How would you politely oppose neighbour’s planning application

[gobbledoops]

Hi all,
Looking for some advice on how not to completely f*ck up the relationship with my next door neighbour in a semi. It's likely that both of us would be staying in our respective houses for the next 10+ years.

We have just received a letter from the council notifying us of our neighbour’s planning application. We are 90% okay with it other than them raising the height of the roof and building a massive ugly dormer loft conversion. I am a big fan of live and let live but this will be an eyesore to look at from our garden/will reduce our privacy and ultimately reduce the value of my home.

We plan to provide comments on the application but what’s the right way to go about it to reduce the damage to the relationship? They didn't tell us about their plans but should we tell them that we plan to object in advance of commenting? What's the etiquette?

Thanks in advance!

If they were bothered about etiquette they’d have told/asked you before submitting. If possible and you have a good relationship I’d have a discussion with them about alterations that would make it more palatable to you.

I would discuss it with them. They are unlikely to want to annoy you. I'm not sure your grounds for objecting would actually stop them getting planning permission. A discussion would have have more chance of success.

what options have they got if they are doing a loft conversion? Is the only practical approach for them to have windows at the back?

Velux windows?

Just state your objections in a factual manner. You can do this by finding out the planning regulations and then stating how the plans contravene them.

That's sounds like a major part of their extension!
You can only object on planning grounds. Not liking the look of a design is not a planning issue. Loss of privacy might be, but I believe only if the windows look directly in to your home - overlooking your garden probably not - if others have done similar in the street then it is unlikely that you can stop it. But they were foolish not to show you the plans before submitting them even if just to warn you.
So, either ask them further a meeting or just write to the council with your objections. Frankly I think they are unlikely to change their plans unless there's already a strong possibility they won't get permission.

I would assume it would raise the value of your home as it shows what can be done to add space/ value?

@mondaytosunday gives great advice above.

You won’t get anywhere with comments about things being “ugly” or an “eyesore” and planners are looking for very specific grounds to refuse an application.

It’s very unlikely that the whole design will be amended but think about small changes that could enhance your experience - size/height/location of windows, small reductions in height - and try to have a friendly chat about why that would make all the difference to you. Yes it would be lovely if they’d chatted to you first but no need to escalate from here.

I would be very happy with just the change from dormer to velux windows.

Thanks for the heads up re grounds for objections. I will certainly do some research before I comment.

If I ask them directly for this change, what would they be able to do? Withdraw the application and resubmit? I also don't want to miss the deadline for commenting based on some potentially empty promises from the neighbours.

A dormer can be done under permitted development. The government is consulting on allowing a 30cm raise to roof height as part of permitted development. So there planners might be more likely to approve it.

Have you considered getting a lift conversion yourself? You could work together.

Otherwise buy trees for privacy.

They are unlikely to change from dormer to just velux as losing to dormer cuts down massively on useable floor space and might make the whole project unviable.

Is this any different from a basic loft conversion? I'm not sure you've really got a lot of ground to stand on here - dormer loft conversions are so common I'm not surprised they didn't think they needed to seek your approval.

if they can see into your garden from the upstairs windows already then a extra dormer will not change anything.

You need to refer to planning grounds for objection. Affecting value of your property is not one, but "not in keeping" and overlooking/privacy could be,

No need for politeness. Look up the planning objection criteria, see which apply. State them. Don’t talk to your neighbours separately.

Design is a material planning consideration.
New development should be in keeping with the character of the building and other development in the area.
Whilst ugly and eyesore are quite emotive terms, new development shouldn't be harmful to the character and appearance of an area.

Meh. Dormer conversions are pretty common. It probably feels dramatic now but realistically how much time do you spend at the end of your garden looking at their house? Surely when in your garden you are looking down the length of your own and it won't even register.

It absolutely won't affect the price of your house and most of the work will be able to be done under permitted development so you won't be able to change much.

Velux windows would mean the extension would be much smaller so probably not a compromise they'd be willing to make.

It's a shame they didn't raise it with you personally first but probably the outcome will be the same.

I'm really surprised that raising a roof on a semi is acceptable under pd. They are a pair of houses...!

That would never have been allowed 25 years ago.

Best in mind, what disputes need to be declared when you sell.

We slightly changed our extension after the neighbour discussed with us. He said he knew we'd probably get planning but there were some issues he had. He said he'd support us whatever we went ahead with but wanted to discuss in person as he did have a problem with it and would be objecting. All rather civilised and we compromised for the sake of neighbour relations. I thought it was a good approach and don't resent the conversation.

I couldn’t get worked up by a dormer loft conversion they’re so common now. Having velux windows is completely different to a dormer conversion they’d have a much smaller less usable space.

Tbh I don’t think you can object on the grounds you just don’t like it… you’d need to come up with a better reason that just that.

As far as I know, PD rights allow dormers of a certain size. This is 3x the size that would be allowed, so thankfully they do need to seek permission. It would be like living in the shadow of a high rise. If I were to convert our loft, I would absolutely be going the Velux route.

Tbh OP, those plans sound like they will be passed quite easily by the Planning Dept. Of course you can object, not sure on what basis though, right to light is not a valid objection, check the grounds for objections and see if any apply.

Any comments/objections etc are a public record so anyone can read them on the planning portal, so bear this in mind.

If they are changing the roof height or doing anything else that abuts onto your shared wall, they will need to get (and pay for) a party wall agreement.

Another one here that thinks your reasons aren’t considered valid objections by planning offices. They were not 3 years ago when I objected to a neighbour’s plans.

If I’ve understood correctly your objection is you won’t like what it looks like when you look up at it when you are in your garden. Well, I think you know what their response to that would be.

If they already have windows at the rear of their property, you already have no privacy in your garden so the dormers won’t make any difference.

I don’t see how their extension will decrease the value of your house.

If you are committed to objecting you can check the guidelines on your local authority website. It might be helpful to read about both applying and objecting.

As I recall one valid objection would be if the extension was not in keeping with the rest of the street in terms of size /proportions.

Also, if you do have a valid objection your neighbour can appeal and/or do minor tweaks to the design and get something very similar passed.

If any of the above is true in your area, you might be better off retaining a cordial relationship with your neighbours and just not look it.

Unfortunately, the reasons that you have stated here would not be considered reasons to refuse permission. We were told that it really didn't matter if the neighbours approved or objected as the decision was for the planners to make! 🤷🏻‍♀️
They are very unlikely to remove their application on your say as they would have to pay again - although the planning application is the 'bargain' part of any renovation process.
Put in your objections if you wish but be prepared for it to make little or no difference at all.

Personally I wouldn't speak to the neighbours - what's the point? They like these plans and it's their house.

You need to object to the loft conversion plans that are in with the council. Even if you have a chat with them it's highly unlikely that they will rescind these plans just because you don't like them.

Your best grounds are noise, light and privacy. Check online to see if there are other factors you could mention. Do you live in a conservation area?

In your objection, you can also state that, in principle, you don't object to a loft conversion but this design would impact your daily life.