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
Office/warehouse building including associated access road, parking and external works
Proposal details
- Reference
- 23/0191/PA
- Alternative references
- PP-12101531
- Ward
- Pembroke Dock Bush
- Parish
- HT_Pembroke_Dock
- Agent
- Mr Julian Mansel-Thomas
- UPRN
- MAN000000000598670
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Application timeline
Council milestones and published deadlines. A deadline passing does not confirm a decision.
Consultation expiry date
Past published deadlineA published target or deadline. It does not confirm an outcome.
Council sourceStatutory expiry date
Past published deadlineA published target or deadline. It does not confirm an outcome.
Council sourceSite notice end date
Past published deadlineA published target or deadline. It does not confirm an outcome.
Council sourceDecision due date
Past published deadlineA published target or deadline. It does not confirm an outcome.
Council sourceExtension date
Past published deadlineA published target or deadline. It does not confirm an outcome.
Council sourceDecision expiry date
Published deadlineA published target or deadline. It does not confirm an outcome.
Council source
Decision & conditions
Planning conditions
- The development shall begin no later than five years from the date of this decision. Reason: To comply with the requirements of Section 91 of the Town & Country Planning Act 1990 (as amended).
- The development shall be carried out in accordance with the following approved plans and documents: Drawing No. PB01 Site Location Plan Drawing No. PB02 Topographical Survey Plan Drawing No. PB03 Existing Site/Block Plan Drawing No. PB04 Proposed Site/Block Plan Drawing No. PB05 Part Site Plan Drawing No. PB06 Proposed Ground Floor Plan Drawing No. PB07 Proposed First Floor Plan Drawing No. PB08 Proposed Section, Elevation and Side Elevation Drawing No. PB09 Proposed Elevations and Site Section Drawing No. 579.02 Landscape, Biodiversity & Amenity Strategy Plan Drawing No. 579.03 Planting Plan 579.04 Planting Management Plan May 2023 Tree Survey and Tree Plan by Tree Solutions Tree Surgery & Forestry Reason: In the interests of amenity and to comply with the requirements of policy GN.1 of the Local Development Plan for Pembrokeshire (Adopted 28th February 2013).
- No development shall commence until a scheme for surface water disposal has been submitted to and approved in writing by the Local Planning Authority. The scheme shall include an assessment of the site's potential for disposing of surface water by means of a sustainable drainage system, with the results of the assessment provided to the Local Planning Authority. The scheme shall be implemented in accordance with the approved details prior to the first use of the building hereby permitted and retained as such for as long as the development exists. Reason: To ensure that a satisfactory means of drainage is provided, and to accord with policy GN.1 of the Local Development Plan for Pembrokeshire (adopted 28 February 2013). The scheme for surface water disposal have been approved by virtue of Discharge of Condition approval, ref: 23./1031/DC, granted 23rd April 2024: • Drainage Calculations prepared by Roger Casey Associates dated 30.03.2023 • Surface Water Drainage Chamber Schedule Rev A prepared by Roger Casey Associates, dated 23.11.2022 • Maintenance Schedule for SuDS Support Structures at : Land off Kingswood Industrial Estate, Pembroke Dock, SA72 4RS, prepared by Roger Casey Associates, dated 26.04.2023 • Drawing: 21233-12 Typical Construction Details Drainage • Drawing: 21233-05 Rev E Engineering Site Plan SABS Layout
- Prior to the commencement of the development a plan detailing the relocation of cycle parking and refuse storage shall be submitted to and approved in writing by the Local Planning Authority. The parking shall be retained in accordance with the approved details for as long as the development exists. Reason: In the interests of highway safety and to accord with Policy GN.1 (General Development Policy) of the Local Development Plan for Pembrokeshire (adopted 28 February 2013). The cycle parking and refuse storage area have been approved by virtue of Discharge of Condition approval, 23/1031/DC, granted 23rd April 2024: • Drawing: 9322/PB04C • Drawing: PB05C • Construction Traffic Management Plan dated December 2023
- No development shall take place until a Construction Traffic Management Plan (CTMP) has been submitted to, and approved in writing, by the Local Planning Authority. This shallinclude information on the following: a. Parking for vehicles, site personnel, operatives and visitors b. Loading and unloading of plant and materials, including use of banksmen c. Storage of plant and materials and implementation of hoarding/heras fencing d. Measures to prevent the deposit of materials The development shall be carried out in accordance with the approved Construction Management Plan. Reason: In the intersts of highway safety and to accord with policy GN.1 (General Development Policy) of the Local Development Plan for Pembrokeshire (adopted 28 February 2013). The details of the Construction Traffic Management Plan have been approved by virtue of Discharge of Condition approval, ref 23/1031/DC, granted 23rd April 2024: • Drawing PB04 Rev D • Construction Management Plan
- Notwithstanding the information contained within the application, prior to commencement of development, a detailed landscaping scheme for the boundary along Ferry Lane 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: In the interests of visual ameity and to protect the wildlife and the ecological interests of the site, in accordance with Policy GN.37 of the Local Development Plan for Pembrokeshire (adopted 28 February 2013). The landscaping details have been approved by virtue of Discharge of Condition approval, ref: 23/1031/DC, granted 23rd April 2024: • Planting Management Plan, prepared by Darren Thompstone, dated May 2023 • Drawing: 579.03 Rev A
- Having regard to the details of the application proposals, and the relevant provisions of the Local Development Plan for Pembrokeshire (adopted 28 February 2013) as summarised below Policies SP 1, SP 12, SP 13, SP 14, GN. 1, GN.2, GN.6 and GN.37 It is considered that subject to compliance with the conditions attached in this permission, the proposed development would be in accordance with the Development Plan. This informative is intended only to be a summary of the reasons for the granting of planning permission. For further details on the decision, please see the application report under the above reference.
