Types of development and planning applications

Planning permission is generally needed for any development. This means building, engineering, mining or other activity that makes changes to the use of land, or changes to existing buildings. There are exceptions that do not count as development, such as maintenance, changes to the interior of a building, agriculture, forestry and changes to gardens. Planning permission is also not needed for small changes, called permitted development. Permitted development includes things like house extensions, although there are various limits such as the allowed size and location. Note that permitted development rights do not usually apply to listed buildings, in conservation areas, or in Areas of Outstanding Natural Beauty or National Parks.

There are several different types of planning application:

Full: A complete planning application that includes all the details of the proposed development. The information needed will depend on the size of the development, but could include plans and drawings, access plans, and landscaping proposals. This stage should also include wildlife surveys, and plans to mitigate any effects on wildlife, and to provide net benefit for biodiversity.

Outline: This is a simple and brief application to the local planning authority asking whether the development can be approved in principle. Outline applications are important as it is extremely difficult to prevent development once outline permission has been granted. Wildlife surveys should be included at this stage, although further surveys and plans for mitigation and net benefit for biodiversity may be given at the reserved matters stage.

Reserved matters: All the information not included in an outline application can be given as a reserved matters application. This can include more detailed plans and drawings, access plans, landscaping, and plans for mitigation and net benefit for biodiversity.

Listed building consent: An application for changes to a building of special historic interest. Permitted development rights may not apply to listed buildings.

Conservation area consent: Special planning controls apply in conservation areas, which are protected for their historic interest. For example, any work to trees in a conservation area must be agreed with the local planning authority.

Change of use: Planning law divides buildings and land into different types, called classes. A change from one class to another, such as from a house to a shop, requires planning permission.

Tree Preservation Orders: Planning permission is usually needed to cut down or carry our works to trees that are protected by a Tree Preservation Order.

Hedgerow Removal Notice: Landowners must let the planning authority know if they plan to remove a hedgerow that is over 30 years old. The authority can then give permission, or a retention notice to protect the hedgerow. Hedgerows that are considered important for biodiversity, history, or landscape should be protected.

Retrospective: An application for development that has already taken place without planning permission. The local authority can approve the development, ask for planning conditions to make changes, or issue an enforcement notice to reverse the development.

Certificate of Lawfulness: This is used to ask whether planning permission is needed, or whether an existing building or use of a building is allowed under planning law.

Tree felling - Cutting down trees does not require planning permission, but it may need a license from Natural Resources Wales. If trees are felled as part of a development i.e. clearing a site before building starts, then a license is not needed. Find out more here.