What to do when planning permission is refused

1. Read the decision notice carefully

The notice sets out the reasons for refusal. They are the key to everything that follows. Note which policies are cited, whether the reasons are about principle (the use or location), design, impact on neighbours, highways, ecology, heritage or something else, and whether the officer's report is available. Reasons that are about details can often be solved. Reasons about the principle are harder.

2. Note the deadlines

An appeal against a refusal has a strict time limit, which depends on the type of application (for example, a shorter period for householder applications and a longer one for most others). Missing it can close the option. Check your notice and the Planning Inspectorate's guidance straight away.

Reasons that are about details can often be solved.

3. Understand the options

You usually have these:

• Amend and resubmit. Change the scheme to address the reasons for refusal and apply again. Some councils allow a free resubmission within a period after refusal if you meet conditions. Check.
• Appeal to the Planning Inspectorate. An independent inspector reviews the decision. Appeals take time and may involve costs, and the outcome is not certain.
• Do nothing and rethink. Sometimes the best answer is a different approach, a different site or a different scale.
• Seek a review in exceptional cases. Where a decision was unlawful, there may be other legal routes, with very short time limits. Take legal advice.

4. Talk to the council

Ask the case officer to explain the refusal, and what changes could make a scheme acceptable. A constructive meeting often shows a way forward. Many councils offer pre-application advice before you submit again.

5. Take a fresh look at the design

Ask honestly: is the objection reasonable? Could the building be smaller, lower, further from the boundary or differently arranged? Could materials or details be improved? Could a neighbour's concerns be met? A modified design that addresses the reasons often succeeds.

6. Consider the evidence

You may need further reports, such as for daylight, ecology, transport, flood risk, heritage, trees, or design. Good evidence can answer concerns that were assumed.

7. Talk to neighbours and the community

If objections from neighbours played a part, talking to them can help. Sometimes small changes resolve the worry.

8. Weigh cost, time and risk

An appeal or a second application costs time and money. Compare the likelihood of success, the cost of professional help and the value of the project. A planning consultant can advise.

9. Do not build anyway

Proceeding without permission can lead to enforcement action. Do not start work unless you have a valid permission or a lawful route.

Tips for next time

• Use pre-application advice.
• Talk to neighbours early.
• Study similar approved schemes.
• Provide a clear design and access statement.
• Keep your design flexible.

In short

Read the reasons, watch the deadline, talk to the council, decide between amending and appealing, and take advice early.

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