Submitting Comments on a Planning Application

By Nige on February 11, 2025 at 1:53 pm
Type: Post Category: Freehold

Planning applications can have a big impact on the local community, yet most residents go through life without ever submitting a comment.

In some cases, it may be really important to share your thoughts on what is proposed. So let’s find out what the benefits are of submitting a comment and how likely it is that your comments may be taken into consideration.

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Benefits of Submitting a Comment on a Planning Application
How Likely is it That a Comment Will Be Taken into Consideration?
Why is this Important to Clients of Residents First?

Benefits of Submitting a Comment on a Planning Application

Submitting a comment on a planning application can influence the decision-making process and ensure that concerns from the local community are considered. The benefits include:

Influencing the Decision
- Comments are reviewed by the Local Planning Authority (LPA) before making a decision.
- If valid concerns are raised, planners may impose conditions on approval or even refuse the application.
Ensuring Local Interests Are Considered
- A strong objection from multiple residents can highlight community concerns.
- Comments can help prevent negative impacts on local infrastructure, traffic, green spaces, or heritage.
Triggering Further Scrutiny
- If enough objections are submitted, the application may be escalated to the Planning Committee rather than being decided by a planning officer alone.
Shaping Conditions and Mitigations
- Even if an application is approved, concerns raised can lead to mitigation measures (e.g., noise restrictions, road improvements, landscaping requirements).
Legal Challenge Support
- If an application is approved and you later wish to challenge the decision, having submitted a formal comment strengthens your position in any appeal or judicial review.

How Likely is it That a Comment Will Be Taken into Consideration?

The likelihood of your comment being taken into account depends on several factors:

1. Whether the Comment Relates to “Material Planning Considerations”

Planning authorities only consider relevant planning issues. Valid considerations include:

Traffic and highways – impact on congestion or safety.
Loss of privacy – if a new building overlooks homes.
Noise and pollution – from increased activity or industrial developments.
Impact on character – whether the development fits the local area.
Infrastructure pressure – strain on schools, health services, drainage, etc.
Environmental impact – effect on green spaces, wildlife, flooding risk.

Invalid objections (which will likely be ignored):

Loss of property value – this is not a planning issue.
Personal disputes – objections based on who owns or develops the site.
Commercial competition – objections to avoid business competition.

2. Volume and Strength of Opposition

A single objection may carry less weight, but multiple objections from different residents (especially if they reference planning laws) can influence the outcome.
Organizing a petition or a coordinated response can increase visibility.

3. Support from Local Councillors

If concerns are significant, getting a local councillor involved can lead to the application being called to the Planning Committee, increasing scrutiny.

4. Type of Application

Minor applications (e.g., small home extensions) may be approved even with objections if they meet planning rules.
Major developments (e.g., housing estates, commercial projects) are more likely to be adjusted in response to objections.

Why is this Important to Clients of Residents First?

Most of our freehold clients have complaints over their Developer or Managing Agent.

Most of their issues relate to the infrastructure delivered by their Developer and defined as part of the original planning application.

Future homeowners are unlikely to be in a position to be able to submit a comment against a planning application for a development which they may (in the future) purchase a home on.

So it’s important that local residents take the opportunity to comment on planning applications on behalf of future homeowners.