Planning objections

All comments we receive about a planning application will be considered, but only those which raise material planning considerations can be taken into account when an application is decided. This means that objections to a planning application may not result in permission being refused. Other factors, such as planning policies of the council and central government may outweigh the objections.

The strength or volume of local opposition (such as petitions or multiple copies of the same objection letter) is not in itself a material consideration. If the content of the such objections is focused on the material planning issues then they can be taken into account.

All comments will usually be available to view on our planning registers – after 23 July 2024 or planning registers – before 23 July 2024.

Representations on planning applications will be provided to the case officer and placed on file, but will not necessarily result in a response.

Material planning considerations

(can include, but are not limited to)

• Overlooking/loss of privacy
• Loss of daylight/sunlight or overshadowing
• Scale and dominance
• Layout and density of buildings
• Appearance and design of development and materials proposed
• Disabled persons’ access
• Highway safety
• Traffic and parking issues
• Drainage and flood risk
• Noise, dust, fumes etc
• Impact on character or appearance of area
• Effect on listed buildings and conservation areas
• Effect on trees and wildlife/nature conservation
• Impact on the community and other services
• Economic impact and sustainability
• Government policy
• Proposals in the Local Development Plan
• Previous planning decisions (including appeal decisions)
• Archaeology

Issues that cannot be taken into account

• Who the applicant is/the applicant’s background
• Loss of views
• Loss of property value
• Loss of trade or increased competition
• Strength or volume of local opposition
• Construction noise/disturbance during development
• Fears of damage to property
• Maintenance of property
• Boundary disputes, covenants or other property rights
• Rights of way and ownerships disputes over rights of way
• Personal circumstances

For more information see: Gov.uk and Planning Portal.