A householder planning appeal costs from £425 at Fixed Fee Plans, and the Planning Inspectorate charges nothing to receive it. We read your refusal, tell you honestly whether it can be answered, and write the statement that answers each reason in turn. We do not promise a result.
The decision is the first thing to understand. A refusal is not the end of a scheme, and an appeal is not the only way back. Often the cheaper route is a revised application with a small change, and we will tell you which suits your case before you spend more.
How long do I have to appeal a refusal?
Twelve weeks from the date on the decision letter, according to GOV.UK, and sooner in one situation: if an enforcement notice was received before the refusal, you have 28 days from the date on the decision letter. If the notice came after the refusal, the deadline is the earlier of 28 days from receiving the notice and six months from the date on the decision letter.
Count from the date on the letter, not the date it reached you. Twelve weeks sounds long and is not: a statement, a conversation with the neighbours and a revised drawing all take time. Send us the decision notice and the officer's report as soon as you have them, and we start from the date on the letter.
What does an appeal cost, and what are the odds?
There is no fee: GOV.UK states that there is no fee for appealing a householder decision. The cost is the statement, which is where our fee goes, plus the time of anyone you ask to help. The Inspectorate can award costs against a council that behaves unreasonably, but that is not a plan to rely on.
We have no record of our own outcomes to publish, so we quote none. The Inspectorate publishes outcomes for section 78 appeals, the larger category, and it allowed 32% of them from April 2025 to March 2026. That figure is not for householder appeals, so treat it as a rough map of the ground and not a prediction. A householder case turns on its own facts, which is why the first thing we write is a verdict on yours.
What does the appeal statement have to do?
It has to answer the reasons for refusal, with your council's own policies. The GOV.UK guidance says you will need to briefly explain why the decision should be overturned, refer to relevant policies, and not repeat what is in the application or add new evidence that should have gone with it. That last point shapes the work.
An appeal is decided on what the council saw, not on a new design. If the real answer is a smaller extension, a different window or a changed roof, the Inspector may not be able to consider it, and a fresh application is the cleaner route. We check that against the officer's report before you choose. Where revised drawings help clarify what was already before the council, we draw them. Where the scheme must change, our planning amendment and proposed drawings services draw the new version, and the council's own decision on it is separate.
How long does an appeal take, and who gets a say?
Householder appeals are decided on the written papers, with no hearing. In March 2026 the median time to decide a householder appeal by written representations was 12.6 weeks, across 408 decisions, the Planning Inspectorate reports. Neighbours do not get a second round: no one can comment on a householder appeal, though the council must tell those who commented on the application within five working days of the start date.
The Inspector reads the plans, the officer's report, your statement and the council's response, and issues a decision with reasons. If the appeal fails, you can still apply again with an amended scheme, at the full council fee. The usual fee for a householder application is £548, and there is no free second go. Our guide to planning fees explains why, and the complete planning drawing service at £645 drawings + £150 survey (£795 total) covers a fresh start. Our permitted development checker will also say whether a smaller version of your project needs no application at all.
Frequently asked questions
Can I appeal if my planning application was refused?
Yes. Section 78 of the Town and Country Planning Act 1990 gives a right to appeal when a council refuses an application or grants it with conditions. For a householder application the deadline is 12 weeks from the decision letter.
How much does a householder appeal cost?
The Planning Inspectorate charges nothing. Our fee for the statement is from £425, and it is a floor, because a complex refusal with several reasons is quoted in writing first.
Can neighbours comment on my appeal?
No. GOV.UK says no one can comment on a householder appeal. The council tells anyone who commented on the original application, within five working days of the appeal starting.
Is it better to appeal or to reapply?
It depends on the reasons. If the officer misread a policy, an appeal is right. If the scheme itself needs to change, a fresh application, which pays the fee again, is usually cleaner. We give you our view in writing before you commit.