Common Reasons Planning Applications Are Refused

Planning applications are refused for many different reasons, but most refusals come down to a few common issues.

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A council may refuse an application if the proposal is considered harmful to:

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• The character of the property

• The appearance of the street

• Neighbouring homes

• Privacy, daylight or outlook

• Parking or highway safety

• Heritage assets or conservation areas

• Trees, landscape or ecology

• Local planning policy

• The proper use of land or buildings

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At Planning Application Services (PAS), we help homeowners and property owners identify these risks before submitting an application.

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A planning refusal can waste time, money and momentum. A better-prepared application does not guarantee approval, but it can reduce avoidable problems.

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The quick answer

 

Common reasons planning applications are refused include:

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• Poor design

• Excessive size or scale

• Overdevelopment of the site

• Harm to neighbours

• Loss of privacy

• Loss of light or outlook

• Out-of-character appearance

• Highway safety concerns

• Lack of parking

• Poor access

• Harm to a conservation area

• Impact on a listed building

• Tree or landscape harm

• Flooding or drainage concerns

• Noise or disturbance

• Unsuitable change of use

• Missing drawings or supporting information

• Conflict with local planning policy

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IMPORTANT POINT
Planning refusal is not always about whether the homeowner likes the design. The council must assess the proposal against planning policy, site constraints and the impact on others.

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1. Poor design

 

Design is one of the most common reasons for refusal.

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A council may object if the proposal:

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• Looks awkward or poorly proportioned

• Does not relate well to the existing house

• Uses unsuitable materials

• Has a roof form that looks out of place

• Creates an unbalanced front, side or rear elevation

• Appears visually dominant

• Looks too bulky from the street or neighbouring properties

• Fails to respect the local character

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This can affect:

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• House extensions

• Loft conversions

• Front dormers

• Mansard roofs

• Porches

• New houses

• Garage conversions

• Garden buildings

• Boundary walls, fences and gates

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A good planning drawing package should show the design clearly and avoid leaving the planning officer guessing.

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2. The proposal is too large

 

A planning application may be refused if the council considers the proposal too large for the site or property.

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This may happen where the development:

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• Projects too far into the garden

• Is too high

• Is too wide

• Covers too much of the plot

• Looks cramped

• Dominates the original building

• Leaves too little usable garden space

• Creates an overly bulky roof or extension

• Feels out of scale with neighbouring properties

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This is often described as:

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• Overdevelopment

• Excessive scale

• Excessive bulk

• Excessive massing

• Unsympathetic development

• Harm to character and appearance

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TOP TIP
Bigger is not always better in planning terms. A slightly smaller, better-designed proposal may have a much stronger chance of approval than a scheme that pushes every limit.

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3. Harm to neighbouring properties

 

Councils take neighbour impact seriously.

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A proposal may be refused if it causes unacceptable harm to:

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• Privacy

• Daylight

• Outlook

• Sense of enclosure

• Living conditions

• Garden amenity

• Noise levels

• General residential amenity

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Common neighbour-related problems include:

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• Windows overlooking neighbouring gardens

• Side windows overlooking private rooms

• Balconies or roof terraces creating direct views

• Large rear extensions affecting light

• Two-storey extensions close to boundaries

• Outbuildings used in a way that creates disturbance

• HMOs or short-term lets affecting nearby residents

• Plant, machinery or commercial activity creating noise

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Planning officers often look closely at how the proposal affects the people living next door.

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4. Loss of privacy

 

Privacy problems are a common refusal reason.

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This may arise from:

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• New upper-floor windows

• Side-facing windows

• Rear dormers

• Roof terraces

• Balconies

• Juliet balconies in sensitive positions

• Raised decking

• External staircases

• New flats or HMOs

• Garden buildings overlooking neighbours

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Possible solutions may include:

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• Moving windows

• Reducing window size

• Using obscure glazing

• Increasing sill heights

• Removing balconies or terraces

• Adding privacy screens

• Adjusting the layout

• Reducing height or projection

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Privacy should be considered before the application is submitted, not after objections are received.

