Planning Appeals2020-06-24T16:05:11+00:00

Planning Appeal Consultants London

Our planning appeal consultants are trusted to appeal against the refusal of planning permission due to their impressive track record.

    Looking for planning appeal consultants for planning appeals advice? Get in touch

    Appealing a planning refusal

    When a Local Planning Authority refuses planning permission for a development proposal, it is often possible to appeal that refusal to the Secretary of State, via the offices of the Planning Inspectorate. 

    This doesn’t mean that the planning appeal consultants, who remain independent, believes that the council have been malicious in their decision. Most planning decisions are an issue of balancing various planning interests; the interests of the developer and the interests of the existing local residents, as well as the interests of good planning and design, and wider societal interest.

    Contact Us

    Our planning appeal consultants can work with you and others in your team to successfully appeal a planning permission refusal.

    • Our planning appeal consultants take care of everything, from instruction we begin to work on preparing an appeal statement to evidence why the planning application should be approved, robustly challenging the opinion of the council.

    • If the local planning authority (LPA) refuses your planning application, it can seem like a lot of time and money wasted—and a dead-end for your project. But while most planning applicants walk away at this point, our planning appeal consultants can show you why shouldn’t necessarily be one of them.

    Planning Appeals FAQs

    Why do I need to get planning permission?2019-12-31T00:25:29+00:00

    Planning is about how we plan for, and make decisions about the future of our cities, towns and countryside. Your local planning authority is responsible for deciding whether a development – anything from an extension on a house to a new shopping centre – should go ahead. For example, in most cases, it would probably not be a good idea to apply to build a nightclub or disco next to a retirement home.

    However, careful and clever planning combined with sensitive design and landscaping can make some development acceptable where it would previously be thought unsuitable. This is the reason that applications are considered so carefully. The planning system is needed to control development in your area.

    Check planning permission section of the government website for further guidance.

    Do I always need planning permission for a development?2019-12-31T00:23:20+00:00

    No. Certain developments can be done without the need for planning permission. This is known as “permitted development”. However, some or even all permitted development rights can be withdrawn by the use of an “Article 4 Direction”. This is issued when specific control is required over-development in an area of special importance, such as a conservation area.

    A given size of extension is usually permitted development, which is normally set in cubic metres and percentage of the original building.  However, any work undertaken on the property since its construction counts towards this volume, including any work done prior to you moving in.  You should seek advice from Norton Taylor Nunn before considering undertaking additional work, just to be sure.

    For further guidance on when is permission required, visit the government website which sets out when planning permission is required and different types of planning permission which may be granted.

    How long should it take to decide whether to grant permission?2019-12-31T00:10:39+00:00

    The statutory determination period for validated planning applications, which local planning authorities should not exceed, is 8 weeks for straight-forward planning applications, 13 weeks for unusually large or complex applications, and 16 weeks if the application is subject to an Environmental Impact Assessment (EIA).

    Failure to determine the application within these deadlines means that the applicant can choose to appeal to the Planning Inspectorate on the grounds of non-determination.  Local planning authorities have to inform applicants of these rights.

    See “Determining a planning application” on the government website which sets out the process and expectations on planning performance and decision making.

    What is EIA – and how will I know if it is needed?2019-12-31T00:12:18+00:00

    An EIA is an Environment Impact Assessment. It assesses how the proposed development will impact both on the nearby environment and on the wider environment generally. It is required for some sorts of development under European legislation. You are advised to contact your LPA for further information.

    See “Environmental Impact Assessment” on the government website which explains the requirements of the Town and Country Planning (Environmental Impact Assessment) Regulations 2017.

    How does planning permission work?2020-01-04T20:53:58+00:00

    To make a planning application for full planning consent, you have to first contact the relevant local authority. This can either be done online via the Planning Portal or on paper using the relevant forms.

    Your application must be accompanied by the necessary plans of the site, the required supporting documentation, the completed form and the fee. Once an application has been validated and registered, the local planning authority (LPA) will then publicise and consult on it.

    They will also either notify your neighbours or put up a notice on or near the site. In certain cases, applications are also advertised in a local newspaper. This gives the public the opportunity to express views. The parish, town or community council will usually be notified, other bodies such as the county council, the Environment Agency and the relevant Government Office for the region may also need to be consulted.

    Most planning applications are decided within eight weeks unless they are unusually large or complex – in which case the time limit is extended to 13 weeks.

