If your planning application has been refused or delayed, you’re probably wondering: How long will a planning appeal take? In the UK—especially in development hotspots like London— planning appeals can add several months to your project timeline. The exact duration depends on the type of appeal, its complexity, and the procedure (written submissions vs. a hearing or inquiry). This comprehensive guide breaks down typical appeal timelines, recent statistics, and practical tips, so you know what to expect and how to navigate the process efficiently.
Overview of the Planning Appeal Process in England
When a planning application is refused by the local authority (or not decided within the statutory period), applicants have the right to appeal to the Planning Inspectorate (an agency of the UK government). The appeal process is essentially a review of the council’s decision by an independent inspector. Key points to note include:
●Appeal Deadlines: You must lodge a planning appeal within strict time limits. For most planning decisions, the deadline is 6 months from the decision notice (or from the date the decision should have been made, in cases of non-determination). However, householder appeals (for domestic projects like extensions or loft conversions) have a shorter deadline of 12 weeks (roughly 3 months) from the decision. Missing the deadline means you lose the right to appeal, so act promptly.
●No Fixed Decision Timeframe: Unlike the original planning application (which councils aim to decide in ~8 weeks for minor projects or 13 weeks for major ones), there is no statutory time limit for the Planning Inspectorate to determine an appeal. The process will take as long as necessary for a fair decision, though there are typical averages and targets (as we’ll explore below).
●Methods of Appeal: Appeals can be handled through three methods:
○Written Representations – the most common and straightforward, with no in-person hearing.
○Hearings – a round-table discussion led by the inspector, usually for cases with moderate complexity or public interest.
○Public Enquiries – a formal process (with lawyers and witnesses) reserved for complex or major cases.
The choice of procedure can significantly impact how long the appeal takes. Most appellants request written representation for speed, but the Inspectorate may order a hearing or inquiry if the case merits it.
In summary, a planning appeal is not an overnight process. It involves preparing an appeal statement, waiting for the inspectorate to review evidence (and possibly hold a hearing), and then awaiting the inspector’s decision. Let’s look at how long each type of appeal typically takes in practice.
Typical Timelines for Planning Appeals (Latest Data & Averages)
So, how many months might you be waiting for the result of your appeal? Recent statistics from the Planning Inspectorate provide insight into average timescales:
●Overall Average Duration: In late 2024, the median time from a valid appeal to a decision was about 26–28 weeks (approximately 6 to 7 months). This means half of appeals were decided within about half a year. The average has improved slightly compared to the previous year – for the year ending December 2023, the median was around 32 weeks, indicating some speed-up in decisions.
●Householder Appeals: These are by far the fastest appeals. A householder appeal (using the fast-track Householder Appeals Service) had a median decision time of about 16–18 weeks (4 months). This quicker timeline is expected since householder cases are simpler and there’s a streamlined process (no opportunity for further comments to slow things down). If you’re a homeowner appealing an extension refusal, anticipate roughly 4 to 5 months for a verdict, on average.
●Other Planning Appeals (Section 78 appeals): For standard planning appeals (non-householder), the timelines vary by procedure:
○Written representation appeals – average around 27–31 weeks (6 to 7 months) for a decision.
This is the most common route (about 90% of appeals use written representations).
and typically the quickest, as it doesn’t require scheduling any meetings.
○Appeals by Hearing – typically around 30–35 weeks (roughly 7 to 8 months).
Hearings involve more coordination (scheduling a date, inviting interested parties), which can add a month or two to the process compared to written cases.
○Appeals by Public Inquiry – these have historically taken the longest, often 9–12 months or more. In fact, prior to recent reforms, inquiry appeals averaged about 53 weeks (over a year) to conclude on average. However, recent improvements have significantly sped up enquiries: according to the Planning Inspectorate’s latest figures, the median time for planning appeals decided by inquiry in 2024 was about 28–35 weeks (around 7–8 months). This reduction is largely thanks to the Rosewell Process – a set of reforms implemented after the Rosewell Review, which introduced stricter timetables and earlier inspector involvement to accelerate inquiry cases. While many major appeals still approach the 1-year mark, it’s now possible to get an inquiry decision in under 8 months in straightforward cases. (Do note that if an inquiry appeal is particularly complex or involves multiple linked cases, it could still take longer than the median – some enquiries still stretch beyond a year, especially if there were delays in scheduling.)
