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
Barn Conversion to Dwelling
Proposal details
- Reference
- 25/0472/PA
- Alternative references
- PP-13888326
- Ward
- Lampeter Velfrey
- Agent
- Mr Robert Collins
- UPRN
- 10009872005
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Application timeline
Council milestones and published deadlines. A deadline passing does not confirm a decision.
Site notice end date
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Council sourceDecision due date
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Council sourceExtension date
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Council sourceDecision expiry date
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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: Rev B Proposed Site Plan, dated February 2025, received 12 January 2026 Rev B Proposed Elevations, dated February 2025, received 12 January 2026 Rev B Proposed Floor Plans, dated February 2025, received 12 January 2026 Rev A Proposed Roof Layout, dated February 2025 Planning Section A-A, dated February 2025 Bat Survey, by Gould Ecology Ltd dated July 2025, amended 28 January 2026 Structural Survey, by Tidal Design, dated 15 Janaury 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 the installation of any external lighting, a light mitigation strategy, including measures to reduce light spillage onto foraging habitats and roost access points for bats shall be submitted to and approved in writing by the local planning authority. The development shall be carried out in accordance with the approved details. 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 development shall be carried out in accordance with the biodiversity enhancement measures as detailed on drawing no. Rev B Proposed Elevations, received 28 Janaury 2026. The biodiversity enhancement measures to include two bird boxes shall be installed prior to first use of the proposal hereby approved and shall be retained 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).
- Prior to first occupation of the development, the result of percolation testing shall be submitted to and approved by the Local Planning Authority to ensure that the proposed surface water drainage can be implemented. If the results determine that the proposed SuDS system will not work, a revised drainage strategy will also need to be submitted and approved. Such scheme as is approved shall be implemented and retained thereafter. Reason: In order to ensure the scheme does not cause surface water flooding and to accord with policy GN.1 of the Local Development Plan for Pembrokeshire (adopted 28 February 2013) and with Schedule 3 of the Flood and Water Management Act 2010. The following details of surface water disposal has been partially discharged by virtue of Discharge of Condition approval ref: 26/0010/DC, GRANTED 01/06/2026 • Infiltration testing results, by Nexus Consulting Engineers Ltd, undertaken 22 February 2026 and dated 24 February 2026; • An email from the agent, dated 28 May 2026, confirming information on flood allowance calculation; and • Drawing ref. Proposed Site Plan, by RPC Design & Architecture.
- Development shall not begin until an internal and external photographic survey of the existing building has been carried out in accordance with guidelines provided by the Local Planning Authority’s archaeological advisors – Heneb. The resulting photographs shall be approved by the planning authority prior to the commencement of development and deposited with the regional Historic Environment Record, held and maintained by Heneb, Corner House, 6 Carmarthen Street, Llandeilo, Carmarthenshire, SA19 6AE, (Tel 01558-823121). Reason: To ensure the recording of matters of archaeological interest to accord with Policy GN.38 of the Local Development Plan for Pembrokeshire (adopted 28 February 2013). The following details of photographic survey has been discharged by virtue of Discharge of Condition approval ref: 26/0010/DC, GRANTED 01/06/2026 • Photographic Survey, by RPC Design & Architecture Ltd, received, 7 April 2026.
- Notwithstanding the information contained within the application, prior to the commencement of the development, a method statement detailing the techniques to be used in the conversion of the building together with a plan showing the extent of any repairs, demolition and rebuilding 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. The following details of method statement has been partially discharged by virtue of Discharge of Condition approval ref: 26/0010/DC, GRANTED 01/06/2026 • Method Statement, by RPC Design & Architecture Ltd, received, 7 April 2026.
- Notwithstanding the provisions of Article 3 and Parts 1 and 2 of the Second Schedule to the Town & Country Planning (General Permitted Development) Order 1995 (or any Order revoking and re-enacting that Order with or without modification) no development as specified in Part 1 (Classes A, B, C D, E and G), or any minor operations as specified in Part 2 (Class A), other than such development or operations indicated on the plans hereby approved, shall be carried out without the prior written consent of the Local Planning Authority. Reason: In the interests of amenity and to accord with policy GN.1 of the Local Development Plan for Pembrokeshire (adopted 28 February 2013).
- Where intends on using a package sewage treatment plant, it is a legal requirement for the discharge to be registered with NRW. The discharge from the system will require authorisation from NRW under the Environmental Permitting (England and Wales) Regulations 2010 (as amended). Further information, including a step by step guide to registering and the relevant application forms are available on our website. https://naturalresources.wales/permits-and-permissions/water-discharges-and-septic-tanks/?lang=en
- Pembrokeshire County Council as SuDS Approving Body (SAB) considers that by virtue of the fact that the proposals where the construction area having drainage implications appears to be in for new development of more than 1 property, and, or where the construction area is in excess of 100 square metres accords with the requirements of the proposed works will require SAB approval prior to the commencement of any works on site relating to this application. 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
- Due to the age of the building, there is potential that asbestos containing materials (ACM) will be present within the building. Furthermore, the remodelling and construction phase may also result in emissions of noise, dust and gases impacting local amenity, influencing local air quality, and impacting the health of workers engaged in the activities. It is the responsibility of owners/developers to ensure safe development and occupation of the building particularly if any asbestos is present. The existing building should be assessed for asbestos materials prior to refurbishment. ACM Footnote: Asbestos cement sheet and textured coating (artex) materials may be removed by non-licensed contractors, but should be done in accordance with the guidance: https://www.hse.gov.uk/pubns/guidance/a14.pdf HSE - Asbestos: Asbestos essentials Most other asbestos materials must be removed by a contractor licensed by the Health and Safety Executive. If at any stage during the refurbishment process asbestos is suspected, the work should stop immediately, and the material should be investigated.
- The development hereby permitted shall take place in strict accordance with the bat mitigation recommendations outlined in the submitted Bat Report by Gould Ecology Ltd, dated July 2025, amended January 2026 and drawing no's: Proposed Elevations, Rev B, dated 12 January 2026, by RPC Design and Architecture Ltd The mitigation shall be retained thereafter. Reason: To accord with the duty to safeguard protected species in compliance with policies GN.1 and GN.37 of the Local Development for Pembrokeshire (Adopted 28th February 2013).
- The soft landscaping comprising lawn, two fruit trees and native planting of trees or hedgerow, the location of which are shown on drawing no. Rev A Proposed Roof Plan, dated February 2025 and Rev B Proposed Site Plan, received 12 January 2026 shall be carried out in the first planting season following first use of the building or the substantial completion of the development, whichever is sooner and retained thereafter. Any plants which within a period of 5 years from the date of this decision 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 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 SP 1, SP 16, GN.1, GN.2, GN.11, 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.
- This Decision Notice grants planning permission. You are advised that it does not constitute approval under the Building Regulations.
- A European protected species (EPS) Licence is required for this development. It is an offence to deliberately capture, kill or disturb EPS or to 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 Natural Resources Wales / Apply for a protected species licence. Development should not be commenced until the Applicant has been granted a licence by Natural Resources Wales pursuant to Regulation 55 of the Conservation of Habitats and Species Regulations (2017) authorizing the specified activity/development to go ahead. Please note that any changes to plans between planning consent and the licence application may affect the outcome of a licence application.
- This document comprises Version 2 of this decision, amended as follows: - By reason of Discharge of Condition approval 26/0010/DC, conditions 4 and 6 have been partially discharged and condition 5 has been discharged. Granted 01/06/2026 If you are in any doubt as to the most up-to-date version of this decision, please contact the Planning Department on (01437) 764551 to seek clarification.
