This sample objection letter is from an actual planning application. A planning application had been submitted in 2007 to convert part of the historic site at Nether Ardgrain into two large and imposing houses and a business unit. This objection letter (also known as a letter of representation) was submitted to object to the proposed residential and business development.
To make your objections to a planning application heard, you must submit what is known as a letter of representation (see our respond pages for tips on writing an effective letter of representation).
The main topics covered in this objection letter include:
This objection letter may be used as a guide, template or for reference, when writing your own objection letter. Remember that each planning application is unique, and the objections outlined in this letter may not be applicable to your own situation.
Dear Sirs,
We took ownership of Nether Ardgrain, which is a Grade A listed site of National Architectural and historic importance, in September last year.
Nether Ardgrain was the seat of the Barony of Ardgrain, and was erected to royal charter in 1528. The Kennedy’s of Kermuck, who built Nether Ardgrain, had earlier erected Ellon Castle as their fortalice. They were the Hereditary Constables of Aberdeen, so are entwined with the history of Ellon and Aberdeenshire from 1413 AD onwards.
We strongly object to the proposed steading conversion at Nether Ardgrain on the following grounds:
Nether Ardgrain was listed as Grade A on the 16th of April 1971. Scottish heritage defines Grade A listing as:
Buildings of national or international importance, either architectural or historic, or fine little-altered examples of some particular period, style or
building type.
Aberdeenshire Council Sites and Monuments describe Nether Ardgrain as:
Medieval (from 1100 AD); Post-Medieval (from 1560). Farmhouse; dated CR 1664 at Royal Coat-of-arms centre gable & J E B 1751 at lintel. The coat-of-arms relates to Ardgrain becoming a barony in the early 16thC. The present house was erected by John Kennedy of Kermuck who purchased the barony in 1629; reconstructed in the mid-18thC; all interiorwoodwork of this date; 2-storey and dormerless attic, harled, skewputts, steeply battered walls, approximately symmetrical S front with centre 1- window gable of slight projection, roll-moulded doorpiece with arched panel and sundial over it; original chimneypieces at 1st floor, one moulded 17th or 18thC, one c 1800; column-balustered stair; SE ground floor room formerly had chimneypiece in SW angle.
Historically, to the present day Nether Ardgrain has been a farm. Indeed, Ellon records indicate that there has been a site here from the medieval period onwards.
Changing the steadings into two large houses, two garages and a business unit will represent a considerable loss of character, integrity and history from this site, especially with their very close proximity to the main house. The secluded historic setting of Nether Ardgrain will be permanently and detrimentally altered by the introduction of two large houses, two garages plus a business unit.
Aberdeenshire Local Plan (Policy Env\18) states:
All Listed Buildings or structures contained in the statutory list of Buildings of Special Architectural or Historic Interest for Aberdeenshire shall be protected against any works which would have a detrimental effect on their listed character, integrity or setting by the refusal of listed building consent and/or planning permission.
And also (policy Env\18):
The Council will encourage the protection, maintenance, enhancement, active use and conservation of Listed Buildings.
Aberdeenshire Local Plan states (policy Env\18):
Aberdeenshire’s built heritage is irreplaceable and must be preserved and conserved for present and future generations. Listed Buildings make a significant contribution to the character and amenity of Aberdeenshire. The fact that a building is obsolete for a period of time is not in itself a justification for unsympathetic change. Listed Buildings are at their most vulnerable when vacant, so encouragement is given to appropriate redevelopment that protects and enhances character. They are a valuable resource that can stimulate enjoyment of the wider environment and act as an important medium for education, recreation and tourism. As such, they must be protected. For this reason precedence will be given to the requirements of this Policy, when there is any conflict with the requirements of other policies in this plan.
The Scottish executive NPPG 18 (Planning and Historic Development) is also applicable. Nether Ardgrain is contained within the statutory list of Buildings of Special Architectural or Historic Interest for Aberdeenshire due to its Grade A listing, and as such is protected by the Aberdeenshire Council policy Env\18 and The Scottish Executive NPPG 18. We therefore request that the planning application is rejected.
Nether Ardgrain was Grade A listed in 1971. The house plus two steadings and three gardens were sold in 1982. This is the house, buildings and land which we now own. At the time of listing in 1971, the entire site was a single entity, and thus the Grade A listing equally applies to the steadings, which fall under curtilage.