To put it simply, most planning appeals add about half a year of delay to a project. If your appeal is handled in writing, think ~6 months; if a hearing is needed, perhaps 7–8 months; and if it’s a large public inquiry, prepare for closer to 8–12 months (unless the new fast-tracking keeps it on the shorter side). Householder homeowners get off a bit easier with roughly a 4-5 month wait.
London Focus: Appeals in London follow the same timeline as anywhere else in England – there isn’t a special timeline for London boroughs. However, London’s busy development scene can influence the process indirectly. Large urban projects in London may generate substantial public interest or involve complex planning policies (heritage, the mayor’s London Plan, etc.), which could lead the inspectorate to hold a hearing or inquiry, thus lengthening the timeline. The volume of appeals from London is also high, but the Planning Inspectorate operates nationally, so London cases are mixed in with others. In short, a householder appeal in London should take about the same ~4 months as it would elsewhere, and a big development appeal in London would similarly depend on whether it’s written (~6-7 months) or an inquiry (~9+ months). Always plan for the upper end of the timeline if your development is complex or high-profile – especially in London’s densely populated boroughs where more stakeholders might get involved.
Householder vs. Major Development Appeals
Does the size or type of your project affect how long the appeal takes? Yes, to an extent. We can distinguish between:
●Householder Appeals (small projects): These cover home improvements like extensions, loft conversions, new driveways, etc. They use a fast-track procedure with only written statements, and the process is paper-based (no hearing). Because of this, the outcome is usually faster. As noted, ~4-5 months is the median timeline. From the appellant’s perspective, householder appeals are somewhat “hands-off” after you submit – there are fewer stages to go through. The inspector visits the site and makes a decision based on the submitted evidence and the council’s statement. For homeowners, this means less waiting compared to other appeal types, but you also have a shorter window (12 weeks) to file the appeal in the first place. If you’re appealing a refusal for a householder project in London, you can generally expect a decision in under 6 months, often sooner.
●Appeals for Major or Complex Applications: If you’re appealing a larger development (say a new block of flats, a commercial development, or anything that had a lot of objections/complex policy issues), the case might be deemed too complex for the written route. Larger appeals often end up as hearing or inquiry cases, which involve additional steps like pre-inquiry meetings, evidence exchange, and several days of oral proceedings. Naturally, this lengthens the timeline. It’s not uncommon for major project appeals to take close to a year. For example, as of 2021 data, appeals that went to a public inquiry averaged about 53 weeks (over 1 year).
. The situation has improved with recent measures (cutting inquiry times roughly in half), but a complex major scheme can still expect around 8-12 months for a decision depending on circumstances. Also, major appeals typically require more preparation – for instance, you might need to prepare proofs of evidence, enlist expert witnesses, and undergo cross-examination at an inquiry, all of which add to the timeline.
In summary, householder/minor appeals are quicker because they are simpler and follow a streamlined process, whereas major appeals take longer due to complexity and procedural requirements. If you’re a developer or architect working on a big project in London, build in plenty of buffer time for a potential appeal – sometimes the inspectorate’s schedule for an inquiry might mean the hearing itself only occurs many months after you lodge the appeal. Knowing these differences can help you set realistic expectations with clients and stakeholders.
Step-by-Step Timeline of an Appeal (What Happens When)
Every appeal is a bit different, but here’s an outline of the typical steps and how they contribute to the overall timeline:
- Lodging the Appeal: You submit your appeal to the Planning Inspectorate (usually online via the Appeals Casework Portal) before the deadline. From day one, ensure your documentation is complete! Incomplete appeals (missing forms, documents, or the required fee) can’t start moving until you fix any issues – this validation stage might add days or weeks if not done right. (Tip: double-check the appeal form and include all necessary documents – decision notice, your grounds of appeal, relevant plans, etc. – to avoid delays.)
