Agenda Item No


The Vale of Glamorgan Council


Cabinet Meeting: 14 January, 2013


Report of the Cabinet Member for Regeneration, Innovation, Planning and Transportation


Welsh Government Consultation Regarding Proposed Changes to Non-Domestic Permitted Development Rights

Purpose of the Report

1.         To seek endorsement of the Council's response to a consultation by the Welsh Government on proposed changes to non-domestic permitted development rights.  The consultation exercise requires a response by 11th January 2013.  As a result, the response appended to this report has already been issued to Welsh Government advising that any further comments made by Cabinet will be forwarded in due course.


1.         That Cabinet endorses the content of the report and the response attached at appendix A as previously forwarded to the Welsh Government in response to the consultation exercise

2.         That a copy of this report is referred to the Planning Committee for information purposes.

Reasons for the Recommendations

1.         To inform Welsh Government of the Vale of Glamorgan Council's position with regard to this consultation

2.         To inform the Planning Committee of the response to this consultation


2.         This consultation document forms part of the Welsh Government's programme of measures to improve the planning application process.  The paper takes forward a commitment of consult upon potential changes to non-domestic permitted development rights (PDRs) in the Town and Country Planning (General Permitted Development) Order 1995 (the GPDO) with the aim of improving the operation of the planning application system.  The consultation paper is attached at Appendix A and the response to the consultation paper is attached at Appendix B.

3.         The GPDO allows minor development to be undertaken under a deemed grant of planning permission without the need to submit a planning application, this is known as "permitted development".

4.         This consultation paper seeks the Council's views on the Welsh Government's proposed changes to part 3 (Changes of Use), Part 8 (Industrial and Warehouse development) and Part 32 (Schools, Colleges, Universities and Hospitals) of the GPDO.  The proposed changes seek to expand, and in some cases tighten, PDRs in these particular classes.

5.         The proposals would require, in certain cases, new hard surfaces associated with industrial or warehouse development to be made of permeable material and would provide greater protection for World Heritage Sites.  The consultation paper also seeks responses on proposed new permitted development rights for office buildings, shops and financial and professional services establishments (use classes B1(a), A1 and A2 of the schedule to the Town and Country Planning (Use Classes) Order 1987) (the Use Classes Order).

Relevant Issues and Options

6.         The attached completed consultation form sets out the proposed substantive response.  The response advises that in general terms, the changes proposed are considered to be acceptable and sensible.  However, there are some concerns expressed at the possible impact of proposed development on neighbouring properties, the need to protect parking and manoeuvring areas and the need for similar materials to be used throughout a development.

Resource Implications (Financial and Employment)

7.         There are resource and financial implications arising from this consultation as it is likely that there will be a reduction in the number of planning applications submitted in respect of such non-residential development.

Sustainability and Climate Change Implications

8.         None directly relevant to this report, although there are implications in terms of the sustainability credentials of all new developments.

Legal Implications (to Include Human Rights Implications)

9.         None directly arising out of this report.

Crime and Disorder Implications

10.      None directly attributable to this report or the subject matter.

Equal Opportunities Implications (to include Welsh Language issues)

11.      None directly attributable to the report.

Corporate/Service Objectives

12.      The land use planning system links directly to the Council's Objectives of Regeneration and the Environment.

Policy Framework and Budget

13.      This report is a matter for Executive decision.

Consultation (including Ward Member Consultation)

14.      None undertaken as the report does not consider issues relating to specific wards.

Relevant Scrutiny Committee

15.      Economy and Environment.

Background Papers



Contact Officer

Marcus Goldsworthy - Operational Manager Development and Building Control - Tel: 01446 704661


Officers Consulted

Legal Services - Committee Reports

Principal Accountant


Responsible Officer:

Rob Thomas, Director of Development Services