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 ref 24/0267/PA (Two storey side extension to create family annex/ home office).
Proposal details
- Reference
- 25/0557/PA
- Alternative references
- PP-14341320
- Ward
- Narberth Rural
- Agent
- Mr Andrew Vaughan-Harries
- UPRN
- 10009879281
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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 source
Decision & conditions
Planning conditions
- The development shall be carried out in accordance with the following approved plans and documents: Appendix A, Grannys Law, 2021, received 12 July 2024, as amended by P01 – Location Plan: P02 – Existing & Proposed Site Plans: P03 – Existing Floor Layouts: P04 – Existing Elevations: P05 – Proposed Ground Floor: P06 – Proposed First Floor: P07 – Proposed Elevations: P08 – Proposed Elevations: Planning Statement and Green Infrastructure Statement, dated 18 September 2025, received 18 September 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 extension shall not be occupied at any time other than for purposes ancillary to the residential use of the dwelling known as Redstone Farm. 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 Policies GN.1 and GN.2 of the Local Development Plan for Pembrokeshire (adopted 28th February 2013).
- The proposed biodiversity enhancement measures detailed in the Green Infrastructure Statement and detailed on 02 Existing and Proposed Site Plans and 08 Proposed Elevations (18 September 2025), shall be installed/planted prior to the substantial completion of the development hereby approved and thereafter maintained. 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 28th 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 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.
- Under the Wildlife and Countryside Act 1981 it is an offence to damage, destroy or obstruct access to any structure or place that bats, great crested newts or any other animal listed in Schedule 5 of the Act use for shelter or protection. Under this Act it is also an offence to disturb barn owls whilst building a nest or in the vicinity of a nest containing eggs or young. If there is any suggestion that the site is being occupied by any of the species, you are advised to consult Natural Resources Wales on Telephone: 0300 065 3000 or email: enquiries@naturalresourceswales.gov.uk, before proceeding with the development hereby authorised.
- From 7th January 2019, all new developments of more than 1 property or where the construction area that has drainage implications is 100 square meters or more, will require sustainable drainage systems (SuDS) for surface water. The SuDS must be designed and built in accordance with Statutory SuDS Standards published by the Welsh Ministers and SuDS Schemes must be approved by the local authority acting in its SuDS Approving Body (SAB) role, before construction work begins. 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 applicant can obtain further information in relation to the SAB approval process from the Authorities website at www.pembrokeshire.gov.uk/planning-contacts/sustainable-drainage-approving-body-sab Please contact: SAB Community Services Directorate Infrastructure Division Pembrokeshire County Council County Hall Haverfordwest Pembrokeshire SA61 1TP e-mail: sab@pembrokeshire.gov.uk The SAB team can be contacted by telephone as follows: 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. 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.
- Any external lighting shall be low level, downward facing, hooded and on a short PIR activated timer
- The surface water drainage for the development shall be undertaken in accordance with the details approved by virtue of Discharge of Condition approval, ref: 24/1174/DC, granted 06/05/2025, prior to the first use of the facilities and maintained for as long as the development exists. 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).
- The development to be carried out in accordance with the ecology survey by Wyndrush Wild, dated 17 June & 18 July 2025 and plans.
- Warning: A European protected species (EPS) Licence is required for this development. Bats The bat survey provided by Wyndrush Wild identified roosts for Soprano Pipistrelle and Brown Long-Eared bats within the existing building. On the basis of the information submitted it is considered that a NRW development licence will be required to carry out the works and the following advice will apply. In line with NRW recommendations and their checklist for Low-Risk sites (NRW Approach to Bats and Planning – p5, October 2015): A lower risk case is one where a bat report confirms that bats are present, but NONE of the following apply: 1. Maternity roosts of any bat species regardless of the size of the roost. Please note that some species form small maternity roosts. It is therefore essential that sufficient justification is set out in the bat report to support the assessment of the nature of the use of the roost by bats. 2. Hibernation roosts of any species. 3. Any proposal involving greater horseshoe bat, lesser horseshoe bat, barbastelle bat, Bechstein’s bat, grey long-eared bat, Leisler’s bat, serotine bat and Nathusius’ pipistrelle bat. 4. Any proposal involving roost sites for 3 or more different bat species. 5. Any mating or swarming site considered to be important on the basis of the submitted bat report. 6. None of the above checklist apply to this application; therefore, it can be assumed that the favourable conservation status (FCS) of the bat species in question is met. 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. Any consent must secure the requirements/conditions/information detailed in any NRW response to the application. Condition(s) The scheme shall be implemented in accordance with the mitigation and recommendations in Sections 5 and 6 of the bat survey report and on the drawings – Proposed Elevations P08. Works shall be carried out in strict accordance with the mitigation measures contained within Sections 5 and 6 of the bat report. These measures shall be carried out as approved during the site preparation and construction phases of the development. Reason: To ensure that animal and plant species and habitats listed under the Conservation of Habitats and Species Regulations 2017 (as amended) and the ecological interests of the site are adequately protected. Policy: GN.1 and GN.37 of the Local Development Plan for Pembrokeshire (adopted 28 February 2013), Section 6 of PPW (Edition 12). Licence 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". This planning permission does not provide consent to undertake works that require an EPS licence. It is an offence to deliberately capture, kill or disturb EPS or to recklessly damage or destroy their breeding sites or resting places. If found guilty of any offences, you could be sent to prison for up to 6 months and/or receive an unlimited fine. To undertake the works within the law, you can obtain further information on the need for a licence from Natural Resources Wales on 0300 065 3000 or at: https://naturalresources.wales/permits-and-permissions/protected-species-licensing/european-protected-species-licensing/information-on-european-protected-species-licensing/?lang=en
