You have four broad routes: revise and resubmit, appeal, redesign to fall under permitted development, or accept a smaller scheme. The right one depends entirely on what the reasons for refusal actually say.
Read the reasons literally
Refusal reasons cite policies, and each cited policy points at a measurable objection: overdevelopment of the plot, harm to the character of the street scene, loss of light or privacy to a neighbour, harm to the setting of a listed building or a conservation area, or impact on highway safety and parking.
Separate the fixable from the fundamental. Bulk, height, roof form, materials, window positions and depth are design matters you can change. An objection based on the principle of building in that location, for example open countryside or a protected view, is much harder and may not be worth another attempt in the same form.
- Scale, bulk and roof form: usually fixable
- Overlooking and loss of light: fixable through window design and setbacks
- Materials and detailing in a conservation area: usually fixable
- Principle of development in that location: often fundamental
Revise and resubmit, usually the best route
Where a refusal is about design, a revised application addressing the stated reasons is normally quicker and more likely to succeed than an appeal. In most cases you can submit one further application for a similar development on the same site within twelve months of the decision without paying another application fee, though it is always worth checking the position with the case officer first.
Speak to the officer before you redraw. A short conversation about what would be acceptable saves months, and the officer's report on the refused scheme tells you what they were being asked to weigh up.
Appealing, and when it is worth it
Householder appeals go to the Planning Inspectorate and must be lodged within twelve weeks of the decision for a householder application. There is no fee to appeal, but it takes time, commonly several months, and the inspector considers the scheme as refused, not an improved version of it.
Appeal when you believe the decision was not supported by policy or the evidence, or where the objection is subjective and you have strong grounds. Do not appeal simply because you disagree, and do not appeal if what you actually want is a slightly different building, because that is a resubmission.
The permitted development fallback
Plenty of house extensions and loft conversions can be built without planning permission at all under permitted development rights, provided the size, height and position limits are met. Rear extensions, rear dormers and outbuildings all have their own allowances, and a lawful development certificate gives you documented proof that what you are building is permitted.
The catch is that permitted development rights are removed or restricted in conservation areas, on listed buildings, in some Areas of Outstanding Natural Beauty and where an article four direction applies, which affects several parts of the Kent Weald we work in. Check the constraints on your property before assuming the fallback exists.
We work through this with owners all the time, and we will tell you honestly when the sensible answer is a smaller scheme that gets built this year rather than a bigger one that spends eighteen months in the system.
Common questions
How long do I have to appeal a householder refusal?
Twelve weeks from the date on the decision notice for a householder application. Full applications have a longer window, so check which type yours was.
Does resubmitting cost another fee?
Usually not. A further application for a similar development on the same site within twelve months of a refusal is normally free of charge, but confirm with your local authority before submitting.
Can I build something smaller without permission instead?
Often yes, under permitted development, provided your property still has those rights and the design stays within the limits. A lawful development certificate is the way to prove it.
Will a refusal show up when I sell the house?
Planning decisions are public records, so a refusal is visible on the local authority register. A later approval sits alongside it, so a successful resubmission answers the question.
Can you help with a revised design?
Yes. We handle design and planning work as well as the building, and the initial conversation and site visit are free.