    When deciding whether a planning application is in line with its Development Plan, the LPA will consider the following:

    • The number, size, layout, siting and external appearance of buildings
    • The infrastructure available – e.g. roads and water supply – and proposed means of access
    • Any landscaping requirements
    • The proposed use of the development
    • The likely impact on the surrounding area

    A planning officer will present a recommended decision to a planning committee – made up of elected councillors. Applicants may attend these meetings and, in many cases, are entitled to speak briefly. Only the elected councillors can vote on the planning application itself. They do not always follow the planning officer’s advice. Councillors or planning officers cannot refuse a planning proposal simply because many people oppose it. If an application is refused – or granted subject to conditions – that decision must be based on the approved plans and policies of the LPA’s Development Plan. The key considerations will be whether the proposal would unacceptably affect amenities and the existing use of land and buildings which ought to be protected in the public interest.

    Once a decision has been reached, the LPA must give either a summary of its reasons for granting permission or detailed reasons for refusal.

    If an application is refused – or granted subject to conditions – the applicant will be told in writing. They then have the right to appeal.

    The earlier you bring our town planners on board, the more you will benefit from our expert advice. We recommend our involvement with your project from its inception as it helps to safeguard against potential problems at a later date, thus saving you time and money.

    Do I need planning permission for an outbuilding?2020-01-04T22:23:27+00:00

    Rules governing outbuildings apply to summer houses, sheds, playhouses, greenhouses and garages as well as other ancillary garden buildings such as swimming pools, ponds, sauna cabins, kennels, enclosures (including tennis courts) and many other kinds of structure for a purpose incidental to the enjoyment of the dwellinghouse.

    If you are unsure if your planned building falls into the category of ‘outbuildings’ or if you are unsure if planning permission is required, please contact your local planning authority or a town planner.

    Outbuildings are considered to be permitted development, not needing planning permission, subject to the following limits and conditions:

    • No outbuilding on land forward of a wall forming the principal elevation.
    • Outbuildings and garages to be single-storey with maximum eaves height of 2.5 metres and maximum overall height of four metres with a dual pitched roof or three metres for any other roof.
    • Maximum height of 2.5 metres in the case of a building, enclosure or container within two metres of a boundary of the curtilage of the dwellinghouse.
    • No verandas, balconies or raised platforms (a platform must not exceed 0.3 metres in height)
    • No more than half the area of land around the “original house”* would be covered by additions or other buildings.
    • In National Parks, the Broads, Areas of Outstanding Natural Beauty and World Heritage Sites the maximum area to be covered by buildings, enclosures, containers and pools more than 20 metres from the house to be limited to 10 square metres.

    *The term “original house” means the house as it was first built or as it stood on 1 July 1948 (if it was built before that date). Although you may not have built an extension to the house, a previous owner may have done so.

    Please note: The permitted development allowances described here apply to houses and not to:

    • Flats and maisonettes (view our guidance on flats and maisonettes)
    • Converted houses or houses created through the permitted development rights to change use (as detailed in our change of use section)
    • Other buildings
    • Areas where there may be a planning condition, Article 4 Direction or other restriction that limits permitted development rights.
    Do you need planning permission for conservatory?2020-01-05T23:00:31+00:00

    Any plans for a conservatory will be subject to the associated neighbour consultation scheme. This requires that the relevant Local Planning Authority is informed of the proposed work via a prior approval application.

    Adding a conservatory to your house is considered to be permitted development, not needing an application for planning permission, subject to the limits and conditions listed below.

    • No more than half the area of land around the “original house”* would be covered by additions or other buildings.
    • No extension forward of the principal elevation or side elevation fronting a highway.
    • No extension to be higher than the highest part of the roof.
    • Single-storey rear extensions must not extend beyond the rear wall of the original house* by more than eight metres if a detached house; or more than six metres for any other house. If the house is in Article 2(3) designated land* or a Site of Special Scientific Interest, this limit is reduced to four metres if a detached house; or three metres for any other house. These limits are now permanent and subject to the neighbour consultation scheme. This requires that the relevant Local Planning Authority is informed of the proposed work via a prior approval application.
    • Maximum height of a single-storey rear extension of four metres
    • Extensions of more than one storey must not extend beyond the rear wall of the original house* by more than three metres or be within seven metres of any boundary opposite the rear wall of the house
    • Maximum eaves height of an extension within two metres of the boundary of three metres
    • Maximum eaves and ridge height of extension no higher than existing house
    • Side extensions to be single-storey with a maximum height of four metres and width no more than half that of the original house
    • Roof pitch of extensions higher than one storey to match existing house
    • No verandas, balconies or raised platforms
    • On Article 2(3) designated land* no permitted development for rear extensions of more than one storey
    • On Article 2(3) designated land* no cladding of the exterior
    • On Article 2(3) designated land* no side extensions.

