How to make a planning permission objection

How do I successfully make a planning permission objection? My neighbour is planning an extension. Can one of your planning experts give me a steer as to the most important factors planners take into account and how to object to a planning application.

Angela Kerr Director, Editor

Every planning application submitted to a local authority must undergo a period of public consultation which varies in length between three and eight weeks. Here we look at valid reasons for a planning permission objection and what things to avoid putting in a planning objection.

What are valid reasons for a planning permission objection?

When considering how to make a planning permission objection, it is important to remember that the planning officers and planning committee can only take valid planning issues into account when considering the merits of a planning application.

Whilst construction nuisance and possible impacts on the value of property can be very real issues, they are not planning matters and as such do not determine the merits of the planning application.

Negative effects of plans on neighbours and the community

Issues that might be considered by planning officers include negative impacts on:

• Shading/ loss of light
• Being overlooked/ loss of privacy
• Enclosure/ being hemmed in

If your neighbour is proposing a large extension adjacent to your property, the issues to consider are whether it will cause you to lose a significant level of sunlight and daylight; whether there are windows in the extension which would result in you feeling much more overlooked and causing a loss of privacy; and whether you would feel a greater sense of enclosure, or a feeling of being hemmed in, in your property because of the close proximity and height of the extension. In planning, loss of a view is not a consideration but if your outlook becomes unacceptably closed in then this is a planning matter.

If you feel that some or all of these would arise from the proposed extension, they are material considerations in the determination of an application, and I would recommend writing to the case officer explaining your concerns about the proposal and the impact your feel it would have on these matters: outlook, light and privacy.

Right to Light considerations

Are you concerned about a proposed and nearby development that may block your light in your home?

Right to Light surveyors can provide you with BRE daylight and sunlight assessments for planning. These assessments are normally required by the local planning authority to establish if a development will have an impact on the neighbouring properties’ daylight.

Right to Light Surveyors specialise in assessing and managing issues related to the right to light. They can assess the current levels of natural light and support the homeowner to find solutions to minimise the impact or to get compensation.

Find a Right to Light Surveyor who will be able to advise you on your legal rights and produce a right to light report to support your case.

Design objections

Design issues that might be considered by planning officers include being:

• Overbearing/ out-of-scale
• Out of character for the street – size, design, materials

If you also feel that the design of the extension looks too dominant and overbearing in terms of the host building and also the character of built form in your street, then this is also a valid planning issue to raise. The design may also be out of keeping with the existing style of property.

If it is a conservation area, it can be a valid objection if the proposal would adversely affect the character and appearance of the conservation area.

Design is, however, quite a subjective matter, and often a stronger objection can be made in terms of the impact on light, outlook etc as this affects the enjoyment of your property.

What issues are not considered valid planning application objections?

While they may be real issues, the following are not taken into account by planning authorities when reviewing a planning application, so should not be entered as reasons for objection:

• Nuisance caused by the effect of construction (dust, noise, traffic from building work) is not usually a planning consideration and is unlikely to be taken into account.
• The applicant’s personal circumstances or intentions with the property – reasons they are applying for planning permission, profit they are likely to make.
• Boundary disputes or other ongoing neighbour disputes.
• Effect on the value of properties in the area.

Who should you speak to?

I would also recommend speaking to the case officer to let them know that you will be making an objection and when they need to have it by. I tend to think on an issue like this that a petition might appear too orchestrated.

The impact of an extension is really on the immediate neighbours not everyone else up and down your road. However, sometimes it can help to speak to your local ward councilor as they may be willing to help and perhaps speak at committee on your behalf or to the planning department.

Simon Wallis BA Hons, MA, MRTPI, Associate Director, Planning, Savills, Incorporating The London Planning Practice Ltd