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
Reconfiguration of rear of property to provide habitable space at first floor level.
Proposal details
- Reference
- 25/0491/PA
- Alternative references
- PP-14286179
- Ward
- Fishguard North East
- Parish
- HT_Fishguard_Lower_Town
- Agent
- Mr Iain MacRae
- UPRN
- 100100282367
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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: [HP247/01. Concept Layout. 17/09/2025, 2A. Proposed Elevations. October 2025, 1. Proposed Floor Plans. 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).
- The multiple planted boarders, fruit tree, shrubs and wild grasses, shown on drawing HP247/01. Concept Layout. 17/09/2025 and detailed within the Green Infrastructure Statement shall be carried out in the first planting season following first use of the building and any plants or tree which within a period of 5 years from the date of planting die, are removed or becomes 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 the substantial completion of the development hereby permitted, the proposed ecological enhancements detailed on the Green Infrastructure Statement and illustrated on 2A. Proposed Elevations. October 2025 shall be implemented. The biodiversity enhancement measures to include one bat and bee box, 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).
- 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.
- 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 SP1, SP12, SP13, SP14, GN1, GN2, GN12, GN37 and GN38. 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.
