Planning applications, the local development plan and what can be built where.
This month
Councils have been deciding individual planning applications and progressing local development plan work, including annual monitoring reports due with Welsh Government by 31 October 2026.[1][3]
What's happening
Blaenau Gwent and Powys approved their Annual Monitoring Report 2026 for submission to Welsh Government by 31 October 2026. Carmarthenshire's Cabinet recommended that full Council endorse its own report.[1][3][5]
Torfaen members supported keeping the 2026-2041 plan period for the Joint Local Development Plan with Blaenau Gwent. They generally supported the principle of a joint settlement hierarchy and will consider it further before it is finalised.[8]
Carmarthenshire Council approved four draft Supplementary Planning Guidance documents for six weeks of public consultation. Conwy's Cabinet approved revised local list guidance for a six-week consultation.[6][4]
Pressing issues
Some applications were deferred for site visits. Carmarthenshire deferred a convenience store at Tycroes over highway impact and safety concerns, and Vale of Glamorgan deferred apartments at the Castle Hotel, Barry.[2][7]
Welsh Government research found that 73% of local planning authorities have vacant posts. It says at least 161 additional planners are needed over the next five years.[12]
The research says real terms spending on local planning services fell by 43% between 2009 and 2024. Average cost recovery in development management rose from 46% to 56% over the same period.[12]
High phosphorus levels in river special areas of conservation mean many development proposals need nutrient mitigation measures. Audit Wales also lists phosphate discharge and drainage requirements as potential barriers to new affordable housing.[13][14]
The policy context
The Planning (Wales) Act 2026 became law on 27 April 2026. It was intended to improve legal clarity and usability rather than reform the planning system.[9]
Welsh Government says new Fee Regulations took effect on 1 December 2025 and that it is reintroducing the Performance Framework to monitor local authority performance.[11]
Welsh Government announced £447,400 to train planners. The Mid and West Wales Rural Planners scheme is expected to deliver up to 12 qualified planners over three years (2026-2029).[10]
Written in November 2026 from council records since 20 September 2026, open consultations and official sources. Written automatically, then checked: every point names its sources and every figure appears in them. Follow the links to check anything before relying on it.
Councils decide planning applications for new buildings, extensions and changes of use, and write the local development plan that says where new homes and jobs can go. National parks decide applications inside their boundaries.
Who decides
Planning officers decide most applications. Larger or disputed ones go to the planning committee of councillors, which meets in public.
Having a say
Anyone can comment on an application while it's open, usually for 21 days. Stick to planning matters such as traffic, design, noise and overlooking.
In numbers
Welsh councils plan to spend £40 per person on this in 2026-27.
It ranges from £13 in Pembrokeshire to £152 in Neath Port Talbot.
Planning applications decided within eight weeks: 43% across Wales.
Decided: Council agreed to give named senior officers authority to hold talks with the independent Inspector during the examination, after consulting the Cabinet Member for Climate Change, Strategic Planning & Transport. The vote was 67 in favour, none against and one abstention.
Decided: Cabinet approved the revised Delivery Agreement for submission to Welsh Government and formal publication. It also gave the Head of Regulatory Services and the Portfolio Holder for Finance and Strategic Planning delegated authority, meaning power to act without a further Cabinet decision, to make minor changes for accuracy before publication.
Decided: Members agreed, by six votes to one, to authorise the Group Leader (Development Management) to grant permission once a Section 106 agreement (a legal deal under which the developer pays for local improvements) is completed, subject to the conditions in the report.
Decided: The Committee approved the application, in line with the Officer's recommendation, subject to the conditions in the report and the late observations.
Decided: The Committee did not pass a motion, put by Councillor Hooper, to remove the Northwest Barry site from the Plan: 3 voted for and 5 against. The Committee then carried five recommendations, each by a clear majority. It recommended suitable, accessible natural greenspace at Northwest Barry, because of concern about inappropriate use of nearby protected sites. It recommended that the Strategic Transport Assessment identify measures to reduce congestion at Weycock Cross, including better public transport and support for active travel, after its modelling showed adverse impacts. It recommended that any extra development must not harm existing school and health provision, with specific steps set out at Deposit Plan stage. It recommended a management plan to encourage transfer of open spaces from new Barry developments to council or public control. It recommended a community needs assessment for the Bendricks site, including consultation with ward members and residents.
Decided: The Committee noted how rural housing developments are classified and how local lettings policies are used. It noted the proposal to keep local lettings policies in place permanently on rural exception sites and in minor rural settlements. It noted the merits of a staged approach for other new lets. It supported the policies and proposals, though there was no formal feedback to Cabinet. It asked that the list of minor rural settlements be reviewed after the Replacement Local Development Plan is adopted.
Decided: Members refused planning application P2025/0370 for 27 Ena Avenue, Neath. The application sought to change the house from a dwellinghouse into a 6-bed house in multiple occupation, a home shared by unrelated people.
Decided: The Committee agreed that the Chairperson, on its behalf, will write to the Cabinet Member with the Committee's observations and recommendations on the way forward.
Decided: The committee granted planning permission, subject to the conditions in the report and addendum (requirements attached to the permission). It added three conditions: a limit of ten public events on site a year, including workshops and volunteer days; events limited to Field 1 as marked on the addendum site plan; and a scheme to thicken the hedgerow between Field 1 and Field 2 to limit future noise.
Decided: The committee delegated the decision to the Head of Environment Department, with power to approve the application subject to conditions. Under the conditions, the lagoons must stop being used by 31 December 2028, and restoration must finish by 31 December 2029.
Decided: The committee delegated the decision to approve the application to the Head of Environment Department, subject to conditions. Under the conditions, mineral extraction and processing must stop by 31 December 2028, and restoration must finish by 30 June 2029.
Decided: The committee approved the application, subject to nine conditions. The conditions include agreeing how the cable is drilled under tree roots, and a plan to remove Himalayan balsam, an invasive plant.
Decided: The committee deferred its decision and agreed a site visit to assess the impact on the amenities, or living conditions, of nearby residents. The application is therefore still undecided.
Decided: Application C/2022/0280 at Trefil Quarry, Tredegar: nine members voted for the officer's recommendation and one abstained, so planning permission was granted subject to the conditions in the report. Application P/2024/0191 at 7-8 Church Street, Abertillery: permission was granted unanimously, subject to the conditions in the report and an extra condition on opening hours. Application P/2025/0270 at 18 Greenland Road, Brynmawr: permission was granted unanimously, subject to the conditions in the report, for an electric vehicle charger point and cable gully.