- Start Date & Acknowledgement: Once the appeal is received and validated, the Inspectorate will officially start the appeal and notify the Local Planning Authority (LPA). You’ll get a start date letter. The clock for the next steps begins. From this point, the typical timescales cited (e.g., 26 weeks median) are measured until the decision. Initially, not much time has elapsed – maybe a week or two for validation and sending out notifications.
- LPA Response and Interested Parties: The local council prepares their statement of case (explaining why they refused the application) and sends all the paperwork from the application stage to the Inspectorate. Neighbours and anyone who commented on the application are usually notified of the appeal and allowed to submit further comments in the early weeks. The appellant (you) may have the chance to see and rebut the council’s statement (except in fast-track householder appeals, where the process skips the rebuttal stage to save time). This exchange of statements and comments typically happens within the first few weeks to 1-2 months of the appeal start. Delays can occur if the council are slow to submit their statement or if there are difficulties notifying all interested parties – but generally, these steps are on a set schedule in the appeal timetable.
- Site Visit / Hearing / Inquiry Scheduling: Depending on the appeal method:
○For written representation appeals, the inspector assigned to the case will schedule a site visit. This is usually an unaccompanied visit (for householders and simple cases, the inspector just goes to see the property and surroundings). The timing of the site visit can be a factor – inspectors travel around the region, so it might happen a few weeks or a couple of months after the exchange of statements. Occasionally weather or access issues can push a site visit back. But typically, the site visit might occur around 2-4 months into the process for a written appeal.
○For hearing or inquiry appeals, a date for the hearing/inquiry has to be arranged. This is a major source of delay – coordinating the schedules of the inspector, the appellant (and their team), the council, and any other participants. In busy areas like London, you might find hearing dates are booked many months out due to demand. The Rosewell reforms aimed to get inquiry hearings scheduled quickly (within 13-16 weeks of appeal start), but in practice some get scheduled later if parties request more time to prepare. A hearing might last 1 day, whereas an inquiry for a big scheme might run for a week or more (sometimes spread over multiple sessions). The waiting time for the hearing/inquiry date can add several months – often the reason hearing/inquiry cases take longer than written ones. By the time the hearing or inquiry event is completed, it could be 5-8 months from the start in a typical scenario (so we are already beyond the timeline of most written representation cases at that point).
- Inspector’s Decision: After reviewing all evidence, conducting the site visit or concluding the hearing/inquiry, the inspector will deliberate and write the decision. This final stage can take a few weeks up to a couple of months. Straightforward written cases might see a decision issued relatively quickly after the site visit – sometimes within 2-4 weeks. In more complex appeals, the inspector might take longer to consider legal points or await any final documents (for example, in enquiries, sometimes the parties submit closing submissions or planning obligation agreements that need to be signed after the hearing). On average, by the time you get the decision letter in hand, it will be around the 5 to 8 month mark from when you lodged the appeal (depending on the process as described earlier).
- (Rare) Secretary of State Call-in: In a very small number of cases, the appeal is “recovered” by the Secretary of State – meaning the minister makes the final decision instead of the inspector. This usually happens for very significant or controversial proposals (often large London projects, infrastructure, green belt matters, etc.). If your case is one of these (only about 0.3% of appeals get this treatment), be aware the timeline will stretch further. The inspector will hold an inquiry and write a report; then the Secretary of State might take several additional months to issue their decision. Recovered appeals have an average turnaround of about 65 weeks (well over a year), much longer than standard appeals. This is an exception, but it's worth noting for completeness.
