The Planning Process

What does planning do?

The planning system manages the development and use of land in the public interest, prioritising long term collective benefits, contributing to improving the economic, social, environmental, and cultural wellbeing of Wales.

It must reconcile the needs of development and conservation, securing economy, efficiency and amenity in the use of land, ensuring the sustainable management of natural resources and protecting, promoting, conserving and enhancing the built and historic environment.  

What is Development?

Planning permission is generally needed for development.

'Development' is defined by section 55 of the Town and Country Planning Act 1990 ('the 1990 Act') as: 'The carrying out of building, engineering, mining or other operations in, on, over or under land, or the making of any material change in the use of any buildings or other land.'

The 1990 Act identifies two aspects of development: operational development (physical changes to land including buildings); and material changes of use (operational changes to the way land is used).

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.

Useful Links:

• Planning permission: permitted development rights for householders.
• Planning permission: permitted development rights for buildings.
• Planning permission: common projects.
• Powys County Council: Find out if you need planning permission.