What HAS covers + how it works
HAS applies to all refused householder planning applications — extensions, loft conversions, outbuildings, porches, dropped kerbs, swimming pools, garden rooms, dormers, replacement windows in CAs etc. — for single dwellings (not flats, HMOs or change of use). Procedure is written reps only — Inspector reads appellant's statement + LPA's questionnaire + statement, conducts site visit (usually unaccompanied), issues written decision. Appellant submits: (1) appeal form (PINS online portal); (2) statement of case (8–25 pages typically — refusal reason rebuttal, policy compliance, comparators, design rationale); (3) drawings (refusal scheme); (4) original application documents; (5) optionally — heritage statement, daylight assessment, design statement amendments. LPA submits Questionnaire (statutory consultees list, neighbour reps, officer report) + Statement (defence of refusal). No oral evidence. Third party reps invited but limited weight unless new material issues raised.
Timeline + critical dates
Refusal date triggers 12-week appeal window — appeal must be lodged within 84 days of LPA decision notice. PINS target 12 weeks to decision but post-2023 backlog runs 16–22 weeks routine, 24+ weeks in busy periods. Critical dates after lodging: (1) LPA submits Questionnaire within 2 weeks; (2) LPA submits Statement within 6 weeks; (3) appellant final comments within 9 weeks; (4) site visit weeks 10–14; (5) decision weeks 12–22. Build programme implication: if planning is appeal-dependent, add 4–6 months pre-construction. Many clients run parallel revised application to LPA + HAS appeal — if LPA approves revised scheme during appeal, withdraw appeal + proceed (faster outcome). Builderr practice: file HAS appeal day 1 after refusal + run revised LPA application week 2 — twin-track keeps options open.
