A NEW development in your local area can cause a lot of concern for local residents who want to keep their area intact.
You often hear about new developers building another 200 or 300 homes and for local neighbours this creates potential concerns over traffic, loss of green space, noise, changes to the character of the neighbourhood and even the value of nearby homes.
Whether it is a housing estate, office building, retail unit or other construction project, residents have the right to contest a new development and have their views considered .
However, the options available depend on whether the development has only been proposed or whether building work has already started.
In the UK, most developments need planning permission from the local council before construction can begin. The scale of the planning system is significant, with councils in England receiving around 330,500 planning applications in the year ending December 2024.
During the same period, around 86% of planning decisions were approved. This means it is important for residents to raise concerns early and provide strong reasons why a proposal may cause problems.
Before a development starts, the main option is to submit an objection to the planning application. Residents can view plans through their local council’s planning website and send written comments explaining their concerns. Objections are more likely to be considered if they relate to planning matters rather than simply not wanting a development nearby.
For example, increased traffic is a common reason for objecting. A new development may put extra pressure on local roads, increase congestion or create safety concerns for pedestrians and cyclists. Residents can raise concerns about whether existing roads, parking areas and public transport services are suitable for the additional demand.
Another common issue is the impact on green belt land or important green spaces. Green belt areas are protected to prevent uncontrolled urban growth, and development in these areas is restricted unless there are strong reasons to allow it.
In England, green belt land covers approximately 1.63 million hectares, which is around 12.5% of the country’s land area. If a proposed development affects green belt land, residents can highlight concerns about the loss of countryside, wildlife habitats and the character of the local area.
People often worry that a new building could reduce nearby house prices. However, a possible fall in property value is usually not enough on its own to stop a development. Planning decisions focus mainly on the wider impact on the community, such as design, traffic, environmental effects and the effect on neighbouring properties.
Concerns about noise can also be raised. This may include both the noise created during construction and the long-term impact of the finished development. Residents can ask the council to consider issues such as construction hours, noise levels, deliveries and increased activity in a previously quiet area.
A further concern for some homeowners is the loss of light. If a new building blocks natural light entering a property, this may affect a person’s right to light. This is a separate legal issue from planning permission, and in some cases professional legal advice may be needed to protect their daylight from a new development. Getting planning permission approval does not automatically remove private property rights.
If planning permission is refused, the developer may appeal the decision. However, residents generally do not have the same right to appeal simply because they disagree with an approval. In certain situations, a planning decision can be legally challenged if the council failed to follow the correct process or did not properly consider important information.
Once construction has started, residents still have options if problems occur. If the developer is not following the approved plans or breaks planning conditions, such as building a different design or working outside permitted hours, residents can contact the council’s planning enforcement team. The council can investigate and may require the developer to correct the problem.
During construction, it is useful to keep evidence of any issues. Photographs, videos, dates of disturbances and copies of correspondence can help support a complaint. Residents can also work together through a local residents’ group, as a combined response may show the wider impact of the development.
Although stopping a development completely can be difficult once permission has been granted, residents can still influence decisions and ensure rules are followed.
The best chance of challenging a development is before work begins, by making informed objections based on traffic, environmental impact, noise, design and legal rights. Acting early and providing clear evidence gives local communities the strongest opportunity to protect the area they live in.
Article by Tudor Lodge Digital
