Farm Planning Appeals: What to Do After a Refusal

The council said no. That is not always the final word.

A refusal hurts, especially when you know the building or conversion makes sense for your farm. An appeal sends the decision to an independent inspector appointed by the Planning Inspectorate, who looks at the case afresh.

Appeal or reapply?

An appeal is not always the best route. Sometimes a changed scheme, submitted again, gets a yes faster. We read the refusal reasons, the officer's report and the policy, then tell you plainly which route gives you the best chance. Read Farm planning permission refused? Your 3 options.

Just had a refusal? Start with our step by step guide: planning application refused, here is what to do next.

Deadlines you cannot miss

• For most farm applications, including full planning refusals, the appeal must be made within 6 months of the date on the decision notice.
• If the council has not decided your application in time, you can appeal for non determination.
• An appeal against an enforcement notice must be made before the date the notice takes effect, which is at least 28 days after it is served.

Check the decision notice straight away. A missed deadline cannot be put right.

3 ways an appeal is decided

1. Written representations: the inspector decides on the written case and a site visit. Most appeals are decided this way.
2. Hearing: a round table discussion led by the inspector.
3. Inquiry: a formal event with evidence and cross examination, used for complex cases.

Each side normally pays its own costs. Either side can apply for costs if the other has behaved unreasonably.

What wins appeals

Inspectors decide on evidence and policy. The strongest appeals explain how the farm works, answer each refusal reason directly and show where the council misread the policy.

How Foxes Rural can help

We review the refusal, advise on appeal or resubmission, prepare the appeal statement and evidence, and represent your case through to the inspector's decision.