Having a planning application refused can be disappointing, particularly after investing time and money into the process. Whilst a refusal is disheartening, it doesn’t have to be the end of the road for your ambitions. In practice, many refused applications can be revised, resubmitted or appealed with the right strategy.
This guide explains why planning permission is commonly rejected, how to decide your next steps, and how to improve your chances of securing approval if you choose to revise or resubmit your application.
Common Reasons Why Planning Permission Is Rejected
Local Planning Authorities (LPAs) must determine applications in accordance with their Local Plan and the National Planning Policy Framework (NPPF), unless material considerations indicate otherwise. Refusals are issued where officers consider that a proposal would cause planning harm or conflicts with policy.
Impact on Neighbours
One of the most frequent reasons for refusal is harm to a neighbouring amenity. Put simply, this covers impacts on neighbours like loss of privacy, overlooking, overshadowing or an overbearing impact, particularly where extensions are close to boundaries or neighbouring windows.
These issues are explored in more detail in our guide to Top Reasons Neighbours Object to Planning Permission, which also explains how many objections can be avoided through design changes.
Scale/Massing, Design and Character
Applications are often refused where the proposal is considered out of scale, poorly designed, or harmful to the character of the area. This is especially relevant in conservation areas or where local design policies set expectations for materials, roof forms or proportions. Our guide on Listed Building Consent & Planning Permission Rules includes relevant information that may be helpful here.
Conflict With Planning Policy
Even well designed proposals can be refused if they conflict with adopted planning policy. Common examples include inadequate parking provision, unacceptable impact on heritage assets, or failure to meet minimum space or amenity standards.
Inadequate Supporting Information
A refusal may occur because insufficient information has been provided. Missing drawings, unclear plans or the absence of required reports (such as heritage or daylight assessments) can lead to the refusal of an otherwise acceptable scheme.
What a Refusal of Planning Permission Means
If planning permission is refused, you will receive a planning refusal notice and you cannot lawfully proceed with the development as proposed. Carrying out the works despite refusal would place you at risk of planning enforcement action.
Importantly, a refusal does not prevent you from submitting a revised application, nor does it mean that development on your property is unacceptable in principle! Many refusals are resolved through modest amendments that address specific concerns raised by the LPA.
Understanding Your Planning Refusal Notice
A planning refusal notice is the formal decision document issued by the Local Planning Authority (LPA) when an application is refused. It sets out why permission has been refused and what options are available next. Whilst it is frustrating and disheartening to receive a refusal notice, understanding it is important for improving the chances of any resubmission or appeal you choose to make.
In practice, a refusal notice will usually contain the following elements:
Decision and Application Details
The notice confirms the application reference number, site address, proposal description and the date of the decision. This anchors the refusal to a specific set of drawings and documents, which is important if you later revise or appeal the scheme.
Reasons for Refusal
This is the most important section. Each refusal reason must be clearly stated and based on planning policy or material considerations. Reasons are typically written as numbered paragraphs and will explain:
- What aspect of the proposal is unacceptable
- What harm the LPA considers would arise
- Which local or national planning policies are being breached
For example, a refusal might cite unacceptable overlooking, excessive scale, or harm to the character of the area, with references to specific Local Plan policies or the NPPF. Generally, this section includes key information on all the issues you need to address to be successful in a fresh application.
Policy References
Refusal notices will usually list the exact planning policies relied upon, such as:
- Local Plan design or amenity policies – e.g. this example from South Staffordshire
- Conservation or heritage policies
- National policy in the NPPF
This is important because a revised application or appeal must demonstrate compliance with these same policies or clearly justify why the original decision was mistaken.
Advisory or Informative Notes
Some LPAs include advisory text explaining whether the authority would be open to a revised scheme or alternatively, highlight aspects that could be improved. While not legally binding, these notes can be useful when deciding how to proceed.
Appeal Rights and Deadlines
The refusal notice will explain your right to appeal to the Planning Inspectorate and the applicable deadline, we’ll cover this in more detail below.
Deciding Whether to Make a Fresh Application or Appeal
After a refusal, homeowners typically have two realistic options: submitting a fresh application or appealing the decision.
Making a Fresh Planning Application
A revised application is often the most effective route where refusal reasons relate to design issues that can be addressed. This might include reducing scale, adjusting window positions, altering materials or introducing setbacks.
A fresh application allows you to respond directly to the LPA’s concerns and demonstrate how the revised proposal overcomes the identified issue. In many cases, this leads to approval without the time and uncertainty associated with an appeal.
Appealing a Planning Refusal
Applicants have the right to appeal a refusal to the Planning Inspectorate. Based on government guidelines, appeals are generally only successful where the LPA’s original decision is unreasonable, inconsistent with policy, or not supported by evidence.
The main restriction with an appeal is that it is assessed on your original proposal only. You can’t amend your plans during the appeal process. Appeals can also take a considerable amount of time, often several months, depending on the procedure used.
Generally as a homeowner, you can submit an appeal for up to 12 weeks from the date your decision was due to arrive. However, this deadline can vary significantly depending on what element of the decision you are appealing. If you have received an enforcement notice in the last two years the associated timeline can reduce to as little as 28 days. The UK government website provides detailed information on submission timelines if you’ve received an enforcement notice.
Successfully Preparing a Fresh Application
In our experience several factors are important in ensuring the success of a fresh application after a refusal.
Responding Clearly to Refusal Reasons
Each refusal reason should be treated as a specific issue to resolve. Your revised drawings and planning statements should clearly explain how the updated proposal addresses the concerns raised by the LPA.
Improving Design and Technical Evidence
Small design changes can have a significant impact. Moving or obscuring windows, reducing depth or height, or improving materials can often resolve neighbour and character concerns. Where a refusal relates to the “45-degree-test” for assessing extensions close to neighbouring windows, an associated design change to respect this limit can improve the chances of the second application succeeding.
In some cases, additional supporting evidence such as daylight and sunlight assessments or heritage statements can help demonstrate policy compliance.
Engaging With Your LPA
Many LPAs are willing to offer informal feedback or pre-application advice following a refusal. This can provide clarity on whether proposed changes are likely to be acceptable before resubmitting. However do bear in mind that such advice may be subsequently published under FOI laws, depending on the policies of your LPA.
How a Planning Consultant Can Help You Get Permission
Professional advice can be extremely valuable following a planning refusal. A planning consultant can help by reviewing your refusal notice, advising whether a resubmission or appeal is the better strategy, working with your architect, designer or technician to amend your proposal and fully managing any resubmission or appeal process to increase the likelihood of a successful outcome.
At Holland Lloyd, we regularly support homeowners following refused planning applications. Whether your next step is a revised submission or an appeal, our Planning Support Service provides clear, practical advice to help you secure permission and move your project forward with confidence.
FAQs
What happens if I don’t get planning permission?
A planning refusal means that you cannot proceed with the development as proposed. You can still submit a revised application or appeal the decision.
Is it better to appeal or reapply?
Where design changes are needed a fresh application is usually more effective than an appeal.
Can I change my plans during an appeal?
Unfortunately appeals consider the original proposal only. Any design changes require a new application.
How long do I have to appeal a refusal?
Householder appeals must usually be submitted within 12 weeks of the date on your local planning authority’s decision letter, but this deadline can differ significantly based on what you are appealing and whether you have previously received an enforcement notice.
Can a planning consultant improve my chances of success?
A planning consultant like Holland Lloyd can help interpret refusal reasons, align proposals with policy and present a stronger case on resubmission or appeal.