Planning constraints
Planning constraints
What are planning constraints?
Planning constraints are designations placed on specified areas of land which can impact or restrict what development is deemed acceptable.
It is crucial to understand what constraints apply to a site early in the planning process to understand whether a project is viable or whether any additional requirements will have to be considered.
Constraints that our system checks
Relevant planning constraints are surfaced within the planning application journey, helping you identify considerations such as flood risk, conservation areas, green belt and other site-specific factors while there is still time to respond. This provides greater visibility of what could affect your proposal, with information presented in a familiar and accessible way.
Conservation area
A conservation area is an area of special architectural or historic interest, of which the character or appearance is desirable to preserve or enhance.
If your property is in a conservation area you may need additional consent to carry out works which involve demolition of a building or gates, fences, walls or railings.
Depending on the nature of the proposed work, additional information such as a Heritage Impact Statement or Design and Access Statement may be required.
Flood Risk Zone
Flood Zones are designated by Natural Resources Wales based on the risk of an area of land flooding from rivers or the sea.
If a development falls within certain Flood Zone classes, then a Flood Consequence Assessment should be provided to support an application for planning permission.
Green Belt
The Green Belt and Greed Wedges are specially designated areas of countryside protected from most forms of development.
It exists to help stop urban sprawl, preserve the character of existing settlements and encourage development within existing built-up areas.
Other common planning constraints
Article 4 direction
‘Article 4’ directions are implemented by a local planning authority to remove specified permitted development rights in the area.
When an ‘Article 4’ direction is in place you will be required to submit an application for planning permission for work which normally does not need one.
Article 4 directions are made when the character of an area of acknowledged importance would be threatened. They are most common in conservation areas.
Listed building
A listed building is a building or other structure of special architectural or historic interest included on a statutory list and assigned a grade (I, II* or II) by the Welsh Ministers and Cadw.
A listed building includes:
- The building itself
- Any object or structure fixed to it
- Any object or structure that has been within the curtilage of the building since 1948.
If your property is a listed building, then you will need additional planning consents to carry out works to it.
National Landscapes (also known as: Area of Outstanding Natural Beauty)
National Landscapes are areas of land designated by Natural Resources Wales to protect, conserve and enhance the natural beauty of the land. Great weight is given to conserving the natural beauty of National Landscapes in Planning Policy Wales through providing them with the highest status of protection from inappropriate developments.
National Parks
National Parks are areas of exceptional beauty which are designated to protect the area. They are provided with the highest status of protection from inappropriate developments in Planning Policy Wales.
Scheduled monument
Scheduled monuments are structures of special historic interest or significance, and range from earthworks to ruins to buried remains. Many of them are scheduled as nationally important archaeological sites.
If any scheduled monument could in any way be affected by proposed development, advice from Cadw should be sought as soon as possible.
Site of Special Scientific Interest
A Site of Special Scientific Interest (SSSI) is a designated area of land, protected to conserve rare of endangered species, habitats and natural features. Planning Policy Wales ensures that the features of an SSSI are conserved and enhanced. Any unnecessary development, primarily development which is not for the management of the site, must be avoided.
World Heritage Site
A World Heritage Site is considered to be a site of outstanding universal value as designated by the World Heritage Committee. Planning Policy Wales protects World Heritage Sites, making them and their buffer zone a material planning consideration