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
Replacement of existing single storey rear extension with 2 storey, small porch and a new conservatory to side
Proposal details
- Reference
- 25/0525/PA
- Alternative references
- PP-14321706
- Ward
- Maenclochog
- Agent
- Mrs Arita Beqiri
- UPRN
- 10013171230
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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: Landscaping plan, scale 1:250, received 22/12/2025 Blue and red boundary line plan, scale 1:500, received 22/12/2025 WA513723, D01, Rev 03, existing and proposed block plan, dated 27/08/2025 WA513723, D05, Rev 03, Proposed roof plan, dated 27/08/2025, WA513723, D03, Rev 03, Proposed floor plan, dated 27/08/2025, WA513723, D09, Rev 03, Proposed East and North plan, dated 27/08/2025, 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 recommended biodiversity enhancement measures contained in section 8 of the submitted Bat Survey Report by Kite Ecology and shown on drawing WA513723, D05, Rev 03, Proposed roof plan, dated 27/08/2025, shall be provided prior to occupation of the extension hereby approved and retained for as long as the development exists. 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 provision of green infrastructure comprising of hedgerow management, planting and shrub beds detailed in the Green Infrastructure Statement and Landscaping plan, scale 1:250, received 22/12/2025 shall be carried out in the first planting season following first use of the extension 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 extension 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 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 (Sustainable Development), GN.1 (General Development Policy), GN.2 (Sustainable Design) and GN.37 (Protection and Enhancement of Biodiversity). 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.
- The above is necessary because 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). As the bat survey revealed the presence of a bat, work may require derogation in the form of a licence from NRW, which the developer has to apply for. Before such a licence can be granted, the following tests (specified in Article 16 of the EU Habitats Directive and in regulation 55 (9) of the 2017 Regulations) must be satisfied: (i) there is no satisfactory alternative to the derogation; (ii) the derogation is not detrimental to the maintenance of the populations of the species concerned at a favourable conservation status in their natural range; (iii) the derogation is in the interests of public health and public safety, or for other imperative reasons of overriding public interest, including those of a social or economic nature and beneficial consequences of primary importance for the environment. Planning Policy Wales states that to avoid developments with planning permission subsequently not being granted a licence in relation to a European Protected Species (EPS), planning authorities must take the three requirements for a derogation into account when considering development proposals where a EPS is present and must be satisfied a where an EPS licence is required it will be granted by NRW.
- The scheme shall be implemented in accordance with the mitigation and recommendations in Section 8 of the bat survey report and on drawing Amended GIS 21/12/2025 received on 21/12/2025. Works shall be carried out in strict accordance with the mitigation measures contained within Sections 8 of the bat report. These measures shall be carried out as approved during the site preparation and construction phases of the development. 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).
- Notwithstanding the information contained on the plans, prior to installation of any additional external lighting to those already indicated in connection with the proposed development shall be submitted to and approved in writing by the Local Planning Authority. The lighting shall be positioned at a low level, hooded, downward facing and operated on a PIR activated timer. Lighting shall be installed in accordance with the approved details. Reason: In the interests of biodiversity and to comply with the requirements of policies GN.1 an GN.37 of the Local Development Plan for Pembrokeshire (Adopted 28th February 2013).