- This permission shall not be construed as granting rights to carry out works on, or over, land not within the ownership, or control, of the applicant.
- You must obtain the prior written consent of the owner and occupier of any land upon which it is necessary for you to enter in order to construct, externally finish, decorate or in any other way carry out any works in connection with this development including future repairs/maintenance, or to obtain support from adjoining property. This permission does not authorise you to take such action without first obtaining this consent. Your attention is also drawn to the Access of Neighbouring Land Act 1992 and Party Wall Act 1996.
- From 7th January 2019, all new developments of more than one property or where the construction area having drainage implications is 100 square metres or more will require sustainable drainage systems (SuDS) for surface water. The SuDS must be designed and built in accordance with Statutory SuDS Standards published by the Welsh Ministers and SuDS Schemes must be approved by the local authority acting in its SuDS Approving Body (SAB) role, before construction work begins. Pembrokeshire County Council as SuDS Approving Body (SAB) considers that by virtue of the fact that the construction area having drainage implications appears to be in excess of 100 square metres; the proposed works will require SAB approval prior to the commencement of any works on site relating to this application. The calculation of the area for SAB purposes includes all construction areas having drainage implications, which include, the footprint of all proposed buildings, pathways, patios, driveways, parking areas. (This list is by no means exhaustive). The granting of planning consent for this application does not remove the requirement to gain SAB approval. The applicant should be made aware that if there is a breach of the requirement for SAB approval (i.e. when construction work is commenced without SAB approval); the SAB may issue an enforcement notice. The failure to obtain SAB approval might have a detrimental effect upon the future sale of the property, which could also result in insurance applications and or flood event settlements being compromised. It should be noted that if an application for SAB approval has not been made and subsequently approved by the SAB Team as part of a formal SAB Application, we may not be able to support any future application for the discharge of any surface water drainage related condition in connection with this development since any proposals submitted for the discharge of the condition may be subject to change in order to meet Welsh Governments Statutory Standards for Sustainable Drainage Systems. The applicant can obtain further information in relation to the requirement for SAB approval from the Authorities Website at, www.pembrokeshire.gov.uk/planning-contacts/sustainable-drainage-approving-body-sab Approval should be sought from: SAB Community Services Directorate Infrastructure Division Pembrokeshire County Council County Hall Haverfordwest Pembrokeshire SA61 1TP e-mail: sab@pembrokeshire.gov.uk telephone: 01437 776142. We will not be able to enter into any dialogue with any interested party in relation to this response, therefore any comments and or objections should be directed to the Planning Case Officer and not to the consultee.
- The developer is reminded it is an offence to allow materials to be carried from the site and deposited on or damage the highway from uncleaned wheels or badly loaded vehicles. The Highway Authority will seek, wherever possible, to recover any expenses incurred in clearing, cleaning or repairing highway surfaces and prosecute persistent offenders. (Highways Act 1980, Sections 131, 148 and 149).
- The crossing of the Highway verge/footway requires further consent from the Highway Authority under Section 184 of the Highways Act 1980, and working in the Highway must be done by an approved contractor. The StreetCare team can be contacted via streetcare@pembrokeshire.gov.uk or 01437 7764551 for an updated list.
- You are advised of the need to obtain consent under the Town & Country Planning (Control of Advertisement) Regulations for any advertisements requiring express consent which you may wish to display on these premises.
