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
Alterations to elevations, internal link door, steps & new roof cover and addition of a ramp to rear. - AMENDED PLANS
Proposal details
- Reference
- 25/0182/PA
- Alternative references
- PP-14044790
- Ward
- Fishguard North East
- Parish
- HT_Fishguard
- Agent
- Mr Tomas Kinver
- UPRN
- 10091646418
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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: GA02 Rev B Proposed Floor Plan and Elevations, received 12/11/2025 GA03 Joinery Details, received 12/11/2025 GA04 Joinery Details, received 12/11/2025 GA05 Joinery Details, received 12/11/2025 Green Infrastructure Statement, dated 12 May 2025 Traffic Management Plan, prepared by Kinver Kreations, dated 27/08/2025 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).
- Any additional external lighting in connection with the proposed development shall be positioned at a low level, hooded, downward facing and shall be operated on a PIR activated timer. Reason: To maintain and enhance biodiversity, in accordance with policies GN.1 and GN.37 of the Local Development Plan for Pembrokeshire (adopted 28 February 2013).
- During the construction phase, the development shall be carried out in accordance with the submitted Traffic Management Plan, prepared by Kinver Kreations, dated 27/08/2025. Reason: In the interests of local amenity and highway safety and to accord with Policy GN.1 of the adopted Pembrokeshire Local Development Plan (2013).
- The soft landscaping comprising an Apple Tree, the location of which is detailed in the Green Infrastructure Statement, dated 12 May 2025 and shown on drawing no. GA02 Rev B Proposed Floor Plan and Elevations, received 12/11/2025 shall be carried out in the first planting season following first use of the building or the substantial completion of the development, whichever is sooner and retained thereafter. Any tree which within a period of 5 years from the date of this decision dies, is removed or becomes seriously damaged or diseased shall be replaced in the next planting season with another of a similar size and species. Reason: To protect and enhance biodiversity interests and to accord 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, SGN.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.
- • All British bat species are European Protected Species by virtue of their listing under Annex IV of EC Directive 92/43/EEC (‘The Habitats Directive’). This Directive has been transposed into British Law under the Conservation of Habitats and Species Regulations 2017 (as amended). British bats are also protected under Schedule 5 of the Wildlife and Countryside Act (1981) (as amended). • It is recommended that the applicant and contractors be informed of the possibility of encountering bats unexpectedly during works. If bats are encountered on site works should stop immediately and NRW should be contacted (Natural Resources Wales, - General Enquiries: enquiries@naturalresourceswales.gov.uk or 0300 065 3000 Mon-Fri, 8am - 6pm) a licence may then need to be applied for from NRW. Licences are not automatically granted by virtue of a valid planning consent and it may be possible that the necessary licence application may be refused.
- Given the presence of ruderal vegetation, bare ground and potential reptile refugia within the area of the proposed ramp, along with multiple nearby records of reptile species, it is recommended that the applicant be made aware of the legal protections afforded to reptiles under the Wildlife and Countryside Act 1981. Species such as the adder, grass snake, common lizard and slow worm are protected from intentional killing and injury under this legislation. To avoid contravening these protections, care must be taken during site clearance and construction activities. As a precautionary measure, it is advised that vegetation clearance and the removal of potential refugia be carried out in a directional manner, encouraging reptiles to safely disperse from the working area. Additionally, any excavations such as pits or trenches should be covered overnight, and escape ramps installed, to prevent reptiles or other small animals from becoming trapped.
