Planning Application refused: a punch in the stomach. You’ve invested time, money, and hope into improving your home and now the council has said no.
But here’s the truth: a refusal is not the end. In fact, for many homeowners, it’s just the beginning of a different route to success. 

Let’s walk through what a refusal means, why it happens, and what you can do next to keep your project alive. 

PLANNING APPLICATION REFUSED

First Things First – Don’t Panic 

Around one in four planning applications are refused across the UK each year, especially in cities like London where space is tight and rules are strict.
But over a third of appeals are successful  and many other projects are approved once re-designed. 

So take a breath. This isn’t a rejection of your dreams, just a flag that the proposal, as it stands, doesn’t meet current policies.

Why Was Your Application Refused? 

The most important thing you can do now is read the decision notice carefully.
It will explain exactly why the application was refused, and those reasons will guide your next steps. 

Common reasons include: 

• • Overshadowing or loss of light to a neighbour’s property 

• • Overlooking or privacy issues 

• • Design considered out of character with the area 

• • Overdevelopment, or impact on trees or wildlife 

• • Failure to meet policy on extensions, rooflines, or materials 

• • Incomplete or missing documents (yes, this still happens!) 

Understanding the refusal reasons is key. Some are simple to fix with a design tweak, others are matters of planning policy that can be challenged. 

Your Two Main Options 

1. Re-Design and Re-Submit 

This is the best option when the refusal relates to design details such as size, materials, rooflines, impact on neighbours, etc. 

You can: 

• • Adjust your design to cleverly address the concerns 

• • Prepare updated drawings 

• • Submit a fresh application, possibly accompanied by a planning statement explaining how the changes address the refusal reasons

• • Often get approved the second time around 

✅ Fastest route to success
✅ Shows you’re being constructive with the council
✅ Keeps your planning record positive 

This is often what we recommend for homeowners who want to avoid further delays and move forward quickly. 

2. Submit a Planning Appeal 

If you believe the refusal is unfair or the council has misapplied one or more policies, you have the right to appeal to the Planning Inspectorate. 

There are different types of appeals depending on your application, but for most householder developments, the process is: 

• • Submit the appeal online within 12 weeks of the refusal (or the deadline written in the Decision Notice)

• • Provide a written statement explaining your case 

• • The inspector reviews the documents and makes a decision (no hearing needed) 

• • A decision is usually made within 6 months 

This route is worth considering if: 

• • Your design was policy-compliant 

• • The refusal seemed subjective or overly harsh 

• • You have already revised the design once, compliantly, and still got a refusal 

❗ Appeals take time, are final, and are not guaranteed, but they do succeed in many cases when handled professionally. 

How Much Does It Cost? 

Appealing itself is free, there’s no fee to submit a householder appeal.

However, if you want professional help preparing the appeal or re-design, costs vary depending on complexity: 

💷 £2,000 – £10,000+, depending on the level of support required and the complexity of the project or changes to make.

In most cases, having an experienced architect or planning consultant review the refusal and advise on your next move is the smartest first step. 

Can I Appeal and Re-Design at the Same Time? 

Yes, in some situations you might submit an appeal and prepare a revised application as a backup.
This gives you a better chance of approval, one way or the other. 

Just keep in mind: 

• • The appeal process is legal and fixed once submitted 

• • The new application will be assessed on its own merits 

• • If both succeed, you choose which to implement

• • Always keep all the records

This twin-track approach can be useful if time is tight or your builder is already” booked”. 

How We Can Help 

At Tholos Architects, we have helped many homeowners turn a planning refusal into a successful project. 

Here’s how: 

• • We will review the refusal letter line by line, and the original application 

• • We will advise if a redesign or appeal is the better route 

• • If re-designing, we will adjust the proposal to meet local policy and reduce neighbour objections 

• • If appealing, we will prepare the required documents and submit the appeal on your behalf 

• • We will liaise with the Council or Planning Inspectorate and keep you updated throughout 

Most importantly, we will help you move forward confidently, not stuck in uncertainty. 

In Summary 

Feeling Stuck? 

We understand how disheartening a refusal can be, but in most cases there is a clear and achievable way forward. 

📞 Book a free 30-minute consultation
We’ll review your refusal, explain your best next step, and help you move towards approval with confidence.