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Planning appeals & refusals

Planning Application Refused — What to Do Next

6 June 2025 · 6 min read

Receiving a planning refusal is frustrating, but it is far from the end of the road. Many applications that are initially refused go on to be granted — either on appeal or following a revised resubmission. Understanding why your application was refused, and how to respond, is the essential first step.

Step 1: Read the refusal notice carefully

The refusal notice sets out the reasons for refusal. Each reason will cite one or more planning policies and explain how the proposal fails to comply with them. Read each reason carefully and ask:

• Is the reason based on a policy objection — for example, the design is considered harmful to the character of the area?
• Is it based on a material consideration — for example, neighbour amenity, highway safety, or flood risk?
• Is it based on a procedural issue — for example, insufficient information was submitted to assess the application?

The distinction matters because procedural and information-based reasons can often be addressed by resubmitting with additional supporting material — including a stronger planning supporting statement. Policy and material consideration objections may require design changes or a planning appeal.

Step 2: Decide whether to appeal or resubmit

You have two main options after a refusal:

Option A: Appeal to the Planning Inspectorate

An appeal must be submitted to the Planning Inspectorate (PINS) within 12 weeks of the refusal date for a householder application, or 6 months for a full planning application. Appeals are free to submit.

An appeal is most appropriate where:

• You believe the LPA has misapplied policy or reached an unreasonable conclusion on the merits.
• You have strong appeal decisions or precedents from similar cases in the area.
• The design is fixed and cannot or should not be changed.

The majority of householder appeals are determined by written representations — you submit a written statement, the LPA responds, and an inspector makes a decision based on the papers. The process typically takes 3–6 months.

Option B: Revise and resubmit

A revised resubmission is most appropriate where:

• The refusal reasons are capable of being addressed through design amendments or additional information.
• The case officer has indicated what changes would make an application acceptable.
• Speed is more important than preserving the original design.

In England, you may resubmit a revised application within 12 months of the refusal without paying a second application fee (for most application types). This is known as a free go.

How a stronger supporting statement can help

Many planning applications are refused — or struggle at appeal — not because the proposal is fundamentally unacceptable, but because the case has not been made effectively. A well-structured planning supporting statement can make a significant difference by:

• Directly addressing each policy test — rather than leaving the officer to draw their own conclusions.
• Citing relevant appeal decisions — inspectors' decisions in comparable cases are a material consideration and can be highly persuasive.
• Quantifying amenity impacts — for example, providing BRE daylight/sunlight calculations, shadow diagrams, or specific measurements rather than general assertions.
• Establishing positive precedent — identifying comparable approved schemes in the locality that demonstrate the principle of the development is acceptable.
• Responding directly to objections — where neighbour objections have been raised, a statement that addresses each concern directly is far more persuasive than one that ignores them.

What to include in a resubmission statement

If you are resubmitting after a refusal, your supporting statement should:

1. Acknowledge the previous application and refusal reference.
2. Set out what changes have been made to the proposal since the refused scheme and why.
3. Address each reason for refusal directly, explaining how the revised proposal overcomes the objection.
4. Reference the NPPF presumption in favour of sustainable development (paragraph 11) — where the proposal now accords with the development plan, approval should follow without delay.

Further reading

• What is a Planning Supporting Statement?
• How to Write a Planning Supporting Statement (UK Guide)
• Do I Need a Planning Supporting Statement?
• Planning Supporting Statement Example — Residential Extension