Example Submissions to Council

If you're on the hunt for how to write a planning objection or support letter, or examples of successful planning objection or support letters, look no further—you're in the right place and one step closer to getting the outcome you and your community deserve.

Browse our expertly crafted example planning objection letters, designed to give you a taste of how to object or support various types of planning applications in your community. From opposing new housing developments to voicing concerns over commercial projects and challenging zoning changes, our sample letters encapsulate some of the key issues that make up any effect submission to council.

These templates are not just examples; they showcase the high-quality, personalised planning objection letter services that Submittee provides. Whether you're concerned about loss of privacy, increased traffic, environmental factors, or design aesthetics, we've got you covered.

If you're seeking that extra personalized touch, don't hesitate to submit your own request. We specialise in crafting effective, bespoke planning objection letters to submit to your local planning authority or council.

Objection letter to a nightclub proposal

Dear Sir/Madam,

I am writing to formally express my objections to the proposed development at [redacted name] I am a neighbor living adjacent to the development site, and I have significant concerns regarding both the development itself and its potential impact on the well-being and amenity of the surrounding area, including my own home and those of other residents. I have outlined these concerns in detail in this objection letter

Incompatibility with the purpose of the Zone

The key purposes of the Zone are:

  • To ensure that uses do not affect the safety and amenity of adjacent, more sensitive land uses.

The [redacted name] Zone is designed to act as a [additional redacted information ………….]. The proposed nightclub, with its expectation of hosting up to 200 events a year with around 1,500 attendees, operating until 3 am, poses a significant risk to the peace, safety, and well-being of our residential area. Granting a permit for such a venue in this location would undermine the very purpose of the Zone, which is to protect nearby sensitive land uses.

The key purpose of this zone would be entirely disregarded should this development gain approval. The essence here is the compatibility with nearby communities. I, along with all my neighbours, reside in close proximity. The proposed nightclub, expecting an influx of around 1,500 attendees until 3am is deeply problematic. This means that every other day, there is the risk of noise, uncontrolled vehicle and pedestrian traffic and a myriad of potential safety issues that will lead to disturbance, negatively impacting our peace, wellbeing, and potentially, safety. 

While a nightclub within this zone requires a planning permit, the mere ability to obtain a permit should not automatically translate to one being issued. In this particular scenario, granting such a permit would be inappropriate and contrary to the very objectives of the Zone. 

Misalignment with Clause [redacted information]

Clause [redacted] of the Planning Scheme has a clear purpose: 

  • To ensure that [redacted] are situated in appropriate locations.

  • To ensure that the impact of [redacted] on the amenity of the surrounding area is considered.

The Council needs to consider not just the purpose but the Decision Guidelines in which the purpose is given effect. The key Decision Guidelines in this Clause requires Council to consider: 

  • The impact of the sale or consumption of liquor permitted by the liquor licence on the amenity of the surrounding area.

  • The impact of the hours of operation on the amenity of the surrounding area.

  • The impact of the number of patrons on the amenity of the surrounding area.

A more suitable location would be along [redacted] Road, located just across the railway line to the east. The area is a hub of activity, lending itself to a more appropriate location than a quiet industrial street. Based on the arguments given below, it is clear that the cumulative negative impacts of the proposal is unacceptable having regard to the Decision Guidelines in this Clause and ultimately the purpose of Clause [redacted]

Traffic and Congestion

Reliance on taxis and vehicle rideshare

The traffic report accompanying the application suggests a substantial dependence on taxi services, a proposition that is deeply concerning given the limited width of the 7.0m carriageway. 

Should taxis cater to a mere 10% of the venue's projected [redacted………..] as residents we would be looking at an influx of over 100 taxis concentrated in a confined area. Even assuming sharing at half this number, it would lead to significant congestion, critically compromising both the amenity and safety of [redacted]Street with a significant volume of idling vehicles. 

A typical parallel car parking space is 7.8 metres long. Given some of the 90 degree parking spaces are reserved and crossovers exist along [redacted] Street, there is limited parallel opportunity to cater for even just 10% of patrons let alone a larger number. 

Reliance on rideshare scooters

The traffic report submitted with the application does not address the anticipated utilisation of rideshare scooters, which represents a substantial oversight given their increasing prevalence. We foresee that the proliferation of rideshare scooters in the area could pose both safety hazards and aesthetic challenges to the streetscape, warranting serious consideration in the planning process. 

Misrepresentation of the ability for trains and trams to cater to patrons

The traffic report notes that the [redacted]and trams have services extending past midnight. While correct at face value, it inadequately represents the actual capacity of these public transport services to facilitate the movement of patrons in and out of the area. Specifically, the last train on [redacted]……………………………………………………….. Relying on such public transportation for a venue operating until 3am, especially on weekdays, is logistically challenging. 

Inadequate Car Parking 

The statutory car parking requirement is set at 300 spaces, not including those allocated for staff for this type of application. 

