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
Demolition of stone outbuilding and erection of a new dwelling.
Proposal details
- Reference
- 25/0397/PA
- Alternative references
- PP-14225971
- Ward
- Letterston, Camrose
- Agent
- Mr Jonathan Prout
- UPRN
- 10009873598
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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 source
Decision & conditions
Planning conditions
- The application site lies within the catchment of the Pembrokeshire Marine Special Area of Conservation (SAC). A Habitats Regulations Assessment Screening Report has been completed and insufficient information has been provided with the application to conclude that increases in nutrient inputs in the Pembrokeshire Marine SAC can be ruled out as a result of this development proposal. As such, the proposal fails to accord with criterion 4 of policy GN.1 (General Development Policy) and GN.37 (Protection and Enhancement of Biodiversity) of the Local Development Plan for Pembrokeshire (adopted 28 February 2013).
- The nature of the proposed development involving the demolition of the outbuilding is considered to have a potential to impact on protected species and their habitats. The application fails to provide an ecology survey. In the absence of such information, the proposed development fails to demonstrate a positive approach to maintaining and enhancing biodiversity and thus fails to accord with the environmental requirements of policies SP 1 (Sustainable Development), criterion 4 of GN.1 (General Development Policy) and policy GN.37 (Protection and Enhancement of Biodiversity) of the Local Development Plan (adopted 2013), the advice set out in Supplementary Planning Guidance: Biodiversity (adopted May 2021), Planning Policy Wales Edition 12 and the Environment Act (Wales) 2016.
- The dwelling is located outside of a defined settlement boundary with no justification provided to demonstrate that the dwelling would be an essential requirement for those whose employment requires them to live and work in a countryside location. As such, the proposed dwelling would create an unjustified visual intrusion in the countryside in direct conflict with policies SP 1 (Sustainable Development Policy), SP 16 (The Countryside), GN.1 (General Development Policy) and GN.26 (Residential Development) of the Local Development Plan for Pembrokeshire (adopted 28th February 2013).
- Policy GN.28 (Local Needs Affordable Housing) and adopted Supplementary Planning Guidance requires affordable housing provision on all new housing developments. In the case of a proposal for one dwelling a commuted sum payment is required and no such sum has been secured. Thus, the proposal is contrary to Policy GN.28 of the Local Development Plan for Pembrokeshire (adopted 28th February 2013), Affordable Housing Supplementary Planning Guidance (2015) and Future Wales- The National Plan 2040 (February 2021).
