Every developer has to submit a planning application before starting a new project, demolishing an existing one, or making changes to one. Every planning application varies and each one is considered a stand-alone application because the circumstances are very different.
Planning applications can be rejected even in cases where a street is full of ongoing projects. While there are numerous reasons why this might happen, we are going to focus on the ones you are most likely to encounter below.
Where You Want to Develop
Every borough, county, and region has different planning constraints, development targets, and building regulations. If you do not keep these in mind when putting your planning application together, it is likely to not be granted.
For example, there are areas where there are concerns about structural damage to existing buildings. Getting a planning application in these areas would be difficult unless you have done exhaustive testing and can demonstrate your project is viable.
The local council might also be concerned about changing the character of a given area. Significant changes to trees and streetscapes are very challenging and usually impossible to get approved.
Your Neighbours
Another factor that can cause a planning application rejection is your neighbours. A major concern is how your new development will affect their enjoyment of their property. For example, a neighbour will object if your intended construction obstructs their view or limits the amount of natural light entering their home.
Another is how your development will change the quality of life in the neighbourhood. A development project that causes increased traffic or noise from more cars on the street is likely to receive some complaints and thus be rejected.
Some neighbours might also object if the finished building will drastically change how their street looks. This falls under changing the look, feel, and character of the neighbourhood but is considered a change to a building.
You might also have some neighbours who complain about the materials you intend to use in a new project or a renovation. They might complain that these materials will impact them during construction.
As you can see, a neighbour can say almost anything to have your planning application rejected. It is best to talk to your neighbours beforehand to listen to any concerns before embarking on the application process.
Nature, Wildlife, And Biodiversity
Every developer must consider the impact their project will have on the environment, which encompasses nature, wildlife, and biodiversity. There are lots of tree species that are protected and so you must make sure they are not affected once the development starts. If they will be impacted, you have to show how you will ensure biodiversity net gain after the development is done.
Various animal and plant species are also protected under different legislations, which means you should not harm them and their habitats. Some animals protected under this legislation include bats and rodents.
You must carry out ecology surveys if the development project might impact local biodiversity. The local planning authority will use the information in the resulting report to determine if the development would negatively impact wildlife and plant species.
If you do not show how you will mitigate these risks, your planning application will be rejected. There are different ecology surveys a professional can carry out, but it is always best to start with a preliminary ecological survey. You can get an ecological survey quote from a reputable ecological survey company and expect a report once the survey has been carried out.
Listed Status
There are very strict constraints and guidelines you must adhere to if you would like to renovate or change a listed building in any way. A listed building is one recorded under English Heritage as being important or exceptional. Its importance could stem from historical, international, or local reasons.
An example is a listed building built between 1700 and 1840 that is still largely intact and in its original state. These buildings are high on the list of the most desired houses in the UK.
To persuade planning officers to change the building, you need to think carefully about the changes and how to structure your planning application.
You might also unknowingly be trying to renovate a Building of Townscape Merit, which is one with historical significance in a local context or that is part of the local character. The difference between these buildings and those listed under English Heritage is that their interior is not typically protected while that of the latter is.
Overdevelopment
Overdevelopment happens when there are too many of the same types of buildings and houses in a given area. This is typically under the discretion of local councils, so it might differ from one place to another.
Apart from the number of buildings, there could also be an intensity of use issue. Think about three coffee shops on the same street where each attracts a lot of traffic. Applications to add another coffee shop to that street will likely be rejected.
Overdevelopment is a serious issue because it can strain local services and infrastructure, affecting peoples? quality of life.
Interfering With Right of Way
A path cannot be moved or closed unless under the express permission of the local council. The local planning council will not give you the right to close or move a path unless the local council has said so.
This means that any development that would obstruct a public path that crosses the property is likely to have its planning permission rejected. It is important, therefore, to discuss this matter with the council as early as possible to see where you stand.
If you decide to move, obstruct, or close a public path, anyone can complain and stop your project from going forward.
Conclusion
Because there are so many reasons why planning permission may be rejected, it is a good idea to talk to a representative from the council to see how you can avoid this. Also, familiarise yourself with some of the issues that can cause this to happen beforehand.
