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 (surface water) of planning permission 24/0627/PA (Agricultural shed - In retrospect).
Proposal details
- Reference
- 25/0551/PA
- Ward
- Cilgerran And Eglwyswrw
- Agent
- Mr Wyn Harries MRICS
- UPRN
- 10009880475
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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 source
Decision & conditions
Planning conditions
- The development shall be carried out in accordance with the following approved plans and documents: 2131 01 Rev B Plans & Elevations as Proposed. 22210-RCA-01-XX-DR-C-03 P01 Surface Water Construction Details 22210-RCA-01-XX-DR-X-01 P02 Engineering Site Plan Surface Water Strategy 22210/MS/A Maintenance Schedule for SuDS Support, by Roger Casey Associates, dated 12 June 2025 22210 S1 RCA-01-ZZ-SH-C-SWC Calculations, dated 12 June 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 proposed scheme for the disposal of surface water shall be implemented in accordance with 22210-RCA-01-XX-DR-C-03 P01 Surface Water Construction Details, 22210-RCA-01-XX-DR-X-01 P02 Engineering Site Plan Surface Water Strategy, 22210/MS/A Maintenance Schedule for SuDS Support, by Roger Casey Associates, dated 12 June 2025 and 22210 S1 RCA-01-ZZ-SH-C-SWC Calculations, dated 12 June 2025 within three months from the date of this decision and shall be retained for as long as the development exists. Reason: To ensure that a satisfactory means of drainage is provided, and to accord with Policy GN.1 of the Local Development Plan for Pembrokeshire (adopted 28 February 2013).
- Any additional external lighting in connection with the proposed development shall be positioned at a low level, hooded, downward facing and shall be operated on a PIR activated timer. Reason: In order to comply with local amenity and 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 planting of hedegrow as detailed in the Green Infrastructure Statement and Plan (2123 01B) received 11/11/2024 shall be carried out in the first planting season following the first use of the building. Any plants or trees 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 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.
- The development shall be carried out in accordance with the biodiversity and green infrastructure enhancement measures as detailed in the Green Infrastructure Statement, dated 11/11/2024 and 2131 01 Rev B Plans & Elevations as Proposed. The biodiversity enhancement measures to include a bat box shall be installed within 28 days from the date of this decision notice and shall be retained as installed 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).
- 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.
- 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 excess of 100 square metres, and, or accords with the requirements of WG42458 - WELSH GOVERNMENT ADVICE NOTE - SAB APPLICATIONS FOR AGRICULTURE BUILDINGS, COVERINGS AND CLEAN YARDS, March 2021, 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.
- This application has been screened in accordance with Natural Resources Wales’ interim advice for planning applications within the river Special Areas of Conservation (SACs) catchments (issued on 20th January 2021). It is considered that this development is unlikely to increase phosphate inputs as it falls within the following criterion in the interim advice: Criteria : 1. Any development that does not increase the volume or concentration of wastewater;
