PLANNING APPEALS
Read the reasons. Choose the route. Make the case.
A refusal is a position, not a conclusion. The decision notice sets out the council's reasons, and those reasons tell you exactly what has to be answered. The real question is whether to answer them at appeal or with a revised application.
Appeals in England changed in April 2026. For applications made since then, most appeals are decided on the information the council already saw, with little room for new evidence or amended drawings. That makes the choice of route more important than it used to be, and it means a strong appeal usually starts with a strong original application.
Landmark began as a planning practice in 1997. We read the refusal against the policy, the precedent and the officer's report, then recommend the route most likely to move the scheme forward. Appeal time limits run from the date on the decision notice, so it pays to look at a refusal early.
WHAT WE OFFER?
Every service below states what the work covers and what you receive at the end of it.
REFUSAL REVIEW
The decision notice, the officer's report and the policy read together, so the real reasons for refusal are clear.
APPEALS AGAINST REFUSAL
The case for the scheme put to the Planning Inspectorate, through whichever procedure the Inspectorate chooses: written representations, a hearing or an inquiry.
NON-DETERMINATION AND CONDITIONS
Where a council has not decided an application in time, or has approved it with conditions that undermine the scheme, those decisions can be appealed too.
REVISED AND RETROSPECTIVE APPLICATIONS
A revised scheme often answers the reasons for refusal sooner than an appeal, and work already carried out can still be regularised.
HOW IT WORKS?
Four stages, one team, no handover between firms.
- 01
REVIEW
Decision notice, officer's report and policy read together.
- 02
ROUTE
Appeal, revised application or both, agreed with you.
- 03
CASE
The appeal or application prepared in house, drawings and statements together.
- 04
SUBMISSION
Lodged with the Planning Inspectorate or the council, and correspondence handled through to a decision.
WHY CHOOSE US?
RELATED SERVICES
HAD A PLANNING REFUSAL?
Send us the decision notice, and we can talk through the reasons and the routes open to you.