How long do I have to appeal a planning refusal?

For a householder planning application, you have 12 weeks from the date of the decision notice to submit your appeal. For other application types, the deadline varies — typically 6 months for full planning applications. For enforcement notices, the appeal deadline is 28 days. The Planning Inspectorate strictly enforces these deadlines.

Does a planning appeal cost anything?

No — planning appeals are free of charge. However, if you use a planning consultant or solicitor to prepare and submit your appeal, their fees can range from £500 to several thousand pounds, depending on the complexity of the case.

What is the success rate for planning appeals?

Nationally, around 30% of householder planning appeals are successful. The success rate is higher for well-prepared appeals on strong planning grounds. If the council refused in error — for example, misapplying a policy or failing to take account of the scheme's benefits — there is a reasonable chance of success.

Can I appeal against planning conditions?

Yes — you can appeal against conditions attached to a planning permission under Section 78 of the Town and Country Planning Act 1990. You can appeal against specific conditions, asking the Inspector to remove or modify them. Be aware that the Inspector can also add new conditions or, in rare cases, refuse permission entirely.

What is a non-determination appeal?

If the council has not made a decision within the statutory time limit — 8 weeks for householder applications, 13 weeks for major applications — you can appeal on the grounds of non-determination. This allows you to progress without waiting indefinitely for the council to decide.

Should I use a planning consultant for my appeal?

For straightforward householder appeals, many people successfully represent themselves. A professional statement is not required. However, for complex cases, listed buildings, or cases involving significant policy disputes, using a planning consultant or solicitor significantly increases your chances of success.

What is a retrospective application and when should I use it instead?

A retrospective application is an application for planning permission for development that has already been carried out. If your development is only minor and the council's objection seems manageable, a retrospective application is sometimes faster and cheaper than an appeal — and allows you to modify the scheme to address concerns.

How to Appeal a Planning Decision

If your planning application has been refused, or the council has failed to decide within the statutory period, you can appeal to the Planning Inspectorate. Appeals are free of charge and must be submitted within strict deadlines.

FREE

Cost to Appeal

No fee to the Planning Inspectorate

12 weeks

Deadline (Householder)

From date of decision notice

~30%

Success Rate

For householder appeals nationally

Types of Appeal Procedure

Written Representations

Most common

Both parties submit written statements. An Inspector reviews the evidence and carries out a site visit. Most appropriate for householder appeals.

Typical timescale: 4–6 months

Hearing

An informal meeting at which the Inspector, appellant, and council discuss the issues. Appropriate for cases with complex planning issues.

Typical timescale: 6–9 months

Public Inquiry

A formal hearing with cross-examination of witnesses. Used for major or complex developments, or where significant public interest exists.

Typical timescale: 9–18 months

When You Can Appeal

Refused planning permission

The most common type. You disagree with the council's reasons for refusal and believe the application should have been approved.

Unacceptable conditions

Planning permission was granted, but conditions attached to the permission are unreasonable, unclear, or disproportionate.

Non-determination

The council has not made a decision within the statutory period (8 weeks for householder, 13 weeks for major). You can appeal without waiting further.

Enforcement notice

The council has issued an enforcement notice requiring you to remove or alter development. You can appeal within 28 days of the notice.

The Appeals Process — Step by Step

Appeals vs Retrospective Applications

If your development is already built without permission and the council has threatened enforcement, consider a retrospective planning application (Section 73A application) rather than an appeal. This allows you to modify the scheme and address the council's concerns, and is sometimes faster than an appeal process. You can still appeal if a retrospective application is refused.

How to Submit an Appeal Online

All planning appeals in England must be submitted through the Planning Inspectorate's Appeals Casework Portal.

Planning Inspectorate Appeals Portal →

Planning Appeal FAQs

Related Guides

How to Apply for Planning Permission →

How to Appeal a Planning Decision (Guide) →

How to Object to a Planning Application →

Fee Calculator →