Refused planning permission?
We’ll quickly review your decision notice and advise the strongest route: appeal, revise & resubmit, or switch to Permitted Development.
Planning Permission Appeal — UK Homeowner Guide. If your application was refused (or granted with conditions you can’t accept), you may be able to appeal to the Planning Inspectorate. This article explains the routes (written representations, hearing, inquiry), key deadlines, the documents you’ll need, typical timescales, likely costs, and when it’s smarter to revise and resubmit instead of appealing. It’s written for any home project — extensions, lofts, garden rooms, garage conversions, internal alterations and more.
What a planning permission appeal is (and isn’t)
An appeal is a formal request for an independent Inspector to review the council’s decision against planning policy and evidence. It is not a brand-new application — it’s a check on whether the decision was reasonable in planning terms.
- You can appeal refusals, non-determinations (no decision in time), and certain conditions.
- You can’t appeal because you disagree with neighbours, or because you’ve changed your mind about design — you must show policy-led reasons why the decision should be changed.
- One appeal per application: you can’t submit multiple appeals on the same decision.
Deadlines & timescales
Appeal time limits are strict. Miss them and you lose your right to appeal:
- Householder appeals: typically 12 weeks from the decision notice date.
- Full applications (non-householder): typically 6 months from decision or from the date the determination period ended (for non-determination).
- Conditions appeals (s73/s192 etc.): typically 6 months.
How long will it take? Written representation appeals are commonly decided in 3–6+ months, hearings/inquiries can take longer depending on Inspectorate caseload and site complexity.
Appeal or revise & resubmit — which is best?
Appealing can win back a good scheme — but it isn’t always the fastest way to build. Consider the planning reasons for refusal first:
- If refusal reasons are technical or fixable (e.g., overlooking, bulk/scale, missing drawings, parking/visibility), a revised application can be faster and cheaper.
- If refusal hinges on interpretation of policy, precedent, or inconsistent officer judgement, an appeal may be justified.
- Sometimes the smartest path is to pivot to Permitted Development (PD). See our guides on Garden Rooms, Loft Conversions and Garage Conversions under PD.
Documents you’ll need for a strong appeal
- Decision notice and officer report (refusal reasons/policy references).
- Approved submission pack (plans, elevations, sections, design & access statement).
- Targeted evidence addressing each refusal reason: revised drawings, overshadowing/overlooking analysis, streetscene visuals, highways note, structural or fire safety clarifications, etc.
- Planning statement of case cross-referencing national, local and neighbourhood policy, plus precedent decisions if relevant.
- Photographs and context analysis (character, rhythm of the street, privacy, daylight/sunlight).
Step-by-step: How to appeal a planning permission decision
Appeal checklist (print-friendly)
| Step | Action | Owner | Done? |
|---|---|---|---|
| 1 | Read the decision notice and officer report. Highlight every refusal reason + policy. | Homeowner / Agent | [ ] |
| 2 | Choose your route: appeal vs revise/resubmit vs PD alternative. | Homeowner / Agent | [ ] |
| 3 | Gather full submission pack (drawings, statements, photos). | Agent | [ ] |
| 4 | Prepare targeted evidence addressing each refusal reason. | Agent / Specialists | [ ] |
| 5 | Draft the Statement of Case with clear policy references. | Agent | [ ] |
| 6 | Submit the appeal online via Planning Portal / GOV.UK service. | Homeowner / Agent | [ ] |
| 7 | Engage with the Inspectorate timetable; respond to any LPA evidence. | Agent | [ ] |
| 8 | Site visit (if required) and decision issued. | Inspector | [ ] |
Appeal routes explained
- Written representations (most common for householders): evidence is exchanged in writing; may include a site visit.
- Hearing: round-table discussion chaired by the Inspector — used when issues need dialogue but are not overly complex.
- Inquiry: formal, often with expert witnesses; reserved for complex or strategic cases.
Not sure if your idea fits Permitted Development?
We’ll check your project against PD rules and let you know if you need a full planning application.
Costs & who pays
There’s no Planning Inspectorate fee for most householder appeals, but you’ll have professional costs for preparing robust evidence. Councils and the Inspectorate can award costs against a party that behaves unreasonably (rare for householders, but it exists).
Quick Costs Snapshot (typical homeowner ranges)
- Appeal preparation (agent/planning statement):
- Appeal preparation (agent/planning statement): £395 – £895 + VAT depending on complexity and drawings.
- Specialist reports (sunlight/daylight, highways, trees, etc.): £250 – £650 each if required.
- Re-draw or revision of plans: £150 – £350 per sheet (if new drawings are needed).
- Re-submission as revised application: Council fee usually £0 – £258 (half-fee or free if resubmitted within 12 months by same applicant/site).
Tip: For most homeowners, it’s wise to budget around £600 – £1,200 to prepare and submit an appeal professionally.
Common pitfalls & how to avoid them
- Late submission: the appeal window is absolute — even one day late means automatic rejection.
- Weak evidence: simply saying “I disagree” isn’t enough; every reason must be addressed with drawings or policy argument.
- Poorly referenced statements: always quote exact policies (Local Plan, NPPF paragraphs, SPD guidance).
- Rushed or missing plans: upload the full approved set + any revisions; inconsistent files delay validation.
- Ignoring the site-visit request: if you miss it, the Inspector decides without seeing your property — never ignore that email.
Frequently asked questions about planning permission appeals
Can I appeal if my application was refused?
Yes — any applicant (not neighbours) can appeal a refusal, non-determination, or conditions. Homeowners usually have 12 weeks for householder projects and 6 months for others.
How long does a planning appeal take?
Most written-representation appeals take around 3 – 6 months from validation, though complex cases or hearings can exceed 9 months depending on Inspector availability.
Is it free to appeal?
There’s no Planning Inspectorate fee for householder appeals, but professional preparation (plans + statement) usually costs £600 – £1,200.
Do I need a planning consultant or architect to appeal?
No legal requirement — but a qualified agent improves clarity, ensures evidence is planning-policy-led, and greatly increases your success rate.
What happens after I submit the appeal?
The Inspectorate notifies the council and sets a timetable. The LPA provides its evidence, you may reply, then an Inspector visits the site and issues a written decision.
Can I change the design during appeal?
Not usually. Appeals are judged on the refused scheme only. Major design changes require a fresh application.
What if I miss the appeal deadline?
There is no extension. You’ll need to submit a brand-new planning application instead.
Ready to move your project forward?
Plans Made Easy can prepare compliant plans, manage submissions, and guide you from idea to approval — including professional appeal support.
Next steps & useful guides
- Planning Permission Refusal — What It Means and What to Do Next
- Planning Permission Drawings — A Complete Guide for Homeowners
- Planning Permission Cost (UK) — Complete Guide for Homeowners
- Planning Permission Timelines — Key Stages & Council Rules
- House Extensions — Complete UK Guide (Planning, Costs & Quirks)
- Loft Conversions — Rules, PD Limits & Council Quirks Explained
- Permitted Development Garage Conversion — What You Can Do Without Planning
- Building Control — What It Is and How to Pass Inspections First Time
External Authority Resources
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