Receiving a planning refusal is frustrating, but it is rarely the end of the road. In England, Wales, Scotland and Northern Ireland, you have the right to appeal a planning decision to an independent body, the Planning Inspectorate in England and Wales, the Planning and Environmental Appeals Division (DPEA) in Scotland, and the Planning Appeals Commission (PAC) in Northern Ireland.

In England appeals are free to submit, and roughly 37% of householder appeals are successful.1 That figure sounds modest, but it rises considerably if you address the specific reasons for refusal, choose the right appeal procedure and present a professional, evidence-led case.

When you can appeal

You can appeal if your application was:

  • Refused, the most common reason for appeal
  • Granted with conditions you consider unreasonable, you can appeal against the conditions alone, although the inspector may reverse or vary any part of the council’s decision, whether or not your appeal relates to that part2
  • Not decided within the statutory period, 8 weeks for most applications, 13 weeks for major development, 16 weeks for Environmental Impact Assessment (EIA) applications.34 A non-determination appeal allows you to proceed as if the application were refused.

You cannot appeal if you have not yet submitted a formal application. Pre-application enquiries and informal discussions are not appealable. A refused lawful development certificate is also appealed to the Planning Inspectorate, but under its own section of the Act (section 195) rather than as a planning appeal.5

Deadlines for England: You generally have 6 months from the date of the refusal notice to submit an appeal, or 12 weeks where a householder application (an extension or alteration to a house) or a minor commercial application was refused.6 Missing the deadline normally means losing your right of appeal.

Types of appeal procedure

The Planning Inspectorate offers three procedures. Which is appropriate depends on the complexity of the case.

ProcedureSuitable forTypical timescaleHearing type
Written representationsMost householder appeals; straightforward commercial casesAround 20 weeksPaper-based; no hearing
HearingModerate complexity; where evidence needs testingAround 24 weeksInformal discussion with inspector
Public inquiryMajor or complex development; listed buildings; significant public interestAround 28 weeks, often longerFormal, quasi-judicial

Across all its casework in the 12 months to March 2026, the Inspectorate’s median time to a decision was 20 weeks for written representations, 24 weeks for hearings and 28 weeks for inquiries.7 The Planning Inspectorate decides which procedure each appeal will follow, after considering the views of the appellant and the council.8 For appeals on applications made on or after 1 April 2026, most will follow the new part 1 written representations procedure.8 Written representations is the fastest and cheapest route and is appropriate for the vast majority of householder appeals. In practice householder cases move faster than the table suggests: of the 408 householder appeals the Inspectorate decided on written representations in March 2026, the median time from valid appeal to decision was 12.6 weeks.7

How to submit an appeal in England

Appeals are made online through the government’s appeal a planning decision service, linked from GOV.UK.8 You will need:

  1. The original application reference number and decision notice
  2. Your completed appeal form
  3. A copy of the plans the council decided (an appeal is not the place for a revised scheme)
  4. Your grounds of appeal (a written statement explaining why the refusal was wrong)
  5. Any supporting documents, such as photographs, daylight assessments or heritage statements, that were submitted with the application

The appeal is free. You do not pay a fee to the Planning Inspectorate.9

Writing effective grounds of appeal

This is where most appeals are won or lost. Your grounds of appeal must directly address each reason for refusal in the decision notice, not simply reassert that the proposal is reasonable or that neighbours support it.

Read the reasons carefully. Councils must give precise reasons for refusal, citing the specific development plan policies they rely on.10 Your appeal must engage with those policies and explain why the inspector should weigh them differently, or why the council misapplied them.

Cite relevant appeal decisions. The Planning Inspectorate publishes all its decisions. Finding comparable schemes that were allowed, a similar size extension on a similar plot, for example, and citing them as a material consideration can be persuasive. Past decisions can be searched online.

