Planning Appeals and Refused Applications

If we reject your planning application, or grant permission with conditions you object to, you can appeal against the decision.

Appeals are handled by the Planning Inspectorate. You can access the planning appeals system through the Planning Portal - appeals.

Only the applicant can appeal decisions, third parties can make their opinion known on an appeal but have no right of appeal against any decision to grant planning permission.

To make a valid appeal you must use the Planning Inspectorate's official form. These are available online and in paper form from the Planning Portal - make an appeal.

You can also use the Planning Inspectorate website to search for a planning appeal and to comment on a planning appeal. Any comments made on the original planning application will be forwarded to the Planning Inspectorate as part of the planning appeal.

You can also download and view our lists of planning appeals received and decided by month. 

Refused applications

If your planning application has been refused we must give you written reasons. These will be on your decision notice. You may wish to talk with the planning officer who dealt with your application to see if an amended proposal may succeed.

There is normally no additional fee to pay if you resubmit the application within 12 months of the decision with a similar project, but if you are unsure its best to check with us.

You will not have your original fee refunded if your planning application has been refused, and if you did not pay for the original application (i.e. if that was a resubmission) then you will have to pay the next time.