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
Variation of condition 2 (Approved Plans) of planning permission 24/0240/PA (Demolition of the existing Lidl foodstore and adjoining properties, and the erection of a new Lidl Class A1 foodstore with access, car parking, landscaping and all associated works.)
Proposal details
- Reference
- 25/0528/PA
- Alternative references
- PP-14323359
- Ward
- Milford East
- Parish
- HT_Milford_Haven
- Agent
- Mr Max Lewis
- UPRN
- 100101023434
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Application timeline
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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: • Site Location Plan reference 3200 P400 • Proposed General Arrangement Site Plan 3200 P432 Rev A • Proposed Elevations 3200 P230 Rev A • Proposed Setting Out Site Plan 3200 P433 Rev A • Proposed Street Elevation 3200 P231 • Proposed Ground Floor Plan 3200 P130 Rev A • Proposed Roof Plan 3200 P131A • Proposed Substation Elevations reference 3200 P202 • Proposed Surface Treatment Plan 3200 P434 Rev A • Proposed Boundary Treatment 3200 P436 Rev A • Proposed Levels Strategy 3200 P435 Rev A Reason: In the interests of amenity and to comply with the requirements of Policy GN1 of the Local Development for Pembrokeshire (Adopted 28th February 2013).
- The external surfaces of the building shall be constructed of the materials specified on the plan Proposed Elevations reference 3200 P230 Rev A. Reason: In the interests of amenity and to comply with the requirements of Policy GN.1 of the adopted Local Development Plan for Pembrokeshire (2013).
- No development shall commence until details of a scheme for the disposal of surface water has been submitted to and agreed in writing by the Local Planning Authority. No drainage from the development site shall be connected to or allowed to discharge into the Trunk Road drainage system and the proposed junction shall be constructed such that the access road does not drain onto the Trunk Road. The scheme shall be implemented in accordance with the approved details prior to the first use of the development and retained in perpetuity. 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). Condition 4 has been amended by virtue of Non-Material Amendment application, reference 25/1015/NM, granted on 16th March 2026 as follows: Prior to the first use of the development hereby approved the arrangements for the disposal of surface water shall be fully implemented in accordance with the following information approved by Details Reserved by Condition reference 24/0895/DC granted on 6th February 2025: • 15678-2000-R01 SAB Application Proposed Foul and Surface Water Drainage Layout • 15678-2001-R01 Drainage Catchment Areas • 15678-2002-R01 Proposed Exceedance Route Layout • 15678-2003-R01 Section 104 Proposed Foul and Surface Water Drainage Layout • 15678-2200-R01 Proposed Long Sections • SHE-0078-3500-1850-3500 Design Drawing • SHE-0078-3500-1850-3500 Hydraulic Characteristics • SuDS Maintenance Schedule Infiltration Tank • SuDS Maintenance Schedule Permeable Paving • SuDS Maintenance Schedule • 15678-2400-R01 Typical Drainage Details • 15678-2401-R01 Manhole S7 Hydro-Brake Details • 15678-2402-R01 Proposed Combined Sewer Connection Details • 15678-2403-R01 EXMH1 Combined Sewer Connection Details • 15678-2404-R01 Proposed Manhole Details • 15678-2405-R01 Proposed Manhole Schedule • 15678-240702 Hydraulic Model 1 Design Settings • 15678-DRA-1 Designer’s Risk Assessment Thereafter the implemented approved scheme shall be maintained and retained in perpetuity. 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).
- Surface water flows from the development shall only connect with the public combined sewer through an attenuation device that discharges at a rate not exceeding 3.5 l/s. Reason: To prevent hydraulic overloading of the public sewerage system, to protect the health and safety of existing residents and ensure no pollution of or detriment to the environment and to accord with Policy GN.1 of the Local Development Plan for Pembrokeshire (adopted 28 February 2013).
- Prior to the commencement of any construction works, provision shall be made within the curtilage of the site for the parking of all construction vehicles together with a vehicular turning area. This parking and turning area shall be maintained free from obstruction at all times such that all vehicles serving the site may park within the site and both enter and leave in a forward gear. 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).
