⚖️ Material Considerations Guide
What matters in a planning decision — and what doesn't. Essential knowledge for writing statements, objections, and understanding officer reports.
✅ Material Considerations (These Count)
Design and Appearance — whether the proposal is well-designed, uses appropriate materials, and respects local character. NPPF Section 12
Residential Amenity — impact on neighbours' privacy, daylight, sunlight, outlook, and noise levels. NPPF Para 130(f)
Highway Safety & Traffic — impact on road safety, traffic generation, parking, and access. Only refused if impact would be "severe." NPPF Para 111
Flood Risk — Sequential Test, Exception Test, surface water management. NPPF Para 159-169
Heritage Impact — effect on listed buildings, conservation areas, and archaeological sites. NPPF Section 16
Ecology & Biodiversity — protected species, habitats, and mandatory 10% BNG. NPPF Para 174-182
Green Belt — openness, purposes, Very Special Circumstances. NPPF Section 13
Precedent — comparable approved schemes in the area demonstrate consistency in decision-making.
Planning Policy — the development plan, NPPF, and any material supplementary guidance. s38(6) PCPA 2004
Housing Need & Supply — 5-year supply, housing delivery, and the tilted balance. NPPF Para 11(d)
Economic Benefits — job creation, economic activity, and investment are material considerations.
Contamination & Pollution — land contamination, air quality, and environmental hazards. NPPF Para 183-185
Scale, Massing & Density — whether the development is proportionate, appropriate density for the area.
Landscape & Visual Impact — effect on landscape character, views, and scenic quality. NPPF Para 174
Accessibility — inclusive design, Part M compliance, and access for all users.
Sustainability & Climate — energy efficiency, renewable energy, climate resilience. NPPF Para 152-158
❌ NOT Material Considerations (Don't Count)
Property Values — "it will reduce my house price" is NOT a planning consideration. Courts have consistently ruled this out.
Loss of a Private View — there is no "right to a view" in planning law. Loss of outlook (sense of enclosure) IS material, but loss of a nice view is not.
Commercial Competition — "there are already enough shops/restaurants" is not a valid planning reason.
Private Disputes — boundary disagreements, personal grudges, and civil matters between neighbours are not planning issues.
Restrictive Covenants — private legal restrictions on land are civil matters, not planning considerations.
Identity of the Applicant — who is applying doesn't matter. Planning permission attaches to the land, not the person.
Construction Disruption — temporary noise, dust, and disruption during building work is not normally a reason to refuse (though a CEMP condition can be applied).
Building Regulations — structural safety, fire safety, and other Building Regs matters are dealt with separately. Planning can't refuse for Building Regs reasons.
Land Ownership Disputes — planning permission does not grant any right to build on land you don't own. Ownership is a civil matter.
Political or Personal Opinions — decisions must be based on planning merits, not political views, personal preferences, or ideology.
Religious Grounds — opposition based on the religious beliefs of the applicant or objectors is not material.
Developer's Profit — the fact that a developer will make money is not relevant (unless it affects viability arguments).
💡 Key Principle
Section 38(6) of the Planning and Compulsory Purchase Act 2004 says planning applications must be determined in accordance with the development plan unless material considerations indicate otherwise.
The weight given to each consideration is a matter of planning judgement. An inspector may give "great weight," "significant weight," "moderate weight," or "limited weight" depending on the circumstances.