Thinking about a planning refusal appeal?
A planning refusal appeal can feel daunting, especially if you’ve already invested time, money and energy into your application. The good news is that a refusal is not always the end of the road – but you do need to move carefully, understand your options, and work within the strict time limits.
On this page we’ll walk you through what a planning refusal appeal actually is, when it’s worth appealing (and when a fresh application is better), typical timescales, likely costs, and the most common mistakes we see homeowners make. Our aim is to help you step back from the stress, look at the refusal objectively, and decide on the simplest route to getting permission in place.
- What a planning refusal appeal is – in plain English.
- How to read your decision notice and spot appeal grounds.
- Realistic timescales and cost expectations.
- Key pitfalls that cause appeals to fail.
- When to get professional help and what they actually do.
We’re writing from an England-focused point of view, and always recommend checking the latest guidance on the Planning Portal and GOV.UK as well as your own council’s policies.
Planning refusal appeal – what this guide covers
A planning refusal appeal is your formal way to challenge a council decision when your planning application has been refused. For many homeowners, it feels like the only option left – but appealing isn’t always the quickest, cheapest or most effective route to getting your extension, loft conversion or garden room approved.
In this guide, our team at Plans Made Easy explains how appeals fit into the wider planning process, how to decide if an appeal is right for you, and the key steps, timescales and costs to be aware of. We’ll also show you the most common mistakes we see and how to avoid them.
If you haven’t yet read our main overview of what happens when the council says “no”, we’d suggest starting with our pillar guide on what a planning refusal really means and your main options.
Had a refusal and not sure what to do next?
Send us your decision notice and drawings – we’ll take a look and outline your best next steps, whether that’s appeal, tweak-and-resubmit, or something else.
What is a planning refusal appeal?
When the council refuses your planning application, they must issue a written decision notice setting out their reasons. A planning refusal appeal is your chance to ask an independent inspector to look at that decision again and decide whether the council was reasonable under planning policy.
Importantly, an appeal is not a fresh application from scratch. The inspector is mainly looking at:
- What you applied for (the drawings and documents).
- Why the council said “no” (the refusal reasons).
- How local and national planning policies apply.
- Any technical or neighbour issues that were raised.
That’s why it’s so important to read your refusal notice carefully. If you haven’t already, our planning permission guide for homeowners is a good place to recap the basics before diving into appeals.
Planning refusal appeal vs new planning application
After a refusal, you broadly have three routes:
- Accept the decision and adjust your project (or park it).
- Submit a revised planning application that addresses the refusal reasons.
- Make a planning refusal appeal and challenge the decision.
Choosing between a fresh application and an appeal is one of the biggest decisions you’ll make at this stage.
When a fresh application can be better
In many homeowner cases, a revised application is actually more likely to succeed than an appeal, especially if:
- The design can be tweaked to fix obvious issues (overlooking, bulk, height, parking, etc.).
- The officer’s comments hint at changes they would support.
- Your original submission was light on information or drawings.
- You’re still within any “free go” period your council offers for a revised scheme.
When a planning refusal appeal might make sense
An appeal can be worth considering if:
- You believe the council misapplied policy or were plainly unreasonable.
- You already made compromises and the refusal still feels harsh.
- Your proposal clearly aligns with adopted policies and similar permissions nearby.
- The refusal reasons are vague, inconsistent, or don’t match the evidence.
When planning refusal appeals are most (and least) useful
Not every type of project behaves the same at appeal. From our experience with homeowners, appeals are typically most useful where:
- The principle of development is acceptable (e.g. extensions to an existing home).
- There is a clear policy argument in your favour.
- The refusal hinges on judgement calls (e.g. “overbearing”, “out of character”).
Appeals are usually less effective where:
- The site is in a very sensitive location – for example a conservation area or listed building.
- Key technical issues (e.g. highways, drainage, ecology) haven’t been addressed.
- Your proposal clearly conflicts with local plan policies.
What a planning refusal appeal normally includes
Every appeal is slightly different, but most homeowner planning refusal appeals will involve some or all of the following:
- Your original application documents – plans, elevations, forms and supporting reports.
- The refusal notice – including all reasons for refusal.
