Planning Advice & Guidance

What does the Planning System do?

The planning system regulates the development and use of land in the public interest.

What is Development Control?

Development Control (or Planning Control) is a process of determining planning applications and aims to secure the most economic use of land, in compliance with the agreed policies for the area.

Do I need Planning Permission?

Not all development requires planning permission. You are advised to contact the Planning Control Section to confirm whether permission is required as soon as possible. In addition, a proposal may also require approval under the Building Regulations. This is a separate process and you are advised to contact the Head of Building Control.

Will the Council discuss a proposal before an application is submitted?

This Council actively encourages developers to enter into pre-application discussions.  This gives you an opportunity to discuss your proposal before formally submitting your application.  Potential problems with your proposal can then be identified and addressed.  This will ease your application through the process. This service is provided free of charge.

How do I Apply for Planning Permission?

Planning applications must be made on forms available from the Council. It is usually easier to employ a Chartered Town Planner, Architect, Chartered Surveyor or other suitable qualified designer.  The completion of forms and relevant plans provide the Council with the information necessary to consider an application for development.  In addition the majority of planning applications must also be accompanied by a fee, the level of which is laid down by the Government. The details to be submitted and the appropriate fee required are explained on the application form. 

What happens to my application after it is submitted?

After an application is checked for validity (i.e. the forms and plans are correct and the appropriate fee is submitted), the application is registered.  The Council then has eight weeks in which to make a decision.  Most applications are decided within this period, with usually only the most difficult or controversial taking longer.  Some applications may take longer than the eight-week period, for example, if a reply to an essential consultation is still awaited.  In such cases the applicant must agree in writing to the period for determining the application to be extended.  If the applicant is unwilling to extend the period for determination the Council may determine the application on the information which is available.

Alternatively, you may appeal to the National Assembly for Wales against the non-determination of the planning application.

Will my neighbours be informed?

All applications for planning permission are required to be publicised in one or a combination of the following ways:

 

•  Letters sent to neighbouring occupiers 
   
•  Displaying a notice on the site 
   
•  Placing an advertisement in the press
   

Certain types of application require additional publicity.  In these cases the applicant or the Council publicises, either by a notice on the site or by advertising in the local press (usually the Gwent Gazette) under the Public Notices Section.

Proposals which require additional publicity include: proposals which materially affect the character of the conservation area, applications for alterations to/ demolition of a Listed Building, proposed developments which, if permitted, could significantly conflict with the development plan and applications accompanied by an environmental statement.

How is a decision taken?

Most minor applications are processed by the Planning Department under powers delegated by the Planning Committee. However, more contentious applications or any application that is recommended to be refused is considered by the Planning Committee. This Committee usually meets early in each calendar month in the Council Chamber, Civic Centre, Ebbw Vale. For more details please contact the Planning Control Section.

What if my Application is Refused?

If your application is refused, or if you disagree with a condition attached to a planning permission you have the right to appeal to the National Assembly for Wales.

What if something is built without planning permission?

If you wish to make a complaint about unauthorised development, or if something has not been completed in strict accordance with approved details, you should contact the Planning Enforcement Team whose details are contained in the Contact section of this website.

If you require further advice or assistance, please contact the Planning Control Section on 01495 – 355517 or 355518 or view The Council's policy on Planning Enforcement

For more information about planning policy, advice or information on the planning service then please follow the link to the Planning Portal. The Planning Portal is the main point of contact and source of information, aimed at anyone requiring information about the planning system in England and Wales.