If your planning application has been refused by the London Borough of Redbridge, the decision does not have to be the end of the road. Many refusals are a question of judgement rather than fact, and those judgements can be challenged through the planning appeal process.
Just Planning specialises in planning appeals. We advise homeowners and developers across London on how to challenge refusals and present clear, well-reasoned appeal cases to the Planning Inspectorate.
We regularly assist clients in Redbridge with appeals for householder extensions, new infill homes and commercial developments, and we have had a number of recent successes in Ilford, Wanstead and Woodford.
Our role is to assess whether an appeal is justified, explain the likely prospects and manage the appeal process from start to finish, keeping you informed every step of the way.
When planning permission is refused, the reasons are often based on concerns about scale, design or the effect on neighbours or the wider street scene. In many cases, these concerns involve planning judgement rather than a clear breach of policy.
At appeal, the proposal is considered by an independent inspector, rather than the council that refused it. The inspector will look at the evidence afresh and reach their own conclusions on the planning merits of the scheme.
Some refusals are well-founded. Others are not. We give honest, independent advice on whether your refusal is fair and whether it should be be appealed. We never take on a case we don’t think we can win.
We begin by reviewing the decision notice and officer’s report. This allows us to identify which refusal reasons are likely to carry weight at appeal and which may be open to challenge.
Where an appeal is unlikely to succeed, we say so. Where the issues are arguable, we explain why and set out the available options. In some case, the best way forward is to a new planning application with amendments to satisfy the council’s concerns.
We advise on a broad mix of planning appeals, from straightforward householder cases through to more complex residential proposals. That experience helps us anticipate the points inspectors tend to focus on and tailor appeal statements accordingly.
In Redbridge we have had particular recent successes in appeals for single-storey rear extensions (prior approvals and planning applications) and with certificates of lawfulness under the so-called four year rule.
We handle the appeal process from start to finish, including preparing the appeal statement, submitting the appeal and dealing with correspondence. If we recommend an appeal and it is not successful, we will help you understand the inspector’s decision and will let you know what we think you should do next.
We handle dozens of applications and appeals in Redbridge each year. Here is a selection of some recent successes.
In most cases, yes. There are time limits for submitting an appeal (typically 12 weeks for a homeowner extension), so it is important to seek advice promptly once a decision has been issued.
Timescales vary, but many householder appeals are decided within a few months through the written representations process.
No. Once an appeal is submitted, it is handled by the Planning Inspectorate rather than the council.
Yes, and this is a common strategy. You can appeal against the council’s decision, but simultaneously make a new application for a revised proposal that responds to the council’s concerns (by making the development smaller, for example). The new application should not have any effect on how the appeal is considered.
In most appeals, the inspector will carry out a site visit as part of the process. These visits are often unaccompanied, meaning that the inspector will just view the site from the street. If the inspector would like to enter the site to take a closer look, the visit will be scheduled with us in advice.
The reason for the visit is to give the inspector a better understanding the site context, relationships with neighbouring properties and the surrounding area.
There is no discussion of the case during the site visit.
Appeals are generally determined on the basis of the scheme that was refused. However, it is sometimes possible to submit additional supporting information where this helps clarify matters or respond to the council’s concerns. Any changes must not materially alter the proposal.
Neighbours are notified of the appeal. For householder appeals (for extensions and alterations to a house), they have no further right to make representations. For other appeals, neighbours may make representations to the Planning Inspectorate.
The inspector is not bound by the council’s decision. While the reasons for refusal are considered carefully, the appeal is determined independently, based on the evidence and the inspector’s own planning judgement.
Planning appeals involve professional time, but we try to keep our fees as low as possible.
We mostly offer fixed fees, and we agree the fees in advance so clients understand the likely cost before proceeding.
The fee depends on the complexity of the appeal, but typically varies between £1,00 and £2,000 plus VAT.
There is no requirement to use a planning consultant, but appeals are technical and evidence-led. Many homeowners choose to seek professional help to ensure the council’s reasons for refusal are addressed clearly and effectively.
In most cases, the decision notice, the officer’s report and the approved drawings are sufficient to provide an initial view on prospects. We will let you know if anything further is needed.
If your issue relates to an enforcement notice rather than a refusal, see our Redbridge enforcement page.
Talk to an expert
If your planning application has been refused, the first step is usually a review of the decision notice and officer’s report. From there, it is possible to give a realistic view on prospects and explain how the appeal process would work in practice.
If you would like to discuss a planning appeal, you are welcome to get in touch.
If you prefer to email, we can be reached at info@just-planning.co.uk.
