Understanding planning · 13 min read
Planning application documents: what to read first
Understand planning application documents, officer reports and decision notices. Use a reading checklist, document table and worked example to inspect a case.
Application overview
Conversion of former agricultural building to provide home office/gym ancillary to main dwelling.
Proposal details
- Reference
- NP/25/0640/FUL
- Alternative references
- PP-14472179
- Ward
- W05001440
- Parish
- Mynachlogddu
- Agent
- Hopkins
- UPRN
- 10009872759
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Sign in to view collected detailsApplication location
Caermeini Uchaf, Mynachlogddu, Clunderwen, Pembrokeshire, SA66 7RY
This record has no verified map location.
Documents 20 of 20
| Document | Published | Action |
|---|---|---|
| APPROVED P-1785A-03 Proposed SectionsApproved Documents | Not published | View |
| APPROVED P-1785A-02 Proposed ElevationsApproved Documents | Not published | View |
| APPROVED OS 1785A Location PlanApproved Documents | Not published | View |
| JR-2598-02 SectionsSubmitted Drawings | Not published | View |
| JR-2598-01 Elevations and Floor PlanSubmitted Drawings | Not published | View |
| APPROVED Green Infrastructure StatementApproved Documents | Not published | View |
| APPROVED Preliminary Bat Scoping and Emergence SurveysApproved Documents | Not published | View |
| APPROVED Design and Access StatementApproved Documents | Not published | View |
| Application Form (Redacted)Application forms | Not published | View |
| APPROVED P-1785B-01 Proposed Floor Plans rec 19/11/25Approved Documents | 19 Nov 2025 | View |
| APPROVED P-1785B-04 Existing Site Layout plan rec 19/11/25Approved Documents | 19 Nov 2025 | View |
| APPROVED P-1785B-05 Proposed Site Layout Plan rec 19/11/25Approved Documents | 19 Nov 2025 | View |
| Consultee Response - Welsh Water 01/12/2025Consultee response | 2 Dec 2025 | View |
| Consultee response - Highways 5/12/25Consultee response | 5 Dec 2025 | View |
| Consultee Response - NRW 19/12/2025Consultee response | 19 Dec 2025 | View |
| Consultee Response - PCNPA Ecologist 19/02/26Consultee response | 20 Feb 2026 | View |
| HRA Screening Report for PhosphatesScreening Document | 24 Jul 2026 | View |
| HRA Screening Report for Nutrient InputsScreening Document | 24 Jul 2026 | View |
| Officer ReportOfficer Reports | 26 Aug 2026 | View |
| Decision NoticeDecision notice | 26 Aug 2026 | View |
Documents open on the council website. Browse council documents if a link has changed.
Decision & conditions
Decision NoticePlanning conditions
- The development shall begin not later than five years from the date of this decision. Reason: Required to be imposed pursuant to Section 91 (1) of the Town and Country Planning Act 1990 (as amended).
- The development shall be carried out in accordance with the following approved plans and documents: • OS 1785A Location Plan • P-1785A-02 Proposed Elevations • P-1785A-03 Proposed Sections - dated 07/11/2025, • P-1785B-01 Revision B Proposed Floor Plans rec 19/11/25 • P-1785B-05 Revision B Proposed Site Layout Plan rec 19/11/25 • Green Infrastructure Statement for Caermeini Uchaf • Design and Access Statement for Caermeini Uchaf • Preliminary Bat Scoping and Emergence Surveys: Barn at Caermeini Uchaf, Mynachlog-ddu, dated 31/10/2025 • P-1785 - 04 Revision B - Existing Site Layout Plan, dated 19/11/2025 Reason: In order to be clear on the approved scheme of development in the interests of protecting visual amenity and the special qualities of the National Park. Policy: Local Development Plan 2 – Policies 1 (National Park Purposes and Duty), 8 (Special Qualities), 14 (Conservation of the Pembrokeshire Coast National Park) and 29 (Sustainable Design).
- In the first available planting season following approval, planting must be implemented according to the submitted Green Infrastructure Statement. Any existing plants retained; or new plants planted in accordance with the approved scheme which, within a period of 5 years after implementation of the approved development are removed, die, become diseased or damaged to such extent that, in the opinion of the Local Planning Authority, the function in relation to this planning approval is no longer delivered, shall be replaced with plants of similar size and specification. Any variations to the details of the documents and plans must only be undertaken after the proposed variations have been agreed in writing by the LPA. Reason: To prevent detrimental impact to trees, hedges and other landscape features which contribute to the amenity, landscape & biodiversity of the site and surrounding area. Local Development Plan 2 – Policies: 1 (National Park Purposes and Duty), 8 (Special Qualities), 14 (Conservation and enhancement of the Pembrokeshire Coast National Park), 30 (Amenity), SPG 12 – Biodiversity, Technical Advice Note (TAN) 5: Nature Conservation and Planning (2009), Technical Advice Note (TAN) 10: Tree Preservation Orders (1997).
