Blog
Lorem ipsum dolor sit amet, consectetur adipiscing elit. Nulla euismod condimentum felis vitae efficitur. Sed vel dictum quam, at blandit leo.
The Appeal Process:
Points on Heritage
Meeting with refusal to grant permission for your building project can be devastating. Apart from wasted time, effort and money, crushed dreams, be it of a new extension to accommodate a growing family or internal reconfiguration to make the layout of your house work with your lifestyle.
Fortunately, there's the appeals process. You have the right to object to the council's decision within 12 weeks of the decision letter. Planning appeals are administered and undertaken by the Planning Inspectorate, which is independent of the local planning authority (LPA). There are no fees payable to your local council to appeal a householder planning decision, however it may involve the submission of additional documents to justify your claim. A planning consultant may help with the smooth running of your project and guide you on any appeal processes that may arise. Below, you'll find a short guide on the topic paying special attention to heritage aspect.
The Appeal Process: Written Representations and Points on Heritage
your planning application is refused or left undecided after the statutory 8 week period, you can appeal to the Planning Inspectorate.
The main difference is the additional level of architectural and Heritage-based expertise that is needed for a planning appeal in a
Once we have received an appeal and ensured that it is valid, we will determine the primary procedure. At this point, the choice of procedure will be between written representations, a hearing or an inquiry, and we will decide on the most appropriate procedure based upon the criteria detailed in Annexe K. we may subsequently also consider, based on the submitted evidence and relevant issues, whether a ‘combined procedure’ might be appropriate. For example, a hearing could have a written representations element to deal with a certain issue and an inquiry could have hearing (round table discussion) and/or written representations elements, if those approaches are considered more appropriate to deal with certain issues. How the combined procedure should operate is at our discretion on a case by case basis.
There are three main procedures that an appeal can follow: written representations, a hearing or an inquiry. Within the hearing and inquiry categories, we may also consider if a ‘combined procedure’ would be appropriate, such as a hearing with some elements dealt with by written representations or an inquiry with hearing (round table discussion) and/or written representation elements. For all the procedures the appeal site will normally be visited.
Written representations
Most planning appeals are decided by the written representations procedure.
With this procedure the planning inspector will consider written evidence from the appellant, the local planning authority (LPA) and anyone else who has an interest in the appeal.
The written evidence usually takes the form of a statement of case by the main parties (the appellant and the LPA), and there is also the opportunity to comment on each other’s statements.
Third parties can also submit additional representations, although any original comments made in respect of the planning application will already have been forwarded onto the planning inspector.
There are strict timeframes for when the various written submissions must be submitted, and these will be set out in a letter from the Planning Inspectorate when the appeal is validated.
You should also note that in the case of householder appeals there is a slightly different process, and that there are no opportunities to submit further information once you have submitted the original appeal form.
The planning inspector will consider all the written evidence that is made available and will also visit the site, usually accompanied by the main parties. However, no verbal submissions are permitted at any time - even on the site visit.
A written decision is usually made several weeks after the site visit.
Hearing
An informal hearing involves the submission of written evidence by the main parties with a similar process and timeframe to that used for written representation appeals.
However, the process will also include an informal hearing once all the written submissions have been received.
This takes the form of a round-the-table discussion that will be led by the planning inspector. It is intended to be an informal process and allows for all parties to respond to any questions that the inspector might have, and to let everyone make their case known.
Third parties, such as local residents, councillors and amenity groups may also attend and take part in the discussion.
The majority of hearings will take no longer than a day and usually conclude with a site visit.
Sometimes, more complex proposals may take several days to discuss.
A written decision is usually made several weeks after the hearing.
Local inquiry
A local inquiry is more formal procedure than the informal hearing route and is usually used for complex cases where legal issues may need to be considered.
The main parties will usually have legal representatives to present their case and to cross-examine any witnesses.
Prior to the inquiry date, the Planning Inspectorate will expect to have received various documents from all parties that will be taking part in the appeal.
These may include statements of case and proofs of evidence from expert witnesses. Third parties may also take part.
The inquiry will be led by the inspector and will follow a formal procedure.
All parties will have the opportunity to present their case, and witnesses are likely to be questioned by the inspector and the other parties as to the evidence that they have presented.
Much of the evidence may be technical or specialist knowledge that needs to be carefully presented and understood by the inspector.
An inquiry may take one or several days, or in some cases weeks. The length of the inquiry will depend on the complexity of the case and the number of witnesses involved.
