Guides → Householder planning appeal — step by step
Householder planning appeal — step by step guide
Around 30% of householder planning appeals succeed. That number rises significantly when the appellant understands the process, addresses the right issues, and submits a well-structured statement. Here is exactly how to do it.
What is a householder appeal?
A householder appeal is specifically for refused applications involving work to an existing house — extensions, loft conversions, outbuildings, fences, and similar works. It is handled by the Planning Inspectorate under a fast-track written representations procedure, which means no hearing, no lawyers required, and a decision typically within 8-12 weeks of the appeal being validated.
The appeal timeline
Lodge your appeal
Submit via the Planning Inspectorate's online portal (PAPA). You'll need the application reference, decision notice, and your appeal statement. You have 12 weeks from the date on the decision notice.
Deadline: 12 weeks from decisionValidation and questionnaire
The Inspectorate validates your appeal and sends a questionnaire to the council. The council must respond within 2 weeks, submitting their case and any supporting documents.
2-3 weeksInspector's site visit
An appointed Inspector visits the site — usually unaccompanied for householder appeals. They assess the proposal in the context of the surrounding area. You do not need to be present.
Usually weeks 6-10Inspector's decision
The Inspector issues a written decision — either allowing or dismissing the appeal. Both outcomes include detailed reasoning. If allowed, planning permission is granted.
8-12 weeks totalWhat makes a strong appeal statement
Your appeal statement is the most important document you will submit. The Inspector will read it alongside the council's response and the application documents. It should be structured, policy-based, and directly address each refusal reason in turn.
✓ Do
→Address every refusal reason, one by one
→Cite specific planning policies by name
→Reference NPPF paragraphs that support your case
→Include approved precedent applications nearby
→Use formal, third-person language
✗ Don't
→Argue about how much you need the extension
→Attack the council or the planning officer
→Introduce new design changes not in the application
→Use emotional language or irrelevant context
→Quote policies without explaining how they apply
The role of precedent
Your most powerful evidence is a list of similar schemes that have been approved at nearby properties. If the council has granted permission for extensions of similar scale, design, and impact within the same street or area, the Inspector will want to understand why yours was treated differently.
Search the council's planning portal for householder applications near your address approved within the last 3 years. Note the reference number, address, brief description, and decision date for each. Include them in your statement with a short explanation of how each one compares to your proposal.
Tip: Even two or three approved precedents within 500 metres of your site significantly strengthens an appeal. You don't need dozens.
The 12-week deadline — don't miss it
⚠ The 12-week appeal deadline for householder applications is absolute. Miss it and you permanently lose the right to appeal that decision. If you are unsure whether to appeal, lodge the appeal to preserve your position — you can withdraw it later without penalty.
Getting your appeal statement drafted
A planning consultant will typically charge £500-£1,500 to prepare a householder appeal statement. Planning Decoder can generate a formally structured Section 78 appeal statement for £19.99 — citing your exact refusal reasons, referencing the relevant planning policies, and structured in the format the Planning Inspectorate expects. It won't replace expert advice on complex cases, but for a straightforward householder appeal it is a credible starting point.
Get your appeal likelihood and draft your statement
Paste your decision notice and we'll decode your refusal reasons, give you an honest appeal likelihood score, and draft a formal appeal statement for £19.99.
✓ Decode my refusal free →Full report £14.99 · Appeal letter £19.99 · Free snapshot, no account needed