- Prior to the commencement of development a Construction & Environment Management Plan (CEMP) shall be submitted for approval in writing by the Local Planning Authority. The CEMP shall set out the details of and site specific measures to control and monitor:- a) parking and turning arrangements for vehicles of site personnel, operatives and visitors; b) arrangements for loading and unloading of plant and materials; c) the storage of plant and materials; d) the programme of works (including measures for traffic management and operating e) hours); f) the provision of boundary hoarding and lighting; g) the protection of important trees, hedgerows, ecological and other natural features; h) details of anticipated construction vehicle routing which is to be prescribed and measures to enforce its use; i) details of proposed means of dust suppression and noise mitigation in line with the requirements of BS 5228-1:2009+A1:2014; j) details of measures to prevent mud from vehicles leaving the site during construction; k) details of the storage of spoil or other excavated or deposited material during construction including the height of such storage above either natural ground level or the approved ground level. l) arrangements by which the developer shall maintain communication with residents and businesses in the vicinity of the site and by which the developer shall monitor and document compliance with the measures set out in the CEMP. Development shall only progress in accordance with the approved CEMP. Reason: In the interest of local amenity and highway safety and to accord with Policy GN.1 of the adopted Pembrokeshire Local Development Plan (2013). Condition 7 has been amended by virtue of Non-Material Amendment application, reference 25/1015/NM, granted on 16th March 2026 as follows: The development hereby approved shall be carried out in accordance with the following Construction & Environment Management Plan (CEMP) approved by Details Reserved by Condition reference 24/0893/DC granted on 6th February 2025: • Construction Management Plan (dated 16th December 2024) • Construction Ecological Management Plan (reference B IOC23-121-V1) Reason: In the interest of local amenity and highway safety and to accord with Policy GN.1 of the adopted Pembrokeshire Local Development Plan (2013).
- During the demolition and construction phases of the development the associated works shall only take place within the following times: 08:00 to 18:00 hours Monday to Friday; 09:00 to 13:00 hours Saturday; there shall be no Sunday or Bank Holiday working. Reason: To protect public health, local amenity and the environment from the adverse impact of unwanted noise and to accord with Policy GN.1 of the adopted Pembrokeshire Local Development Plan (2013).
- All external plant and equipment, including the electrical sub-station, shall be installed and maintained so as to comply with BS4142:2014+A1:2019 Methods for rating and assessing industrial and commercial sound. Reason: To protect public health, local amenity and the environment from the adverse impact of unwanted noise and to accord with Policy GN.1 of the adopted Pembrokeshire Local Development Plan (2013).
- The development shall include all of the proposed methods for the mitigation of noise associated with the proposed loading bay and from external plant and equipment as detailed within Section 3.2 of the acoustic report submitted as Lidl Foodstore Development, Milford Haven Noise Assessment for Planning Application (Project No: 23-601, 28 February 2024). Reason: To protect public health, local amenity and the environment from the adverse impact of unwanted noise and to accord with Policy GN.1 of the adopted Pembrokeshire Local Development Plan (2013).
- The store shall only open to the public between the hours of 08:00 and 22:00 Monday to Saturday; and 10:00 to 16:00 on Sundays. No deliveries shall be made outside the hours of 07:00-23:00. Reason: To protect public health, local amenity and the environment from the adverse impact of unwanted noise and disturbance and to accord with Policy GN.1 of the adopted Pembrokeshire Local Development Plan (2013).