- Network Rail has no objection in principle to the above proposal but due to the proposal being next to Network Rail land and our infrastructure and to ensure that no part of the development adversely impacts the safety, operation and integrity of the operational railway we have included asset protection comments which the applicant is strongly recommended to action should the proposal be granted planning permission. SAFETY (WALES) Any works on this land will need to be undertaken following engagement with Asset Protection to determine the interface with Network Rail assets, buried or otherwise and by entering into a Basic Asset Protection Agreement, if required, with a minimum of 3months notice before works start. Initially the outside party should contact assetprotectionwales@networkrail.co.uk. FENCING Because of the nature of the proposed development we consider that there will be an increased risk of trespass onto the railway. The Developer must provide a suitable trespass proof fence adjacent to Network Rail’s boundary (minimum approx. 1.8m high) and make provision for its future maintenance and renewal. Network Rail’s existing fencing / wall must not be removed or damaged. DRAINAGE Soakaways / attenuation ponds / septic tanks etc, as a means of storm/surface water disposal must not be constructed near/within 5 metres of Network Rail’s boundary or at any point which could adversely affect the stability of Network Rail’s property/infrastructure. Storm/surface water must not be discharged onto Network Rail’s property or into Network Rail’s culverts or drains. Network Rail’s drainage system(s) are not to be compromised by any work(s). Suitable drainage or other works must be provided and maintained by the Developer to prevent surface water flows or run-off onto Network Rail’s property / infrastructure. Ground levels – if altered, to be such that water flows away from the railway. Drainage does not show up on Buried service checks. GROUND LEVELS The developers should be made aware that Network Rail needs to be consulted on any alterations to ground levels. No excavations should be carried out near railway embankments, retaining walls or bridges. FOUNDATIONS Network Rail offers no right of support to the development. Where foundation works penetrate Network Rail’s support zone or ground displacement techniques are used the works will require specific approval and careful monitoring by Network Rail. There should be no additional loading placed on the cutting and no deep continuous excavations parallel to the boundary without prior approval. GROUND DISTURBANCE The works involve disturbing the ground on or adjacent to Network Rail’s land it is likely/possible that the Network Rail and the utility companies have buried services in the area in which there is a need to excavate. Network Rail’s ground disturbance regulations applies. The developer should seek specific advice from Network Rail on any significant raising or lowering of the levels of the site. EXCAVATIONS/EARTHWORKS All excavations / earthworks carried out in the vicinity of Network Rail’s property / structures must be designed and executed such that no interference with the integrity of that property / structure can occur. If temporary compounds are to be located adjacent to the operational railway, these should be included in a method statement for approval by Network Rail. Prior to commencement of works, full details of excavations and earthworks to be carried out near the railway undertaker’s boundary fence should be submitted for approval of the Local Planning Authority acting in consultation with the railway undertaker and the works shall only be carried out in accordance with the approved details. Where development may affect the railway, consultation with the Asset Protection Engineer should be undertaken. SAFETY BARRIER Where new roads, turning spaces or parking areas are to be situated adjacent to the railway; which is at or below the level of the development, suitable crash barriers or high kerbs should be provided to prevent vehicles accidentally driving or rolling onto the railway or damaging the lineside fencing. Yours Sincerely, Grace Lewis Town Planning Technician Wales and Western Network Rail Temple Point, Redcliffe Way, Bristol, BS1 6NL E grace.lewis@networkrail.co.uk www.networkrail.co.uk/property
- Prior to the commencement of the development hereby permitted full details of existing and proposed ground levels and finished floor levels 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: In order for the Local Planning Authority to properly assess the impact of the development and to accord with Policy GN.1 of the Local Development Plan for Pembrokeshire (adopted 28 February 2013). The details of the finished floor levels have been approved by virtue of Discharge of Condition approval, ref: 23/1031/DC, granted 23rd April 2024: - Drawing: 21233-03 Rev E and 21233-04 Rev E detailing existing and finished floor levels.
- Prior to commencement of development, a plan shall be submitted to and approved in writing by the local planning authority routes for pedestrian movement through the site. The pedestrian routes shall be provided in accordance with the approved details prior to first use of the building. Reason: In the interests of highway safety and to accord with Policy GN.1 (General Development Policy) of the Local Development Plan for Pembrokeshire (adopted 28 February 2013). The details of the pedestrian routes have been approved by virtue of Discharge of Condition approval, ref: 23/1031/DC, granted 23rd April 2024: • Drawing 9322/PB04 Rev D • Drawing PB05 Rev D • Drawing: CMP01 Rev B
- All planting, seeding or turfing comprised in the approved details of landscaping contained in conditions 2 and 8 shall be carried out in the first planting and seeding seasons following the occupation of the building or the completion of the development, whichever is the sooner; and any trees or plants which within a period of 5 years from the completion of the development die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species. Reason: To protect the character and appearance of the area to accord with Policies GN.1 and GN.2 of the Local Development Plan for Pembrokeshire (adopted 28 February 2013).
- Prior to commencement of development, an ecological and biodiversity enhancement management scheme shall be submitted to and approved in writing by the Local Planning Authority. The scheme shall detail ecological mitigation and compensation measures for the loss of a Section 7 habitat, along with biodiversity enhancement measures and a timescale for implementation. The development shall be carried out in accordance with the approved details. Reason: To protect the wildlife and the ecological interests of the site, in accordance with Policy GN.37 of the Local Development Plan for Pembrokeshire (adopted 28 February 2013). The ecological and biodiversity mitigation details have been approved by virtue of Discharge of Condition approval, 23/1031/DC, granted 23rd April 2024: • Construction and Ecological Mitigation Plan, prepared by arbtech and dated 26/02/2024 • Drawing: 579.03 Rev A • Appendix 3 New landscaping and species specific enhancement plan
- This document comprises Version 1 of this decision, amended as follows: o By reason of 23/1031/DC, granted on 23rd April 2024, Conditions 3, 4, 5, 6, 7, 8 and 10 have been partially discharged. If you are in any doubt as to the most up-to-date version of this decision, please contact the Planning Department on (01437) 764551 to seek clarification.