- A clear appeal statement explaining why the decision should be overturned.
- Any updated or clarified drawings that help respond to concerns (depending on the appeal procedure).
- Policy references – national and local policies that support your case.
- Evidence from similar approvals (case examples) where relevant.
A well-structured appeal statement reads almost like a calm, polite letter to the inspector: it acknowledges issues, uses policy correctly, and explains why your scheme is acceptable in planning terms.
Who should help with a planning refusal appeal?
You can appeal a refusal yourself, but many homeowners find it helpful to bring in professional support at this point. That might include:
- An architect or technician to refine drawings and respond to design concerns.
- A planning consultant to prepare the appeal statement and policy arguments.
- Specialists (for example highways, trees, heritage, flood risk) where technical reasons were given.
If you are unsure who you need, our overview on using planning permission consultants explains how they work, typical fees, and what they can take off your plate.
Planning refusal appeal costs and timescales
One of the biggest shocks for homeowners is how long an appeal can take. It’s rarely a quick fix. In many cases, a carefully revised planning application will be quicker than waiting for an appeal decision.
- Professional review of refusal notice: often a few hundred pounds, depending on complexity.
- Appeal statement & updated drawings: can range from modest fixed fees for simple extensions up to higher fees for more complex schemes or contentious sites.
- Technical reports: additional costs if you need highways, heritage, or specialist input.
These are indicative only – actual fees vary by project, location and complexity. We always recommend getting a clear written quote before you proceed.
Timescales also vary, but it’s common for homeowners to wait several months for an appeal outcome. During that time, you usually cannot start the refused development. If you’re working to a tight deadline or sale, it may be worth exploring a quicker revised application route instead.
For a wider view of how appeals sit alongside normal application timelines, our planning permission timelines guide explains the typical stages and where delays often appear.
Step-by-step: how to approach a planning refusal appeal
Even if you eventually decide not to appeal, following a structured checklist will help you make a calm, informed decision rather than reacting in the heat of the moment.
Planning refusal appeal checklist
| Step | What to do | Why it matters |
|---|---|---|
| 1. Read the refusal notice slowly | Highlight each reason for refusal and any policies mentioned. | These reasons are what an inspector will be looking at too. |
| 2. Compare with approved schemes nearby | Look at similar permissions using your council’s online planning search. | Helps show whether your refusal is consistent or unusually strict. |
| 3. Speak to the case officer (if possible) | Ask what changes might overcome their concerns. | You may find a revised application is more straightforward than appeal. |
| 4. Check your appeal deadline | Note the last date you can lodge an appeal. | Miss this, and appeal is no longer an option. |
| 5. Decide: appeal or revised application? | Weigh timescales, costs, and likelihood of success. | Avoid pouring effort into the wrong route. |
| 6. Prepare a clear planning argument | Draft an appeal statement or updated cover letter referencing policies. | Inspectors respond to well-structured, policy-based reasoning. |
| 7. Keep neighbours informed | If relations are sensitive, a quick conversation can help manage expectations. | Reduces the risk of misunderstandings and objections escalating. |
Not sure if a planning refusal appeal is worth it?
We’ll review your decision notice, plans and council policies, then outline whether appeal, revision, or a fresh application is likely to give you the best result.
Common planning refusal appeal pitfalls and “gotchas”
Most failed appeals have a few patterns in common. Spotting these early can save you a lot of time, stress and cost.
1. Appealing on the wrong grounds
Appeals must be about planning issues – policy, design, amenity, highways, and so on. They are not usually about:
- Personal circumstances (for example needing more space for family).
- How long you’ve lived in the property.
- How much you’ve already spent.
2. Ignoring local design guidance
Many councils have specific guidance for house extensions, loft conversions or garden rooms. If your proposal clearly conflicts with those documents, an appeal will be an uphill struggle unless you can show very strong reasons.
3. Forgetting about permitted development
In some cases, the best answer after a refusal is not an appeal at all – it’s to explore whether a smaller or altered version of your project could fall under permitted development rights. Our guides on what you can build without full permission and when planning permission is required are a useful cross-check.
