Planning Application Guide
Development Idea
You have a building project in mind or you wish to change the use of a building or land you own or are thinking of buying.
Permitted Development
Permitted development is development that can be carried out without the need to apply for planning permission, as it is already granted by the Town and Country Planning (General Permitted Development) Order 1995 (GPDO), as amended for Wales.
The Welsh Government provides planning guidance to support their application service. The guidance covers planning and building regulations advice for many common building work projects for the home. This advice is specific to the planning and building rules in Wales.
You will need to establish whether this development is possible without the need to submit a planning application. Some alterations can be carried out under permitted development. Please follow the link to find some common householder projects that can fall under permitted development.
Developing or changing an existing property
You will find that some works can be permitted without planning permission to existing properties. We request that you utilise this form to submit all development ideas for an existing property in order for a planning officer to asses whether planning is required.
If planning is required or you have land to develop
At the development idea stage, applicants should start to think about material planning considerations. A material consideration is a matter that should be taken into account in deciding a planning application or on an appeal against a planning decision.
Material considerations can include (but are not limited to):
- Planning policy
- Highway access
- Flood map
- Overlooking/loss of privacy
- Loss of light or overshadowing
- Traffic
- Noise
- Effect on listed building and conservation area
- Layout and density of building
- Design, appearance and materials
- Disabled persons' access
- Proposals in the Development Plan
- Previous planning decisions (including appeal decisions)
- Nature conservation
However, issues such as loss of view, or negative effect on the value of properties are not material considerations.
We will take you through each stage of the application process to give you a clear understanding of the process.
Common permitted development FAQs
Outbuildings tend to fall under Permitted Development, please follow the link to the Permitted Development Guidance Notes for further information.
We would request that you visit our webpage - Extending / changing your home. Please click on the green button ‘Check If I Need Planning?’ to complete the online form. This will provide the planning officer with all the information required to determine whether planning permission is required.
If any development is to fall under “Permitted Development” then the specific conditions on the following link should be adhered to:
This would depend on whether the dropped kerb will be situated on an unclassified road or a classified road. If a dropped kerb is requested for a classified road to create an access, then planning permission would be required; if it lies on an unclassified road then it is unlikely that planning permission would be required, but other factors may affect this decision.
For further clarity we suggest that you visit our webpage - Extending / changing your home. Please click on the green button ‘Check If I Need Planning?’ to complete the online form. This will provide the planning officer with all the information required to determine whether planning permission is required.
You can also attach photos/sketches to assist the planner.
If you intend to demolish your house, part of your house outbuildings or any other building, we may have to agree the details of how you intend to carry out the demolition and how you propose to restore the site afterwards.
You will need to apply for a formal decision on whether we wish to approve these details before you start demolition. This is what is called a "prior approval application" and we will be able to explain what this involves.
You may need listed building or conservation area consent for the demolition of listed buildings or buildings within conservation areas.
You should discuss this with us before you take any decision to demolish buildings in sensitive locations to avoid the risk of legal action being taken against you.
Professional plans are not necessary for preliminary enquiry forms but the diagrams must provide enough detail for the officer to be able to provide an answer. If the diagrams are not sufficient, the officer may request new diagrams which will delay any answers.