Government legislation states:
The curtilage of a listed building is normally considered to be the land, buildings and structures which go with or are ancillary to the principal building. Any buildings or structures which formed part of the land associated with, or belonging to, the principal building at the time of listing are considered to be within the ‘curtilage’ of the listed building and are therefore considered part of it. Buildings or structures that date from after 1st July 1948, and which are unattached to the listed building, are not considered to be curtilage listed. Typically, structures covered by curtilage listing might include: walls, gates, railings, gatehouses, stables, urns, statues, dairies, barns, privies and cart sheds.
The Grade A protection afforded to our house therefore extends to the surrounding buildings. It might be argued that, being Grade A listed, the steadings should never have been allowed to fall into their current state.
Grade A listing extends to the interiors of buildings. Internal structural features of the steadings, such as cobbled floors, will be lost under the proposed development. The conversion into two houses, a business unit and two garages is in no way keeping with the original steadings or their function at the time of Grade A listing. We request that the proposed steading conversions are not allowed to go ahead.
We note that on the submitted plans the house is labelled Nether Ardgrain House. This is incorrect; it is the farm, which includes the house, which is called Nether Ardgrain. Indeed Historic Scotland lists the house as Nether Ardgrain, Farmhouse. We would request that the name is not changed.
The plans relating to the proposed steading conversions are incorrect. For example, significant features of our house are missing, buildings are shown which no longer exist, and the scale of buildings and their position relative to each other is incorrect. The portions of land owned by us are not indicated on any of the plans.
At no time were we consulted or informed of the plans to convert the steadings. Our first indication of the proposed development was the statutory planning application notice letter.
Nether Ardgrain is accessed by a single lane hardcore track of 250 metres. We have access rights to use the track, and seeing it unmaintained we have by default taken on the sole responsibility and cost of maintenance for this track. We understand that the previous owners of Nether Ardgrain did likewise, again at their own expense.
There is no passing place and the track is lined for most of its length by a low stone wall either side. Traffic is light, with the occasional tractor, plus our own two cars. Even so, we have to continually maintain the track by filling in potholes and maintaining the verges. This is especially important through the winter seasons, when muddy potholes quickly grow if not filled.
The track is very old, connecting Nether Ardgrain to the early Aberdeen - Fraserburgh road (sadly this no longer exists, from our track onwards it becomes a footpath), and we believe the track leading to Nether Ardgrain and the associated walls which line it are also protected under curtilage as mentioned previously. The track forms part of the considerable history and character of Nether Ardgrain, and was under single ownership with the house at the time of Grade A listing. As such, the track should also be protected from unnecessary damage.
The additional traffic generated by a further two large houses plus trade associated with the business unit, greatly exceeds the track capacity. The bringing of construction equipment necessary for the steading conversions will also place additional loads and damage on a track not designed for such traffic.
Being on an elevated and exposed location, the track last year filled with snow, cutting Nether Ardgrain off for a week. We understand that this is a near annual occurrence. The track is private, and as such is not cleared by the council in winter. Such a track which blocks for extended periods almost annually is clearly not suitable for a business to operate with.
At its closest, the house is 5 metres from the steadings, with the track running between. Three sides of our house are exposed to the track and courtyard. Being Grade A listed, our house is fitted with single glazed sash units, and our Grade A listing may prevent us from fitting double glazed units. Over centuries, the track has built up, and today the living room window lower sill is less than 0.5m from being flush with the track surface. Passing traffic and pedestrians in effect look down into our living room.
Traffic on the track is only a few feet away from eight windows on the house, a living room window, two windows in our sitting room, two upstairs bedroom windows, an 3rd floor window and two hallway windows. Furthermore, we have a bathroom window, a downstairs bedroom window, an upstairs bedroom window, a 3rd floor window and our conservatory all within the courtyard which would all be exposed to increased traffic and elevated noise levels.
The very close proximity to two large houses, two garages and a business unit with all the associated noise will be very intrusive to a single glazed house such as ours, and we will have limited or no options to reduce noise levels, by for example introducing double glazing, because of our A listed status.