4. Overlooking building regulations
Winning a planning refusal appeal is only one part of the story. Your project will still need to comply with building regulations, and you may need building regulations approval and inspections. Sorting these routes out early avoids nasty surprises later.
How appeals fit into the wider planning system
A planning refusal appeal sits within a bigger framework of national guidance and local policy. It’s always worth checking:
- The latest national guidance on the Planning Portal.
- Local plan and design guidance on your council’s website.
- Any Article 4 directions or special designations affecting your street.
If your first application was put together in a hurry, you may find that simply strengthening your drawings and planning statement – and reapplying – is more effective than going straight to appeal. Our step-by-step guide to drawings for a planning application explains what a robust set of plans usually includes for UK homes.
If you’re looking for a deeper dive into the appeal process in general (beyond homeowner projects), our separate guide on how planning appeals work in the UK system covers the broader routes and procedures in more detail.
Planning refusal appeal – common questions
Is it worth appealing a planning permission refusal?
It depends on why you were refused and how strong your planning case is. If the refusal is clearly against policy, or similar schemes nearby have been approved, an appeal can be worth exploring. However, if the officer has clearly set out changes that would make the scheme acceptable, a revised application is often quicker and cheaper than a planning refusal appeal.
How long do I have to appeal a planning refusal?
There is a strict deadline to appeal, which is measured from the date on your refusal notice. The exact time limit depends on the type of application. If you are even slightly unsure, check your decision letter and the guidance on the GOV.UK planning pages and don’t leave it until the last minute.
Is a new planning application better than a planning refusal appeal?
In many homeowner cases, yes. If you can reasonably tweak the design to answer the council’s concerns, a revised application can be more straightforward than appeal. If, on the other hand, you’ve already made compromises and the refusal still seems unreasonable in policy terms, then a planning refusal appeal may be worth considering.
Can I change my plans as part of a planning refusal appeal?
You can sometimes submit clarifications or minor amendments, but an appeal is not usually the right place to introduce a completely new scheme. If you need major changes to the footprint, layout or design, your safest route is normally to prepare new planning permission drawings and submit a fresh application instead.
Do I need a planning consultant for a planning refusal appeal?
You don’t have to use a consultant, but many homeowners find it helpful. A good consultant can translate the refusal reasons into clear action points, prepare a structured appeal statement, and explain how your council typically deals with similar projects. If budget is tight, consider at least a one-off review of your refusal notice to check whether an appeal is realistic.
Does winning an appeal guarantee my build can start straight away?
Not necessarily. An appeal decision usually grants planning permission, sometimes with conditions you must discharge. You will still need to deal with building regulations, and in some cases other consents, before work can start on site. Our guide to building control and inspections explains what to expect at that stage.
Want a second opinion on your refusal?
Share your drawings and the council’s decision with us and we’ll outline realistic options – appeal, revise, or explore permitted development instead.
- What is it? A formal way to challenge your council’s refusal and ask an independent inspector to reconsider the decision.
- When to consider it When you believe the council has been unreasonable or misapplied planning policy, and your proposal is sound in planning terms.
- Alternatives Revising and resubmitting your application, or rethinking the scheme so it falls within permitted development rights.
- Key risks Missing the appeal deadline, appealing on weak grounds, and spending time on an appeal when a revised scheme would have been simpler.
- Who can help? Planning consultants, architects and specialist surveyors who understand local policy, council “quirks” and appeal procedures.
Next steps & useful guides
If you’ve had a refusal and are unsure what to do, these guides work well alongside this planning refusal appeal overview:
- Planning Permission Refusal: what it means and what to do next
- In-depth guide to planning permission appeals
- Planning Permission Cost – understanding the full cost picture
- Planning Permission Timelines – how long things really take
- Drawings for Planning Application – what a strong set of plans includes
- Using Planning Permission Consultants – when expert help is worth it
Official guidance and further reading
For the latest official planning guidance, always cross-check with:
- Planning Portal – national planning guidance and application routes
- GOV.UK – planning permission in England and Wales
- Your local council’s planning pages for local plan policies and design guidance.
Ready to move your project forward?
Plans Made Easy can prepare compliant plans, manage submissions, and guide you from refusal to approval where possible.
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