Planning Appeal Support in London

After a refusal there are usually two routes: appeal the decision to the Planning Inspectorate, or submit a revised application that addresses the reasons for refusal. The right choice depends on how sound the council’s reasons are, the strength of the policy position and your timescale. We review the decision notice and officer’s report, advise honestly on prospects, and prepare the drawings and design case for whichever route is stronger. We do not guarantee an outcome; the decision rests with the Inspector or the authority.

A successful appeal answers the specific reasons an application was refused — design, amenity, heritage impact or policy conflict. We prepare a clear, evidenced case: revised or annotated drawings, a design rationale and the supporting statements the appeal requires, coordinated with a planning consultant who leads the written representations, hearing or inquiry. Most householder appeals proceed by written representations, which keeps cost and time proportionate.

Appeals are decided in one of three ways, and the route shapes the cost, the timescale and the formality. The great majority of householder and minor appeals are dealt with by written representations — an exchange of statements that the Inspector considers on the papers, often with a site visit — which keeps things proportionate. More complex or contested cases may go to an informal hearing, and the largest or most contentious to a full public inquiry with advocates and witnesses. We advise which route your appeal falls into and prepare the design case accordingly.

Appeals are time-limited: broadly twelve weeks from the decision for a householder application and six months for most others, and the deadline is strict. The Inspector re-determines the proposal afresh against national and local policy, but on the basis of the scheme that was refused — an appeal is not an opportunity to submit a substantially different design, which is one reason a revised application is sometimes the better route. We make sure the case is built around the policy issues the Inspector will actually weigh.

There is no fee to lodge a planning appeal, but it takes months to determine, and costs can be awarded against a party that has behaved unreasonably in the process. Set against a revised application — which is often quicker and more certain where the council’s concerns are reasonable — the appeal route has to be chosen deliberately, not as a reflex. We give an honest view of the prospects and the trade-offs before you commit, so the decision to appeal is made on a clear-eyed assessment rather than frustration.

Not every refusal should be appealed. If the scheme can be amended to address officer concerns, a fresh or revised application is often faster and less adversarial. If the refusal turns on a point of principle you still believe is supportable, written representations or a hearing may be appropriate. We recommend the path with the better risk-adjusted outcome, not the path that maximises process.

Deadlines for appeal are strict. Contact us promptly after the decision notice.

A strong appeal addresses each refusal reason with policy, drawings and, where needed, specialist evidence such as daylight analysis. Re-arguing taste without evidence rarely works. We prepare a focused case and, where we did not author the refused scheme, we still need full access to the original submission materials.

Inspector decisions are independent. We do not promise outcomes.

A successful appeal still leaves conditions, building regulations and any freeholder consents. An unsuccessful appeal may still leave a route via redesign. We help you read the decision for what to do next, not only for win/lose.

Costs awards are uncommon in householder written representations; budget for professional fees without assuming the other side pays.