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Original poster

Advice on objecting to planning permission

138 replies

SkinnyMirror · 24/08/2021 14:39

There is a small bit of land next to our house which currently has derelict garages on it and has been used as a dumping ground by the owners- they're farmers and own lots of land locally but refer to this bit as 'the tip' which is nice 🙄

We've just discovered that they've submitted a planning application to build a 3 story house on the land. This house will be around 50 metres from our property and will block the only two windows we have on that side of the house - these windows are landing windows so they're claiming there will be no loss of amenities but they actually let in a significant amount of light and if these are blocked our house will be in perpetual darkness!

I was wondering if anyone had any advice on how to approach the objection?

I'm pretty sure we can object due to the fact we live in a conservation area and the house plans aren't in keeping with the area and it's also green belt.

Can we object to the loss of light and privacy even though the windows aren't room windows?

It would mean we lose our amazing view but as i understand, that isn't grounds for objection.

They've lied on the planning application about the current use of the land the land surrounding it - they've claimed that us and our neighbours use it for parking and their plans will improve this and make it safer . However, they've never let us park there. We have access rights and have occasionally had trades people park there so they can access the houses and they always tell them to move! Is this worth mentioning?

They're not very nice people so we need to be careful about how we approach this! Any advice would be greatly received!

OP posts:
Original poster
SkinnyMirror · 27/08/2021 11:52

@Marni83

How rural? Do you have neighbours What type of property is your home?
We live on a small row of Victorian terraces (4 houses) opposite a larger row. All houses are the same size and character and within the conservation area, it's on the immediate outskirts of a small village.

The proposed house is 3.5 times bigger than the existing structure which contravenes the policy on building on green belt. It's also looks nothing like the surrounding properties and is a different height. It can be seen from across the valley so would impact the outlook on that side of the village.

OP posts:
OhSmellyCatSmellyCat · 27/08/2021 11:52

wishing you the best of luck OP , it would make me cry to loose that view

stillcrazyafterall · 27/08/2021 11:52

I live in a semi. The house I am not joined to is less than 5m away, more like 10 ft or so. We get plenty of light in from that side, I think you're being ridiculous tbh.

Original poster
SkinnyMirror · 27/08/2021 11:53

@Welshiefluff

The house is 50 metres away and replaces a dumping ground. WTF is your problem with it?
That was a typo which I corrected pretty quickly if you'd read my other posts. It's actually less than 1m from my property boundary.
OP posts:
Marni83 · 27/08/2021 11:53

The council will be actively looking for a way to approve
Why? Because they have been given instruction to encourage and support as much private dwelling building as possible given shortage.

You won’t need to appeal on the grounds the area is a conservation or green belt. Why? Because the criteria will be clear cut. If it doesn’t meet the requirements for a property to be built in a conservation area, it will be rejected.
If it does meet the requirements, then you can’t appeal on these grounds.
It’s very cut and dry when it comes to a conservation area.

Seeline · 27/08/2021 11:53

You're not in an Area of Outstanding Natural Beauty as well are you - another reason to object if so.

Marni83 · 27/08/2021 11:54

* It's actually less than 1m from my property boundary.*

You need to get your facts straight op
You have gone
50
5
3.8
And now less than a metre

Original poster
SkinnyMirror · 27/08/2021 11:55

@stillcrazyafterall

I live in a semi. The house I am not joined to is less than 5m away, more like 10 ft or so. We get plenty of light in from that side, I think you're being ridiculous tbh.
You can't really say that when you don't know the specifics of our house or the proposed plans. We absolutely would lose a significant amount of light. We get pretty much all our light from those windows.
OP posts:
Marni83 · 27/08/2021 11:55

@Seeline

You're not in an Area of Outstanding Natural Beauty as well are you - another reason to object if so.
Again

If it meets the requirements for a property to be built on such an area, then no grounds to appeal on this basis.

Remoteso · 27/08/2021 11:56

You said the owners were skint? Any chance you (and neighbors?) could buy the land?

Original poster
SkinnyMirror · 27/08/2021 11:57

@Marni83

* It's actually less than 1m from my property boundary.*

You need to get your facts straight op
You have gone
50
5
3.8
And now less than a metre

Maybe read my updates..??

