How planning decisions are made
Page updated on: 30/08/2023
Planning applications can only be decided on matters relevant to planning these are known as material considerations. The most common of these include:
- Effect on traffic, access, road safety and parking
- Scale, appearance and impact on surrounding area and adjoining neighbours
- Loss of light
- Overlooking and loss of privacy
- Effect on nature conservation and loss of trees
- Impact on Listed Buildings and/or Conservation Areas
- Something contrary to Council policy
- Noise and disturbance resulting from development
- Whether the use would be appropriate for the area
Often people wish to comment on matters that cannot be taken into account because they are not controlled by planning legislation. Common objections that cannot be considered include:
- Loss of property value
- Loss of a view
- Private issues between neighbours such as party wall disputes, damage to property, private rights of way, covenants or the like
- Problems associated with construction work such as noise, dust and disturbance by construction vehicles (if you are experiencing these problems the Public Protection and Environmental Health team may be able to help)
- Competition between firms
- Structural and fire precaution matters (controlled by building control legislation)
- Alternative types of development you might prefer.
Planning managers have powers to decide some applications and they will take written comments into account. When an application has to be considered by a Committee, planning officers will write a report which includes a recommendation and a summary of comments received. The report will be presented to the appropriate Committee, which is made up of elected ward Councillors.
In some circumstances you may also be given the opportunity to speak at the committee meeting. For more information on speaking at these meetings please contact the planning officer handling the application as soon as possible. The Committee will consider your comments along with the other planning issues relating to the case. The Committee are not bound by the planning officer’s recommendation. It may grant or refuse planning permission.
You can track planning applications online and view associated documents and the decision notice.
Planning
FAQs - Planning
Extending / changing your home
- Lawful Development Certificate
- Pre-application advice service
- Householder planning permission
- Neighbouring properties / party walls
- Bats and nesting birds
- Conservation areas
- Listed buildings
Search for a planning application
Comment on a planning application
Submit a planning application
Pre-application service
Pre-application consultation (PAC)
How planning decisions are made
Sustainable Drainage Systems (SuDS)
Breach of planning
Building a new house
Highways planning liaison
Major Planning Applications
Planning appeals
Planning Policy
- Local Development Plan 2006 - 2021
- LDP Review Report
- Supplementary Planning Guidance (SPG)
- Affordable Housing
- Affordable Housing areas
- Annual Monitoring Report (AMR)
- Housing Land Supply
- Community Infrastructure Levy (CIL)
My Nearest - Planning information
Planning Ecology
- A Guide for Ecological Consultants
- Net Benefit for Biodiversity
- Protected Species and habitats
- New phosphates targets
Listed buildings
- Understanding listing
- When is listed building consent required?
- Alterations to Listed Buildings
- Applying for listed building consent
- What happens after a decision on listed building consent has been made?
- Works to a listed building without consent
- Maintenance and Repair
- Further sources of information
Street naming and numbering
Renewable Energy
Local Development Plan 2018 - 2033
- Integrated Sustainability Appraisal and Habitats Regulations Assessment
- Delivery Agreement
- Candidate Sites
- Inspector’s Report and Adoption
- Submission and Independent Examination
- Second Deposit Revised Local Development Plan
- Preferred Strategy (Pre-Deposit Public Consultation)
- Development of an evidence base
- Frequently asked questions
- First Deposit Revised LDP
Planning permission for developers
- Section 106: Affordable homes
- Section 106: Planning obligations
- Development Viability Model (DVM) Assessment Tool
Local Development Order (LDO)
Apply for Section 106 funds
Conservation & countryside
Waste
Biodiversity
- Why biodiversity matters?
- Priority Species in Carmarthenshire
- Priority Habitats in Carmarthenshire
- Carmarthenshire Nature Partnership
- HLF Bogs project
- Marsh fritillary project
- Hedgerows
- Woodlands
- Pollinators
- Get out and about!
- Legislation and Guidance
- Protected sites
- Ash dieback disease
- Wildlife in your Ward
- Local Places for Nature
Conservation Areas
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