Home›Understanding Planning Refusal Reasons
📖 Plain English Reference

Planning refusal reasons
decoded into plain English.

Council decision notices are written in planning jargon. This guide translates every common refusal reason into what it actually means — and what you can do about it.

Got your specific decision notice?

Paste it in and we'll decode your exact refusal reasons instantly — not a generic guide, your specific case.

Decode mine free →

The most common planning refusal reasons

Planning law requires councils to refuse on specific, documented grounds — not general opinions. These are the reasons that appear most frequently in decision notices across England, Wales and Scotland.

Most common reason in England

Character and appearance of the area

High appeal success
What the decision notice says
...the proposed development by reason of its massing, scale and design would result in an incongruous form of development harmful to the character and appearance of the area contrary to Policy DM1...
What it actually means
The council thinks your proposal looks out of place — too large, wrong design, or doesn't match the street. This is a subjective judgment, which is why it's the most frequently overturned refusal reason on appeal.
Your options
→Appeal — Inspectors regularly disagree with councils on character assessments. If similar-sized extensions exist nearby, your case is strong.
→Resubmit with design amendments — reduce height, adjust materials, or alter the roofline.
→Gather precedent evidence — Planning Decoder finds nearby approved applications automatically.
Very common in urban and suburban areas

Overlooking and loss of privacy

Medium appeal success
What the decision notice says
...the proposed first floor rear extension, by reason of the position and size of the proposed windows, would result in an unacceptable degree of overlooking and loss of privacy to the occupiers of [neighbouring address]...
What it actually means
New windows or a raised terrace will be able to look directly into a neighbour's garden or windows at close range. Councils typically apply a minimum 21-metre separation between facing habitable room windows.
Your options
→Reposition or obscure-glaze the windows in question — often this resolves the issue entirely and resubmission is free.
→Appeal if you believe the assessment is wrong — e.g. if the windows face an outbuilding rather than habitable rooms.
→Measure the actual separation distance and compare to the council's SPD guidance.
Common for two-storey extensions

Loss of daylight and sunlight

Medium appeal success
What the decision notice says
...the proposed development by reason of its proximity and height would result in an unacceptable loss of daylight and sunlight to the habitable room windows at [neighbouring property] contrary to the BRE Guidelines...
What it actually means
Your extension would cast shadow over a neighbouring window to a degree that fails the BRE daylight/sunlight guidelines. The 45-degree rule is a simplified version — if your extension crosses the 45-degree line from your neighbour's nearest window, it will likely be assessed as harmful.
Your options
→Commission a BRE daylight/sunlight assessment — if you're borderline, the data may support a revised design or appeal.
→Reduce height or pull the extension back from the boundary to bring it within the 45-degree rule.
→Appeal if the council's assessment overstates the impact — Inspectors look at the actual numbers.
Common in urban areas

Overdevelopment of the site

Medium appeal success
What the decision notice says
...the proposed development, by reason of its scale and bulk relative to the host dwelling and the size of the plot, would represent overdevelopment of the site, resulting in an inadequate level of amenity space...
What it actually means
Too much building on too small a plot. The council is concerned about the proportion of your garden covered, or that the extension is so large it dominates the original house. Often combined with character concerns.
Your options
→Check the council's SPD for minimum garden coverage requirements — some are surprisingly generous.
→Reduce the footprint and resubmit.
→Appeal if you can demonstrate similar plot coverage has been approved nearby.
Common for dropped kerbs and garages

Highway safety and parking

Lower appeal success
What the decision notice says
...the proposed development would result in inadequate visibility splays at the site access, which would create a hazard to highway users and pedestrians contrary to Policy T2 and the Highway Authority's guidance...
What it actually means
The highway authority has assessed your proposal and recommended refusal on road safety grounds. These recommendations are hard to override — Inspectors rarely substitute their own judgment on road safety.
Your options
→Contact the highways officer directly to understand what would make the scheme acceptable.
→Commission a transport statement if you believe the assessment is wrong.
→Amend the design to meet highways requirements and resubmit — usually more effective than appeal for highway refusals.
Applies to designated heritage assets

Impact on a Listed Building or Conservation Area

Lower appeal success
What the decision notice says
...the proposed development by reason of its design, materials and scale would cause less than substantial harm to the significance of the Listed Building and the character of the Conservation Area contrary to NPPF paragraphs 197 and 199...
What it actually means
Your proposal affects a heritage asset and the council believes the harm to its significance outweighs the benefits. The NPPF sets a high bar here — even "less than substantial" harm requires public benefit justification.
Your options
→Commission a Heritage Impact Assessment — almost always needed to appeal successfully.
→Engage a heritage consultant to redesign with traditional materials and sympathetic detailing.
→Appeal is possible but success rates are lower — heritage officer and Historic England advice carries significant weight.

Your specific refusal decoded in 60 seconds

This guide covers the most common reasons. For your exact decision notice — specific policies, your council's track record, nearby precedents — paste it into Planning Decoder.

Decode my refusal free →

Free instant check · Full report £14.99 · Appeal likelihood score · Letter add-on £19.99

Related guides
Planning permission refused — what to do next →How to appeal a planning decision — step by step →