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 dwelling including modernising of external finishes, new roof, new improved access walkway and rear balcony. - AMENDED PLANS
Proposal details
- Reference
- 25/0326/PA
- Alternative references
- PP-14167325
- Ward
- Goodwick
- Parish
- HT_Goodwick
- Agent
- Mr Josh Macrae
- UPRN
- 100100282686
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Application timeline
Council milestones and published deadlines. A deadline passing does not confirm a decision.
Site notice end date
Past published deadlineA published target or deadline. It does not confirm an outcome.
Council sourceConsultation 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 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: 01 Proposed Site and Location Plan, dated August 2025 02A Proposed Elevations, dated September 2025 03 Proposed Ground Floor Plan, dated August 2024 04 Proposed First Floor Plan, received 4 September 2025 Green Infrastructure Statement, received 15 July 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 should be low level, hooded and downward facing to avoid light spill and should be operated on a PIR activated timer. Reason: To protect the ecological interests of the site and to accord with Policies GN.1 and GN.37 of the Local Development Plan for Pembrokeshire (adopted 28 February 2013) and Section 6 of Planning Policy Wales, Edition 12.
- The development shall be carried out in accordance with the biodiversity enhancements and green infrastructure mitigation measures as detailed in the Green Infrastructure Statement, received 15/07/2025, and illustrated on drawing No. 01 Proposed Site & Location Plan. The biodiversity enhancement measures to include one bird box and one insect hotel shall be installed on the North-East elevation of the dwellinghouse prior to substantial completion of the development hereby permitted and retained as installed 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).
- The installation of the planters, associated native planting and native fruit tree as shown on drawing no. 01 Proposed Site & Location Plan shall be installed prior to substantial completion of the development hereby permitted and retained thereafter. 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).
- A bat box shall be installed centrally on the south west elevation of the host dwelling with no external lighting at least 3 metres above ground level. The bat box shall be installed prior to the substantial completion of the proposed development hereby permitted and retained thereafter. Reason: In order to comply with The Environment (Wales) Act 2016 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).
- 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 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.
- This Decision Notice grants planning permission. You are advised that it does not constitute approval under the Building Regulations.
- 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.
- Before the development hereby permitted is brought into use, all windows on the rear elevation at first floor level shall be fitted with low transmittance 'tinted' glass, details of which shall first be submitted to and agreed in writing by the local planning authority. The low transmittance glazing shall be permanently retained in that condition thereafter. Reason: To protect the ecological interests of the site to accord with policies GN.1 and GN.2 of the Local Development Plan for Pembrokeshire and Welsh Government Good practice guidance for Planning for the Conservation and Enhancement of Dark Skies in Wales (2025)
