Decision matrix
Written representations is the default for all householder appeals (mandatory under HAS for householder works) + most s78 residential appeals. Choose hearing when: (1) refusal reasons hinge on design judgement that benefits from Inspector site walk + discussion; (2) you have multiple expert reports (heritage, daylight) whose interaction needs exploration; (3) LPA has misread plans or applied wrong policy + verbal clarification will land harder than paper; (4) commercial value justifies £8–15k incremental cost over written reps. Choose inquiry when: (1) scheme value >£500k uplift + refusal is unjustified; (2) precedent-setting case (basement policy, Article 4 application, listed building principle) where formal record needed; (3) third parties (Historic England, neighbour groups) intend to give evidence + cross-examination valuable; (4) you have specialist counsel + 3+ expert witnesses. Inspectorate determines procedure if disputed — typically defaults to written reps unless complexity justifies escalation.
Cost + timeline comparison
Written reps: PINS fee £0. Consultant fee £2,500–£8,500 (statement of case 8–25 pages + appendices). Timeline 22–32 weeks from appeal submission to decision. Hearing: PINS fee £0. Consultant + barrister fee £5,000–£18,000. Hearing day 4–6 hours at PINS venue or LPA chamber. Timeline 28–40 weeks. Inquiry: PINS fee £0. Legal team (barrister + solicitor + planning consultant) £25,000–£60,000. Expert witnesses £8,000–£25,000 each (heritage, transport, daylight, ecology). Inquiry 2–10 days at hired venue. Timeline 40–60 weeks. Costs awards: see [[planning-appeal-costs-award-london]] — recoverable where unreasonable behaviour proven.
