Decisions and appeals

After we have determined a planning application, we will issue a decision notice. This decision will either be to:

• allow you planning permission
• allow you permission with conditions
• refuse you permission

If you are not happy with our decision you may choose to appeal. Please be aware that only the applicant can appeal a planning decision. This section explains what happens and what actions you can take after a decision has been made.

Refused planning permission

We will always write with our reasons for refusing an application or granting with conditions and as long as you address the problems, you can resubmit another application free of charge within 12 months of the decision.

Any planning conditions or refusal reasons can be viewed online via Planning Explorer by using the specific application search function, and then scrolling down under Application Details to click on 'Conditions' or 'Refusal Reasons'.

Appeal against a planning decision

If your application is refused, or you are unhappy with the planning conditions attached to an approved application, you can contact the officer who dealt with your application and discuss your options.

Alternatively, if you think the authority's decision is unreasonable, you may want to appeal the decision. There are four types of appeal:

• Householder appeal: The applicant completes a form and we give the Planning Inspectorate access to the original application documents. An inspector visits the site and issues a decision.
• Written representation: These are the most common appeals and are decided on the basis of an exchange of written submissions from us and applicant and a site inspection by an inspector.
• An informal hearing: A process which usually involves an open discussion led by an inspector following the exchange of written comments.
• An inquiry: A formal procedure conducted by an inspector following the exchange of written evidence. There are procedural rules that have to be followed for a hearing or inquiry.

Making an appeal should always be the last resort and we would always encourage applicants to contact us first to see if a compromise can be reached before making an appeal. Appeals must be submitted to the Planning Inspectorate:

• within six months of the decision date
• within three months for a householder development
• within two months for refusal of advertisement consent

If an appeal is allowed the development can proceed; if it is dismissed our decision will stand.

More information about appeals

Local Government Ombudsman

All third parties who have commented on an application will be informed of the outcome via letter or by e-mail, or by viewing the application online.

If you have good reason to believe that an application was dealt with improperly or have concerns, you can complain to the Local Government Ombudsman.

Your complaint will be noted but the Ombudsman has no power to alter the decision, even if our administration has not been entirely correct.