Throughout the process, the Planning Inspectorate’s workload and efficiency play a role too. The Inspectorate handles around 15,000–20,000 appeals per year. If there is a surge of appeals or inspector shortages, timelines can creep up. In recent years, the Inspectorate has been hiring more inspectors (431 were employed as of late 2024).
) and issuing a high number of decisions per month to tackle backlogs. As a result, decision times have started to improve. For instance, in September 2023 the median times spiked (with some inquiry cases pushing the median to 62 weeks), but by December 2024 median times were back down to 28 weeks. The situation is dynamic – always check the latest published statistics for the current performance.
Factors That Can Speed Up or Delay Your Appeal
Several factors can influence whether your appeal moves quickly or ends up taking longer than average. Understanding these can help you strategise and possibly avoid unnecessary delays:
●Choice of Procedure: As discussed, opting for written representation usually leads to the fastest decision. If you insist on a hearing or inquiry (or if the case is so complex that one is necessary), you’re inherently signing up for a longer timeline. Practical tip: Only ask for a hearing/inquiry if you truly need to present evidence in person or if public interest demands it. Many appeals (even moderately complex ones) can be handled in writing with a well-prepared statement, saving you time.
●Complexity of the Case: A simple case with one or two clear-cut issues will be faster for an inspector to decide than a complex case with multiple policies, technical reports, and lots of opposition. Complexity often means more evidence to read, and perhaps more time needed for the inspector to write a thorough decision. It may also lead to procedural complications (extra hearing days, or even an adjournment of an inquiry to gather more info). There’s not much you can do about inherent complexity, except present information as clearly and succinctly as possible to help the inspector.
●Completeness and Quality of Documentation: One easily avoidable delay is an invalid appeal submission. If you forget to include something like the original application form, or you don’t pay the fee, the appeal won’t start until it’s corrected. Later in the process, if your appeal documents (or the council’s) are missing required information, the Inspectorate might have to pause or seek clarification. Always submit a thorough and complete appeal statement with all necessary appendices. Also adhere to the deadlines given for providing any further information – missing a deadline could cause the inspector to proceed without your input or, in some cases, lead to extra rounds of correspondence that slow things down.
●Local Authority and PINS Workload: Systemic delays can occur if either the local planning authority (LPA) or the Planning Inspectorate has a backlog. For example, if a council are dealing with many appeals simultaneously, they might take the maximum allowed time to submit their statement or send the needed documents. The Planning Inspectorate itself has had periods of backlog – e.g., in 2020-2022, there were reports of delays as the number of appeals rose. By late 2023, there were over 14,000 cases in progress. The Inspectorate has been improving throughput (issuing ~1,500 decisions per month in 2024) to reduce this, but if a surge happens (say, due to changes in planning rules causing more refusals), waits could lengthen. Unfortunately, as an appellant, you can’t control this, but being aware of the general situation helps manage expectations.
●Scheduling of Site Visits or Hearings: We touched on this, but it’s worth emphasising – scheduling is a big practical factor. Inspectors cover wide areas and often group site visits in one trip. If your site is remote or access requires someone to accompany the inspector, scheduling could be tricky. Likewise, for enquiries, aligning everyone’s availability (including possibly hiring a venue for a public inquiry) is a logistical challenge. Delays of a few weeks here and there can occur just due to calendars not lining up. Being flexible and responsive can help; if the inspectorate asks for your availability or preferences, reply immediately and provide broad availability to avoid conflict.
●Additional Consents or Issues: Sometimes an appeal isn’t just a straightforward “yes or no” on the planning permission. For example, if the project also involves a listed building consent appeal or an enforcement notice appeal running in parallel, the inspector might decide to consider them together. Enforcement appeals, in particular, tend to take longer (often over a year in many cases), so if your planning appeal is tied to an enforcement case, it could drag the timeline towards the longer end. If you have multiple related appeals, ask if they can be “conjoined” or handled together to avoid duplication – it might save time overall, even if it means the planning appeal waits for the enforcement appeal schedule.
