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
Residential Development of 5 dwellings with associated landscaping and access (updated information)
Proposal details
- Reference
- 25/0614/PA
- Alternative references
- PP-14394305
- Ward
- St Florence And St Mary Out Liberty
- Parish
- SV_St_Florence
- Agent
- Philippa Cole
- UPRN
- MAN000000000608750
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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 sourceDecision expiry date
Published deadlineA published target or deadline. It does not confirm an outcome.
Council source
Decision & conditions
Planning conditions
- No development, including site clearance, shall commence until a site wide Construction Environmental Management Plan (CEMP) has been submitted to and approved in writing by the Local Planning Authority. The CEMP shall include: • Construction methods: details of materials, how waste generated will be managed; • General Site Management: details of the construction programme including timetable, details of site clearance; details of site construction drainage, containments areas, buffer zones between storage areas (of spoil, oils, fuels, concrete mixing and washing areas) and any watercourse or surface drain. • Biodiversity Management during construction: details of habitat retention and protection; invasive species management; species and habitat protection, avoidance, mitigation and enhancement measures (as detailed with the Extended Phase 1 Survey). • Soil Management: details of topsoil strip, storage and amelioration for re-use. • CEMP Masterplan: details of the extent and phasing of development; location of landscape and environmental resources; design proposals and objectives for integration and mitigation measures. • Control of Nuisances: details of restrictions to be applied during construction including timing, duration and frequency of works; details of measures to minimise noise and vibration from piling activities, for example acoustic barriers; details of dust control measures; measures to control light spill and the conservation of dark skies. • Resource Management: details of fuel and chemical storage and containment; details of waste generation and its management; details of water consumption, wastewater and energy use • Traffic Management: details of site deliveries, plant on site, wheel wash facilities • Pollution Prevention: demonstrate how relevant Guidelines for Pollution Prevention and best practice will be implemented, including details of emergency spill procedures and incident response plan. • Protection of nearby watercourses. •Construction phase lighting. • Details of the persons and bodies responsible for activities associated with the CEMP and emergency contact details The CEMP shall be implemented as approved during the site preparation and construction phases of the development. Reason: To protect biodiversity and the environment and to accord with Policies GN.1 and GN.37 of the Local Development Plan for Pembrokeshire (adopted 28 February 2013).
- 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: Site Location Plan dated August ‘24 2503-SP1/1 Rev C Block Plan and Planting Schedule revised 09/03/2026 2503-P1 Rev A Plot 1 & Plot 2 revised 09/03/2026 2503-P2 Rev C Plot 3 revised 09/03/2026 2503-P3 Plot 4 & Plot 5 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).
- No development shall take place until the applicant, or their agents or successors in title, has secured the implementation of a programme of archaeological work. This shall be in accordance with a written scheme of investigation which has been submitted and approved in writing by the Local Planning Authority. On behalf of the local planning authority, their archaeological advisors (Heneb- Dyfed region DM) will monitor all aspects of this work through to the final discharging of the condition. This work will not be deemed complete until all aspects of the WSI have been addressed and the final report submitted and approved in writing by the Local Planning Authority. Reason: To ensure the recording of any items of archaeological interest to accord with Policy GN.38 of the Local Development Plan for Pembrokeshire (adopted 28 February 2013).
- Prior to commencement of development a Landscape and Ecological Management Plan (LEMP) shall be submitted to and approved by the Local Planning Authority. This shall include: • Details of habitats and environmental and ecological features present, or to be created, at the site • Details of the desired conditions of features (present and to be created) at the site. • Details of scheduling and timings of activities. • Maintenance of new and existing environmental and ecological features at the site, to deliver and maintain the desired condition. • Details of monitoring of landscape and ecological features. • Details of replacement measures, should any landscape or environmental features die, be removed, or become seriously damaged or diseased. • Details of management and maintenance responsibilities, and the means of securing them. • Details of timescales, length of plan, the method to review and update plans (informed by monitoring) at specific intervals as agreed. The LEMP shall be carried out in accordance with the approved details. Reason: To protect ecological interests of the site and to accord with policies GN.1 and GN.37 of the Local Development Plan for Pembrokeshire (adopted 28 February 2013).
- Prior to the commencement of housing construction works, the access, including visibility splays, shall be completed in accordance with the details shown in drawing no. 2503-SP1/1 Rev C (Block Plan and Planting Schedule revised 09/03/2026) and retained for as long as the development remains in existence. Reason: In the interests of highway safety, and to accord with Policy GN.1 of the Local Development Plan for Pembrokeshire (adopted 28 February 2013).