At some point during or on conclusion of the inquiry the inspector and the main parties will undertake a site visit.
A written decision is usually made several weeks after the inquiry.
What will the decision be based on?
1.10.1. The Inspector has to make the decision (or the report and recommendation to the Secretary of State for a recovered appeal) under the circumstances existing at the time he or she makes it. The Inspector will therefore take account of:
- the material submitted to the local planning authority;
- all the appeal documents;
- any relevant legislation and policies, including changes to legislation, any new Government policy or guidance and any new or emerging development plan policies since the local planning authority’s decision was issued;
- any other matters that are material to the appeal.
Id tation temporibus conclusionemque per
Ethos
Velit expetendis omittantur sed ei, sit suavitate deseruisse sententiae ex. Ne omnium mentitum sea. Hinc interesset usu no, id nec autem quando sadipscing. Vix quem errem malorum et, elit labores reprehendunt ut usu. Nullam ornatus legimus est ei, denique intellegat ex est.
Mel meis equidem intellegebat te. Ut vix nostrud alienum vivendum. Cum ex alia legere ceteros. Eum torquatos rationibus ea. Cu mea postulant reprimique, modus aperiam dignissim nam an, duis porro repudiandae ne duo.
Lorem ipsum dolor sit amet, consectetur adipiscing elit, sed do eiusmod tempor incididunt ut labore et dolore magna aliqua. Tristique risus nec feugiat in fermentum posuere urna nec. Adipiscing at in tellus integer feugiat scelerisque varius. Gravida neque convallis a cras semper auctor neque. Nunc pulvinar sapien et ligula ullamcorper malesuada proin. Hac habitasse platea dictumst quisque sagittis. Senectus et netus et malesuada fames ac. Amet justo donec enim diam vulputate ut pharetra sit amet. Pulvinar mattis nunc sed blandit. Dolor sed viverra ipsum nunc aliquet bibendum enim facilisis. Ut porttitor leo a diam sollicitudin tempor id eu nisl. Quis risus sed vulputate odio. Tempus quam pellentesque nec nam aliquam sem et tortor.
Massa tempor
Nec feugiat nisl pretium fusce id velit ut. Enim sed faucibus turpis in. Vestibulum sed arcu non odio. A cras semper auctor neque vitae tempus quam. Arcu dui vivamus arcu felis. Eu feugiat pretium nibh ipsum consequat. Risus nullam eget felis eget. Velit ut tortor pretium viverra. Augue ut lectus arcu bibendum at varius vel pharetra. Et netus et malesuada fames ac turpis egestas.
Nunc sed augue lacus viverra vitae congue eu. Lacus sed turpis tincidunt id aliquet risus feugiat. Enim lobortis scelerisque fermentum dui faucibus in ornare. Ut tellus elementum sagittis vitae et leo duis ut. Dolor magna eget est lorem ipsum dolor. Eget est lorem ipsum dolor sit amet consectetur adipiscing elit. In hac habitasse platea dictumst quisque sagittis purus. Nec tincidunt praesent semper feugiat nibh sed pulvinar proin gravida. Duis at consectetur lorem donec. Massa eget egestas purus viverra. Dictum sit amet justo donec enim diam vulputate. Amet est placerat in egestas erat imperdiet sed euismod. Ut eu sem integer vitae justo eget.
Eget nunc scelerisque
Viverra mauris in aliquam sem. Eu mi bibendum neque egestas. Donec pretium vulputate sapien nec sagittis aliquam malesuada bibendum arcu. Amet commodo nulla facilisi nullam vehicula ipsum a arcu cursus. Enim tortor at auctor urna. Adipiscing tristique risus nec feugiat in fermentum posuere urna. Tempus quam pellentesque nec nam aliquam sem et tortor. Risus sed vulputate odio ut enim blandit. Amet est placerat in egestas erat imperdiet sed euismod. Urna id volutpat lacus laoreet non. Enim nec dui nunc mattis enim. Consequat interdum varius sit amet mattis.