I was on holiday when we got the notification. We reckoned it was about 5m from our house ( not boundary). We've measured it this morning and it's 3.8 m from the wall of our house and less than 1m from our boundary wall.

OP posts:
Marni83 · 27/08/2021 11:58

Are you a detached property?
How close are your current neighbours?

Original poster
SkinnyMirror · 27/08/2021 12:00

@Remoteso

You said the owners were skint? Any chance you (and neighbors?) could buy the land?
We've offered. Numerous times at over and above the value of the land as it stands now. They just ignore us.

They're a bit funny about the land they own. They've lived here for generations and own quite a bit. They own the land surrounding our houses but we have access rights and they hate it. They treat us like tenants even though we all own our houses! It's a bizarre set up.

OP posts:
Original poster
SkinnyMirror · 27/08/2021 12:01

If it meets the requirements for a property to be built on such an area, then no grounds to appeal on this basis.

It doesn't though so we will be objecting.

OP posts:
Original poster
SkinnyMirror · 27/08/2021 12:02

@Marni83

Are you a detached property? How close are your current neighbours?
We are a row of 4 Victorian terraces in a conservation area. The land is green belt. We need planning permission just to get new windows.
OP posts:
Original poster
SkinnyMirror · 27/08/2021 12:03

@OhSmellyCatSmellyCat

wishing you the best of luck OP , it would make me cry to loose that view
Thank you.
OP posts:
Seeline · 27/08/2021 12:04

@Marni83 I've over 30 years experience in Planning. I think I know how to write an objection and what should be included in it. I don't know how many thousands of objection letters I have read over the years.

Original poster
SkinnyMirror · 27/08/2021 12:08

@Seeline

You're not in an Area of Outstanding Natural Beauty as well are you - another reason to object if so.
We might be! I'll look into it. Thank you
OP posts:
Marni83 · 27/08/2021 12:10

Well then you should know that the criteria is strict. But clear cut.

So if the property fails the requirements for a private dwelling being built in such an area - then, brilliant. No need to appeal.

If it does meet them, then there is nothing to be gained from appealing on those particular grounds.

Original poster
SkinnyMirror · 27/08/2021 12:10

@Marni83

The council will be actively looking for a way to approve Why? Because they have been given instruction to encourage and support as much private dwelling building as possible given shortage.

You won’t need to appeal on the grounds the area is a conservation or green belt. Why? Because the criteria will be clear cut. If it doesn’t meet the requirements for a property to be built in a conservation area, it will be rejected.
If it does meet the requirements, then you can’t appeal on these grounds.
It’s very cut and dry when it comes to a conservation area.

It will probably be rejected on the basis of the green belt / conservation issues but that doesn't mean I won't still be putting in an objection!
OP posts:
Original poster
SkinnyMirror · 27/08/2021 12:12

@Marni83

Well then you should know that the criteria is strict. But clear cut.

So if the property fails the requirements for a private dwelling being built in such an area - then, brilliant. No need to appeal.

If it does meet them, then there is nothing to be gained from appealing on those particular grounds.

I'm still objecting. As are our neighbours. I want to make it clear that we object to these plans.
OP posts:
Seeline · 27/08/2021 12:14

Third parties don't 'appeal'. They are entitled to object to a planning application. The applicant has a right of appeal if planning permission is refused.

Third parties shouldn't just sit there, not doing anything if they feel a proposal conflicts with planning policy. They should write to the Council with their objections. If a proposal is borderline, Councillors are far less likely to approve something if there is a lot of local opposition. Planning decisions are rarely clear cut. It is always a balancing process. The planning system gives a lot of weight to local involvement at all stages of the process from plan making to decision making.

Marni83 · 27/08/2021 12:21

Let us know how it goes op

Original poster
SkinnyMirror · 27/08/2021 12:22

I will do.

OP posts:
DeRigueurMortis · 27/08/2021 12:28

OP Seeline posts on a lot of planning threads, really knows her subject and gives really good advice.

It's definitely worth taking on board her posts.