Overlooking and Privacy Planning Objections

Protecting Your Home From Unacceptable Loss of Privacy

If a proposed development would allow neighbours to look directly into your home, garden or private outdoor space, you may have strong grounds to object.

Overlooking and loss of privacy are core planning considerations, and local planning authorities are required to assess whether new development would cause unacceptable harm to residential amenity.

Cedar Planning prepares clear, evidence-led planning objections that demonstrate where proposals fail to comply with planning policy, design guidance and established privacy standards.

We support homeowners, neighbours, residents’ groups, businesses and parish councils across England.

Why Overlooking and Privacy Matter in Planning Decisions

Planning authorities must ensure new development does not result in unacceptable harm to neighbouring occupiers. This includes preventing development that would:

• Create direct overlooking into habitable rooms

• Result in unacceptable views into gardens or private amenity areas

• Reduce privacy in bedrooms, living rooms or bathrooms

• Introduce balconies, terraces or roof decks facing neighbours

• Create a sense of overbearing presence

• Introduce side-facing windows or excessive glazing at close range

Loss of privacy is not subjective — it is assessed against policy tests and measurable standards.

How Councils Assess Overlooking and Privacy

Most local planning authorities rely on a combination of:

• Local Plan residential amenity policies

• Design guides and SPDs

• Minimum separation distances
  (often 21–25 metres between facing habitable room windows, though this varies)

• Direct vs oblique overlooking tests

• Level differences and site topography

• Window position, height and orientation

• Use of screening, obscure glazing or set-backs

At Cedar Planning, we apply these tests directly to your situation to demonstrate where a proposal causes unacceptable harm.

If your concerns include other issues such as heritage impacts, overdevelopment, or Green Belt impacts, see our full Planning Objections Guide.

Common Types of Overlooking We Object To

• We regularly prepare planning objections relating to:

  • Two-storey rear or side extensions
    First-floor windows introducing direct overlooking.

  • Balconies, terraces and roof decks
    Elevated platforms allowing persistent views into neighbouring homes.

  • New dwellings close to boundaries
    Particularly where windows face existing habitable rooms.

  • Side-facing windows
    Even small or secondary windows can cause harm depending on height and angle.

  • Three-storey or multi-storey development
    Downward overlooking into gardens and private spaces.

  • Sloping or raised sites
    Where changes in level significantly increase overlooking impacts.

    If your concerns also include loss of light, overdevelopment, heritage harm or Green Belt impacts, see our full Planning Objections Guide.

What Cedar Planning Can Do for Your Privacy or Overlooking Objection

Our service is tailored to your circumstances and may include:

1. Initial Case Review

   • Assessment of drawings, planning statements, site context and planning history.

2. Advice on Valid Grounds for Objection

   • Clear explanation of which privacy concerns are material in planning terms.

3. Professional Written Objection

   • A structured, persuasive objection letter referencing relevant Local Plan policies and design guidance.

4. Support for Neighbour and Community Groups

   • Helping residents coordinate consistent, policy-led objections.

5. Planning Committee Support

   • Preparation of speaking notes or strategic advice where applications are decided by councillors.

Our Process

• You send us the planning reference and your concerns

• We review the proposal and identify privacy impacts

• We advise on the strength of potential objections

• We prepare a professional, policy-led objection

• We support you through amendments or committee stages if required

Why Use Cedar Planning for Your Privacy or Overlooking Objection?

• Policy-led arguments written in professional planning language

• Experience applying amenity and separation distance standards

• Clear, structured representations officers can rely on

• Time saved analysing drawings and technical documents

• A constructive, outcome-focused approach

Areas We Cover

We provide privacy and overlooking planning objection services across all of England, including:

London (all boroughs), Essex, Hertfordshire, Suffolk, Norfolk, Cambridgeshire, Surrey.

Contact Cedar Planning – Free Appraisal

If you are concerned about overlooking or loss of privacy from a proposed development, contact Cedar Planning for a no-obligation appraisal.