# Welsh Planning - Quick Reference Card
A one-pager for the van - the bits that actually matter if you're used to the English system.
Big picture - how Wales differs
| England | Wales | |
|---|---|---|
| National policy | NPPF + Planning Practice Guidance (PPG) | Planning Policy Wales (PPW) + Technical Advice Notes (TANs) |
| PD rights | GPDO 2015 (as amended) | GPDO 1995 (as amended) - different thresholds, no Use Class E PD |
| Environmental body | Environment Agency + Natural England | Natural Resources Wales (NRW) - does both jobs |
| Extra factor | - | Welsh language (TAN 20) can affect bigger applications |
PPW and TANs - what they are
Planning Policy Wales (PPW): national policy for Wales - sustainable development, design, housing, transport, climate, Welsh language. Local plans and decisions must follow it.
Technical Advice Notes (TANs): topic-based guidance, like PPG in England:
| TAN | Topic |
|---|---|
| TAN 12 | Design |
| TAN 15 | Flooding |
| TAN 18 | Transport |
| TAN 20 | Welsh language and community |
Permitted development - don't assume England = Wales
- Wales still works off the 1995 GPDO (heavily amended), not the 2015 English one.
- Many newer English PD rights don't exist in Wales - including Use Class E and some commercial-to-residential conversions.
- PD thresholds, heights and volume limits on householder stuff (side/rear extensions, roof work, outbuildings) can differ.
Bottom line: never assume "it was PD in England" means PD in Wales - always check the Welsh GPDO and the relevant council guidance.
Natural Resources Wales (NRW)
- Big environmental body for Wales (like EA + Natural England rolled together).
- Statutory consultee on planning for flood risk, protected sites, pollution, forestry, major drainage.
- Feeds into about 9,000 planning applications a year.
Expect NRW in conditions on: flood zones, river works, coastal work, sites near SSSIs/AONBs/protected habitats.
Welsh language (TAN 20)
- TAN 20 requires councils to consider Welsh language in planning, especially in areas where it's widely spoken.
- Bigger housing/job-creating schemes can need a Welsh Language Impact Assessment.
- The client or designer handles it, but it affects what gets approved and how.
Rent Smart Wales - if you work for landlords
- Every landlord with a rental in Wales must register with Rent Smart Wales - mandatory since 2016.
- Anyone doing letting or management must be licensed.
- Non-compliance is a criminal offence: fines up to £150,000, rent repayment orders, loss of eviction rights.
- You're not responsible for their registration, but if they're cutting corners on Rent Smart Wales, they'll probably cut corners on paying you too.
Quick checklist for English crews in Wales
- PD or full application? Don't assume English PD - check Welsh PD rights on council / gov.wales site
- Which national policy? Use PPW + TANs, not NPPF/PPG
- Is NRW involved? Flood zones, rivers, coasts, designated sites = expect NRW as consultee
- Welsh language? On bigger schemes in Welsh-speaking areas, check if Language Impact Assessment needed
- Landlord jobs? Check if landlord is Rent Smart Wales registered/licensed
Contacts
| Who | What | Contact |
|---|---|---|
| Local Planning Authority | Applications, PD queries, pre-app advice | Find via council website for the site postcode |
| Natural Resources Wales (NRW) | Flood risk, environmental permits, protected sites | 0300 065 3000 |
| Planning Aid Wales | Free planning helpline for eligible individuals and community groups | 029 2062 5000 |
| Rent Smart Wales | Landlord registration checker | rentsmart.gov.wales - 03000 133 344 |
Sources
- Planning (Wales) Act 2015 - legislation.gov.uk/anaw/2015/4/contents
- Planning Policy Wales (PPW) - Welsh Government national planning policy
- Technical Advice Notes (TANs) - Welsh Government supplementary planning guidance
- Town and Country Planning (General Permitted Development) Order 1995 (as amended for Wales)
- Housing (Wales) Act 2014, Part 1 - Rent Smart Wales registration and licensing
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