only the applicant (or someone authorised to act on their behalf) can appeal a planning decision. Neighbours, local residents, or third parties cannot appeal a planning approval. If you’re objecting to a granted application, you would need to raise your concerns through the council’s planning process before the decision is made.

What Should I Consider When Appealing Planning Permission?

Before lodging an appeal, think about the following:

• Is your case strong enough, or would it be better to revise and resubmit your application?

• Are you within the time limits to appeal?

• Do you have all the necessary documentation and evidence?

• Have you spoken to a planning consultant or professional for advice?

Appealing can be time-consuming and doesn't guarantee success, so weigh the potential benefits against the costs and effort involved.

You Can Appeal Conditions, Not Just Refusals

Even if your application was approved, you can still appeal if you think the conditions attached are unreasonable. For example, strict time limits or expensive mitigation requirements can be challenged.

You Don’t Have to Pay a Fee

Planning appeals in England generally don’t have a fee, unless you're dealing with a commercial or enforcement appeal. That said, if you hire a consultant or legal help, there will be costs involved there.

You Might Face Costs – But Rarely

Normally, each side pays their own costs in an appeal. However, if the Planning Inspector believes one side has acted unreasonably (like submitting misleading info or causing unnecessary delays), they can award costs against that party.

The Council Will Be Asked to Justify Their Refusal

Once you appeal, the local planning authority has to submit a "statement of case" explaining why they refused your application. You’ll get to respond to this, and it becomes part of the evidence the inspector reviews.

You Can Track Progress Online

Once your appeal is submitted, you can follow its status on the Planning Inspectorate’s website. You’ll be notified of key updates, including when a decision is expected.

Timescales Can Vary

While householder appeals are usually decided within 8–12 weeks, others can take several months depending on complexity, especially if a hearing or inquiry is involved.

Summary

If you're serious about appealing, it’s worth speaking with a planning consultant. They can give you a realistic view of your chances and help frame your arguments in a way that aligns with local and national planning policies.