Appeals are free to submit, take 20–28 weeks, and succeed around 40% of the time. Here's exactly how the process works.
Before anything else — confirm you're within the appeal window. These deadlines are absolute.
Before writing a word of your appeal, you need to know precisely which planning policies you've been refused against and whether those grounds are defensible. A vague appeal statement is the most common reason appeals fail.
Most householder appeals use Written Representations — the simplest, fastest, and most common method. You submit a written statement; the Inspector reads both sides and decides. No need to appear in person.
Go to appeals.planninginspectorate.gov.uk and register an account. You'll need your planning reference number and decision notice. Wales uses appeals.gov.wales; Scotland uses the DPEA system at dpea.scotland.gov.uk.
This is the document that makes or breaks your case. It must address each refusal reason specifically, cite relevant planning policy, and reference precedent decisions where similar applications were approved nearby.
Once submitted, the council responds. The Inspector reviews both statements, may visit the site, and issues a written decision. For Written Representations, expect 20–28 weeks.
Both sides submit written statements. The Inspector reads them, visits the site if needed, and issues a decision. No hearing required. Suitable for most householder appeals.
An informal discussion before an Inspector at a venue. Both sides attend and answer questions. More suitable for larger or policy-complex applications.
A formal quasi-judicial procedure with witnesses and cross-examination. Reserved for major developments or highly contested cases.
What you applied for, in plain terms. One paragraph.
Quote each refusal reason from your decision notice exactly. Address each one individually in turn — never group them.
Reference the specific local plan policies cited. Show that your proposal does comply — or that the council's interpretation is wrong.
Similar applications nearby that were approved. If a materially similar scheme was approved 300 metres away, the council needs a compelling reason to refuse yours. Planning Decoder finds these automatically.
A clear statement of why the appeal should be allowed, with reference to the NPPF presumption in favour of sustainable development where applicable.
Before you write a word of your appeal, understand which refusal reasons are worth fighting and which precedents support your case.
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Written representations — the most common type — currently take around 20–28 weeks from submission to Inspector's decision. Hearings take 30–40 weeks. Inquiries can take 12–18 months or longer.
Yes, and you should. The Planning Inspectorate encourages parties to discuss whether a negotiated outcome is possible. If the council signals it would approve a revised scheme, you can withdraw the appeal and resubmit.
Not for most householder appeals. Many are successfully handled by applicants themselves, particularly when the scheme is straightforward and the refusal reason is narrow.
You cannot appeal the same decision again. Your options are to submit a revised application, or apply for a legal challenge in the High Court within 6 weeks on a point of law only.