neighbours WILL object if we proceed with planning application... what now?(31 Posts)
We have a good relationship with our neighbours and advised them that we were talking to an architect about a potential extension. We explained our ideas and said we would show them plans before submitting them. We've now done this and they aren't happy with our plans as it will be oppressive and block their light into their conservatory. I think there was some misunderstanding when we initially talked to them as they were ok in principle before they saw the plans.
Our architect thinks that any objections they have will be dismissed with insufficient grounds so we are stuck as to what to do... we want to keep a harmonious relationship with them (they really are lovely!) but the plans can't really be altered much if they are still to give us the space we would like.
The options are to go ahead despite their concerns (would this also impact on timescales if they object?), modify plans to compromise with them or move house. I don't really want to do any of them!
Any advice, thoughts or shared experience would be much appreciated (lodges self back between rock and hard place)
Laurensdad - I'm glad you got your permission and it is a shame that you had objections but try not to think that people don't like you, surely they are just being protective about their own home and in the long run hopefully all will be forgotten.
I hope your build goes well -good luck with it all.
Well - we did get planning permission, despite 7 objections. I am just a little disappointed at the unpleasantness shown by some neighbours (who we had hitherto considered friends).
I am especially upset by the neighbours who gave us their "full support" only to lodge an objection with 24 hours left to go!
Still, that's life I guess, and I suppose we will just have to hope that people see just how small and insignificant (as opposed to earth shattering and huge) it actually is when it is completed.
Moral - if you want to find out how people really feel about you - put in a planning application!
Just because your neighbours object, it does not mean that you won't get planning permission. Our neighbour objected and claimed all sorts of reasons why it should not be granted including the loss of light (even though he had a similar extension himself) and that the stress of it was causing his hair to fall out! He also signed his letter with fake qualifications to make it look more official- we were still given permission.
What really worries me is that one of my objectors is an ex Councillor and failed parliamentary candidate, who currently works for a local MP. I don't know much about politics but I feel sure she should have declared that along with her comments as this makes her more than just your average objector. I am also concerned that she will try to use her political connections to get the application stopped.
We live in a semi and our neighbours recently built a rear extension that has blocked the light to a third of our garden and to half our living room, and had their house gutted and renovsted at the same time. We objected to planning at the time but it was still passed. Our neighbours never discussed the works with us; moved out while it was going on and haven't even had the courtesy to acknowledge the 5 months noise or disruption we experienced while this massive building works were going on. We always got on reasonably well with them before this works took place but haven't exchanged a word since.
I was quite surprised that our 'friendly' neighbour chucked in an objection to our plans. It was a perfectly sensible suggestion (about surface water drainage) that if he'd asked me about, I would have passed onto the architect. But it does leave a little bit of a bad taste in the mouth, as did the one who raised questions about the protected trees in our garden. There are no protected trees in our garden, there are a lot of mature trees, but none of them are protected (three ash trees, a weeping willow, a damson tree and a chestnut tree). The problem with these objections is that it delays things and can often lead to extra expense. The planning process has ended up costing quite a bit more than I originally thought (thanks to having to withdraw the original plans, split them into two and then resubmit them both separately, paying AGAIN).
Don't hold out much hope for the new 'Neighbourhood Consultation Scheme' - from what I have been reading there are 'so' many people who just use the planning process to have a go or settle scores. Very sad!
Unfortunately a pre planning discussion holds no weight at planning stage and even though you can be assured it's fine at the meeting/in the report it can be meaningless at the final stages, if the planning officer changes their mind or you just get a different officer who interprets the rules slightly differently. It's very frustrating and can make a mockery of the process at times.
Objections only hold weight if they are based on things that are part of the planning rules - neighbours often think reduction in the value of their house or loss of view are valid objections they are not. Loss of privacy, massing, character, scale are valid however.
One of the reasons I find domestic work so unattractive is the unpredictability of neighbours. Nice reasonable normal people quite often go a little mental when next door proposes an extension. Sometimes objections are valid, more often than not they are a bit crazy. I once had a neighbour object over the fact that he wouldn't be able to wash his car in private (it didn't overlook his house, garden, terrace just the small bit of yard he washed his car in).
We are in exactly this position. We discussed our planned side extension with our neighbour directly across from us (as they will be the ones looking at it) and they said they had no problems with it. They even offered to take some of the paving blocks (that we would have to lift) to use in their own garden!
After we put the planning application in they asked us how it was progressing, whenever they saw us on the street.
Then, with 24 hours left to go on the deadline for objections, they put in an objection. We were stunned!
Then 2 more of our close neighbours also put in objections - although both these were after the closing date, so not sure how much impact they will have.
All 3 of the 'last minute' objections followed a visit from one particularly unpleasant neighbour, who has complained about everything we have done to the house since we bought it. We know that this person orchestrated (or encouraged) these objections, but there's nothing we can do.
Fortunately, we opted for a 'pre-planning' application, and were assured that there 'should' be no problems. We'll see how it goes.
What I find most upsetting, apart from people changing their minds without telling you(?) is the unpleasant tone of these objections. Some of them are rather personal, with 2 of them basically saying that if we want more space we should move house.
1 objector has even invented facts and figures about the houses and 1 of the others has an extension of their own!
Just thought I would update that we now have a new set of plans that the neighbour should be happy with- we have kept the boundary extension as a single storey and extended the full height extension in the other direction, meaning downstairs is actually bigger but upstairs slightly smaller- it is a reasonable compromise and should be granted planning permission so hopefully it is all go now...
Thanks for all the comments and advice
We had this with our first plans for an extension the neighbours objected to loss of light and feeling boxed in, it got passed regardless, we had to put scaffolding in a part of their garden (it's a side part about half a metre wide overgrown with weeds) they said no. Due to this and other reasons we decided to move house. Then we looked at it again and thought lets make the extension smaller, the neighbours were happier with this, we're about to start work in a few weeks.
