Can Neighbours Object To Planning Permission

Submitting a planning application can be quite intimidating, and a question often asked by homeowners is – can neighbours object to planning permission? If you’re worried about how your neighbours might react, how much weight their comments carry and how their objection may contribute to the decision of the planning application, this article may help you out.

In this blog, we’ll break down the process, explain what objections are considered valid and share tips on how applicants can manage the situation.

Do Neighbours Have The Right To Object?

In short – yes. Neighbours can object to planning applications. Local planning authorities (LPAs) have a duty to consult people who may be affected by a proposed development. This is usually done by:

• Sending letters to neighbouring properties
• Displaying a site notice near the application site

Neighbours then have the right to submit comments during the consultation period. These may be in support of, or in objection to, the proposal. Comments can usually be submitted:

• Online, via the planning portal
• By letter
• By email

Every planning application includes key information such as:

• The Case Officer
• Applicant and Agent details
• Validation, consultation, and expiry dates
• Relevant drawings and supporting documents

Once comments are submitted to the LPA, they are added to the application and made publicly available.

What Grounds Can Neighbours Object On?

Not every objection is considered valid in planning decisions. LPA’s can only take into account material planning considerations. These are usually linked to land use and planning policies. Common valid grounds include:

• Loss of privacy / overlooking – e.g., windows directly facing a neighbour’s garden or main rooms (also well known as habitable rooms)
• Overshadowing / loss of daylight – extensions or tall buildings reducing natural light.
• Noise, disturbance, or increased traffic – construction noise, additional cars parked on nearby streets.
• Impact on character or design – whether the proposal is out of scale or doesn’t fit the local area.
• Conservation and heritage concerns – effect on listed buildings or conservation areas.
• Highway safety and parking – additional vehicles affecting road safety or creating parking pressure.
• Environmental issues – drainage, flooding, or impact on trees and biodiversity.

Matters such as loss of view, reduction in property value or personal disputes are not usually considered valid and so are regarded non-material considerations.

How Are Objections Assessed?

Once the consultation period has run its course, the planning officer will gather all the information and comments and will consider them alongside:

• The local development plan,
• National planning policy, and
• Technical reports (e.g., highways, heritage, ecology).

If objections raise valid planning issues, the planning officer will determine whether the proposal meet the policy and design guidance. In some cases, planning officers will ask for amendments to be made to the proposal, such as, but not limited to:

• Repositioning windows
• Reducing height or scale of the proposal
• Changing the design or material to match the character of the local area

How Much Influence Do Neighbour Objections Have?

The number of objections does not determine the outcome of a planning application, however a single well-reasoned objection can carry more weight than multiple comments based on non-material considerations.

For example:

• If 5 neighbours object because they don’t like the design or material proposed, this is unlikely to be agreed as valid unless the design policy supports this.
• If 1 neighbour objects because a proposed window would directly sit opposite one of their habitable rooms, this could be a strong material consideration.

Ultimately, it’s the planning policy framework that matters most.

What Applicants Can Do To Reduce Objections

Whilst you are unable to stop neighbours objecting, you are able to minimise any disputes and increase chance of success by:

• Engaging early – Discuss the proposal with neighbours prior to submitting. This can sometimes help to address concerns and ease any potential tension.
• Obtaining accurate drawings and surveys – Ensure clear, accurate documents are submitted to help comply with planning policy.
• Addressing key issues in advance – Consider potential concerns such as privacy, loss of light and access prior to finalising designs.
• Working with planning consultants or architectural designers – These professionals can prepare robust planning applications and are well equipped to respond effectively to objections and other challenges.
• Being open to compromise – Minor amendments to a proposal can often address local authority concerns and improve the chances of approval.

What If Objections Are Raised?

If an application receives objections, the planning officer will review them and assess whether any objections carry sufficient weight to be taken into consideration. From our 35+ years of experience, we have found that in most cases, where amendments are made at the request of the LPA, this does not usually result in refusal.

However, we cannot guarantee a positive outcome, and we always make this clear to our clients. That said, we are as committed to securing approvals as our clients are.

Do All Neighbours Get Notified?

Not all surrounding neighbours are notified of a planning application. The LPA will usually notify adjoining neighbours and properties directly opposite the site. However, the application is publicly available and can be viewed by anyone through the council’s online portal.

Can I Appeal If My Application Is Refused Due To Objections?

In short, yes. If your application is refused, you have the right to appeal the decision through the appropriate channels. If you are unsure, it is best to get support from the planning consultant or architectural designer to guide you through the appeal process.

Final Thoughts On Can Neighbours Object To Planning Permission

Neighbours are entitled to object to planning applications. It is important to plan carefully, seek professional advice, and address any concerns at an early stage.

With the right preparation, neighbour objections do not have to stand in the way of planning success.