Wales Planning Consultants

Plande are professional RTPI planning consultants and act for Developers, Land Owners, Architects, Businesses and private individuals across Wales.  We also work with private individuals who have property interests in Wales.
We are active in processing Welsh Planning Applications.  These include green belt, green wedges, self build, change of use, commercial, residential, conservation areas and leisure schemes.

Second Homes in Wales

There are new measures created by the Welsh Government surrounding second homes and holiday lets. Homes in Wales will fall into three Use Classes:

Class C3 – Primary Homes – where the home is occupied as a sole or main residence for more than 183 days in a calendar year.
Class C5. Dwellinghouses, used otherwise than as sole or main residences and occupied for 183 days or fewer.
Class C6. Short-term lets for no longer than 31 days i.e for Short-Term Holiday Accommodation – Where the owner let’s out the property for commercial gain.

• Local planning authorities (LPAs), if they have the evidence, will be able to change the planning system, by an Article 4 Direction, which will require to require the necessary planning permission for a change of use from one class to another.
• This will allow Councils to restrict the number of second homes and short term holiday accommodation in any given community.

Other measures are being introduced by the Welsh Government, including that all visitor accommodation will require a license which the Government say will increase the quality of accommodation across Wales.

Local authorities will be requesting increased land transaction tax rates for second homes and holiday lets in their area.

Councils will now have the option to increase council tax premiums on second and empty homes, all in an attempt to decrease the number of empty homes across Wales.

Planning Policy Wales

In February 2021 a new edition of the planning policy for Wales was released. This sets the local authorities policy framework for their development plans, including the land use planning policy. There are a number of Technical Advice Notes (TANs) which are supplemented by circulars and policy clarification letters which advise on procedural advice.

Wales Planning Consultants

As a Consultancy working across the whole of Wales, we undertake a wide range of planning services including development appraisals, feasibility studies and planning strategies. Many may require planning statements, including design & access, amendments to approvals and planning appeals.

We work across the following areas:

• Commercial and Industrial
• Mixed-Use and Retail
• Leisure and hotels
• Residential (including self-build)
• Community and education
• Historic buildings
• Green belt, green wedges and rural development.

Wales Planning Applications

We submit Planning Applications in Wales, including obtaining approval for residential and commercial, house extensions, self-build homes, green belt house extensions & replacement dwellings.

In addition we work on:

• Reserved matters applications
• Householder applications
• Listed building consent
• Advertisement consent
• Prior approval
• Lawful development certificates
• Wales pre-planning applications

Wales Planning Permission

Obtaining planning permission is arguably one of the most important elements in the development process and the right professional assistance is vital to ensure that consent is granted. Appointing the right planning team is vital.

Wales Planning Appeals

We work across Wales on planning appeals. If you disagree with a decision made by a Welsh local authority, or it wasn’t determined within eight weeks (or thirteen weeks for major developments), you can appeal. Plande has a huge amount of experience is appealing decisions. Anyone who has applied for planning permission in Wales can use the planning appeals process. The process to appeal can also be used if you have been served with an Enforcement Notice. The planning Inspectorate oversee all appeals under guidance from the Welsh Government which is based in Cardiff. Welsh Ministers can get involved, but only for large, contentious proposals.

Having a professional RTPI qualified planning consultant such as Plande by your side, is essential to navigate the planning processes in Wales.