Challenging a Planning Decision
How to appeal to the Planning Inspectorate after a local authority refuses planning permission, grants it subject to disputed conditions, or fails to decide in time. Covers the appeal deadlines for standard and householder applications, how appeals are decided, and why objecting third parties cannot appeal.
Overview
If a local planning authority (LPA) refuses an application, grants it with conditions the applicant disputes, or fails to determine it within the statutory period, the applicant can appeal to the Planning Inspectorate. For most planning decisions, the appeal must be lodged within six months of the date on the LPA's decision letter, or within six months of the date a decision was due if none was issued. For householder applications — works to an existing house, such as an extension or loft conversion — the deadline is shorter, at twelve weeks from the decision letter. Shorter time limits apply where an enforcement notice has also been served. Most appeals are decided on written representations; more complex cases may proceed by an informal hearing or a full public inquiry, usually with a site visit by the Inspector. The Inspector's decision — allowing the appeal and granting permission, or dismissing it — is binding on the LPA. Third parties who object to a grant of planning permission have no right of appeal to the Planning Inspectorate, though they may in limited circumstances seek judicial review instead. This guide covers England & Wales.
Who Can Use This Process
- You are likely eligible to use this guide if your situation involves challenging a planning decision.
- You have a genuine legal basis for the matter (contract, tort, statutory right, etc.).
- You have made reasonable attempts to resolve the matter directly with the other party first.
Step-by-Step Process
Understand the Refusal
Read the decision notice carefully. It will set out the reasons for refusal, referring to specific planning policies. Consider whether the reasons can be addressed.
Consider Your Options
You can: submit a revised application (free within 12 months), appeal to the Planning Inspectorate, or seek pre-application advice before resubmitting.
Submit Your Appeal
Appeals are made online to the Planning Inspectorate at acp.planninginspectorate.gov.uk. Include your original application, the decision notice, and a statement of case explaining why the decision was wrong.
Appeal Process
Most appeals are decided by written representations. More complex cases may use an informal hearing or a public inquiry. The Inspector will visit the site.
Inspector's Decision
The Planning Inspector issues a decision letter either allowing the appeal (granting permission) or dismissing it. The decision is binding on the local authority.
Costs
Important Warnings
Strict time limits apply — most appeals must be made within 6 months of the decision.
The Inspector can impose different conditions from those proposed by the local authority.
Useful Links
Frequently asked questions
- How long does the challenging a planning decision process take?
- The end-to-end timeline depends on which stage you're at. Common steps run on these timeframes: "Within 6 months of decision (householder: 12 weeks)"; "Within 6 months (or 12 weeks for householder appeals)"; "Decision: 8–30+ weeks depending on method". Add court / counterparty response time on top — disputed matters can run months longer than the bare minimum.
- How much does it cost?
- Main outlays are: Planning appeal — Free; Planning consultant (optional) — £1,000–£5,000+. Court fees often qualify for Help with Fees remission if you're on a low income. Solicitor fees are extra and vary widely — many matters can be done as a litigant in person.
- What are the most common mistakes to avoid?
- Watch out for: Strict time limits apply — most appeals must be made within 6 months of the decision.; The Inspector can impose different conditions from those proposed by the local authority.. If you're unsure on any of these, get advice from a regulated solicitor or a free service like Citizens Advice before acting.
- Where can I find the official forms and guidance?
- The official sources are: Planning Inspectorate — Appeals; National Planning Policy Framework. Always use the forms / guidance from the issuing authority's own site — third-party copies can be out of date.
- Can I do this myself without a solicitor?
- Yes — many people complete this kind of matter as a litigant in person. The site walks through each step in plain English. A solicitor is recommended if: large sums are at stake, the other side has legal representation, the matter involves criminal liability, children, immigration, or you're unsure on any procedural deadline. Free advice is available from Citizens Advice, Law Centres, and (for some matters) LawWorks pro bono clinics.