What to Do If Your Planning Application Is Refused: Options, Appeals & Common Pitfalls
If your planning application has been refused, it can feel like a major setback, but it doesn't have to be the end of the road. There are several clear steps you can take, and with the right guidance, many applicants go on to achieve a successful outcome. At Clwydian Planning, we specialise in helping homeowners, landowners and developers across North Wales navigate planning refusals and appeals.
First Steps After a Planning Refusal
Understand the Reason for Refusal
The first thing to do is carefully read the decision notice issued by the local planning authority. This document will outline the specific reasons your application was turned down. These could relate to design, access, impact on neighbours, or conflict with local planning policies.
Request a Copy of the Officer’s Report
The planning officer’s report goes into greater detail than the decision notice. It explains how your application was assessed and can provide insights into what changes might address the issues raised.
Your Main Options Moving Forward
Revise and Resubmit Your Application
In many cases, refusal doesn’t mean the proposal is fundamentally unacceptable — just that it needs adjustments. With the right changes, a revised application may be approved. We can help identify what aspects of the design or supporting information need strengthening.
Submit a Planning Appeal
If you believe the refusal was unjustified, you can appeal to the Planning Inspectorate. This is a more formal process where an independent inspector will review your case. Appeals must be submitted within set time limits (usually 8 or 12 weeks, depending on the type of application).
Seek Professional Planning Advice
Working with a planning consultant can significantly improve your chances of success, whether you’re resubmitting or appealing. At Clwydian Planning, we have in-depth experience dealing with local authorities across Gwynedd, Conwy, Denbighshire, Flintshire and beyond.
Common Reasons Why Planning Appeals Are Also Refused
While appealing may seem like the obvious next step, it’s important to know that not all appeals succeed. Here are some of the most common reasons planning appeals are rejected:
Conflicts with Local Development Plan Policies
If your proposal goes against core planning policies, such as those relating to housing growth, countryside protection, or settlement boundaries, it may not stand a strong chance of approval on appeal.
Impact on Neighbours or the Local Area
Loss of privacy, overshadowing, overdevelopment or harm to the character of the area are frequent reasons for both refusals and appeal dismissals.
Highway Safety or Access Concerns
Poor access, lack of parking or an increase in traffic can all lead to refusals that are upheld on appeal.
Environmental and Biodiversity Considerations
Planning authorities now place strong emphasis on biodiversity net gain. If your proposal doesn’t account for ecological impact or enhancement, it may be refused.
Lack of Supporting Documentation
Applications and appeals can fail if they lack robust technical reports, such as flood risk assessments, heritage impact statements, or structural surveys.
How Clwydian Planning Can Help
Our Approach to Refusals and Appeals
We work closely with clients to review refusal notices, liaise with planning officers, and develop robust re-submissions or appeal strategies. Our team understands how to address concerns raised and strengthen applications with appropriate evidence.
Local Knowledge Across North Wales
Our insight into local planning policies and relationships with local authorities across North Wales allows us to tailor our advice to give your proposal the best possible chance.
Need Support After a Refusal? Get in Touch
If you’ve received a planning refusal, don’t give up. Speak to the team at Clwydian Planning for clear, practical advice on your next steps. Whether it's a householder extension, change of use, or a rural development, we can help you find the right way forward.
