Planning Objections

[Admin (Matt)]

Comment on a Planning Application

What is a valid objection to a planning application...

The Council can only take into account 'material planning considerations' when looking at your comments. The most common of these (although not an exhaustive list) are shown below:

Loss of light or overshadowing
Overlooking/loss of privacy
Visual amenity (but not loss of private view)
Adequacy of parking/loading/turning
Highway safety
Traffic generation
Noise and disturbance resulting from use
Hazardous materials
Smells
Loss of trees
Effect on listed building and conservation area
Layout and density of building
Design, appearance and materials
Landscaping
Road access
Local, strategic, regional and national planning policies
Government circulars, orders and statutory instruments
Disabled persons' access
Compensation and awards of costs against the Council at public enquiries
Proposals in the Development Plan
Previous planning decisions (including appeal decisions)
Nature conservation
Archaeology

The Council cannot take into account matters which are sometimes raised but are not normally planning considerations such as:

The perceived loss of property value
Private disputes between neighbours
The loss of a view
The impact of construction work or competition between firms
Restrictive covenants
Ownerships disputes over rights of way
Fence lines etc
Personal morals or views about the applicant.

Please note: it is important to understand that the material considerations relevant to any particular application will need to be weighed in the final decision process according to their seriousness and relative importance.

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Valid Objections examples

The proposed development by reason of its size, depth, width, height and massing would have an unacceptably adverse impact on the amenities of the properties immediately adjacent to the site and the surrounding area by reason of overlooking, loss of privacy and visually overbearing impact.

The site access proposals are not in accordance with acceptable standards and would lead to potential safety hazards.

The proposals for internal circulation within the site are unacceptable and will create conflicts between pedestrians, cyclists and vehicular movements thereby creating a safety hazard.

The proposed extension, by reason of its size and siting, would have an adverse impact on the scale and character of the dwelling.

The proposed extension, by reason of it’s size and siting, represents and un-neighbourly form of development that would have an adverse impact on the amenity of neighbouring properties by reason of an overbearing effect.

The proposed extension by reason of it’s siting, would result in an unacceptable loss of privacy, adversely affecting the amenities enjoyed by the occupier of the adjacent dwelling house.
The proposed extension would be out of keeping with the design and character of a pair of semi-detached cottages.

The proposed extension, by reason of it’s scale and bulk, would be out of keeping with the design and character of the existing dwelling, and would have an adverse effect on the visual amenity of the area as a whole.

The proposal reduces the amount of legitimate car parking on the site to an unacceptable level.
The proposal could lead to vehicles overhanging the adopted highway verge/road to the detriment of other road users.

The proposed extensions, by reason of their size, siting and design would represent an unneighbourly form of development, detrimental to the amenities of the occupiers of adjoining residential property, particularly by reason of the overbearing effect.

The site is located in a predominantly residential area where occupiers could reasonably expect a level of amenity concurrent with the property. The use of the property as a XXXXXXXXXX introduces a diverse element that by reason of the use is likely to result in noise, disturbance and nuisance to the detriment of neighbour’s residential amenity.

The Layout and Siting, both in itself and relation to adjoining buildings, spaces and views, is inappropriate and unsympathetic to the appearance and character of the local environment.

Insufficient parking space will adversely affect the amenity of surrounding properties through roadside parking on this narrow lane/busy junction etc.

The mass, bulk and proximity of the rear elevation would present an overbearing and intrusive element to those neighbours at the rear of the property.

The proposed parking for the development resulting in overspill parking in XXXX Road, on a bend in the road, which reduces the available road width to the detriment of road safety.

The close proximity of a two storey house with the incorporation of the mature Oak trees into the garden area create a cramped building to tree relationship which is likely to place detrimental long term pruning pressures on both specimens arising from concerns by future occupants over issues including the size of the trees, safety and overshadowing.  Because the likely adverse effect would detract from the prominent visual quality of these trees the proposed development does not comply with Bracknell Forest Borough Local Plan policy EN1.

The erection of a two-storey end of terrace house in advance of the building line of neighbouring properties is out of character with the layout of development in the area and thereby detrimental to residential amenities.

The formation of an on-site hard standing area with a dropped cross over for six vehicles spaces is out of keeping with the established character of the surrounding area which mostly consists of traditional front gardens with grassed area.

The proposal by reason of the overall floor area created and in the absence of any very special circumstances would lead to an inappropriate form of development in the Green Belt, detrimental to its open, rural and undeveloped character.

The proposal by reason of its siting would lead to a fragmented form of development along the frontage of XXXX Lane out of keeping with and detrimental to the character and appearance of the area and would be harmful to the open, rural and undeveloped character of the Green Belt.

The proposal represents an inappropriate form of development within the Green Belt and in the absence of any special circumstances would by its inappropriateness have a harmful impact on the open, rural and undeveloped character of the Green Belt.