Planning permission refused?
There's usually a way forward.
A planning refusal doesn't have to mean the end of your project. In most cases, it means a redesign, a reapplication, or a completely different — and often better — approach.
Get a free consultation →Why planning applications get refused
Most planning refusals come down to a handful of recurring issues. Understanding which one applies to your case is the first step to finding a solution.
Design doesn't fit the street scene
The proposed design conflicts with the character of the area, neighbouring properties, or local planning policy. A redesign with better massing, materials, or proportions often resolves this.
Overlooking or loss of privacy
Planners are concerned the development would overlook neighbours' windows or gardens. Window repositioning, obscure glazing, or roof pitch changes typically fix this.
Overdevelopment of the plot
The footprint or volume is considered too large for the site. Reducing the scheme size, adjusting height, or splitting into a phased approach often works.
Loss of light to neighbours
A daylight/sunlight assessment shows unacceptable impact on neighbouring properties. A revised design with reduced height, setbacks, or different orientation usually resolves this.
Heritage or conservation area conflict
The property is in a conservation area or listed, and the design doesn't respect its historic character. A heritage-sensitive redesign and pre-application discussion often gets agreement.
Permitted development boundary exceeded
The application exceeds the allowances that would have been automatically permitted. A revised scheme within PD limits may not need planning at all.
How RCB helps after a refusal
Review your refusal notice
We read the planning officer's decision notice in full, identify every reason for refusal, and assess which are solvable through redesign versus which need appeal.
Explore all options
We assess whether a redesign, permitted development route, appeal, or pre-application discussion with the LPA is the best path. We don't push you towards the most expensive option — we push you towards the right one.
Redesign with your architect
We work alongside your architect — or recommend one — to redesign the scheme in a way that addresses the refusal reasons while preserving as much of your original ambition as possible.
Build once approved
Once approval is secured, we move straight into construction as your principal contractor. No handoff to a different builder — continuity from design through to delivery.
Common questions after a planning refusal
How long do I have to appeal a planning refusal?
In England, you have 12 weeks from the date of the decision to appeal a householder application to the Planning Inspectorate. For larger commercial or major applications, the window is 6 months. Acting quickly is important — don't let the deadline pass while waiting to decide.
Is it worth appealing, or should I redesign and reapply?
It depends entirely on the reason for refusal. If the officer got the interpretation of policy wrong, an appeal can be the right route. If the issue is design or impact on neighbours, a redesign and reapplication is usually faster, cheaper, and more likely to succeed. We'll give you an honest assessment.
Can I build anything without planning if my application was refused?
Yes, in many cases. Permitted Development rights allow certain extensions, loft conversions, and changes without planning permission. A refused planning application doesn't affect your PD rights — the two systems are separate.
Will a refusal affect a future application on the same site?
It can influence how the planning officer views a future application, but it doesn't automatically block one. A redesign that clearly addresses the reasons for refusal can and does succeed — we've seen it many times.
Don't give up on your project
Most planning refusals have a solution. Let's talk through your situation and find it together — no obligation, no hard sell.