- Written by
- The Drawings4Planning technical teamChartered architectural technologists (MCIAT)
- Published
- Updated
- Reading time
- 3 min
- Topic
- Planning permission
Entrance of a red-brick Victorian building with a stone porch, an arched dark wooden door and arched windows. Photo: Philafrenzy, CC BY-SA 4.0.
What is the £409 for?
For doing the argument properly. We read the refusal and the officer’s report, find the points that can be answered, and write the grounds of appeal and the supporting statement. If the appeal needs a corrected drawing or a short additional sheet, we draw it and tell you its price first.
We do not promise the appeal will succeed. What you get is a clear case on the issues the council actually raised, rather than a restatement of the original application.
| Grounds of appeal and supporting statement paid to us | £409 |
|---|---|
| Total | £409 |
Total £409. The government states there is no fee for appealing; costs only arise if you need extra drawings.
How long have you got?
Twelve weeks from the date on the decision letter for a refused householder application (gov.uk). The clock runs from the date printed on the letter, not the day it arrives, so book the work early.
It is shorter if an enforcement notice is involved. Received before the refusal, you have 28 days from the decision letter. Received after, the time is whichever date comes first of 28 days from receiving the notice and the usual deadline (gov.uk).
What can be appealed?
A refusal of planning permission, or a grant with conditions you cannot accept, under section 78 of the Town and Country Planning Act 1990 (s.78). The same section lets you appeal where the council has not decided in time.
Two details to check before you start. A leasehold owner must tell the freeholder about the appeal, and the appeal asks you briefly to explain why the council’s decision should be overturned, without repeating what you already gave in the application (gov.uk, make an appeal).
Can you claim costs back from the council?
Only if the council has behaved unreasonably, for example in a way that caused you to miss a deadline or cost you money unnecessarily. The government explains how to apply for an award of costs on its appeal pages (gov.uk).
That is a narrow route. Most appeals are decided on the planning merits, and treat the £409 as the cost of putting your case, not as money you will recover.
Where the figures come from
- 12 weeks
- Time to appeal a refused householder application, from the date on the decision letter. gov.uk, How long you have to appeal
- 28 days
- Time to appeal if an enforcement notice was received before the refusal. gov.uk, How long you have to appeal
- No fee
- There is no fee for making a householder appeal. gov.uk, Make an appeal
- s.78
- The section giving an applicant the right to appeal a refusal, conditions or non-determination. Town and Country Planning Act 1990, s.78
- Costs
- An award of costs can be sought if the council has behaved unreasonably. gov.uk, Appeal a householder planning decision
Householder appeal cost questions
Is it cheaper to appeal or to apply again?
The appeal has no fee, and ours is £409. A new application is a separate route that we price with its drawings, and the council’s fee rules for it apply. Which is right depends on whether the refusal can be answered or the design has to change.
Source: gov.uk, Make an appeal
What if I miss the 12 weeks?
The appeal route closes, and the usual remedy is a new application. That is why we ask for the decision letter at the first call and check its date.
Do you represent me at a hearing?
Our fixed fee covers a written-representations appeal. If the Inspectorate chooses another procedure, we tell you what changes and agree the price before going on.
Do I need new drawings?
Sometimes. If the refusal can be answered by a smaller or lower scheme, the Inspector needs to see it drawn. We price those sheets separately before we start them.
Full details of the service: Householder planning appeal.
