Time limits
Don't wait: appeal deadlines are short
Appeal deadlines are strict and the Planning Inspectorate will not accept late appeals. The sooner we review your refusal, the more options you have.
Householder applications
12 weeks from the decision date
Full planning applications
6 months from the decision date
Listed building consent
6 months from the decision date
Enforcement notices
Before the notice takes effect (usually 28 days)
Honest advice
Should you appeal?
Not every refusal should go to appeal. We'll tell you plainly whether your case is strong, or whether a revised application is the better route.
An appeal may be right if
- The refusal reasons are vague, inconsistent or not backed by adopted policy
- Similar schemes have been approved nearby or on appeal
- The council has misapplied the Green Belt, Grey Belt or housing supply position
- Officers recommended approval but committee refused
- The council failed to decide your application in time (non-determination)
A resubmission may be better if
- The objections could be resolved with modest design changes
- Key technical reports were missing or weak
- A fresh application would be quicker than the appeal timetable
How we work
From refusal to decision
A clear, managed process so you always know where your appeal stands.
Refusal Review
We read the decision notice, officer report and consultee responses, and assess the policy basis for each refusal reason.
Prospects & Strategy
We give you a straight answer on your chances, and recommend appeal, resubmission, or both in parallel.
Appeal Preparation
We prepare the grounds of appeal, statement of case and supporting evidence, coordinating any specialist reports.
Submission & Management
We submit to the Planning Inspectorate, respond to the council's statement and represent you through to the decision.
Appeal routes
Types of appeal
We handle every appeal route and advise which procedure gives your case the best chance.
Written Representations
The most common route. Both sides submit written statements and the Inspector visits the site. Suits most householder and smaller development appeals.
Hearings
A structured round-table discussion led by the Inspector. Used where issues need to be explored in more depth, such as design or housing need.
Public Inquiries
A formal process with evidence and cross-examination, typically for larger or complex schemes and contested enforcement cases.
Non-Determination Appeals
If the council fails to decide your application within the statutory period, you can appeal directly to the Planning Inspectorate.
Getting started
What we need from you
Send us these and we'll review your refusal and come back with clear advice on your options.
- The decision notice
- Your application reference number and council
- The submitted drawings and documents (if you have them)
- Any correspondence with the planning officer
- Details of any pre-application advice received
FAQs
Planning appeal questions
How long do I have to appeal a planning refusal?
For householder applications you have 12 weeks from the date of the decision. For most other planning applications, including new builds and listed building consent, you have 6 months. Enforcement notice appeals must be lodged before the notice takes effect, which is usually 28 days.
How long does a planning appeal take?
Timescales are set by the Planning Inspectorate and vary by appeal type. Householder appeals are usually the quickest, while hearings and inquiries take longer. We'll give you a realistic estimate based on current Inspectorate timescales when we review your case.
Is it better to appeal or resubmit?
It depends on the refusal reasons. If the council's reasoning is weak or misapplies policy, an appeal is often the right route. If the concerns can be resolved with design changes, a revised application can be faster. Sometimes running both in parallel is the best strategy.
Can new evidence be submitted at appeal?
Appeals are generally decided on the scheme the council refused, so the proposal itself cannot be substantially changed. However, supporting evidence and arguments can be strengthened to address the refusal reasons.
Is there a fee to submit a planning appeal?
There is currently no Planning Inspectorate fee for most planning appeals in England. Enforcement appeals that include a deemed planning application do carry a fee. Our professional fees are agreed upfront after the refusal review.
Can you help if I used another consultant for my application?
Yes. Many of our appeal clients come to us after a refusal. We review the case independently and take over the appeal from there.
Had planning refused?
Talk to us before your deadline passes. We'll review your refusal and tell you honestly whether an appeal is worth pursuing.