Planning Objections
Discussion
Hi,
I'm in the process of selling our house (having spent the past 2 years renovating it) and today have had a letter from the council notifying us of a planning application from next door.
We live on the edge of a village and our houses were the most recent built - about 35 years ago. At the time, planning was given on the premise that the houses would blend into the village so each were designed individually to look like much older properties. The middle house of the is the largest and positioned so that it faced away from the others windows to maintain privacy. That house is not only the largest, but is on raised ground so somewhat dominates it's neighbours.
The planning application is to extend that property by roughly 40%. They're going to come out right up to our boundary on 2 levels then back to their rear boundary on a single level.
It's basically going to occupy a massive percentage of their entire plot, reduce the gap between their property to ours to less than 6 feet (there's currently about a 30 foot gap) and reduce the light into our rear garden (in which we have just finished a patio area accessed by doors from the lounge).
So, my question is 'How likely are they to be given permission and do I have any grounds for objection?'.
If I do have a fair chance of being successful in objecting, should I employ someone who knows about planning better than I to help construct the letter of objection, and how do I go about finding someone?
We have a young child so do not relish the thought of him learning to walk in a building site as well as being unable to move home due to our house being devalued and in a mess while the neighbours extend.
Sorry for the essay, and thanks in advance for your help.
I'm in the process of selling our house (having spent the past 2 years renovating it) and today have had a letter from the council notifying us of a planning application from next door.
We live on the edge of a village and our houses were the most recent built - about 35 years ago. At the time, planning was given on the premise that the houses would blend into the village so each were designed individually to look like much older properties. The middle house of the is the largest and positioned so that it faced away from the others windows to maintain privacy. That house is not only the largest, but is on raised ground so somewhat dominates it's neighbours.
The planning application is to extend that property by roughly 40%. They're going to come out right up to our boundary on 2 levels then back to their rear boundary on a single level.
It's basically going to occupy a massive percentage of their entire plot, reduce the gap between their property to ours to less than 6 feet (there's currently about a 30 foot gap) and reduce the light into our rear garden (in which we have just finished a patio area accessed by doors from the lounge).
So, my question is 'How likely are they to be given permission and do I have any grounds for objection?'.
If I do have a fair chance of being successful in objecting, should I employ someone who knows about planning better than I to help construct the letter of objection, and how do I go about finding someone?
We have a young child so do not relish the thought of him learning to walk in a building site as well as being unable to move home due to our house being devalued and in a mess while the neighbours extend.
Sorry for the essay, and thanks in advance for your help.
You can only really object to things that go against planning guidelines. You need to either get yourself aware of planning guidelines for your area or talk to someone with knowledge who can advise you.
Objecting for personal reasons - like losing light - is not typically a valid reason.
Objecting for personal reasons - like losing light - is not typically a valid reason.
Firstly , I would just have a chat with the planning departments "case officer " .
If the proposal is as overbearing on your property as your description, it is likely to attract some comments from the planners.
Do not be tempted to send your objections without the help of somebody who is used to dealing with "householder applications" , as they should be well versed on what is and isn't acceptable and can at least give you some pointers.
Has the neighbours application been submitted by an agent ?
Have you checked to see if the application is viewable online yet ?
If the proposal is as overbearing on your property as your description, it is likely to attract some comments from the planners.
Do not be tempted to send your objections without the help of somebody who is used to dealing with "householder applications" , as they should be well versed on what is and isn't acceptable and can at least give you some pointers.
Has the neighbours application been submitted by an agent ?
Have you checked to see if the application is viewable online yet ?
Edited by Busamav on Wednesday 25th August 17:30
garyhun said:
You can only really object to things that go against planning guidelines. You need to either get yourself aware of planning guidelines for your area or talk to someone with knowledge who can advise you.
Objecting for personal reasons - like losing light - is not typically a valid reason.
^^^^This.Objecting for personal reasons - like losing light - is not typically a valid reason.
I've heard of a Developer who used to (without letting on he was the developer) tell all of the local residents how this proposed development was terrible, and it was going to reduce house prices in the area, and make the place a building site for many months etc etc.
Cue lots of objections on those grounds - none of which were material planning considerations - planning application subsequently approved.
monthefish said:
garyhun said:
You can only really object to things that go against planning guidelines. You need to either get yourself aware of planning guidelines for your area or talk to someone with knowledge who can advise you.
Objecting for personal reasons - like losing light - is not typically a valid reason.
^^^^This.Objecting for personal reasons - like losing light - is not typically a valid reason.
I've heard of a Developer who used to (without letting on he was the developer) tell all of the local residents how this proposed development was terrible, and it was going to reduce house prices in the area, and make the place a building site for many months etc etc.
Cue lots of objections on those grounds - none of which were material planning considerations - planning application subsequently approved.
it's plays on peoples natural 
edness to one another. monthefish said:
garyhun said:
You can only really object to things that go against planning guidelines. You need to either get yourself aware of planning guidelines for your area or talk to someone with knowledge who can advise you.
