What constitutes a valid planning objection?

For planning objections to be valid, they MUST BE classed as ‘material planning considerations’

The following is a list taken from the council website of material considerations.
Material planning considerations can include (but are not limited to)

  • Overlooking/loss of privacy
  • Loss of light or overshadowing
  • Scale and dominance
  • Parking issues
  • Highway safety
  • Traffic issues
  • Noise, dust, fumes etc.
  • Drainage & flood risk
  • Disabled persons’ access
  • Layout and density of building
  • Appearance and design of development and materials proposed
  • Impact on character or appearance of area
  • Effect on listed buildings and conservation areas
  • Effect on trees and wildlife/conservation
  • Impact on community and other services
  • Economic impact and sustainability
  • Government policy
  • Proposals in The Local Development Plan
  • Previous planning decisions (including appeal decisions)

Issues which are not deemed as a valid planning objection.

  • Who the applicant is/the applicants background
  • Loss of views
  • Loss of property value
  • Loss of trade or increased competition
  • Strength or volume of local opposition
  • Construction noise/disturbance during development
  • Fears of damage to property
  • Boundary disputes, covenants or other property rights
  • Rights of way
  • Personal circumstances are generally not material planning considerations

You can read the Taylor Wimpey planning application (2022/0451) on the Rossendale Borough Council website . The “consultee comments” has details of all the statutory consultees and will show their comments as they are received by the council.

Statutory consultees include LCC Highways, LCC school places, the fire service, public health, highways agency etc. The planning committee will attach particular weight to their comments on issues such as traffic, schools, and infrastructure because they are legally obliged to consult them.

But there is nothing to stop residents commenting strongly on these issues.