The Secretary of State may allow or dismiss an appeal under section 20 or may reverse or vary any part of the authority's decision (whether or not the appeal relates to that part), and—
may deal with the application as if it had been made to him in the first instance; and
may exercise his power under section 1 to amend any list compiled or approved under that section by removing from it the building to which the appeal relates.
Before determining the appeal, the Secretary of State shall, if either the applicant or the local planning authority so wish, give each of them an opportunity of appearing before, and being heard by, a person appointed by the Secretary of State for the purpose.
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The decision of the Secretary of State on the appeal shall be final.
Schedule 3 applies to appeals under section 20.