Independent review, redesign, resubmission and appeal support after a planning refusal.
Article reviewed 1 August 2026
Initial consultationFree
Measured surveyStarting from £395
Planning drawingsStarting from £1,400
Planning application submission£100
Building Regulations packageFrom £1,295
Rear extension packagePlanning and Building Regulation drawings from £1,750
Loft conversion packagePlanning and Building Regulation drawings from £1,950
Commercial planningQuote on request
Fees are starting prices and depend on property size, complexity, location and scope. Statutory application charges, Planning Portal charges, Building Control fees, specialist consultants and VAT where applicable are additional.
Read the decision notice and officer report together
The refusal reasons are the formal starting point, but the officer report, drawings, consultee comments, planning history and policy context reveal how the decision was reached. We separate issues that can be redesigned from points that may justify challenge.
Redesign and resubmit or appeal?
A revised application is often proportionate where scale, privacy, roof form, materials or missing information can be addressed. An appeal may be stronger where the proposal already accords with policy, the council’s reasoning is inconsistent or there is relevant precedent. We advise on the evidence, programme, cost and risk of each route rather than appealing by default.
Appeal deadlines are strict
For a refused householder planning application, the Planning Inspectorate normally must receive the appeal within 12 weeks of the decision notice. Many other planning appeals have a six-month limit, but shorter periods can apply where enforcement is involved. The decision letter and current government guidance must be checked immediately.
A refusal analysis should be specific
We map each reason against the drawings, development plan, supplementary guidance, conservation appraisal and comparable decisions. Where the issue is subjective design judgment, clear sections, street context, verified views or a better heritage explanation may be more valuable than additional generic text.
Negotiation during a replacement application
For a resubmission, we explain how the revised design responds to the earlier decision. During determination we monitor the case, answer queries and seek proportionate amendments where the officer is willing to engage. This does not guarantee approval, but it demonstrates a constructive response.
Technical viability still matters
A redesign should remain buildable. We consider structure, stairs, drainage, fire, insulation and services before presenting a planning solution that would need major changes later.
How Horizon Architecture manages the process
- Free initial discussion and scope definition.
- Review of the address, planning history and relevant consent route.
- Measured survey or review of reliable existing information.
- Design development and coordination of the required application documents.
- Submission, validation checks and active monitoring with the council or Building Control.
- Prompt responses to reasonable queries and proportionate amendments where appropriate.
- Coordination with structural engineers, heritage consultants, acoustic specialists, arboriculturalists, drainage, transport, fire, energy or MEP advisers where the project requires them.
Our starting fees
Initial consultation is free. Measured surveys start from £395; planning drawings from £1,400; application submission is £100; Building Regulations packages start from £1,295; combined rear-extension planning and Building Regulation drawings start from £1,750; combined loft-conversion packages start from £1,950. Commercial planning is quoted to suit the project. Statutory and third-party costs are additional.
Free homeowner guideDownload the Planning Permission Guide 2026
Review the application process, refusal options and appeal deadlines before deciding whether to redesign, resubmit or appeal.
Get the guideFrequently asked questions
Should I appeal every refusal?
No. Appeal is appropriate only where the planning case is defensible. A focused redesign may be faster and more predictable.
Can you review another architect’s refusal?
Yes. We can provide an independent assessment and retain, amend or replace the earlier design as appropriate.
Is resubmission free?
The former national “free go” rules have changed. The applicable statutory fee must be checked for the new submission.
Can approval be guaranteed?
No. We can improve the evidence and strategy, but the decision rests with the council or Planning Inspectorate.
What do you need to start?
The decision notice, officer report, submitted drawings and documents, application reference, property address and your priorities.
Get a free project quotation
Send us the property address, photographs and a short description of the work. We will confirm the likely stages, information required and an appropriate fee proposal.
Get a free quoteRelated services
Planning applications · Building Regulations · House extensions · Loft conversions · Conservation areas · Planning refusals · Areas across London
Guidance basis
Article updated 1 August 2026. Current national planning statistics and fees are checked against MHCLG official statistics and Planning Portal guidance. Project-specific legal and technical requirements must be verified for the address and scope.
