How can I oppose plans?

[InsolentAnnie]

Our house hasn’t got a massive plot but one thing I love is that it isn’t overlooked at all, as the garden opposite (at the back) is really big. We’ve just received notice of plans to demolish that house and build FOUR new ones. I’m devastated as they’ll pretty much overlook our garden and probably knock value off, and they’re proposing an access road that will run right along the bottom of our garden. Our house will go from feeling like it’s in the middle of a wood (it’s not, it’s on a street, but it feels like it due to not being overlooked) to feeling like we’re in the middle of an estate (nothing wrong with living on an estate but we chose to live here based on its privacy).

I gather planners don’t take into account things like losing nice views, but if anyone has any advice on the sorts of things that do make a difference I’d be grateful. I wouldn’t mind as much if someone were trying to improve their house but he’s clearly just trying to make money out of it and we’re going to lose our lovely garden feel and privacy.

I don't really have any advice on whether/how you can object, but as you know it is in the offing maybe invest in some fast-growing shrubs/bushes that will grow high enough to give you privacy?

I think you could object on grounds of overlooking, overshadowing, overdevelopment of the existing plot, impact on landscape, harm to wildlife?

I feel sorry for you, OP, I don't have this issue but it always seems so unfair when this kind of thing happens. As you say, improving ones own property is one thing but whacking 4 homes on a garden where none existed before is an enormous change, and I hope that if planning is granted you're compensated in some way for the impact on your own quality of life, and potential loss in value to your property.

Good suggestion from PP to get on the front foot with screening trees. Good luck!

If you’ve had a notification letter then it should have a reference number on. You will then be able to make comments online or you can just email the council.
The previous poster is correct I would focus on the impact it will have on your residential amenity overlooking and any overshadowing (that depends on the orientation), loss of landscaping (are there any nice big trees?) and overdevelopment. You could mention traffic but to be honest the Council’s highway engineers will assess the impact and if they say it’ll be ok there’s little you could say to sway them.
You are right loss of a view is not a planning matter, nor is loss of value.

Thanks all. Hoping we can object on the grounds that three storey townhouses would be massively out of keeping with the area! I know my grounds are that I don’t want a flipping great pair of houses suddenly looming over my back garden, but I’m wondering how to phrase that so the planners take note..!!

Neighbours either side of us are similarly hacked off about it, and i can’t imagine the bungalow next to the proposed development nor the people who’ve just bought the house the other side are thrilled either!

We had a similar situation with a house next door but one - developers wanted to knock it down and squeeze in flats. It was a few years ago but all of the residents on our road got together and successfully objected. Do some homework on the legalities of the planning and the impact on infrastructure and green spaces. Where will the new residents park (and will this make the road unsafe) Where will the new residents put their waste for collection etc etc. Concentrate on facts and the legalities. I would also mention the privacy issue as whist this may not prevent the planning being passed, it may mean that the design has to be a specific way so as to not inconvenience you. Good luck!

All planning decisions have to be reflect current planning policy; councils aren't allowed to block developments unless they can demonstrate that an application breaches a/some aspects of the policies.

Planning policies operate on 3 main levels: national planning policy, local planning policy and neighborhood plans. You can look all of these up online. There may not be a neighborhood plan for your area.

Your best chance of getting it rejected is to go through the plans with a fine tooth comb and point out how the application breaches them.

You should also look up which councillors sit on the planning committee (info normally on council website) and contact them all in advance of the planning meeting where the decision will be made (ask the planning officer dealing with the application when this will be) with the above information. Members of the public normally are allowed to speak at that meeting for up to 5 minutes if you feel brave.

The developers will have to do an environmental impact report. We had a similar situation at the back of our previous house, developers wanted to build on an ancient paddock.
Their report, mentioned the wildlife, but was a 24 hr snapshot at one particular time of year. We contacted the Local Authority’s wild life officer and a local environmental charity. Both came to look and referred to earlier surveys and concluded that the area was home to Badgers, Bats and other small mammals.
The plans ware considerably restricted, thus making it unprofitable for developers. It’s still not built on.

This may help to identify what could be a valid objection and what isn't

www.richmond.gov.uk/what_is_a_valid_objection_to_a_planning_application

Depending if you/your neighbours want to spend £s it can be worth hiring a planning consultant to go provide all the legal reasons it could be blocked. They will know all the local regulations and can voice concerns without the emotions you will have.

You generally need to find the planning application on the relevant planning portal and then there is usually a link to place an objection

Be aware though that obtaining planning is increasingly becoming easier especially where there is a local shortage and even more so if there isn't a local need for large family homes with large gardens (as per the current dwelling) but there is for smaller starter / family homes

Also not all planners like to have street scenes of the same house type any more - they favour a mix of styles and sizes. Also 3 storey could mean use of dormers/room in roofs - lots of people convert their loft these days so you may find that objecting to 3 storeys doesn't get you far

If the existing property is only two storey and the new ones are 3 storey, you could probably say that you will experience a loss of privacy, and increased overlooking - particularly if more than one new property would be facing you.

Visual dominance and overpowering nature of the development.

Increased noise and disturbance from the access road and ?location of parking

Any external lighting?

Loss of trees
Impact on wildlife
Overdevelopment of the site/increased density detrimental to the character of the area
Out of character with other properties in the area

Definitely see of you can find the Local Plan on the website. There should be policies relating to residential development, design etc. If you can refer to those when objecting that would be helpful.

IF you think it may be helpful, you can send photos with your objection showing your current outlook and highlighting how that will change. You can also request the Planning Officer visit your property, but not sure how much of that is happening in covid times.