Receiving planning objections on your planning permission application doesn’t necessarily mean your project won’t get off the ground. Planning objections are often resolved if you’re willing to listen, enter into discussion and perhaps compromise then you’ll soon be back on track. Here is some advice for when someone objects to your planning application and the planning appeals process.

How to avoid planning objections

Involve the neighbours

You’re more likely to achieve a better outcome – initially and after your house is built – if you start off on a good foot with neighbours and the parish council. Face-to-face conversations are always appreciated. You may decide to show them your plans and talk through your intentions before they receive formal notification by the council.

Tackle planning objections

Once the council receives a planning permission application, they inform all those with a vested interest – neighbours, the parish council, the Highways Authority, and possibly the tree officer and conservation officer. Your design statement needs to address all their possible concerns:

House Design

Common planning objections relate to the house design. The neighbours and parish council will assess the bulk, height, size, appearance, materials and location of the house on the site, and how this affects the relationship with the surrounding area. Neighbours will also check for loss of light, loss of privacy and overlooking in their own homes

Access and Parking

The Highways Agency will check right of access, safe access to and from the highway and adequate parking (in relation to the size of the property)

Ecology

A tree officer will expect trees with Tree Preservation Orders (TPOs) to be kept – the council keeps a record. Likewise, an ecologist will expect you to make provision for protected species if they inhabit the site. Sites with certain characteristics, like old farm buildings, lakes, heathland, may indicate an increased likelihood and the council can advise. A survey will confirm the action you need to take to overcome the planning objections.

Conservation

A conservation officer will assess the impact of your project in preserving and enhancing the character of a conservation area or to a listed building – if this is relevant to your site

How to handle someone objecting to your planning permission application

Objections are referred back to the planning case officer and published online so you can keep an eye on things. Be prepared that you’re likely to receive one or two objections – there will always be those who want to offer an opinion regardless of whether they live in the neighbourhood. Unless complaints have genuine planning merit, they will be disregarded. Address the serious issues with the case officer. Meet on site with the plans to point out justification to the objections. Show tweaks you can make to the design to reach a compromise.

Planning application appeal – How to proceed when someone objects to your planning application

If you receive planning objections and your application is refused then you have the right to a planning appeal and have your case reviewed by the planning committee. The committee is formed of impartial local councillors. Be prepared with a speech that clarifies your points in relation to the planning objections. Include statements from your supporters to add weight to the argument. Ultimately, if you have a sound case, there’s no reason why you shouldn’t be given consent.