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
The change of use from A3 (Cafe) to D1 (Hearing Aid Specialist) and changes to internal layout (in retrospect). The replacement of the existing PVCu windows with slimlite 12 pane timber sash windows
Proposal details
- Reference
- 25/0161/PA
- Alternative references
- PP-14021999
- Ward
- Narberth Urban
- Parish
- RT_Narbeth
- Agent
- Mr Brian Keane
- UPRN
- 100101019176
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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 sourceSite notice end 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 sourceDecision due 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: A043-01-01 P100 – Site Location Plan; A043-01-01 P002 – Site Location Plan; A043-01-01 S100 – Existing Plans; A043-01-01 P100 Revision B – GF Plan; A043-01-01 P200 Revision A – Elevations; A043-01-01 P400 – Windows Details; Design and Access Statement, by Acanthus Holden Architects, May 2025; and Heritage Impact Assessment, by Acanthus Holden Architects, May 2025. 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).
- The biodiversity enhancement measures as detailed on drawing numbers A043-01-01 P100 Revision B – GF Plan and A043-01-01 P200 Revision A – Elevations and the Green Infrastructure Statement, dated 4 July 2025, shall be installed within three months of the installation of the replacement windows hereby approved and retained for as long as the development exists. Reason: To protect the wildlife and the ecological interests of the site, in accordance with policies GN.1 and GN.37 of the Local Development Plan for Pembrokeshire (adopted 28 February 2013).
- 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, GN.1, GN.2, GN.12, GN.37 and GN.38. 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.
- This Decision Notice grants planning permission. You are advised that it does not constitute approval under the Building Regulations.
- Any existing buildings on site should be assessed for asbestos materials prior to demolition. Any asbestos must be removed in full consultation with the Health and Safety Executive 3rd Floor Darkgate Buildings, 3 Red Street, Carmarthen, SA31 1QL
- All British bat species are European Protected Species under Annex IV of the EC Habitats Directive (92/43/EEC), which has been transposed into UK law through the Conservation of Habitats and Species Regulations 2017 (as amended). Bats are also protected under Schedule 5 of the Wildlife and Countryside Act 1981 (as amended). As such, the applicant should be advised that, in the unlikely event bats are encountered during the course of works, all activity must cease immediately. Natural Resources Wales (NRW) must be contacted for further guidance (General Enquiries: enquiries@naturalresourceswales.gov.uk or 0300 065 3000, Monday to Friday, 8am–6pm). A licence may be required to proceed, and it should be noted that the granting of planning permission does not confer consent under wildlife legislation. Licences are not automatically issued and may be refused.
- Any external lighting should be low-level, downward-facing, and fitted with hoods to prevent light spill. Passive infrared (PIR) sensors and timers should be used to limit illumination to when it is strictly necessary.
- Under the Habitats Regulations, where a plan or project is likely to have a significant effect on a European site, either alone or in combination with other plans or projects, and where it is not directly connected with or necessary to the management of the site previously (designated pursuant to EU retained law) the competent authority must carry out an appropriate assessment of the implication of the plan or project in view of the site’s conservation objectives. Natural Resources Wales has set new phosphate standards for the river SACs in Wales, and which forms the basis of this marine screening document as advised by NRW within the Rivers Planning Subgroup meeting of 19th July 2025. Any proposed development within the SAC catchments that might increase the amount of phosphate or nitrogen within the catchment could lead to additional damaging effects to the SAC features and therefore such proposals must be screened through a HRA to determine whether they are likely to have a significant effect on the SAC condition. This application has been screened in accordance with Natural Resources Wales’ interim advice for planning applications within the river Special Areas of Conservation (SACs) catchments (issued on 20th January 2021 and subsequently updated). It is considered that this development is unlikely to increase phosphate and nitrogen inputs as it falls within the following criterion in the interim advice: Phosphates Criterion 3: developments intended to provide services, facilities, commercial sites, or places of employment (e.g., community buildings, schools etc.) for a local population already served by residential connections to existing public or private sewers discharging within the SAC river catchment. Nitrates Criterion 4: Any developments intended to provide services, facilities, commercial sites, or places of employment for a local population already served by residential connections to existing public or private sewers discharging within the SAC catchment (e.g., community buildings, schools etc.)
