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
Change of use of first floor storage area to ancillary annex accommodation for use in conjunction with the host dwelling house.
Proposal details
- Reference
- 25/0604/PA
- Ward
- Lamphey
- Agent
- Mr Gareth Richards
- UPRN
- 200003255905
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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 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 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: 2034-01 - Existing and Proposed Plans & Elevations; and 2034-02 - Location Plan. 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 annex hereby approved shall not be occupied at any time other than for purposes ancillary to the residential use of the dwelling known as Winter Hall, Lamphey, Pembroke. Reason: To prevent this development 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 comply with the requirements of policy GN.1 of the Local Development Plan for Pembrokeshire (Adopted 28th February 2013).
- The wildflower planting, detailed within the Green Infrastructure Statement, 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).
- Prior to occupation of the development hereby approved, the proposed bat boxes shall be installed in accordance with the details on drawing 2034-01 - Existing and Proposed Plans & Elevations 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).
- 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.
- Any existing buildings on site should be assessed for asbestos materials prior to demolition. Any asbestos must be removed in full consultation with the Health and Safety Executive 3rd Floor, Darkgate Buildings, 3 Red Street, Carmarthen, SA31 1QL
- On the basis of the information provided it is considered that an EPS license is not required in this instance and there is a reasonable likelihood that bats will not be affected by the development, however it is recommended that the following advisory notes and conditions are included in any consent: 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.
- 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.
- The proposed development is located to the west of Public Right of Way SP30/7/1, which runs in a north to south direction through Winter Hall. The developer must ensure that: 1. There is no diminution in the width of the right of way available for use by members of the public 2. No building materials are stored on the right of way 3. No damage or substantial alterations, either temporary or permanent, is caused to the surface of the right of way 4. Vehicle movements are arranged so as not to interfere with the public’s use of the way 5. No additional barriers (e.g. gates) are to be placed across the right of way, of either a temporary or permanent nature 6. No wildlife fencing or other ecological protection features associated with wildlife mitigation measures are placed across the right of way or allowed to interfere with the right of way 7. The safety of members of the public using the right of way is ensured at all times 8. The granting of planning consent does not authorise lawful authority to drive a motor vehicle on a public right of way. Developers/landholders should ensure that public use of the Public Right of Way takes precedence over private vehicular traffic. It is a criminal offence to damage the surface of a Public Right of Way, and the consent of the County Council must be sought for the route to be re-surfaced even if the surface is to be improved.
