Appeal against a planning decision

You have the right of appeal to the Planning Inspectorate if:

  • No decision has been reached on your planning application within the statutory period
  • Your planning application was refused
  • You do not agree with one or more of the conditions on a planning approval

The Planning Inspectorate is a Central Government Agency. Its purpose is to deal with planning appeals and other planning-related specialist work. 

Independent planning inspectors are appointed to handle planning appeals. 

Appeals can be made in relation to:

  • Householder planning applications
  • Commercial planning applications
  • For all other forms of development
  • Listed building applications
  • Advertisement applications
  • Lawful development certificates

There is no third party right of appeal. This means that anyone who objected to an approved planning application cannot appeal the decision.

Appeals can be time consuming and expensive. Before you choose to appeal, it may be helpful to speak to the planning officer who dealt with your application.

How to make an appeal

Use the following links to access Government guidance about submitting an appeal and also to submit the appeal.

Make an appeal to the Planning Inspectorate

How long you have to make an appeal

There are different time limits to making an appeal depending on the type of appeal and the circumstances.

An appeal against the refusal of a householder planning application and which is following the fast-tracked householder appeals system must be submitted within 12 weeks from the date of the refusal.

The same can apply for a minor commercial development. Whether the fast-track service is used is a decision for the applicant.

Appeals against the refusal of all other applications must be made within 6 months of the date of the refusal.

Appeals against the non-determination of an application must be made within 6 months from the deadline for deciding the application. Appeals against conditions must also be made within 6 months.

Advertisement applications have a time period of 8 weeks from the date of the decision.

The appeal and all supporting documents must be received by the Planning Inspectorate within the required time limit, otherwise the appeal will not be accepted.

Methods of appeal

There are three ways in which an appeal can be dealt with.

Written representations

This is normally the simplest, quickest and most straightforward way of making an appeal. Most planning appeals proceed by the written procedure.

The Inspector will decide the appeal based on written statements provided by the applicant and the case officer.

Informal hearing

This is a structured discussion led by the Inspector and involving the applicant and planning officers. Interested people can also attend.

Public inquiry

An inquiry is the most formal of the procedures. An inquiry is open to the public and allows for the formal testing of evidence. This is usually the most lengthy and costly procedure, as it normally involves professional representation and complex arguments.

Search for and comment on appeals

To comment on an appeal (including as an interested third party), visit the Planning Inspectorate website. You will need to register for the Appeals Casework Portal.