View and comment on planning applications

How do I comment on a planning application?

When a planning application is valid, we send out neighbour consultation letters in accordance with our Statement of Community Involvement.

If you have received a consultation letter, you can follow the link within your letter to our online comments portal.

We receive thousands of comments on applications each year, so it is not possible to acknowledge receipt of, or to respond to, your comments directly and it is our policy not to do so. You can, however, be assured that all valid comments are considered.

Due to the amount of comments we receive, our preferred method of receiving comments is via our online portal (by following the link below, you are agreeing to these terms and conditions).

You can comment online on an application even if you have not been formally consulted. We must receive your written comments within 21 days of the start of the consultation period.

View and comment online

View or download guidance for making online comments (PDF)

What comments are taken into account?

We can only consider planning comments about planning related issues, these are called material planning considerations. The list below provides some examples, please note this list is not exhaustive and there maybe other material planning considerations that exist.

• local, strategic and national planning policies, plus emerging new plans that have been through at least one stage of consultation
• government circulars, orders, statutory instruments, guidance and advice
• previous planning and appeal decisions, plus principles of case law held through the courts
• overshadowing and loss of light based on Building Research Establishment guidance
• overlooking and loss of privacy
• highway issues, including traffic generation, vehicular access and highway safety
• noise and disturbance from proposed use, including operating hours
• smells and fumes
• storage and handling of hazardous materials
• effect on listed buildings, conservation areas, scheduled monuments and archaeology
• loss or effect on trees
• adverse impacts on nature conservation interests and biodiversity
• layout and density of building design, visual appearance and finishing materials
• landscaping and means of enclosure

In the course of reaching a decision on the application, each relevant material consideration is given weight according to its seriousness and relative importance. In dealing with issues raised, if a suitable planning condition can be used to overcome problems, we are required to consider this option as an alternative to refusing the application.

There are issues that cannot be considered and are not relevant to the decision making process these are often referred to as ‘non-material’ planning considerations. The following are some examples, as above the list is not exhaustive.

• loss of view
• negative impact on property value
• land and boundary disputes between neighbours and/or damage to property
• private rights of access and covenants
• the impact of construction work
• opposition to business competition
• personal morals or views about the applicant
• opposition to the principle of development if this has been decided by an outline planning permission or appeal decision
• matters controlled under other non-planning legislation, for example, building regulations

Who can comment?

Anyone can comment on a planning application during the consultation period.

We are unable to record or consider comments if they:

• are made verbally
• are made in person
• are made by telephone
• are posted onto any social media web pages, including our own pages
• contain offensive, defamatory or discriminatory language

Comments can be statements of support, objection or general comments about an application.

However, if the comment is a statement of objection, only certain issues (known as material planning considerations) will be taken into account in deciding the planning application. When making a comment, please avoid making any statements that could compromise the security of your premises, such as holiday dates or details of when the property is left empty.

What happens to my comments?

Your comment and any contact details you provide are recorded on our secure planning system.

You may submit a comment without giving your name and address, or you can ask for your comments to be recorded anonymously. However, you should be aware that if you do so we will be unable to assess the impact of the proposal on your property or amenities and will not be able to update you about progress with the application, although this information will still be available to view on our website.

All written comments are logged and taken into account during the decision-making process. Clear and specific reasons for your comments are particularly helpful. If you submit more than one response, these will be counted as a single representation.

Publication and access to comments

We do not publish neighbour comments on our website (unless an appeal is submitted – please see the section below). The online planning register records only the number of objections, comments in support, and general comments received.

Due to the volume of comments received, we cannot routinely provide copies of representations. For live applications, please contact the case officer, who can provide a summary of comments received. For decided cases, redacted copies may be requested using the relevant form, and a timescale will be provided.

Committees, decisions, and appeals

If an application is referred to the Development Control Committee, and you have provided contact details, you will be notified of the date, time, and location of the meeting, and whether you have a right to speak, in line with current policy. If you submit an anonymous comment or provide no contact details, we will be unable to notify you.

Key dates, including the target decision date and the outcome of the application, are published on the online planning register. We do not issue separate notifications of decisions.

If an application is appealed, all comments must be shared with the Planning Inspectorate. Personal details such as name and address will be removed before comments are sent. Once the Planning Inspectorate confirms the appeal is valid, the redacted comments will also be published on our website. Please note that only basic identifiers such as name and address will be redacted. Comments which may disclose identity or allow others to guess who has submitted the response may be published.

GDPR and privacy

Please read our privacy notice for further information on how we use your personal information and your rights under the UK General Data Protection Regulation.

Planning enquiry form