●Inspector’s Report and Secretary of State Involvement: As mentioned, in rare cases the minister “recovers” the appeal decision. While this is unlikely for most routine projects (and typically would be flagged early on), if it happens, expect delays. The inspector will write a report instead of a decision, and the secretary of state’s office can take several extra months to issue the final verdict. There’s little to do here except be patient (and perhaps lobby if you have that ability).
●Unforeseen Events: External factors like changes in planning policy or law might prompt an inspector to hold off a decision (for example, if a new London Plan or National Planning Policy Framework update is imminent and could affect the outcome). Also, extraordinary events – such as the disruptions during the COVID-19 pandemic – can introduce delays (during 2020, many site visits were postponed and enquiries shifted to virtual formats, causing initial slowdowns). These are not common in normal times, but they’re reminders that the timeline isn’t completely within anyone’s control.
Bottom line: while you can’t control every aspect, you can influence your appeal timeline by choosing the simplest procedure suitable, submitting timely and complete information, and staying responsive. Many applicants also choose to engage a planning consultant or appeals specialist to manage the process – professionals know the common pitfalls and can help keep things on track.
Practical Tips for Appellants (Homeowners, Developers, and Professionals)
Appealing a planning decision can be daunting, but there are ways to make the journey smoother. Here are some practical tips tailored to different audiences:
For Homeowners (Householder Appeals): If you’re a homeowner appealing a refusal for a small project, you likely qualify for the fast-track householder process.
●Act Quickly: Remember, you only have 12 weeks to appeal – mark that date and don’t delay. It’s often wise to start preparing the appeal immediately after the refusal, even if you haven’t decided 100% to proceed, so you don’t run out of time.
●Focus Your Appeal Statement: Householder appeals are decided on written evidence, so make your written statement count. Clearly address each refusal reason the council gave. Keep it concise and relevant – the inspector will have all your application drawings and the council’s report, so use the appeal statement to clarify why you believe the council’s decision was wrong or your proposal is acceptable.
●No New Plans: Generally, you cannot introduce significantly revised plans during an appeal (the inspector judges the scheme that was refused), so don’t expect to tweak the design now – that route would require a new application. Instead, work with what you submitted and highlight planning policies or precedents that support it. This will avoid any back-and-forth about whether the changes are permissible, which could delay things.
●Prepare for the Site Visit: The inspector will likely come by your property. While you won’t discuss the case with them, you can help by ensuring easy access. If certain areas are locked or require permission (say, a rear alley), arrange access in advance. A smooth site visit (without needing rearrangement) keeps the timeline on track.
For Developers & Architects (Larger Appeals): If you’re dealing with a major development appeal, the stakes and complexity are higher.
●Strategy on Procedure: Decide early whether to push for a hearing or inquiry. If your proposal has significant objections or involves technical issues (traffic, environmental impact, etc.), a hearing might be beneficial to discuss things openly. However, if you judge that the council’s reasons can be rebutted in writing and the case isn’t likely to draw a crowd, opting for written representations could save months. Consult with your planning consultant or lawyer on this decision – it can make a huge difference in timing.
●Assemble a Strong Team: For complex appeals, consider hiring specialists – planning consultants, lawyers, or expert witnesses (e.g., highways engineers, heritage consultants) as needed. A well-prepared case can sometimes encourage the council to reconsider or even concede points, potentially narrowing the issues and speeding up the inquiry/hearing. It also ensures that, when the time comes, the discussion is focused and efficient, rather than bogged down in missing information.
●Engage with the Council (if possible): Just because you’re in an appeal doesn’t always mean dialogue ends. In some cases, continuing to talk to the council can lead to partial agreement (for example, agreeing on conditions that might make the development acceptable). If you can settle or clarify some issues before the inspector gets involved, the appeal can be quicker. For instance, if a reason for refusal was a specific design detail, providing a minor revision or additional info in agreement with the council (through the appeal’s statement of common ground) can remove that issue from debate. Less to argue = a faster, more straightforward appeal.
