Do I object to rear neighbours planning ?

[Workgetsintheway]

Hi all, not sure whether I can object to neighbours planning application. We got a letter about 2 weeks ago and the notice to object expires today!! It is for a big ground floor extension to a bungalow which sits behind our house. I checked the plans online, had no objections so had pretty much set it aside. However just checked but chance after chatting with DH & the plans also include a rear Dormer which will directly look into our garden & as our house is on a slightly higher level directly into our kitchen. The dormer is labelled as permitted development which has previously been granted. ( neighbours not consulted) - now I don’t know whether to email a last minute objection due to loss of privacy & overlooking or just suck it up. Would you object or is it really unreasonable ? Any advice or help appreciated. X

If it has already gone through as pd you are too late to object. If you want to object to the extension you can comment up until decision is made.

You've left it a bit late so if you have any concerns you'll need to raise them in, oh, about 5 minutes, on the planning portal of your local authority.

But it's worth doing if you're worried, so that you can raise any objections and / or input your concerns before they go ahead.

You can’t object to permitted development.

Our neighbours did exactly the same - an enormous dormer under permitted development was passed by the council & we knew nothing about it until they applied for planning for a ground floor extension.
It’s very sneaky IMO and shouldn’t be allowed.

if you think your privacy will be affected then object - it may not mean they don’t get planning but at least you tried. ( if you don’t and they are staring at you in your living room in a few months time you will wish you had. )

Even if it was never put out to consultation, the plan has changed to add ground floor extension & dormer is labelled as LDC. - How can permitted part be done without consultation when it directly overlooks ?? It’s less than 100 Yds away?

Exactly, this is why I'm thinking I should!

Sounds exactly the same, I checked the plan2 weeks ago, but as it was a ground floor extension there was no upstairs floor plan…just checked again & noticed the last elevation drawing shows the rear dormer with 2 blooming big windows looking right into my kitchen - no other mention of it.

If the dormer is labelled LDC, the council have issued a legally binding decision that the dormer is permitted development.
Any objection you make re the dormer on the planning application for a ground floor extension will be ignored as irrelevant.
Yes it is annoying but those are the rules.

You could speak to the planning officer dealing with the application. Even pd should be on the website.

It’s worth asking for obscure glazing, but unlikely this will be added as a condition if it has already been decided on as PD.

The government sets out what is permitted development and, unless someone's PD rights are removed in rare occasions, that means that work can be done without the need to make an application to the council. You can just do that work. There's more information about this on here: https://www.planningportal.co.uk/permission

If the dormer is pd the planning officer won't assess it as part of the current application. So if you object to that part it will not be taken into account in the assessment. It's best to only make comments on what is part of the description of development

Not necessarily - there's no obligation to make an application. If the work complies with the legislation then you can just go ahead and do it

This crossed my mind - thanks

It’s on the council website, under related cases, but obviously I didn’t go searching for it before now, because I didn’t get a consultation letter about it. - you’d think even permitted development would have limitations. Oh well sounds like I do need to just pull down the blinds & suck it up. :(

I think you should think very carefully about objecting. It sounds like the dormer has gone through and it's more than likely the ground floor extension will too (esp if it's within permitted development rights as well). For neighbourly relations it might be best to suck it up as it can make things quite tense between neighbours and ruin good relationships. That my experience!

Can you start planting fast growing ever green hedge plants right now?

I know that’s why I’m very carefully considering what to do…they’ve recently bought the bungalow, have no idea who they are, but don’t really want to cause bad relations. Also don’t want them looking straight into my house & garden! - The ground floor definitely not PD as it’s out to consultation - hence the letters to all neighbours & it’s huge! We only back on to it but our gardens are not very long so it’s pretty close. As a bungalow it’s no issue, as it stands slightly lower than our house but upstairs windows at that height are a different concern.
I can’t believe planners wouldn’t check that before agreeing to PD! :(

You may be able to comment after the expiry date, depending on when the formal decision is going to be made, especially if it's being decided at committee rather than by officers (I've done this). I'd send an objection in this evening (mention loss of privacy/amenity/light etc), and offer to provide more information. If you are able to object after the expiry date, put in a more informed objection and get a councillor on side if you can. I'd also advise including images showing how the development will affect you with your objection – they can often get the message across better than words.

Looks like obstructing the view might be the only answer..DH wants a pagoda for shade so that will help to give garden privacy ( at a certain angle) & probably shutters in the kitchen. - just worried about when / if we ever want to sell. I would have thought twice about buying the house if the dormer had already been there overlooking as it’s fairly close.

Sorry to hear this. Happened to 2 friends of mine. It's so wrong, one had to question how this loophole hadn't already been tightened.

When was the dormer approved - here you have 3 years to commence works - perhaps the 3 years had lapsed.

Have they had any daylight surveys done, as it could effect the daylight coming into your kitchen, depends on the orientation of the properties ?

You can object to the ground floor , under the permitted objection terms. You cannot object to the dormer.

@Workgetsintheway
You havent understood
Planners don’t “agree” to permitted development.
If it falls within the rules (like the dormer) then no permission is needed

The dormer would still need to meet buildings regulations though, so you could raise the opaque glass requirement as part of that.