How to Object to a Planning Application
Objecting to a planning application can be complex, especially when technical reports or planning policies are involved. This is where Objection Experts can make a real difference. We offer a free initial consultation to discuss your concerns and outline the strengths of your case. From there, we will provide a transparent, up-front fixed fee for preparing a formal objection. This professional support ensures your comments are properly framed in planning terms, increasing the likelihood that the council will take your concerns seriously.
Understanding the Planning Application Process
Every planning application goes through a public consultation period. During this time, local residents, businesses, and community groups can review the plans and submit comments. These comments are considered by the planning officer before a decision is made.
It is important to remember that planning objections must be based on material planning considerations. These are legitimate concerns that a planning authority is legally required to consider.
The way you write your objection can be just as important as the reasons behind it. Planning officers read through many comments, so presenting your case in a clear, professional, and structured way makes it more effective.
1. Research the Planning History of the Site
Before starting your objection, it is worth investigating the planning history of the site and nearby area; most councils have a feature where you can view applications on a map, spend some time looking at nearby applications to discover why other applications may have been refused. Previous applications, appeals, or enforcement actions can provide useful context and strengthen your case.
When reviewing the history, look out for:
Previous refusals: If earlier applications were rejected for reasons such as overdevelopment, traffic, or loss of amenity, these may still apply to the current proposal.
Appeal decisions: Planning Inspectors’ reports can carry significant weight, especially if they highlight ongoing issues with scale, design, or impact.
Conditions or restrictions: Some sites have specific planning conditions attached, for example limiting operating hours or building heights. If the new application conflicts with these, it is a strong point to raise.
By understanding the planning history, you can frame your objection in a way that builds on past decisions and highlights why the proposed development is unsuitable for the site.
2. Focus on planning issues
Only raise points that relate to planning considerations, and link these to your local council’s planning policies and the National Planning Policy Framework (NPPF), outlining how the proposal fails to comply with specific relevant policies.
3. Structure your objection
A good structure is:
Introduction: State who you are and that you object to the application.
Main points: Each concern in its own paragraph with a heading (e.g., “Design and Visual Impacts”, “Residential Amenity” or “Highway Safety”).
Policy references: Link your points to specific planning policies.
Conclusion: Summarise why the application should be refused.
4. Support your points with evidence
Where possible, back up your objection with facts. Examples include:
Photographs showing overshadowing or overlooking
Measurements of distances between properties
References to traffic surveys or planning documents
Comparisons with other planning decisions nearby
5. Keep the tone professional
Avoid personal attacks on the applicant or emotive language. Stick to the facts and demonstrate how the development would cause real planning harm.
Objecting to a planning application can feel daunting, and while it is possible to submit comments yourself, the strongest objections are those that are clearly structured, evidence-based, and firmly rooted in planning policy. We can do this for you. With expert knowledge of local and national policies, as well as experience in challenging technical reports, we ensure your concerns are expressed in a way the council must take seriously. By using our service, you give your case the best chance of success and protect your community from harmful development.
