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Planning Appeals


If an application is refused the applicant has the right of appeal through the Planning Inspectorate.

However we would recommend that you contact us prior to lodging your appeal. Some issues can be resolved through minor alterations to proposals and you will not incur a new planning fee provided that:-

  • the proposal is submitted by the same applicant;
  • is for a similar proposal;
  • is within the same application boundary,
  • and is within a year of the decision. 

When can you appeal?

You can appeal in the following circumstances:

  • If you are refused permission.
  • If you consider the conditions imposed on a permission to be unreasonable.
  • If we have failed to approve details of a scheme which has already received outline planning permission. 
  • If we have failed to determine your application within the time allowed for the type of application (normally 8 weeks but 13 weeks for major applications).
  • If we have asked for additional information that we consider necessary to determine an outline application but that you consider to be unnecessary.
  • If we refuse to accept a proposal for discharging conditions on a development.
  • If we have not determined a non material amendment application within 28 days.

How long do you have to appeal?

Appeal details (including all associated appeal documentation) must be received by the Planning Inspectorate within six months of the date of decision issued from the authority but for household extensions this period is reduced to 12 weeks from date of decision.

The Appeal Process

The appeal process depends on the nature of the appeal and as to whether it is a householder appeal, written representations, informal hearing or inquiry.

All types of appeal have strict timescales set as to which party needs to provide information and by when. This is so that Inspectors have all relevant information and can issue decisions more efficiently and quickly.

For further information please refer to the Planning Inspectorate’s page on the Planning Portal website at

Submitting the Appeal

An appeal can only be submitted by or on behalf of the original applicant. 

There are no third party rights to lodge an appeal and therefore objectors have no right to appeal against planning permission granted under the planning system in England at the current time, although this may be something the new Coalition Government introduces. 

Appeal forms are available from:

Customer Support Unit
The Planning Inspectorate
Room 3/15 Eagle Wing
Temple Quay House, 2 The Square
Temple Quay
Bristol, BS1 6PN.

Phone: 0117 372 6372;

Or online at

Although the Planning Inspectorate are based in Bristol the independent inspectors who work for them are regionally based.

Appeal Decisions

The planning appeal is made to the Planning Inspectorate who administrate and determine the appeal.

The Council holds a live, searchable register of the appeals lodged with the inspectorate, both in progress and decided. You can:

Contact Us

Development Management
Civic Centre
Regent Street

Phone: 0191 433 3000
Fax: 0191 433 3340