    * The term “original house” means the house as it was first built or as it stood on 1 July 1948 (if it was built before that date). Although you may not have built an extension to the house, a previous owner may have done so.

    * Article 2(3) designated land is land within:

    • a conservation area; or
    • an area of outstanding natural beauty; or
    • an area specified by the Secretary of State for the purposes of enhancement and protection of the natural beauty and amenity of the countryside; or
    • the Broads; or
    • a National Park; or
    • a World Heritage Site.

    Please note: The permitted development allowances described here apply to houses and not to:

    • Flats and maisonettes
    • Converted houses or houses created through the permitted development rights to change use
      • Other buildings
      • Areas where there may be a planning condition, Article 4 Direction or other restriction that limits permitted development rights
    • Where work is proposed to a listed building, listed building consent may be required.

    Please be aware that if your development is over 100 square metres, it may be liable for a charge under the Community Infrastructure Levy

    What percentage of planning appeals are successful?2020-10-10T09:14:29+00:00

    The records of the Planning Inspectorate (the board responsible for appeal applications) indicate that approximately one-third of planning appeals are successful, with this rate remaining relatively consistent over a significant period of time. This translates to approximately 33.33% – which is not an incredibly encouraging figure for those faced with rejection.

    If you are concerned with the success of your planning application or have already faced rejection, employing a planning consultant is the best course of action. As professionals in the field of planning legislation, planning consultants are able to guide developers through the process of application and application alterations. 

    Who deals with planning appeals?2020-10-10T09:15:09+00:00

    Planning appeals, once processed by a local planning authority (LPA) are most often referred to the Planning Inspectorate. Applicants may proceed with a refusal by appealing to the Secretary of State via the Inspectorate, which manages planning appeals, national infrastructure planning applications, and specialist planning related casework within the borders of England and Wales.

    Norton Taylor Nunn’s planning appeal consultants are able to take care of all aspects of an appeal, from the preparation of an appeal statement evidencing strong reasons for approval, to robustly challenging the opinion of the council in writing or consultation.

    How do I appeal a planning application refused?2020-10-10T09:15:50+00:00

    The appeal process, when conducted by a planning consultant, generally begins with an application review and audit. The decision notice will be thoroughly analysed, in order to establish initial weak points within the refusal. When combined with a more thorough highlighting the application’s strengths, this should increase the chances of a successful application.

    Planning consultants may also provide a supporting planning statement, which addresses key issues, and sets out planning grounds in favour of the application.

    Following this, a proposal indicating the likelihood of a successful reapplication will be proposed, and listed alongside cost.  These steps may be undertaken by an individual, but are generally much more effective with professional input.

    What does appeal dismissed mean in planning?2020-10-10T09:17:18+00:00

    The dismissal of a planning application appeal generally indicates that the application may not be taken any further. The most effective way forward from this point is most often a re-evaluation of the original submission, and appeal. This re-evaluation is most often conducted as the first step of the creation of an edited application, designed to appeal to any weaknesses noted in the rejection or dismissal note.

    Involving a planning consultant on a previously dismissed development project can be an excellent way to get things back up and running. Norton Taylor Nunn’s team of specialist planning appeal consultants use their expertise to ensure the majority of appeals brought to us are approved.

    Not all planning appeals will require planning appeal consultants

    We can also help you find the appropriate architect or designer of your scheme, along with other consultants who may be needed, from transport planners, heritage planners and environmental consultants, right through to architects, technical draftspersons and/or designers.

    Contact us today

    Town Planning Services

    We have the tools and experience to help your vision come to life. No project is too big or small. We’re always happy to  give professional town planning advice and talk about how we can best serve you.

    Planning
    Applications

    We work with you to help secure planning permission for your project.

    Learn more

    Planning
    Appeals

    Nortan Taylor Nunn win a majority of the planning appeals we undertake.

    Learn more

    Planning
    Enforcement

    We can help if you’ve been refused planning permission or received an enforcement notice.

    Learn more

    Planning
    Objections

    We can help you prevent that inappropriate development or extension.

    Learn more

    Strategic Land
    Development

    Nortan Taylor Nunn work with partners to unlock the full value of your land.

    Learn more

    Housing
    Economics

    We have a track record of winning cases with the Planning Inspector.

    Learn more

    Request Town Planning Consultants Advice

      Looking for help from professional town planning consultants? Get in touch with us

      Go to Top