When a planning application is refused or denied, it can leave you feeling frustrated. A planning appeal is your one opportunity to completely overturn the council's decision and gain planning permission, irrespective of what the council thinks should happen.
If you're wondering how to appeal planning permission, it starts with expert advice, careful strategy, and presenting a strong case.
Our senior planners are planning permission appeal experts. Working as senior planning officers within councils, they have extensive and up-to-date knowledge of the planning system, giving your planning appeal the greatest chance of success.
The planning appeal process begins with a free review of your planning application and a detailed examination of the officer’s decision notice.
There may be weaknesses within the refusal or strengths in your application that need to be better highlighted. We shall examine your individual case and give an honest assessment of the potential for success at appeal and the costs.
Understanding why planning permission is rejected is key to building a strong case. Common reasons include design issues, overlooking policies, highway concerns, and failure to meet local development frameworks.
If your planning permission has been refused, our team can analyse the decision, identify weak points, and build a robust appeal.
Timing can make a significant difference when it comes to appealing a planning decision. In most cases, you must submit your planning appeal within six months of the planning permission being refused. For householder applications, the deadline is usually 12 weeks
Acting early gives your appeal the best chance of success, especially if new information or revised plans can be presented. We can advise on the best time to submit your appeal and whether any other planning options are worth considering first.
Supporting Planning Statement – Adding Weight To Your Appeal
The most important element of any planning appeal will be the Supporting Planning Statement. Our statements are never a template from past cases but deal with the key issues of your case, addressing their relevant policies (both national and local) and setting out the planning grounds in favour of your proposal, whilst also addressing any tricky points that a case may present. This level of detail is often the area that wins us the appeal and sets us apart from other planning consultants.
Our fee quoted for the appeal would be a genuine maximum. In other words, the final invoice may be for less, but there will be no hidden extras.
There are a few variations of planning appeal, and the type of appeal we recommend will relate to the kind of planning application that was made- The most common being a written representation appeal. A not-often-known fact is that a planning appeal can also be made against any part of the conditions imposed on the planning permission.
• Written representations
• Hearings
• Public inquiries
Written representations
This is the fastest and often cheapest way of submitting a planning appeal. The Planning Inspectorate (an independent Government body) reviews the submitted planning appeal and makes an independent decision outside of the council's influence.
This method is suited to smaller-scale development such as house extensions, changes of use or appealing a planning decision based on specific conditions. This appeal procedure has been used as the ‘fast track’ householder appeal service since January 2008.
Cost awards are available for all written representation appeals.
Hearings
Hearings take longer than written representations but allow all parties to present their case informally to an inspector, who leads a discussion on the planning application appeal issues.
Hearings are suited to more complicated cases that require detailed discussion about the merits of the proposal.
Again, cost awards are possible for planning appeals dealt with by a hearing.
Public Inquiries
The most formal method of appealing a planning decision is a Public Inquiry. These are used for larger, more complex cases and can take several months because the inspector hears evidence from witnesses, often cross-examined by legal representatives.
Public inquiries are suited to more controversial cases where there has been significant public opposition.
Cost awards can be available for any planning permission appeal.
Our comprehensive planning appeal service covers every stage of the process with precision and expertise. From your initial enquiry to the final decision, we manage the full planning appeal procedure on your behalf.
Our team of experienced consultants will guide you through the planning appeal process, offering transparent advice and professional representation at each step. We pay close attention to every detail and take every opportunity to strengthen your case.
• Ongoing updates on your planning appeal.
• All necessary liaisons with your Council and the Planning Inspectorate.
• All necessary research, including Council and Government policies and other decisions which may be relevant to your case.
• Preparation and submission of all documentation.
• Presentation of your case, either by a full supporting statement or orally at a hearing or public enquiry if required. Using professional planning arguments, our presentation would answer the type of questions the Planning Inspector may have; challenge the Council’s assumptions and set out in detail why their decision should be overturned.
• We will always suggest the best type of appeal based on your situation.
If you are issued with a Planning Enforcement Notice, you will be given the details of the breach, the reason for the notice, the steps required to deal with the issue, and the timeline in which you must comply.
Planning enforcement cases can range from relatively small domestic building matters to very large commercial building schemes with vast amounts of investment at stake.
It can be a very testing time, so it’s important to have the services of expert planning professionals on hand to help you deal with any difficulties. After all, if you fail to act on an Enforcement Notice or a Breach of Condition Notice, you could face a criminal conviction and a hefty fine.
A written representation householder planning permission appeal typically takes up to 22 weeks. However, planning appeal timelines will vary depending on the complexity of your case and the type of appeal.
Hearings and public inquiries tend to take longer due to the need for in-depth discussion and legal evidence. We can help manage every stage, from start to finish, and work to avoid unnecessary delays.
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S78 planning appeals
S78 planning appeals
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There are no charges by the Planning Inspectorate to submit a planning appeal. Our fees are decided on a case-by-case basis and will be included in our free proposal.
Planning appeal costs will depend on the type and complexity of the appeal, the volume of supporting material needed, and whether a hearing or public inquiry is required. We offer clear, competitive pricing with no hidden fees, so you have full visibility from the outset.
As every planning appeal case is different, we always provide an honest view of your chances of success. Our experience as former council officers allows us to anticipate likely reasons for planning appeal refusal and adjust your strategy accordingly.
Understanding what are the chances of winning a planning appeal comes down to solid planning grounds, policy interpretation and a professionally presented case. Our transparent advice means you know where you stand from the outset.
