How long do I have to appeal a refused planning permission?

You must submit your appeal to the Planning Inspectorate within six months of the local planning authority's decision date. For householder applications, this deadline is shorter, at twelve weeks. There are no extensions to these time limits. If you miss the deadline, you cannot appeal the original decision and must submit a fresh planning application instead.

What are the different types of planning appeal procedures?

The Planning Inspectorate offers three main procedures: Written Representations, which is the fastest and cheapest; Hearings, which are intermediate in complexity and cost; and Public Local Inquiries, which are the most formal and expensive. The Inspectorate may re-allocate the procedure if they deem a different format more appropriate for the case.

Is there a cost to submit a planning appeal?

There is no fee to submit a planning appeal to the Planning Inspectorate. You must provide the completed appeal form, the original planning application, the decision notice, an appeal statement, and a site plan. The appeal will not be validated if required documents are missing or if the grounds of appeal are vague and do not address each reason for refusal.

What happens when the Inspector makes a decision?

The Inspector issues a written decision letter stating whether the appeal is allowed or dismissed. If allowed, planning permission is granted, potentially with conditions. If dismissed, the original refusal stands. The decision is issued on behalf of the Secretary of State. You must check any conditions carefully, as some must be discharged before development can begin.

Can I claim costs if the other party behaves unreasonably?

Either party can apply for costs if the other has behaved unreasonably, causing unnecessary expense. This must be done using Form APAS or APAD at the time of the appeal, not after the decision. Unreasonable behaviour includes failing to comply with the timetable, raising new grounds late, or maintaining an appeal with no reasonable prospect of success.

All Legal Journeys

Planning Law

England & Wales

9 stages

Written representations: 8–16 weeks. Hearing: 6–12 months. Inquiry: 12–24 months.

Reviewed April 2026

Planning Appeal Journey

The process for appealing a refused planning permission application to the Planning Inspectorate, from submission of the appeal to final decision and costs.

This page mainly applies to England and Wales. Scotland and Northern Ireland may have different rules — check the jurisdiction before relying on this information.

Who Uses This Journey

Property owners, developers, and architects whose planning application has been refused by a local planning authority (LPA), or who object to conditions attached to a grant, or where the LPA has failed to determine the application in time.

Stage-by-Stage Timeline

Review Refusal Notice

Read the LPA's decision notice carefully. It must set out the reasons for refusal. Assess: whether the reasons are valid in planning law, whether they are likely to be sustained at appeal, what evidence would be needed to overcome each reason, and whether it is worth appealing. Consider getting planning consultancy or legal advice.

Evidence Needed

LPA decision notice with stated reasons for refusal
The planning application and supporting documents
The development plan policies relied on by the LPA
Any committee report or officer's report

Common Mistakes to Avoid

Appealing without understanding the planning policy reasons for refusal
Not considering whether a revised application might be granted instead
Not requesting a 'pre-application' meeting with the LPA before appealing

Check the Appeal Deadline

Planning appeals must be submitted to the Planning Inspectorate within 6 months of the LPA's decision date (12 weeks for householder applications). If the LPA fails to determine in time (8 weeks for most applications; 13 weeks for major applications; 16 weeks for EIA development), an 'appeal against non-determination' can be submitted.

Deadline: 6 months from LPA decision date (12 weeks for householder appeals). No extensions.

Common Mistakes to Avoid

Missing the 6-month deadline — it cannot be extended and a fresh application must be submitted
Not noting the correct deadline date from the decision notice

Choose Appeal Procedure

Planning Inspectorate offers three main procedures: (1) Written Representations (most appeals, simple cases), (2) Hearing (more complex; with questions from the Inspector), (3) Inquiry (major/complex cases; like a court with witnesses and legal advocates). The Inspectorate may re-allocate the procedure.

Possible Outcomes

Written representations — fastest, cheapest
Hearing — intermediate
Public Local Inquiry — most formal, highest cost

Common Mistakes to Avoid

Choosing Written Representations for complex cases where the Inspector will have many questions
Not consulting the LPA on which procedure is most appropriate

Submit Appeal to Planning Inspectorate

Submit the appeal online via the Planning Portal or by post. The appeal form requires: the application reference, decision date, reasons for appeal (grounds), and the appeal procedure requested. Attach: the application, the decision notice, and the appeal statement. No fee to submit an appeal.

Deadline: Within 6 months of decision date (12 weeks for householder)

Fee: No fee for planning appeal

Evidence Needed

Completed appeal form
Original planning application and supporting documents
LPA decision notice
Appeal statement (grounds of appeal)
Site plan

Common Mistakes to Avoid

Not providing all required documents — appeal will not be validated
Vague grounds of appeal — must address each reason for refusal

LPA Response and Exchange of Statements

The LPA is asked to provide their full appeal questionnaire and statement defending the refusal, referencing development plan policies. Both parties exchange their full written evidence (appeal statement, LPA statement, and any third-party representations). Neighbours and interested parties can submit comments.

