Complete Guide to UK Planning Appeals & Inspector Decisions
If your planning application is refused, you have the right to appeal to the Planning Inspectorate. This guide explains the appeal process, inspector hearings, and how to win your case.
Key fact: You have 6 months from planning refusal to appeal. At appeal, the Planning Inspector reviews the decision afresh - many refused applications succeed on appeal.
What is a planning appeal?
A planning appeal is a formal request for the Planning Inspectorate to review a council's planning refusal. The inspector is independent of both the council and applicant, and makes decisions based on planning law and policy.
Your rights under UK law
- Town and Country Planning Act 1990: Grants planning appeal rights.
- Town and Country Planning (Development Management Procedure) Order 2015: Sets out appeal procedures.
- National Planning Policy Framework (NPPF): Establishes policies inspectors use to decide appeals.
- 6-month appeal deadline: You have 6 months from the council decision to lodge an appeal.
Step-by-step appeal process
- Lodge an appeal with the Planning Inspectorate within 6 months. Include all relevant documents and a statement of case explaining why the decision was wrong.
- Provide supporting evidence. Plans, photos, structural assessments, neighbour support, or expert reports strengthen your case.
- Respond to council comments. The council will provide their defence - address each point in your rebuttal.
- Attend the inspector hearing or written hearing. Inspectors hear evidence from both sides before deciding.
- Await inspector's decision. Usually within 3 months of hearing. If you lose, you can seek judicial review (very limited grounds).
Common scenarios
Scenario 1: Council refused based on outdated policy
If planning policy has changed, you can argue the refusal is now outdated. Provide updated NPPF extracts supporting your application.
Scenario 2: Neighbour objections drove the refusal
Inspectors are not swayed by neighbour objections alone. If your scheme complies with planning policy, it should be approved despite opposition.
Scenario 3: Council gave insufficient reasons for refusal
If the decision lacks adequate explanation, the appeal may succeed on procedural grounds. Challenge weak reasoning directly.
Scenario 4: Changed circumstances since refusal
New evidence (market demand, updated designs, community support) can justify approval on appeal.
Key deadlines
- Appeal deadline: 6 months from the council's decision letter.
- Statement of case: 20 working days from appeal submission.
- Inspector decision: Usually within 3 months of hearing/submission.
- Judicial review: 6 weeks from the inspector's decision (limited grounds).