When a council refuses planning permission, or fails to decide in time, you have options. You can appeal to the Planning Inspectorate, revise the scheme and apply again, or decide the site is not worth pursuing.
The right answer depends on why the application was refused, how strong your case is, and how much time and money you are willing to commit. We help you work out which it is.
What we do
- Review the decision notice, the officer’s report and any committee discussion, to understand the real reasons for refusal
- Give you a frank view of your prospects, including the risks
- Compare the options: appeal, revised application or a different proposal
- Prepare the appeal case, including the grounds of appeal and supporting statements, and coordinate any evidence needed
- Manage the appeal timetable and keep you informed
How it works
Review the refusal
You send the decision notice and, if you have it, the officer’s report. Check the date on the notice straight away, because the deadline runs from it.
Weigh the options
We give you a frank view of an appeal against a revised application, and the likely cost, time and risk of each.
Prepare the case
If you appeal, we prepare the grounds and statement of case and coordinate any supporting evidence.
Follow it through
We keep track of the Planning Inspectorate’s timetable and keep you informed until the decision.
Worth knowing
Time limits are strict. For householder and minor commercial appeals the deadline is generally 12 weeks from the decision, and for most other types, including major development, it is 6 months. Where the council has not decided in time you can appeal against non-determination, usually within six months of the date the decision was due. Always check the deadline on your decision notice.
Most appeals are decided on written representations. Hearings and inquiries are used for larger or more complex cases. Changes introduced in 2026 made a faster written route the default for many appeals.
An appeal takes time, often several months, and there is no guarantee of success. For some refusals a revised application is quicker and cheaper, and in some cases it can be made without a second application fee if it is made within 12 months of the decision.
Some appeals, particularly those with an inquiry, need a specialist planning barrister or expert witnesses. If yours does, we will tell you rather than stretch beyond what is sensible.
Common questions
How long do I have to appeal?
Usually 12 weeks for householder and minor commercial refusals, and 6 months for most others. The deadline runs from the date on the decision notice, so check it straight away.
Is it better to appeal or to submit a revised application?
It depends on the reasons for refusal. If the problem is something you can design out, a revised application is often faster and cheaper. If you think the council got it wrong on policy, an appeal may be the better route.
What are my chances of success?
We will give you our honest assessment after reviewing the decision and the policy position, but no honest adviser can promise an outcome. We would rather tell you the risks than sell you an appeal.
This page is general information, not legal or professional advice on your site. Planning policy and rules change, so we check the current position for every project.