Planning Objections2020-06-24T15:37:22+00:00

Planning Objections Consultants London

Our planning objections consultants provide a comprehensive service to all sectors from community action groups to individuals, assisting them with their submission of planning application objections.

    Looking to professional help from our planning objections consultants? Get in touch

    What is a Planning Objection?

    Don’t want that housing estate to be built in your village? Concerned an extension proposed by your neighbour will overlook your garden or block your light?

    Planning objections are rising, with 1.9 million objections from neighbours being submitted last year. But frequently your planning objection will have little force with the planning decision makers because it won’t be written in “planner language”. Contact our planning objection consultants today for help with objecting to planning permission.

    Contact Us

    Norton Taylor Nunn has vast experience and expertise in planning objections, to help you with objecting to planning applications.

    • Our planning objections consultants can give your planning objection the momentum it needs. We will identify a planning proposal’s weaknesses and argue the grounds for objecting to planning applications, rather than on aspects that carry little or no weight.

    • You can rest assured knowing that you are represented by planning objections consultants that know the law inside and out, the relevant planning policies and the overall system when it comes to objecting to planning permission.

    • Our planning objections consultants will do all the hard work for you, including writing and submitting planning objections in a professional style that local planners or inspectors will take notice of. We understand how town planners think and appreciate the kind of factors that will influence your planning objection.

    Planning Objections FAQs

    How long do you have to object to a planning application?2019-12-31T00:38:51+00:00

    Members of the public have a few weeks to comment on a planning application. The deadline for comments is 21 days from the date a site notice is put up or notice is served on neighbours, or 14 days from when an advert appears in a local newspaper.

    Find your Local Planning Authority (LPA) here.

    What are grounds for objecting to planning permission?2019-12-31T00:35:25+00:00

    The Council can only take into account ‘material planning considerations’ when looking at your comments. The most common of these (although not an exhaustive list) are shown below:

    Reasons

    • Loss of light or overshadowing
    • Overlooking/loss of privacy
    • Visual amenity (but not loss of private view)
    • Adequacy of parking/loading/turning
    • Highway safety
    • Traffic generation
    • Noise and disturbance resulting from use
    • Hazardous materials
    • Smells
    • Loss of trees
    • Effect on listed building and conservation area
    • Layout and density of building
    • Design, appearance and materials
    • Landscaping
    • Road access
    • Local, strategic, regional and national planning policies
    • Government circulars, orders and statutory instruments
    • Disabled persons’ access
    • Compensation and awards of costs against the Council at public enquiries
    • Proposals in the Development Plan
    • Previous planning decisions (including appeal decisions)
    • Nature conservation
    • Archaeology
    • Solar panels

    We cannot take into account matters which are sometimes raised but are not normally planning considerations such as:

    • The perceived loss of property value
    • Private disputes between neighbours
    • The loss of a view
    • The impact of construction work or competition between firms
    • Restrictive covenants
    • Ownerships disputes over rights of way
    • Fence lines etc
    • Personal morals or views about the applicant.

    Please note: it is important to understand that the material considerations relevant to any particular application will need to be weighed in the final decision process according to their seriousness and relative importance.

    Visit the Planning Portal website which answers the question “How do I object to a planning application and can I do so online?”

    Why do I need to get planning permission?2019-12-31T00:25:29+00:00

    Planning is about how we plan for, and make decisions about the future of our cities, towns and countryside. Your local planning authority is responsible for deciding whether a development – anything from an extension on a house to a new shopping centre – should go ahead. For example, in most cases, it would probably not be a good idea to apply to build a nightclub or disco next to a retirement home.

    However, careful and clever planning combined with sensitive design and landscaping can make some development acceptable where it would previously be thought unsuitable. This is the reason that applications are considered so carefully. The planning system is needed to control development in your area.

    Check planning permission section of the government website for further guidance.

    I object to a planning proposal. What should I do?2019-12-31T00:16:23+00:00

    When a local planning authority receives a planning application, the law requires it to give publicity to the application in various ways. This allows those who may be affected by it have the opportunity to make their views known. The publicity often includes:

    • publishing a notice in a local newspaper;
    • posting a public site notice; and
    • neighbour notification to occupiers and owners of adjoining properties.

    Write down your planning concerns and supporting points and send them to the Local Planning Authority’s Planning Department. There is usually a Case Officer or Area Group allocated to deal with the application, but if you cannot discover the exact person, send the letter to the Planning Department. Always try to include the Planning Reference Number and location of the property/development. Some authorities now accept online submissions via the planning pages of the Authority’s website.

    Concerns about the potential loss in value of your property because of possible nearby development are not something that the local planning authority can take into account in deciding the application.

    View “How to respond to planning applications: an 8-step guide” by the Department for Communities and Local Government (DCLG) for more information.

    What is EIA – and how will I know if it is needed?2019-12-31T00:12:18+00:00

    An EIA is an Environment Impact Assessment. It assesses how the proposed development will impact both on the nearby environment and on the wider environment generally. It is required for some sorts of development under European legislation. You are advised to contact your LPA for further information.

    See “Environmental Impact Assessment” on the government website which explains the requirements of the Town and Country Planning (Environmental Impact Assessment) Regulations 2017.

    Do you need planning permission for conservatory?2020-01-05T23:00:31+00:00

    Any plans for a conservatory will be subject to the associated neighbour consultation scheme. This requires that the relevant Local Planning Authority is informed of the proposed work via a prior approval application.

    Adding a conservatory to your house is considered to be permitted development, not needing an application for planning permission, subject to the limits and conditions listed below.

