You've put time, energy, and money into your planning application, only to receive the frustrating news that your local planning authority has refused it. What now?
A planning refusal isn’t necessarily the end of the road. In fact, there are several routes you can take to get your project back on track. The right approach will depend on your specific situation, so this article will walk you through the most common strategies. And remember, if you need tailored advice, you can make use of our Free Consultation service.
Understanding the refusal
The first thing you need to do is understand why your application was refused. The council will issue a Decision Notice outlining the Reasons for Refusal, but don’t stop there. The reasons listed are often brief and don’t give the full picture.
To dig deeper, you need to get hold of the Officer's Report. This can usually be found on the council’s website or obtained by contacting the planning officer directly. The report will set out the planning officer’s justification for the refusal in detail, substantiating the reasons for refusal included on the Decision Notice.
Consider amending the scheme
If the Officer’s Report suggests that minor tweaks to your proposal could make your application acceptable, you might want to consider submitting a revised application.
This can be a quick and efficient way to address concerns without going through the appeal process.
Lodge an appeal
But what if you’re not willing to compromise on your original plans? Or what if you spot a mistake in how your application was assessed—for instance, if the planning officer wrongly assumed a loss of light to a neighbour’s bedroom when in reality it’s a bathroom that doesn’t need the same level of protection? In these cases, you may consider appealing the decision.
Appeals are handled by the Planning Inspectorate, an independent government agency that tends to take a more relaxed approach than local planning authorities. They have the power to overturn the council’s decision, and statistics show that around a third of planning appeals are successful—which indicates that local planning authorities often get it wrong.
While you can submit an appeal yourself, keep in mind that you only get one chance. It’s worth considering professional help to make sure your case is presented effectively, backed up with the right policies and legislation. As planning appeal specialists, our success rate far exceeds the national average.
Try a combined strategy
If you’re unsure whether to amend the proposal or appeal, why not do both? You can submit a revised application to the local planning authority while simultaneously lodging an appeal with the Planning Inspectorate against the original decision. This dual approach increases your chances of success—if one route fails, the other might succeed.
Need help? We’ve got you covered
Not sure which option is best for your situation? Don’t worry! Take advantage of our Free Consultation service. We’ll review the council’s decision and advise on the best route forward.
The information contained in this article may have become out of date since it was written. Under no circumstances shall the information contained in this article be taken as professional advice.