Local Business Impact in Planning Objections
One of the key reasons for objecting to a planning application concerns the impact upon local businesses, high streets and town centres, particularly brought about by changes of use.
Business and economic growth are fundamental priorities for central government and local authorities, and a core objective of national planning policy regimes throughout the UK. These objectives are strongly embedded in national planning policy, most recently reaffirmed in the 2024 National Planning Policy Framework (NPPF), which places significant emphasis on supporting sustainable economic growth, safeguarding the vitality of town centres and ensuring that development reflects the needs and aspirations of local communities. In England, local finance considerations are also material in decision-making: the Localism Act 2011 clarified that local finance considerations are material to the determination of a planning application and the Housing and Planning Act 2016 requires local authorities to report financial benefits in determining applications.
This article delves into the nuanced process of crafting a compelling planning objection letter, with a specific focus on addressing the impact on local businesses. It aims to guide you in effectively voicing your concerns, ensuring that your planning objection is not only heard but also resonates with the relevant local planning authority.
Understanding the Planning Objection Process
At the heart of any planning objection lies a fundamental understanding of the planning process itself. This process involves the scrutiny of proposed developments and their potential impacts on the surrounding area. When plans emerge that could adversely affect local businesses stakeholders have the right to object. To object to a planning application effectively, it is vital to comprehend the specific guidelines and timelines set by the planning authority.
The Role of the Planning Objection Letter
A planning objection letter serves as the formal expression of concerns regarding a proposed development. It’s not just a document; it’s a powerful tool in the hands of those who wish to preserve the character and economic vibrancy of their community. The effectiveness of such a letter is contingent upon its ability to articulate clear, reasonable, and evidence-based arguments against the proposed development, especially in relation to its impact on local businesses.
Articulating Concerns for Local Businesses
When preparing to object to a planning proposal, it is crucial to clearly outline how the development would impact local businesses. This could range from a loss of a vital business undermining the viability and vibrancy of the surrounding area to concerns about increased traffic, to the risk of local businesses being overshadowed by larger, possibly non-local chains.
- Economic Impact Analysis: Begin by conducting a thorough analysis of the economic impact. This includes assessing how the proposed development could alter consumer patterns, affect local employment, and potentially lead to the closure of established local businesses.
- Preservation of Local Character: Emphasise the importance of preserving the unique character of the area, often embodied by local businesses. These enterprises not only serve the community but also contribute to its identity and charm, attracting visitors and fostering a sense of belonging.
- Traffic and Accessibility Concerns: Address how increased traffic or changes in infrastructure, including pressure on public transport could impede access to existing businesses. This is crucial, as reduced accessibility can significantly impact customer footfall and, consequently, business viability.
- Environmental Considerations: Consider the environmental implications of the proposed development and how these might indirectly affect local businesses. For instance, if the development leads to environmental degradation, it could deter customers from visiting the area, thus affecting local commerce.
Useful documents
Documents that can be useful when crafting your planning objection letter include marketing and use viability evidence often submitted with planning applications. This is especially the case when it involves the loss of local amenities like community facilities, cultural and leisure facilities, pubs, and shops. This framework is critical for those objecting to planning proposals that could lead to such losses.
- When Evidence is Required: Evidence is essential in cases involving the loss of community amenities. This includes a range of facilities from pubs to shops, especially those outside town centres or in specific neighbourhood plan areas.
- Details to Include: The evidence must cover marketing over a reasonable period, demonstrating no demand at a realistic price or rent. For viability, it should include details like surveys of local community uses, marketing reports, and viability assessments, demonstrating that the premise is no longer viable in its existing use.
- Community and Cultural Facilities: In the case of community and cultural facilities, the Council expects detailed surveys, marketing reports, and viability evidence, taking into account the needs within a 400m radius and the facility’s ability to continue in its current form.
- Pubs: For pubs, a community survey is required unless it’s an Asset of Community Value. Information about other public houses in the area and a detailed marketing exercise over at least 12 months is also essential.
- Shops and Employment Spaces: Similar requirements apply to shops, particularly in specified neighbourhood plan areas, and employment spaces. Evidence must demonstrate the lack of viability and the history of vacancy.
Structuring Your Objection Letter
A well-structured planning objection letter is pivotal in presenting a coherent and persuasive argument. The letter should ideally begin with an introduction that briefly outlines the purpose of the correspondence and your connection to the area. Follow this with a succinct summary of the proposed development and your primary concerns.
The main body of the letter should detail the specific impacts on local businesses, supported by data and examples where possible. It’s essential to maintain a formal and respectful tone throughout, even when expressing strong objections.
Conclude the letter by summarising your key points and reiterating the importance of considering the impact on local businesses. It’s also beneficial to express a willingness to engage in further dialogue or participate in public meetings.