- The 2.4 by 25 visibility splays shown on plan no. 2503-SP1/1 Rev C (Block Plan and Planting Schedule revised 09/03/2026) shall be maintained free of any obstruction exceeding 0.6m in height for as long as the development exists. Reason: In the interests of highway safety, and to accord with Policy GN.1 of the Local Development Plan for Pembrokeshire (adopted 28 February 2013).
- Prior to first occupation of the proposed development, the access area shall be laid in permeable surface bound material (dust-bound gravel bituminous macadam, paving or grasscrete) for a minimum distance of 5 metres behind the edge of the carriageway of the adopted highway and shall be retained thereafter. Reason: In the interests of highway safety, and to accord with Policy GN.1 of the Local Development Plan for Pembrokeshire (adopted 28 February 2013).
- The off-street parking facilities shown on the plan ref. 2503-SP1/1 Rev C (Block Plan and Planting Schedule revised 09/03/2026) hereby approved shall be provided before the respective building is first occupied, 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).
- Prior to commencement of development a Construction Management Statement (CMS) with Plan shall been submitted to, and approved in writing by, the Local Planning Authority. This shall include further 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 heras fencing as indication on a submitted plan e. Consideration of the school and no movement/deliveries within the school pick- up/drop-off times f. On-site turning for construction vehicles The approved plan/statement shall be adhered to throughout the construction phase of development. Reason: In the interests of highway safety, and to accord with Policy GN.1 of the Local Development Plan for Pembrokeshire (adopted 28 February 2013).
- Prior to the substantial completion of each dwelling hereby approved, the inbuilt bat box and inbuilt bird boxes detailed in the Green Infrastructure Statement and provided plans shall be installed and retained thereafter. Reason: To ensure that animal and plant species, habitats, and the ecological interests of the site are adequately protected and to accord with policy: GN.1 and GN.37 of the Local Development Plan for Pembrokeshire (adopted 28 February 2013), Section 6 of PPW (Edition 12)
- In the first available planting and seeding seasons following substantial completion of the development hereby approved, planting shall be implemented according to the Tree Planting List and Proposed Site Plan. Any existing plants retained or translocated; or new plants planted or seeded in accordance with the approved scheme which, within a period of 5 years from planting are removed, die, become diseased or damaged to such extent that, in the opinion of the Local Planning Authority, the function in relation to this planning approval is no longer delivered, shall be replaced with plants of similar size and specification. Reason: To protect and enhance the character and appearance of the area to accord with Policies GN.1 and GN.2 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, SP 12, SP 13, SP 14, SP 15, GN.1, GN.2, GN.26, GN.28, GN.37 and GN.38. 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 is to be read in conjunction with the UNDERTAKING dated 22nd September 2026 in pursuance of Section 106 of the Town & Country Planning Act 1990, as amended by Section 12 of the Planning & Compensation Act 1991.
- The crossing of the Highway verge/footway requires further consent from the Highway Authority under Section 184 of the Highways Act 1980, and working in the Highway must be done by an approved contractor. The StreetCare team can be contacted via streetcare@pembrokeshire.gov.uk or 01437 764551. 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). Section 59 of the Highways Act permits the Highway Authority to charge developers for damage caused by excessive weight and movements of vehicles to and from a site. The Highway Authority will pass on the cost of any excess repairs compared to the normal maintenance costs to the applicant/organisation responsible for the damage. It is the responsibility of the Authority to provide the naming and numbering of all roads and new developments and to facilitate in the provision of service connections. To ensure suitable and accurate addressing is provided, contact the Street Naming & Numbering Officer on 01437 775224/ snn@pembrokeshire.gov.uk at the earliest opportunity should this application be approved.
- 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.
- Prior to the erection of dwellings on plots 3, 4 and 5 details of a close board fence and hedge bank boundary treatment between the gardens and landscape ecology buffer zone area shall be submitted to and approved in writing by the local planning authority. The details shall include the position, planting specification and timescale for provision. The boundary treatment shall be retained thereafter with no means of access through this boundary into the landscape ecology buffer area. Reason: To prevent residential encroachment into the ecological buffer and to secure its long-term protection and ecological function in the interests of biodiversity and nature conservation and to accord with policies GN.1 and GN.37 of the Local Development Plan for Pembrokeshire (adopted 28 February 2013).
- The garages hereby approved shall be retained for the parking of private motor vehicles and shall not be used for any other purpose unless agreed in writing by the Local Planning Authority. Reason: In order to ensure the retention of adequate off-street parking provision and to accord with policy GN.1 and to accord with Policy GN.1 of the Local Development Plan for Pembrokeshire (adopted 28 February 2013).