Objecting for personal reasons - like losing light - is not typically a valid reason.
^^^^This.Objecting for personal reasons - like losing light - is not typically a valid reason.
I've heard of a Developer who used to (without letting on he was the developer) tell all of the local residents how this proposed development was terrible, and it was going to reduce house prices in the area, and make the place a building site for many months etc etc.
Cue lots of objections on those grounds - none of which were material planning considerations - planning application subsequently approved.
I'll try to get hold of the case officer as a place to start. I'm not really sure how to start finding someone who can help me interpret the planning regulations though. I'd prefer to read them myself (if I can find them) but also have a professional assess the plans too.
_DeeJay_ said:
We have a young child
I expect it will find exploring a building site far more interesting than what normally goes on (assuming it gets through the fence)Having a child does not confer special rights, nor for that matter warrant my keeping a greater distance behind cars that contain them!
Simpo Two said:
_DeeJay_ said:
We have a young child
I expect it will find exploring a building site far more interesting than what normally goes on (assuming it gets through the fence)Having a child does not confer special rights, nor for that matter warrant my keeping a greater distance behind cars that contain them!
Also, there isn't a fence; they have an outbuilding on the boundary that they intend to replace with a 2 storey extention which will probably be about 20 foot higher than our property about 6 feet away from it.
Edited by _DeeJay_ on Wednesday 25th August 20:30
Globulator said:
_DeeJay_ said:
We have a young child so do not relish the thought of him learning to walk in a building site
We must above all think of the children.And their trespasses in next doors building site.
Before they can walk.
FFS.
Anyway, thanks for all your valuables contributions.
Pistonheads was such a great site once upon a time, now it's just an excuse to throw out a series of crap one liners. Think of the children, excellent - good one. Anyone care for an oxo tower reference? 'The Mental'. Come on, you can do it...
Edited by _DeeJay_ on Wednesday 25th August 20:56
_DeeJay_ said:
Thanks for that - very useful. I didn't want additional rights, on the road on in the planning process. What I want is to move house and now I cannot due to an overbearing development on a neighbouring property.
Real objection obtained. Sorry but the 'child card' was a shallow tug on the emotions, and you knew it.(NB I'll see your child and raise you a cat in a wheelie-bin!)
Edited by Simpo Two on Wednesday 25th August 20:57
So we're catch 22. I don't want to live in a house that is dwarfed by it's neighbour. We'd prefer to move elsewhere. We can't do that due to the development. I obviously can't mention the impact on our family. Maybe if I mentioned it stopped me building a 5 car garage?
I give up, you're obviously right and have seen through my thinly veiled attempt to disguise my real reasons for objecting. Or maybe you're just wrong? Nah, lets try to wind up the OP instead, that couldn't be the case, right?
As for the 'tug on the emotions', it wasn't intentional at all. It's simply a consideration which is important to me. Disregard it, the original post still stands up.
I give up, you're obviously right and have seen through my thinly veiled attempt to disguise my real reasons for objecting. Or maybe you're just wrong? Nah, lets try to wind up the OP instead, that couldn't be the case, right?
As for the 'tug on the emotions', it wasn't intentional at all. It's simply a consideration which is important to me. Disregard it, the original post still stands up.
Edited by _DeeJay_ on Wednesday 25th August 21:03
Its a bit of an awkward thing - but not impossible. I chair our local parish council planning committee where we have had some successes and some failures with objections to the planning authority (two - one of which is a National Park). I have also been battling planning behind my mothers bungalow with some success so far - the third re-submission is currently in and at present looks like it may fail as well - hopefully.
We have had some luck as the planning authority has tended to support neighbour comments - but they have come up with their own reasons (internal support from another department) to turn down applications - although they can't actually admit as much.
You must get to look at the application and study it carefully to pick the holes - it will be online. The worst part is if the application says they have consulted the authority before submitting an application - and received written advice - the authority won't want to go back on their word.
Liaise with both the planning authority and other authorities - your local parish council etc - get them on board to help find issues to pick holes in. First of all is errors in my opinion - draws doubt over the whole application. We had a school extension which was a disaster - but still got passed because all local authority plans always do.
Are there any trees that will be affected - my mothers neighbours second application was declined when a TPO was suddenly slapped on some (pretty horrible) trees.
The big things I would look at - over development of the site - overlooking and lack of privacy - loss of light - risk of water logging due to loss of land (which is situated higher than your plot - play on this a lot for everything) - risk of further development which doesn't need planning (permitted development rights - conservatory etc) - existing permitted developments since the original build.
You need to find as much stuff as possible - and if you don't deal with it often its awkward - hence support from knowledgeable parish councillors may help. At the end of the day nothing is ever certain, either way. Without seeing it and knowing the site I can't give any other ideas without writing a book. I would guess though that your ultimate aim must be to accept a development - but on a smaller size than that proposed. It might not harm to suggest this in your objections.