The proposal requests considerable reduction, eliminating onsite car parking entirely. This proposal posits that the absence of designated car parking is tenable due to available capacity on adjacent streets to meet some of the anticipated demand. As previously mentioned, the last train on the [redacted information… … … … … …. … … …. …. … , it's impractical to rely solely on public transportation for a venue operating until 3am. This situation will likely place a greater-than-projected strain on available on-street parking, leading to notable disturbances in [redacted information] and its vicinity.

Anti-social Behaviour and Patron Volume 

The sheer number of patrons, combined with the proposed frequency of events, will cause major disturbances. The venue relies on [redacted] Street for queuing and smoking areas until 3am. This will generate unacceptable levels of noise disturbance throughout the night and the potential for anti-social behaviour. 

Relevant case law is [redacted information … … .….. … … .. … … … … ] where VCAT upheld a decision by [redacted]City Council to refuse to extend the trading hours of a live music venue with comparable size to the proposed development. Cited in this case is a report from Victoria Police which made mention of no less than 14 cases of assault occurring within or external to that venue within a 12 month period. Victoria Police’s own statistics demonstrate there will be an increase in violence and antisocial behaviour should the development be approved in its current form.

Conclusion

In conclusion, although we understand the need for development and progress, it should not compromise neighbourhood amenities or jeopardise safety, wellbeing, and heritage. The proposed development, as it stands, does not fit its spatial context and should not be endorsed.

I am confident that [redacted information]City Council will consider this objection and make a well-informed decision, prioritising the concerns of immediate residents and the broader community.

Objection letter to an apartment complex proposal

Dear Sir/Madam,

I am writing to formally express my strong objections to the proposed apartment building development located at [redacted address], within the General Residential Zone. As a concerned resident and in accordance with my rights as outlined in the [redacted] Planning Scheme, I have thoroughly reviewed the proposal and identified several significant concerns regarding its compliance with zoning regulations, potential adverse impacts on the neighborhood, and its compatibility with existing case law.

Compatibility with General Residential Zone:

The proposed apartment building appears to be incongruent with the General Residential Zone's intended purpose. The primary purpose of this zone, as outlined in the Planning Scheme, is to provide for residential uses in a variety of forms. However, the proposed development's size, scale, and density do not align with the established character of the neighborhood, potentially leading to negative impacts on amenity, traffic, and infrastructure.

Furthermore, the proposal may be in violation of the relevant VCAT case law precedent, such as the case of [VCAT Case Name redacted], which upheld a decision by [redacted] Council to reject a similar development due to its incompatibility with the General Residential Zone and the adverse impacts it would have on the local community. In this case, the Member agreed that the cumulative impacts to the community would impact the amenity of the community to such an extent that it could not be considered appropriate having regard to the decision guidelines in Clause [redacted]

Traffic and Infrastructure:

The increased population density resulting from the proposed apartment building will strain existing traffic and infrastructure in the area. This includes concerns related to parking, public transportation accessibility, and the capacity of local roads to handle the additional vehicular traffic. Ensuring that developments do not unduly burden the existing infrastructure is crucial to maintaining the quality of life in our community.

The traffic report prepared as part of the application is vague on the total impact the proposal would have on State on roads. The report states that “state upgrades will need to occur, as the proposal nears full occupancy” but remains silent on whether an agreement has been struck with the State to ensure works will be undertaken. Having reviewed the latest State budget, there has been no mention of upgrades or duplication on [redacted information]. This uncertainty means that approval on the basis of traffic alone is inconceivable as it contradicts the required considerations under Clause [redacted] which requires the Council to consider The role and function of nearby roads and the ease and safety with which vehicles gain access to the site and The amenity of the locality and any increased noise or disturbance to dwellings and the amenity of pedestrians.

Neighborhood Character:

The proposed development's scale and design may significantly alter the neighborhood's character. The Neighbourhood Character Study prepared by Council and subsequently referenced in the Planning Scheme seek to protect and enhance the character of existing residential areas. The case law precedent set in [VCAT Case Name redacted] underscored the importance of maintaining neighborhood character when it ruled in favor of [redacted] Council's decision to reject a similar development on the grounds of character preservation.

Amenity and Privacy:

Residents of neighboring properties may experience privacy and amenity issues due to the proximity and height of the proposed apartment building. The case law, such as VCAT Case Name and Reference redacted], emphasizes the importance of ensuring that new developments do not unreasonably impact the amenity and privacy of nearby residents.

In light of the concerns outlined above and the legal precedents set by VCAT, I respectfully request that the Planning Department carefully review this development proposal. I firmly believe that the proposed apartment building, in its current form, may not align with the General Residential Zone's objectives and may have adverse effects on our community.

I appreciate your attention to this matter and trust that the [redacted] Planning Department will act in the best interest of the community. I look forward to receiving updates on the progress of this application and any further opportunities for community input.

