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
Proposed replacement garage and hobby workshop with parking & turning.
Proposal details
- Reference
- 25/0408/PA
- Alternative references
- PP-14234208
- Ward
- Narberth Rural
- Agent
- Mr Andrew Vaughan-Harries
- UPRN
- 200003254532
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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: P01 Rev B Proposed Site and Location Plan dated 04.08.2025 P02 Rev B Proposed Plans dated 04.08.2025 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).
- The building shall not be used at any time other than for purposes incidental to the residential use of the property known as Stoneyford. Reason: To prevent this building being used for commercial purposes and to enable the Local Planning Authority to properly control any further development on the site 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, 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 schemes shall include 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 facilities hereby approved and maintained thereafter. 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).
- Before the substantial completion of the development hereby permitted, the proposed biodiversity enhancement measures detailed in the Green Infrastructure Statement and illustrated on P02 Rev B Proposed Plans dated 04.08.2025 shall be installed as approved and retained thereafter. 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).
- The proposed planting as shown on drawing P01 Rev B Proposed Site and Location Plan dated 04.08.2025 and detailed within the Green Infrastructure Statement shall be carried out in the first planting season following first use of the development or the completion of the development, whichever is the sooner and any plants which within a period of 5 years from the date of planting, 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 SP1, GN1, GN2, and GN37 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.
- 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. 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 www.pembrokeshire.gov.uk/planning-contacts/sustainable-drainage-approving-bodysab for more information. The development lies within a flood risk zone 2 & 3 due to surface water flooding and nearby small watercourses therefore any design works should account for the future risk of flooding.
- 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). 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. As bats are in the area 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.
