Appeal a refused householder application, £409 fixed
A refusal is not the end. You have 12 weeks to appeal, and an Inspector who is not the council officer reads the case afresh. We read the refusal, test it against the policy and write your appeal for £409.
- £409 fixed, no survey fee
- Appeal case written for you
- Free redraws until approval
What does a householder planning appeal cost?
Our fee is £409, with no survey fee and no VAT to add. It covers reading the decision, preparing your grounds of appeal and the supporting statement, and the extra drawings the Inspector needs. The Planning Inspectorate’s own process is separate.
What the £409 covers
- A reading of the decision notice, the officer’s report and the policies it relies on
- A frank view, before you commit, on whether the reasons for refusal can be answered
- The grounds of appeal and a statement of case, set against the local plan and the officer’s own words
- Any plan changes the Inspector can fairly consider, with a clear schedule of what differs
- The appeal form, bundle and submission, with every reply the Planning Inspectorate asks for
Appeal, or amend and resubmit?
It depends on the reasons for refusal. If the officer misread the policy, or weighed a small harm too heavily, an appeal is the proper answer. If the refusal names something you are happy to change, such as a depth or a roof shape, a revised application is quicker.
The clock matters. You have 12 weeks from the date on the decision letter (gov.uk), and less if an enforcement notice is involved. We tell you at the first read which road is shorter.
How a householder appeal is decided
Most householder appeals follow the expedited written representations procedure. You send your reasons and the application documents, the council sends its response, and an Inspector decides on the written case. Third parties cannot add new comments at this stage; what they said at application stage is passed on (procedural guide).
That is why the statement matters so much. It is the whole of your argument, and the Inspector will read the officer’s report beside it. We write to the point: what the policy says, what the officer said and where the two do not meet.
- Quote the policy the officer relied on, in full
- Show the extension in relation to its neighbours, with measurements
- Answer each reason for refusal in turn
- Offer a condition that would deal with any harm left
What not to do
Do not bring a different scheme to appeal. The Inspector decides the application the council refused, and fresh, substantial evidence late in the process can lead to a costs award against you (procedural guide). If the design must change materially, a new application is the right route, and we draw it as householder planning drawings.
What the appeal rules say
- 12 weeks
- You can appeal a refusal of a householder application for up to 12 weeks from the date on the decision letter. gov.uk, Appeal a householder planning decision: how long you have to appeal
- 28 days
- If you received an enforcement notice before the refusal, you have only 28 days from the decision letter to appeal. gov.uk, Appeal a householder planning decision: how long you have to appeal
- 6 months
- If the enforcement notice came after the refusal, the time is the earlier of 28 days from receiving it and 6 months from the decision letter. gov.uk, Appeal a householder planning decision: how long you have to appeal
- Section 78
- An applicant may appeal where planning permission is refused or granted subject to conditions, or where the council has not given notice of its decision in time. Town and Country Planning Act 1990, s.78
- 16 to 20 weeks
- For written representations appeals, the Planning Inspectorate’s target is 98% decided within 16 to 20 weeks, a target it is working towards by 2027. gov.uk, Planning appeals procedural guide
- No new comments
- In the expedited householder procedure, no new third-party representations are considered, and comments made at application stage go to the Inspector. gov.uk, Planning appeals procedural guide
- Costs
- A party can claim costs if the other has acted unreasonably, and that includes bringing new, substantial evidence late. gov.uk, Planning appeals procedural guide
Householder appeal questions
How long do I have to appeal a refusal?
Twelve weeks from the date on the decision letter for a householder refusal. If an enforcement notice is involved the time is much shorter.
Will you tell me if an appeal is a poor idea?
Yes. We read the decision first and say frankly whether the reasons can be answered. We cannot promise the Inspector’s decision.
How long does the Inspector take?
The Inspectorate’s target for written representations appeals is 98% within 16 to 20 weeks, which it is working towards for 2027.
Can I change the plans at appeal?
Only slightly. The Inspector decides the application the council refused. Substantial new material can be refused or lead to costs.
Can I appeal if the council never decided?
Yes. Section 78 allows an appeal where the council has not given notice of its decision within the period allowed.
Other services people book with this one
Been refused? Check the date on the letter.
Send the decision notice and the address. We read it and tell you whether an appeal is worth it and what it costs.