A planning appeals specialist is a chartered town planner (MRTPI) with expertise in the statutory appeals process administered by the Planning Inspectorate. When a planning application is refused, conditions are unreasonable, or a local authority fails to determine an application within the statutory period, an appeal can be lodged with the Inspectorate. The specialist prepares the grounds of appeal, co-ordinates supporting evidence from other experts, and presents the case - orally at a hearing or inquiry, or in writing. They also advise on the commercial merits of appealing before any money is committed.
What they do
- Advise on the merits and risks of a planning appeal before lodging
- Prepare written grounds of appeal and statements of case
- Coordinate expert evidence from architects, engineers and other specialists
- Represent clients at hearing sessions and public inquiries
- Cross-examine witnesses at public inquiries
- Submit costs applications where the LPA has behaved unreasonably
- Appeal against enforcement notices on behalf of landowners
- Handle lawful development certificate appeal refusals
- Challenge call-in decisions and Secretary of State directions
When you need one
Consider a planning appeals specialist as soon as a refusal is received or conditions appear unreasonable - time limits apply and are strict.
Typical costs (UK, 2025)
| Job type | Typical cost |
|---|---|
| Written representation appeal | £2,000 - £6,000 |
| Hearing appeal | £3,000 - £10,000 |
| Public inquiry appeal | £5,000 - £25,000+ |
| Enforcement notice appeal | £3,000 - £12,000+ |
| Expert witness at inquiry | £150 - £250 / hr |
| Costs application | £600 - £1,500 |
Costs increase significantly with the complexity of the case and the number of hearing sessions or inquiry days. Major infrastructure appeals can run to six figures in professional fees across all disciplines.
Qualifications to look for
The statutory qualification for town planners in the UK. Only MRTPI members may call themselves Chartered Town Planners. Appeals specialists should hold MRTPI and have a demonstrable track record at appeals. Check membership at rtpi.org.uk.
Frequently asked questions
What is a planning appeal?
A planning appeal is a statutory right to challenge a planning decision - refusal, conditions or failure to determine - by the Planning Inspectorate. An inspector appointed by DLUHC reviews the case and issues a binding decision. The appeal must be submitted within 6 months of the decision (or 12 weeks for householder appeals).
What are the three types of planning appeal?
The three procedures are: written representations (most common, for straightforward cases), hearing (for cases needing some discussion between the parties), and public inquiry (for complex or major cases where formal evidence is given under oath). The Planning Inspectorate decides which procedure is appropriate.
Can I recover my costs if I win a planning appeal?
Costs can be awarded against a party (LPA or appellant) that has behaved unreasonably - for example by refusing a clearly acceptable scheme without reasonable grounds. Costs applications are separate from the appeal and must be requested before the inquiry or hearing closes.