When a planning application is refused, the applicant has the right to appeal the decision to the Planning Inspectorate, an independent government agency that reviews planning decisions. Understanding the appeal process, the available routes, and the realistic prospects helps applicants decide whether to appeal and how to approach the process effectively.

When You Can Appeal

A planning appeal can be made against a refusal of planning permission, against conditions attached to a planning permission, or against the failure of a local planning authority to make a decision within the statutory timeframe, known as a non-determination appeal. The appeal must be lodged within six months of the decision notice for most householder and minor applications, or within eight weeks of the refusal for householder applications using the fast-track householder appeal service.

The Three Appeal Routes

Written representations

The most common appeal route for householder and small commercial applications. Both the appellant and the local planning authority submit written statements to the Inspector, who visits the site and makes a decision based on the written evidence. Written representations appeals typically take 22 to 26 weeks to determine. This route is appropriate for most householder appeals where the issues are straightforward and can be adequately communicated in writing.

Hearing

A more informal discussion-based process where the Inspector chairs a meeting with the appellant and the local planning authority, allowing issues to be explored interactively. Hearings are appropriate where there are technical or factual issues that benefit from discussion. They are less formal than a public inquiry but more costly than written representations in terms of professional preparation.

Public inquiry

The most formal route, used for complex or major applications. A public inquiry allows formal evidence to be given and cross-examined, and witnesses can be called. Public inquiries are typically represented by planning barristers and are expensive to run. They are appropriate for significant commercial or residential development proposals rather than householder applications.

How to Submit an Appeal

Planning appeals are submitted through the Planning Inspectorate's online appeals portal at appeals.planninginspectorate.gov.uk. The appeal form requires the reference number of the original application, the date of the decision, and the grounds of appeal, which set out why the applicant believes the decision was wrong. Supporting documents including plans, photographs, and written statements can be attached. There is no fee for a planning appeal.

Success Rates

Around 30 to 35 percent of planning appeals succeed nationally, though this figure varies considerably by application type and local authority. Householder application appeals have a somewhat lower success rate than commercial appeals. The strength of the grounds of appeal, the quality of the written representations, and the specific policies applicable to the proposal all affect the outcome.

Summary

Planning appeals are submitted to the Planning Inspectorate within six months of refusal, using the online appeals portal. Written representations is the most common route for householder applications and takes around 22 weeks to determine. There is no fee. Around 30 to 35 percent of appeals succeed. Professional advice on the merits of the case before submitting is worthwhile, as an appeal with weak grounds is unlikely to succeed regardless of effort invested in the process.