Question for planning experts if I may
Discussion
Not looking for specific advice here (yet, anyway) but wondering if anybody with more experience than I in the planning space (ie, anybody!) may be able to comment on the below.
In short, I live in Twickenham and the RFU are currently proposing to significantly increase the usage of Twickenham Stadium for non-rugby events - they're asking for 15 event days a year to host concerts amongst other things.
Obviously the locals are all against, and currently there are ~100 objections to a single solitary supporter.
My question is how much weight do objections actually have in the process? I expect that 100 objections is probably enough for the planners to take notice? But enough to kybosh the application? I suspect their ultimate aim is to probably end up with half of the 15 anyway, but residents clearly don't want to budge an inch.
I understand that appeals etc can ultimately end up with the Secretary of State, which is believe is Rayner?
The link is here in case anybody is interested https://planning.richmond.gov.uk/richmond/applicat...
In short, I live in Twickenham and the RFU are currently proposing to significantly increase the usage of Twickenham Stadium for non-rugby events - they're asking for 15 event days a year to host concerts amongst other things.
Obviously the locals are all against, and currently there are ~100 objections to a single solitary supporter.
My question is how much weight do objections actually have in the process? I expect that 100 objections is probably enough for the planners to take notice? But enough to kybosh the application? I suspect their ultimate aim is to probably end up with half of the 15 anyway, but residents clearly don't want to budge an inch.
I understand that appeals etc can ultimately end up with the Secretary of State, which is believe is Rayner?
The link is here in case anybody is interested https://planning.richmond.gov.uk/richmond/applicat...
Have no specific knowledge of the planning system however where I live we recently had 1,400 objections and 3 in favour to a new tower development that was to be 50% taller than other local buildings, objection was to the height, planning found in favour of the developer so I doubt the amount of objections matter as much compared to the actual impact of whats changing.
It depends on 2 things
1. Are the objections valid planning objections ?
The new development will scare my cat.
The new development is bigger than my house
The new development will spoil my view
Are not valid planning objections.
The development goes showing para 1.2.3 of the local plan
The development results in loss of amenity and over looking
Are valid.
So firstly make sure you are making a valid objection.
2. Each authority has a threshold for a decision to goto committee as opposed to delegated powers. Richmond used to be 3 or more. Elmbridge is 15.
Committee then gets the local planning committee to make the decision. They are not very good at this. One of mine was turned down by Richmond. The planner said you can't decline on that basis so they held another discussion and found another reason. Over turned on appeal. Labour are quite rightly trying to get rid of the committee system.
1. Are the objections valid planning objections ?
The new development will scare my cat.
The new development is bigger than my house
The new development will spoil my view
Are not valid planning objections.
The development goes showing para 1.2.3 of the local plan
The development results in loss of amenity and over looking
Are valid.
So firstly make sure you are making a valid objection.
2. Each authority has a threshold for a decision to goto committee as opposed to delegated powers. Richmond used to be 3 or more. Elmbridge is 15.
Committee then gets the local planning committee to make the decision. They are not very good at this. One of mine was turned down by Richmond. The planner said you can't decline on that basis so they held another discussion and found another reason. Over turned on appeal. Labour are quite rightly trying to get rid of the committee system.
As above, the objections must be material issues, which the local authority are bound to consider as part of their decision making process.
My advice would be to club together and get a planning consultant to review the application and provide guidance on specific objections that you could use.
As much as I have sympathy, it’s obviously a major, long established venue, so they will rightly have to balance locals objections with what is likely to be a strong economic case.
My advice would be to club together and get a planning consultant to review the application and provide guidance on specific objections that you could use.
As much as I have sympathy, it’s obviously a major, long established venue, so they will rightly have to balance locals objections with what is likely to be a strong economic case.
It is not the quantity of objections that is important, it is the quality of objections. It is all about material planning considerations and the weighting of an objection. One objection based on a material planning consideration carries more weight than a thousand objections that are not material.
What constitutes a material planning consideration can be a complex issue but there will many issues relevant to concerns, have a look at:
https://www.planningportal.co.uk/services/help/faq...
What constitutes a material planning consideration can be a complex issue but there will many issues relevant to concerns, have a look at:
https://www.planningportal.co.uk/services/help/faq...
Objections carry very little sway, but it's part of the regs. to invite comments
The Planning Officer will be working to strict guidelines and consulting all sorts of departments to determine an application and it's very unlikely a member of the public will come up with any valid reasons to refuse that a PO wouldn't have already thought of.
Lot's of comments (usually objections) may mean the application goes to Planning Committee, where elected councillors can either agree with the PO decision or object to it.
That's where things become fun as they are also supposed base their decisions on planning law and not whether it has upset the locals. If by siding with locals to gain some brownie points, if there aren't real grounds to go against the PO decision, the applicant can and will take it higher and if it's overturned, all the costs associated with that referral get paid by the council.
By all means object and make reference relevant to the application, but the usual 'it'll lower my house prices' or 'affect my view' aren't valid reasons
With enough objections and obvious strength of feeling, the applicant may just not want the hassle, so you never know your luck
Edited to add, Labour want growth. Many applications have been approved by AR in total disregard to PO/Council recommendations in combination with local objections. New housing, battery farms; you name it. All given the nod by the government against specific recommendations by a PO, council or Planning Committee
This is their version of cutting red tape; basically if it contributes to economic growth, it'll happen regardless.
The Planning Officer will be working to strict guidelines and consulting all sorts of departments to determine an application and it's very unlikely a member of the public will come up with any valid reasons to refuse that a PO wouldn't have already thought of.
Lot's of comments (usually objections) may mean the application goes to Planning Committee, where elected councillors can either agree with the PO decision or object to it.
That's where things become fun as they are also supposed base their decisions on planning law and not whether it has upset the locals. If by siding with locals to gain some brownie points, if there aren't real grounds to go against the PO decision, the applicant can and will take it higher and if it's overturned, all the costs associated with that referral get paid by the council.
By all means object and make reference relevant to the application, but the usual 'it'll lower my house prices' or 'affect my view' aren't valid reasons
With enough objections and obvious strength of feeling, the applicant may just not want the hassle, so you never know your luck
Edited to add, Labour want growth. Many applications have been approved by AR in total disregard to PO/Council recommendations in combination with local objections. New housing, battery farms; you name it. All given the nod by the government against specific recommendations by a PO, council or Planning Committee
This is their version of cutting red tape; basically if it contributes to economic growth, it'll happen regardless.
Edited by Old Man Peabody on Tuesday 1st July 12:50
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