Thanks for the interesting feedback.
I'm not sure what way our garden faces . We get no sunshine where the extension will be (and where both our patios are) from about midday so we both have a seating area at the back of the garden, which won't be affected at all by building works.
Our arhcitect is coming round on Wednesday to discuss our options so we will see if he can come up with some realistic alternatives and if not we will then have to consider how to proceed. I think they may agree to a side extension behind our garage- as it does not extend beyond the existing depth of the house- but will object to building out further than that so we may look at ways of building out at the other side of the back of the house (sorry, that is confusing me so it probably won't be very descriptive!). I think it is doable with a few tweaks but I suspect it will interfere with the architect's 'vision' ...
Sigh, it was all going so well!!
I am confused why your neighbours will lose light if your plans are within planning guidelines.
Planning guidelines are there to protect neighbouring houses - if your plans are 'passable' then I'm unclear what they object to?
There is no legal 'right to light' in the garden, I don't think. I guess this largely comes down to which way the gardens face (You may have already said, I may have missed that) and I totally understand that blocking existing sunlight/evening light wouldn't be fair.
I agree you have to keep the peace with neighbours, but you also have to weigh this up against the fact it's your house. Is there any real point in going through the horrible upheaval of building works to build an extension that's not going to suit you as a family? I would never build some sort of 'compromise' which meant we would have to move house in the future.
In your position I would either go for the extension you actually want/need or just move house.
Our neighbours objected to our original planning permission for extension on flat roof for bathroom - this was after talking to them about our plans and how it would look before the application went in. They didnt even tell us until we were told by the council it was rejected (and we thought we got on well with them till then). We left things for a year and planning rules changed so did what we wanted upstairs under permitted development (the extension was actually larger than originally planned but still not huge). We explained to the neighbours we were sorry they didnt like it but we were going to do it and we were assured by our architect it would not be obtrusive/obstruct light/views from their bedroom as they claimed. We've had it done a year now and the neighbours have confirmed they were OTT in objecting to it - infact they've applied under planning to do the same to their house now (but got it turned down as they've already used planning - at the same time as us - to do their side return)!
Why don't you ask your neighbours to come round and meet with you and your architect to try and reach a compromise suited to all of you.
Were in a very similar position its 50-50 as to whether or not well get permission for a two storey, if not, well just go for single storey. But if we dont get double storey, well eventually move, as well outgrow the house as the kids get older.
Its difficult for us because we have a very bad relationship with her. We put permission in to put a drive way in the front which got turned down (we are in a conservation area) and since then she has bad mouthed us to everyone who will listen properly nasty stuff. She shows no respect for our rights, putting up nasty fencing against our hedge, coming onto our property to tack ghastly fencing on top of existing stuff and creosoting it, putting in windows that over look our garden without planning permission etc, parking across our gate, etc.
Part of us thinks shes going to make our life hell if we put in permission, should we bother?? and were scared of the inevitable backlash. But then the other part of us thinks that this is in fact bullying or at the very least intimidation. The planning system is in place to make objective decisions (admittedly, this doesnt always happen) particularly when there are diverse opinions.
You should look it in the long term as well. If you dont apply for planning permission, the next person who lives in your house might. Nothing lasts forever.
When we did our extension a few years ago we kept our neighbours informed every step of the way, including inviting them over when architect was there. We told the architect that under no circumstances would we proceed with anything they were unhappy with. And we also live in a detached house. The result is that we have maintained great relationship with both sides.
We also bought presents for our neighbours when the work was finished as thank you for putting up with us having builders for a year.
Yes go to them and say you don't want to go ahead with anything that would upset them, but ask if they could describe what would be OK. Often people just want to feel listened to and that they have some influence, and then you might find they are more flexible.
I have to say that i think you should go ahead but try and compromise a little. My next door neightbours are doing the same to us with their plans for an extension. We get on well with them, we don't like their proposed extension but they'll get planning permission so what is the point of objecting i think our relationship with them is more important than objecting when we would not succceed. That's what the planning process is for, to allow someone not involved to make a decision on planning grounds
Can you not do a ground floor extension (leaving yourself space around for access for maintenance, rather than needing to use your neighbours' garden) and go up into the loft instead?
Just to clarify, our neighbours are lovely and we wouldn't go ahead without their approval, I was just mulling our options over out loud. I think I was just taken aback as we thought showing them the plans would be a paperwork exercise but my rational head is back on now!
It isn't a massive extension but our gardens are quite small and our house is set further back from theirs.
Dh and I have spent the evening looking at alternatives that may work- it won't give us exactly what we want but it would a compromise for both of us. it would sort downstairs out but upstairs would be more tricky.Dh has spoken to the neighbours about what they would find acceptable so I'm hoping this will be ok. The architect is keen for us to go ahead regardless but we couldn't/wouldn't do that.
Fwiw, our other neighbours did the same a couple of years ago and we had no objections as it gives us more privacy but I realise that different people have different views and use their garden differently.
Thanks for all the advice
Does their conservatory have any impact on your light levels or vista?
I would try and find out what they would find acceptable - try and work with them as much as you can. Major neighbour issues can make your house hard to sell, so tread carefully.
If you were my neighbours and built up to the boundary despite my objections to your plans I wouldn't be allowing you any access for maintenance.
Blocking the light from a third of their garden sounds really unneighbourly and a large extension. As others have said, how would you feel if the same was done to you?
tricot39's idea is good - you said that they agreed in principle, so they must have had an idea what 'OK' would look like. They would be pleased to be asked and at least you'd know how far apart your ideas were and if compromise would be achieveable.
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