We have had some luck as the planning authority has tended to support neighbour comments - but they have come up with their own reasons (internal support from another department) to turn down applications - although they can't actually admit as much.
You must get to look at the application and study it carefully to pick the holes - it will be online. The worst part is if the application says they have consulted the authority before submitting an application - and received written advice - the authority won't want to go back on their word.
Liaise with both the planning authority and other authorities - your local parish council etc - get them on board to help find issues to pick holes in. First of all is errors in my opinion - draws doubt over the whole application. We had a school extension which was a disaster - but still got passed because all local authority plans always do.
Are there any trees that will be affected - my mothers neighbours second application was declined when a TPO was suddenly slapped on some (pretty horrible) trees.
The big things I would look at - over development of the site - overlooking and lack of privacy - loss of light - risk of water logging due to loss of land (which is situated higher than your plot - play on this a lot for everything) - risk of further development which doesn't need planning (permitted development rights - conservatory etc) - existing permitted developments since the original build.
You need to find as much stuff as possible - and if you don't deal with it often its awkward - hence support from knowledgeable parish councillors may help. At the end of the day nothing is ever certain, either way. Without seeing it and knowing the site I can't give any other ideas without writing a book. I would guess though that your ultimate aim must be to accept a development - but on a smaller size than that proposed. It might not harm to suggest this in your objections.
Deejay, no one's commented on this but can't you sell it anyway?
I'm not sure if you have to tell prospective buyers about the planning application, but if it comes up in the buyer's searches then tell them and the estate agents that it will increase the value of all three houses.
Be very aware of the risk of falling out with the neighbours - that's something you have to declare when you sell a house and I believe you're committing fraud if you don't mention it.
Good luck.
I'm not sure if you have to tell prospective buyers about the planning application, but if it comes up in the buyer's searches then tell them and the estate agents that it will increase the value of all three houses.
Be very aware of the risk of falling out with the neighbours - that's something you have to declare when you sell a house and I believe you're committing fraud if you don't mention it.
Good luck.
ClassicMercs said:
lots of really useful stuff
Thank you very much for all of that, it was extremely useful. They haven't asked for advice on the development, so no worries there. If the development was single storey, it'd be far less of an issue; the worst part is the height of their property compared to ours. Our house was designed to be fairly low, it has dormer windows which significantly reduce the total height of the house. There's is a much taller house to start with, and they're on raised land. Putting the two next to each other will look awful.
However, since the plans don't show our house, that's hard to tell from the information the planners will have.
When discussing the height difference with the neighbours, they said they would ask the architect about the possibily of reducing the height, though the plans were submitted unchanged. They did say that they considered a single storey extention but couldn't get enough floor space so it was this or nothing.
We do know a lot of people on the parish council, so I will have a chat with them too.
thanks again.
Edited by _DeeJay_ on Wednesday 25th August 21:37
Had something very similar. Loss of light or a view doesn't cut it. It's hard without knowing the exact situation, but since the houses were built with consideration in mind to their immediate location in the first place, you might be able to argue that the proportions are not in keeping with the existing properties.
There are definite phrases you want to use rather than my ramblings, so it's best you get someone that knows heir stuff - ie it's their job - to help draft your objection. I'll try to find mine too..
There are definite phrases you want to use rather than my ramblings, so it's best you get someone that knows heir stuff - ie it's their job - to help draft your objection. I'll try to find mine too..
I repeat the point that the only 'valid' objections to Planning Applications are contreventions to Planning Law.
You having a young child is irrelevant and I suggest you don't mention it in any formal objection if you wish to be taken seriously.
Planning Applications are very political at a Local level. The Planninmg Commitee can refuse a valid application because of local 'invalid' objections and come out looking good. However, the Planning Inspectorate who only consider Planning Law and therefore it's an easy decision to grant the appeal.
I would first look at over development of the site and right to light issues for grounds to object. Ideally the Planning Officer should be ensuring that the application complies so it might be worth asking them if it does. If it doesnot ask them how and object stating these points.
The above is a very general overview.
You having a young child is irrelevant and I suggest you don't mention it in any formal objection if you wish to be taken seriously.
Planning Applications are very political at a Local level. The Planninmg Commitee can refuse a valid application because of local 'invalid' objections and come out looking good. However, the Planning Inspectorate who only consider Planning Law and therefore it's an easy decision to grant the appeal.
I would first look at over development of the site and right to light issues for grounds to object. Ideally the Planning Officer should be ensuring that the application complies so it might be worth asking them if it does. If it doesnot ask them how and object stating these points.
The above is a very general overview.
They *may* just be trying it on with a huge extension - they may be thinking planning issues that come up will be a result of over-development?
Reduce size of planned extension to what they wanted to start with, and more importantly make the planners feel like they've won, and bob's your builder.
Have you talked to them?
Reduce size of planned extension to what they wanted to start with, and more importantly make the planners feel like they've won, and bob's your builder.
Have you talked to them?
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