A right to light may be acquired by ‘anyone who has had uninterrupted use of something over someone else’s land for 20 years without consent, openly and without interruption of more than a year’.
Your right to light is protected in England and Wales under common law, adverse possession or by the Prescription Act 1832. If a new building limits the amount of light coming in through a window and the level of light inside falls below the accepted level, then this constitutes an obstruction. Unless you waive your rights you are entitled to take legal action against your neighbour.
Any kind of ‘development’ can potentially block the light coming into your home. For instance:
If the developer hasn’t taken your right to light into consideration, you may have a case for compensation or for negotiating changes to that development. Most cases usually involve a combination of both.
House extensions are a common cause of right to light disputes as homeowners may employ a local building firm to extend their property without knowing the development could effect their neighbours. The most common problem is where the neighbour has a window to the side of their house to which the light is blocked by a high wall. On a small building project people rarely employ a right to light Surveyor. The first they know of a problem is when they receive a letter from their neighbour’s Solicitor.
If you know a planned development may restrict your right to light, even after planning permission has been granted, you are within your rights to oppose it.
Depending on the extent of the problem, should construction go ahead, the courts are able to either award compensation, cut back the offending part of the development or a combination of both. In extreme cases, the court may issue an injunction to prevent the development altogether.
However, a court is unlikely to grant an injunction against a developer in cases where a small financial payment can be made as compensation this is especially so for minor matters of late applications. Our advice is to consider carefully before pursuing this route, as injunctive proceedings can be very costly.
However, if you do have a good case against a commercial developer the law may uphold the rights of residential rather than commercial property owners.
If you are concerned that the light coming into your house or business has been affected by an existing structure, you might still be able to take legal action. In some cases, even after completion, the courts may demand that a development is altered to minimise the impact on your property. This is rare but does happen, by consulting ourselves as specialists in this area we will help you through the process for seeking compensation or other positive action.