Get the evidence in at application stage. For applications made on or after 1 April 2026, most written representations appeals follow the part 1 procedure, in which the appellant cannot submit evidence at appeal that the council did not consider when it decided the application.8 So if overlooking or loss of daylight is likely to be an issue, a daylight and sunlight assessment following the BRE’s BR 209 methodology (2022 edition) from a qualified consultant belongs in the application.11 Where heritage impact is the concern, a heritage statement by a conservation architect carries weight. If a refusal turns on a point that new evidence would answer, the Inspectorate’s guidance is to submit a revised planning application to the council rather than appeal.8

Avoid emotional arguments. Inspectors are not moved by “we’ve lived here for 20 years” or “all our neighbours support it.” Material considerations are what matters: policy compliance, precedent, design quality, impact on amenity.

Professional representation: is it worth it?

For minor householder appeals (a rear extension, a dormer), competent owners do sometimes win without professional help. But a planning consultant or specialist planning solicitor is most likely to add value where:

  • The council cited multiple reasons for refusal
  • Heritage, trees or ecology are involved
  • Neighbours lodged formal objections
  • The Local Plan policy wording is ambiguous

HomeOwners Alliance puts a planning consultant at £1,000–£3,000 in 2026, depending on the size and complexity of the project; specialist planning solicitors usually charge more.12 For larger development, costs rise significantly.

The cost-benefit calculation depends on the value of the permission. For a loft conversion that could add tens of thousands of pounds to a home’s value, spending £1,500 on a planning consultant makes obvious sense.

The appeal process step by step

  1. Submit the appeal via the online portal within the deadline.
  2. Acknowledgement, the Planning Inspectorate will write to confirm receipt and issue a start date.
  3. Interested parties notified, the council tells neighbours and others who commented on the application about the appeal. Under the part 1 procedure there is no opportunity for further comments, and the inspector works from what was said at application stage.8
  4. Council’s questionnaire, the local authority submits its full evidence, including the officer’s report and all representations received.
  5. Representations exchanged, only in part 2 written representations appeals, hearings and inquiries; a part 1 appeal is decided on the application, the council’s decision and questionnaire, and your appeal form.
  6. Site visit, the inspector usually visits the site.
  7. Decision, issued in writing. There is no further right of appeal on the merits; the only route if you disagree is a legal challenge in the High Court on a point of law within 6 weeks of the decision.13

Costs awards

The Inspectorate can award costs against a party who has behaved unreasonably and so caused another party unnecessary expense, for example by submitting late evidence, failing to engage or withdrawing at the last minute.8 Costs awards against local authorities are possible where they maintained a refusal on weak or unsupported grounds.6 Under the part 1 procedure an appellant’s costs application must be made in writing when the appeal is submitted, so prepare it alongside your appeal if you believe the council acted unreasonably.6

Scotland, Wales and Northern Ireland

Scotland (DPEA): Many householder refusals in Scotland do not go to the DPEA at all. Where a council official decided a small local development under the council’s scheme of delegation, you challenge the decision by requesting a review by the council’s local review body, not by appealing to the Scottish Ministers.14 The decision notice says which route applies. Appeals to the DPEA must be made within 3 months of the decision date.15

Wales (PEDW, Planning and Environment Decisions Wales): Since 1 October 2021, when the staff and functions of Planning Inspectorate Wales transferred to the Welsh Government, Welsh planning appeals have been handled separately from England.16 The procedure is broadly similar to the English system, although the April 2026 changes in England do not apply in Wales; submit via gov.wales/planning-appeals.

Northern Ireland (PAC): The Planning Appeals Commission handles Northern Ireland appeals. The deadline is four months from notification of the decision, and the Commission has no power to extend it.17 Unlike in England, each appeal must be accompanied by a fee, currently £150.17 Submit via pacni.gov.uk.

Alternatives to appealing

Before lodging an appeal, consider whether a revised application would be faster and cheaper. If the council refused on design grounds, working with the planning officer to modify the scheme, adjusting the height, reducing the footprint, changing the materials, and resubmitting may resolve the issue in 8 weeks rather than 6 months. Many councils offer pre-application advice for householder proposals, though they may charge a fee for it.18

A revised application that addresses the reasons for refusal is not an admission that the original scheme was wrong, it is a practical way to get the permission you need.

