Got a refusal notice and not sure what to do?
We’ll review the decision, speak to the case officer and map a win-back strategy for you.
Planning Permission Refusal — what it means (UK homeowner explainer)
A refusal is not the end of your project. It’s the council saying “not like this”. In most cases, design tweaks, better evidence (e.g. daylight/sunlight, overlooking sections), or using a different route (such as planning permission vs permitted development) can unlock approval. This guide walks you through the reasons councils refuse, how to respond, when to appeal, and the fast fixes we use at Plans Made Easy.
- Good news: Most refusals can be turned around without a formal appeal.
- Time limits: Appeals are usually within 12 weeks (householder) from the decision date.
- Strategy first: Speak to the case officer; understand their planning balance before spending.
Common Reasons for Planning Permission Refusal (and how to fix them)
1) Overbearing scale, bulk or height
Councils resist extensions that dominate the host house or harm neighbours’ outlook. Typical fixes include stepping in at the boundary, reducing ridge height, or breaking up massing with a set-back and lower eaves. For context, see our guides to House Extensions, Single-Storey Extensions and Rear & Side Extensions.
2) Loss of light / overshadowing
If the report mentions “loss of daylight/sunlight”, produce sections to neighbouring windows, add rooflights, lower the eaves, or increase set-offs. A daylight study or 45°/25° line check can be decisive.
3) Overlooking / loss of privacy
Often solved by raising sill heights to 1.7 m, using obscured glazing, or swapping opening positions. Garden terraces benefit from modest privacy screens.
4) Design and character
Refusals may say the proposal “fails to respect the character of the area.” Align materials and proportions with the street; reference the council’s Residential Design SPD. See our Guildford Local Rules and High Wycombe Guide for how local style guides shape decisions.
5) Amenity space & overdevelopment
Some councils require minimum rear garden depths/areas. Trim the footprint or reconfigure internal layouts to meet standards.
6) Highways/parking
If parking is reduced, add a swept path, EV provision, or agree a cycle parking strategy. Transport notes can neutralise this quickly.
7) Heritage, Conservation Areas & Listed Buildings
In Conservation Areas or for Listed Buildings, harm (even “less than substantial”) must be justified. Provide a Heritage Statement and explore lighter-touch changes. Read: Conservation Areas and Listed Buildings.
8) Technical gaps (the “paperwork” reason)
Missing plans, inaccurate drawings, or lack of drainage/trees reports can tank an application. Our Planning Permission Drawings and Plans for Building Regulations explain what to include so validation and assessment run smoothly.
Your First 48 Hours After a Refusal
- Read the decision notice carefully. Highlight each policy cited in the reasons.
- Email the case officer. Request a brief call to understand what would make it acceptable.
- Gather neighbour context. Check if objections influenced the balance; consider privacy/light tweaks.
- Check alternative routes. Could Permitted Development or a smaller scheme reach the same goal?
- Diary the appeal deadline. Householder appeals: usually 12 weeks from decision date.
Your Options: Revise, Resubmit or Appeal
Option A — Revise & Resubmit (often fastest)
Address each refusal reason with targeted changes and an updated Design Statement. Many councils allow a free go resubmission within 12 months for householder applications (check your decision notice).
Option B — Appeal the Decision
Use the Planning Inspectorate householder appeal route if policy supports your case and officer feedback suggests limited design wiggle room. Be clear, evidence-led and concise. Bring drawings, photos, sections and policy quotes.
Option C — Different Route (PD or Smaller Scheme)
Sometimes the winning move is switching to PD or trimming massing to glide through. Our Timelines Guide and Planning Permission Cost explain pros/cons of each path.
Not sure if your idea fits Permitted Development?
We’ll check your project against PD rules and let you know if you need a full planning application.
Local Council Quirks — Haringey, Milton Keynes, Herefordshire (examples)
- Haringey: Side extensions near boundaries often need a clear set-back at first-floor level. Daylight to neighbouring rear rooms is heavily weighted.