    • No more than half the area of land around the “original house”* would be covered by additions or other buildings.
    • No extension forward of the principal elevation or side elevation fronting a highway.
    • No extension to be higher than the highest part of the roof.
    • Single-storey rear extensions must not extend beyond the rear wall of the original house* by more than eight metres if a detached house; or more than six metres for any other house. If the house is in Article 2(3) designated land* or a Site of Special Scientific Interest, this limit is reduced to four metres if a detached house; or three metres for any other house. These limits are now permanent and subject to the neighbour consultation scheme. This requires that the relevant Local Planning Authority is informed of the proposed work via a prior approval application.
    • Maximum height of a single-storey rear extension of four metres
    • Extensions of more than one storey must not extend beyond the rear wall of the original house* by more than three metres or be within seven metres of any boundary opposite the rear wall of the house
    • Maximum eaves height of an extension within two metres of the boundary of three metres
    • Maximum eaves and ridge height of extension no higher than existing house
    • Side extensions to be single-storey with a maximum height of four metres and width no more than half that of the original house
    • Roof pitch of extensions higher than one storey to match existing house
    • No verandas, balconies or raised platforms
    • On Article 2(3) designated land* no permitted development for rear extensions of more than one storey
    • On Article 2(3) designated land* no cladding of the exterior
    • On Article 2(3) designated land* no side extensions.

    * The term “original house” means the house as it was first built or as it stood on 1 July 1948 (if it was built before that date). Although you may not have built an extension to the house, a previous owner may have done so.

    * Article 2(3) designated land is land within:

    • a conservation area; or
    • an area of outstanding natural beauty; or
    • an area specified by the Secretary of State for the purposes of enhancement and protection of the natural beauty and amenity of the countryside; or
    • the Broads; or
    • a National Park; or
    • a World Heritage Site.

    Please note: The permitted development allowances described here apply to houses and not to:

    • Flats and maisonettes
    • Converted houses or houses created through the permitted development rights to change use
      • Other buildings
      • Areas where there may be a planning condition, Article 4 Direction or other restriction that limits permitted development rights
    • Where work is proposed to a listed building, listed building consent may be required.

    Please be aware that if your development is over 100 square metres, it may be liable for a charge under the Community Infrastructure Levy

    What are valid planning objections?2020-10-10T09:27:55+00:00

    Objections on the grounds of invalidity are common in planning applications. Comments citing this reason only as their reason for objection are not generally taken into account by local planning authorities. Valid reasons for objection include;

    • The proposed development is not compliance with national, regional, or local planning policy
    • The proposed development is not in keeping stylistically with other buildings or features in the area
    • The proposed development will have a negative impact on surrounding properties (e.g. infringement on privacy or loss of daylight)
    • The proposed use for development is not suitable for the surrounding area
    • The proposed development will cause issues with traffic flow
    • Similar proposed developments have already been rejected repeatedly
    • The development has been proposed within a restricted area, such as a green belt
    • The type of housing proposed is not in line with current local housing needs
    How many objections does it take to stop planning?2020-10-10T09:28:28+00:00

    There is no set threshold for the number of applications required to reject a planning application. Local planning authorities tend to value the quality of objections over quantity, meaning the reasons for rejection within comments on the application or letters must be valid and hold significant weight. Badly constructed petitions will not be considered.

    It is thought that the submission of between 5 and 10 quality objections will result in a committee meeting. Procedure and policy will vary between local planning authorities.

    On what grounds can planning be rejected?2020-10-10T09:29:44+00:00

    Planning applications can be rejected for a vast variety of reasons – reasons which should be listed within a decision letter sent to the applicant upon rejection. These reasons may include common issues, such as an issue with the style of the building, design flaws, inappropriate layout, infringement on the privacy of neighbours, light-blocking, road safety, or conservation.

    Developments not in keeping with a local council’s current housing needs may also be rejected. Other reasons include the selection of sites out with town planning boundaries, the materials proposed for use, or the size of the plot.

    Though some of the above issues are easily resolved by way of amendments, those stuck in a rut with planning rejection should consider seeking advice from a planning consultant.

    Are planning objections anonymous?2020-10-10T09:30:11+00:00

    The anonymity of planning rejections is entirely dependent on the individual policies of local planning authorities. Generally, all comments submitted to an LPA must contain a valid name and address in order to be considered, however, objectors may request the withdrawal of their details for all records uploaded or distributed for public inspection.

    Can neighbours stop permitted development?2020-10-10T09:30:43+00:00

    Property under permitted development does not require planning permission, meaning the public, and neighbours, typically cannot object to the development. If there is concern over neighbours objecting to the development regardless of this, peace of mind may be bought with a certificate of lawful development.

    With this being said, if there are any legal flaws or issues with the property, such as a violation of the ‘right to light’ law, neighbours are within their rights to object to the development.

    Not all planning objections will require planning objections consultants

    We can also help you find the appropriate architect or designer of your scheme, along with other consultants who may be needed, from transport planners, heritage planners and environmental consultants, right through to architects, technical draftspersons and/or designers.

    Contact us today

    Town Planning Services

    We have the tools and experience to help your vision come to life. No project is too big or small. We’re always happy to  give professional town planning advice and talk about how we can best serve you.

    Planning
    Applications

    We work with you to help secure planning permission for your project.

    Learn more

    Planning
    Appeals

    Nortan Taylor Nunn win a majority of the planning appeals we undertake.

    Learn more

    Planning
    Enforcement

    We can help if you’ve been refused planning permission or received an enforcement notice.

    Learn more

    Planning
    Objections

    We can help you prevent that inappropriate development or extension.

    Learn more

    Strategic Land
    Development

    Nortan Taylor Nunn work with partners to unlock the full value of your land.

    Learn more

    Housing
    Economics

    We have a track record of winning cases with the Planning Inspector.

    Learn more

    Request Town Planning Consultants Advice

      Looking for help from professional town planning consultants? Get in touch with us

      Go to Top