- Prior to the erection of any additional external lighting on the approved extensions/conversions a light mitigation strategy, including measures to reduce light spillage onto foraging habitats for bats shall be submitted to and approved in writing by the local planning authority. The development shall be carried out in accordance with the approved details. Reason: To ensure that animal and plant species and habitats listed under the Conservation of Habitats and Species Regulations 2010 are adequately protected, and to protect and enhance the character and appearance of the site and its setting within the Pembrokeshire Coast National Park. Policy: Local Development Plan 2 - Policies 1 (National Park Purposes and Duty), 8 (Special Qualities), 12 (Local Areas of Nature Conservation or Sites of Geological Interest) and 14 (Conservation of the Pembrokeshire Coast National Park).
- The converted outbuilding shall not be occupied at any time other than for purposes ancillary to the residential use of the dwelling known as Caermeini Uchaf and shall not be used for any commercial purposes whatsoever. Reason: In order to be clear on the type of accommodation sought and approved as an independent dwelling or building for commercial use would require further consideration. Policy: Local Development Plan 2 – Policies 8 (Special Qualities), 14 (Conservation of the Pembrokeshire Coast National Park) and 30 (Amenity).
- Notwithstanding the provisions of the Town & Country Planning (General Permitted Development) Order 1995 (as amended) (or any Order revoking or re-enacting that Order with or without modification), no new windows, dormer windows or rooflights [other than those expressly authorised by this permission] shall be constructed. Reason: To ensure the satisfactory external appearance of the development in the interests of visual amenity [and to protect the residential amenity of the neighbouring occupiers]. Policy: Local Development Plan 2 – Policies 1(National Park Purposes and Duty), 8 (Special Qualities), 29 (Sustainable Design) and 30 (Amenity).
- Prior to its removal, further information in the form of photographs of the conservatory and surrounding brickwork shall be submitted to this Authority. Reason: to assess potential bat roosting features in the interest of protected species, and their habitats and commuting corridors.
- Informatives Natural Resources Wales Informatives NRW advise the applicant that, in addition to planning permission, it is their responsibility to ensure they secure all other permits/consents/licences relevant to their development. Please refer to our website for further details. NRW - Bats You can obtain further information on the need for a licence from Natural Resources Wales on 0300 065 3000 or at Natural Resources Wales / Apply for a protected species licence. NRW advise that the works are carried out under a European Protected Species licence. The Chief Planning Officer’s letter dated 1 March 2018 which advises Local Planning Authorities to attach an informative regarding licence requirements to all consents and notices where European Protected Species (EPS) are likely to be present on site. **Please note that any changes to plans between planning consent and the licence application may affect the outcome of a licence application. Bat mitigation proposals - there are some aspects of this proposal that NRW would wish to progress with the applicant at the EPS licensing stage. For the applicant’s information, these include: i. Clarification of any roof works and a commitment to retention or reinstatement of roof timbers within the bat loft, and ii. That the windows within the bat loft will be blocked up so the bat loft is continuously dark. Habitats and Species Regulations 2017 (As amended) Regulation (Reg.) 43 of the England and Wales Habitats Regulations makes it an offence to: deliberately capture, injure or kill a bat; deliberately disturb bats (which includes any disturbance which is likely to impair their ability to survive, to breed or reproduce, or to rear or nurture their young, or in the case of animals of a hibernating or migratory species, to hibernate or migrate or to affect significantly the local distribution or abundance of the species to which they belong); damage or destroy a breeding site or resting place of a bat; or possess, control, transport, sell or exchange, or offer for sale or exchange, any live or dead bat or part of a bat or anything derived from a bat or any part of a bat. Wildlife and Countryside Act 1981 (As amended) Under Section 9 of the W&CA (s.9(4)(b), 9(4)(c) and 9(5) only), it is an offence (in relation to bats) to: intentionally or recklessly disturb a bat while it is occupying a structure or place of shelter or protection. intentionally or recklessly obstruct access to any structure or place used by a bat for shelter or protection; or sell, offer or expose for sale, or have in their possession or transports for the purpose of sale, any live or dead bat or any part of, or anything derived from a bat (or be responsible for adverts suggesting the intention to do this). NRW Private Sewerage The developer/ applicant should ensure that the existing septic tank has sufficient capacity to accommodate any increase in flows from the proposed