Has Your Planning Application Been Refused?
We understand that a refused planning application can leave you feeling frustrated, especially when Local Authorities become increasingly adverse to negotiating with applicants. At En-Plan we are appeal experts and are here to take the stress out of your planning dilemma, and get you the permission you deserve. The Planning Appeal process swill be handled by the Planning Inspectorate who are based in Bristol. The Planning Inspectorate for England (sometimes referred to as PINS) is an executive agency of the Department for Levelling Up, Housing and Communities of the United Kingdom Government with responsibility for making decisions and providing recommendations and advice on a range of land use planning-related issues across England. The Planning Inspectorate deals with planning appeals, nationally significant infrastructure projects, planning permission, examinations of Local Plans and other planning-related and specialist casework. They work independently of the Local Planning Authority to ensure a fair and impartial decision of the Appeal
A Case Study of a successful Appeal: Lammas Barns, Shropshire.
Folllowing on from the refusal by Telford & Wrekin Council for the proposed kitchen and dining room En-Plan were employed to Appeal this decision direclty to the Planning Inspectorate in Bristol.
The proposal is for a rear extension facing into the courtyard by almost the same extent as the width of the existing wing of the house and for much of its length. It would be single storey though it would include, central to it, a pitched gable extending in its height almost to the ridge of the existing property and which would reflect the same design feature of the existing extension on the end of the wing. External materials would appear to match those of the existing building.
The Planning Inpsector upon visting the site had this to say in his conclusion:
However, even if it were to be regarded in this way, I consider that the proposed extension, by its limited size, the use of matching materials and its overall design, would complement the existing building. It would be subordinate to it and would not harm its character or appearance.
The appeal has been allowed, and planning permission is granted for a single storey rear extension at Poynton Green Farm, Lammas Barns, Marlbrook Way to Poynton Manor, Poynton, Telford, SY4 4JN in accordance with the terms of application Ref: TWC/2022/0251, dated 2 March 2022, and subject to the following conditions: -
i. The development hereby permitted shall begin no later than three years from the date of this decision.
ii. The development hereby permitted shall be carried out in accordance with the following approved plans: AO1(location plan and proposed block plan), AO4 (proposed elevations), AO5(proposed floor plans), AO6 (Proposed 3-D views), AO7 (proposed 3-D image) and AO8 (proposed elevations).
iii. Notwithstanding what is shown on the submitted plans, the external materials shall match those of the host building.
Why you should choose En-Plan to prepare your Appeal
Our High Success Rate In Planning Appeals
We have continually achieved a high success rate for planning appeals. As we have recently worked as planning officers at senior levels within council planning departments we understand how the planning appeal process works from both sides. We also have access to specialists from other backgrounds such Ecology or Heritage that cab facilitate a more robust statement, and systematically dismantle the reasons for refusal.
Site Visits And A Supporting Planning Statement
There are two crucial elements that can mean the difference between success and failure when appealing a refusal. The first is a site visit; this is an essential element to any planning appeal, and is included within every appeal we quote for. A site visit allows us to see your situation first hand, whilst spending time with you and talking through your case on site. It might also mean at this point that we look to alter the initial submission and alter that and re-submit in order to gain permission or to put you in a stronger position to appeal. We will look to analyse any other relevant planning history in the locality and use this to strengthen your case as often similar developments have been approved and thereby a legal precedent has been set.
Secondly, we will write a detailed Supporting Planning Statement. This involves looking at the key issues of your case, addressing their relevant policies (both national and local), as well as setting out the planning grounds in favour of your proposal, and any tricky points that a case may present. There may be weaknesses within the refusal or strengths in your application that need to be better highlighted. We will examine your individual case to ensure it has the maximum potential to succeed at appeal. It’s proven that these two significant elements are often the detail that wins us the appeal.
Our Process & Pricing For An Appeal
After investigating all the points of your refused application, we then will provide you with an honest assessment of your situation and whether a planning appeal would be likely to be successful or what alternative options you have. Our fees to handle every stage of your case would typically include:
A site visit by the lead planner dealing with the case and detailed consultation with you. This allows us to get an invaluable understanding of your case.
All necessary liaisons with your Council and the Planning Inspectorate.
All necessary research including Council and Government policies and other decisions which may be relevant to your case.
Preparation and submission of all documentation.
Presentation of your case either by a full supporting statement or orally at a hearing or public enquiry if required. Using professional planning arguments, our presentation would answer the type of questions the Planning Inspector may have, challenge the Council’s assumptions and set out in detail why their decision should be overturned.
We will always suggest the best type of appeal based on your situation.
The Diifferent Types of Appeal
There are many different planning applications and therefore there are many different forms of appela as the below list shows:
Appeal a planning decision
Appeal a householder planning decision
Appeal an enforcement notice
Appeal a listed building consent decision
Appeal a minor commercial development decision
Appeal a decision about consent to display an advertisement
Appeal a decision about a lawful development certificate
Appeal a community infrastructure levy notice under Regulation 117, 118 or 119
Appeal a modification or discharge of planning obligation application (S106)
Appeal a decision about a tree preservation order
How long do Appeals take?
