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
Conversion of closed / redundant Lower Nash farm shop & corn mill cafe & toilets (empty for 5 years) into 2 residential dwellings.
Proposal details
- Reference
- 25/0463/PA
- Alternative references
- PP-14162674
- Ward
- Lamphey
- Agent
- Mr Andrew Vaughan-Harries
- UPRN
- 10009876925
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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 sourceDecision due 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 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: Drawing No P01 Location Plan Drawing No. P07 Rev C Proposed Site Layout Drawing No. P08 Rev A Proposed Ground Floor Drawing No. P09 Rev A Proposed First Floor Drawing No. P10 Rev A Proposed Elevations Drawing No. P11 Rev A Proposed Elevations Update Bat Survey June 2025 (Version 1 - Final), Gould Ecology Ltd Planning & Green Infrastructure Statement 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 occupation of the proposed development, the off-street parking shown on the plan P07 Rev C 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 (General Development Policy) of the Local Development Plan for Pembrokeshire (adopted 28 February 2013).
- Notwithstanding the information contained in the Green Infrastructure Statement and the details located on Drawing No. P07 Rev C Proposed Site Plan a planting specification shall be submitted to and approved in writing by the Local Planning Authority prior to the first use of the approved development. The specification for the garden areas shall include the tree/plant species and the size and number of plants. The approved planting 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 development 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 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).
- Notwithstanding the information contained in the Green Infrastructure Statement and the details located on Drawing No. P07s Rev C Proposed Site Plan, P10 Rev A Proposed Elevations and P11 Rev A Proposed Elevations, the bird boxes along with the addition of swallow cups shall be provided prior to first beneficial use of the development hereby approved and retained thereafter. Reason: To protect the wildlife and the ecological interests of the site and to provide biodiversity enhacements and mitigation, in accordance with policies GN.1 and GN.37 of the Local Development Plan for Pembrokeshire (adopted 28 February 2013).
- Notwithstanding the information contained in the application details of an external lighting scheme shall be submitted to and approved in writing by the local planning authority prior to its first instllation The external lighting scheme shall include the position and type of lighting. All lighting shall be positioned at a low level, hooded and downward facing and operated on a PIR activated timer. The lighting shall be installed in accordance with the approved details and retained thereafter. Reason: In the interests of biodiversity and to accord with policy GN.37 (Protection and Enhancement of Biodiversity) of the Local Development Plan for Pembrokeshire (adopted 28 February 2013).
- Notwithstanding the information contained within the application, prior to the commencement of the development, a plan showing the extent of any repairs, demolition and rebuilding or details of stone cladding on the eastern gable of the building shall be submitted to and approved in writing by the Local Planning Authority. The development shall be carried out strictly in accordance with the approved details. Reason: To ensure that the development is compliant with Policy GN.11 of the Pembrokeshire Local Development Plan adopted 28th 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.11 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.
- Your attention is drawn to the fact that the building/site, which is subject to the application, is occupied by species afforded special protection under the Wildlife and Countryside Act 1981. Under the provisions of the Act you must consult Natural Resources Wales, Llanion House, Llanion Park, Pembroke Dock, Pembrokeshire, SA72 6DY, Telephone: 0845 1306229 before proceeding with the development hereby authorised.
- Under the Wildlife and Countryside Act 1981 it is an offence to damage, destroy or obstruct access to any structure or place that bats, great crested newts or any other animal listed in Schedule 5 of the Act use for shelter or protection. Under this Act it is also an offence to disturb barn owls whilst building a nest or in the vicinity of a nest containing eggs or young. If there is any suggestion that the site is being occupied by any of the species, you are advised to consult Natural Resources Wales on Telephone: 0300 065 3000 or email: enquiries@naturalresourceswales.gov.uk, before proceeding with the development hereby authorised.
- Warning: a European protected species (EPS) Licence is required for this development. This planning permission does not provide consent to undertake works that require an EPS licence. It is an offence to deliberately capture, kill or disturb EPS or to recklessly damage or destroy their breeding sites or resting places. If found guilty of any offences, you could be sent to prison for up to 6 months and/or receive an unlimited fine. To undertake the works within the law, you can obtain further information on the need for a licence from Natural Resources Wales on 0300 065 3000 or at https://naturalresources.wales/conservation-biodiversity-and-wildlife/european-protected-species/?lang+en
- This application has been screened in accordance with Natural Resources Wales’ Marine SAC interim advice. It is considered that this development is unlikely to have a likely significant effect on the Marine SAC as the following criterion applies: • 2: Any development that does not increase the volume or concentration of wastewater
- The development shall be carried out in accordance with Gould Ecology LTD Ecological Consultants Proposed Conversion of Two Barns at Lower Nash Farm Cosheston Pembrokeshire SA72 4SS Update Bat Survey June 2025 (Version 1 - Final) and Drawing No. P10 Rev A and P11 Rev A Proposed Elevations. Reason: In the interests of protected species and to comply with policy GN.37 (Protection and Enhancement of Biodiversity) of the Local Development Plan for Pembrokeshire (adopted 28 February 2013).
- Notwithstanding the details submitted with the application, details of a means of enclosure for the garden areas shall be submitted to and approved in writing and a plan shall be submitted to and approved in writing by the Local Planning Authority prior to the first occupation of the approved development. The details shall include a plan identifying the extent of garden for each unit of accommodation and any boundary treatment, including position, height, type and materials. The means of enclosure shall be installed prior to first occupation and retained thereafter. Reason: In order to ensure that adequate private amenity space is provided for each dwelling and to secure an appropriate standard of boundary treatment in the interests of residential amenity and to comply with policy GN.1 (General Development Policy) of the Local Development Plan for Pembrokeshire (adopted 28 February 2013).
