Planning Appeals

When can you appeal against the decision made by the Local Authority?

You can appeal a planning decision if any of the following apply:

you were refused planning permission for reasons that you think go against the Local Planning Authority's (LPA) development plan or planning policy (you can usually find these on their website)
you were granted planning permission with conditions you object to - you'll need to explain why you think they're unnecessary, unenforceable, vague, unreasonable or irrelevant
the LPA has not given you a decision on your application and 8 weeks have passed since the date they told you they'd received it (or a different deadline you agreed with them has passed)

For major projects, you can only appeal if 13 weeks have passed. Examples of a major project include a development with 10 or more dwellings, or a building with floor space of more than 1,000 square metres.

Who can appeal?

Only the person who made the planning application can make an appeal.

Appeals will usually be determined by an Inspector appointed by the Secretary of State.

How long do you have to appeal?

If your application was refused, or granted with conditions, you can appeal for up to 6 months from the date on your Decision Notice/letter.

If you have not received a decision, you can appeal for up to 6 months from the date your decision was due to arrive.

Make an appeal

If you wish to make an appeal you will need to do so on-line using this link:GOV.UK - Appeal a Planning Decision (opens new window).

You will need to submit copies of:

your planning application form
the decision letter from the local planning authority (LPA), if you have one
all plans, drawings and documents you sent to the LPA in your application
the site plan for your appeal site
the ownership certificate document, if you submitted one separately as part of your application

You will also need to create and submit an Appeal Statement/Statement of Case - this is a document that explains why you are appealing. Find out how to make a Statement of Case (opens new window)

Upon submission the Planning Inspectorate will check your appeal to make sure it's valid. They'll tell you what happens next and how long your appeal may take.

NB: If you're unable to appeal online, please contact The Planning Inspectorate who will send you a form.

Appeal cost

You don't have to pay to make a planning appeal, but there may be expenses (for example, if you use an agent).

The time and money it takes to make an appeal depends on how difficult the appeal is. There are three methods of appeal:

written representation
informal hearing
public enquiry

The Planning Inspectorate will decide which process will be used, but in all cases the Inspector will visit the site to judge the effect of the proposal.

View and comment on an appeal

Anyone can view and comment on a planning appeal. You will first need to find the case on theAppeals Casework Portal (opens new window). You will need to create an account to comment on an appeal - instructions are provided on the Appeals Casework Portal (link above).

A list of appeals can be found on ourPlanning Appeals Register (opens new window) which will also include the Appeal Reference Number allocated by the Planning Inspectorate.