●Be Ready for the Long Haul: Despite best efforts, big appeals can be long. Build the expected appeal timeframe into your project plan (cash flow, land option deadlines, etc.). It may be frustrating to wait 6-12 months for a decision, but rushing mid-process won’t help. Instead, use the time productively – prepare fallback options (a revised application in case the appeal fails), keep investors informed of the timeline, and so on.
For Planning Professionals: If you’re a planning agent or consultant handling appeals for clients (including 4D Planning’s own team), your role is to steer the ship efficiently.
●Set Realistic Expectations: Clients often ask, “How long will this take?” Use the latest data to give a realistic range. Explain that a written appeal might be ~6-7 months, a hearing maybe ~8 months, and an inquiry up to a year (unless fast-tracked). Inform them of the current Planning Inspectorate workload or any delays you’re aware of. It’s better they plan for a longer wait and be pleasantly surprised if it’s quicker than the opposite.
●Stay Organised with Deadlines: There are multiple deadlines in an appeal (for submission of statements, rebuttals, proofs, etc.). Missing one can not only jeopardise the case but also delay the timeline (e.g., if you fail to submit something, the inspector might allow extra time, which drags things out). Use checklists and set reminders. Ensure the appeal is submitted well before the final deadline – a last-minute submission can go wrong and cost precious days.
●Leverage the Portal and Guidance: The Planning Inspectorate provides an Appeals Casework Portal to track progress. Check status updates – for instance, see when the inspector is appointed or if the site visit is scheduled. If something seems stuck (e.g., no inspector assigned for months), don’t hesitate to politely enquire with the Inspectorate. Sometimes files do slip under the radar, and a gentle nudge can move things along. Also, keep abreast of any changes in procedure (e.g., any pilot schemes or new guidance that could speed up certain cases) – applying those could give your appeal an edge timewise.
●Quality of Submission: This applies to professionals most of all – a well-crafted appeal statement or proof of evidence can make the inspector’s job easier, potentially leading to a quicker decision. Stick to the relevant points, cite planning policies and any appeal precedents that support the case, and avoid unnecessary fluff. If the inspector can clearly see the arguments and that all evidence is in order, they may not need to issue additional questions (which would add time).
By following these practices, all parties involved – whether a first-time homeowner appellant or a seasoned planning consultant – can help ensure the appeal process runs as efficiently as possible. While you can’t turn a 6-month process into 6 weeks, you can avoid it turning into 12 months through diligence and good preparation.
Conclusion: Patience, Preparation, and Professional Guidance
In conclusion, planning appeals in the UK typically take on the order of months – not days or weeks. For most straightforward cases, expect roughly half a year from lodging the appeal to getting a decision. Householder appeals are a bit faster (around 4 months), whereas large or complex cases can stretch to 8-12 months. Recent trends show the Planning Inspectorate is working to streamline the process and reduce delays, but it’s still crucial to approach an appeal with patience and a plan.
London appellants should take comfort that the process is the same nationally – there’s no extra “London delay” – but should remain mindful of the complexity and public interest that London projects often attract. No matter where you are, being proactive and thorough can shave off unnecessary waiting time.
Remember: an appeal is essentially a second chance to make your case – taking the time to do it right is time well spent. By understanding the typical timelines and following the tips above, you can navigate the appeals process with confidence. And if it ever feels overwhelming, don’t hesitate to seek expert help to guide you.
Need Help with Your Planning Appeal?
At 4D Planning, we specialise in planning appeals for homeowners and developers across the UK, with particular expertise in London boroughs. Our chartered planners have a strong track record of turning refusals into approvals. We handle everything – from advising you on whether an appeal is worth pursuing to preparing persuasive appeal statements and representing you in hearings. Don’t let a refused application stall your project longer than necessary. Get in touch with 4D Planning’s team to fast-track your planning appeal and maximise your chances of success. Contact us today to discuss your case and let us help you navigate the process smoothly and efficiently. Your successful outcome could be just an appeal away!
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