What assessment has the Welsh Government made of the effect that the 100-metre buffer zone around protected buildings will have on the ability of pubs and other small businesses to benefit from permitted development rights for temporary campsites?
The Welsh Government consulted on a series of proposed changes to permitted development rights, including those relating to temporary campsites, in the spring of 2025. The consultation report is published on the Welsh Government’s website. It summarises the views of those who participated, including responses on the issue of protected buildings being affected by the proposed changes, and sets out the Welsh Government’s full response to the consultation.
On this specific issue, respondents expressed mixed views, with some welcoming the additional protection of homes. Others expressed concern, that the introduction of the proposed 100-metre buffer zone would restrict the ability to use land adjoining buildings to raise ancillary income. On balance, the proposal was supported by stakeholders.
The withdrawal of permitted development rights via an amendment to the Town and Country Planning (General Permitted Development) Order 1995 means, some temporary camping previously granted permission by the Order, must now be subject to a planning application, and the appropriate level of scrutiny for the proposal. There is no fee for the submission of a planning application where this occurs. In the 12 months following the change, if planning permission is refused for what would previously have been permitted by the Order, the planning authority could be required to pay compensation to the applicant for loss of value or earnings associated with the refusal.
Additionally, planning authorities have powers to issue a Direction under Article 4 of the 1995 Order, withdrawing some or all permitted development rights within an area specified in the Direction. The procedure for this is set out in the 1995 Order but the same principle applies in relation to compensation for loss of earnings or value.
The Regulatory Impact Assessment accompanying the Town and Country Planning (General Permitted Development) (Amendment) (Wales) Order 2026 commits Welsh Government to keeping all changes introduced by the amendment Order under review. This will include the impact of the 100-metre buffer zone on protected buildings, and revising where appropriate, as further amendments to the 1995 Order are brought forward later in this Senedd term.