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
First floor extension to create extra bedroom and upstairs bathroom.
Proposal details
- Reference
- 25/0475/PA
- Alternative references
- PP-14083099
- Ward
- Llanrhian
- Agent
- Josh Macrae
- UPRN
- 10009875253
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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: Bat Survey Report RWN006 Version 1.0, by Rowan Ecological, dated 11/08/2025 DRG 02A. Proposed Site and Location Plan. 03/12/25 DRG 03A. Proposed Elevations. 22/10/25 DRG 06. Proposed Green Infrasturture Details. 14/08/25 DRG 05. Proposed First Floor Plan. 14/08/25 DRG 04. Proposed Ground Floor Plan. 14/08/25 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).
- 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, 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.
- It is recommended that the applicant be informed that 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 recommended that the applicant and contractors be informed of the possibility of encountering bats unexpectedly during works. 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.
- Prior to the substantial completion of the development hereby permitted, the proposed ecological enhancements detailed on the Green Infrastructure Statement and illustrated on DRG 06. Proposed Green Infrasturture Details. 14/08/25 and DRG 03A. Proposed Elevations. 22/10/25 shall be implemented. The biodiversity enhancement measures to include one bat box, three bird boxes, and one insect hotel, shall be installed as approved and retained for as long as the development exists. Reason: In order to comply with The Environment (Wales) Act 2016 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 of four fruit trees and planters as specified on drawing DRG 06. Proposed Green Infrasturture Details. 14/08/25 and referred to within the Green Infrastructure Statement shall be carried out in the first planting season following substantial completion of the development, and if any trees or plants die within a period of 5 years from the date of planting, are removed or become 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).
- Prior to first use of the extension hereby permitted, the window at first floor level in the rear elevation shall be fitted with obscured glazing, details of which shall first be submitted to and agreed in writing by the local planning authority and any part of the window that is less than 1.7m above the floor of the room in which it is installed shall be non-opening. The window shall be permanently retained in that condition thereafter. Reason: To protect the privacy and amenity of neighbouring occupiers and to accord with Policy GN.1 of the Local Development Plan for Pembrokeshire (adopted 28 February 2013).
- Development shall be carried out in full accordance with the recommendations set out in the approved Bat Survey Report (RWN006, Version 1.0) prepared by Rowan Ecological, dated 11 August 2025. The development shall thereafter be implemented and maintained in accordance with these recommendations up to and including the first use of the completed extension. 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).
