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⚖️ 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 P3-P4(f)
Highway Safety & Traffic — impact on road safety, traffic generation, parking, and access. Only refused if impact would be "severe." NPPF TR6
Flood Risk — Sequential Test, Exception Test, surface water management. NPPF F4-F6
Heritage Impact — effect on listed buildings, conservation areas, and archaeological sites. NPPF Section 16
Ecology & Biodiversity — protected species, habitats, and mandatory 10% BNG. NPPF N2/N6
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 S3-S5(d)
Economic Benefits — job creation, economic activity, and investment are material considerations.
Contamination & Pollution — land contamination, air quality, and environmental hazards. NPPF P2-P3
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 N4
Accessibility — inclusive design, Part M compliance, and access for all users.
Sustainability & Climate — energy efficiency, renewable energy, climate resilience. NPPF CC1-CC3
❌ 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.
About this tool: Material Considerations Guide
Guide to material considerations — what decision-makers can and cannot take into account, with the leading case law.
When to use it
Use when writing or rebutting representations, to keep the argument on matters the LPA must weigh.
Policy and guidance it draws on
TCPA 1990 s.70(2), case law
Part of Authority Intelligence
Use these tools to understand how your Local Planning Authority behaves — what they approve, what they refuse, how often appeals succeed, and what strategy gives you the best chance. This is behavioural intelligence, not just policy research.
Related tools
Planning Risk Score™LPA ProfileNPPF TrackerCommittee PredictorCommittee vs Delegated AnalysisHousing SupplyPre-App Strategy BuilderStrategy SimulatorGuidance to help you prepare — not formal planning advice. Check the current policy text and your council's local plan before relying on it.