Circular Ref: WGC 016/2014 Welsh Government Circular The Use of Planning Conditions for Development Management October 2014 Digital ISBN 978 1 4734 2222 3 © Crown copyright 2014 WG23199 The Use of Planning Conditions for Development Management Audience Chief planning officers of local planning authorities; businesses; government agencies; other public sector groups; professional bodies and interest groups; voluntary groups and the general public. Overview This circular updates the information and guidance to be used by local planning authorities when drafting planning conditions. Action required For local planning authorities to be aware that from 06 October 2014: 1. Welsh Government Circular WGC 016/2014, which provides contemporary information and guidance on the drafting of planning conditions for local planning authorities, takes effect; 2. Welsh Office Circular 35/95 (The Use of Conditions in Planning Permissions) is cancelled. Further Information Development Management Branch Planning Division Welsh Government Cathays Park Cardiff, CF10 3NQ Tel: 029 2082 1715 Email: [email protected] Additional copies This guidance is available from the Welsh Government website at: http://wales.gov.uk/topics/planning/policy/circulars/welshgovcirculars/ Related documents Review of Planning Conditions Circular and model conditions Consultation document (2014) – available on the Welsh Government website at: http://wales.gov.uk/consultations/planning/review-of-planning-conditions- circular/?status=closed Review of Planning Conditions Circular and model conditions Summary of responses document (2014) – available on the Welsh Government website at: http://wales.gov.uk/consultations/planning/review-of-planning-conditions- circular/?status=closed Table of Contents Paragraph 1.0 Introduction 2.0 The Power to Impose Conditions ................................................................2.0 Summary of powers .....................................................................................2.1 Powers for conditions on land outside the application site and temporary permissions.........................................................................2.3 Power to vary or remove the effect of conditions..........................................2.4 Other constraints..........................................................................................2.6 3.0 The Six Tests.................................................................................................3.0 i) Necessary .................................................................................................3.2 Duplication of controls..........................................................................3.6 Completion of development .................................................................3.7 ii) Relevant to Planning.................................................................................3.10 Other planning controls........................................................................3.11 Non-planning controls ..........................................................................3.12 iii) Relevant to the Development...................................................................3.15 iv) Enforcement ............................................................................................3.18 Time limits............................................................................................3.20 Practicality of enforcement...................................................................3.22 Whether compliance is reasonable......................................................3.25 Enforcing pre-commencement conditions and conditions imposed on permission for operational development ..................3.28 v) Precise .....................................................................................................3.32 Clarity...................................................................................................3.34 Vague conditions .................................................................................3.36 Over precise conditions........................................................................3.39 v) Reasonable ..............................................................................................3.40 Avoidance of onerous requirements ....................................................3.42 Control over land..................................................................................3.43 Grampian Conditions ...........................................................................3.46 4.0 Drafting, Agreeing and Discharging Conditions........................................4.0 Discussing Conditions ..................................................................................4.1 Flexibility.......................................................................................................4.4 Conditions Requiring Actions .......................................................................4.7 Retained or Maintained ................................................................................4.9 Modifying Proposed Development................................................................4.12 Conditions on Retrospective Applications ....................................................4.14 Structuring Decision Notices ........................................................................4.15 Reasons for Conditions ................................................................................4.19 Planning Obligations and Community Infrastructure Levy............................4.21 Conditions that should not be Imposed ........................................................4.23 Applications made under planning condition and monitoring of conditions.........................................................................................4.28 5.0 The Regulation of Development ..................................................................5.0 The list of Model Conditions .........................................................................5.2 Outline Permissions .....................................................................................5.7 Details supplied in outline applications ................................................5.8 Conditions relating to outline permissions............................................5.9 Conditions Reserving Other Matters ............................................................5.11 Time Limits...................................................................................................5.12 Time limits on full permissions .............................................................5.14 Time limits on outline permissions .......................................................5.15 Variation of standard time-limits...........................................................5.17 Separate submission of different reserved matters..............................5.18 Effect of time-limits...............................................................................5.20 Temporary Permissions................................................................................5.22 Principles applying to temporary permissions......................................5.23 Short-term buildings or uses ................................................................5.26 Trail-runs..............................................................................................5.27 Restoration of sites ..............................................................................5.29 Approved Plans and Drawings .....................................................................5.30 Access..........................................................................................................5.32 Access for disabled people ..................................................................5.36 Advertisements.............................................................................................5.37 Aerodromes..................................................................................................5.40 Affordable Housing.......................................................................................5.41 Annexes .......................................................................................................5.43 Archaeology .................................................................................................5.46 Balconies......................................................................................................5.49 Boundary Treatment.....................................................................................5.50 Contaminated land .......................................................................................5.52 Design ..........................................................................................................5.57 Drainage.......................................................................................................5.59 Fume Extraction ...........................................................................................5.62 Grampian Conditions....................................................................................5.63 Gypsy Travellers ..........................................................................................5.66 Hours of Operation .......................................................................................5.71 Landscaping.................................................................................................5.73