Mike Dade reveals how to interpret the messages that accompany a turned down application, and use them to unlock the door to gaining consent for a suitable project

Mike Dade

The McCabes originally put forward plans for a Kentish farmhouse on their countryside plot; but, to their surprise, the council wanted a very different approach. They were advised the design would probably be rejected, but a contemporary, 1.5-storey barn-style property might be acceptable. A revised application was approved at committee

efusal of planning permission is a major setback for any self-build or renovation project. It brings unwanted delay, cost and uncertainty, which will be all the more painful if these things haven’t been factored into your budget from the outset – but it doesn’t have to signal the end of your ambitions.

Rejection of a planning application might be predictable, especially if the council has expressed opposition to a scheme from the outset. But it can also be unexpected: it’s not unheard of for seemingly positive noises from the planning office to suddenly turn negative at the 11th hour. In both cases, it’s important to look closely at how and why your scheme has been declined, so that you can take a wellinformed decision on the best way to tackle the issues and move forward.

The basics

Your application will be dealt with either by planning officers, under delegated powers, or by councillors sitting on the planning committee. Either way, if it’s turned down then a formal notice of refusal is sent out, which lists the reasons why the application has been declined. This will reference any policies the scheme is considered to conflict with – whether at local or national level.