- Milton Keynes: Corner plots and parking/visibility splays receive extra scrutiny; show swept paths and boundary heights.
- Herefordshire: Rural character and landscape impact matter; roof pitch/materiality and biodiversity measures can tip the balance.
Use our local guides for deeper context: Planning Permission Milton Keynes and Planning Permission Herefordshire.
Could Permitted Development Replace a Refused Scheme?
PD can deliver similar outcomes (rear extensions, lofts, outbuildings) without a full application — if you stay within volume/height/position limits and avoid Article 4/Conservation constraints. See: Loft Conversion Planning, Kitchen Extensions and Garden Rooms.
Quick Costs Snapshot (typical homeowner scenarios)
- Refusal review & case officer call: often included in our initial consult.
- Revised drawings + resubmission pack: depends on scope; we’ll quote clearly before work starts.
- Technical extras (if cited): daylight/sunlight checks, heritage notes, parking/swept paths — priced per study.
- Householder appeal: preparation and submission priced by complexity; we’ll advise if appeal strength is borderline.
- Council fee: resubmission can be a “free go” within 12 months for many householder cases — check your notice.
Exact fees vary by project complexity. We keep it transparent with a written scope and fixed proposals where possible.
Step-by-Step: Turning a Refusal into an Approval
| Step | Action | Why it matters |
|---|---|---|
| 1 | Highlight each refusal reason & relevant policy | Creates a point-by-point fix list |
| 2 | Speak to the case officer (polite, concise) | Clarifies what changes would overcome harm |
| 3 | Amend drawings/massing, add sections & notes | Evidence that impacts are now acceptable |
| 4 | Check PD or reduced scheme as a Plan B | Gives you more than one route to “yes” |
| 5 | Prepare a short Design/Heritage/Technical Addendum | Addresses policy with proof, not promises |
| 6 | Resubmit (free go if eligible) or lodge appeal | Choose the fastest credible path |
| 7 | Keep neighbours informed (optional) | Defuses objections on re-submission |
Pitfalls & Gotchas to Avoid
- Appealing too quickly. If easy design fixes exist, resubmit instead.
- Ignoring technical gaps. Missing surveys are a fast track to a second refusal.
- Overlooking Building Regulations. A design that scrapes planning but fails Building Regulations wastes time; align both early (see Fire Safety and Plans for Building Regs).
- Conservation blindspots. In heritage contexts, submit a proportionate Heritage Statement.
- Neighbour amenity. Show privacy/overshadowing sections even if not requested.
Planning Permission Refusal — FAQs
What reasons can planning permission be refused?
Common reasons: scale/bulk, loss of light/privacy, poor design/character, parking/highways, overdevelopment, and heritage harm. The decision notice will cite policy — use that as your fix list.
What do I do if my planning permission is refused?
Call the case officer, fix each point with a design/technical response, and resubmit. If policy supports you strongly and no compromise exists, consider a householder appeal.
Can permitted development be refused?
Yes, via prior approval processes or if you’re in a restricted area (Article 4/Conservation). Always check PD limits and constraints before relying on it.
Can planning be refused if neighbours object?
Objections count only where they raise valid planning issues (privacy, light, parking, character). Design fixes and clear sections often neutralise these concerns.
Are planning objections anonymous?
Most councils publish comments with names (not addresses). Policies vary; check your council’s portal guidance.
How many times can planning be refused?
There’s no set limit, but repeat refusals signal a strategy change is needed — either a redesigned scheme, PD route, or evidence-led appeal.
Can a planning refusal be overturned?
Yes — either by an allowed appeal or by securing approval on a revised submission that overcomes the original harm.
When should I appeal rather than resubmit?
Appeal when policy is clearly in your favour and the council’s concerns can’t reasonably be addressed by small design changes. Otherwise, a fast resubmission is usually quicker.
Want a second opinion on your refusal?
We’ll review your notice and drawings, then map the fastest route to “approved”.
External guidance
Ready to move your project forward?
Plans Made Easy can prepare compliant plans, manage submissions, and guide you from idea to approval.
