A refusal is disappointing, but many refused schemes are later approved, either in a revised form or at appeal. The key is reading the decision properly and choosing the right route.
Start with the reasons for refusal
The decision notice lists the reasons for refusal, and the officer's report (usually on the council's planning website) explains the thinking behind them. Between them they tell you:
- whether the objection is to the principle (the council doesn't want this kind of development here at all), or to the detail (size, design, effect on a neighbour)
- which policies the council relied on
- whether there's anything the council did find acceptable
Option 1: change the scheme and apply again
If the problems are with the detail, a revised application is often the quickest and surest route. It means changing the design to answer each reason for refusal, and explaining clearly how it has been addressed. Talking to the case officer, or getting pre-application advice, can help confirm you're on the right track.
Option 2: appeal
If you believe the council got it wrong, for example by misreading its own policies or giving too much weight to an objection, you can appeal to the Planning Inspectorate, which is independent of the council. An inspector looks at the case afresh.
Appeal deadlines
The deadlines are strict, and late appeals aren't accepted:
- Householder applications (extensions, outbuildings): 12 weeks from the date of the decision notice
- Most other applications, including full planning permission and listed building consent: 6 months from the date of the decision notice
- If an enforcement notice has been served on the same development, the time limit can be as short as 28 days
No new evidence for most appeals
For applications made on or after 1 April 2026, most planning appeals follow a quicker written procedure in which the inspector decides on the information the council had. You generally can't add new reports or evidence at appeal. That makes it even more important to get the original application right, with the right supporting documents from the start.
Resubmit or appeal?
A revised application is usually better when a reasonable design change would answer the refusal. An appeal is usually better when the scheme is right and the council's reasoning is weak, or when the objection is to the principle and a redesign wouldn't help. Sometimes it makes sense to do both at once.
How we can help
We read the decision and the officer's report, and give you an honest view of your chances. Then we either redesign the scheme to overcome the reasons for refusal, or prepare and manage the appeal. Ben's background in planning law helps here.
Book a free home visit
If you've had a refusal, don't wait too long: the appeal clock is running. Get in touch, and Ben will visit, go through the decision with you and explain your options.
Every site is different. This guide is general information, not advice on your project. For a straight answer about your property, book a free home visit: Ben will come and look, with no obligation.
Who'll handle your project: Benjamin Plunkett, our Managing Director and Planning & Heritage Consultant, is your point of contact from the first site visit to the decision. Charlie Plunkett MCIAT produces the drawings.
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