Material Considerations in Planning Decisions

What counts as a material consideration in UK planning decisions, what does not, and how these factors influence whether your application is approved or refused.

When a planning officer assesses an application, they must consider all material considerations - the relevant factors that can legitimately influence the decision. Understanding what counts (and what does not) is essential whether you are applying for planning permission, supporting an application, or objecting to one.

What Is a Material Consideration?

A material consideration is any factor that is relevant to the use and development of land. There is no statutory list - it has been defined over decades through planning law and court decisions. The key principle is that a material consideration must relate to planning and land use, not personal circumstances or private interests.

The planning officer must weigh all material considerations against the policies of the development plan (the local plan and neighbourhood plan). The law says that decisions must be made in accordance with the development plan unless material considerations indicate otherwise.

What Counts as a Material Consideration

The following are well-established material considerations:

Design and Appearance

• The design, scale, height, and massing of the proposed development
• Whether the proposal is in keeping with the character of the surrounding area
• Materials and architectural style
• Landscaping and boundary treatment

Residential Amenity

• Loss of light - will the development significantly reduce daylight or sunlight to neighbouring properties?
• Loss of privacy - will new windows or elevated areas overlook neighbours?
• Overbearing impact - is the development so large or close that it feels oppressive to neighbours?
• Noise and disturbance - will the proposed use generate unacceptable noise levels?
• Odour and fumes - from commercial or industrial uses

Highways and Transport

• Impact on the road network - increased traffic, congestion
• Highway safety - visibility, access onto busy roads
• Parking provision - is there adequate space for vehicles?
• Pedestrian and cycle access
• Public transport accessibility

Environmental Factors

• Flood risk - is the site in a flood zone?
• Ecology - impact on protected species, habitats, and biodiversity
• Trees - impact on trees, especially those protected by preservation orders
• Contamination - is the land contaminated from previous use?
• Air quality - is the development in an Air Quality Management Area?
• Drainage - surface water and foul drainage capacity

Heritage

• Impact on listed buildings and their settings
• Impact on the character of a conservation area
• Archaeological significance of the site
• Impact on scheduled monuments and registered parks or gardens

Planning Policy

• Compliance with the local plan and neighbourhood plan
• The National Planning Policy Framework (NPPF)
• Planning practice guidance
• Supplementary planning documents (SPDs)
• Emerging policy (draft local plans carry some weight depending on their stage)

Other Material Considerations

• Planning history - previous decisions on the site or similar nearby proposals
• Need - demonstrable need for the type of development (e.g. affordable housing)
• Economic benefits - jobs, investment, regeneration
• Community benefits - public open space, community facilities
• Sustainability - energy efficiency, renewable energy, sustainable transport
• Cumulative impact - the combined effect of this development with other recent or approved development in the area

What Does NOT Count as a Material Consideration

Certain issues, however strongly felt, are not material considerations and cannot influence a planning decision:

• Loss of property value - the potential impact on neighbouring house prices is not a planning matter
• Loss of a private view - there is no right to a view in planning law (but loss of light is relevant)
• The identity of the applicant - planning permission attaches to the land, not the person
• Moral objections - to the type of use (e.g. opposition to a betting shop on moral grounds)
• Competition - a new shop or business competing with existing ones
• Construction disruption - temporary noise and disturbance during building work is not a ground for refusal
• Private disputes - boundary issues, rights of way, covenants (these are civil matters)
• Previous refusals on different schemes - each application must be considered on its own merits

How Material Considerations Are Weighed

Not all material considerations carry equal weight. The planning officer must exercise professional judgement about how much weight to give each factor. For example:

• An adopted local plan policy carries full weight
• A draft (emerging) local plan policy carries limited weight depending on its stage of preparation
• A government policy statement carries significant weight
• A neighbouring property's loss of light carries weight proportional to the degree of impact

The officer's report will explain how each material consideration has been assessed and what weight it has been given. This is important for understanding why a decision was made - and for formulating grounds of appeal if you disagree.

Why This Matters for Objectors

If you are commenting on or objecting to a planning application, framing your response around material considerations makes it far more likely to influence the decision. An objection that says "this will block my light and create highway safety issues" carries weight. One that says "I don't want them to build it and it will reduce my property value" does not.

For a full guide to making effective objections, read our article on how to object to a planning application.

Why This Matters for Applicants

If you are submitting a planning application, understanding material considerations helps you:

• Design your proposal to address likely concerns (overlooking, highway impact, character)
• Prepare supporting documents that demonstrate compliance (flood risk assessment, ecology survey, heritage impact assessment)
• Respond to objections constructively, focusing on material considerations
• Frame your appeal effectively if the application is refused

An experienced architect or planning consultant will design your project with material considerations in mind from the outset, maximising the chances of a smooth approval.

Material considerations are the foundation of planning decision-making. Understanding them empowers you to engage with the system effectively - whether you are applying, supporting, or objecting.