Planning Appeals
If your planning application has been refused, or the council has failed to determine it within the statutory period, you may have the right to appeal to the Planning Inspectorate.
A planning appeal provides an opportunity for an independent Inspector to reconsider the decision or determine the application.
However, an appeal is not always the most appropriate route. Revising the proposal and submitting a new application may sometimes be more suitable.
I provide professional planning appeal advice and representation for homeowners, landowners and developers. This includes reviewing the decision, assessing the planning merits, preparing the appeal case and representing you throughout the process.
As a Chartered Town Planner (MRTPI), I have experience in residential, commercial and other development proposals.
Planning Appeal Services
I provide advice and representation for a range of planning appeals, including:
Planning refusal appeals – Challenging the refusal of a householder, full, outline or other planning application.
Non-determination appeals – Where the council has failed to determine an application within the statutory period.
Householder appeals – Appeals relating to extensions, alterations, outbuildings and other domestic development.
Prior approval appeals – Challenging the refusal of prior approval under permitted development rights.
Enforcement appeals – Challenging an enforcement notice on the available statutory grounds.
Planning condition appeals – Challenging conditions imposed on a planning permission or seeking their removal or variation.
Permission in Principle appeals – Appeals relating to refusals of Permission in Principle or Technical Details Consent.
Each appeal has its own procedural requirements and time limits. I can advise on the appropriate route and the evidence required.
Planning Appeal Procedures
There are three principal procedures used by the Planning Inspectorate: written representations, hearings and inquiries. The procedure is determined by the Inspectorate, having regard to the nature and complexity of the case.
Written Representations
Written representations are the most common appeal procedure. The Inspector considers the written evidence and will usually visit the site before issuing a decision.
There are now two written representations procedures: Part 1 (expedited) and Part 2 (standard).
New written representations procedure from 1 April 2026
For most planning applications submitted on or after 1 April 2026, appeals will initially follow the new Part 1 procedure.
Under this process:
The appeal is generally determined using the evidence and representations submitted during the original application.
The Appellants Statement will just comprise a short summary statement.
This makes the preparation of a complete planning case at application stage particularly important.
Supporting evidence, technical reports and the planning justification should be properly considered before the council determines the application.
Part 2 written representations remains available for relevant appeal types, including non-determination appeals and certain other categories.
Hearings
A hearing involves a structured discussion between the appellant, the local planning authority and the Inspector.
It is generally suited to cases where discussion and clarification of the main issues would assist the decision, without the need for a formal inquiry.
I can prepare the appeal case, attend the hearing and represent your interests throughout the proceedings.
Inquiries
An inquiry is a more formal procedure, generally used for larger or more complex proposals where evidence needs to be examined in greater detail.
It can involve:
Formal statements of case.
Proofs of evidence.
Expert witnesses.
Examination and cross-examination of evidence.
Formal sessions led by the Inspector.
I can advise on the planning case, prepare evidence and provide representation, coordinating specialist input where required.
What's Included in My Planning Appeal Service?
My service can include:
Review of the decision – Examining the decision notice, officer report, planning history and relevant development plan policies.
Appeal prospects – An honest assessment of the planning merits, potential risks and alternative options.
Appeal strategy – Advising on the appropriate appeal route, grounds and supporting evidence.
Appeal Statement – Preparing the planning case and addressing the council's reasons for refusal.
Supporting evidence – Reviewing and coordinating relevant technical documents and expert input.
Appeal submission – Preparing and submitting the appeal to the Planning Inspectorate.
Liaison with the council and Inspectorate – Managing correspondence and procedural requirements.
Final comments and representation – Preparing further representations where the procedure allows, and attending hearings or inquiries where agreed.
Typical Reasons for Planning Appeals
Refusal of planning permission
Where a council refuses planning permission, an appeal may provide an opportunity to challenge its assessment of the proposal.
The appeal case will address the reasons for refusal, relevant planning policies and other material considerations.
Failure to determine an application
Where the council has not issued a decision within the statutory determination period, an applicant may have the right to appeal on grounds of non-determination.
The appeal allows the application to be determined by the Planning Inspectorate rather than waiting indefinitely for the council's decision.
Unacceptable planning conditions
Where planning permission has been granted subject to a condition considered unreasonable or unnecessary, there may be grounds to appeal the condition or seek its removal or variation.
Enforcement action
Where an enforcement notice has been issued, an appeal may be available on one or more statutory grounds.
Strict appeal deadlines apply, so early advice is important.
Planning Appeal Advice and Representation
Whether you are challenging a planning refusal, considering a non-determination appeal or seeking to vary a planning condition, I can provide clear advice on the process and the planning merits of your case.
I provide independent planning appeal services for homeowners, landowners and developers across Essex, London and elsewhere in England.
Contact me to discuss your planning appeal and the available options.
Andrew Ransome MRTPI - Email: andrew@andrewransome.co.uk
Planning Appeal Successes
Get in Touch
Email: andrew@andrewransome.co.uk
Tel: 020 7096 8045
London Office:
60 Tottenham Court Road
Fitzrovia
London
W1T 2EW
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Content on this website is provided for general information and educational purposes only and does not constitute formal planning, professional, or legal advice. Planning policies, legislation, and guidance are subject to change. Site-specific assessment by a qualified consultant is recommended before making development decisions.
Projects highlighted across this website represent professional work undertaken by Andrew Ransome throughout his career.