Submitting and comments on an appeal

Planning Appeals

We aim to make a decision on your planning application within eight weeks for a householder or minor application, or 13 weeks for a major application. If we do not meet these relevant timescales where we haven't agreed an extension of time or signed a Planning Performance Agreement (PPA), you can appeal for non-determination. If we refuse planning permission, we will always give you our reasons why and this is normally set out in your decision notice. If you do not agree with our decision, you can appeal the refusal. You can also appeal if you do not consider a certain condition attached to your planning permission is reasonable.

Appeals are lodged with the Planning Inspectorate and not with us and are considered by an independent planning inspector. You can submit an appeal online. Most appeals are conducted by written representations, although some are decided by a hearing or public enquiry. Further information on appeals can be found in the booklet Planning Appeals – A Guide from the Planning Inspectorate.

Enforcement Appeal

There are many different grounds on which an enforcement appeal can be made. More information on Enforcement Appeals can be found on the Planning Portal.

Is there a time limit?

For all non-householder applications (e.g. change of use, erection of a new property) you must submit your appeal to the Planning Inspectorate within six months of your decision or, if one has not been given, six months from the date the decision should had been made. This allows you time to enter into discussions with us to find out whether the reason(s) for refusal can be overcome by amending the proposals you originally put forward.

For householder applications (e.g. extension or alteration to your property) you must submit your appeal within 12 weeks of your decision, or, if one has not been given, within 12 weeks from when the decision should have been made by us.

If there is an outstanding Enforcement Notice on the site for the development which is the same, or substantially the same as the refused proposal, then shorter timescales for the appeal will apply. This will be detailed on the Decision Notice which sets out the reasons why your application has been refused.

How much does an appeal cost?

There is no charge for making an appeal to the Planning Inspectorate, but you are likely to incur expenses depending on the procedure followed (e.g. written representation, hearing or public enquiry), the complexity of the case and any professional or legal advice you seek when appealing against our decision.

Where a party has behaved unreasonably and this has directly caused another party to incur unnecessary or wasted expense in the appeals process, an application for costs may be made. This may apply to us as the local planning authority or the appellant.

Details about appeals that have been considered or are under consideration in our Borough can be found using the Planning Application search which is available on the National Planning Portal.

Making representations

If you originally made a representation on the application which is the subject of an appeal (either supporting or objecting to it) these views will be forwarded onto the Planning Inspectorate so they can take them into account when dealing with the appeal. You can also make representations to the Planning Inspectorate direct.

In the case of a householder application where an appeal has been made to the Planning Inspectorate, any representations made about the application will be passed on. However, there will be no opportunity to make further representations to us once an appeal has been lodged.