How long do I have to appeal?

There is a strict statutory deadline that runs from the date of the decision notice, and it is shorter for householder appeals than for other types. Missing it removes the option entirely, so check the notice the day it arrives.

Is a resubmission really free?

A further application for the same site can be exempt from the fee within a defined period after a refusal, subject to conditions. It is the most under-used route available to homeowners.

Can neighbours' objections cause a refusal on their own?

Not on their own. Objections carry weight where they raise material planning considerations — overlooking, loss of light, highway safety. Personal disputes and property values are not material considerations.

Will you look at a scheme someone else designed?

Yes. We regularly review refused schemes, and we will give an honest view on whether it is a redesign, an appeal or a rethink.

Consent · Cornwall

Refused planning permission in Cornwall — appeal, revise, or walk away

A refusal is not the end, but it is information. The reasons for refusal are the only thing that matters at this point, and they fall into two very different categories: fixable detail, and objection to the principle. The right next step depends entirely on which you are looking at.

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Read the reasons literally

Officers write refusal reasons knowing they may be tested at appeal, so they are precise. 'Unacceptable scale and massing in relation to the host dwelling' is fixable. 'Contrary to policy on new dwellings in the open countryside' is a challenge to the principle, and no amount of redesign resolves it.

The three routes

Each has a different cost, timescale and probability, and choosing on emotion rather than on the reasons is expensive.

Revised application — often free within a set period after refusal on the same site, and the right answer when the reasons are about detail
Appeal to the Planning Inspectorate — for refusals you believe are wrong in policy terms, with a strict deadline from the decision date
Rethink the brief — sometimes the honest answer, and cheaper than two years of process

What makes an appeal winnable

Appeals are decided on planning policy, not on how much you want the house. A winnable appeal has a policy argument, evidence, and ideally comparable decisions elsewhere in the authority. We will tell you if we do not think you have one.

Frequently asked

Straight answers.

How long do I have to appeal?: There is a strict statutory deadline that runs from the date of the decision notice, and it is shorter for householder appeals than for other types. Missing it removes the option entirely, so check the notice the day it arrives.
Is a resubmission really free?: A further application for the same site can be exempt from the fee within a defined period after a refusal, subject to conditions. It is the most under-used route available to homeowners.
Can neighbours' objections cause a refusal on their own?: Not on their own. Objections carry weight where they raise material planning considerations — overlooking, loss of light, highway safety. Personal disputes and property values are not material considerations.
Will you look at a scheme someone else designed?: Yes. We regularly review refused schemes, and we will give an honest view on whether it is a redesign, an appeal or a rethink.

Had an application refused?

Send us the decision notice. We will read the reasons and tell you which route has a realistic chance.

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Tell us about your project — we usually reply within 2 hours (working day).