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
Demolition of existing garage, erection of a two-storey extension on the principal and side elevations.
Proposal details
- Reference
- 25/0552/PA
- Alternative references
- PP-14314448
- Ward
- Kilgetty And Begelly
- Parish
- SV_Begelly
- Agent
- Mr Aled Davies
- UPRN
- 10091647826
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Application timeline
Council milestones and published deadlines. A deadline passing does not confirm a decision.
Consultation expiry date
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Council sourceStatutory expiry date
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Council sourceExtension date
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Council sourceDecision expiry date
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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 and documents: 01 Revision G – Existing Plans, Elevations and Section; 02 Revision G – Existing Site Plans and 3D Views; 03 Revision K – Proposed Plans, Elevations and Section; and 04 Revision G – Proposed Site Plan, Section and 3D Views. 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 extensions hereby approved shall not be occupied at any time other than for purposes ancillary to the residential use of the dwelling known as La Rochelle, Begelly. SA68 0XB. Reason: To prevent this extension being used as a separate unit of accommodation and to enable the Local Planning Authority to properly control any further development on the site, and to accord with Policy GN.1 of the Local Development Plan for Pembrokeshire (adopted 28 February 2013).
- No development shall commence until a scheme for surface water disposal has been submitted to and approved in writing by the local planning authority. The scheme shall include an assessment of the sites potential for disposing of surface water by means of a sustainable drainage system, with the results of the assessment provided to the local planning authority. The scheme shall be implemented in accordance with the approved details prior to the occupation of the alterations and extensions to the dwelling and retained as such 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). The following details of surface water disposal has been partially discharged by virtue of Discharge of Condition approval ref: 26/0124/DC, GRANTED 27/07/2026 • Percolation test results, by A.D Architectural Design Consultants ltd, dated 16 May 2026; and • Drawing ref. 25034/08 Rev N - Proposed Block Plan.
- No development shall commence until details of the new timber boundary fence, on the south boundary of the site, has be submitted to and approved in writing by the local planning authority. These details shall include the height, design and method of fixing of the timber boundary fence. The scheme shall be implemented in accordance with the approved details prior to the occupation of the alterations and extensions to the dwelling and retained as such for as long as the development exists. Reason: To protect residential amenity and accord with Policy GN.1 of the Local Development Plan for Pembrokeshire (Adopted 28th February 2013). The following details of timber boundary fence has been partially discharged by virtue of Discharge of Condition approval ref: 26/0124/DC, GRANTED 27/07/26 • Drawing ref. 25034/08 Rev N - Proposed Block Plan; and • Drawing ref. 25034/09 Rev N - Boundary Wall / Fence Detail
- Prior to occupation of the development hereby approved, the proposed bat and bird boxes shall be installed in accordance with the details on drawing 25034/03 Revision K – Proposed Plans, Elevations and Section and retained thereafter. Reason: In the interests of biodiversity enhancement and to accord with the requirements of policy GN.37 of the Local Development Plan for Pembrokeshire (adopted 28 February 2013).
- No development shall commence until the species, size and number of plants to be planted in the exisitng empty and the new planting beds, has been submitted to and approved in writing by the local planning authority. The planting beds as shown on drawing 2064 004 – Proposed GFL & Site/ Block Plan together with the planting of the approved plants, shall be provided in the first planting and seeding seasons following occupation of the approved development or completion of the development, whichever is sooner and retained thereafter. 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).
- Any external lighting proposed in connection with the extension shall be positioned at a low level, downward facing, hooded and on a short PIR activated timer and retained thereafter. Reason: In the interests of biodiversity and to accord with Policy GN.37 (Protection and Enhancement of Biodiversity) 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, GN.1, GN.2, GN.22 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.
- Prior to the occupation of the development hereby approved, The off-street parking facilities (for all vehicles, including cycles) shown on the drawing 25034/04 Revision G – Proposed Site Plan, Section and 3D Views, hereby approved shall be provided, and thereafter retained for that purpose. Reason: To ensure the satisfactory provision of parking facilities and in the interest of highway safety and the amenity of the area, and to accord with Policy GN.1 of the Local Development Plan for Pembrokeshire (adopted 28 February 2013).
- No development shall commence until a Construction Management Statement with Plan (CMS) has been submitted to, and approved in writing by, the Local Planning Authority. The CMS shall include information and plans on the following: a. Parking for vehicles, site personnel, operatives and visitors; b. Loading and unloading of plant and materials, and use of banksmen; c. Storage of plant and materials indicated on a plan; d. Erection of hoarding or security fencing as indicated on a submitted plan; e. Consideration of the school and no movement/deliveries within the school pickup/drop-off times (as appropriate). Pembrokeshire Schools operate on an asymmetric week and many schools in the area will finish between 12noon and 1pm on a Friday. This will need to be considered within any future CTMP for the proposed development (as applicable); and f. On-site turning for construction vehicles The approved plan/statement shall be adhered to throughout the demolition/construction period. Reason: In the interest of highway safety and the amenity of the area, and to accord with Policy GN.1 of the Local Development Plan for Pembrokeshire (adopted 28 February 2013). The following details of Construction Management Statement with Plan (CMS) has been partially discharged by virtue of Discharge of Condition approval ref: 26/0124/DC, GRANTED 27/07/2026 • Construction Management Plan (CMP), by A.D Architectural Design Consultants ltd, dated 21 January 2026: and • Drawing ref. 25034/07 Rev M - CMP Block Plan.
- The developer is reminded it is an offence to allow materials to be carried from the site and deposited on or damage the highway from uncleaned wheels or badly loaded vehicles. The Highway Authority will seek, wherever possible, to recover any expenses incurred in clearing, cleaning or repairing highway surfaces and prosecute persistent offenders. (Highways Act 1980, Sections 131, 148 and 149).
- 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. It is considered that this development is unlikely to increase phosphate and nitrate inputs as it falls within the following criterion in the interim advice: Criterion 3: Development to an existing residential property (e.g. extensions) that does not result in the creation of independent living accommodation, a separate planning unit and/or a change in use, where it can no longer be said to be ancillary to the main residence.
- This document comprises Version 2 of this decision, amended as follows: - By reason of Discharge of Condition approval 26/0124/DC, conditions 4, 5 and 6 have has partially discharged. Granted 27/07/2026 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.
