A proposed development can sometimes affect the amount of direct sunlight reaching a neighbouring home, garden or other external space. Extensions, taller buildings and new developments may create additional overshadowing or change the amount of sunlight available to existing properties.
If you are concerned about the potential impact of a planning proposal, you may be considering submitting a sunlight objection to the relevant Local Planning Authority.
However, a reduction in sunlight does not automatically mean that planning permission will be refused. Planning authorities must consider the proposal as a whole, alongside relevant planning policies and other material planning considerations.
Understanding how sunlight concerns are assessed can help you prepare a clearer and more focused planning objection.
At Charrette Law, we advise property owners and other interested parties on planning objections, planning applications, planning appeals and related property and development matters.
What Are Sunlight Objections?
A sunlight objection is a concern raised during the planning process where a proposed development may reduce the amount of direct sunlight reaching an existing property or external space.
Concerns may arise where a proposed development:
- Blocks direct sunlight reaching windows.
- Creates additional overshadowing.
- Reduces sunlight reaching a garden, patio or terrace.
- Is significantly taller than neighbouring buildings.
- Is positioned close to an existing property.
- Extends into an area that currently receives substantial sunlight.
- Changes the relationship between existing and neighbouring buildings.
Sunlight concerns may overlap with concerns about daylight, but the two are not exactly the same. Understanding the difference can help you identify the specific impact you wish to raise.
Is Loss of Sunlight a Valid Planning Objection?
Potentially.
The impact of a proposed development on neighbouring properties may be relevant where it materially affects living conditions or residential amenity.
However, simply stating that a development will reduce sunlight is unlikely to be enough on its own. A stronger objection should explain:
- How the proposed development could affect sunlight.
- Which part of the property may be affected.
- Where the impact is likely to occur.
- Why the impact may be significant.
The Local Planning Authority will consider the objection alongside the application, relevant planning policies, submitted drawings, supporting documents and other material planning considerations.
Loss of Sunlight Does Not Automatically Mean Refusal
A neighbouring property does not necessarily have an automatic right to retain its existing level of sunlight.
Development often takes place within established residential and urban areas, and some reduction in sunlight may be considered acceptable depending on the circumstances.
The key question is whether the impact of the proposed development is considered unacceptable when the application is assessed as a whole.
For this reason, a well-prepared sunlight objection should focus on the specific impact of the proposal rather than simply stating that sunlight will be reduced.
Sunlight vs Daylight Objections
Sunlight and daylight are often discussed together, but they refer to different types of natural light.
What Is Daylight?
Daylight generally refers to the natural light available to a property, particularly the light entering internal rooms through windows.
A proposed development may affect the amount of daylight reaching neighbouring living spaces, bedrooms, kitchens or other rooms.
What Is Sunlight?
Sunlight refers specifically to direct light from the sun.
This may include direct sunlight reaching:
- Windows.
- Internal rooms.
- Gardens.
- Patios.
- Terraces.
- Other regularly used external spaces.
For example, a development may reduce the amount of direct sunlight reaching a garden without necessarily causing the same level of impact on the overall daylight available inside the property.
It can therefore be useful to consider daylight and sunlight separately when preparing a planning objection.
What Can Cause Loss of Sunlight?
Several aspects of a proposed development may affect the amount of sunlight reaching neighbouring properties.
Building Height and Scale
A taller development may cast larger or longer shadows over neighbouring properties.
This may be particularly relevant where a proposed building is significantly taller than surrounding properties or where additional storeys are proposed.
An increase in height can change the relationship between neighbouring buildings and potentially affect the amount of direct sunlight reaching windows, gardens or other external areas.
Building Position
The location of a proposed building in relation to neighbouring properties can also be important.
A building positioned between an existing property and the path of the sun may have a greater effect than a similar development located elsewhere on the site.
Distance From the Boundary
The distance between the proposed development and neighbouring properties may also influence the level of impact.
A substantial structure positioned close to a boundary could create greater overshadowing than a similar building located further away.
Orientation
The orientation of both the proposed and existing buildings can affect the amount of sunlight received.
The position of windows, gardens and outdoor spaces in relation to the movement of the sun may therefore be relevant when considering the potential effect of a proposed development.
Building Mass and Depth
It is not only the height of a development that can affect sunlight.
A building that is particularly deep, wide or bulky may also cast additional shadows over neighbouring properties at different times of the day or year.
