Navigating the complexities of planning permission in the UK, particularly in London, can be challenging. Whether you’re a homeowner looking to extend your property or a developer planning a new residential project, avoiding common pitfalls is crucial.
At Open Volume Studio, we’ve analysed hundreds of planning applications to identify the most frequent reasons for refusal. Below, we outline our top 10 reasons planning applications are rejected and what steps you can take if your proposal is denied.
1) The Principle of Development Clashes with Local or National Policies
One of the most common reasons for refusal is that a project is fundamentally at odds with planning policies set by the National Planning Policy Framework (NPPF) or local authorities. These policies are occasionally changed and updated so it’s important to be working off the current set and setting correct expectations as a result. Neighbouring projects you may want to use as examples in your favour may have been done under different policy conditions.
For example, many London boroughs have strict minimum size requirements for flat conversions. If a property doesn’t meet these standards, the project will likely be refused, no matter how well-designed it is. Some councils also have maximum sizes for property amalgamations.
While some exceptions exist, securing approval for a proposal that contradicts key policies requires a robust planning strategy and expert advocacy.
2) Lack of Need for Development
Simply owning a property does not guarantee development rights. Councils prioritise public interest over private desire. If your proposal doesn’t demonstrate a genuine need, such as adding the tenth cafe to an already saturated high street, it’s likely to be refused.
Change of use applications are particularly vulnerable to this reason for rejection to allow for variety on a high street. The high street is struggling and so new policies will set the agenda for how these are due to evolve.
3) Overshadowing, Loss of Privacy and “Tunnelling”
Planning officers assess how a development impacts neighbouring properties. If your proposal significantly reduces natural light, creates an overbearing presence, or compromises privacy, it risks refusal.
This applies to projects ranging from single-storey rear extensions to large-scale housing developments. One of the phrases case officers often use to reject side extension where houses are close together is the “tunnelling effect”. This is where the proposed extension will create a negative effect on the neighbouring property. Although rarely a policy point, this is often flagged as a result of strong neighbours’ complaints.
4) Harm to the Host Building
For listed buildings and period properties, any alteration that damages architectural integrity, whether due to inappropriate materials, excessive size, or disproportionate design or even simply openings leading to partial demolition of historic fabric can lead to rejection.
For instance, while a rear extension may be acceptable for a post-war property, it could be refused for a rare Georgian house if it disrupts its historical character. Investing in high quality design undertaken with careful research is the most effective way to improve your chances.
5) Amenity: Neighbouring Amenity and Resident Amenity
“Amenity” refers to elements that contribute to a property’s enjoyment—such as gardens, balconies, and parking spaces. Councils are obligated to protect these aspects for residents. If your project negatively affects the quality of life in the surrounding area, it’s likely to be turned down.
Amenity space is a tricky term also used to describe external communal space as part of developments. It is not unusual for developments, even those as small as sub-dividing a house, to have restrictions imposed by planning ensuring that there is sufficient “amenity space” for the residence. This is otherwise described as ‘access to private fresh-air’, it is often a failing point on applications.
6) Poor Quality or Size of Accommodation
New residential developments must meet minimum space standards and provide adequate outdoor space and natural light. The minimum space standards are a national measure but certain planning authorities, particularly in London, set limits beyond this. They are pretty much a tick box requirement with very limited scope for adjustment. Failure to meet these requirements is a common reason for refusal, particularly for flat conversions and HMOs (houses in multiple occupation). See the chart below for the typical minimum space standards as set by the Technical housing standards – nationally described space standard.
7) Loss of a Family Home or Employment Use
London councils aim to preserve family-sized homes and employment spaces. Converting a single-family dwelling into multiple flats or an HMO can be refused if it reduces the borough’s stock of larger homes. Certain areas are designated as “under-pressure” from conversions where councils want to promote single-family homes. Despite this the National Planning Policy Framework (NPPF) 2024 apowers in support for the increased sub-division of properties.
Similarly, commercial buildings in designated employment zones are protected against conversion to residential use unless a strong case can be made, however, increased evidence of this is happening, particularly in the City of London since COVID-19.
8) Negative Effect on Character and Appearance
Maintaining the visual harmony of an area is a key planning concern, particularly in conservation areas.
Backland developments and roof alterations in London frequently face rejection on these grounds. Even if similar changes exist nearby, councils may selectively enforce policies to preserve the “original character” of a street.
9) Traffic and Parking Pressures
Developments that increase local congestion or parking demand such as HMOs, flat conversions, and new-build housing, often face opposition from planning authorities.
If your site isn’t in a well-connected area with access to public transport, failing to provide sufficient parking spaces may result in refusal. This can also be offset with a good quality transport assessment.
10) Protection of Green Belt Land
Green Belt land is subject to stringent planning restrictions. Even where development potential exists, proposals must demonstrate exceptional design quality and public benefit.
For projects within nature reserves or Areas of Outstanding Natural Beauty (AONB), planning approval is even harder to secure. Check out our blog post on what is permitted development in AONBs.
What to Do If Your Planning Permission Is Refused
If your application is denied, you still have options:
1) Resubmitting a Revised Application
Councils often inform applicants of potential refusal before issuing a formal decision. If this happens, withdrawing the application allows you to make adjustments and resubmit—without having a rejection on record.
By addressing the council’s concerns in your revised proposal, you increase your chances of approval.
2) Appealing the Decision
If you believe the refusal was unjustified, you can appeal to the Planning Inspectorate. This process takes around six months and involves presenting evidence to challenge the council’s decision.
While appeals can be successful, they require meticulous preparation and a well-argued case. Engaging an experienced planning consultant increases your chances of success.
How Open Volume Studio Can Help
At Open Volume Studio, we specialise in architecture and planning strategies that maximise the likelihood of approval.
Based in London, our practice has extensive experience with residential extensions, conversions, and new-build developments. Our expertise ensures that every project is carefully assessed against planning policies before submission, minimising risk and streamlining the approval process.
If you’re facing planning challenges or want to optimise your application, get in touch with our team to develop a tailored strategy for success.
Ready to Secure Planning Permission?
Contact Open Volume Studio today to discuss your project and avoid common planning pitfalls.
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