- Prior to the commencement of the development a scheme for external lighting shall be submitted for approval in writing by the Local Planning Authority. The scheme should detail compliance with the Institute of Lighting Engineers Guidance Notes for the Reduction of Obtrusive Light. Lighting should be low level, downward facing, hooded and where appropriate on a short PIR activated timer. Lighting shall be installed and thereafter maintained in accordance with the approved details. Reason: In order to comply with The Environment (Wales) Act 2016 to maintain and enhance biodiversity and in accordance with Policies GN.1, GN.2 and GN.37 of the Local Development Plan for Pembrokeshire (Adopted 28th February 2013). Condition 12 has been amended by virtue of Non-Material Amendment application, reference 25/1015/NM, granted on 16th March 2026 as follows: Any external lighting shall be installed in accordance with the following Lighting Assessment Report approved by Details Reserved by Condition reference 24/0894/DC granted on 6th February 2025: • Lighting Assessment Report (Project No: D-595720 dated 28th October 2024) and accompanying drawings (Project No: 0401054009 Drawings 00 and 01). Thereafter the installed lighting shall be in accordance with the approved details. Reason: In order to comply with The Environment (Wales) Act 2016 to maintain and enhance biodiversity and in accordance with Policies GN.1, GN.2 and GN.37 of the Local Development Plan for Pembrokeshire (Adopted 28th February 2013).
- No development shall commence until a detailed Site Assessment Report providing an assessment of the nature and extent of contamination affecting the application site has been submitted for the written approval of the Local Planning Authority. This assessment must be carried out by or under the direction of a suitably qualified competent person in accordance with BS10175 Investigation of Potentially Contaminated Sites Code of Practice and shall assess any contamination on the site, whether or not it originates on the site. The report of the findings shall include: i. a desk top study to identify all previous uses at the site and potential contaminants associated with those uses and the impacts from those contaminants on land and controlled waters. The desk study shall establish a ‘conceptual site model’ (CSM) which identifies and assesses all identified potential source, pathway, and receptor linkages; ii. an intrusive investigation to assess the extent, scale and nature of contamination which may be present, if identified as required by the desk top study; iii. an assessment of the potential risks to: a. human health; b. groundwater and surface waters; c. adjoining land; d. property (existing or proposed) including buildings, crops, livestock, pets, woodland and service lines and pipes; e. ecological systems; f. archaeological sites and ancient monuments; and g. any other receptors identified at (i). iv. an appraisal of remedial options, and justification for the preferred remedial option(s). All work and submissions carried out for the purposes of this condition must be conducted in accordance with Welsh Local Government Association and the Natural Resources Wales’ ‘Development of Land Affected by Contamination: A guide for Developers’. 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 (adopted 28th February 2013) Condition 13 has been amended by virtue of Non-Material Amendment application, reference 25/1015/NM, granted on 16th March 2026 as follows: The development hereby approved shall be carried out in accordance with the Phase 2 Ground Investigation Report (reference 798.02.01 dated January 2021); and Remediation Strategy (reference 798.04.01 dated September 2024) approved by Details Reserved by Condition reference 24/0896/DC granted on 6th February 2025. 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 (adopted 28th February 2013).
- No development shall commence until a detailed remediation scheme to bring the site to a condition suitable for the intended use by removing unacceptable risks to human health, buildings and other property and the natural and historical environment has been prepared, and submitted for the written approval of the Local Planning Authority. The scheme must include all works to be undertaken, proposed remediation objectives and remediation criteria, timetable of works and site management procedures. The scheme must ensure that the site will not qualify as contaminated land under Part 2A of the Environmental Protection Act 1990, The Contaminated Land (Wales) Regulations 2012 in relation to the intended use of the land after remediation. The detailed remediation scheme should not be submitted until the detailed Site Assessment Report has received the written approval of 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 (adopted 28th February 2013). Condition 14 has been amended by virtue of Non-Material Amendment application, reference 25/1015/NM, granted on 16th March 2026 as follows: The development hereby approved shall be carried out in accordance with the Phase 2 Ground Investigation Report (reference 798.02.01 dated January 2021); and Remediation Strategy (reference 798.04.01 dated September 2024) approved by Details Reserved by Condition reference 24/0896/DC granted on 6th February 2025. 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 (adopted 28th February 2013).