How to Make a Sunlight Objection
If you are concerned about the potential impact of a proposed development, you can submit an objection or representation to the relevant Local Planning Authority during the consultation period.
Your objection should focus on relevant planning considerations and clearly explain the nature of your concerns.
Identify the Affected Areas
Be specific about where the potential loss of sunlight is likely to occur.
This could include:
- A living room.
- A bedroom.
- A kitchen.
- A rear garden.
- A patio.
- A terrace.
- Another regularly used outdoor space.
Providing this level of detail can help the planning authority understand the nature and location of the potential impact.
Explain the Existing Situation
You may wish to explain how the affected area currently receives sunlight.
For example, you could describe how a particular garden receives direct sunlight during certain periods of the day or how an existing room benefits from direct sunlight.
The purpose is not necessarily to claim an automatic right to preserve the existing situation. Instead, it provides context for understanding the potential effect of the proposed development.
Explain What Is Changing
Your objection should identify the specific features of the proposal that may cause the impact.
These could include:
- Additional storeys.
- Increased building height.
- A rear extension.
- A side extension.
- A new building.
- A change in roof design.
- Development positioned close to the boundary.
Refer to the Planning Drawings
Where possible, refer to the drawings and documents submitted as part of the planning application.
Identifying the particular parts of the proposal that may affect sunlight can make an objection clearer and easier for the planning officer to assess.
Do You Need a Sunlight Assessment?
Not every planning application will require a formal sunlight assessment.
Whether a technical assessment is appropriate may depend on the scale, nature and location of the proposed development.
For larger or more complex developments, particularly where neighbouring properties could be significantly affected, technical daylight and sunlight assessments may be submitted as part of the planning application.
What Can a Sunlight Assessment Consider?
A technical assessment may consider factors such as:
- The orientation of the property.
- The position of windows.
- The height and location of existing and proposed buildings.
- Existing and proposed levels.
- The relationship between neighbouring properties.
- Potential overshadowing.
- The availability of sunlight at different times of the year.
Where the potential impact is particularly complex, specialist evidence may provide greater clarity than a general objection alone.
How Strong Does a Sunlight Objection Need to Be?
There is no single test that guarantees that a sunlight objection will result in planning permission being refused.
The strength of an objection will depend on the individual circumstances of the site and the proposed development.
A well-prepared objection should:
- Clearly identify the proposed development.
- Explain the potential impact on sunlight.
- Identify affected windows or external spaces.
- Describe the existing situation.
- Refer to relevant planning considerations.
- Include supporting evidence where appropriate.
- Avoid relying solely on personal inconvenience.
The Local Planning Authority will assess these concerns alongside the planning application and other relevant considerations.
Can Loss of Sunlight Affect a Garden?
Potentially.
The impact of a proposed development on sunlight reaching a garden or other external space may be relevant, particularly where the effect could be substantial.
However, every site will be assessed according to its individual circumstances.
Factors that may be relevant include:
- The size of the garden.
- Its orientation.
- The amount of sunlight it currently receives.
- The scale of the proposed development.
- The extent of potential overshadowing.
- The character and density of the surrounding area.
A reduction in sunlight to part of a garden does not automatically mean that a proposed development will be considered unacceptable.
Sunlight, Overshadowing and Planning Objections
Sunlight concerns are closely connected with overshadowing.
A new building may cast shadows over neighbouring properties, windows and gardens at particular times of the day.
When preparing an objection, it may therefore be helpful to explain both the potential reduction in direct sunlight and the resulting overshadowing.
For example, rather than simply stating:
“The extension will block the sun.”
A more useful objection could explain that the proposed increase in height and depth is likely to create additional overshadowing over a neighbouring garden during periods when the area currently receives direct sunlight.
This gives the Local Planning Authority a clearer issue to consider.
Other Planning Grounds to Consider Alongside Sunlight
Sunlight may be only one of several planning concerns associated with a proposed development.
Depending on the circumstances, you may also need to consider other relevant planning issues.
Daylight
A proposed development may affect the amount of natural light reaching neighbouring windows or internal rooms.
Privacy and Overlooking
New windows, balconies or terraces may create concerns about overlooking neighbouring properties and affecting privacy.
Overbearing Development
A large development positioned close to a neighbouring property may create an overbearing or oppressive effect because of its scale, height or mass.