Objection to Extended Business Hours for a Commercial Operation

Dear Sir/Madam,

I am writing to object to the planning permit [redacted information] for the property located at [redacted information]... … … … … ... As the residents of [redacted information… … … … … … .. .. .. .. .. … …], We harbor significant apprehensions regarding the repercussions of this amendment on both our quality of life and the overall character of our community.

Introduction:

This  amendment endeavors to modify the previously approved operational hours, originally set from Monday to Sunday, 8:00 am to 3:00 pm, to the proposed schedule of Monday to Sunday, 7:30 am to 1:30 am, and ANZAC day hours from 1:00 pm to 5:00 pm, also adjusted to 8:30 am to 11:30 pm. This proposed alteration raises concerns regarding its compatibility with the distinctive character of our modest township. Furthermore, it introduces a level of commercial activity that appears incongruent with the predominantly residential zoning, as delineated within the Planning Scheme.

Neighbourhood Character and Impact on Residential Dwellings:

The primary objective of the [redacted] Zone is to encourage residential development while permitting a restricted array of non-residential activities that cater to local community requirements and adhere to the area's neighborhood ambiance. In particular, the central goals of the [redacted] Zone encompass the following:

  • To provide for residential development and a range of commercial, industrial and other uses in small towns.

  • To encourage development that respects the neighbourhood character of the area.

  • To allow educational, recreational, religious, community and a limited range of other non-residential uses to serve local community needs in appropriate locations

The Zone primarily focuses on residential dwellings and permits only a limited range of non-residential uses that align with the rural and small-town ambiance.

The current proposal describes itself as a 'mixed-use precinct' that aims to offer leisure, social interactions, community engagement, and local goods. The proposed extension of operational hours raises questions about its intensity and potential future liquor license impacts.

Extending operational hours contradicts the Zone's core objectives, which seek to preserve a small-town feel and allow only specific non-residential uses that fit the setting. This extension conflicts with these principles and disrupts the coexistence of commercial and residential elements in the zone.

In summary, maintaining alignment between the development's purpose and the peaceful residential character of the small-town setting is crucial. Deviating from the approved operational hours threatens the neighborhood's tranquility and community well-being.

Amplification of Noise and Traffic:

Extending the operating hours will undoubtedly result in increased noise and traffic congestion, particularly affecting residential areas, including our own. The application letter appears to overlook this aspect, concentrating solely, whether intentionally or not, on the proximity to commercial entities proximate to the proposal. The noise generated by patrons and staff entering and exiting, coupled with the related vehicle noise, would disturb the serene environment that residents currently appreciate.

Impacts on Amenity and Health:

The proposed amendment erroneously claims that the additional noises won't be more disruptive than the existing commercial complex and the [redacted] Highway. However, extending the operating hours will undoubtedly subject residents to prolonged noise and disruptions, significantly affecting their health and residential comfort.

It is vital to note that under Clause [redacted] of the [redacted] Planning Scheme, the Council is obligated to consider the "effect on the environment, human health, and area amenity." The potential extension of operating hours contradicts this clause, as it will have adverse impacts on the local environment and the physical and mental well-being of residents, like myself, due to increased noise, traffic, and potential disturbances during late hours of the night.

Relevance of VCAT Case Law:

The objections raised here are supported by relevant legal precedents. In the VCAT case [redacted vcat case name], residents successfully challenged extended operating hours, citing the proposal's adverse effects on the residential area, including increased noise and traffic. The Tribunal Member acknowledged these impacts and stressed the importance of managing off-site amenity impacts to prevent an unacceptable loss of residential amenity. This aligns with our argument that this development will have a similar impact.

Likewise, in [redacted vcat case name], residents successfully opposed an extension of operating hours due to concerns about its negative effects on residential amenity, including noise, traffic, and light spill. The Tribunal's decision to allow only a modest extension of operating hours in that case supports our objection to the proposed extensive hours, highlighting the potential severe impact on residential well-being and neighborhood tranquility.

Suggestions for Improvement:

The sole acceptable proposal would involve preserving the initially approved operating hours, as sanctioned by the council. This would uphold the equilibrium between commercial operations and the peaceful residential environment, ensuring that the well-being and tranquility of the township's residents, which presumably factored into the original application approval, are not unduly compromised.

Conclusion:

In conclusion, the proposed amendment, seeking to extend the operating hours of the development at [redacted], goes against the core objectives of the Township Zone. It has adverse effects on the neighborhood's character, residential comfort, and leads to increased noise, traffic, and light pollution. The relevant VCAT case laws cited support the validity of these concerns, illustrating how such proposals could irreversibly harm residential areas.

It is crucial for the  [redacted] Council to carefully consider the substantial negative impacts this development would have on residents. I urge the council to reject this amendment in order to safeguard the peace, well-being, and overall quality of life for the residents of [redacted]

Yours sincerely,