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5. Loss of light or outlook

 

A proposal may be refused if it has an unacceptable impact on daylight, sunlight or outlook.

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This can happen where an extension or new building is:

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• Too close to a neighbour’s window

• Too deep along a shared boundary

• Too tall near a garden

• Poorly positioned

• Overbearing

• Creating a tunnel effect

• Blocking important views from neighbouring rooms

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This is especially relevant for:

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• Rear extensions

• Side extensions

• First-floor extensions

• Two-storey extensions

• Loft extensions

• New dwellings

• Outbuildings near boundaries

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Even if a proposal is on your land, the council can still refuse it if the impact on neighbouring amenity is considered unacceptable.

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6. Out of character with the street

 

Planning applications can be refused where the design does not fit the local area.

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The council may consider whether the proposal respects:

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• The street scene

• Building lines

• Roof shapes

• Window proportions

• Materials

• Boundary treatments

• Garden character

• Spacing between buildings

• Local architectural style

• Established patterns of development

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This can affect:

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• Front extensions

• Front dormers

• New porches

• Boundary walls and gates

• New driveways

• New houses

• Mansard roof extensions

• Large side extensions

• Flats and maisonette conversions

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A proposal does not always need to copy neighbouring properties, but it usually needs to respond properly to its setting.

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7. Parking and highway safety concerns

 

Planning applications may be refused if the council or highway authority has concerns about access, parking or road safety.

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Issues can include:

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• Not enough parking

• Unsafe vehicle access

• Poor visibility

• Inadequate turning space

• Loss of existing parking

• Increased traffic

• Unsafe dropped kerb position

• Conflict with pedestrians or cyclists

• Refuse collection problems

• Delivery or servicing concerns

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This is particularly relevant for:

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• New dwellings

• Flat conversions

• HMOs

• Change of use applications

• Driveways

• Dropped kerbs

• Commercial uses

• Airbnb or short-term let use

• Extensions that remove parking space

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For some projects, a simple layout plan may not be enough. The application may need parking, access or highways information.

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8. Conservation area problems

 

If a property is in a conservation area, the council will look carefully at the effect on character and appearance.

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An application may be refused if it harms:

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• The conservation area

• The appearance of the building

• Historic street character

• Traditional roof forms

• Original windows or doors

• Boundary walls or railings

• Mature landscape or trees

• Important views

• The setting of nearby heritage buildings

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This can affect:

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• Replacement windows

• Roof extensions

• Front dormers

• Demolition

• Boundary walls

• External materials

• Side extensions

• New outbuildings

• Solar panels in visible locations

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A design that may be acceptable outside a conservation area may not be acceptable inside one.

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9. Listed building and heritage impact

 

Listed buildings and heritage assets need special care.

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Applications may be refused if the proposal harms:

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• The special character of the listed building

• Historic fabric

• Original layout

• Important architectural details

• Setting of the building

• Relationship with nearby heritage assets

• Conservation area character

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Heritage issues may arise with:

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• Extensions

• Internal alterations

• Window replacement

• Door changes

• Roof works

• Demolition

• New openings

• Boundary changes

• Services, flues and external equipment

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IMPORTANT POINT
Planning permission and listed building consent are separate. A listed property may need listed building consent even where ordinary planning permission is not the only issue.

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10. Missing or unclear drawings

 

A planning application can run into problems if the drawings are incomplete, inaccurate or confusing.

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Common drawing problems include:

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• Missing existing plans

• Missing proposed plans

• Missing elevations

• No roof plan where one is needed

• No section where levels matter

• Incorrect site boundary

• Inconsistent floor plans and elevations

• Poor scale or unclear dimensions

• Drawings that do not show neighbouring context

• Drawings that do not show what is being demolished or changed

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This can lead to:

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• Validation delays

• Requests for amended drawings

• Officer confusion

• Neighbour misunderstanding

• Refusal due to lack of information

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Good drawings help the council understand the proposal quickly and accurately.

