To object to a planning application from my NDN? And how do I object?

[Ninjawanabee]

I got a letter from the council a couple of days ago, I now have 48 hours left to object to my NDN's planning application.

We live in detached houses next to each other. There is very little space between our houses - a narrow path down the side of my house is the only gap between my external wall and theirs.

My main objection is that their proposed roof extension to add a dormer in the side which faces me will give a direct line of sight through from their new loft bedroom into my skylight, into a bedroom (currently 7yr old DD's).

Their house is a bit taller than mine and so from their loft you would be able look down into my house. You can't now as the roof is solid! They may not even know I have a skylight (if that is the term?) in the sloping bit of my roof which lets sunlight into my upstairs. The house is relatively long and thin, and without this skylight the upper floor would be dark in the midsection.

As well as the loss of privacy, adding a dormer would cut the amount of light which gets in through the skylight.

I have no idea how to object, whether I need to add diagrams, write my complaint 'as a letter' or just write some text in Word and upload it.

DH is going to go round tomorrow morning to verbally let them know we're objecting - I like the neighbours and don't want any hard feelings, but we can't not object can we?!

I'd also focus on how fitting it is to the area, it sounds like it's not. Locally, any objection will be scanned and made publicly available on the planning portal so your neighbour will quickly be aware of it anyway if your process is the same.

If the character of the local area is likely to be an issue see if you can get together with a group of neighbours to all object on the same grounds. Several neighbours and myself acted together to get plans for an HMO refused on similar grounds. The owner of the property submitted three separate applications but all were refused. Eventually he sold up.

Right to light is a long and complex issue and not a planning consideration. If you do explore this avenue you are going to need to spend a lot of money on a survey and private solicitor.

You can object, but from what you’ve posted you won’t win.

whattfisgoingonn 🤣🤣🤣

@SpaceshiptoMars

Can you opaque the skylight, but put another one elsewhere to let light back in? Presumably your property doesn't have to comply with such strict rules as it is modern?

Conservation Area restrictions apply to all development within it, although there are additional restrictions on Listed Buildings. You could put privacy film on your skylight , could be patterned to allow light through but obscure direct view into the landing,

I'm not really willing to consider moving my skylight just so next door can get their building work done. And there isn't anywhere obvious to put it.

I've drafted some text outlining the loff of privacy and loss of light, and the residents association / conservation area people have put in their own objection, so I guess we'll see what the planning gods decide.

In answer to pp yes I guess many houses have views into each other, but this house didn't and that was what I bought, so it's the change ie the loss of something which I used to have but no longer will under their proposed extension which is the problem

Another planner here: dormer looking into skylight of a hall way won't be considered a loss of privacy. Its staircase and hall, not a habitable room.

For reasons to object, look at the planning portal others have linked to.

And its not up to "the planning gods", the planning officers will look at the local council planning policies and guidelines along with any relevant national planning policy. Just because you don't like what your neighbour wants doesn't mean the decision is made with a toss of the dice.

The key here is that your skylight isn't in a habitable room. And planning applications aren't considered on whether you wish to cut about the house in the skud.

Could you ask them to replace your skylight glass with frosted glass? This sounds like it would resolve your privacy concerns.

Unfortunately I don't think you'll get far with your objection, privacy and "right to light" are usually considered in the same way "it would spoil my view" is - i.e., not.

Doesn't stop it being annoying though because you legitimately feel you will have to change the way you live in your own home when you've done nothing wrong.

Just to mention we've got privacy frosting film and it's great. It lets in lots of light and provides complete privacy. Might work well on a sky light.

They won’t really care why you bought your house, it isn’t relevant to planning policy. You don’t have a right to light and your privacy concern can be solved by frosted glass.

Your best bet is to object based on the adverse effect to the character of a conservation area. Really talk this up, look at the original listing for the conservation area on English Heritages website. Look at the reasons it was listed and what effect the extension will have on the listing.

Look up the 45 degree rule on the Internet. If the extension will block light to your room by more than this on what is determined to be a main window, the councillors in the committee generally take it pretty seriously.
Sometimes there are limited slots to speak against an application at a planning committee, so if you want to do that, you need to inform the person on your letter.

It is your right to object, of course, should you object, a copy of your letter will be on the planning portal for anyone to view. Sorry if the planning app will impact you, but I really can’t see it being refused, sadly.

Has your area got a Neighborhood Plan put together by your Town/Parish Council? It's worth investigating what is said about Conservation Areas and building plans in general and seeing the Plan can be used to your advantage when objecting to extensions & building in a conservation area.
Speak to your local Town/Parish Councillor, if you can attend their meeting where the application will be discussed. There should be a public session when you can air your objections so all Councillors can hear it. Town & Parish Councils are consultees on planning applications but can make their views known. Not all applications are decided direct by Planners, some applications go to Committee for wider discussion and recommendation. You could ask your Council to request this.

It won't necessarily get as far as a Planning Committee meeting though. Plenty of straightforward applications are determined by Planning Officers.

Op , I know you say there is local objection on the basis of the Conservation Area but if it has been submitted as a single objection even that carries little weight. The more individual objections the better the chances of it having to be considered by someone senior or even to Committee.

@Ninjawanabee

True LIZS, I guess as she's young and it's often open with her / us walking around near nude it feels more private. I think direct sight into the upstairs middle area of a house feels too much. For the council to decide I guess.

And Frowned, yeah, I had considered that. But they didn't consult us when they were drawing up such a huge extension plan even though our houses are really close. And the loss of light will really affect the feeling of the upper part of the house, potentially impacting on the value quite a bit. So I'm having to think of myself here.

I normally err on the side of people pleasing, but on this I'm pushing myself to put us first.

Ring the council and say 48 hours isn't long enough and see if they'll lengthen the complaints window for you - by mail.

If you're on good terms with neighbours ... Could you show them pictures to show how much it will impact you... And perhaps ask them to move their window so it doesn't directly look into your house?

Give them (acceptable-to you) solutions.

I'd do it face to face and follow up by email...

If they're difficult /refuse di tell them you'll have no option to object....

Look at planning application on council website. Use the criteria listed by which you can object and write a brief email using the planning portal.
Unfortunately, if our objections were anything to go by the planners pass anything at the moment whether the objections meet the criteria or not. Your next door neighbour might well have enough funds to fight your objections too.

If it is a huge extension, then that will get someone's attention, because it is a conservation area. 'Friends of York' or wherever it is, owners of big houses or parks in the direct sight line. You can hire a planning consultant to represent you, but you don't have much time - so crack on and be prepared to stump up a couple of grand or so for their fees.