A Planning Commission is a corrupt, unelected bureaucracy in Frogland. There are multiple Planning Commissions in the world. Each one manages functions that pertain to the plot of land’s specific type (coastal, forest, wetland, etc). Think of each Planning Commission as an overseer of different ecological zones. So, Planning Commissions have an effect not only on the issuance of land improvement permits, they also have influence on the ownership transfer processes of the land they oversee.