References (18)

Figures in this note were checked against the sources below on 2 October 2026. Superscript numbers in the text point to them. Every source the site cites, by topic.

  1. 1technicalvery strongThe Planning Inspectorate.RN-SOQD1SThe Planning Inspectorate's quarterly statistics workbook, data to end of June 2026. Table 2.6b (Householder appeals - received, decided and allowed by quarter, England) is the only published series giving a householder-specific allowed rate, and it runs from Apr-Jun 2010. Recent quarters: Apr-Jun 2025 1,234 decided / 451 allowed (37%); Jul-Sep 2025 1,070 / 401 (37%); Oct-Dec 2025 1,053 / 390 (37%); Jan-Mar 2026 905 / 310 (34%); Apr-Jun 2026 981 / 363 (37%). Over the four quarters to June 2026, 1,464 of 4,009 householder appeals were allowed, 36.5%. Allowed includes split decisions. Other sheets cover s78 appeals received and decided (2.1 to 2.5), s174 enforcement appeals, CIL, call-ins and development plans.
  2. 2technicalvery strongThe National Archives (legislation.gov.uk), guidance.RN-R9FDI3The statutory power used to decide planning appeals. On an appeal the decision maker may reverse or vary any part of the council's decision, even a part the appeal does not concern, and may deal with the application afresh.
  3. 3technicalvery strongThe National Archives (legislation.gov.uk), legislation.RN-4MVF6QThe determination periods behind every 'the council has 8 weeks' claim, in the legal text rather than a council summary. Article 34(2)(a): 13 weeks from the day after receipt for an application for major development. 34(2)(aa): 10 weeks for technical details consent for major development or for public infrastructure development. 34(2)(b): 8 weeks for development which is not major development. 34(2)(bb): 5 weeks for technical details consent which is not major development. 34(2)(c): any extended period agreed in writing between applicant and authority, unless notice of appeal has already been given. Note that article 34 contains no 16-week EIA period: that substitution is made by regulation 68(2) of the EIA Regulations 2017. Article 34(9) sets the 21-day and 14-day publicity waits before determination, and 34(9A) extends both to 30 days for an EIA application accompanied by an environmental statement.
  4. 4technicalvery strongThe National Archives (legislation.gov.uk), legislation.RN-M6EH2NThe source of the 16-week determination period for EIA applications, which does not appear in the DMPO itself. Regulation 68(2) provides that where an authority determines an application for EIA development, articles 27(2) and 34(2)(a) and (b) of the Development Management Procedure Order 2015 have effect as if for each reference to a period of 8 and 13 weeks there were substituted a reference to a period of 16 weeks. Regulation 68(3) makes the equivalent substitution for technical details consent, replacing the 5 and 10 week periods.
  5. 5technicalvery strongThe National Archives (legislation.gov.uk), guidance.RN-MVM64QThe section that gives the right of appeal against refusal of, or failure to decide, a lawful development certificate application; such appeals are made to the Secretary of State and handled by the Planning Inspectorate.
  6. 6technicalvery strongMinistry of Housing, Communities and Local Government (GOV.UK), guidance.RN-U3H36MSets the appeal deadlines: 12 weeks from the date on the decision notice for householder and minor commercial appeals and 6 months for other planning appeals (paragraph 013, revised 2 April 2026), 8 weeks for advertisement consent (paragraph 016) and 28 days from the date of issue for enforcement notice appeals (paragraph 018). Describes the four procedures (Part 1 and Part 2 written representations, hearings and inquiries) with Planning Inspectorate targets of 98 per cent decided within 16 to 20 weeks for written representations and 24 to 26 weeks for hearings and inquiries (paragraph 014), and explains awards of costs where a party behaves unreasonably causing unnecessary or wasted expense (paragraphs 030 to 035). Page last updated 2 April 2026.
  7. 7technicalvery strongThe Planning Inspectorate.RN-6RFFXLQuarterly official statistics for England covering April 2025 to March 2026. The allowed rate for section 78 planning appeals was 32% for April 2025 to March 2026 and 32% in the January-March 2026 quarter (Annex D Table B gives the quarterly series by procedure: Jan-Mar 2026 written representations 30%, hearings 62%, inquiries 61%). Annex B, decisions made in March 2026: s78 written representations median 16.4 weeks / mean 20.7 (751 decisions); s78 hearings 23.6 / 26.4 (38); s78 inquiries 28.0 / 32.3 (13); householder appeals on written representations median 12.6 weeks / mean 13.9 (408 decisions); enforcement appeals on written representations 75.9 / 78.7. Enforcement decisions over 12 months had a median of 65 weeks. 479 salaried Planning Inspectors at end of March 2026.
  8. 8technicalvery strongThe Planning Inspectorate (GOV.UK), guidance.RN-G25XA8The Planning Inspectorate's procedural guide for appeals on applications made from 1 April 2026. It says the Inspectorate chooses the procedure after considering the parties' views.
