How to Object to a Planning Application

You might feel like you have no options, or your objection needs to be long and detailed – and who’s got time for that? – but it doesn’t need to be this way! We strongly urge all residents who would be affected by the massive social change another large school would bring to our doorstep to write an objection.

Here’s how.

 

The MOST important part

If you are going to say anything, you must refer to the planning application number or they will not tie your objection to the right project. The all-important code is;

117846/VO/2017

Where to start

There’s a couple of easy ways to do it!

 

Send an Email

Message Julie Roscoe and Sue Willis in the planning department

 j.roscoe@manchester.gov.uk  

s.wills@manchester.gov.uk

 

Write a letter and send it in the post (be careful of postage times and the deadline)

Manchester City Council, Level 6, Town Hall Extension, PO Box 532 Manchester, M60 2LA

 

Go to the website and ‘Make a Comment’

http://pa.manchester.gov.uk/online-applications/applicationDetails.do?activeTab=summary&keyVal=OXP7H8BCH0V00


→It also doesn’t hurt to send it to the local councillors and our MP, Afzal Khan.←

 

What to write

First thing to note, it is easy to become upset and write from the heart, but it’s not something they take notice of. They need hard facts to counter the application, and it might be best to jot some notes on a pad before writing your objection out to guide you.

You don’t have to make a comment on every category mentioned below – you can just write about one thing that personally bothers you if you like – It is a personal objection!

You need a beginning, middle and conclusion to your objection.
Beginning – You should open with the important planning code above, state that you’re writing to object to the planning and the level of your concern.
Middle – List your points of objection starting with the strongest first. To make each point clear it can be helpful to number them. If you want to refer to any policies or documents, clearly write what it is called and the author or owner.
Conclusion – Once you’ve listed your points of objection, if you want to, you can request that the Council apply some restrictions to the buildings if the planning is granted (such as restricted working hours or restricted hours for the use of floodlights). These requests do not weaken the objections, but can find their way into the conditions of planning if it is successful – and then are legally binding.

You should then finish by requesting that the Council take your objections into consideration.

 

Categories

There is a list of some valid reasons why planning cannot go ahead in bold below – so if you have concerns and examples to back it up, you can start to use this list to form your argument.

Harmful impact on the area
This is a really wide category and can include – impact on the character of the area, availability of infrastructure in the area to support the building, the amount of buildings and features within the area already, over-development of the area
Will this size of development represent a loss of amenity to the public? Does it fit the character of the buildings around it? Is the building too close to other buildings? Will the roads around it be big enough to service it well? Is there no space for this size of building? Is the access safe and convenient? Is there adequate provision for car parking and drop off? Will the light from the building and sports facilities cause light pollution?

Visual Impact of the building
This can include – the layout, the design, external appearance and what it will be like to look at.
Is the building the right size? Is the building the right colour? Does it blend in well or stand out? Is the design fitting for the area? Does the design fit the purpose of the building? Is there enough space between the design and existing properties to maintain the privacy of residents? Is there enough landscaped space around it?

Noise and Smell
This can be of the development while building, once the building is up and the general running of the building ( This could include – emptying bins, deliveries, large congregations of people, alarms, commercial amounts of food being produced, food waste accumulation, venting of air within the building, etc)
Has the potential for noise pollution increased with this planning application? Will the activities taking place in and around the building disturb neighbouring properties? Will the allowances for vents and kitchen extractors affect residents? Will residents smell large scale catering operations feeding the 1500+ people on the site? Is there adequate storage of waste and will it encourage vermin?

Harmful impact on protected trees and the environment
I am not aware of any Tree Protection Orders on the site, but this is a good time to bring up the loss of Nutsford Vale as a residential amenity. It can also discuss the damage construction would do to the root stock and crowns of the trees they wish to leave behind on the border of the development which may die as a result.
Will trees and green space be affected? Will the remaining areas of the Vale be left wild of will they be controlled/ landscaped? Will the removal of most of the park provide a loss of amenity? Will the wooded areas left behind obstruct light and view from the proposed building? If so, will it be safe for the site users to have a perimeter that is shrouded by dense wooded areas?

Loss of Privacy and Overlooking
This can include anything regarding rights to privacy and the safety elements surrounding it.
Will residents be able to overlook activities – inside or outside of the site? Will residents be overlooked by the site users at any position of the building? Is it clear which areas of the building will have to have obscured windows to stop residents’ privacy being violated? Are there areas where screens will be used to protect the site users? Is the building too close to existing structures? Is the building so screened to protect residents’ privacy that the site users are becoming at risk?

Overshadowing/ Loss of Light

If you live very close to the proposed development, this may affect your property. ’Right to light’ will only apply if your property has had the light for an uninterrupted 20 year period.
Is the building too high? Is it too close to residential properties so that it blocks light?  Is the shade the development will cast on your property unacceptable? Will the new buildings be on a higher plain than the properties?

Highway safety, inadequate parking and access
This can include –
Is there enough parking for the proposed development? Is there enough room for access during the build? Is there enough room for access for lorry deliveries once complete? Is there adequate stopping and standstill room for school buses and commissioned transport? Will the development generate a significant rise in local traffic? Will the residents still be able to park outside their houses or will they lose this amenity? Will there be an impact on the highway safety in the area if there is an increase in traffic and parked cars? Has access for emergency services been considered?

Ground Stability and Drainage
There is a wealth of issues around this, but most can be shooed away as speculation. Be sure to point out the facts only if you wish to object on these grounds.
Is the land contaminated? Will the measures they have to take to make the area safe to build on reached an unworkable level? Is the ground stable? Will the clay mine below and its tunnels be affected by the building of HS2 and its ventilation shafts? Will disturbing this land affect the land under neighbouring properties? Does the land slope? Is there a potential for flooding? Has the water authority been consulted regarding potential issues?

Non-Compliance with Council and Government planning guidance and policy or errors in the application
This one is a biggie! If you can find any area of policy that the planning application contradicts or errors in the facts they’ve presented, here is the place to write it and make them aware. There is lots of information on the website and Facebook to help you with this regarding policy…….

 

This is just a guide and is not an exclusive list. The objection is a personal matter, where they are looking for your personal view as to why you object.

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