What are the best grounds for objecting to a proposed planning development?

[Mottie]

As above. A developer has put in two planning applications on an existing three story block of flats near to a friend of ours. One planning application is 'Application for prior notification of development of upward extension of an additional single-storey on a block of flats, to provide residential dwellings, and associated storage' and the other is 'Upward extension of an additional two-storeys on a block of flats, to provide residential dwellings, and associated storage'.. What are the best grounds for her to object on? The flats already look into her back garden. Any suggestions?

 

[^woody^]

How it affects their use and enjoyment of their home and garden and street. That's it. Nothing finacial, or emotional.

 

[Mister Banks]

Don’t make things up, state clearly what the objection is and don’t waffle.

 

[jeds]

The flats already look into her back garden. Any suggestions?

Most local planning authorities publish guidance on what is and isn't acceptable in terms of privacy and overlooking. It might say something like; 21m between habitable windows, or x meters from a boundary. It would be worth checking those parameters. Privacy and overlooking can be a strong objection.

 

[JP_]

"Overbearing" is the word, isn't it?

But if other flats around are already as high then might be tricky.

 

[Mottie]

But if other flats around are already as high then might be tricky.

No other flats anywhere near as far as I know other than a normal house size flat - one up, one down.

 

[oldbutnotdead]

Well worth reading your council's local plan to see if there are any specific technical details that the proposed development fails on (car parking, provision for bicycle storage, access for disabled persons are favourites) as well as issues with overbearing, overlooking.

 

[Mottie]

Well, the council refused permission for the two stories on these grounds:

The cumulative impact of the proposed development would, by reason of its excessive height, scale, bulk, mass and siting, combined with the width of the building and the change in ground levels, appear incongruous, overbearing, dominant, visually intrusive and out of character in the streetscene and the surrounding area and would be harmful to the amenity of neighbouring properties. Consequently, under the provisions of Schedule 2, Part 20, Class A of the Town and Country Planning (General Permitted Development)(England) Order 2021 [as amended], the prior approval of the Local Planning Authority is refused.

But allowed the single story application! She's not happy!

 

[^woody^]

My compliments to that planner for including almost all the standard cliche ubiquitous planning jargon into a single paragraph.

 

[Mottie]

Yeah, funny none of that applied to the single story on top of the three existing floors though.

 

[conny]

Structural integrity? How do they know the current foundations will bear the weight of another load bearing floor? They may have been designed/built to just carry the perceived load of the current building. A lot of investigative work would need to be done before permission to build was given.

 

[freddiemercurystwin]

Not really, the foundations for a block of flats with three storeys will not differ much to that of a block with five. In any case not expensive to establish what's what with the existing foundations.

 

[Ivor Windybottom]

It's classic planning game-playing. Apply for something really bloody stupid to make the only fairly stupid idea look good in comparison. Sadly planning staff fall for this sort of nonsense.

If it's got permission then you can go to court if it contravenes the local plan. But probably not worth the cost and hassle, if they're already overlooked then it's hardly a game-changer.

You can just hope that by the time they work out the building cost, including lots of scaffolding and a crane, it may just not make economic sense so it never happens anyway. The likely recession and housing crash will affect their maths too, all to your advantage.

 

[freddiemercurystwin]

Absolute rubbish. You talk a load of old crap sometimes Ivor.

 

[Ivor Windybottom]

Absolute rubbish. You talk a load of old crap sometimes Ivor.

Do you have something useful to contribute? I've seen this loads of times in planning, it's all a daft game that sadly does get results.