Services / Planning appeals

Planning appeals

If the council refuses your application, imposes conditions you can't accept, or doesn't decide in time, you can appeal to the Planning Inspectorate. We tell you honestly whether an appeal or a revised application is the better route, then prepare and manage the appeal.

FeesFixed fee for each stageagreed in writing before work starts

Request a fee proposal How our fees work

Planning appeals project, designed within the Green Code group

FreeInitial consultationA conversation about your project, and a first view of what's possible, before any fee is agreed.
FixedFee for each stageEvery stage is priced in writing before it starts. No hourly billing.
3DSee the design firstYour design is shown in 3D before it's submitted, while changes are still easy.
FreeResubmissionIf planning is refused, we revise and resubmit at no extra design fee. Conditions

What we do

Appeal or resubmit?
We read the refusal reasons and the officer's report, and advise whether a revised application or an appeal gives you the better chance.
Householder appeals
For extensions and alterations to houses, decided by an inspector on the application drawings and the appeal statement.
Full planning appeals
For conversions, new homes and changes of use, with a full statement of case and supporting evidence.
Conditions and non-determination
Appeals against conditions you can't comply with, or where the council hasn't decided within the time allowed.
Enforcement and lawful development
Appeals against enforcement notices and refused lawful development certificates, with the drawings and evidence they need.
Statement of case and evidence
The planning argument, precedents from nearby decisions, and any drawings or reports that answer the reasons for refusal.

Appeals

What's included

Priced once we have read the refusal and the officer's report.

Review of the decision notice and officer's report
Honest advice on appeal or resubmission
Statement of case, precedents and supporting drawings
Appeal submitted to the Planning Inspectorate
Comments answered and the appeal followed to a decision

Before you start

What we need, and what sits outside our fee

From you: the property address, a few photos, and any existing drawings, planning approvals or surveys you have. We arrange the measured survey with you.
Not in our fee: council planning and building control fees, and specialist reports a council asks for, such as a tree survey or flood risk assessment, unless your fee proposal lists them.
Your fee proposal sets out exactly what is included for your project before any work starts.

Timescales

How long it takes

Appeal deadlines are strict and can't be extended, so please contact us as soon as you receive a refusal.

Householder appeal deadline: 12 weeks from the date of the refusal
Most other planning appeals: 6 months from the date of the decision
Enforcement notice appeal: Before the date the notice takes effect
Inspector's decision: Varies; the Planning Inspectorate publishes its current average times

Common questions

Should I appeal or submit a revised application?

It depends on the reasons for refusal. If a design change would overcome them, a revised application is often quicker, and if we designed the original scheme it comes with our free resubmission. If the council's reasons don't stand up against policy or nearby approvals, an appeal can be the better route. We'll give you an honest view either way.

How does a householder appeal work?

It's a faster, written process. The inspector decides on the drawings and documents the council considered, plus your appeal statement, so the case has to be made clearly at the start. New or amended drawings usually can't be added at this stage.

Can I change the design during an appeal?

Generally no. An appeal is decided on the scheme that was refused. If the design needs to change, a revised application is usually the right route.

What does an appeal cost?

We give you a fixed fee once we've read the refusal and the officer's report, and agree it with you before any work starts. If we designed and submitted the original application, ask us first about our free resubmission.

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Where we work