- The approved remediation scheme must be carried out in accordance with its terms prior to the commencement of the development hereby approved, unless otherwise agreed in writing by the Local Planning Authority. The Local Planning Authority must be given two weeks written notification of commencement of the remediation scheme works. Following implementation of the measures identified in the approved remediation scheme, a verification report that demonstrates the effectiveness of the remediation carried out must be prepared and submitted for approval 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.
- In the event that contamination is found at any time when implementing the development herby approved that was not previously identified, it must be reported in writing immediately to the Local Planning Authority. A suitable investigation and risk assessment must be undertaken and where remediation is necessary a remediation scheme must be prepared and submitted for the approval in writing of the Local Planning Authority. Following completion of measures identified in the approved remediation scheme a verification report must be prepared and submitted for the approval in writing of 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 (adopted 28th February 2013).
- Landscaping of the development hereby permitted shall be carried out in the first available planting season following completion of the development in accordance with the following plans and documents: 1. Proposed Landscaping reference 2024-LIDL-MH-03 Rev C. 2. Proposed Landscape Sections reference 2024-LIDL-MH-04. 3. Proposed 2024-LIDL-MH-Planting Schedule 29 July 2024. Thereafter the landscaping shall be managed and maintained in accordance with the submitted Landscape Planting Aftercare & Management Plan. Any trees or plants which within a period of five years from the completion of a landscaping phase die, are removed or become seriously damaged or diseased, shall be replaced in the next planting season with others of similar size and species. Reason: To protect and enhance the character and appearance of the area to accord with Policies GN.1 and GN.2 of the adopted Pembrokeshire Local Development Plan (2013).
- Development shall progress in accordance with the Biodiversity Net Gain proposals as illustrated on the Proposed General Arrangement Site Plan 3200 P432 Rev A and the Proposed Elevations drawing reference 3200 P230 Rev A; and the submitted Construction Ecological Management Plan reference BIO C23-121 V1. Reason: In the interest of protecting and enhancing local biodiversity and to accord with Policy GN.1 and Policy GN.37 of the adopted Pembrokeshire Local Development Plan (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: Policy SP 1 Sustainable Development, Policy SP 4 Promoting Retail Development, Policy SP 12 The Settlement Hierarchy, Policy SP 13 Settlement Boundaries, Policy SP 14 Hub Towns, Policy GN.1 General Development Policy, Policy GN.2 Sustainable Design, Policy GN.12 Town Centre Development, Policy GN.14 Major Out-of-Town Retail Development & Policy 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 general 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.
- Pembrokeshire County Council as SuDS Approving Body (SAB) considers that by virtue of the fact that the construction area having drainage implications appears to be in excess of 100 square metres; 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. 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. 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 776142.
- 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. In accordance with Planning Policy Wales (Edition 11) and Technical Advice Note 12 (Design), the applicant is advised to take a sustainable approach in considering water supply in new development proposals, including utilising approaches that improve water efficiency and reduce water consumption. We would recommend that the applicant liaises with the relevant Local Authority Building Control department to discuss their water efficiency requirements. Queries should be directed Developer Service on 0800 917 2652 or via email at developer.services@dwrcymru.com
- The applicant will be required to enter into an Agreement with the Welsh Ministers under Section 278 of the Highways Act 1980 / Section 23 of the New Roads and Street Works Act 1991 to enable the Applicant to undertake agreed improvement works on the trunk road. This Agreement will contain details of the improvement works, construction conditions and financial arrangements under which agreed measures can be put in place, including indemnifying the Welsh Ministers against third party claims. Without such an agreement in place, any permission that may be granted by the Local Planning Authority cannot be implemented. The applicant shall commission and pay for a Safety Audit of the scheme, (Stages 1 – 4) in accordance with the Design Manual for Roads and Bridges GG 119. The Applicant shall agree the required measures with the Welsh Government before works commence on site and will be responsible for meeting all costs associated with these works.
- The applicant is advised that this document comprises Version 2 of this decision, amended by reason of application reference 25/1015/NM, granted on 13th March 2026 amending the approved plans and drawing numbers set out in Conditions 4, 7, 12, 13 and 14. 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.
