How to object to a planning application

Where to find planning applications

The local planning authority (LPA) is responsible for determining planning applications and is required by law to keep a public register of all planning applications. The LPA will vary depending on the area:

• in unitary areas where there is only one council, the unitary authority will deal with all planning applications.
• in two tier authority areas, the county council will deal with minerals, waste and county council developments. The district council will deal with everything else.
• the national park authority considers planning applications for developments within national park boundaries.

You can view applications on the planning authority’s website or in person at the relevant office.

Ways to object to a planning application

You can email your comments, use the dedicated comments section of the planning portal, or post a letter. In most cases you can also see comments from other people. Submitting your comments by email means others can read your views as most authorities upload email content to the portal. This can be helpful for communities to gauge the strength and nature of the opposition.

Some councils prefer receiving your feedback through the comments section of the portal and may try to discourage emails, or it may be difficult to find the correct email address, but you can often find it online with a wider search if you prefer this method.

There is usually a deadline for responses. Sometimes you can send comments after this, but meeting the deadline will ensure your objection is given proper consideration.

Before you start your objection

Planning applications in the UK are decided in line with development plans - at national, local and neighbourhood level - unless there are good reasons not to, or ‘material considerations’ indicate otherwise. To strengthen your objection, it's worth carefully checking the application documents and relevant policies.

Applying relevant policies

• Check the local plan to see how the proposed development fits with the policies.
• Look for any policies that aren't mentioned, as developers may emphasise those that support their proposals and focus less on those that don't.
• See how the development fits with national planning policy. For ancient woodland and veteran trees, the policies are:
  • National Planning Policy Framework (NPPF) for England - paragraph 193c and Natural England and Forestry Commission’s Standing Advice
  • Scotland's National Planning Framework 4 (NPF4) Policy 6b and the Control of Woodland Removal Policy
  • Planning Policy Wales (PPW) - paragraph 6.4.43 and Natural Resources Wales’ Standing Advice
  • Strategic Planning Policy Statement for Northern Ireland (SPPS) - paragraph 6.192.

National planning policies include other environmental policies like urban environments, and removal of woodland or hedgerows. It's worth checking these too. Make sure any policies you quote are as relevant as possible to the application.

Reviewing the documents

Remember that big planning applications can go on for a long time. Documents may be re-submitted and superseded, so look for the most recent documents and ask the case officer if it isn’t clear. Try searching the list using keywords like ‘transport’, ‘ancient woodland’, ‘ecology’, ‘arboricultural’ or ‘tree’.

Some documents can seem complex and lengthy, but they’re often quite repetitive. Others contain supporting information in appendices which you can decide not to review. Even if you're not an expert, common sense can go a long way. Case officers may not have time to scrutinise long reports and occasionally you can find big errors, like a reference to the wrong city. Highlighting errors like this can throw doubt on the whole report. You may find inconsistencies in data within one document or across several. This can often be the case with ancient woodland buffer widths, or the number of HGVs. If something seems wrong or illogical it probably is!

If a document really needs independent expert scrutiny, you could ask the community if anyone has relevant expertise. As a last resort, the community could appoint an independent consultant.

Getting to grips with material planning considerations

Material planning considerations are the matters that can be considered when determining a planning application. It can be anything relating to planning matters and, when quoted in an objection, must fairly and reasonably relate to the application concerned. Generally, they relate to public interest. Private matters are not considered grounds for objection and it's important to understand the difference. Including information that can't be taken into account will weaken your case.

Material considerations can include:

• national and local planning policy and guidance
• design and layout
• conservation status of the site
• amenity value – aspects that affect people’s appreciation of the area, usually including the pleasantness, aesthetic and cultural and recreational possibilities
• traffic
• noise or light pollution
• flooding.

Material considerations do not include:

• effect on house prices
• reputations or personalities
• loss of a private view
• moral, political or ideological considerations
• ownership of the land.

Writing your objection

Clearly state your reasons for objection. Your objection will hold more weight if it is not seen as a template letter, so use your own words as much as possible. You can include more detailed information, like diagrams or photos, as an appendix if necessary. Remember that your comments will be publicly available.

To make your objection as strong and relevant as possible, you should:

• keep to the point and write two sides of A4 at most, with a calm and business-like tone.
• include your name, address, the date and the planning application number.
• be specific, avoiding vague or general statements, and make your points factual.
• only include ‘material considerations’. State them clearly and concisely, supporting each one with reasoned argument and facts.
• use your local knowledge – can you highlight local issues that only residents would know and the council or developer may be unaware of?
• link your points to relevant policies, like the national planning policy for your country, local or neighbourhood plan for your area, wildlife and woodland protection policies, or other policies which identify areas that should be kept free from development.
• explicitly write ’I object’ so that your comments are recorded as an official objection.

Spread the word

Share your concerns with your community and ask them to send their own objection letters. Distributing a sample objection letter isn’t advisable as unique letters are more valuable, but you could consider sharing yours for inspiration.

A large number of unique objections, however brief, will usually carry more weight than a standard template or petition. Multiple objections per household are accepted.

Don't forget to alert other relevant organisations to the planning application, like your local wildlife trust.

Need more help?

Many organisations offer advice for objecting to planning applications and campaigning against a development. Some useful resources include:

• England: Help with planning: some key resources - CPRE
• Scotland: Get help – Planning Democracy
• Northern Ireland: Planning Resources - Community Places
• Wales: Planning Aid Wales – Community engagement in planning