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
Construction of a new double garage & new vehicular access
Proposal details
- Reference
- 25/0306/PA
- Ward
- Narberth Rural
- Agent
- Aaron Mills
- UPRN
- 10009874854
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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 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: PA01, Location plan, site plan/block plan, dated 09/06/2025 PA02, Existing topography land survey, dated 07/04/2025 PA03, Proposed garage plans and elevations, dated 04/06/2025 PA04(A), Proposed site plan/roof plan, dated 02/09/2025 Green infrastructure statement, dated 02/09/2025 BS 5837, Tree report, received 07/07/2025 Justification statement, dated 04/06/2025 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 garage hereby permitted shall be used for no purposes other than those which are incidental to the enjoyment of the associated dwellinghouse known as Gate House, MOLLESTON, Narberth, Pembrokeshire, SA67 8BZ. Reason: In order to retain control over the use of the building and to protect the amenity of neighbouring properties to ensure compliance with policy GN.1 of the adopted Pembrokeshire Local Development Plan.
- The means of access shown on the plan 'PA04(A), Proposed site plan/roof plan, dated 02/09/2025' hereby approved shall be constructed in accordance with the approved plans before the building is first used, and thereafter retained for access purposes only. Reason: In the interests of highway safety and to accord with policy GN.1 of the Local Development Plan for Pembrokeshire (adopted 28 February 2013).
- The area of the drive shall be surfaced in a permeable bound material for a minimum distance of 5 metres behind the edge of the carriageway of the adopted highway before the development is brought into use, and retained thereafter. Reason: To ensure that no deleterious material is carried onto the road, in the interests of highway safety, and to accord with Policy GN.1 of the Local Development Plan for Pembrokeshire (adopted 28 February 2013).
- Notwithstanding the information contained on the plans, prior to installation of any additional external lighting to those already indicated in connection with the proposed development an external lighting scheme shall be submitted to and approved in writing by the Local Planning Authority. The scheme shall include a light mitigation strategy, lighting shall be positioned at a low level, hooded, downward facing and operated on a PIR activated timer. Lighting shall be installed in accordance with the approved details. Reason: In the interests of biodiversity and to comply with the requirements of policies GN.1 an GN.37 of the Local Development Plan for Pembrokeshire (Adopted 28th February 2013).
- Notwithstanding the information contained within the application, no development shall commence until details of a scheme for the disposal of surface water has been submitted to and agreed in writing by the local planning authority. The scheme shall include details of suitability of ground conditions for the proposed method of water disposal. The scheme shall be implemented in accordance with the approved details prior to the first use of the development hereby approved 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).
- If during the course of development, any evidence of contamination is found in or around the development area, development shall not proceed until a report on potential contamination of the site has been prepared and submitted to and approved by the local planning authority. This report shall include a phased investigation approach, incorporating risk assessment, to identify the extent of contamination and any measures required to remediate the site, including postdevelopment monitoring. Where remediation works are required, the development shall not be occupied/used until a Validation Report, to show that the works have been satisfactorily carried out, has been submitted and approved in writing by the Local Planning Authority. Reason: In the interests of health and safety and to accord with Policy GN.1 of the Local Development Plan (adopted 28 February 2013).
- Prior to the substantial completion of the development hereby approved, the proposed Bird and Bat boxes detailed in the Green Infrastructure Statement and detailed on drawing PA03, Proposed garage plans and elevations, dated 04/06/2025, shall be implemented as approved and thereafter retained. 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).
- The provision of green infrastructure and landscaping detailed in the Green Infrastructure Statement and PA04(A), Proposed site plan/roof plan, dated 02/09/2025 shall be carried out in the first planting season following first use of the development hereby approved or completion of the development, whichever is sooner. Any plants or trees which within a period of 5 years following first use of the extension hereby approved or from completion of the development, whichever is sooner die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others 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 (Sustainable Development), GN.1 (General Development Policy), GN.2 (Sustainable Design) and GN.37 (Protection and Enhancement of Biodiversity). 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.
- 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 764551.
- 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).
- 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.
- From 7th January 2019, all new developments of more than 1 property or where the construction area that has drainage implications is 100 square meters 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 applicant can obtain further information in relation to the SAB approval process from the Authorities website at www.pembrokeshire.gov.uk/planning-contacts/sustainable-drainage-approving-body-sab Please contact: SAB Community Services Directorate Infrastructure Division Pembrokeshire County Council County Hall Haverfordwest Pembrokeshire SA61 1TP e-mail: sab@pembrokeshire.gov.uk The SAB team can be contacted by telephone as follows: 01437 776147.
