All appeals against the refusal of planning permission, enforcement notices and non determination of applications within the prescribed period are dealt with by the Planning Inspectorate in Bristol, which is an independent agency of the Office of the Deputy Prime Minister.

Once an appeal is lodged it has to be accompanied with an appeal questionnaire. Following lodgement, our company will work on a strict time scale to ensure a full and proper appeal can be constructed. The Planning Inspectorate gives both the appellants and the Council a strict timetable to comply with. The Planning Inspectorate will not consider late submissions.

There are three ways in which an appeal can take place. These are:

* Written Representation

* Informal Hearing

* Public Inquiry

Written Representation

Written Representation involves researching and writing a statement of case which illustrates why planning permission should be granted by the Planning Inspectorate.

The Local Authority  and the appellant exchange statements. After exchange, we have the opportunity to counter any arguments made.

The Planning Inspectorate will then set a date for the appeal site visit to take place. In some instances the Inspector can view the site on their own and our representation on site is not required. In other instances we can arrange to represent you in front of the Inspector and the Council. These site visits are often less than 1 hour long.

Both parties then have to wait for the decision in writing.

 Informal Hearings

This is a similar process to Written Representation. However on the day of appeal, both the Council and Appellant makes a verbal statement of case. The merits of the appeal are discussed and questions can be asked. The Planning Inspector will chair the discussion.

Following the discussion, all parties meet on site to view the proposal.

Both parties then have to wait for the decision in writing.

Public Inquiry

These are primarily used for large scale projects. These take the appearance and structure of a small court room layout.

This form of appeal generally involves the use of Barristers and Professional Witnesses. Statements are written and evidence is given under oath to the Planning Inspector.

Following any evidence given, the witnesses can be cross examined.

Towards the end of an inquiry, all parties will meet on site to view the proposal.

Both parties then have to wait for a decision in writing.

Town Planning Appeal Consultants Ltd