Although not marked on the proposed plans, our house has a large Victorian style glass and wood conservatory, which has two of its three glass sides facing directly into the courtyard and our main entrance is through the conservatory from the courtyard. Our ground floor bedroom also looks directly into the courtyard, as does a bedroom window on the first floor and window on the third floor. The steadings occupy a slightly elevated position, and as such look down into our ground floor bedroom and conservatory. The proposed conversion of the steadings into houses and a business unit will result in a significant loss of privacy.
In addition, the proposed business unit and garage exits directly in front of our living room and sitting room windows and as described above, persons and traffic will be looking down into the living room window, which again will result in a significant loss of privacy.
Nether Ardgrain, due to its remote location, is not connected to either mains water or public sewerage systems. Our house is served by a single well for water, and has a soakaway septic system downhill from the house to handle effluent. Our drinking water system is fitted with a series of filters to remove nitrates and bacteria. The water barely passed the nitrate and bacteria tests performed by the previous owner on selling, even with additional filters fitted. At its current levels the water is unsuitable for elderly persons, small children or expectant mothers. The pump for our water supply thermally cut-out three times this summer during a prolonged dry spell, raising concerns that the water level was running low in the well. This is with justified reason; approximately 15 years ago a second well had to be drilled by the previous owner when the first ran dry. With just two adults using our well and underlying aquifer, we may not have too much of a problem. The additional burden of supplying a 5 bedroom and 3 bedroom house plus a business unit may however prove to be more than the aquifer can supply, especially during the summer months.
Behind the steadings is an area of marshy land, elevated from our well, which will have to be drained if the proposed development goes ahead. Wells such as the one we rely on for our water supply are especially sensitive to ground disturbances and building work, and there is a risk the draining of the marsh area or extensive building work on the steadings will have a damaging and permanent effect on our water supply, potentially leaving us without a usable water supply.
It should be noted that any development which occurs within close proximity to a sensitive watercourse will produce a source and pathway to a sensitive receptor.
This infringes on the Scottish Environment Protection Agency ‘Groundwater Protection Policy’, which aims to dissuade developments that may have a detrimental effect on groundwater for potable use.
The site in question is classified as ‘most sensitive’ due to a natural spring which is used for drinking water, adjacent to Nether Ardgrain. Any development in close proximity to this sensitive watercourse would risk disturbing sediments and contaminating drinking water supplies.
Two additional houses and a business unit will produce a considerable volume of effluent, far in excess of what is presently produced on the Nether Ardgrain site. Soakaway tanks serving two additional houses, and of considerable size with ensuite bathrooms, plus a business unit with staff toilets may all be very detrimental to the water quality of our already marginal water supply and indeed the supply of the proposed houses and business unit. It should be noted that the steadings are all slightly elevated from our house and well.
Due to the inability to access mains sewerage, the requirement for alternative sewerage mechanisms for the proposed developments, such as a cesspool or cesspit will be sought. With a high water table, this system is likely to be located above ground. This presents aesthetic issues. Additionally there is a potential risk of the system malfunctioning and contaminating the groundwater and associated drinking water.
A significant change of role will occur if a business unit is introduced to the Nether Ardgrain site. Privacy will be compromised by the introduction of trade traffic and staff arrivals and departures, especially with access being limited because of the single lane track.
Noise levels will increase during work times. Parking problems will be introduced, because we presently use the courtyard (which is partly owned by ourselves), and there appears to be insufficient or indeed any dedicated parking spaces outside the business unit itself. The business is directly visible from our living room windows, and the business unit represents a significant appearance and function change at Nether Ardgrain, and the business unit represents intrusion and a significant loss of privacy.
On the plans is shown a Dutch barn, drawn dotted, located to the back of the steadings. This barn has an owl nesting box, placed there to home Barn Owls. We frequently see the barn owls, they trip the motion sensor lights outside at dusk, and we have seen three owls together on a summers evening.
The proposed plans indicate that the Dutch barn will be demolished, removing the nesting site for these owls. Barn Owls are a protected species. The steadings are also home to bats, which can be seen in the summer months, and again, bats are a protected species.
The North East LPAB Priority Species List states that Pipistralle bats are part of the UK priority species. The same document lists the Barn Owl as a UK species of Conservation Concern.
