Owning a Property

How to Object to a Planning Application, What Counts as a Material Consideration

If a neighbour submits a planning application you are concerned about, you have the right to object, but only certain grounds carry legal weight. This guide explains what counts as a material consideration.

Published: 16 Mar 2026 · Updated: 16 Mar 2026 · 5 min read

#HomeOwner#PropertyOwner#PlanningObjection#Planning#PropertyPassportUK

Your Right to Comment

When a planning application is submitted to a local planning authority (LPA), the LPA is legally required to carry out public consultation. Neighbours with a common boundary and other nearby residents are usually notified by letter. The application is also published on the LPA's planning portal where anyone can view the documents and submit a comment.

The standard consultation period is **21 days** from the date of notification. Comments received after this period may not be considered, so it is important to act promptly.

What Is a Material Planning Consideration?

A material planning consideration is a factor that is relevant to the planning merits of an application and which a planning officer (or, on appeal, an inspector) is legally required to take into account. The list is not exhaustive, but well-established material considerations include:

Material consideration	Examples
Impact on character and appearance	Whether the development fits in with the local area; design and scale
Residential amenity	Overlooking and loss of privacy; overshadowing; loss of daylight
Highways and parking	Increased traffic generation; loss of parking; pedestrian safety
Flood risk	Development in a flood zone; impact on surface water drainage
Ecology and trees	Impact on protected species; loss of significant trees
Noise and disturbance	From the proposed use or construction
Policy compliance	Whether the application accords with the Local Plan

What Is NOT a Material Planning Consideration

Many common concerns are not material planning considerations and will carry no weight in the decision-making process:

**The effect on property values**, This is not a planning matter
**Personal characteristics of the applicant**, Irrelevant
**Private rights, covenants, and easements**, These are civil matters between landowners, not planning matters
**Commercial competition**, A new business competing with an existing one is not a planning concern
**Loss of a view**, There is no right to a view in planning law
**Objections based on the objector's personal preferences**, ("I don't like the style of the building")

Including non-material objections weakens the credibility of your submission. Focus exclusively on material considerations.

How to Submit an Objection

1. **Find the application**, Search the LPA's planning website or use the Planning Portal's national search.

2. **Review the documents**, Read the application form, drawings, and any supporting statements before objecting.

3. **Write your objection**, Be specific, factual, and tied to material planning considerations. Explain how the development would affect you and your property.

4. **Submit online or in writing**, Most LPAs accept online submissions via their website. Include your name and address (anonymous objections may be disregarded).

What Happens After You Object?

Your comment becomes part of the public record and will be considered by the planning officer preparing the report. The planning officer will summarise the representations received and address them in their report to the planning committee (for larger applications) or in their delegated decision.

Objections do not give you a right of veto, the LPA will decide on planning merits. If permission is granted and you believe the decision was flawed, you can complain to the Local Government and Social Care Ombudsman, though this does not constitute an appeal against the decision itself.