Gwent Wildlife Trust
 Responding to Planning Applications 

How is Planning Permission Granted?

1.  A planning application is submitted.
2.  Planning Officer checks application is complete (fees, plans etc.)
3.  If the application is valid:

Eight week Local Planning Application determination period starts 

It is published in the weekly planning list.

Consultations. 21 day response.  Statutory consultees e.g. Countryside Council for Wales and the Environment Agency, community and town councils ward member, are informed.

 
4.  Opportunity to comment and object (within 21 days).

At this point the planning case officer may liaise with other sections of the council, e.g. Highways.

 
5.  Evaluation
  • Accept - recommend approval.
  • Not acceptable - recommend refusal.

  • Negotiate amendments/conditions - Outcome leading to approve/refuse.

 
6. 

Report to planning committee or determine under delegated powers.

 

Delegated Powers
Not all applications are considered by the Council's planning committee. The planning committee can delegate the powers to determine a planning application to senior planning officers. In some authorities, up to 75% of all applications are dealt with in this way!

Delegated powers are used for uncontroversial applications and include:

  • Residential sites not more than 0.5 hectare or 10 dwellings
  • Small industrial projects <1000 sq m

However, any application that is objected to on a planning related matter must be considered by the council.

Hedgerow Removal Notices (Hedgerow Regulations 1997) 
These can be dealt with under delegated powers. They must be decided with in 42 days of the application or the applicant can go ahead without approval. This limited time scale means that it is not possible to present these matters to the planning committee if there is an objection. 

Notifications for agricultural buildings and telecommunication masts have only a 28 day limit.

Town and Country Planning System: Menu