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11. Missing supporting information

 

Some applications need more than drawings.

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A council may refuse or delay an application if it needs additional information such as:

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• Planning statement

• Design and access statement

• Heritage statement

• Flood risk assessment

• Tree survey

• Ecology report

• Parking or transport statement

• Noise assessment

• Refuse and recycling details

• Cycle storage details

• HMO management information

• Existing and proposed use evidence

• Sunlight or daylight information

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Not every application needs specialist reports, but where the issue is relevant, missing information can weaken the submission.

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12. Conflict with local planning policy

 

Every council has planning policies that guide decisions.

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A proposal may be refused if it conflicts with policies relating to:

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• Design

• Housing standards

• Amenity

• Parking

• Heritage

• Conservation areas

• Trees

• Flood risk

• Change of use

• Housing mix

• Employment land

• Retail frontage

• Short-term lets

• HMOs

• Waste and servicing

• Sustainable development

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This is especially important for:

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• New builds

• Flat conversions

• HMOs

• Airbnb use

• Commercial-to-residential changes

• Larger extensions

• Developments in sensitive locations

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A good planning review should consider the relevant policy position before submission.

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13. Unsuitable change of use

 

Change of use applications can be refused where the council considers the proposed use unsuitable for the property or area.

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This can apply to:

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• Houses converted into flats

• HMOs

• Airbnb or short-term let use

• Shops converted to residential

• Offices converted to residential

• Domestic outbuildings used commercially

• Annexes used as separate dwellings

• Mixed-use properties

• Commercial uses in residential areas

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Common concerns include:

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• Noise

• Disturbance

• Parking

• Refuse storage

• Loss of family housing

• Poor living standards

• Over-intensive occupation

• Neighbour impact

• Local policy conflict

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Change of use applications often need more explanation than simple domestic extensions.

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14. Poor residential layout or living standards

 

For flat conversions, HMOs, new dwellings and annexes, councils may look closely at living standards.

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A proposal may be refused if it creates:

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• Rooms that are too small

• Poor natural light

• Poor outlook

• Inadequate privacy

• Insufficient outdoor space

• Poor access

• Poor refuse storage

• Poor cycle storage

• Overcrowded layouts

• Poor relationship between rooms

• Unsuitable self-contained accommodation

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This is not just about external appearance. The internal arrangement can also matter where it affects the quality of accommodation.

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15. Trees, ecology and landscape impact

 

Planning applications can be refused where they harm trees, landscape or protected habitats.

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Issues may include:

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• Loss of protected trees

• Work close to tree roots

• Poor replacement landscaping

• Harm to garden character

• Impact on biodiversity

• Protected species concerns

• Development too close to mature trees

• Loss of important green space

• Inadequate ecological information

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This can affect:

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• Extensions

• New houses

• Outbuildings

• Driveways

• Demolition

• Garden development

• Sites near woodland, watercourses or protected land

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A tree or ecology issue should be checked early because it can affect layout, foundations, access and buildability.

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16. Flooding, drainage and environmental concerns

 

Some applications are refused because flood risk, drainage or environmental issues have not been addressed properly.

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This may include:

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• Flood zone concerns

• Surface water drainage problems

• Hard surfacing without proper drainage

• Development near watercourses

• Basement impact

• Contaminated land issues

• Noise or odour concerns

• Poor waste storage

• Unsuitable plant or extraction equipment

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These issues are more common on:

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• New builds

• Basements

• Large extensions

• Change of use projects

• Commercial conversions

• Sites in flood risk areas

• Properties with drainage constraints

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Can a refused planning application be fixed?

 

Sometimes, yes.

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After a refusal, the options may include:

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• Redesigning the proposal

• Reducing the size

• Changing the roof form

• Moving windows

• Improving privacy

• Revising materials

• Adding supporting information

• Addressing highways or parking issues

• Providing heritage or planning justification

• Submitting a revised application

• Appealing the refusal where appropriate

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Not every refusal can be fixed, but many can be improved with the right advice.

