Having a planning application refused is frustrating, especially when you have spent months preparing drawings, paying fees, and engaging with your local planning authority. But a refusal is not necessarily the end of the road. You have the right to appeal, and roughly 30 to 35% of householder appeals succeed. The key is understanding what the appeal process is actually testing.
Who Can Appeal
Only the applicant can appeal a planning refusal. If you are a neighbour who objected to an application and it was approved, you cannot use the Planning Inspectorate process to challenge that decision.
As the applicant, you can also appeal if:
- Your application was refused outright
- Your application was approved with conditions that you believe are unreasonable
- Your local authority failed to decide within the statutory timeframe (8 weeks for householder applications, 13 weeks for major applications)
- You received an enforcement notice and wish to challenge it
Time Limits
| Application Type | Appeal Deadline |
|---|---|
| Householder application (extension, loft, outbuilding) | 12 weeks from the decision date |
| Full planning application | 6 months from the decision date |
| Enforcement notice | 28 days from the date of the notice |
| Listed building consent refusal | 6 months from decision |
If you miss the appeal deadline, your right to appeal is lost.
The Three Appeal Routes
Written Representations — The most common route (around 80% of appeals). You submit a written statement, your local authority does the same, and the inspector reviews all documents alongside a site visit. Best for straightforward disputes. Typically 20 to 22 weeks to decision and free to submit.
Hearing — An informal discussion chaired by the inspector. Used when written representations would not adequately capture a complex issue.
Public Inquiry — A formal, quasi-judicial process. Used for major or contentious applications. Legal representation is common. Most householder appeals never reach this stage.
What the Planning Inspectorate Is Deciding
The inspector is not asking "is this a nice design?" They are asking whether the council's decision was lawful, reasonable, and consistent with planning policy. You need to show that:
- The refusal was contrary to the development plan (the adopted Local Plan)
- The refusal was inconsistent with the National Planning Policy Framework (NPPF)
- The reasons given for refusal are not supported by evidence
How to Write a Strong Appeal Statement
- Site and proposal description — brief and factual
- The decision — set out the reasons for refusal as stated by the council
- Planning policy context — identify the relevant Local Plan policies and NPPF paragraphs
- Assessment — for each reason for refusal, explain why it is incorrect with reference to policy and evidence
- Conclusion — summarise why the appeal should be allowed
Quote policy directly. Use the council's own Design Guides against them if the refusal contradicts their guidance.
Costs
| Route | Typical Cost |
|---|---|
| Written representations (DIY) | Free to submit |
| Written representations (with planning consultant) | £1,000 to £3,000 |
| Hearing (with planning consultant) | £2,000 to £6,000 |
| Public inquiry (with consultant or solicitor) | £5,000 to £20,000+ |
Should You Appeal or Resubmit?
Resubmission is free within 12 months of refusal for householder applications. If the planning officer indicated that a minor amendment would make the proposal acceptable, a revised submission is often faster.
Appeal if: the refusal was based on a misreading of policy you strongly disagree with.
Resubmit if: there is a clear, addressable reason for refusal that you can remedy.
For a deeper guide to the appeal process — covering all three PINS routes with realistic timescales (written reps ~26 weeks, hearings ~40 weeks, inquiry ~52 weeks), success rates by route, how to write a compelling appeal statement, and the costs risk framework — see the detailed guide on how to appeal a planning refusal in England. For the comprehensive step-by-step PINS procedure guide — including the Niarchos permitted development fallback argument and how to write strong grounds — see our planning appeal process: step-by-step UK guide.
If a planning refusal has delayed your renovation project, Renovate Me helps you map out what's next. Find your renovation roadmap at renovate-me.madethis.app.
Published June 2025