Objecting to Planning/Developments
We thought this may be useful for residents to know more about.
Anyone can object to a planning application, it does help if the objector has connections with the site concerned. We have seen petitions signed by people objecting to applications in the ward who live abroad!
To start with, there has to be a formal planning application. We know that some developers engage with local groups and residents before submitting a formal application. Until a formal application is submitted we do not know the details and therefore can not object to what we do not know (even though we can predict with some certainty). We have shared some sites under the ‘Call for Sites’ – these are examples where there might not have been a planning application has been submitted.
When objecting to major planning applications, we should focus on the material planning considerations. Essentially, this relates to the environment, traffic, and character of the area.
It is important to make sure objections are well-reasoned and supported by evidence. Developers will give a lot of attention to possible benefits of such an application but we can focus on the benefits of refusing the planning, and why the application should be denied.
You can find out about planning applications in your area via the councils website: https://www.solihull.gov.uk/planning-and-building-control/search-planning-and-building-control-applications
Evidence and analysis are important.
Do not claim that all schools are full if you do not know for sure. Fact check: birth rates are dropping dramatically and schools in Solihull have spare places. Monkspath School advertised spaces for next years entry on social media recently – first time in the 39 years it’s been open. The situation is very similar in other local schools.
Mentioning the adverse effect on property values is not a valid reason.
Environment:
What do you believe the application will have on the local environment and ecosystem? Are there special considerations for this specific site/development?
Do you believe there will be longer term environmental impacts from the development. E.g. loss of green space (even if its not public); impact on air quality; flooding risks; reduction of local biodiversity. If so, state so.
Highways:
How does the proposed development affect local highways? Do you have evidence of existing congestion? How will the development affect local road networks or create safety hazards for pedestrians and cyclists. Do not generalise about rush hour traffic – that is something we have to accept. However, if congestion is already an issue give some examples.
Character and appearance of the area:
Will the development affect the character of the area? What might be lost?
Impact on Health services:
Will health services be threatened with more local residents? We will post some more information about primary and secondary care in the next few day.
Objections can be submitted online via the councils planning portal, email or by letter – to the planning dept at Solihull Council. You will need to have the application reference number, or at least the formal address.
Petitions:
It is said that petitions do not count. This is not wholly true as it does help those who do not wish to send personal objections to put their name in support of a wider objection. Individual objections do carry a great deal of weight.
Petitions also help to advertise the issues as we know from practice that many people might not be aware of what is happening and what the impacts might be.
Where to find out more:
There is a section of frequently asked questions on the councils website where you can find out more: https://www.solihull.gov.uk/planning-and-building-control/search-planning-and-building-control-applications-faq
You can also find lots of free guidance via the internet.