  9. 9technicalvery strongGOV.UK, guidance.RN-TBAWOQGOV.UK guide to making a planning appeal in England. It states there is no fee for appealing and lists the documents needed.
  10. 10technicalvery strongThe National Archives (legislation.gov.uk), guidance.RN-AWJA0BThe statutory rule on planning decision notices in England. Article 35 requires a refusal notice to give full reasons and specify the relevant development plan policies.
  11. 11technicalstrongBRE Group, a standard.RN-JHE485The correct reference for the daylight and sunlight methodology that planning officers and inspectors apply, and the fix for the common mis-citation 'BRE 209'. The report number is BR 209; the current edition is the 2022 (third) edition, published 8 June 2022, ISBN 9781848064836, authored by Paul Littlefair, Stephanie King, Gareth Howlett, Cosmin Ticleanu and Adam Longfield. It supersedes the 1991 first edition and the 2011 second edition, and is intended to be used alongside the interior daylight recommendations of BS EN 17037. New material in the 2022 edition covers dense urban areas, trees and hedges; a special section covers loss of solar radiation for solar panels and passive solar buildings, plus sunlighting of gardens and amenity areas.
  12. 12costfairHomeOwners Alliance, guidance.RN-M13M0ZA price, true at 2026-09. Planning application fees across the UK in 2026. England: householder application £258, which also covers full planning permission for significant alterations to an existing house, £578 for a full application to build a house, and £509 for a full application for two or more dwellings, with more per house above 10. Wales: householder £230, and £460 for two or more dwellings, flats, or per dwelling on schemes under 50 dwellings. Scotland: householder £300, new house £600. Northern Ireland: house extension £327, single new house £975. Notes that the Town and Country Planning (Fees for Applications, Deemed Applications, Requests and Site Visits) (England) (Amendment) Regulations 2023 introduced an automatic annual uplift by the previous September's CPI, capped at 10%, and that a government consultation which closed on 24 September 2024 proposed raising the England householder fee from £258 to £528. The Planning Portal adds a £70 including VAT service charge, waived where the planning fee is below £60. Other costs listed include a lawful development certificate £129, drawings £1,000 or more, and a planning consultant £1,000 to £3,000.
  13. 13technicalvery strongThe National Archives (legislation.gov.uk), legislation.RN-WPR7FRThe statutory challenge route after a planning appeal decision, and the source of the six-week clock. Section 288 allows a person aggrieved to question the validity of an order, action or decision on the grounds that it is not within the powers of the Act or that relevant requirements were not complied with. Subsection (4A) requires leave of the High Court; subsection (4B) requires the application for leave to be made 'before the end of the period of six weeks beginning with the day after' the relevant date, which is the date the order takes effect (for a section 97 order effective without confirmation), the date the order is confirmed, the date the action is taken, or the date a relevant costs order is made. There is no appeal on the merits after an inspector's decision, only this route on a point of law.
  14. 14technicalvery strongScottish Government, guidance.RN-2W6X0IScottish Government guide to planning appeals. It explains that delegated decisions on local developments are challenged by review at the council's local review body rather than appeal to Ministers.
  15. 15technicalvery strongmygov.scot, guidance.RN-Q2P7JYScottish Government public guidance on planning appeals to the DPEA. It sets the deadline of 3 months from the decision date.
  16. 16technicalvery strongThe Planning Inspectorate (GOV.UK).RN-EKUE9JDates the split of Welsh planning appeals from the England service. States that on 1 October 2021 the staff and functions of Planning Inspectorate Wales transferred to the Welsh Government, forming a new division named Planning and Environment Decisions Wales / Penderfyniadau Cynllunio ac Amgylchedd Cymru. Casework resumed from 11 October 2021. Useful for correcting the widespread claim that Welsh appeals separated in 2019.
  17. 17technicalvery strongnidirect, guidance.RN-44GPWDNorthern Ireland government guidance on planning appeals to the Planning Appeals Commission. It gives the four-month deadline, which cannot be extended, and the appeal fee.
  18. 18technicalvery strongPlanning Portal, guidance.RN-Y8X4RRThe Planning Portal on re-roofing: replacing a roof covering is normally building work needing approval, and where more than 25% of the roof area is being renewed the thermal element upgrade requirement is engaged. The 25% threshold is the number that decides whether a straight re-cover turns into an insulation upgrade.