Design and Character
The appearance, scale and design of a proposed development may affect the character of the surrounding area.
Highways and Parking
Some developments may create additional concerns relating to traffic, parking, access or highway safety.
What Happens After You Submit a Sunlight Objection?
The Local Planning Authority will consider representations received during the consultation period as part of its assessment of the planning application.
How Will the Planning Authority Assess the Objection?
The planning officer may consider:
- The proposed development.
- Relevant local and national planning policies.
- Supporting documents submitted with the application.
- The potential effect on neighbouring properties.
- Objections and representations received.
- Other material planning considerations.
Can the Proposed Development Be Changed?
In some cases, concerns raised during the planning process may result in changes to the proposed development.
This could involve:
- Reducing the height of the building.
- Reducing its depth or scale.
- Moving the development further from a boundary.
- Altering the roof design.
- Changing the layout or position of the building.
However, the planning authority may also conclude that the impact is acceptable and grant planning permission.
What If Planning Permission Is Granted?
Submitting a sunlight objection does not normally give a neighbour a standard right to appeal simply because they disagree with a decision to grant planning permission.
Can a Neighbour Appeal Against Planning Permission?
There is generally no standard planning appeal route available to a neighbour who simply disagrees with a decision to grant planning permission.
When Might Judicial Review Be Relevant?
In certain circumstances, a planning decision may potentially be challenged through judicial review where there is an arguable legal error in the decision-making process.
Judicial review is different from a planning appeal. It focuses on whether the decision was made lawfully rather than whether a different planning outcome would have been preferred.
Strict deadlines can apply, so legal advice should be obtained promptly where there are concerns about the lawfulness of a planning decision.
How Charrette Law Can Help With Sunlight Objections
Planning objections should be based on relevant planning considerations and clearly explain the potential impact of a proposed development.
Charrette Law advises clients on a range of planning and property-related matters, including:
- Planning applications.
- Planning objections.
- Planning appeals.
- Judicial review of planning decisions.
- Daylight and sunlight concerns.
- Permitted development.
- Property development matters.
Obtaining advice before a planning decision is made can help you understand the relevant issues and determine the most appropriate way to respond.
Get Advice on Sunlight Objections
A proposed development can affect the amount of direct sunlight reaching neighbouring homes, windows and gardens. However, an effective sunlight objection should do more than simply state that a development will block the sun.
A stronger objection should identify the affected areas, the features of the proposed development causing concern, the potential reduction in sunlight and any resulting overshadowing.
Where the proposed development is substantial or the potential impact is complex, technical evidence may also be appropriate.
If you are concerned that a proposed development could affect sunlight reaching your property, Charrette Law can advise you on your planning objection and the options available.
Frequently Asked Questions
Can I Object to Planning Permission Because a Development Will Reduce Sunlight?
Potentially. Concerns about loss of sunlight or increased overshadowing may be raised as part of a planning objection where relevant to the proposed development.
Is Sunlight the Same as Daylight in Planning?
No. Sunlight concerns direct light from the sun, while daylight generally relates to the wider availability of natural light.
Will Loss of Sunlight Automatically Result in Planning Permission Being Refused?
No. The Local Planning Authority will assess the extent of the impact alongside relevant planning policies and the overall merits of the proposed development.
Can I Object if My Garden Will Receive Less Sunlight?
Potentially. The impact on sunlight reaching gardens and other external spaces may be relevant, particularly where the effect could be significant.
Do I Need a Sunlight Assessment to Make an Objection?
No. You can submit a planning objection without commissioning a technical assessment. However, specialist evidence may be useful where the potential impact is complex.
Can I Object to a Neighbour’s Extension Because It Will Block Sunlight?
You can raise relevant concerns about the potential impact of an extension on sunlight and overshadowing. The Local Planning Authority will then assess those concerns alongside the planning application and other relevant planning considerations.
What Happens if Planning Permission Is Granted Despite My Objection?
There is generally no standard right for a neighbour to appeal simply because they disagree with the grant of planning permission. In some circumstances, judicial review may be relevant where there is an arguable legal error in the decision-making process.
Can Charrette Law Help With Sunlight Objections?
Yes. Charrette Law can advise on planning objections and help clients understand whether concerns about sunlight, overshadowing, daylight or other potential impacts may raise relevant planning issues.
