This planning application was originally validated by Wrexham County Borough Council on the 14th December and refused on the 4th October at committee for a Retrospective application for Outbuilding, Front Porch, Wall, Boundary Fence and Pergola.
The committee went against the advice of their planning officers who recommended approval of this application.
As such after carful consideration we also recommended that not only our client appeal the refusal but additionally we put in a costs application for our client to attempt to gain the appeal costs back for them.
This planning appeal was classed as a House Holder appeal and as such the appellant had 12 weeks from the refusal date to appeal to the Planning Inspectorate.
Additionally with this case being a retrospective application, we were mindful of a potential enforcement notice being issued ,and were in contact with the planning office at Wrexham to ensure that an enforcement notice was not served until the case had been determined by the planning inspectorate
We always recommend leaving at least a whole clear month from instruction to appeal deadline in-case additional investigations are needed, but the more time available the better.
The refusal reasons given by Wrexham County Borough Council were that;
The development has a detrimental impact upon the appearance of the property, the street scene and detracts from the Conservation Area
These refusal reasons may look harsh if you are not used to reading local authority decision notices and many would give up after reading this type of refusal.
In fact many people do give up at this stage and do not go to appeal, but honestly refusal reasons like these are perfectly normal and can be overcome as we will show you.
For this appeal we produced a 20 page detailed appeal statement, working our way through the delegated officers report and decision notice, dismantling their objections and the reasons Wrexham County Borough Council
used to refuse this application.
Providing a comprehensive and robust argument, bringing national and local policies into play, and detailed reasoning as to why the committee was wrong, and in-fact this development was perfectly acceptable and should have been approved.
Additionally we completed a detailed amount of research to find very similar cases, that the planning inspectorate had previously granted, and we looked to use these cases to support our argument as best possible.
As this appeal was a House Holder appeal the local authority, which in this case was Wrexham County Borough Council, did not have the right of response to our appeal statement.
This case like the vast majority of similar cases, was dealt with by way of Written Representation, and as such it is paramount that the argument is very comprehensive and robust as there is no second chance to respond.
The inspector visited the appeal site on 21st February and issued the appeal decision on 24th March in a four page appeal decision report.
The good news was that the appeal was upheld and the permission granted.
Our approach for producing appeal documents that go into great detail to work through the refusal reasons, officers reports and policies in detail, and to supply supporting cases where the inspectorate has granted similar appeals is invaluable.
This gives the client their best chance of success, admittedly it does take longer to produce, and increases costs slightly by going into that level of detail, but it is that attention to detail that is absolutely paramount.
As an organisation HEAL Planning is one of the leading appeals specialists with both dedicated in-house planning and legal teams, whose job it is to win your case, both these skill sets are invaluable to produce a robust and compelling case to gain a win.
You won’t find many organisations in our industry that have both of these skill sets a planning and a legal team, and it is most definitely a major reason why we have the success rate we do.
Without appealing your Planning refusal you cannot gain the permission you would like!
You will find a host of videos about various types of planning appeals and the services we offer on our website.
If you would like a free no obligation consultation with myself or a member of our team please call us on 01743 369911 or email
Wrexham Planning Appeal For A Retrospective Application Refused at Committee
If you would like a free no obligation consultation with a member of our team please call us on 01743 369911