  1. Quarterly time series tables, Table 2.6b: Householder appeals received, decided and allowed by quarter, The Planning Inspectorate, accessed 9 September 2026. assets.publishing.service.gov.uk

  2. Town and Country Planning Act 1990, section 79: Determination of appeals, legislation.gov.uk, accessed 2 October 2026. legislation.gov.uk

  3. The Town and Country Planning (Development Management Procedure) (England) Order 2015, article 34: time periods for decisions, legislation.gov.uk, accessed 9 September 2026. legislation.gov.uk

  4. The Town and Country Planning (Environmental Impact Assessment) Regulations 2017, regulation 68, legislation.gov.uk, accessed 9 September 2026. legislation.gov.uk

  5. Town and Country Planning Act 1990, section 195: Appeals against refusal or failure to give decision on application, legislation.gov.uk, accessed 2 October 2026. legislation.gov.uk

  6. Appeals: Planning Practice Guidance, Ministry of Housing, Communities and Local Government (GOV.UK), accessed 9 September 2026. gov.uk

  7. Planning Inspectorate statistical release 23 April 2026, Annex B, The Planning Inspectorate, accessed 9 September 2026. gov.uk

  8. Planning appeals: procedural guide, for appeals relating to applications dated on or after 1 April 2026, The Planning Inspectorate (GOV.UK), accessed 30 September 2026. gov.uk

  9. Appeal against a planning decision: Make an appeal, GOV.UK, accessed 30 September 2026. gov.uk

  10. The Town and Country Planning (Development Management Procedure) (England) Order 2015, article 35, legislation.gov.uk, accessed 30 September 2026. legislation.gov.uk

  11. Site layout planning for daylight and sunlight: a guide to good practice (BR 209 2022 edition), BRE Group, accessed 9 September 2026. bregroup.com

  12. Cost Of Planning Permission In 2026, HomeOwners Alliance, accessed 2 October 2026. Priced at 2026-09 and left there. hoa.org.uk

  13. Town and Country Planning Act 1990, section 288, legislation.gov.uk, accessed 9 September 2026. legislation.gov.uk

  14. A guide to planning appeals in Scotland, Scottish Government, accessed 30 September 2026. gov.scot

  15. Planning decision appeals, mygov.scot, accessed 30 September 2026. mygov.scot

  16. Planning Inspectorate Wales transition to new service, The Planning Inspectorate (GOV.UK), accessed 9 September 2026. gov.uk

  17. How to appeal if your planning application is refused, nidirect, accessed 30 September 2026. nidirect.gov.uk

  18. Building regulations: Re-roofing, Planning Portal, accessed 30 September 2026. planningportal.co.uk