2. Will the Minister make a statement on permitted development rights in Wales? OAQ54650

Certainly. Permitted development rights are an important tool to remove minor developments from the need for planning permission. They allow local planning authorities to concentrate on larger, more complex applications that create homes and jobs.

Thank you for that answer, Minister. I've been recently contacted by a number of people in my own constituency, in the Llanferres area, regarding concerns that they have about a development that appears to be taking place in the Big Covert area in the Clwyd forest. This is a situation where parcels of woodland appear to have been sold off piecemeal to individuals and, unfortunately, some of the individuals who were buying those pieces of land are then felling trees without appropriate licences from Natural Resources Wales, and some of them are building structures made of wood or dragged in on trailers into the forest and setting up almost like second homes or camps of some sort. All of this is without proper development permissions, and, unfortunately, Denbighshire County Council appear to be having some difficulty in enforcing development because of the current permitted development rights. Can you give me some assurance that you'll look into this sort of development, which does appear to be happening more frequently, not just in rural Denbighshire but also in other parts of Wales as well?

Yes, I certainly would. I'm not aware of it, and if Darren Millar wants to write to me with specific details, I'm very happy to look into that. I don't know the specifics, so I can't really comment, but in general permitted development rights are only available where there is already a residential or other structure that carries the permitted development rights with it. They wouldn't normally be available in open woodland where there was not already a structure. So, although I can't comment specifically, because unless you know the specific detail you can't, in general the advice would be that you don't have permitted development rights unless it's attached to a dwelling or other premises that carries those rights with it. So, it seems unlikely on the face of it that that would be permitted development.

One of the issues that faces many residents in rural Wales is that because their land isn't considered an area for permitted housing development they find it very difficult to obtain planning permission for housing on their land, when the purpose of that housing, of course, is to accommodate a family member to remain in the local community. So, would you examine the possibility of relaxing these rules to allow for limited housing purely for local need, which can't then be sold on or turned into second homes, as a way of supporting the sustainability of some of our rural communities? 

Yes, I accept the point that he makes. Unfortunately, we do have a large range of houses that were built under those circumstances that then are fairly rapidly sold on as open private market housing, and the issue is how we can get a balance to do that. I've been very keen to explore with councils from across Wales how we can get more social housing into those areas. I'm very keen that young people from across the whole of Wales can afford the housing that's there. So, it is a question of how do we get the right kind of housing into communities of that sort to allow young people to stay there, and family members to stay, without actually it being a route into just selling out another private sector house in the middle of a field somewhere, which we, unfortunately, have seen happening in other bits of Wales. So, I'm very happy, Llyr, to work with you to see what we can do to achieve both of those aims simultaneously. So, I think we're trying to get to the same place. It is around how we get the controls in place to make sure that such a system isn't abused and is available in particular to the youngsters who want to stay in those areas.