When you submit (or object to) a planning application, the decision isn’t based on personal views or how many people are for or against it. Local authorities must make their decisions using “material considerations”, the planning-related factors that actually matter in law.
So, What Are Material Considerations?
Planning applications should be decided inline with the development plan (local and national planning policies), unless there is a very good reason not to do so – this is where material planning considerations come into play. Material considerations are issues that directly relate to planning. They’re set out under Section 70(2) of the Town and Country Planning Act 1990. They’re the planning issues that have to be weighed up when a proposal is assessed. Common examples of material planning considerations include:
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Design and how the development looks
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Impact on neighbours (like loss of light, privacy, or noise)
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Highway safety and traffic
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Flood risk or drainage
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Ecology and biodiversity
Every case is different, but the key point is decisions must focus on planning impacts, not personal opinions.
Weighing Material Considerations
Simply identifying a material consideration isn’t enough, it’s also about how much weight it carries in the decision-making process. Not all factors are equal, and it’s up to the local planning authority to judge their importance.
For example, a development might raise some local concerns, but if it also helps meet housing needs in line with national policy, the benefits may outweigh the negatives. The decision will always rest on the planning balance.
What Doesn’t Count?
Plenty of common worries simply aren’t material considerations, such as:
- Loss of property value
- Competition between businesses
- An applicant’s personal circumstances (unless directly linked to a planning need)
- Private legal disputes (such as boundary issues)
- Moral objections (for example, opposition to hot food takeaways or betting shops)
These may be genuine concerns, but they can’t form the basis of a planning decision.
Public Views Do Matter – If They’re Relevant
Public consultation is an important part of the process, giving residents the chance to have their say. However, the number of objections alone doesn’t decide the outcome. What matters is whether the points raised relate to material considerations—such as increased traffic, noise, or loss of amenity.
Making the Final Decision
Planning decisions are rarely straightforward. They involve weighing up the benefits and potential harms of a proposal against local and national planning policies. Where decisions go against policy, or where there are significant impacts, the local planning authority must provide clear and reasoned justification.
Material considerations sit at the core of fair, transparent, and lawful planning decisions.
Relevant Content
Understanding what is, and isn’t, a material consideration helps everyone involved, whether you’re making an application or commenting on one – take a look at our Practical Guide to Materials Planning Considerations.
If you’re unsure when commenting on an application consider our top 10 tips for avoiding the title of NIMBY (Not In My Back Yard). Remember we’re here to help make sense of it all and guide you through the process, so if you need further advice CONTACT US.
