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 and construction of an outbuilding.
Proposal details
- Reference
- 25/0617/PA
- Alternative references
- PP-14394872
- Ward
- Boncath And Clydau
- Agent
- Philip Reeves
- UPRN
- 10009874089
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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 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: 3-1001 Rev A Location Plan, dated 08/10/2025 3-1002 Existing & Proposed Block Plans, dated 08/10/2025 3-0102 Proposed Plans, dated 08/10/2025 3-0302 Proposed Elevations, dated 08/10/2025 3-0110 Workshop Plans and Elevations, dated 08/10/2025 Green Infrastructure Statement, dated 10/10/2025 Bat Report by Ecology Planning, dated 08/10/2025 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).
- Prior to the installation of any external lighting, a light mitigation strategy, including measures to reduce light spillage onto foraging habitats and roost access points for bats 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. Reason: To enable the Local Planning Authority to control the details of the external lighting with the duty to maintain and enhance biodiversity and promote ecosystem resilience and to comply with policies GN.1 and GN.37 of the Local Development Plan for Pembrokeshire (Adopted 28th February 2013). • The following details of the planting scheme have been approved by virtue of Discharge of Condition approval, ref: 26/0106/DC, granted 22/06/2026 - 073 Lighting Mitigation Statement, 3-0110 Workshop plans & Elevations, 3-0302 Proposed Elevations received 18 June 2026
- The biodiversity enhancement measures in the form of three bird boxes and two bat boxes, as detailed in the Green Infrastructure Statement, dated 10/10/2025 and illustrated on drawings 3-0302, shall be installed prior to substantial completion of the extensions hereby permitted and retained thereafter for as long as the development exists. Reason: To secure biodiversity enhancement, 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 commencement of development, a detailed landscaping scheme shall be submitted to and approved in writing by the Local Planning Authority. The submitted landscaping scheme shall include a scaled drawing and a written specification clearly describing the species, sizes, densities and planting numbers proposed as well as aftercare measures. Drawings must include accurate details of any existing trees and hedgerows to be retained with their location, species, size and position. The approved scheme shall be implemented in full and maintained 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). • The following details of planting scheme have been approved by virtue of Discharge of Condition approval, ref: 26/0106/DC, granted 22/06/2026 - 073 3-1001 Location Plan, 3-1003 Proposed Planting Plan recevied 18 June 2026
- 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.
- Given the presence of ruderal vegetation and potential reptile refugia within the area of the proposed workshop, it is recommended that the applicant be made aware of the legal protections afforded to reptiles under the Wildlife and Countryside Act 1981. Species such as the adder, grass snake, common lizard, and slow worm are protected from intentional killing and injury under this legislation. To avoid contravening these protections, care must be taken during site clearance and construction activities. As a precautionary measure, it is advised that vegetation clearance and the removal of potential refugia be carried out in a directional manner, encouraging reptiles to safely disperse from the working area. Additionally, any excavations such as pits or trenches should be covered overnight, or escape ramps installed, to prevent reptiles or other small animals from becoming trapped.
- • 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 document comprises Version 2 of this decision, amended as follows: o By reason of 26/0106/DC , granted on 22/06/2026, Conditions 3 and 4 have been partially discharged. If you are in any doubt as to the most up-to-date version of this decision, please contact the Planning Department on (01437) 764551 to seek clarification.
