Planning Objections – Planning Committee

What are Planning Committees and why do they matter in planning objections

If you’ve recently learned about a neighbour’s planning application, the connection between a planning objection and planning committees may feel overwhelming. Whether you’re looking to object to a planning application or understand how decisions are made, this guide will help demystify the terminology, timeframes, and processes involved.

How Are Planning Decisions Made?

Not all planning decisions are made through the same process. Here’s an overview of how such decisions typically unfold:

• Delegated Authority: A significant number of planning applications are resolved under what’s known as “delegated authority”. This means a council planning officer reviews the application and makes the final ruling based on local and national planning policies. This is the most common process for straightforward applications, such as small home extensions, and it can often mean quicker decisions without the need for a full committee review.
• Planning Committees: For more complex, controversial, or larger-scale projects (or usually when more than 5 planning objections from the public are raised), the planning application will be referred to a planning committee. We’ll explore this process—including how you can get involved—later in this post.

A specific decision will ultimately depend on the submission’s adherence to planning policies, such as national guidelines, local development plans, and any relevant neighbourhood plans. Planners also consider feedback from technical consultees (like highways agencies) and public responses, including objections or support.

When Does a Planning Application Go to a Planning Committee?

Not every planning application ends up on a planning committee’s agenda. Here are a few common instances that trigger this review process:

1. Significant Public Objections

Generally speaking 5 – 10 good objections are often enough to get an application ‘called in’ to a committee meeting for councillors to decide (although this does differ between local authorities).

2. Call-In by Local Councillors

Councillors can “call-in” an application to the committee if they believe it needs further scrutiny, particularly if constituents raise valid concerns.

3. Major Developments

Large-scale projects, such as new housing estates, or infrastructure developments, are typically subject to committee review due to their significant local impact.

4. Planning Officer Review Recommendations

If the officer reviewing the application feels the opposition or complexity is too substantial for delegated authority, they may escalate the case to a committee.

What Is a Planning Committee?

A planning committee is a group of elected councillors within your local council who are tasked with making decisions on more complex or contentious planning applications. Their meetings are usually open to the public and take place according to a predetermined schedule, often monthly.

These meetings are formal and follow governing procedures to ensure transparency and fairness. Councillors on the committee receive a detailed report from the planning officer, including their recommendation for approval or refusal. They may then debate the matter before voting on a decision. While councillors consider public objections, they must ultimately stick to local planning law in their judgment.

Legitimate Grounds to Object to a Planning Application

If you wish to object to planning permission, your objection must focus on what’s deemed “material considerations.” These are specific factors councils will take into account and can include:

• Impact on privacy (e.g., overlooking windows)
• Concerns regarding access, parking, or traffic increases
• Effect on light (loss of natural sunlight)
• Scale or style out of keeping with the area
• Environmental concerns, such as potential harm to wildlife

Non-material objections, like personal disputes between neighbours, loss of a view, or concerns about property devaluation, will be disregarded during the planning process.

How Long Do I Have to Speak at a Planning Committee?

Public speaking at a planning committee is usually limited to three minutes. The allotted time may vary depending on the council’s rules, but this window is shared between all objectors, so if multiple people wish to speak, coordination may be required to ensure key points are covered.

Before the meeting, check the council’s guidance on public participation, as some require advance notice or registration to speak. Presenting your concerns calmly, succinctly, and based on planning law will strengthen your case. Focus on the strongest material objections and try to avoid emotional appeals. If you engage our services we will help you prepare your speech.

What to Prepare for Speaking at a Planning Committee:

• Introduction: State your name, where you live, and your relationship to the application (e.g., a homeowner directly impacted by the proposal).
• Key Material Concerns: Choose two or three substantial planning-based objections and support them with evidence where possible.
• Respectful Delivery: Keep your tone respectful towards applicants, councillors, and council officers.

What’s Next After the Planning Committee?

After the planning committee makes its decision, one of three outcomes is likely:

1. Approval

If approved, the applicant may proceed with their plans, barring other conditions like securing additional permits.

2. Refusal

If refused, the applicant has the right to appeal the decision to the Planning Inspectorate. Public participants who objected will usually be notified of the appeal.

3. Deferred Decision

Occasionally, a committee may request more time to gather further information, meaning the application will be deferred to a later meeting.

If you’re unhappy with the outcome of a planning committee decision, you may also be able to challenge it—but this is typically limited to a judicial review, which can be expensive and time-consuming, and only feasible where there’s evidence of procedural error or unlawful decision-making.

Final Thoughts: Be a Proactive Participant in the Planning Process

Understanding planning applications and committees doesn’t need to feel overwhelming. By learning how decisions are made, objecting effectively, and participating in planning committees when necessary, you can ensure that your voice is heard—all while respecting the formal processes in place.

If you’re planning to object to a planning application or need personalised support navigating planning permissions, reach out to your local council or check their online resources first. Equipped with the right knowledge, you’ll be better positioned to protect your interests and shape development in your community.