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 conditions 2 (approved plans) and 6 (biodiversity enhancement) of planning permission 20/1042/PA (Replacement dwelling and garage.)
Proposal details
- Reference
- 25/0562/PA
- Ward
- Crymych And Mynachlog-Ddu
- Agent
- Mr Wyn Harries MRICS
- UPRN
- MAN000000000608551
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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: Received 22/09/25 Dwg no. 09 - Proposed block and elevations Dwg no. 10 - Proposed floor plans Reason: In the interests of amenity and to comply with the requirements of policy GN.1 of the Local Development for Pembrokeshire (Adopted 28th February 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. Before these details are submitted, an assessment shall be carried out of the site potential for disposing of surface water by means of a sustainable drainage system, and the results of the assessment provided to the local planning authority. The scheme shall be implemented in accordance with the approved details prior to occupation of the dwelling and 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).
- No surface water and/or land drainage shall be allowed to connect directly or indirectly with the public sewerage network. 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 development shall be carried out in accordance with the recommendations of protected species survey report, section 6.2, prepared by Rowan Ecological submitted under planning approval ref. 20/1042/PA. 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).
- Notwithstanding the details submitted, prior to the installation of any external lighting in connection with the development hereby approved, details of the lighting shall be submitted to and agreed in writing by the Local Planning Authority. The lighting details shall show the lighting be positioned at a low level, hooded and downward facing to avoid light spill onto foraging habitats and bat roost access points and shall be operated on a PIR activated timer. All external lighting shall be installed as approved. Reason: To protect the biodiversity interests of the site in accordance with policy GN.37 of the Local Development Plan for Pembrokeshire (adopted 28 February 2013).
- In the first planting and seeding seasons following completion of the development or occupation of the development, whichever is the sooner, the hedgerow planting shall be implemented according to the submitted proposed site plan and Green Infrastructure Statement (GIS). If the hedgerows, within a period of 5 years after planting are removed, die, become diseased or damaged shall be replaced with a hedgrow of similar size and specification. Reason: To protect ecological interests of the site in accordance with polices GN.1 and GN.37 of the Local Development Plan for Pembrokeshire (adopted 28 February 2013) and Section 6 of PPW edition 12.
- 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, GN.26 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.
- 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.
- The Wildlife and Countryside Act 1981 makes it a criminal offence to damage or destroy the nest of any wild bird whilst that nest is in use or being built. Established working practice avoids works to any hedgerow, tree or other vegetation where birds may reasonably be expected to make their nest (such as scrub) between 1 March and 31 August in any year. Care should be taken outside of this exclusion period as variations in climate may extend the nesting season.
- It is recommended that the applicant be informed that 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. British bats are also protected under Schedule 5 of the Wildlife and Countryside Act (1981) (as amended). It is recommended that the applicant and contractors be informed of the possibility of encountering bats unexpectedly during works If bats are encountered on site works should stop immediately an NRW should be contacted (Natural Resources Wales, - General Enquiries: enquiries@naturalresourceswales.gov.uk or 0300 065 3000 Mon-Fri, 8am - 6pm) a licence may then need to be applied for from NRW. Licences are not automatically granted by virtue of a valid planning consent and it may be possible that the necessary licence application may be refused.
- Due to the existence of an ordinary watercourse, the applicant should be made aware that ordinary watercourses must not be filled in, culverted, or the flow impeded in any manner, without the prior written consent of Pembrokeshire County Council under Section 23 Land Drainage Act 1991 as amended by the Flood and Water Management Act 2010. Consent is also required to alter a culvert in a manner that would be likely to affect flow of an ordinary watercourse, and for temporary as well as permanent works. The applicant can obtain further details from Mr Neville Davies, Pembrokeshire County Council, Highways & Construction Division, County Hall, Haverfordwest, Pembrokeshire, SA61 1TP Email: ldconsent@pembrokeshire.gov.uk
- 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 The applicant should be informed that 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
