A refusal is not the end of a project, and an enforcement letter is not a demand to demolish. Both can be challenged or regularised, but the routes have strict deadlines. We read what the council actually said, tell you plainly what your chances are, and prepare the drawings and statement that give an Inspector or case officer the clearest reason to say yes.
What are my options after a planning refusal in London?
There are two realistic responses to a refusal, and they can run in parallel:
- Resubmit with changes. If the reasons point to fixable design issues such as depth, height or window positions, a revised application within 12 months of the decision is usually free of a council fee and takes 8 weeks.
- Appeal to the Planning Inspectorate. If the council has misjudged the scheme against its own policies, or refused something it approved next door, an independent Inspector decides the case afresh. There is no fee to appeal.
Our review checks the policies cited against your drawings and comparable approvals nearby. Councils such as Camden and Islington publish detailed design guidance that Inspectors weigh heavily; in outer boroughs such as Bromley or Croydon the argument more often turns on character and neighbour amenity.
How does a householder appeal work?
Most refused extension and loft applications qualify for the Householder Appeals Service: you must lodge within 12 weeks of the decision date, the appeal is decided on written representations only, and neither side can add material the council did not see. Other applications have 6 months to appeal and can proceed by written representations, a hearing or, rarely, an inquiry. Householder appeals typically take 4–6 months from lodging to decision.
What is a retrospective (Section 73A) application?
If the work is already built, a retrospective application under Section 73A asks the council to grant permission for what exists. It is judged on the same planning merits and attracts the same fee as a normal application. The council may decline to consider one once an enforcement notice has been served, so timing matters.
The immunity rules changed in England on 25 April 2024. Breaches substantially completed before that date keep the old 4-year rule for building work and for changes of use to a single dwelling; everything from that date onwards is subject to a 10-year period. Where a breach is already immune, a Lawful Development Certificate for an existing use is the right tool.
What’s included
The review covers the decision notice, officer report, consultation responses and the policies cited, and ends in a short written note on prospects with our recommended route. If you proceed, we produce the appeal or planning statement and revised or as-built drawings to Planning Inspectorate standards, lodge the case and manage every deadline. For enforcement notices we set out the available grounds of appeal.
What’s not included
Council fees for a retrospective application match the normal application fee (£528 for a householder application in England; verify before applying) and are paid by you. Barristers or consultants for hearings and inquiries, specialist reports such as daylight and sunlight assessments, and physical alterations to the building are quoted separately if needed. See our planning documentation service for full application drawings.
Process and timeline
| Route | Deadline to lodge | Typical decision time |
|---|---|---|
| Householder appeal (written representations) | 12 weeks from decision date | 4–6 months |
| Other planning appeal | 6 months from decision date | 6–9 months, longer for hearings |
| Enforcement notice appeal | Before the notice takes effect (usually 28 days) | 6–12 months |
| Retrospective application (Section 73A) | No deadline, but before enforcement action | 8 weeks from validation |
| Free resubmission of a refused scheme | Within 12 months of decision | 8 weeks from validation |
Fees
Our refusal review and written prospects advice is a small fixed fee, deducted from the fee if you proceed. An appeal statement with revised drawings, and a retrospective application with as-built survey, drawings and submission, are each quoted as a fixed fee depending on what was refused or built. Fees exclude VAT and council fees and are confirmed in writing within 24 hours.
Related guides and example projects
- Householder planning applications in London
- Rear extension planning permission in London
- Conservation areas in London
- Planning documentation
- Borough pages: Camden, Islington, Bromley and Croydon
Send us your decision notice or enforcement letter and within a few working days we will tell you whether to appeal, resubmit or regularise, with a fixed fee for each route. Get your instant estimate.
