Objecting to Planning Permission?

planning_officer

It's also worth mentioning that if the outline permission was granted fairly recently, then the applicant will have had to supply what are known as scale parameters with the application - gone are the days of applying for outline permission with all detailed matters reserved, just using a plan of the site and with no other information. Now, applicants have to give an indication of the minimum and maximum height of a development, together with an indicative layout of the building(s) on the site.

All the outline permission means is that yes, there will be a dwelling granted permission on this site, but you can still influence the detailed design of it. If there are houses on either side, then maybe a house wouldn;t look out of place in the street scene, so perhaps the best points for you to concentrate on are overlooking from particular windows (first floor bedroom windows, if it's a two storey house?). Plus any overshadowing or the visual appearance of the dwelling, i.e if it's overbearing to look at. Basically any neighbour amenity issues.

Public Access on Tendring website isn't working at the moment, but I'll have a look at the plans tomorrow and see if I can offer some more detailed comments.

Geenie

There was a plot of land sold in a village near where I live with outline planning for two modest semi detached houses early last year. Bought by builders who then re applied and are now putting up much bigger properties then first allowed, which bear down on the surrounding ones and look totally out of character. Not sure how they have got away with it, but selling a plot with outline is just the first step to what eventually ends up being built, so don't be afraid OP to fight your corner if still able.

planning_officer

Having now looked at Tendring website, it seems they don't have any plans online for the application! Bit odd, most LPAs now put everything online - you'll have to go into the Council offices to look at the plans unfortunately.

However, having looked at the site on microsoft live maps, and if you're the property behind, I would concentrate on the overlooking from first floor windows issue and issues of it looking intrusive and overbearing from your rear windows and garden. As outline permission was granted in 2006, have a look at this too, and see which of the five 'reserved matters' were in fact reserved for this application (ask the case officer if necessary) - let us know!

ken_and_dot

It is strong grounds for objection if the new dwelling significantly affects the amount of sunlight falling onto your rear garden. There is software available which will enable you to determine the amount of shadow falling onto your garden based on the height of any proposed building at any specific time of day. However, such shadow falling during the winter months would give less grounds for objection that shadow falling between, say, April to September.

ClassicMad

Thak you, thank you, thank you!

I love this site... you are all so lovely!

We plan to go to the council offices on Monday, so will update you some time after... but can I be a right thicko and ask what "reserved matters" are please? And yes, we are the property directly behind the proposed building...

Thanks again

planning_officer

There are 5 reserved matters (spot the cut and paste...!!):

• [FONT=Arial,Arial]Layout [/FONT][FONT=Arial,Arial]– the way in which buildings, routes and open spaces are provided within the development and their relationship to buildings and spaces outside the development.

• [/FONT][FONT=Arial,Arial]Scale [/FONT][FONT=Arial,Arial]– the height, width and length of each building proposed in relation to its surroundings.

• [/FONT][FONT=Arial,Arial]Appearance [/FONT][FONT=Arial,Arial]– the aspects of a building or place which determine the visual impression it makes, excluding the external built form of the development[/FONT]
[FONT=Arial,Arial][/FONT]
[FONT=Arial,Arial]• [/FONT][FONT=Arial,Arial]Access [/FONT][FONT=Arial,Arial]– this covers accessibility to and within the site for vehicles, cycles and pedestrians in terms of the positioning and treatment of access and circulation routes and how these fit into the surrounding access network.

• [/FONT][FONT=Arial,Arial]Landscaping [/FONT][FONT=Arial,Arial]– this is the treatment of private and public space to enhance or protect the site’s amenity through hard and soft measures, for example, through planting of trees or hedges or screening by fences or walls[/FONT]


When you apply for 'outline planning permission' you apply for the principle of development on a site, which can include none of any number of the above reserved matters (e.g. can be just layout; can be layout, scale and access, for example). So when the previous applicant next door to you applied for outline planning permission, they may have included any number of these reserved matters in their outline application - they have to stay the same for any subsequent detailed application (like the current one).


So, for example, if they included layout as a matter for consideration in the outline application, then the siting of the proposed dwelling will have already been established. Find out which they included in their outline application and it will help us narrow down some specific objections for you this time round.

Hope that helps!

SouthCoast

Also enlist the support of your local councillors and neighbours.

poppysarah

A quick petition might be the easy way to get neighbours involved.
Just make sure yours is the first one on the list.

UncleMonty_2

I would recommend employing a planning consultant to do your objection or provide advice for you as they will be able to focus on the material considerations of the future reserved matters application. Neighbour objections are seldom given weight as they usually do not grasp planning considerations.

jaype

Geenie wrote: »

There was a plot of land sold in a village near where I live with outline planning for two modest semi detached houses early last year. Bought by builders who then re applied and are now putting up much bigger properties then first allowed, which bear down on the surrounding ones and look totally out of character. Not sure how they have got away with it, but selling a plot with outline is just the first step to what eventually ends up being built, so don't be afraid OP to fight your corner if still able.

Check what they applied for and what was actually built. if it looks too big they may well be pulling a fast one and you can get the council to have them tear it down... On the other hand, if this is what was applied for and people are now moaning about it, they have only their apathy to blame!