Distinguish the different effects
Overlooking concerns views into neighbouring rooms or private outdoor areas. Window positions, balconies, roof terraces and changes in level can all affect those views. Privacy is the resulting effect on how occupants can use those spaces. [2]
Overbearing impact concerns the proximity, size or combined effect of structures on the enjoyment of neighbouring property. A proposal may raise that issue even where it has no side-facing windows. Outlook is therefore not the same question as overlooking. [2]
London Plan Policy D3 requires appropriate outlook, privacy and amenity. Policy D6 addresses the quality of housing, including daylight and sunlight in context. The relevant borough's plan and guidance provide further detail for the application. [1]
Read a local guideline in its context
Camden's published Amenity guidance, January 2021, is a useful illustration. It discusses separation between facing habitable-room windows but also recognises circumstances such as existing streets, historic building patterns, levels and design measures. It is not evidence of a single statutory London-wide distance. [2]
Use the current documents for the actual address and proposal, rather than adopting a number from another borough's example. A diagram based on level ground may not describe a raised terrace looking down into a neighbouring room. The drawings need to show the relationship that the authority is being asked to assess. [2]
Test design options together
Potential responses include reconsidering the building position, lowering or setting back an element, changing window orientation and controlling views from terraces. Screens or obscure glazing may help in appropriate situations, but they also need to be considered alongside outlook, daylight and the quality of the proposed room. [2][1]
Camden's guidance, for example, cautions against relying exclusively on obscure glazing for habitable rooms. A privacy solution should not simply exchange one unacceptable living condition for another. [2]
Ask the designer to compare the existing and proposed relationships using plans, elevations and sections, with technical daylight evidence where appropriate. London Plan guidance supports proportionate modelling and assessment of design effects rather than treating every case as a numerical checklist. [1]
What a neighbour can reasonably raise
Comments are more useful when they identify the affected room or space, the relevant part of the proposal and the effect alleged. An objection to a particular private view is different from evidence that an extension would dominate the outlook from an occupied room. [2][3]
Private rights of light, boundary ownership and party wall matters remain separate from this planning assessment. An acceptable planning relationship does not itself settle those rights. [3][4]
Policy under review
The draft London Plan 2026 is subject to consultation closing on 15 October 2026 and further stages before adoption. Keep its proposed design approach separate from adopted policies, and recheck the policy position when a later application is determined. [5]