Aberdeenshire Council Policy Env\4 sates:
Development that would have an adverse effect on habitats or species protected under British or European Law, or identified as a priority in UK or Local Biodiversity Action Plans, or on other valuable habitats, will be refused unless the developer demonstrates:
a) that the public benefits at a local level clearly outweigh the value of the habitat for biodiversity conservation;
b) that the development will be sited and designed to minimise adverse impacts on the biodiversity of the site, including its environmental quality, ecological
status and viability; AND
c) that there will be no further fragmentation or isolation of habitats as a result of the development.
The planning application does not address any of the above.
As described above, the living room window is very close to the track surface which has built up over the centuries. The track is approximately half a metre from this window. The hardcore track surface throws up stones and our living room window has two panes which have been cracked as a result of passing traffic. Additional traffic will only increase the frequency of these breakages.
Access to one of the proposed garages is through the courtyard (part owned by ourselves), which will result in additional traffic and pedestrians in the courtyard. The proposed Steading conversions are each served by a single garage, clearly insufficient for a 5 bedroom house and a 3 bedroom house. This will exceed the courtyard capacity and will result in a further loss of privacy.
Access both into the courtyard and round the single track road to the house is tight.
Damage has already occurred from passing traffic. We can only predict that more damage will occur to our Grade A listed property as passing traffic is greatly increased, and the introduction of boundary fences on the proposed steading conversions can only make access and manoeuvring worse.
The courtyard is partly owned by ourselves, and partly is shared access. We do not own a sufficient area to turn cars, and rely on access rights to manoeuvre cars into the garages. Oil delivery, a necessity for central heating, is made by large tankers to our garage. Access is also required to the far side of the courtyard when our sceptic tank requires emptying. These two vital services are required for the continued functioning of our house. A boundary wall within the courtyard is proposed as part of the steading conversions. This will reduce access for all vehicles, and makes access for the above vehicles considerably more difficult or impossible.
Being a farm, there is a continuation of the track, leading from our courtyard to the neighbouring fields. The proposed steading conversions have gardens which overlay this track and the adjacent farmland, so block this track. Clearly access will still be required to the fields served by the existing track, but there is no provision for this on the plans. To gain access, farm traffic will either have to pass directly in front of our house, behind our vegetable garden, or between our steading and the proposed business unit. In each of these options, no track currently exists. Nor would we want to see such a track introduced. All three routes would lead to an increase in intrusions, and will be to the detriment of our privacy. However a formal and suitable track will be required to prevent the area becoming overwhelmed by mud during the wet winter months should the plans be approved.
There is nothing within the proposed plans to indicate if access will be required through the courtyard to the field adjacent to our second steading. If access is required, the passageway will be inadequate due to the erection of boundary walls.
Access to fields has therefore not been addressed on the plans, other than identifying that the current access track will be blocked by the proposed steading conversions.
When the land was divided in 1982, the house, two steadings and three gardens were sold off, while the U steading and barns were retained. As such, our land is divided by the road, with our vegetable garden (labelled garden area on the site plan) and second steading offset from the house. Our second steading area includes some of the land overlooking the business unit and garages, and we have access rights to our property through these areas.
Introducing a turning area beside the proposed garage and business unit will both limit and reduce access to our steading by vehicle.
Introducing a steading conversion to two houses and a business unit will emphasise the division of our property and will have a very negative impact as walls and fences are introduced on land we previously had access rights to.
It should be noted that Nether Ardgrain is served entirely by high stone walls. Fences are not in keeping with the character of the Nether Ardgrain site.
In conclusion, we believe the steadings are Grade A listed through curtilage. With no investment the steadings will continue to deteriorate and will slowly collapse. The proposed plans address this problem by converting the steadings into houses and a business unit, but this would be at the expense of sites national heritage and importance.
We believe the conversion of the steadings into houses and a business unit to be very detrimental to the historic status of Nether Ardgrain. The buildings should not have been allowed to fall into their current condition, and they have unfortunately been neglected for some time. Investment by their current owner would restore these steadings to their former condition, in keeping with their Grade A status, and we request that this should take place without delay.
In the event that the above cannot take place, we would be prepared to purchase the steadings and restore them to farm buildings. If the current owner still needs the storage space provided by the barns, we will rent them back, while ensuring that they are maintained and preserved in keeping with their A listed status. We would like to stress that this is in no way our preferred solution; we would like to see the barns restored and retained by their current owner.
We trust our objections will be put before the Planning Committee in due course prior to a decision being made on this application.
Yours sincerely,