How to make an effective planning objection

12 Nov

Introduction:

Writing an objection to a planning application can be a daunting task. You may feel unsure of where to start, what to include, or even if your objection will be considered. However, if you feel that you will or may be affected by a planning application, you have the right to object to it. Here is how to write an effective objection to a planning application.Don’t worry about sounding professional. Sound like you. There are over 1.5 billion websites out there, but your story is what’s going to separate this one from the rest. If you read the words back and don’t hear your own voice in your head, that’s a good sign you still have more work to do.

Who can object to a planning application?

If the application may affect you, you have the right to object. You don’t have to be a neighbour to object. You can object individually, as a petition, or jointly. However, Council counts petitions as one submission / objection. It does not matter how many people sign the petition.

Objection letters must be in written form and must include:

Contact details of the objector

Reference number of the relevant planning application.
Reasons for objecting

You can submit your objection online through the planning register, filling out an objection form available from some Councils, writing a letter outlining your objection and submitting it either via email or post. Once submitted to Council, and they will send you a confirmation letter or email to acknowledge receipt of your objection.

What can I include in my objection?

You can include anything in your objection letter, however, Council only considers objections that are based on legitimate planning grounds.

What are some legitimate planning grounds?

Neighbourhood character
Traffic congestion
Noise pollution
Overdevelopment
Loss of trees and other vegetation
Loss of fauna habitat
Overshadowing
Overlooking

What are some non-legitimate grounds?

Loss of property values
Undesireable people moving into the area
Loss of views
Reduced street parking

Whilst these grounds are not planning concerns, as a concerned citizen you have the right to include these matters if you wish.

Will my objection be stronger if it is a petition?

From a planning perspective, no.

Council counts petitions as one submission / objection. It does not matter how many people sign the petition. Therefore, it is reccomended that each objection is made individually. For further impact, each objection should be different.

What will make my objection letter stronger?

Identifying the correct zones and overlays including any nuances to the planning scheme through the Local Planning Policy and / or any relevant planning policies
Clearly articulating reasons why the proposal is not suitable for the area
Identifying relevant case-law within the five years with similar context and explaining why the proposal you are objecting to follows the same precedence
Identifying (if any) ways to improve the proposal

When can I object to a planning application?

You have the right to object if the planning application goes through the public notification process.

Proposals are usually advertised for 14 days for standard applications and 21 days for major ones. On the public notification letter or the notification sign which is usually placed outside the property, you will see a date at the bottom. Council will accept and consider any objection submitted before this date.

However, if you pass this date, don’t worry. In our experience, Council will usually accept late submissions but it is always best to submit the objection early to ensure your submission gets the attention it deserves.

Is my objection letter confidential?

In Victoria, your objection letter is not confidential.

This means that your objection letter and personal details will be included in the public record and can be accessed by anyone who wishes to view it. This is in line with the Planning and Environment Act 1987

Submittee offers support in objecting to all manner of planning applications. If you would like to consult with the services of an expert for a flat fee of $479 (inc GST), Why not get in touch for a no obligation review today?

James Watson