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
Conversion of outbuilding to create one full time residential unit and erection of ancillary garage.
Proposal details
- Reference
- 25/0217/PA
- Alternative references
- PP-14084276
- Ward
- Solva
- Agent
- Mr Ian Bartlett
- UPRN
- MAN000000000607349
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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: Received 18/08/25 Dwg no. 683-04 - Proposed Ground Floor Plan Dwg no. 683-05 - Proposed First Floor Plan Dwg no. 683-06 - Proposed Elevations Dwg no. 683-07 - Proposed Elevations Dwg no. 683-08 - Proposed Garage Dwg no. 683-10 - Proposed Site Layout Site Location Plan 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).
- Notwithstanding the information contained within the application, prior to the substantial completion of the conversion of the building hereby approved details of a scheme for the disposal of surface water shall be submitted to and agreed in writing by the local planning authority. The scheme shall include details of the suitability of ground conditions for the proposed methods of water disposal. The scheme shall be implemented in accordance with the approved details prior to the first use of the development and retained for as long as the development exists. Reason: To ensure that a satisfactory means of drainage is provided, and to accord with policies GN.1 and GN.2 of the Local Development Plan for Pembrokeshire (adopted 28 February 2013).
- Prior to the commencement of development, full details of the proposed foul drainage treatment plant, to include a scheme for its ongoing maintenance shall be submitted to and approved in writing by the Local Planning Authority. The approved treatment plant shall be installed prior to the first use of the building and shall be maintained at all times in accordance with these approved details and the ongoing maintenance shall at all times be carried out in accordance with the approved scheme for as long as the development exists. Reason: To ensure an acceptable standard of foul water disposal and to accord with policy GN.1 of the Local Development Plan for Pembrokeshire (adopted 28 February 2013).
- Prior to installation detailed specification of the new rooflights proposed shall be submitted to and approved in writing by the Local Planning Authority. The roof lights shall be of conservation style. The roof lights shall be installed in accordance with the approved details prior to occupation and retained as approved for as long as the development exists. Reason: To protect the architectural and historic character of the building to accord with Policy GN.38 of the Local Development Plan for Pembrokeshire (adopted 28 February 2013).
- Notwithstanding the provisions of schedule 2, part 1, classes A, B, C, E, G, H and part 2 class A of the Town and Country Planning (General Permitted Development) Order 1995 (as amended for Wales) (or any order revoking and re-enacting that order with or without modification, no alterations the building or the site shall take place other than those expressly authorised by this permission and shown on the approved plans. 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).
- Prior to the substantial completion of the conversion of the building hereby approved the bat box shall be installed on the south east elevation and the bird box on the north west elevation as shown on dwg no. 683-06 and 683-07. The bird and bat boxes shall be retained thereafter. 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).
- In the first planting and seeding seasons following completion of the development or occupation of the development, whichever is the sooner, planting shall be implemented according to the submitted proposed site layout plan and Green Infrastructure Statement. Any trees planted in accordance with the approved scheme which, within a period of 5 years after planting 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. Reason: To protect ecological interests of the site in accordance with polices GN.1 and GN.37 of the Local Development Plan for Pembrokeshire (adopted 28 February 2013).
- Prior to the commencement of development a photographic survey of the existing buildings shall submitted to and approved in writing by the local planning authority. The photographic survey shall be carried out in accordance with guidelines provided by the Local Planning Authority's archaeological advisors and the resulting photographs shall deposited with the regional Historic Environment Record, held and maintained by Heneb - Dyfed Region, Corner House, 6 Carmarthen Street, Llandeilo, Carmarthenshire, SA19 6AE, (Tel 01558-823121). Reason: To record matters of ecological interest in accordance with policy GN.38 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 SP1, SP 16, GN.1, GN.2, GN.11, GN.37 amd 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.
- 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/more than one property; the proposed works will require SAB approval prior to the commencement of any works on site relating to this application. Please see www.pembrokeshire.gov.uk/planning-contacts/sustainable-drainage-approving-bodysab for more information. 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 at any time issue an enforcement notice. The failure to obtain SAB approval may have a detrimental effect upon the future sale of the properties, which could also result in insurance applications and or flood event settlements being compromised.
- Please see attached advisory notes from Dwr Cymru Welsh Water.
- It is recommended that the applicant be informed that 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. 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 an 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. If bats are encountered on site works should stop immediately an 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 areas of hardstanding, the surrounding habitat and the multiple reptile records nearby, 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 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.
- Works should be undertaken outside the bird nesting season, which is generally considered to be March – August inclusive.
