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
Alterations and extension
Proposal details
- Reference
- 25/0569/PA
- Ward
- Rudbaxton And Spittal
- Agent
- Miss Angharad Jones
- UPRN
- 10009879228
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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 sourceExtension date
Past published deadlineA published target or deadline. It does not confirm an outcome.
Council sourceDecision expiry date
Published deadlineA published target or deadline. It does not confirm an outcome.
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: Project reference 020, Drawing No. A090, Rev 6, Existing Site plan, Issue date 13/01/24, Amended 05/09/2025 Project reference 020, Drawing No. A112, Rev 7, Proposed ground floor plan, Issue date 24/01/24, amended 26/01/2026 Project reference 020, Drawing No.A113, Rev 8, Proposed first floor & roof plan, issue date, 27/01/2024 Project reference 020, Drawing No. A116, Rev 7, Proposed elevations, Issue date 27/01/2024, amended 26/01/2026 Project reference 020, Drawing No. A115, Rev 2, Proposed site plan - services, Issue date 27/01/24, amended 26/01/2026 Amended Design and Access Statement, received 26/01/2026 Bat Surveys and Green Infrastructure Statement, Kite Ecology, Final Report, June 2024 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).
- Notwithstanding the information contained in the submitted Green Infrastructure Statement, prior to substantial completion of the development a scheme of Green Infrastructure Enhancement shall be submitted to and approved in writing by the Local Planning Authority. The development shall be carried out in accordance with the approved details prior to the first use of the extension and shall be retained for as long as the development exists. 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).
- The recommended biodiversity enhancement measures contained in 8 of the submitted Bat Survey Report by Kite Ecology shall be provided prior to occupation of the extension hereby approved and retained for as long as the development exists. 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 28 February 2013).
- Prior to the substantial completion of the development hereby approved, the proposed ecological enhancements Bird box detailed in the Green Infrastructure Statement and detailed on drawing 'Project reference 020, Drawing No. A116 6, Proposed elevations, Issue date 01/27/24, amended 26/01/2026', shall be implemented as approved and thereafter retained. 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).
- 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 (Sustainable Development), GN.1 (General Development Policy), GN.2 (Sustainable Design) and 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 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 Habitats Regulations, where a plan or project is likely to have a significant effect on a European site, either alone or in combination with other plans or projects, and where it is not directly connected with or necessary to the management of the site previously (designated pursuant to EU retained law) the competent authority must carry out an appropriate assessment of the implication of the plan or project in view of the site’s conservation objectives. Natural Resources Wales has set new nitrates and phosphate standards for the river SACs in Wales. Any proposed development within the SAC catchments that might increase the amount of nitrates and phosphate within the catchment could lead to additional damaging effects to the SAC features and therefore such proposals must be screened through a HRA to determine whether they are likely to have a significant effect on the SAC condition. - This application has been screened in accordance with Natural Resources Wales’ Advice to planning authorities for planning applications affecting nutrient sensitive Special Areas of Conservation (Version 5.1, published 09/02/2026). It is considered that this development is unlikely to increase nitrogen inputs as it falls within the following criterion in the interim advice: Criteria 2: development that does not increase the volume or concentration of wastewater
