Awaiting a planning decision can be a nerve-wracking experience, especially when you get the call saying your application will likely face rejection. In these situations, you might find the planning authority advising you to withdraw the application to try again.
However, though it might not seem like it, withdrawing your application at this stage can actually make things even harder for your project.
We sat down with our planning experts to learn more about what you should do in this planning situation…
Your application is facing rejection
While your planning application is being reviewed, you may find your planning officer reaching out to offer advice to either yourself or your planning agent.
On most occasions, their advice can help you and your architect make quick adjustments to get your application over the line. However, occasionally, they can be the bearer of bad news and say they’re minded to refuse your application. In this particular case, they may then go on to suggest that to avoid a refusal, you should withdraw the application.
Why you shouldn’t withdraw your application
At Resi, we always recommend you follow your application through to the end.
While most planning officers have your best interests at heart, there’s no denying your local authority has its own priorities. Withdrawing an application is a fairly quick and easy process, as your planning officer won’t be required to produce a detailed report or decision notice. And, because the outcome won’t be scrutinised, your application won’t impact your council’s performance targets.
These are great results for your local council, but not so great for yourself and your project.
Without a detailed report on what went wrong with your application, it’ll be much harder for you and your architect to make the correct amendments to try again next time.
By following your application through to the end, you’ll force your officer to think carefully about their reasons for refusal and give you defined parameters for you to work from for your redesign or appeal.
Reapplying or appealing the decision
A new application on the same property shouldn’t require a new planning application fee, as long as you reapply within 12 months with a similar project in mind.
Not sure whether to reapply or appeal? Don’t worry, you can do both.
There is an option to appeal the decision straight away, while at the same time submitting a redesign for consideration. If your new designs are also refused, your original appeal will still be in motion. However, it’s worth bearing in mind that appeals aren’t the best way to securing planning permission, as they can take up to 12 months to reach a final decision and so aren't generally recommended by either ourselves or local authorities.
Tips for avoiding planning refusal
Naturally, the best way to deal with a planning refusal is to do all you can to avoid it being an issue in the first place.
- For complicated or contentious applications, use a pre-application to get an understanding of the planning hurdles early on
- Have an experienced architect prepare your planning application on your behalf
- Try to liaise with your local authority throughout the decision-making period to see if any amendments can be quickly made
- Look for precedent of simillar projects in your area, this will be one of the best indications of what will be possible
- Explore using your permitted development rights, these are less subjective than a full planning application
If you’re not sure which planning route is right for your home, speak to an expert. Resi offers FREE consultation calls so you can get expert advice before your project begins. Book yours here.
