A refusal from the London Borough of Brent is not the end of the road. Most decisions are a question of judgement, particularly on design, scale and character. An appeal allows those issues to be tested independently.
We specialise in planning appeals. If you have received a refusal, we can review the decision and provide some advice on your chances of success.
Brent takes planning seriously. It has a detailed Local Plan and a recently updated Residential Extensions and Alterations SPD, and officers rely closely on that guidance when making decisions.
However, in practice, refusals are often based on cautious interpretations of character, scale or concentration rather than clear breaches of policy. Proposals are frequently described as “overbearing”, “out of character” or creating “cumulative bulk”, even where similar development already exists nearby.
Brent’s statistics show that it approves a lower proportion of applications than the national average, and a significant number of householder refusals are overturned at appeal. That does not mean decisions are careless. It does mean that independent scrutiny regularly produces a different outcome.
An appeal is not a confrontation. It is an opportunity for an inspector to step back and assess whether the alleged harm is genuinely material when viewed in context. Where a refusal relies on rigid interpretation of guidance rather than a balanced assessment of the site, appeals in Brent can and do succeed.
Brent covers a wide range of housing types, from Victorian and Edwardian streets in Kilburn and Harlesden to inter-war houses in Kingsbury and Sudbury, and new higher density development around Wembley.
Outside key growth areas, the council is keen to preserve what it sees as the established character of the area. It takes a close look at proposals for extensions and has strict policies against the subdivision of larger houses to provide new flats. It can be sceptical about new infill dwellings and actively hostile to HMO applications.
We have handled applications and appeals in all parts of the borough, and are familiar with the council’s policies and the general approach taken by its officers.
Most of our work is appeal work, not fresh applications. We’re used to officer reports, refusal reasoning and the way inspectors assess harm in the real world.
Brent often refuses on character, bulk, roof form and ‘overdevelopment’. We focus the case on those judgement points and put the proposal in its proper street context.
We are familiar with all of Brent’s planning policies, including its new Residential Extensions and Alterations SPD, adopted in 2025.
A good appeal isn’t just “we disagree”. We set out the planning merits clearly, deal directly with each reason for refusal and submit a structured statement that an inspector can rely on.
We act on dozens of appeals in Brent each year, including householder extensions, dormer roof extensions, changes of use and small-scale residential development. We also work on Lawful Development Certificates under permitted development or the four year rule.
Many of these cases involve proposals that are acceptable in principle but have been refused on grounds of character, scale or concentration. Our role is to test those judgements carefully and present a clear case at appeal.
Brent has detailed guidance and applies it carefully. However, inspectors will assess whether any alleged harm is genuinely material when viewed in the wider street context.
The council has an Article 4 direction restricting the change of use of dwellings to HMOs.
The Local Plan includes a policy aimed at preventing harmful concentration of HMOs within a small group of neighbouring properties. Each proposal must be assessed against that policy and the existing pattern of uses nearby.
Yes. While Brent places weight on housing mix and character, appeals can succeed where a proposal provides suitable accommodation and does not cause material harm.
In most cases, a householder appeal must be submitted within 12 weeks of the decision, and other refusals within six months. Enforcement appeals usually have a shorter deadline. It is important to take advice promptly to avoid missing the relevant time limits.
Planning appeals are decided by an independent inspector appointed by the Planning Inspectorate. The inspector is not part of the council and considers the appeal afresh, based on the evidence submitted and the relevant planning policies.
Yes. Where we are appointed as your planning agent, we manage the appeal process on your behalf and deal directly with the Planning Inspectorate and the council.
We charge fixed fees, quoted in advance. For a typical householder planning appeal, our fees are usually in the region of £1,000 to £1,500 plus VAT, depending on the complexity of the case and the work required.
The Planning Inspectorate does not charge a fee for submitting a planning appeal.
Brent is our single biggest council for planning enforcement appeals. For more on how we can help, visit our dedicated Brent enforcement page.
Talk to an expert
If your planning application has been refused or you have received an enforcement notice, it is important to get some professional advice. Our planning consultants specialise in planning appeals.
We’ll review your case for free, explain your chances at appeal and outline the next steps clearly.
If you prefer to email, we can be reached at info@just-planning.co.uk.
