1. Read the reasons, not the headline
The decision notice lists each reason for refusal with the policy it relies on. Each one is a specific question the council is asking. Two reasons that can be fixed with a redesign are a very different situation from one reason of principle, such as loss of a family home.
2. Check the two deadlines
You can usually resubmit a revised scheme with no further application fee within 12 months of the refusal. Householder appeals must be lodged with the Planning Inspectorate within 12 weeks of the decision date; other appeals within 6 months.
3. Decide: redesign or appeal
If the officer's report shows a route to approval — reduce the depth, change the roof, step back from the boundary — a resubmission is quicker and cheaper. If you believe the officer misapplied policy, or the scheme was refused by committee against officer recommendation, an appeal may be the better route.
4. Get a second opinion
We review decision notices free of charge and tell you honestly which route gives the best chance. Several of our approvals began as someone else's refusal.