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 and repositioning dwelling, with additional design changes to previous approval 20/0895/pa & with ecological enhancements (2nd resubmission).
Proposal details
- Reference
- 25/0464/PA
- Alternative references
- PP-14265659
- Ward
- Llangwm
- Parish
- SLV_Maddox_Moor
- Agent
- Mr Andrew Vaughan-Harries
- UPRN
- 200001663096
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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: Drawing No. H01 Location/Existing Site Plan Drawing No. H04 Proposed Site Plan Drawing No. H05 Proposed Ground Floor & Section AA Drawing No. H06 Proposed First Floor & Section BB Drawing No. H07 Proposed Elevations 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).
- Notwithstanding the information contained within the application, prior to substantial completion of the development hereby approved, details of a scheme for the disposal of surface water shall be submitted to and approved in writing by the local planning authority. The scheme shall include an assessment of the suitability of ground conditions with percolation results 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 building hereby approved and retained for as long as the development exists. 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).
- No development shall commence until a scheme of intrusive investigations has been carried out on site, with the results submitted to and approved in writing by the local planning authority. The scheme of intrusive investigation shall establish the risks posed to the development and detail any remedial and/or mitigation measures. The remedial and/or mitigation measures shall be implemented in accordance with the approved details prior to the occupation of the dwelling, or first beneficial use. Reason: In the interests of health and safety and to accord with Policy GN.1 of the Local Development Plan for Pembrokeshire (adopted 28 February 2013).
- Prior to the commencement of any development a mine gas investigation scheme shall be undertaken, with the results, including any gas protection measures shall be submitted to and approved in writing by the local planning authority. The investigation scheme shall include monitoring the site for the presence of mine gases being generated at the site or land surrounding the application site. The gas protection measures shall be implemented as approved prior to occupation of the development hereby approved and retained thereafter. Reason: In the interests of health and safety and to accord with Policy GN.1 of the Local Development Plan (adopted 28 February 2013).
- Prior to occupation of the site a copy of the verification certificate which confirms that the approved gas protection measures have been implemented shall be submitted to the local planning authority. Reason: In the interests of health and safety and to accord with Policy GN.1 of the Local Development Plan (adopted 28 February 2013).
- If evidence of contamination is found in or around the development area, development shall not proceed until a report on potential contamination of the site has been prepared and submitted to and approved by the local planning authority. This report shall include a phased investigation approach, incorporating risk assessment, to identify the extent of contamination and any measures required to remediate the site, including postdevelopment monitoring. Where remediation works are required, the development shall not be occupied/used until a Validation Report, to show that the works have been carried out, has been submitted and approved in writing by the Local Planning Authority. Reason: To ensure that risks from land contamination to the future users of the land and neighbouring land are minimised, together with those to controlled waters, property and ecological systems, and to ensure that the development can be carried out safely without unacceptable risks to workers, neighbours and other offsite receptors. and to accord with policy GN.1 of the Local Development Plan for Pembrokeshire (adopted 28 February 2013).
- Any access gates shall be set back to a distance of at least 5 metres behind the highway boundary and shall open inwards only. The gates shall be retained as such for as long as the development exists. 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)
- The access area shall be surfaced in a permeable bound material (i.e. 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 before the development is brought into use, and retained as such thereafter. Reason: In order to prevent material being dragged onto the public highway and in the interests of highway safety and to accord with policy GN.1 of the Local Development Plan for Pembrokeshire (adopted 28 February 2013)
- All external lighting in connection with the proposed development shall be positioned at a low level, hooded, and downward facing, with a light temperature below 2700k and shall be operated on a PIR activated timer. The lighting shall be retained as such for the lifespan of the development. Reason: In the interests of biodiversity and to accord with policy GN.37 of the Local Development Plan for Pembrokeshire (adopted 28 February 2013).
- The proposed green infrastructure detailed in the Green Infrastructure Statement section of the Design Statement and shown on the proposed site plan (which shall comprise native species) shall be planted in the first available planting and seeding seasons following the first use, or substantial completion, of the development. 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: In the interests of biodiversity and to accord with policies GN.1 and GN.37 of the Local Development Plan for Pembrokeshire (adopted 28 February 2013), Section 6 of PPW (Edition 12).
- Prior to the first use of the development hereby approved, the inbuilt bat box and sparrow terrace shall be installed according to the Green Infrastructure Statement and Proposed Elevations Plan and retained thereafter for as long as the development exists. Reason: In the interests of biodiversity and to accord with policies GN.1 and GN.37 of the Local Development Plan for Pembrokeshire (adopted 28 February 2013), Section 6 of PPW (Edition 12).
- 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 12, SP 13, SP 15, GN.1, GN.2, GN.26 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.
- 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 a criminal offence to intentionally, or recklessly disturb, harm, or kill bats or to destroy a bat 'roost', even if only occasionally used. The precautionary measures contained in section 4 of the updated 2024 Bat Report section 4. 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.
- The applicant may need to apply to Dwr Cymru / Welsh Water for any connection to the public sewer under S106 of the Water industry Act 1991. If the connection to the public sewer network is either via a lateral drain (i.e. a drain which extends beyond the connecting property boundary) or via a new sewer (i.e. serves more than one property), it is now a mandatory requirement to first enter into a Section 104 Adoption Agreement (Water Industry Act 1991). The design of the sewers and lateral drains must also conform to the Welsh Ministers Standards for Gravity Foul Sewers and Lateral Drains, and conform with the publication "Sewers for Adoption"- 7th Edition. Further information can be obtained via the Developer Services pages of www.dwrcymru.com. The applicant is also advised that some public sewers and lateral drains may not be recorded on our maps of public sewers because they were originally privately owned and were transferred into public ownership by nature of the Water Industry (Schemes for Adoption of Private Sewers) Regulations 2011. The presence of such assets may affect the proposal. In order to assist us in dealing with the proposal the applicant may contact Dwr Cymru Welsh Water on 0800 085 3968 to establish the location and status of the apparatus. Under the Water Industry Act 1991 Dwr Cymru Welsh Water has rights of access to its apparatus at all times. The planning permission herby granted does not extend any rights to carry out any works to the public sewerage or water supply systems without first having obtained the necessary permissions required by the Water industries Act 1991. Any alterations to existing premises resulting in the creation of additional premises or merging of existing premises must also be constructed so that each is separately connected to the Company’s water main and can be separately metered. Please contact our new connections team on 0800 917 2652 for further information on water & sewerage connections.
- 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
