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
Proposed demolition of rear garage & replacement rear extension with ecological enhancements
Proposal details
- Reference
- NP/26/0384/FUL
- Alternative references
- PP-15068791
- Ward
- W05001433
- Parish
- Amroth
- Agent
- Vaughan-Harries
- UPRN
- 10009874343
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Sign in to view collected detailsApplication location
Elydir Cottage, Amroth, Narberth, Pembrokeshire, SA67 8PR
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Documents 16 of 16
| Document | Published | Action |
|---|---|---|
| APPROVED Planning & Green Infrastructure StatementApproved Documents | Not published | View |
| APPROVED Preliminary Protected Species AssessmentApproved Documents | Not published | View |
| APPROVED 08b Proposed ElevationsApproved Documents | Not published | View |
| APPROVED 07b Proposed First Floor PlanApproved Documents | Not published | View |
| APPROVED 06b Proposed Ground Floor PlanApproved Documents | Not published | View |
| 05 Existing ElevationsSubmitted Drawings | Not published | View |
| 04 Esxisting First Floor PlansSubmitted Drawings | Not published | View |
| 03 Existing Ground Floor PlanSubmitted Drawings | Not published | View |
| APPROVED 02b Existing vs Proposed Site PlansApproved Documents | Not published | View |
| APPROVED 01a Location PlanApproved Documents | Not published | View |
| Application Form - RedactedApplication forms | Not published | View |
| Consultee Response - PCNPA Ecology - 17/8/26Consultee response | 17 Aug 2026 | View |
| Consultee Response - PCC Transportation and Environment (Highways) 19/08/2026Consultee response | 19 Aug 2026 | View |
| Consultee Response - Amroth Community Council 21/08/26Consultee response | 21 Aug 2026 | View |
| Officer ReportOfficer Reports | 17 Sept 2026 | View |
| Decision NoticeDecision notice | 17 Sept 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 01a – Location Plan & Block Plan • Drawing 02b – Existing vs Proposed Site Plans • Drawing 06b – Proposed Ground Floor Plan • Drawing 07b – Proposed First Floor Plan • Drawing 08b – Proposed Elevations • Planning & Green Infrastructure Statement (Hayston Developments & Planning Ltd, June 2026) • Appendix A: Preliminary Protected Species Assessment (Wyndrush Wild, June 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).
- Lighting: Any additional external lighting in connection with the proposed development should be low level, hooded and downward facing to avoid light spill, avoid shining directly onto features such as woodland edge and hedgerows, and should be operated on a PIR activated timer. Lighting details should be submitted to and approved in writing by the Local Planning Authority prior to installation. Reason: In the interests of maintaining the special qualities of the landscape and habitats of the National Park through the protection, creation and enhancement of links between sites and their protection for amenity, landscape and biodiversity value. Policy: Local Development Plan 2 - Policies 1 (National Park Purposes and Duty), 8 (Special Qualities), 11 (Nationally Protected Sites and Species), 14 (Conservation of the Pembrokeshire Coast National Park), 30 (Amenity) and to comply with the Wildlife & Countryside Act 1981 (as amended), the Conservation of Habitats and Species Regulations 2017 and the Environment (Wales) Act 2016.
- In the first available planting season following the commencement of development, planting shall be implemented in accordance with the approved Planning & Green Infrastructure Statement (Hayston Developments & Planning Ltd, June 2026). 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 approved biodiversity enhancement measures, comprising one bat box and one bird box, shall be installed in full accordance with the approved Planning & Green Infrastructure Statement (Hayston Developments & Planning Ltd, June 2026) 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)
- The onsite parking and turning area shall be used solely for the benefit of the occupants of the dwelling of which it forms part and their visitors and for no other purpose and permanently retained as such thereafter. Reasons: These conditions are required to meet the objectives of the PPW 12th Ed (Feb 2024) and Policy 60 (Impacts of Traffic) of the Pembrokeshire Coast National Park Local Development Plan 2 (end date 2031).
- Informative Sustainable Drainage The applicant is advised that this planning permission does not remove the requirement to obtain any separate consent that may be required under the Sustainable Drainage (SuDS) Approval Body (SAB) process, where applicable, prior to the commencement of development.
