Top Reasons Planning Applications Get Refused and How to Avoid Them

Getting a planning application refused can be disappointing and frustrating, but many refusals stem from common issues that can be anticipated and avoided. By proactively addressing these issues, you can save time and money and increase your chances of approval. Understanding the typical reasons for refusal and taking steps to address them can significantly improve your chances of success. Below, we’ll explore the common pitfalls that lead to planning refusals and offer practical tips for navigating the process more effectively.

Non-Compliance with Local Planning Policies

Example: A typical local policy might restrict building heights to preserve neighbourhood character. If your proposed extension exceeds this height limit, it could be refused because it does not comply with the guidelines.

Reason for Refusal: The most common refusal is non-compliance with the local planning authority’s policies and guidelines. Councils have local development plans that outline what kinds of developments are appropriate in specific areas.

How to Avoid It:

1. Before submitting your application, familiarise yourself with your council’s local plan and supplementary planning documents. You can often find these documents on your local authority’s website.
2. Ensure that your proposal aligns with key policies related to land use, density, design, and environmental impact.
3. If you’re unsure, consider consulting a planning expert for guidance.

Impact on Neighbours

Example: A real-life example could be a homeowner proposing a large extension that includes windows directly overlooking a neighbouring garden. The neighbours objected due to the loss of privacy, and the council ultimately refused the application. Engaging with neighbours early and modifying the design to address privacy concerns could have led to a different outcome.

Reason for Refusal: Applications are often refused if the proposed development negatively affects neighbouring properties’ privacy, light, or general amenity. Overbearing structures, overlooking windows, or excessive noise can lead to objections from neighbours and eventual refusal by the council.

How to Avoid It: Engage with your neighbours early to discuss your plans and address any concerns. Adjust your proposal to minimize impacts such as overlooking or overshadowing. For example, consider relocating windows, lowering roof heights, or adding screening features. Conducting a sunlight study can demonstrate that your proposal won’t block natural light from entering neighbouring properties.

Poor Design Quality

Specific Design Issues: Common reasons for refusal include using inappropriate materials that do not match the area’s character, excessive building height, or a lack of architectural features that blend in with surrounding properties.

Reason for Refusal: Developments that fail to adhere to good design principles or clash with the surrounding area’s character are frequently refused. Councils aim to ensure that new buildings respect and enhance the local environment.

How to Avoid It: Pay close attention to the character and appearance of neighbouring properties and streets. Make sure your design is in harmony with the existing architectural style and scale. Using quality materials and incorporating feedback from local design guidance can also help. Consulting with an architect familiar with local planning requirements can significantly improve the design’s acceptability.

Environmental Concerns

Reason for Refusal: If your proposal risks harming protected species, trees, and habitats or contributes to flooding or pollution, it may be refused on environmental grounds.

How to Avoid It: Conduct environmental assessments before submitting your application, particularly if your site is near sensitive habitats. Tools such as biodiversity calculators or flood risk assessment tools can help identify potential issues early on. Consider incorporating sustainable building features such as rainwater harvesting, permeable paving, or green roofs. You may also want to consult resources like Natural England’s guidance or the Environment Agency’s website for specific requirements. Consulting an environmental consultant can also help you navigate any complex regulations and mitigate potential risks.

Highways and Access Issues

Specific Access Issues: Common reasons for refusal include blocked sight lines, which can pose safety risks for drivers, or a lack of adequate vehicle turning space. Insufficient pedestrian access or narrow driveways that fail to meet safety standards can also lead to refusal.

Reason for Refusal: Poor access, increased traffic, or insufficient parking are frequent reasons for refusal, especially if the development may create safety concerns for pedestrians or drivers.

How to Avoid It: Consult the local highways authority early in the process to understand any potential issues with access or parking. Provide sufficient off-street parking and ensure access routes are clear and safe. Including a transport statement can demonstrate how traffic and parking concerns are being addressed.

Heritage and Conservation Conflicts

Example: A shared heritage conflict might involve altering the facade of a listed building without respecting its historical features. For instance, replacing traditional wooden windows with modern uPVC could lead to refusal due to its negative impact on the building’s character.