Please see the below figures provided by the Planning Inspectorate on their average decision times:
S78 & Householder appeals
s78 planning appeals Written Reps 31 weeks
s78 planning appeals Hearings 32 weeks
s78 planning appeals Inquiries 26 weeks
Householder appeals Written Reps19 weeks
This includes section 174 of the Town and Country Planning Act 1990 in the UK relates to enforcement appeals. It allows for the submission of an appeal to the Planning Inspectorate against an enforcement notice issued by a local planning authority.
When a local planning authority believes that there has been a breach of planning control, they can issue an enforcement notice requiring certain actions to be taken or changes to be made. If you receive such a notice and wish to challenge it, you can make an appeal under Section 174, and S39 enforcement listed building appeals and lawful development certificate appeals. If you wish to appeal an enforcement notice, you generally have the option to do so through the Planning Inspectorate there are some general steps to follow.
Firstly carefully read and understand the details of the enforcement notice issued by the local planning authority. It will outline the alleged breach of planning control and the required actions or changes. You then need to collect relevant evidence to support your appeal. This may include documents, photographs, surveys, or any other evidence that challenges the alleged breach or supports your case.
To appeal an enforcement notice, you need to complete and submit the appropriate forms to the Planning Inspectorate. The specific form to use will depend on the type of appeal you are making. The forms can be found on the Planning Inspectorate's website. When submitting your appeal, you need to provide grounds for why you believe the enforcement notice is incorrect or unfair. This can include arguments relating to planning law, technicalities, factual errors, or other relevant factors. It's advisable to seek legal advice or consult a planning professional to help you with this process.
There is a specific time limit within which you must submit your appeal. This is typically within 28 days of the enforcement notice being issued, but it's important to check the exact deadline specified in the notice. Once your appeal is submitted, it will be reviewed by a Planning Inspector from the Planning Inspectorate. The Inspector will assess the evidence presented by both parties (you and the local planning authority) and make a determination.
The Inspector will issue a decision in writing, explaining whether the enforcement notice should be upheld, modified, or dismissed. The decision is binding, but in some cases, further legal options may be available if you disagree with the outcome.
Fast Track Your Planning Appeal
Did you know that for appeals relating to a home planning application (extensions, loft conversions etc) you can now choose to be heard via a Fast Track Householder Appeal Service. Under normal rules the fast track appeal is completed within 12 weeks as opposed to the standard appeal time of around 26 weeks.
En-Plan Consultants look forward to answering any questions you may have as part of a free no obligation consultation to begin the planning and development process.
The Planning Inpsectorate
The Planning Inspectorate is an executive agency of the UK government that operates independently of local planning authorities. It is responsible for handling planning appeals and other related casework in England and Wales. The Planning Inspectorate's main role is to make decisions and recommendations on a range of planning and environmental issues.
The Planning Inspectorate handles appeals against decisions made by local planning authorities, including appeals against enforcement notices, refusal of planning permission, and other planning-related matters.
Development Plan Examinations: The Planning Inspectorate conducts examinations of local development plans, which are strategic documents that outline policies for land use and development in specific areas.
The Planning Inspectorate is involved in the examination and decision-making processes for nationally significant infrastructure projects, such as major energy, transportation, and water-related developments. The Planning Inspectorate assesses the environmental impact of proposed projects and provides recommendations or decisions on their suitability.
The Planning Inspectorate organizes and conducts public inquiries and hearings to gather evidence and make informed decisions on planning appeals or other significant planning matters. The Planning Inspectorate provides advice and guidance to local planning authorities, developers, and the public on planning-related matters and procedures.
The Planning Inspectorate plays a crucial role in ensuring fair and consistent decision-making in the planning system. Its aim is to maintain the balance between the interests of developers, local communities, and the wider public when considering planning appeals and related matters.
The Planning Inspectorate has a rich history in the United Kingdom, dating back several decades. The Planning Inspectorate traces its roots to the Town and Country Planning Act 1947, which established the system of development control and planning permission in the UK. This legislation introduced the concept of planning inquiries to resolve disputes and make decisions on planning matters.
Over the years, the role and responsibilities of the Planning Inspectorate expanded. It became an executive agency of the UK government in 1991, operating under the Department for Communities and Local Government (now the Ministry of Housing, Communities and Local Government). Its mandate broadened to cover planning appeals, development plan examinations, and other planning-related casework. The Planning and Compulsory Purchase Act 2004 brought significant changes to the planning system and the role of the Planning Inspectorate. It introduced reforms to streamline planning processes, including the establishment of the Infrastructure Planning Commission (IPC), later replaced by the National Infrastructure Planning unit within the Planning Inspectorate. The Act also enhanced the Inspectorate's authority to make decisions on planning appeals and development plan examinations.
The Deregulation Act 2015 further modified the Planning Inspectorate's functions, making provisions for the streamlined processing of planning appeals and changes to the procedural rules for inquiries and hearings.The Planning Inspectorate continues to adapt and respond to changes in planning legislation and policy. It plays a vital role in the UK's planning system, ensuring fair and independent decision-making on planning appeals, development plans, and nationally significant infrastructure projects.
Throughout its history, the Planning Inspectorate has contributed to the development and implementation of planning policies, supported local planning authorities, and provided a mechanism for resolving disputes and making decisions in the realm of planning control. Its work has helped shape the built environment and land use across England and Wales.