development. Applicants wishing to operate a private sewerage system will need either to apply to NRW for an environmental permit or register with NRW for an exemption from the permit requirement. Septic tanks and small sewage treatment works that meet certain criteria may be registered as exempt. A step-by-step guide to registering an exemption can be found on NRW’s website. If the septic tank or private sewage treatment system is not eligible for an exemption, the Applicant will need to apply for an environmental permit; further details can be found on NRW’s website. Should a permit be required, further information may be needed as part of that application process. The Applicant is therefore advised to contact NRW for pre-application advice at the earliest opportunity to try to ensure that there is no conflict between any planning permission granted and the permit requirements. Further details on how to access our pre-application advice service can be found here. It is important to note that a grant of planning permission does not guarantee that a permit will be granted. A proposal may be deemed unacceptable either because of environmental risk or because upon further investigation, a connection to mains sewer was feasible. Applicants are encouraged to ensure they have all the required permissions, consents, permits and any other approvals in place prior to commencement of works on the site. Where private sewage treatment/disposal facilities are utilised, they must be installed and maintained in accordance with British Standard 6297 and Approved Document H of the Building Regulations. We also refer the Applicant to Guidance for Pollution Prevention 4 on the NetRegs website, which provides further information. NRW Pollution Prevention During the construction phase you should take any precaution to prevent contamination of surface water drains and local watercourses. Oils and chemicals should be stored in bunded areas, and spill kits should be readily available in case of accidental spillages. For further guidance please refer to Guidance for Pollution Prevention (GPP) 5: Works and maintenance in or near water, and GPP 6: Working on construction and demolition sites, which are available on the NetRegs website. Dwr Cymru/ Welsh Water Informatives: The applicant may need to apply to Dwr Cymru / Welsh Water for any connection to the public sewer under S106 of the Water Industry Act 1991. If the connection to the public sewer network is either via a lateral drain (i.e. a drain which extends beyond the connecting property boundary) or via a new sewer (i.e. serves more than one property), it is now a mandatory requirement to first enter into a Section 104 Adoption Agreement (Water Industry Act 1991). The design of the sewers and lateral drains must also conform to the Welsh Ministers' Standards for Gravity Foul Sewers and Lateral Drains and conform with the publication "Sewers for Adoption"- 7th Edition. Further information can be obtained via the Developer Services pages of www.dwrcymru.com. The applicant is also advised that some public sewers and lateral drains may not be recorded on our maps of public sewers because they were originally privately owned and were transferred into public ownership by nature of the Water Industry (Schemes for Adoption of Private Sewers) Regulations 2011. The presence of such assets may affect the proposal. In order to assist us in dealing with the proposal the applicant may contact Dwr Cymru Welsh Water on 0800 085 3968 to establish the location and status of the apparatus. Under the Water Industry Act 1991, Dwr Cymru/Welsh Water has rights of access to its apparatus at all times. The planning permission hereby granted does not extend any rights to carry out any works to the public sewerage or water supply systems without first having obtained the necessary permissions required by the Water Industries Act 1991. Any alterations to existing premises resulting in the creation of additional premises or merging of existing premises must also be constructed so that each is separately connected to the Company’s water main and can be separately metered. Please contact our new connections team on 0800 917 2652 for further information on water & sewerage connections. In accordance with Planning Policy Wales (Edition 11) and Technical Advice Note 12 (Design), the applicant is advised to take a sustainable approach in considering water supply in new development proposals, including utilising approaches that improve water efficiency and reduce water consumption. We would recommend that the applicant liaises with the relevant Local Authority Building Control department to discuss their water efficiency requirements. PCNP Buildings Informative Internally, some traditional features and finishes survive, including lime-washed walls. Limewashing is a traditional technique commonly used to keep buildings in agricultural use sanitary (when used internally) and weather-tight (when used externally). There remain significant advantages to the use of lime on older ‘solid-walled’ buildings of rubble-stone construction, as a medium for pointing and finishing walls. Its vapour permeability helps keep solid walls dry and therefore more thermally efficient, when compared to cement pointing/ render and plastic-based paint.
