If your planning application has been refused, or approved with conditions you find unacceptable, you can appeal to the Planning Inspectorate. Here’s how the process works and what to expect.
A planning appeal is made to the Planning Inspectorate (PINS), an independent body that reviews decisions made by local planning authorities. For householder applications (extensions, outbuildings, etc.), you have 12 weeks from the date of the decision notice to appeal. For larger applications, the timescale is 6 months. About 32–35% of planning appeals are allowed, which means the refused permission is granted on appeal. Appeals are free of charge. The main appeal procedures are written representations (most common), hearing, or public inquiry (for complex or major applications).
Only the applicant can appeal against a planning refusal — third parties (such as objecting neighbours) cannot appeal a planning permission that has been granted. Neighbours can only challenge a planning decision by way of judicial review (which is expensive and limited in scope). The right to appeal sits entirely with the applicant.
| Procedure | Used for | Typical timescale |
|---|---|---|
| Written representations | Most householder and smaller commercial applications. Parties submit written statements; Inspector visits the site | 6–9 months |
| Hearing | More complex applications where an informal discussion is needed. Inspector chairs a meeting with parties | 9–12 months |
| Public inquiry | Major or controversial applications. Formal court-like proceedings with barristers | 12–18+ months |
Approximately 32–35% of all planning appeals are allowed. Success rates are higher for householder applications (extensions, outbuildings) where the reason for refusal is often based on subjective design grounds rather than clear policy. Success rates are lower for major residential developments and applications in sensitive areas.
Planning appeals are free — there is no fee for submitting an appeal. However, if you use a planning consultant or solicitor to prepare and present your appeal, their professional fees can be significant. For householder appeals, many applicants represent themselves with reasonable success. For larger or more complex appeals, professional representation is strongly recommended.
Costs can be awarded against a party that has behaved unreasonably. If the council has behaved unreasonably (for example, by refusing without adequate grounds), you can apply for a costs award.
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