Can I resubmit after a planning refusal?

Yes. You get one free resubmission within 12 months. The revised application should directly address the refusal reasons. Second refusals on the same site are harder to overturn.

How much does a planning appeal cost?

The appeal itself is free. However, you may need professional help preparing your appeal statement (£500–£2,000). If the appeal is complex, a planning consultant can represent you (£1,500–£5,000).

What is the success rate for planning appeals?

Nationally, about 30–35% of householder appeals are allowed. Success depends on the strength of your case and the weakness of the refusal reasons. Appeals against clearly unreasonable refusals have a high success rate.

How long does a planning appeal take?

Householder appeals (written representations): 8–12 weeks after submission. You have 12 weeks from the refusal date to submit the appeal. Total: up to 24 weeks from refusal to appeal decision.

Planning Permission Refused: What Are Your Options?

Last verified 1 February 2026

A refusal is not the end. You have three options: amend the design and resubmit (free within 12 months), appeal to the Planning Inspectorate (free but slow), or negotiate with the officer to find an acceptable compromise. Most refusals can be overturned.

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Option 1: Amend and resubmit (free)

You can submit a revised application for free within 12 months of the original decision (one free resubmission per application). The revision should directly address the refusal reasons. If the officer refused on grounds of bulk, reduce the size. If they refused on materials, change the materials. We help you interpret the refusal reasons and redesign accordingly.

Option 2: Appeal

You can appeal to the Planning Inspectorate within 12 weeks of the refusal (householder appeals). The appeal is free. An independent inspector reviews the case and either allows or dismisses the appeal. Householder appeals take 8–12 weeks. Success rates vary: nationally about 30–35% of householder appeals are allowed. Appeals work best when the officer's refusal reasons are weak or inconsistent with policy.

Option 3: Negotiate

Contact the planning officer to discuss the refusal. Ask what changes would make the proposal acceptable. Officers are usually willing to have a constructive conversation — they would rather approve a good scheme than refuse a bad one. This informal route can be the fastest and cheapest path to approval.

Understanding refusal reasons

The decision notice will list the reasons for refusal, each referencing a planning policy. Common reasons: excessive bulk or mass (overbearing), loss of daylight or sunlight to neighbours, overlooking and loss of privacy, poor design quality, harm to conservation area character. Focus your response on these specific reasons.

Common questions

Frequently asked questions

Related planning guides

Householder Planning Application: Step-by-Step Guide Planning Application Timeline: How Long Does It Take?Pre-Application Advice: Is It Worth Paying For?

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Planning application refused? Your three options — amend and resubmit, appeal, or negotiate. Step-by-step guide to overturning a refusal.

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