How long does a planning appeal take in England?

Written representations — the most common route

Most householder appeals are decided by written representations. You submit an appeal statement, the council submits their response, and the Planning Inspector makes a decision on the papers with an accompanied site visit. There is no formal hearing — the Inspector reads the submissions, visits the site, and issues a decision letter.

Current average for written representations: 20–26 weeks from the date of valid appeal. During peak periods — particularly summer and the post-Christmas rush in January — timelines can extend to 30 weeks or more. The Planning Inspectorate publishes current average performance data on their website.

Hearing procedure

Hearings involve a structured round-table discussion between you (or your planning consultant), the council, and the Inspector. They are used for more complex or contentious cases where the Inspector wants to explore the issues in person rather than purely on the papers.

Average from valid appeal to decision: 35–50 weeks. Hearings are longer than written representations partly because of the time needed to schedule the hearing date itself, which is typically several months after the appeal is validated. Householder extensions and conversions rarely require hearings — if the Inspector proposes one for a straightforward residential case, you can query whether written representations would be more appropriate.

Public inquiry

The most formal procedure, typically used for major developments, cases involving significant legal issues, or appeals where multiple parties have an interest. Public inquiries are conducted like a court proceeding, with witnesses giving evidence and cross-examination. Timelines can run to 12–24 months or more.

Public inquiries are not relevant for the vast majority of householder or small commercial cases. If you are appealing a refused extension or outbuilding, you will almost certainly proceed by written representations.

What affects the timeline?

Several factors can extend your appeal timeline beyond the national average. Incomplete submissions at the point of appeal — missing drawings, incorrect fee payment, or incomplete questionnaire responses from the council — cause the Inspectorate to pause the clock until deficiencies are resolved. This alone can add 4–8 weeks.

Time of year matters. The Inspectorate processes fewer cases over holiday periods and is often at its busiest in January–March. Cases validated in October or November sometimes sit for longer than average. Complexity also matters — if the Inspector requests additional representations or site-specific technical evidence, expect 4–6 extra weeks per round of correspondence.

Can I speed it up?

The single most effective thing you can do is submit a complete, well-organised appeal package first time. Responding promptly to any Inspectorate queries is equally important — delays in responding reset the clock. For straightforward cases, explicitly request written representations in your appeal submission; some councils default to requesting hearings, which adds months.

Using a planning consultant or appeal agent does not significantly reduce the Inspectorate's processing time, but it reduces the risk of procedural errors that cause delays. A consultant can also ensure your appeal statement covers the key grounds thoroughly, which reduces the chance of an Inspector requesting further information.

While you wait

You cannot implement the refused development while an appeal is outstanding. However, you can submit a revised planning application to the council at the same time as pursuing an appeal — this is common practice. If the revised application is approved, you can withdraw the appeal. If the council refuses again, you have a parallel appeal to fall back on. A Planning Decoder Site Intelligence Report sets out your options with evidence — specific refusal reason analysis, comparable decisions at nearby properties, and which route has the strongest precedent for your case.