Refused isn’t final. But it is timed.
Most refusals are survivable. The question is whether the reasons given are actually defensible — and whether an appeal is the right way to beat them, or the expensive way.
Is this you?
What’s involved
First: read the refusal properly
A decision notice gives reasons, and they are not all the same kind of thing. Some are policy conclusions that can be argued. Some are evidential gaps that can simply be filled. Some are matters of planning judgement, which an Inspector will be slow to overturn. And occasionally a reason for refusal is one the council cannot actually sustain.
Knowing which is which decides everything else — whether to appeal, whether to resubmit, or whether to negotiate. That assessment is the first piece of work, and it’s usually a short one.
The deadlines are hard
| Refused | You have |
|---|---|
| Householder application | 12 weeks from the date on the decision notice |
| Minor commercial | 12 weeks |
| Full planning permission | 6 months |
| Listed building consent | 6 months |
| Enforcement notice | 28 days — lodged before the notice takes effect |
The Planning Inspectorate does not accept late appeals. Not with a good reason, not with an apology.
The April 2026 change, which matters more than anything else here
Since 1 April 2026 the expedited written representations procedure is the default for most appeals, and an appellant cannot introduce evidence that wasn’t already before the council — unless something exceptional has changed.
If you’re already refused, the appeal is fought with the material you have. And if you haven’t submitted yet, the application is now the last moment at which you can put your case.
Proof
An appeal win with an authority named and a date attached does more than every other word on this page.
Questions we’re asked
How long do I have?
12 weeks from a householder or minor commercial refusal, 6 months from most others, 28 days from an enforcement notice. The deadline runs from the date on the decision notice, not the date you received it.
What are my chances?
Nobody honest gives you a percentage before reading the refusal. What we can tell you quickly is whether the reasons given are the kind an Inspector overturns, which is a more useful answer.
Can I add new evidence at appeal?
Generally no, not since April 2026 — only where there’s been an exceptional material change such as new policy or a relevant judgment. This is the single biggest change in appeals in years and most people haven’t caught up with it.
Do I need a planning consultant, or will my architect handle it?
Plenty of architects run appeals perfectly well. The question is whether the case turns on design or on policy. If the refusal reasons cite policy, precedent or planning balance, that’s a different discipline.
Send us the decision notice.
That’s all we need to give you a first read. We’ll tell you whether the reasons are defensible, which route beats them, and what it costs — before you commit to anything.
Send us the refusal