Planning (Wales) Act 2026
The Planning (Wales) Act 2026 (“the Planning Act”) brings together the principal legislation relating to town and country planning in Wales. This means all of the primary legislation governing the planning system in Wales is now contained within this single Act in a more coherent and accessible form. It modernises the structure and wording of the law making it easier to understand and use. Bringing together legislation in this way is known as “consolidation”.
It forms part of a Code of Welsh law relating to planning. You can read more about the purpose of Codes of Welsh law and the previous Government’s wider programme to improve the accessibility Welsh law set out in The future of Welsh law programme.
The Planning Act is organised into 15 Parts:
• Part 1 provides an introduction and explains certain concepts – notably “development” and “planning authority” – that are central to an understanding of the Act.
• Part 2 sets out the law relating to the development plan that is the policy basis for the modern system of planning control.
• Part 3 provides that planning permission is required for development and makes provision about how that permission may be granted (including by a development order or following an application to the planning authority). This includes procedures for appealing against decisions and modifying and revoking permission.
• Part 4 describes the action that may be taken where development is carried out without permission. Where the service of a notice does not resolve the problem, the planning authority may itself take action or prosecute those responsible.
• Part 5 provides a system whereby a certificate of lawfulness may be obtained, stating conclusively that permission is not required for development that has occurred or is being contemplated.
• Chapter 1 of Part 6 deals with obligations that may be created to restrict or regulate the development of land, usually alongside the grant of permission, or to require developers to provide funding for infrastructure and other improvements. Chapter 2 of Part 6 outlines the system by which the community infrastructure levy may be charged by a planning authority to enable it to obtain such funding.
• Part 7 contains other powers relating to the use or condition of land.
• Part 8 requires consent to be obtained for the display of advertisements and Part 9 requires those carrying out of works to a tree to obtain consent where it is protected by a tree preservation order or a woodland preservation order, or to notify the planning authority if it is in a conservation area.
• Part 10 empowers local authorities and government departments (which includes the Welsh Ministers and a Minister of the Crown) to acquire or appropriate land for planning purposes.
• Parts 11 and 12 make provision for cases where the development or acquisition of land in accordance with the Act affects highways, statutory undertakers and the operators of electronic communications networks.
• Part 13 enables those whose land is affected by planning or other proposals (namely blighted land) to require the planning authority to purchase it.
• Parts 14 and 15 contain administrative and general provisions, including provisions about the exercise of planning functions and conduct of appeals, rights to challenge the lawfulness of decisions in the High Court, powers to require information, provisions about the service of documents, and definitions of terms used in the Act.
The Explanatory Notes to the Planning Act provide detailed commentary on the various provisions. A link to the Explanatory Notes on legislation.gov.uk will be provided once available.
The Planning Act is accompanied by the Planning (Consequential Provisions) Act 2026. Please see the separate page for more information on that Act.
Coming into force
The following provisions came into force on 28 April 2026, in accordance with section 409(1):
- Chapter 1 of Part 1 (introduction and overview),
- section 42 (overview of Part 3),
- section 407 (regulations),
- section 408 (interpretation),
- section 409 (coming into force), and
- section 410 (short title).
This was the day after the Planning Act received Royal Assent.
The remaining provisions come into force in accordance with provision made by the Welsh Ministers by Order, in accordance with section 409(2).
Subordinate legislation made under the Act
Any subordinate legislation made under the Act will be added when that subordinate legislation is made – no such legislation has been made at present.
Consideration of the legislation by the Senedd
The Bill was introduced to the Senedd on 15 September 2025 by Julie James MS, who was then the Counsel General and Minister for Delivery. It was passed by the Senedd on 10 March 2026 and received Royal Assent on 27 April 2026.
More information about the Planning Act is provided on the Senedd website, including a record of the Bill’s passage through the Senedd.
An Explanatory Memorandum was originally prepared for consideration by the Senedd alongside the Bill. This has now been revised and updated to reflect the final form of the Planning Act. A link to the final Explanatory Memorandum will be provided once available.
Related articles and information
As the Planning Act is a consolidation of earlier legislation, tables of origins and destinations have been prepared. The Table of Origins shows the derivations of the provisions of the Act – in other words the enactment (and the provision(s) in the enactment) from which each provision of the Planning Act originates. The Table of Destinations shows how the enactments replaced by the Planning Act are dealt with by the consolidation. The accompanying Drafters’ Notes explain decisions taken during the drafting of the legislation.
Links to these will be provided in due course.
For further information and progress on the implementation of the Planning Act see Consolidation of Planning Law.