How to Object to a Planning Application

Objecting to a planning application is a crucial step in protecting your property, community, and local environment from developments that may negatively impact the area. Whether you're concerned about loss of light, privacy issues, overdevelopment, or environmental harm, understanding how to raise valid objections is key to influencing the Council’s decision.

This guide is designed to walk you through the process of opposing planning permission, highlighting the grounds for objection, providing tips for writing a persuasive objection letter, and explaining the Council's decision-making process. With expert insights and practical advice, you'll learn how to navigate the system confidently and the benefits of working with a planning consultant.

Grounds for Objecting to a Planning Application

When opposing a planning application, it’s essential to understand the valid grounds for raising objections. Planning authorities evaluate applications based on specific criteria, and focusing your concerns on these areas increases the likelihood of influencing the outcome. Common grounds for objecting include issues such as loss of light, overshadowing, privacy concerns, overdevelopment, and environmental or conservation impacts.  In this section, we will explore some of the key reasons for objections, and how to articulate them effectively to ensure your concerns are heard.

Loss of Light and Overshadowing

One of the most common concerns raised when objecting to a neighbour’s planning application is the loss of natural light. As a property owner, you have the right to a reasonable level of natural light.  This means that neighbouring developments should not overshadow your home or block light entering your windows. This right is essential for maintaining a comfortable living environment, preserving property values, and safeguarding occupants’ well-being.

The right to light does not guarantee direct sunlight.   However, it does mean you have the right to a certain level of natural illumination. Knowing the nuances in the law are important when writing a planning objection.

Overshadowing can significantly affect neighbouring properties by reducing natural light, making interiors darker and less inviting. This can lead to increased reliance on artificial lighting, higher energy costs, and a diminished quality of life. Additionally, overshadowing can impact a properties privacy and the enjoyment of outdoor spaces.  This makes it a critical concern in planning decisions.

When raising planning objections about overshadowing, detail how the proposed development would directly affect your property.  You should also reference any local planning policies related to light access.

Proposed Materials

The choice of materials named in a planning application often provides grounds for objection. Local authorities evaluate whether the materials proposed are in keeping with the character of the area. They also consider whether they comply with environment standards, and meet highway safety requirements.

Valid grounds to object a planning application may be that the materials proposed clash with the architectural style of the neighbourhood. Another valid objection may be that the plans pose long-term maintenance issues. Although often a passionate plea, personal opinion or how it may impact the value of your home are not acceptable grounds of objection.

Ensure your objection to the planning application focuses on:
•  the incompatibility with local planning policy
• the environmental impact
• the potential impact on neighbouring properties

Impact on Conservation Areas and Areas of Outstanding Natural Beauty

Conservation Areas and Areas of Outstanding Natural Beauty (AONB) are regions protected because of their their unique characteristics. AONBs are recognised for their outstanding natural landscapes. Conservation Areas are valued for their architectural and historic interest. Emphasizing the value of these protected regions is crucial when making a planning objection. Any proposed development, within the region or close to it, is subject to scrutiny. Local councils must ensure they protect the intrinsic qualities of these areas.

Highlighting how the development could alter the character and appearance of the area are grounds for a planning objection. This includes changes to the landscape, architectural harmony, and historical settings. For example, a modern apartment block may clash with the aesthetics of a historic village, ruining its visual appeal, or cultural heritage.

Secondly, consider the environmental impact. Developments can disrupt local wildlife habitats, reduce biodiversity, and affect natural features such as woodlands, rivers, and open spaces. Emphasise how these changes could degrade the natural beauty and ecological integrity of the area in your planning objection.

To strengthen the planning objection you can reference specific policies in the local plan, or national guidelines on conservation areas and AONBs. Provide examples in your objection of how similar developments have been managed or rejected, illustrating the importance of preserving these areas.

Effects on Neighbouring Residential Properties

When opposing a planning application, it’s crucial to highlight how the proposed development could negatively impact neighbouring properties. Valid objections include:
• Loss of privacy: if windows or balconies overlook your property
• Increased noise: construction work or changes in the use of the property that might lead to more traffic or activity
• Disturbance from light pollution: streetlights or external lighting affecting your home

This encompasses factors such as the loss of privacy, reduction in natural light, or the creation of overshadowing effects. A development generating a significant noise or disturbance may also be considered a legitimate concern. Articulate specifically how the development will affect your property or the broader community, and provide concrete examples to substantiate your points.

Be specific in detailing how these issues will affect your home or lifestyle, providing photographs or diagrams if necessary.

Overdevelopment and Highway Safety Concerns

Overdevelopment and highway safety are of importance when considering the evaluation of a planning application.

If a proposed development is disproportionately large for the area or incongruent with the existing character of the neighbourhood, it may be grounds for a valid planning objection. Similarly, concerns regarding highway safety, such as the potential for increased traffic, parking challenges, or other related issues, are legitimate.

To substantiate a planning objection on these bases, it is important to provide detailed information about specific issues, such as the presence of narrow roads, limited visibility, or other relevant factors that could be exacerbated by the development. Providing clear and concrete examples will strengthen the objection.

How to Object to a Planning Application Effectively

Effectively objecting to planning permission requires a strategic and well-informed approach. To have the greatest impact, your objection must focus on valid planning considerations, such as the development’s scale, design, or its effect on neighbouring properties, local amenities, and the environment. By presenting clear, concise arguments supported by policy conflicts, you can ensure your concerns are taken seriously during the Council’s decision-making process.

Submitting a Planning objection

The deadline to submit an objection is typically 21 days from the date the planning notice is issues. Check the Council’s website or the notification letter for exact dates. Late submissions are usually not considered unless exceptional circumstances apply.

When drafting your objection letter, use clear and concise language. Focus on valid planning issues such as; the development’s scale, design, impact on neighbours, and adherence to local policies. Avoid emotional appeals or opinions, as these carry less weight with planning officers.

Reference Planning Policies

Local planning authorities base decisions on established policies such as:

The National Planning Policy Framework (NPPF)

Local Development Plans or Core Strategies

Citing specific policies that the development conflicts with makes your planning objection more persuasive.

The Council’s Decision-Making Process

When evaluating a planning application, the Council considers a range of factors, including:

Impact on residential amenities (e.g. privacy, noise, light)

Environmental considerations (e.g. biodiversity, drainage)

Traffic and highway safety

Alignment with local and national planning policies

All planning objections

Controversial or complex applications may be reviewed by a planning committee, here local councillors decide whether to grant or refuse permission. To provide transparency and accountability decision are documented and shared publicly.

Final Checklist: Submitting a Planning Objection

When considering how to object to planning permission, remember these key points:

Focus on valid concerns like loss of light, privacy, or highway safety.

Avoid personal grievances or issues like property value reduction.

Reference relevant planning policies to substantiate your objections.

Submit your objection before the deadline