Deadline: Timetable set by Planning Inspectorate — usually 5–6 weeks from validation

Evidence Needed

Full appeal statement addressing each reason for refusal
Design and access statement
Supporting technical evidence (transport assessment, ecology, flood risk if relevant)
Response to LPA's evidence

Common Mistakes to Avoid

Not responding to the LPA's evidence within the deadline
Not addressing local development plan policies — this is central to the appeal

Site Visit

The Inspector usually visits the site to understand the context. For Written Representations, this is typically an unaccompanied visit. For Hearing or Inquiry, parties attend the site visit. The Inspector looks at the impacts described in the statements.

Common Mistakes to Avoid

Not pointing out the specific views and features mentioned in the evidence during an accompanied site visit
Site not accessible to the Inspector — ensure access is arranged

Inspector's Decision

The Inspector issues a written decision letter setting out: whether the appeal is allowed or dismissed, findings on each ground of appeal and planning policy, and any conditions if the appeal is allowed. The decision is issued on behalf of the Secretary of State (for most appeals).

Deadline: Written representations: typically 8–16 weeks after site visit. Hearing/Inquiry: longer.

Possible Outcomes

Appeal allowed — planning permission granted (with or without conditions)
Appeal dismissed — original refusal upheld
Costs awarded against a party for unreasonable behaviour
Appeal allowed in part — some conditions removed

Common Mistakes to Avoid

Assuming an allowed appeal means you can start building immediately — check conditions precedent
Not reading the conditions carefully — some must be discharged before development starts

Costs Application

Either party can apply for an award of costs against the other if they have behaved unreasonably — causing unnecessary or wasted expense. Apply using Form APAS or APAD at the time of the appeal. Unreasonable behaviour includes: failure to comply with the timetable, raising new grounds at a late stage, or maintaining an appeal with no reasonable prospect of success.

Possible Outcomes

Costs awarded against LPA — appellant's costs paid by LPA
Costs awarded against appellant — LPA's costs paid by appellant
Partial costs award
No costs — neither party behaved unreasonably

Common Mistakes to Avoid

Not applying for costs at the same time as the appeal — you cannot apply after the decision
Applying for costs without being able to show specific unreasonable conduct

Challenge Decision in Court (if needed)

The Inspector's decision can only be challenged in the High Court under TCPA 1990 s.288 (on grounds of legal error) or by judicial review. The challenge must be brought within 6 weeks of the decision. This is a legal challenge only — new factual evidence cannot be introduced.

Deadline: 6 weeks from Inspector's decision date (strictly enforced)

Fee: High Court application fee: £528

Common Mistakes to Avoid

Missing the 6-week challenge period — cannot be extended
Challenging the merits of the decision rather than a legal error

Official Sources

Planning Inspectorate — Appeals Planning Portal — Appeal service Appeal a planning decision (GOV.UK)

Frequently asked questions

How long do I have to appeal a refused planning permission?: You must submit your appeal to the Planning Inspectorate within six months of the local planning authority's decision date. For householder applications, this deadline is shorter, at twelve weeks. There are no extensions to these time limits. If you miss the deadline, you cannot appeal the original decision and must submit a fresh planning application instead.
What are the different types of planning appeal procedures?: The Planning Inspectorate offers three main procedures: Written Representations, which is the fastest and cheapest; Hearings, which are intermediate in complexity and cost; and Public Local Inquiries, which are the most formal and expensive. The Inspectorate may re-allocate the procedure if they deem a different format more appropriate for the case.
Is there a cost to submit a planning appeal?: There is no fee to submit a planning appeal to the Planning Inspectorate. You must provide the completed appeal form, the original planning application, the decision notice, an appeal statement, and a site plan. The appeal will not be validated if required documents are missing or if the grounds of appeal are vague and do not address each reason for refusal.
What happens when the Inspector makes a decision?: The Inspector issues a written decision letter stating whether the appeal is allowed or dismissed. If allowed, planning permission is granted, potentially with conditions. If dismissed, the original refusal stands. The decision is issued on behalf of the Secretary of State. You must check any conditions carefully, as some must be discharged before development can begin.
Can I claim costs if the other party behaves unreasonably?: Either party can apply for costs if the other has behaved unreasonably, causing unnecessary expense. This must be done using Form APAS or APAD at the time of the appeal, not after the decision. Unreasonable behaviour includes failing to comply with the timetable, raising new grounds late, or maintaining an appeal with no reasonable prospect of success.