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
Renovation of existing dwelling, together with conversion of and extension to outbuildings to form agricultural workers dwelling
Proposal details
- Reference
- NP/26/0109/FUL
- Ward
- Crymych, W05001436
- Parish
- Puncheston
- Agent
- Harries
- UPRN
- 10009877715
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Sign in to view collected detailsApplication location
Mynydd Du, Rosebush, Clunderwen, Pembrokeshire, SA66 7RB
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Documents 31 of 31
| Document | Published | Action |
|---|---|---|
| 12A Proposed Floor PlansSuperceded Document | 4 Mar 2026 | View |
| SUPERCEDED 13A Proposed ElevationsSuperceded Document | 4 Mar 2026 | View |
| Structural AppraisalSubmitted documents | 4 Mar 2026 | View |
| APPROVED Bat SurveyApproved Documents | 4 Mar 2026 | View |
| 02A Existing Floor Plans & ElevationsSubmitted Drawings | 4 Mar 2026 | View |
| APPROVED Green Infrastructure StatementApproved Documents | 4 Mar 2026 | View |
| APPROVED 01A Existing Block & Location Plans & Elevations rec 9/3/26Approved Documents | 10 Mar 2026 | View |
| 11B Proposed Block & Location Plan rec 9/3/26Superceded Document | 10 Mar 2026 | View |
| Redacted Application Form rec 9/3/26Application forms | 10 Mar 2026 | View |
| Consultee Response - PCNPA Drainage Engineers (Civils) 12/03/20206Consultee response | 13 Mar 2026 | View |
| Consultee Response - Welsh Water 16/03/2026Consultee response | 18 Mar 2026 | View |
| Consultee Response - PCC Highways 18/03/2026Consultee response | 18 Mar 2026 | View |
| Consultee Response - PCNPA Building Conservation Officer 26/03/26Consultee response | 27 Mar 2026 | View |
| Consultee Response - Natural Resources Wales 26/03/26Consultee response | 30 Mar 2026 | View |
| Consultee Response - PCNPA Rights of Way and Access Officer 01/04/2026Consultee response | 1 Apr 2026 | View |
| Consultee response - Heneb 2/4/26Consultee response | 7 Apr 2026 | View |
| Consultee Response - PCNPA Planning Ecologist 14/04/2026Consultee response | 15 Apr 2026 | View |
| APPROVED 13 Rev D - Proposed Elevations received 22/04/2026Approved Documents | 24 Apr 2026 | View |
| Percolation Test Data received 22/04/2026Submitted documents | 24 Apr 2026 | View |
| Package Treatment Plant Information received 22/04/2026Submitted documents | 24 Apr 2026 | View |
| Consultee Response - PCC Drainage Engineers 28/04/26Consultee response | 5 May 2026 | View |
| Consultee Response - Natural Resources Wales 13/05/26Consultee response | 13 May 2026 | View |
| HRA Nitrogen Screening recd 15/06/2026Emails | 16 Jun 2026 | View |
| Phosphates screening recd 15/06/2026Submitted documents | 16 Jun 2026 | View |
| Planning Statement - redactedSubmitted documents | 17 Jun 2026 | View |
| APPROVED 11 Rev D - Proposed Site Plan rec'd 17/04/26Approved Documents | 29 Jun 2026 | View |
| APPROVED 12 Rev C - Proposed Floor plan rec'd 17/04/26Approved Documents | 29 Jun 2026 | View |
| REDACTED Letter from Edward Perkins Chartered Surveyors received 23/06/2026Submitted documents | 29 Jun 2026 | View |
| Consultee Response - referred to in Heneb's response of 2/4/26Consultee response | 1 Jul 2026 | View |
| Decision NoticeDecision notice | 3 Jul 2026 | View |
| Officer ReportOfficer Reports | 3 Jul 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: • Drawing ref 01A – Existing Block and Location Plans – received 9th March 2026 • Drawing ref 11D – Proposed Site Plan – received 17th April 2026 • Drawing ref 12C – Proposed Floor Plans – received 17th April 2026 • Drawing ref 13D – Proposed Elevations – received 22nd April 2026 • Bat Survey Report – received 4th March 2026 • Green Infrastructure Statement & Biodiversity Enhancement Scheme – received 4th March 2026 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).
- No development shall take place until a qualified and competent archaeologist has submitted a written scheme of investigation (WSI) for approval in writing by the local planning authority. This WSI will describe the different stages of the work and demonstrate that it has been fully resourced and given adequate time. On behalf of the local planning authority, their archaeological advisors (DAT DM) will monitor all aspects of this work through to the final discharging of the condition. This work will not be deemed completed until all aspects of the WSI have been addressed and the final report submitted and approved. Reason: To protect historic environment interests whilst enabling development.
