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Planning Dispute Solicitors

Planning refusals and enforcement notices can be challenged — but the deadlines are strict and the process is highly technical.

Whether you have had a planning application refused, received an enforcement notice, or are a neighbour seeking to challenge a grant of permission — planning law involves strict deadlines, detailed procedural requirements, and highly technical legal arguments about planning policy. A solicitor will assess the strength of any challenge and manage the appeal or legal proceedings through to resolution.

Planning permission appeals Enforcement notice challenges Judicial review of planning decisions Free initial consultation

Planning Dispute Routes

The legal challenges available in planning disputes.

Planning disputes span a wide range of decisions — from refused extensions to large development consents. The legal route available depends on the type of decision and the nature of the challenge.

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Planning permission appeals

Where a planning application is refused by the local planning authority, an appeal to the Planning Inspectorate can be made — by written representations, hearing, or inquiry, depending on the complexity of the case. Householder appeals (extensions, outbuildings) have a 12-week deadline; full appeals typically 6 months. The inspector considers the application afresh against the development plan and the National Planning Policy Framework. A solicitor will advise on the grounds of appeal and manage the process.

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Enforcement notice appeals

Where the local planning authority serves an enforcement notice alleging a breach of planning control — unauthorised development, breach of planning conditions, change of use — the recipient has 28 days to appeal to the Planning Inspectorate. The grounds of appeal are specified and include: planning permission should have been granted; the matters alleged do not constitute a breach; time limits for enforcement have expired (4 or 10 years depending on the breach); and the requirements of the notice are excessive. A solicitor will assess the available grounds and manage the appeal.

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Challenging a planning decision by judicial review

Where a planning decision — grant or refusal — was made unlawfully (outside legal powers, in breach of procedural requirements, or irrationally), judicial review in the Planning Court can challenge it. Common grounds include failure to take into account material considerations, inadequate reasons, failure to follow the correct procedural requirements, and errors in Environmental Impact Assessment. JR must be filed promptly — normally within 6 weeks of the planning decision for planning cases. A solicitor will assess the grounds and manage the permission stage.

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Challenging a neighbour's planning permission

Third parties have no right of appeal against a grant of planning permission — but they can challenge it by judicial review where the decision was unlawful. This is a high threshold: an error in weighing planning merits is not enough. A formal pre-application objection and representations to the planning authority remain the most effective tool at the application stage. A solicitor can advise on whether grounds for JR exist and the realistic prospects of success.

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Listed building and conservation area issues

Works to listed buildings require listed building consent in addition to planning permission. Carrying out unauthorised works to a listed building is a criminal offence with no limitation period — unlike standard enforcement notices. Where listed building consent has been refused, the appeal route is the same as for planning permission. A solicitor will advise on the requirements and any unauthorised works issues — including the risk of enforcement and the scope for retrospective consent.

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Planning conditions and Lawful Development Certificates

Planning conditions can significantly restrict how a property is used or altered. Where a condition is unclear, unreasonable, or not necessary for planning reasons, it can be challenged by appeal. A Lawful Development Certificate (LDC) from the local planning authority confirms whether a proposed or existing use or development is lawful without requiring a full planning application. A solicitor will advise on whether an LDC application is appropriate and the evidence needed to support it.

How It Works

Planning appeals and challenges are won or lost on preparation — not the day of the hearing.

The grounds of an appeal, the evidence prepared, and the policy arguments made determine the outcome long before the inspector decides. A solicitor will build the strongest case from the start.

Submit Your Request
1

Describe the planning decision

Tell us what was decided, the date of the decision letter, and whether you are appealing, responding to enforcement, or challenging a neighbour's permission.

2

Solicitor advises on your options

A planning law specialist assesses the grounds of challenge, the strength of your case, and the correct process — with an honest view on prospects.

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Free initial consultation

You receive clear advice on the planning dispute and what can realistically be achieved — at no cost and no obligation.

Free Initial Consultation

Planning decisions are not final — but the deadlines to challenge them are.

If you have received a refusal or enforcement notice, take specialist advice before the appeal window closes.

Get Planning Dispute Advice

Common Questions

Planning disputes — what people ask us.

My planning application was refused. What are the prospects of a successful appeal?

It depends on the reason for refusal and how that reason relates to the development plan and NPPF. Where the refusal is based on a misinterpretation of policy, inadequate reasons, or a failure to properly weigh material considerations, prospects are stronger. Where the refusal reflects a straightforward policy conflict that a revised scheme could address, reapplication may be faster than appeal. A solicitor will assess the reasons for refusal against the planning policy background and give an honest view of the prospects before you commit to an appeal.

I have received an enforcement notice for an extension I built 5 years ago. Is it too late to enforce?

For most operations — building works — the enforcement time limit is 4 years from the date the development was substantially complete. If more than 4 years have passed, enforcement action cannot be taken and you can apply for a Lawful Development Certificate confirming the lawfulness of the development. The 4-year limit applies to dwelling-house works; change of use to a dwelling also has a 4-year limit; other changes of use have a 10-year limit. A solicitor will calculate whether the time limit has expired and advise on the correct application.

My neighbour has been granted planning permission for a development I oppose. What can I do?

Third parties have no right to appeal a grant of planning permission. Judicial review is available where the decision was unlawful — but the grounds must be legal error, not mere disagreement with the planning judgment. The more effective approach for most objectors is to engage thoroughly with the application before the decision — through detailed objections to the local planning authority. If the authority has not followed its own procedures or has failed to properly assess material matters, JR grounds may exist. A solicitor will assess this at the first consultation.

Can I carry out works to my listed building without permission?

No — any works to a listed building that would affect its character as a building of special architectural or historic interest require listed building consent. This applies to internal works as well as external ones. Carrying out unauthorised works is a criminal offence with no time limit for prosecution. A solicitor will advise on what consent is required, how to apply for it, and — where unauthorised works have already been carried out — on the risks and options for regularisation.

How long does a planning appeal take?

Written representation appeals (the most common format) typically take 20–30 weeks from submission to decision. Hearings take slightly longer; public inquiries for larger or more complex cases can take over a year from the appeal being lodged. The Planning Inspectorate publishes current average timescales on its website, which vary by appeal type. A solicitor will advise on the likely timeline for your specific appeal and ensure all documentation is submitted correctly and on time.

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