Valid Reasons for Objecting to a Planning Application
If you receive notice of a planning application in your area, you have the right to submit a planning objection to the local planning authority. However, it can sometimes be difficult to know what constitutes a valid reason for objecting to a planning application (also called a material reason). Personal opinions, competition concerns, or matters of private law such as boundary disputes or restrictive covenants are not taken into account.
Our planning objection service helps you make every word count. We give you a free initial review of the application, pinpoint the strongest policy-based reasons to object, and know how to present them so the local planning authority takes them seriously. You get clear, targeted arguments that give your objection the best possible chance of success.
The most common reason people give when objecting to a planning application is the devaluation of their property; however, this is not a valid reason for objecting to a planning application! Rather than objecting on the grounds of the loss of house value, think about why the proposal may devalue your property; will it overlook your property? Is it going to result in overbearing impacts or overshadowing? Will it negatively impact the attractive nature of your street? These factors all contribute to your house value, and are material planning considerations, and valid reasons to object.
Below is a guide to the most common valid reasons for objecting to a planning application, so you can ensure your comments are effective and relevant.
What IS a valid reason to object to a planning application?
The planning process does take into account:
Overlooking and Loss of Privacy
If a proposed development will directly overlook your property or garden, leading to a loss of privacy, this can be a valid ground for objection.
Overshadowing and Loss of Light
You can object if the development will cause significant overshadowing or reduce daylight and sunlight to your home or garden.
Overbearing Impacts
A development can be refused if its height, bulk, or proximity would have an oppressive, dominating or enclosing impact on your home or garden, even if it does not directly overshadow or overlook.
Overdevelopment of the Site
If the scale, density, or bulk of a proposal is excessive for its plot, it can be considered overdevelopment. This often applies where a proposal is out of proportion with neighbouring properties, or tries to squeeze into a small site.
Impact on the Character of the Area
Local authorities consider how developments fit with the character and appearance of the surrounding area. If a proposal is out of keeping in terms of design, materials, or scale, you can raise this as an objection.
Highway Safety and Traffic Concerns
Concerns about increased traffic, insufficient parking, dangerous access points, or harm to pedestrian safety can be valid reasons for objection. These must be supported by clear, location-specific evidence.
Noise, Disturbance and Nuisance
If the proposal will generate excessive noise, vibration, or disturbance, for example from commercial activities, late-night operations, or excessive vehicle movements, this can be a legitimate objection.
Harm to Wildlife and the Natural Environment
If the site supports protected species, important habitats, or mature trees, you can object on environmental grounds. With Britain’s new focus on Biodiversity Net Gain, larger developments must deliver a 10% net gain in biodiversity.
Flood Risk and Drainage Issues
Applications that would increase flood risk or cause inadequate drainage can be refused. This is especially relevant in areas already prone to flooding.
Heritage and Conservation Area Impact
If the site is within a Conservation Area or near a Listed Building, proposals must respect heritage policies. Harm to heritage assets is a valid reason for objection.
What is NOT a Valid Reason for a Planning Objection?
The planning process does not take into account the following factors; mentioning these can actually harm your objection:
Loss of a private view
The planning system does not protect private views over land, though it does protect outlook from a window.
Negative effect on property value
Impact on house prices is not a planning consideration, although other valid reasons for objecting to a planning application do feed into the loss of property value.
Competition between businesses
Objections to protect an existing business from competition are not valid unless linked to a recognised planning harm (for example, loss of a community facility or construction outside of a recognised retail area).
Boundary disputes or private access rights
Issues such as the exact position of a boundary, rights of way, covenants, or land ownership are legal matters, not planning ones.
Personal circumstances of the applicant
Whether the applicant is liked, disliked, or has certain personal intentions is irrelevant to the planning decision.
The identity or past behaviour of the developer
Previous disputes, enforcement history, or general reputation do not form part of the decision unless directly linked to enforceable planning conditions.
Moral objections to the type of development
For example, opposing a betting shop, takeaway, or certain business type purely on moral grounds, unless there is specific planning policy against it.
Matters controlled under other legislation
Examples of these are:
Building Regulations (structural safety, insulation)
Environmental Health permits
Licensing laws
Party Wall Act
Private nuisance not linked to planning harm
General noise between neighbours, smells, or disputes that do not result from the proposed land use in a way recognised in planning policy.
Construction inconvenience
Noise, dust, and disruption during building work are temporary and normally controlled under other regulations, so they are generally not grounds for refusal, except in specific circumstances.
How to Make Your Objection More Effective
Be specific
Reference the exact policies or sections of the Local Plan that your objection relates to. This shows the planning authority that your concerns are grounded in planning law and policy, not just personal opinion.
Provide evidence
Back up your points with photographs, measurements, or expert reports. Clear, factual evidence carries much more weight than general statements.
Get expert input
To be persuasive, objections need to be relevant to planning law, supported by evidence, and clearly structured so that the local authority can act on them. This is where Objection Experts can make a real difference.
We understand the policies, guidance, and case law that underpin decision-making, and can identify all the relevant valid grounds for objection, including those you might not be aware of, and ensure these are expressed in a way that aligns with the council’s legal obligations. We can also help you:
Use precise language that avoids invalid grounds but maximises the weight of valid ones.
Cross-reference your concerns to relevant sections of the National Planning Policy Framework, Local Plan, or neighbourhood policies.
Structure objections logically so decision-makers can clearly see the policy conflicts and potential planning harms.
Submit your objection within deadlines and in a format that the council will record and consider.
By working with Objection Experts, you are not just voicing your concerns, you are building a robust, evidence-backed case that has the best possible chance of influencing the outcome.