- In the first available planting seasons following approval, planting must be implemented according to the Green Infrastructure Statement & Biodiversity Enhancement Scheme and Drawing Ref 11D. 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).
- The bat tubes and bird boxes shall be installed in full adherence to the details submitted to this authority (Drawing ref 13D and Green Infrastructure Statement & Biodiversity Enhancement Scheme) within 6 months of the other works hereby approved being completed. 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).
- All retained trees, hedgebanks and hedge boundary features and/or any trees whose canopies overhang the site shall be protected for the duration of the development (in accordance with BS5837:2012 ‘Trees in relation to design, demolition and construction – Recommendations’). The protection measures shall be implemented prior to any equipment, machinery or materials are brought onto the site for the purposes of the development, and shall be maintained until all equipment, machinery and surplus materials have been removed from the site. Nothing shall be stored or placed within any protection area, and the ground levels within those areas shall not be altered, nor shall any excavation (in relation to connecting to existing infrastructure) be made, without the prior written consent of the local planning authority. No works to trees will be carried out without prior approval from this authority. 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 - 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), Policy 9 (Light Pollution), 12 (Local Areas of Nature Conservation or Sites of Geological Interest), and 14 (Conservation of the Pembrokeshire Coast National Park).
- The cladding to be used in the construction of the porch shall be natural and untreated timber. Reason: To ensure a proper standard of development and appearance in the interests of conserving the amenities and special qualities of the area. Policy: Local Development Plan 2 – Policies 1 (National Park Purposes and Duty) and 14 (Conservation of the Pembrokeshire Coast National Park).
- The occupancy of the dwelling shall be restricted to those: a) solely or mainly working on a rural enterprise in the locality, or a widow, widower, or surviving civil partner of such a person, and to any resident dependants; or if it can be demonstrated that there are no such eligible occupiers, b) a person or persons who would be eligible for consideration for affordable housing under the local authority’s housing policies, or a widow, widower or surviving civil partner of such a person, and to any resident dependents. Reason: To comply with National Policy and in order to ensure an adequate supply of appropriate housing in the locality. Policy: Local Development Plan 2 – Policy 29 (Sustainable Design), Planning Policy Wales, Edition 12 section 4.2 (Housing) and Technical Advice Note 6 (Planning for Sustainable Rural Communities).
- The off-street parking facilities (for all vehicles, including cycles) shown on the proposed site plan, Drawing ref 11D, shall be provided before the building is first occupied, and thereafter retained for that purpose. Reason: To meet the objectives of the PPW 12 (Feb 2024) and to satisfy Policy 60 (Impacts of Traffic) of the Pembrokeshire Coast National Park Local Development Plan 2.
- The consent hereby granted does not allow for any demolition other than any specifically identified within the Structural Report. Any further demolition will require express consent prior to works commencing and could result in the loss of planning permission. Reason: For the avoidance of doubt and to protect the special qualities of the site. Policy: Local Development Plan 2 – Policies 8 (Special Qualities) and 14 (Conservation of the Pembrokeshire Coast National Park).
- Notwithstanding the provisions of Article 3 and Parts 1 and 2 of the Second Schedule to the Town and Country Planning (General Permitted Development) Order 1995 (or any Order revoking and re-enacting that Order with or without modification) no development as specified in Part 1 (Classes A,B,C,D,E, and H), or any minor operations as specified in Part 2 (Class A), other than such development or operations indicated on the plans hereby approved, shall be carried out. Reason: To protect the character and appearance of the building and its setting and the amenity and appearance of the Pembrokeshire Coast National Park. Policy: Local Development Plan 2 – Policies 1 (National Park Purposes and Duty), 8 (Special Qualities) and 14 (Conservation of the Pembrokeshire Coast National Park).
- Informatives Natural Resources Wales Warning: A European protected species (EPS) Licence is required for this development. This planning permission does not provide consent to undertake works that require an EPS licence. It is an offence to deliberately capture, kill or disturb EPS or to recklessly damage or destroy their breeding sites of resting places. If found guilty of any offences, you could be sent to prison for up to 6 months, and/or receive an unlimited fine. To undertake the works within the law, you can obtain further information on the need for a licence from Natural Resources Wales on 0300 065 3000 or at Cyfoeth Naturiol Cymru - Dewis Iaith / Natural Resources Wales - Language Select Dwr Cymru Welsh Water 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 herby 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 12) 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.
