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 outbuilding to studio
Proposal details
- Reference
- NP/26/0057/FUL
- Ward
- W05001436
- Parish
- Cwm Gwaun
- Agent
- Harries
- UPRN
- 10013173074
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Sign in to view collected detailsApplication location
Tredafydd Uchaf Farm, Pontfaen, Fishguard, Pembrokeshire, SA65 9SJ
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Documents 15 of 15
| Document | Published | Action |
|---|---|---|
| 01 Floor Plans, Elevations, Sections, Block Plan and Location Plan as existingSubmitted Drawings | 4 Feb 2026 | View |
| SUPERCEDED 03 Proposed Floor Plan, Elevations, Block Plan and Location PlanSuperceded Document | 4 Feb 2026 | View |
| Application Form(Redacted)Application forms | 4 Feb 2026 | View |
| Bat Survey ReportSuperceded Document | 4 Feb 2026 | View |
| APPROVED Cover LetterApproved Documents | 4 Feb 2026 | View |
| APPROVED Green Infrastructure FormApproved Documents | 4 Feb 2026 | View |
| Consultee response - NRW 27/2/26Consultee response | 27 Feb 2026 | View |
| Consultee Response - PCNPA Planning Ecologist 26/03/26Consultee response | 30 Mar 2026 | View |
| SUPERCEDED 03 Rev A Proposed floor plan, elevations, block plan & location plan rec 9/4/26Superceded Document | 9 Apr 2026 | View |
| APPROVED 03 Rev B Proposed Floor Plan, Elevations, Block & Location Plans rec 22/04/26Approved Documents | 22 Apr 2026 | View |
| Consultee Response - PCNPA Planning Ecologist 27/04/2026Consultee response | 28 Apr 2026 | View |
| APPROVED Bat Survey Report recd 29/04/2026Approved Documents | 29 Apr 2026 | View |
| Decision NoticeDecision notice | 11 May 2026 | View |
| Officer ReportOfficer Reports | 11 May 2026 | View |
| Consultee Response - PCNPA Building Conservation Officer 11/05/2026Consultee response | 12 May 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: • 03 Rev B Proposed Floor Plan, Elevations, Block & Location Plans rec 22/04/26 • Cover Letter • Green Infrastructure Statement for Tredafydd Uchaf & drawing 003 REV B Proposed Floor Plan, Elevations, Block & Locations Plans received 22/04/26 • Bat Survey Report for Tredafydd Uchaf, SA65 9SJ. Revision rec.29/4/26 I & G Ecological Consulting 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 Green Infrastructure Statement (Green Infrastructure Statement & drawing 003 REV B Proposed Floor Plan, Elevations, Block & Locations Plans received 22/04/26). 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 site 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), 9 (Light Pollution), 12 (Local Areas of Nature Conservation or Sites of Geological Interest) and 14 (Conservation of the Pembrokeshire Coast National Park).
- The external surfaces of the extension hereby approved shall be constructed of the materials specified on plan [03 Rev B Proposed Floor Plan, Elevations, Block & Location Plans rec 22/04/26]. Reason: To ensure a proper standard of development and appearance in the interests of conserving the amenities and architectural character of the area. Policy: Local Development Plan 2 – Policies 1 (National Park Purposes and Duty), 14 (Conservation of the Pembrokeshire Coast National Park) and 29 (Sustainable Design).
- The converted outbuilding hereby approved shall not be occupied at any time other than for purposes ancillary to the residential use of the dwelling known as Tredafydd 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).
- In the first available planting and seeding seasons following commencement of development hereby approved, planting must be implemented according to the Green Infrastructure Statement and shown on drawing 003 REV B Proposed Floor Plan, Elevations, Block & Locations Plans received 22/04/26. Any existing plants retained or translocated; or new plants planted or seeded 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. Reason: To ensure that animal and plant species and habitats 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), 10 (sites and species of European importance), 11 (Nationally protected sites and species) and 14 (Cons
- Informatives PCNPA Ecology Informatives: All works at the site must be carried out in accordance with GPP5, ‘Works and maintenance in or near water’ and GPP6 ‘Working at construction and demolition sites’ which are available on the following website: gpp-5-works-and-maintenance-in or-near-water.pdf (netregs.org.uk) and gpp6-working-on-construction-and-demolition sites.pdf (netregs.org.uk). 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 NRW’s website for further details. Advice for the Developer All works at the site should be carried out in accordance with Guidance for Pollution Prevention 5 (GPP5):, ‘Works and maintenance in or near water’ gpp-5-works-and maintenance-in-or-near-water.pdf (netregs.org.uk) and Pollution Prevention Guidelines 6 (PPG6), ‘Working at construction and demolition sites’ ppg-6.pdf (netregs.org.uk). During the construction phase the applicant 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.
