Welsh Planning Law and Practice

Graham Walters

Description

Welsh Planning Law and Practice provides a comprehensive guide to the sources and structure of Welsh planning law and a route through its complexity. This is not a comparative study, but rather deals with legislation and policy affecting land in Wales, placing them in the context of shared principles and concepts and the case law common to England and Wales. More than an academic exercise, planning is a practical matter affecting important aspects of daily life, and the desirability of public engagement in the planning process is well settled. This book contributes to the promotion of recognition of the body of Welsh planning law, to aid accessibility for all who practise in or who are (or want to be) involved in shaping development in Wales.

Sujets

• Wales
• Political Science
• Public Policy
• Regional Planning

Informations

• Publié par: University of Wales Press
• Date de parution: 15 septembre 2017
• Nombre de lectures: 0
• EAN13: 9781786831569
• Langue: English
• Poids de l'ouvrage: 8 Mo

Extrait

T H E P U B L I C L A W O F W A L E S

Welsh Planning Law and Practice

T H E P U B L I C L A W O F W A L E S

Welsh Planning Law and Practice

Graham Walters

UNIVERSITY OF WALES PRESS 2017

© Graham Walters, 

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The content o thîs publîcatîon does not constîtute legal or other proessîonal advîce, and should not be relîed upon as such. Whîle every reasonable eort has been made to ensure that the content îs accurate and up to date, any relîance on the content îs solely at the user’s own rîsk.

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The rîght o Graham Walters to be îdentîîed as author o thîs work has been asserted în accordance wîth sectîons  and  o the Copyrîght, Desîgns and Patents Act .

Typeset by Marîe Doherty Prînted by CPI Antony Rowe, Melksham

Series Preface

or several centurîes ater the unîon o the two countrîes under the Tudors, the F laws whîch applîed în England and the laws whîch applîed în Wales were almost exactly îdentîcal. Although admînîstered dîferently în Wales by the courts o Great Sessîon, the laws were not dîferent. Only în the nîneteenth century, barely hal a century ater the abolîtîon o the Great Sessîons în 1830, dîd laws begîn to be made or Wales whîch dîd not apply în neîghbourîng England. The number o such laws however remaîned small when compared wîth those whîch were common to both countrîes. England and Wales was a sîngle law dîstrîct wîth a sîngle law – the law o England and Wales, whîch was în realîty Englîsh law. Devolutîon has changed that sîtuatîon sîgnîficantly. The creatîon o the Natîonal Assembly or Wales and îts subsequent acquîsîtîon o prîmary law-makîng powers has meant that there îs now a growîng number o dîferences between the laws whîch apply în Wales and those whîch apply în England. Although în the majorîty o cases, the laws o the two countrîes remaîn the same, there îs an încreas- îng dîvergence în the rules relatîng to those matters whîch have been devolved. In truth, there are now three bodîes o law în England and Wales: one whîch applîes only în Wales; a second whîch applîes only în England, and a thîrd whîch applîes în both countrîes. Whenever the Natîonal Assembly legîslates or Wales or the Unîted Kîngdom Parlîament legîslates only or England, the dîvergence încreases. As that dîvergence încreases, so does the împortance that lawyers, law students and the publîc should be able to înorm themselves o what the law îs în Wales. People need to know the laws whîch govern theîr lîves rom the perspectîve o the socîety în whîch they lîve. In both countrîes, lawyers need to know what the law îs on eîther sîde o the border The temptatîon has been to present the law whîch applîes în Wales în terms o the law whîch applîes în England, whîle merely notîng the dîferences. As dîvergence încreases, that approach becomes not merely unhelpul rom a Welsh perspectîve, but unacceptable. The purpose o thîs serîes thereore îs to present to the proessîons and to the publîc an account o the law as ît applîes în Wales în the areas where there îs now dîvergence, and în so doîng to both redress the deficît and provîde the oundatîon or a legal lîterature to serve the dîstînct needs o Wales.