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Should you appeal or resubmit?

 

The best route depends on the refusal reasons.

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A resubmission may be better where:

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• The design can be changed

• The council’s concerns are clear

• Missing information can be added

• A smaller or revised scheme may be acceptable

• The planning officer indicated possible support for changes

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An appeal may be considered where:

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• You believe the council’s decision was unreasonable

• The proposal has strong planning merit

• The refusal reasons are weak

• Similar development has been approved nearby

• The planning policy position supports the proposal

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TOP TIP
Before appealing, check whether a revised application would be faster, cheaper and more likely to succeed. Appeals can take time and are not always the best first response.

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How to reduce the risk of refusal

 

You can reduce refusal risk by:

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• Checking whether planning permission is needed

• Considering permitted development first

• Reviewing the site planning history

• Checking conservation area and Article 4 restrictions

• Preparing accurate drawings

• Considering neighbour impact

• Avoiding excessive size and bulk

• Using suitable materials

• Checking parking and access

• Addressing privacy early

• Providing the right supporting documents

• Taking planning advice before submission

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A planning application should not be treated as a paperwork exercise. It needs to present a proposal that can be justified.

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How PAS can help

 

Planning Application Services (PAS) can help homeowners understand planning refusal risks before submitting an application.

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We can review:

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• The property address

• The proposed works

• Planning history

• Local constraints

• Design and scale

• Neighbour impact

• Conservation or heritage issues

• Parking and access concerns

• Whether permitted development may apply

• Whether a Lawful Development Certificate may be better

• Whether supporting information is likely to be needed

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PAS can also help prepare:

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• Planning drawings

• Site location plans

• Block plans

• Planning applications

• Lawful Development Certificate applications

• Retrospective planning applications

• Revised applications after refusal

• Drawings for building regulations where needed

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When paid planning consultancy is useful

 

Paid planning consultancy is useful if you want to avoid submitting a weak application.

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It is especially helpful for:

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• Large extensions

• Loft conversions with dormers or roof terraces

• Garage conversions with external changes

• New builds

• Property conversions

• HMOs

• Airbnb and short-term let use

• Change of use projects

• Conservation area properties

• Listed buildings

• Retrospective planning issues

• Previous refusals

• Sites with neighbour concerns

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A desktop planning review can identify the likely risks before drawings or applications are prepared.

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Need help avoiding a planning refusal?

 

If you are worried about a planning refusal, the best step is to review the proposal before submitting it.

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PAS can help you understand:

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• Whether the project is likely to need planning permission

• Whether permitted development may apply

• Whether the design is likely to raise concerns

• Whether neighbours may be affected

• Whether the site has restrictions

• Whether drawings or supporting documents are missing

• Whether a different planning route would be better

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A planning refusal can delay a project by months. A careful review at the start can help avoid obvious problems.

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Next Steps:

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Tell Us What You Need

Use our enquiry form to tell PAS about your property and the work you are considering.

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We can help you understand:

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• Whether planning permission is required

• Whether the proposal may be at risk of refusal

• Whether permitted development or an LDC may be better

• What drawings are likely to be needed

• What the next practical step should be

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Planning Consultancy

Choose paid planning consultancy if you need a proper desktop review before submitting an application.

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This is useful for:

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• New builds

• Extensions

• Loft conversions

• Garage conversions

• HMOs

• Airbnb use

• Property conversions

• Garden buildings

• Retrospective planning

• Previous refusals

• Complex or uncertain planning issues

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Plans and Drawings

PAS can prepare clear planning drawings so the council can understand the proposal properly.

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We can help with:

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• Existing plans

• Proposed plans

• Elevations

• Roof plans

• Sections

• Site plans

• Retrospective drawings

• Lawful Development Certificate drawings

• Building regulation drawings where needed

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Planning Applications

If planning permission is required, PAS can help prepare and submit the application so the proposal is presented clearly and professionally.