Receiving a planning refusal can feel frustrating, especially when you’ve already invested time, money and effort into preparing your application. The good news is that a refusal doesn’t always mean the end of your project. In many cases, you have the right to appeal the decision and ask for it to be reviewed independently.
Understanding how the appeal process works, when it makes sense to appeal, and how to approach it strategically can make a significant difference to your chances of success.
What is a Planning Appeal?
A planning appeal is a formal process that allows applicants to challenge a decision made by their local planning authority. Appeals are handled by the Planning Inspectorate, an independent body that reviews both your proposal and the reasons given for refusal.
The inspector does not simply reconsider your application from scratch. Instead, they assess whether the council’s decision was reasonable based on planning policies, evidence and design considerations.
When Can You Appeal?
You can typically appeal planning decisions if:
- Your application has been refused.
- Conditions attached to approval are unreasonable.
- The council has not made a decision within the required timeframe (usually eight or thirteen weeks depending on project type).
There are time limits for submitting an appeal, so it’s important to act promptly once you receive your decision notice.
Should You Appeal or Submit a New Application?
One of the most important early decisions is whether appealing is the right route.
In some cases, a revised application may be a better option, particularly if the refusal highlights clear issues that could be resolved through design changes. For example, reducing scale, adjusting layout or addressing overlooking concerns might improve approval chances without going through a lengthy appeal.
Appeals are often more appropriate when:
- You believe the council has misinterpreted planning policy.
- Similar developments nearby have been approved.
- Professional planning advice suggests the refusal was unreasonable.
Speaking with an architect or planning consultant before deciding can help clarify your best approach.
Types of Planning Appeals
There are several ways an appeal may be handled, depending on the complexity of the project.
Written representations are the most common. Both sides submit written evidence and the inspector makes a decision based on the documents provided.
Hearings involve a structured discussion led by an inspector, allowing both parties to present arguments and respond to questions.
Public inquiries are typically reserved for larger or more complex developments and involve formal legal-style proceedings.
What Happens During the Appeal Process?
Once submitted, the appeal process usually involves:
- Reviewing the council’s refusal reasons.
- Preparing a clear statement explaining why the proposal complies with planning policy.
- Providing drawings, supporting documents and any relevant evidence.
- Waiting for the inspector to assess submissions and issue a decision.
The process can take several months, so patience is required.
Tips for a Strong Planning Appeal
A successful appeal is rarely about simply disagreeing with the decision. Instead, it relies on presenting a clear, evidence-based argument.
Focus on addressing each refusal reason directly rather than repeating the original application.
Reference relevant local planning policies and demonstrate how your proposal aligns with them.
Provide supporting evidence where possible, such as design statements, technical reports or precedent approvals nearby.
Professional input from architects or planning specialists can often strengthen your case significantly.
Common Mistakes to Avoid
Many appeals fail because applicants rely on personal opinions rather than planning policy. Statements like “I like the design” or “it will improve my home” are unlikely to carry weight unless supported by planning arguments.
Ignoring neighbour impact concerns, failing to address refusal points or submitting incomplete documentation can also weaken an appeal.
How Long Does a Planning Appeal Take?
Timelines vary, but most householder appeals take between 3 and 6 months from submission to decision. More complex cases can take longer depending on workload and appeal type.
A planning refusal doesn’t necessarily mean your project cannot go ahead. With the right strategy, clear evidence and professional guidance, many appeals succeed or lead to revised approvals.
If you’re unsure whether appealing is the right next step, speaking with an experienced architectural team can help you understand your options and plan your approach with confidence.
