PLANNING CLINIC
If a neighbour objects to your planning application, how can you resolve the issue? Simon Rix offers his words of wisdom, along with tips on how to avoid objections in the first place
Unless the intended work to your home is covered by Permitted Development, aplanning application will be a crucial part of any construction or renovation project you might be considering. And right now, the planning permission system is a hot political topic. One national newspaper has even published aguide to help people object to their neighbour’s extensions. Even before this rather unhelpful intervention, some people have always objected to almost anything their neighbours want to do.
But there are some projects where neighbours’ views are not even sought. For example, if you do think your project is covered by Permitted Development, you or your planning consultant should apply for aLawful Development Certificate from the council to confirm that, before work starts. This is not afull planning application and will not involve your neighbours as it’s just about establishing the factual answer to the question: “Is what you want to do covered by the specific list of things allowed under the Permitted Development rules, or not?” So the opinions of neighbours aren’t afactor. However, if you do need to make afull planning application, your neighbours will be consulted and the council will have to consider any possible impacts on them.
NEATLY DISCREET Overlooking risks from first-floor windows into neighbours’ gardens can be reduced by trees and bushes.
Luckily, planning applications are not decided by areferendum of local people —most neighbour objections are irrelevant and are interpreted as such by the actual decision makers. But they can still increase the risks of arefusal.
Even if your neighbour’s views are not technically relevant to the material considerations, planning policies and guidance that should be the only factors in deciding your application, they may encourage opposition to your plans from councillors and other influential people. So it’s better to try to avoid objections from the people who live nearby if you can, but by no means should you give up if you can’t win them over.
AVOIDING OBJECTIONS
Consider these steps:
● Follow guidelines Ensure that your proposal complies with all local and national planning policies and design guidance. This will help get your proposal the consent you want, even if you get objections from neighbours.
● Consider neighbours’ perspective Think about how your development might impact your neighbours and try to minimise any negative effects during the design process.
● Early communication Inform your neighbours ab
