When a planning application is refused by a London borough, the applicant has two main options: revise the scheme and reapply, or submit an appeal to the Planning Inspectorate. Understanding which route is appropriate — and what a successful appeal requires — can save significant time and money.
The appeal route makes sense when the refusal reasons are based on an incorrect interpretation of planning policy, when the planning officer or planning committee has applied the 45-degree test or other assessment tools incorrectly, or when the decision appears inconsistent with similar applications approved in the same borough. It does not make sense when the refusal reflects a genuine and widely shared concern about the design or impact of the scheme that would be better addressed by revising the proposal.
All householder planning appeals in England are decided by the Planning Inspectorate (PINS) via the written representations procedure. Both parties — the applicant and the Local Planning Authority — submit written statements setting out their case. The Planning Inspector visits the site and reads both statements before issuing a written decision. The Inspector is entirely independent of both the applicant and the LPA. The typical timescale from submission of an appeal to receipt of the decision is eight to fourteen weeks.
There is no fee to submit a planning appeal. However, preparing a compelling written case requires professional expertise. Your architect or planning consultant should lead the preparation of the appeal statement, clearly identifying the LPA's decision reasons and demonstrating how each reason is either factually incorrect or inconsistent with planning policy. Planning consultant professional fees for a householder appeal typically range from one thousand to three thousand pounds depending on complexity.
The national success rate for householder planning appeals runs at roughly thirty to forty percent, meaning the majority of appeals are dismissed. This rate varies by project type and borough. Before committing to an appeal, ask your architect or planning consultant to give you an honest assessment of the strength of your case — not just their willingness to pursue it.
If an appeal is successful, the applicant cannot recover their professional costs from the LPA in most cases. Costs can only be awarded where the LPA has behaved unreasonably in the appeal process itself — not simply because they made a decision you disagreed with.
RCB works with experienced planning consultants and architects who have a track record of successful appeals in specific London boroughs. Where a refusal appears genuinely contrary to policy, we are able to coordinate the appeal process as part of the wider project management. 07359 872594 | contact@rcbgroup.co.uk | www.rcbgroup.co.uk