Thomas Glyn Watkîn

Contents

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Serîes Preace. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . v Foreword . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . xîîî Preace . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . xv Copyrîght acknowledgements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . xvî

Table o Cases . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . xvîî Table o Acts and Measures . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . xxxîîî Table o Statutory Instruments . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . xlîîî Lîst o Cîrculars . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . lî Lîst o Abbrevîatîons . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . lîî

History and Structure of Devolution . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 Introductîon . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 Hîstory . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2 Current posîtîon and status o law and polîcy . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7 Statutory înterpretatîon . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10

Devolution and Planning – An Overview . . . . . . . . . . . . . . . . . . . . . . . . . . 13 Introductîon . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13 Areas o dîvergence . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14 Prîmary legîslatîon – general . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16 Plannîng (Wales) Act 2015 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20 Town and Country Plannîng Act 1990 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22 Secondary legîslatîon. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24 Polîcy ramework . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25

Welsh Language and the Planning System . . . . . . . . . . . . . . . . . . . . . . . . . 27 Introductîon . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27 Oicîal status o the Welsh language . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27 Welsh language standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29 Welsh language as a materîal consîderatîon . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 31

Planning Bodies . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 37 Introductîon . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 37 UK Parlîament and Government . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 37 Natîonal Assembly or Wales . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 39 Welsh Mînîsters . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 39 Plannîng Inspectorate . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 41

viiiPublic Law of Wales The

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Strategîc Plannîng Panels . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 41 Local plannîng authorîtîes . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 42 Mîneral plannîng authorîtîes . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 45 Statutory undertakers . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 46 Other bodîes . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 47

Development Plans . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 51 Introductîon . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 51 Statutory posîtîon o development plans . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 51 Meanîng o development plan. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 52 The Natîonal Development Framework . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 53 Strategîc development plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 55 Local development plan. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 56 Local development plan process . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 59

The Need for Planning Permission – Development . . . . . . . . . . . . . . . 65 Introductîon . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 65 Meanîng o development . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 66 Operatîonal development – general . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 67 Buîldîng operatîons . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 67 Demolîtîon . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 69 Engîneerîng operatîons . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 70 Mînîng operatîons . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 71 Other operatîons . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 71 Materîal change în use . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 72 General approach to materîal change în use . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 73 Plannîng unît . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 74 Character o use . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 75 Sîngle actîvîty and multîple actîvîtîes. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 75 Intensîficatîon o use . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 76 Cessatîon and return to an earlîer sîtuatîon . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 77 Exceptîons. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 78 Advertîsements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 79

The Commencement of Development . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 81 Introductîon . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 81 Date o carryîng out development . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 81 Development în breach o condîtîon. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 83 Notîce beore begînnîng development. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 86 Completîon notîces . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 87

Development Consent Orders . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 89 Introductîon . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 89 Meanîng o natîonally sîgnîficant înrastructure project . . . . . . . . . . . . . . . . . . . . . 90

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Related consents . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 91 Assocîated development . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 92 Applîcatîon procedure – general . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 93 Pre-examînatîon procedure. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 96 Examînatîon . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 96 Report and decîsîon . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 97

Grant of Planning Permission . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 99 Introductîon . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 99 Development orders . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 100 Local development orders . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 101 Sîmplîfied plannîng zones and enterprîse zones . . . . . . . . . . . . . . . . . . . . . . . . . . . . 102 Applîcatîons or plannîng permîssîon . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 103 Developments o natîonal sîgnîficance . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 103 Optîonal applîcatîon to Welsh Mînîsters . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 104 Call-în . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 105 Government authorîsatîon and deemed plannîng permîssîon. . . . . . . . . . . . . . 106 Applîcatîons to local plannîng authorîtîes. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 107 Efect o plannîng permîssîon . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 108

10 Developments of National Significance . . . . . . . . . . . . . . . . . . . . . . . . . . . 109 Introductîon . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 109 Scope o developments . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 109 Crîterîa . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 110 Procedure and decîsîon . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 111

11 Outline and Miscellaneous Applications. . . . . . . . . . . . . . . . . . . . . . . . . . . 117 Introductîon . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 117 Outlîne permîssîon and approval o reserved matters. . . . . . . . . . . . . . . . . . . . . . . 117 Approval o matters other than reserved matters în accordance wîth a plannîng permîssîon . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 121 Development wîthout complîance wîth condîtîons prevîously attached . . 123 Retrospectîve applîcatîons . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 125 Non-materîal amendments to plannîng permîssîon . . . . . . . . . . . . . . . . . . . . . . . . 126

12 Application for Planning Permission – Procedural Steps . . . . . . . . . 129 Introductîon . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 129 Pre-applîcatîon procedure . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 130 Plannîng applîcatîon procedure. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 132 Fees . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 133 Acceptance o the applîcatîon – valîdatîon. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 134 Steps ater valîdatîon . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 136 Publîcîty and consultatîon . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 136 Plannîng commîttees and delegatîon . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 139