Aliquet bibendum enim facilisis gravida neque convallis a cras. Egestas diam in arcu cursus euismod. Massa id neque aliquam vestibulum morbi blandit. Amet venenatis urna cursus eget nunc scelerisque viverra mauris. Proin libero nunc consequat interdum varius sit amet mattis. Id diam vel quam elementum pulvinar etiam non. Placerat vestibulum lectus mauris ultrices. Justo nec ultrices dui sapien eget mi. Amet risus nullam eget felis eget nunc lobortis mattis aliquam. Lacinia quis vel eros donec. Arcu odio ut sem nulla. Nam aliquam sem et tortor consequat. Quis risus sed vulputate odio ut. Arcu non sodales neque sodales. Lorem ipsum dolor sit amet consectetur adipiscing elit duis. Quis blandit turpis cursus in hac habitasse platea. Nisi vitae suscipit tellus mauris a diam maecenas sed. Magnis dis parturient montes nascetur ridiculus mus mauris. Purus faucibus ornare suspendisse sed.
Lorem ipsum dolor sit amet
Consectetur adipiscing elit, sed do eiusmod tempor incididunt ut labore et dolore magna aliqua. Tristique risus nec feugiat in fermentum posuere urna nec. Adipiscing at in tellus integer feugiat scelerisque varius. Gravida neque convallis a cras semper auctor neque. Nunc pulvinar sapien et ligula ullamcorper malesuada proin. Hac habitasse platea dictumst quisque sagittis. Senectus et netus et malesuada fames ac. Amet justo donec enim diam vulputate ut pharetra sit amet. Pulvinar mattis nunc sed blandit. Dolor sed viverra ipsum nunc aliquet bibendum enim facilisis. Ut porttitor leo a diam sollicitudin tempor id eu nisl. Quis risus sed vulputate odio. Tempus quam pellentesque nec nam aliquam sem et tortor.
Massa tempor nec feugiat nisl pretium fusce id velit ut. Enim sed faucibus turpis in. Vestibulum sed arcu non odio. A cras semper auctor neque vitae tempus quam. Arcu dui vivamus arcu felis. Eu feugiat pretium nibh ipsum consequat. Risus nullam eget felis eget. Velit ut tortor pretium viverra. Augue ut lectus arcu bibendum at varius vel pharetra. Et netus et malesuada fames ac turpis egestas.
Nunc sed augue lacus viverra vitae congue eu. Lacus sed turpis tincidunt id aliquet risus feugiat. Enim lobortis scelerisque fermentum dui faucibus in ornare. Ut tellus elementum sagittis vitae et leo duis ut. Dolor magna eget est lorem ipsum dolor. Eget est lorem ipsum dolor sit amet consectetur adipiscing elit. In hac habitasse platea dictumst quisque sagittis purus. Nec tincidunt praesent semper feugiat nibh sed pulvinar proin gravida. Duis at consectetur lorem donec. Massa eget egestas purus viverra. Dictum sit amet justo donec enim diam vulputate. Amet est placerat in egestas erat imperdiet sed euismod. Ut eu sem integer vitae justo eget.
Eget nunc scelerisque
Viverra mauris in aliquam sem. Eu mi bibendum neque egestas. Donec pretium vulputate sapien nec sagittis aliquam malesuada bibendum arcu. Amet commodo nulla facilisi nullam vehicula ipsum a arcu cursus. Enim tortor at auctor urna. Adipiscing tristique risus nec feugiat in fermentum posuere urna. Tempus quam pellentesque nec nam aliquam sem et tortor. Risus sed vulputate odio ut enim blandit. Amet est placerat in egestas erat imperdiet sed euismod. Urna id volutpat lacus laoreet non. Enim nec dui nunc mattis enim. Consequat interdum varius sit amet mattis.
Aliquet bibendum enim facilisis gravida neque convallis a cras. Egestas diam in arcu cursus euismod. Massa id neque aliquam vestibulum morbi blandit. Amet venenatis urna cursus eget nunc scelerisque viverra mauris. Proin libero nunc consequat interdum varius sit amet mattis. Id diam vel quam elementum pulvinar etiam non. Placerat vestibulum lectus mauris ultrices. Justo nec ultrices dui sapien eget mi. Amet risus nullam eget felis eget nunc lobortis mattis aliquam. Lacinia quis vel eros donec. Arcu odio ut sem nulla. Nam aliquam sem et tortor consequat. Quis risus sed vulputate odio ut. Arcu non sodales neque sodales. Lorem ipsum dolor sit amet consectetur adipiscing elit duis. Quis blandit turpis cursus in hac habitasse platea. Nisi vitae suscipit tellus mauris a diam maecenas sed. Magnis dis parturient montes nascetur ridiculus mus mauris. Purus faucibus ornare suspendisse sed.
