The council will respond more favourably to disputes that are clearly originated in the own words of their writers than anything obviously heavily templated. Here are some suggestion for how to construct an argument which will count.

What can be taken into account?

  • Compliance with national or local planning policies
  • Highway safety, traffic generation and access
  • Loss of accessible informal green space and open land
  • Pressure on local schools 
  • Drainage issues or flooding issues
  • Design/appearance/layout
  • Density of building
  • Design/appearance/layout
  • Density of building
  • Poor landscaping or biodiversity loss
  • Loss or damage to listed or conservation area
  • Loss of privacy
  • Loss of daylight/sunlight
  • Noise/smell and disturbance from the proposal
  • Economic benefits

Negative / adverse visual impact of the development – of particular concern is the impact a proposal will have on local landscape and points of interest.

Issues with the Design proposed – this includes:

  • Designs that are out of scale or “character”
  • Detailing and materials that are poorly matched with the area
  • Ignoring local design (determined by comparison and any guidelines)

Negative effects on community – due to:

  • Noise
  • Disturbance
  • Overlooking & loss of privacy
  • Nuisance
  • Shading / loss of daylight

Be sure to provide tangible and detailed examples of the above in your letter.

Over development – This is especially relevant if changes will be out of character in the area.

Conservation Areas + Listed Buildings – Any impact that the planned development may have on a Conservation Area or Listed Buildings. Details on our region’s Conservation Areas are online here.

What can’t be taken into account?

  • Impact on property values
  • Boundary or other legal disputes
  • Loss of view
  • Restrictive covenants
  • Commercial competition between traders
  • Possible damage to property caused by building work
  • Access for maintenance
  • Matters of decency or taste

It is also important to be aware that the following arguments should never be used as grounds for an objection:

  • The applicants ethnic origin, religious beliefs, or sexual orientation
  • Impact on property valuation in the area of the planning site
  • Boundary or other unresolved civil disputes
  • The applicant’s personal circumstances or other private matters
  • Claims about the behaviour or reputation of the applicant or their representatives
  • Hearsay about other unspecified work or alternative uses of the application site (unless covered by the application)
  • Matters relating to prior negative experiences such as previous nuisances caused by the applicant

Many people object to planning on the grounds that the effect of construction (i.e. dust, noise, nuisance caused by construction traffic etc.) is causing a major impact on themselves or their community. This is not a planning consideration as such, in all but extreme cases this is unlikely to be considered by the planning authority.

“There are lots of other documents available on the planning site which detail specific aspects on planning policy. But you’re not expected to know or understand all of it.  
Our planning authority know the public are not planning experts.”

Planning Policies

The Council sets out its planning policies and plans for future development in Local Plans which are prepared and implemented by the Planning team.

LOCAL PLANNING POLICY
Planning Policies are the ‘rules’ that the Council considers when it receives a planning application for development.  Broxtowe has a two part Local Plan (LP).

TOWN PLANNING LEGISLATION
The Town Planning system is regulated through a large amount of legislation all of which can be found on the government’s website

NATIONAL PLANNING POLICY
Planning Policy is directed by the national policy as set out in the National Planning Policy Framework (NPPF)  (Opens in a New Window) and guidance on how the policy should be applied is set out in the National Planning Practice Guidance (NPPG.

ESSENTIAL TIP:

Take a look through the LP and the NPPF documents. They are important – a vital basis to object on a planning application on.

Use the contents page or index to look for the sort of issue/aspect you’re wanting to comment on e.g. ‘landscaping’, ’Massing, bulk and scale’, ‘Design’ or ‘Transport’– there is no need to read the whole thing (unless you want to!).

You should pick out statements from the LP and the NPPF to quote in your comment, where you feel the application does not (if objecting) or does (if you are approving) meet these criteria.