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
Relocation of existing access. Resurfacing and extending of existing track to provide 5 parking spaces and turning area. Creation of wheelchair accessible path and compost toilet.
Proposal details
- Reference
- 25/0427/PA
- Alternative references
- PP-14220206
- Ward
- Boncath And Clydau
- Parish
- SV_Tegryn
- UPRN
- MAN000000000608135
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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: 001 Rev C Location Plan, dated 12 December 2025 002 Rev C Proposed Site Plan, dated 12 December 2025 Proposed Development Site Plan - Rev A, dated December 2025 Development Plan - Rev A, dated December 2025 - illustrating North Field Development Plan - Rev A, dated December 2025 - illustrating South Field Proposed Accessible Compost Toilet, August 2025 Proposed Accessible Compost Toilet, August 2025 - with external material Green Infrastructure Statement, dated 12 August 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).
- Prior to first operation of the proposed development, the access shall be completed in accordance with the details shown in drawing no. 002 Proposed Site Plan, with the 2.4m x 25m visibility splays maintained free of any obstruction exceeding 0.6m in height and retained for as long as the development remains in existence. 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).
- Prior to first operation of the proposed development, the off-street parking and turning facilities (for all vehicles, including cycles) shown on the plan hereby approved shall be provided, and thereafter retained for that purpose. 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).
- Prior to first operation of the proposed development ,the access area shall be laid in permeable surface bound material (dust-bound gravel bituminous macadam, paving or grasscrete) for a minimum distance of 5 metres behind the edge of the carriageway of the adopted highway in order to prevent material being dragged onto the public highway. 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).
- Prior to first operation, all surface water shall be trapped and disposed of so as not to flow onto any part of the public highway. 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).
- Any gates to the vehicular access must be set back at a distance of 5 metres, measured from the nearest edge of the carriageway to which access is obtained. Any gates to be installed shall open inwards, away from the carriageway. 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).
- Within 3 months of the first operation of the new access, the existing vehicular access into the site shall be permanently stopped up in accordance with the approved plans and retained thereafter. Reason: In the interests of highway safety, and to protect the amenity of the area and to accord with Policies SP 16 and GN.1 of the Local Development Plan for Pembrokeshire (adopted 28 February 2013).
- The development shall be carried out in accordance with the biodiversity and green infrastructure enhancement measures as detailed in Green Infrastructure Statement - Hwb Dysgu'r Tir Community Agroforestry Project, dated 12 August 2025. The biodiversity and green infrastructure measures shall be installed 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).
- 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, SP 16, 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.
- The granting of planning consent for this application does not remove the requirement to gain SAB approval. The calculation of the area for SAB purposes includes all construction areas having drainage implications, which include, the footprint of all proposed buildings, pathways, patios, driveways, parking areas be they permeable or impermeable. (This list is by no means exhaustive). No deduction for the area of the footprint of any building or other structures which are demolished or removed is made when determining the construction area for SAB purposes. 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 issue an enforcement notice. The failure to obtain SAB approval might have a detrimental effect upon the future sale of the property, which could also result in insurance applications and or flood event settlements being compromised. It should be noted that if an application for SAB approval has not been made and subsequently approved by the SAB Team as part of a formal SAB Application, we may not be able to support any future application for the discharge of any surface water drainage related condition in connection with this development since any proposals submitted for the discharge of the condition may be subject to change in order to meet Welsh Governments Statutory Standards for Sustainable Drainage Systems. The applicant can obtain further information in relation to the requirement for SAB approval from the Authorities Website at, www.pembrokeshire.gov.uk/planning-contacts/sustainable-drainage-approving-body-sab Approval should be sought from: SAB Community Services Directorate Infrastructure Division Pembrokeshire County Council County Hall Haverfordwest Pembrokeshire SA61 1TP e-mail: sab@pembrokeshire.gov.uk telephone: 01437 776147
- 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).
- 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 7764551 for an updated list.
- Section 59 of the Highways Act permits the Highway Authority to charge developers for damage caused by excessive weight and movements of vehicles to and from a site. The Highway Authority will pass on the cost of any excess repairs compared to the normal maintenance costs to the applicant/organisation responsible for the damage.
- You are advised that to facilitate the development an order must be obtained to stop up or divert the adopted highway under Sections 247 and 248 of the Town and Country Planning Act 1990. Please see www.gov.uk/government/publications/stopping-up-and-diversion-of-highways or contact the National Transport Casework Team at nationalcasework@dft.gov.uk
- In the first available planting and seeding seasons following commencement of development hereby approved, planting must be implemented according to the Development Plan Rev A, December 2025. Any existing plants retained or translocated; or new plants planted or seeded in accordance with the approved scheme which, within a period of 5 years after implementation of the approved development 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 ensure that animal and plant species and habitats listed under the Conservation of Habitats and Species Regulations 2017 (as amended) and the ecological interests of the site are adequately protected 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).
