Planning appeals—hearings
Planning appeals—hearings

The following Planning guidance note provides comprehensive and up to date legal information covering:

  • Planning appeals—hearings
  • What is a hearing?
  • Legislation and guidance
  • Choosing the appeal procedure
  • Fixing the date of the hearing
  • Submitting the appeal form
  • Notice to interested parties
  • Appeal questionnaire
  • Representations by statutory parties and interested persons
  • Statement of case and statement of common ground
  • more

What is a hearing?

A planning hearing is an inquisitorial process led by an inspector. It involves the submission of written evidence by the main parties with a similar process and timeframe to that used for written representation appeals, followed by an informal hearing once all written submissions have been received.

The hearing takes the form of a round-the-table discussion led by the planning inspector. Third parties, such as local residents, councillors and amenity groups may also attend and take part in the discussion.

The majority of hearings will take no longer than a day and usually conclude with a site visit, although complex proposals may take several days.

Legislation and guidance

The procedure for planning hearings is set out in the Town and Country Planning (Hearings Procedure) (England) Rules 2000, SI 2000/1626 (the English Hearing Rules) and Part 5 of the Town and Country Planning (Referred Applications and Appeals Procedure) (Wales) Regulations 2017, SI 2017/544 (the Welsh Appeal Regulations).

Planning Inspectorate (PINS) has published Planning appeals procedural guidance—England (the English Procedural Guidance) and Procedural Guide Planning appeals—Wales (the Welsh Procedural Guidance).

In England, PINS has also published a Guide to taking part in planning and listed building consent appeals proceeding by a hearing.

Choosing the appeal procedure

When making an appeal, the appellant should identify in the appeal form which