The short answer
A refusal is not the end of the road. Your two main options are to amend the scheme and resubmit — often free within 12 months of the first decision under the 'free go' rule — or to appeal to the Planning Inspectorate. Start by reading the refusal reasons: many can be designed out, in which case a revised application is usually the faster, lower-cost route. An appeal is better when you believe the council was wrong on the planning merits rather than on something fixable. Householder appeals must be lodged within 12 weeks of the decision and typically take around six months; if you use a consultant, appeal handling commonly costs £500–£3,000 or more depending on complexity. This is general information, not legal or planning advice.
The right move after a refusal depends entirely on why the council said no. Reading the decision carefully — and getting an honest view of whether the reasons can be designed out — is the first step before choosing to resubmit or appeal.
Your options at a glance
- Amend & resubmitoften free within 12 months
- Householder appeal deadline12 weeks from decision
- Appeal timescale~6 months typically
- Appeal handling (consultant)£500–£3,000+
- First stepread the refusal reasons
Amend and resubmit, or appeal?
- Amend and resubmit: if the refusal reasons can be addressed — a smaller extension, a different roof form, more parking — a revised application is usually quicker and lower in cost. The 'free go' provision often lets you resubmit a similar application once within 12 months without a new fee.
- Appeal: if you believe the council misjudged the planning merits and there is nothing to design out, you can appeal to the Planning Inspectorate. It is slower and the decision rests with an inspector, not the council.
| Route | Typical timescale | Typical cost |
|---|---|---|
| Amend & resubmit | back into 8-week cycle | often free within 12 months |
| Householder appeal | ~6 months | £500–£3,000+ with a consultant |
| Appeal deadline | 12 weeks (householder) | — |
General guidance on routes after refusal. Source: Planning Portal — appeals.
How to decide
Read the decision notice and the case officer's report, which set out exactly why the application was refused. If the reasons are specific and fixable, a revised scheme is usually the sensible first move. If the council has refused on a matter of planning judgement — character, amenity, policy — and you have a strong case, an appeal may be worthwhile, but appeals take months and most are not successful, so an honest assessment of your chances matters. A consultant who reviews the refusal can give you a realistic view before you commit time or money to either route.
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Frequently asked questions
What can I do if my planning application is refused?
You can amend the scheme to address the refusal reasons and resubmit — often free within 12 months under the 'free go' rule — or appeal to the Planning Inspectorate. Reading the refusal reasons first tells you which route makes sense, as many issues can be designed out.
How long do I have to appeal a refusal?
Householder and minor commercial appeals must be lodged within 12 weeks of the decision date, while most other appeals have six months. The appeal itself then typically takes around six months for the Inspectorate to decide.
How much does a planning appeal cost?
There is no fee to the Planning Inspectorate for the appeal itself, but if you use a planning consultant to prepare and run it, appeal handling commonly costs £500–£3,000 or more depending on the complexity of the case.
Sources & further reading
Figures on this page are typical UK ranges drawn from published sources and depend on your specific project. They are general information, not a quotation or planning advice.