Reason for Refusal: Developments in conservation areas or near listed buildings are often refused if they are seen as detrimental to the heritage value of the area.

How to Avoid It:

1. Research any heritage designations that apply to your site.
2. Ensure your proposal respects the heritage context if you’re in a conservation area or close to a listed building.
3. Use materials and design features that align with the historical character of the area.

Engaging with a heritage consultant can be beneficial in these situations.

Incomplete or Incorrect Application Documents

Checklist: Use your local authority’s planning application checklist, often available on their website, to ensure all required documents are included. This may include site plans, elevation drawings, supporting statements, and certificates. Missing or incorrect documents commonly cause refusals, so double-check everything before submission.

Reason for Refusal: Applications can only be accepted if they are complete or if supporting documents (e.g., plans, assessments, certificates) need to be included or corrected.

How to Avoid It:

1. Double-check that you’ve included all required documents before submission.
2. Use your local authority’s checklist to ensure everything is present.
3. If you’re unsure, consider using a planning consultant who can help prepare and review your application.

Overdevelopment

Visual Example: Consider comparing your proposed development with similar sites in the area. For instance, an acceptable site might have ample garden space, while an overdeveloped site could appear cramped with insufficient space between buildings. Visual comparisons can help determine whether your proposal meets local expectations.

Reason for Refusal: Overdevelopment occurs when a proposal is seen as too dense or too large for the plot, resulting in an unacceptable impact on the surrounding area.

How to Avoid It: Be realistic about the appropriate development scale for your site. Ensure adequate garden, parking, and access space, and avoid cramming too much into a small area. Reviewing similar approved applications in your area can help you gauge what is acceptable.

Failing to Address Previous Reasons for Refusal

Suggestion: Include a summary in your resubmitted application detailing how you have addressed each of the previous concerns. This shows the council that you have genuinely complied with their feedback and increases your chances of success.

Reason for Refusal: If a previous application was refused and a subsequent one fails to address the reasons, it is likely tobe refused again.

How to Avoid It: Carefully review any feedback or reasons for previous refusals. Address each concern thoroughly before resubmitting your application. If needed, seek professional advice to revise your plans in line with council expectations.

Summary

Receiving a refusal on a planning application can be discouraging, but by understanding the common reasons for denial, you can take proactive steps to avoid these pitfalls. Seeking professional guidance early in the planning process can help maximise your chances of success and ensure your application is as strong as possible.

Engaging with planning consultants, communicating with neighbours, and aligning your proposal with local planning policies can significantly improve your chances of a successful outcome.

Remember, preparation is critical. The more effort you put into understanding local requirements and addressing potential concerns upfront, the smoother your planning application process will likely be.

More Reason Why Your Application May Be Invalid

• Application forms not signed and/or dated appropriately. Application forms include a declaration near the end that must be signed and dated.
• Incorrect fee or no fee at all provided. The Planning Portal provides a useful fee calculator and written guidance on planning application fees (PDF, 109KB) and exemptions.
• Drawings not labelled clearly, correctly, or at all. All drawings must be given a descriptive label (for example, ‘existing first floor plan’ or ‘proposed front elevation’.
• Plan, elevation and/or section drawings which do not match each other. For example, doors or windows are not shown on both plan and elevation drawings, or are shown in inconsistent locations.
• Drawings not drawn to a recognised scale. All drawings must be to a scale recognised in our local planning application requirements (PDF, 2.3MB) and must clearly state the scale.
• The certificate of ownership within the application form is not signed and/or dated, or the incorrect certificate has been completed. All full and outline planning applications need an accompanying certificate of ownership.

Source Lambeth

More Resources on Planning Applications

• Pre Planning Discussions
• Public Consultation
• Planning Agents
• Understanding The Planning Application Status
• What Happens When You Receive Your Planning Consent
• How a case officer helps with planning

For more information, please contact Ed or Kelly on 01284 365345 or email ed@granitebw.co.uk / kelly@granitebw.co.uk.