Planning Direct has a high success rate in opposing unwanted planning applications of all sizes.
The planning system is designed to let all interested parties have a say in a planning application. All members of the public are entitled to make objections to planning applications; having success, however, can be elusive. Planning consultants such as Planning Direct are experts in preparing a technical submission in order to challenge a planning application and make sure that it is rejected. Uniquely, Planning Direct also has experience in the political sphere, which is crucial to maximising the chances of an unwanted development being turned down.
Why Make a Planning Objection?
If you or your organisation does not wish to see a development go ahead, your voice will not be heard unless you submit a planning objection. You should bare in mind that your objection is a public document, and that the applicant will therefore be aware of it.
How to Make a Planning Objection
You can look up a planning application via the relevant council’s website, and once you know the details, can submit an objection via email or letter. In formulating an objection, the following points should be considered:
- Emotional and technical arguments are of equal merit, and have different uses – In objecting to an application you need to make both emotional and technical arguments. Emotional arguments are important in order to raise both awareness and funds, and in order to interest uncommitted decision-makers in the detail of technical arguments. Without technical arguments, objectors have no case in planning law, and offer no means by which councillors can reject an application. The emotional and technical arguments are of equal (if differing) worth, and therefore both must be worked up. As the campaign gets closer to the date of decision, emotional arguments become less important, and the interested parties (public included) are more conversant with technical arguments.
- Make arguments easy to follow – All technical arguments should be summarised in one document, with Executive Summary covered on one side of A4. This document must be written in the week following the publication of council committee papers, address all the arguments in that document, and make the case for the objection. All assertions must be cross-referenced and sourced. In Hadleigh, for example, we asked a QC to write draft grounds for refusal, thereby making councillors lives even easier.
- Manage the Project – Campaigners should ensure that all parties are project-managed, and in the week before decision day, it is crucial that they are full time project-managed by an strong, organised communicator.
- Maximise the use of speaking time – Often, other parties, such as the local Parish or Town Councils and Councillors (if they are not on the committee) are able to speak at planning meetings. Persuade the tier 3 councils to let you have their time (in Hadleigh, the Town Council let me speak for five minutes after I made my case in front of them) and brief local councillors who wish to speak.
- Get legal advice – Legal advice is highly advantageous (in Hadleigh, we had a planning solicitor and QC) to ensure that all arguments refer back to the grounds for refusal the QC employs.
- Get the best speakers you can – When you have such little time to speak, it is important that your speakers have something to say, can speak well, and can carry gravitas by dint of their professional qualifications or standing. Do not let vanity play any part in optimising your chances of winning.
Following is a list of issues concerning planning applications that you can raise an objection against:
- Overlooking/loss of privacy;
- Loss of light or overshadowing;
- Highway safety;
- Effect on listed building and conservation area;
- Layout and density of building;
- Design, appearance and materials;
- Government policy;
- Disabled persons’ access;
- Proposals in the Development Plan;
- Previous planning decisions (including appeal decisions);
- Nature conservation.
You can find out more about what we can do – and for free. Contact us now about your planning problem and we’ll give initial advice completely free of charge: https://www.planningdirect.co.uk/contact-us/.
What Our Clients Say About Us
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You should consider using a Planning Consultancy to apply for Change of Use. There are a number of angles which we can adopt in order to put forward a succinct and thorough proposal to your local council in support if your application.
Read how we won this case here
Contact us to discuss your case on 01473 407911.
Planning Direct wins another Change of Use Planning Application in London
“Amazing service, contact was kept throughout… always very helpful. All my questions were answered straight away… Absolutely I would recommend Planning Direct without a doubt”
If you need to apply for retrospective Planning Permission, or indeed you need to appeal a decision Planning Direct can help you.
Here’s how we helped this client – read more here
Planning Direct wins retrospective planning appeal – “Amazing Service” says happy client
“I just want to thank your firm for the change of use you got us in Rush Green. Jamie has pulled it out the bag and sent us that good news today, he is so patient he just kept chewing at them until they said yes”.
If you have a piece of land which you think could be developed Planning Direct could help you obtain the planning permission to realise its’ potential.
Click here to read how we won this case.
Is there room for a house in your garden?
“Andrew and Nikki worked hard and efficiently on our change of use application with a positive outcome and I believe this was all down to their expertise and experience, we would recommend them to anyone and would not hesitate to use them again in the future. Great work”.
Are you looking to expand your business? Have you considered purchasing a neighbouring property and extending into it? Planning Direct can help you obtain Planning Permission for Change of Use.
Read the full article here
Suffolk business now able to expand thanks to Planning Direct
Thank you so much for your help with this – best investment I’ve made so far in engaging you – I thought your document to the Planning Inspectorate was first class and worth every penny.
When our Planning Application was refused for the second time we felt the reasons for refusal were weak. We asked Planning Direct whether we had good grounds for appeal. Ben was extremely positive about the points of our case, he reviewed all of the documentation we provided him and also used his own extensive knowledge of other appeals and associated decisions.
The result was an outstanding 15-page document that clearly set out the reasons for the Councils refusal along with the positive counter-arguments and references to precedent cases for presentation to the Planning Inspectorate.
The end result…. our appeal was upheld and permission was granted. We would not be in this position without Ben’s fantastic attention to detail and his way with words in presenting the case.
Mr K Swinburne, New Build Family Home
I just wanted to express my extreme gratitude to you for your help with our recent planning application to extend our home.
From our first call, I was impressed with the way your handled our case and it was evident from the word go that you knew exactly what was needed to get our application granted.
I especially appreciate your prompt and efficient service, considering the tight deadline that I gave you.
I am sure that without the work that you did to support our original application and in response to the councils request to alter our application, we would not have been granted the planning permission for the size of extension that we wanted and would have had to settle for a smaller space that would not have worked for my family.
Once again, thanks for your winning service.
Tanvir Choudhury, Home Extension
With my sincere thanks to you Andrew for everything you done! No doubt I’ll be in touch again when this goes to committee. Best wishes, Leigh
Leigh-Jane Miller, Gallions Point Harbour Ltd
Andrew worked tirelessly on documenting our objection statement and writing our respective three minute presentations for the Development Control Committee. Our sincere thanks go to Andrew Cann for his diligence, guidance, attention to detail and highly professional approach in helping Bardwell and Stanton Parish Councils with this planning application.
Andrew Smith on behalf of Bardwell and Stanton Parish Councils
I want to place on record my thanks to you for all you have done to advise and assist Pakefield Opposing Tesco in our campaign to stop Tesco taking over the Tramway Hotel in Pakefield, Lowestoft.
The reports you produced were professional, well researched and very knowledgeable about the processes and operations of local authority planning departments and development control committees.
Your work made a major contribution to our campaign which has so far successfully prevented a much loved local building and community facility becoming just another retail store that the local community doesn’t want or need.
Thank you for your work.
Bob Blizzard – Chair, Pakefield Opposing Tesco
I worked with Andrew when the Crossrail Bill, which at the time would have had a severe effect on rail freight, was being considered by the House of Lords. He is a canny operator (pun intended) and was quick to grasp the case and how best to present it to peers who were intelligent but ignorant of the facts. I would recommend him for a project management or strategic role in the ports or freight sector or in an equivalent industry.
Angus Walker Partner / Head of Department at Bircham Dyson Bell