As you probably know, the 'Pre-Planning' system has mainly been established to give a formal mechanism for planning departments to charge for advice which had previously been given informally. As architects we have tried to resist this system. Instead, we do a great deal of advance research into local planning guidance and comparable approvals, rejections, and the outcome of planning appeals. Unfortunately the planning system, especially for individual householders who want to do anything that doesn't follow specific conventions, is fraught with problems.

Assuming you had an architect or a designer prepare your pre-planning applications, she or he would probably have had a general idea of local planning constraints and be looking for confirmation of more specific or unusual aspects. For the pre-application system to work, they would have had to provide quite a lot of detailed and contextual information, and the planner would have needed to spend quite a bit of time checking and analysing it. Even if that were the case (and it rarely is), the pre-planning advice won't necessarily be accepted when the full application is considered. In addition, some elements, such as neighbours' objections, are beyond the planners' control.

You can always formally appeal against the planners' rejection, but if your proposals go against clear local planning guidance, you'd need very strong arguments to persuade a planning inspector to overturn the local planners' rejection.

AT Design

Unfortunately, there is little re-dress you can have with the planners once a decision has been made except as noted above or in either preparing a new application or going to appeal.

The Refusal Notice will provide a list of the specific Planning Policies that the planners consider are reasons for refusal, though these can be extremely vague and confusing even to Architects. You or your architect needs to carefully review these and if necessary prepare a new application that follows these `vague` guidelines.

Though, it maybe that the major concern is the matter of a flat roof vs a pitched roof and if all the other extensions have pitched roof then a president may have been set that the planners wish to follow to keep the pattern maintained.

Rooflight`s do not generally require planning approval anyway. If the other buildings have windows at first floor then the planners may view that this is acceptable across the board, vs the privacy overlooking aspect, but obviously I do not know the precise site specifics. Again if you have an architect he or she should be able to provide guidance.

The alternative the Planning Appeal, can be more costly with an unknown chance of success and will take about six months. How to make an Appeal can be found on line.