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
Proposed calf shed.
Proposal details
- Reference
- 25/0634/PA
- Ward
- Solva, Solva
- Agent
- Mr Wyn Harries MRICS
- UPRN
- 10009876943
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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
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Council sourceSite notice end date
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Council sourceExtension date
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Council sourceDecision expiry date
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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: Received 20/10/25 Dwg no. 17 - Proposed block plan Dwg no. 18 - Proposed elevations and floor 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).
- In the first available planting and seeding seasons following commencement of the development hereby approved, planting must be implemented according to the submitted Green Infrastructure Statement and dwg no. 17 (Proposed Block 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 after implementation of the approved development are removed, die, become diseased or damaged shall be replaced with plants of similar size and specification. Reason: To ensure that animal and plant species and habitats and the ecological interests of the site are adequately protected to accord with policies GN.1 and GN.37 of the Local Development Plan for Pembrokeshire (adopted 28 February 2013), and Section 6 of PPW (Edition 12).
- Prior to the commencement of development or any site clearance in relation the development hereby approved a Hedgerow Translocation method statement shall be submitted to and approved in writing by the local planning authority. The method statement shall also include detail of the species of plants to be planted on the new earth bund and the translocated hedge and measures for the protection of nesting birds. The development thereafter must be carried out in accordance with the approved details. Reason: To ensure that animal and plant species, habitats, and the ecological interests of the site are adequately protected to accord with policies GN.1 and GN.37 of the Local Development Plan for Pembrokeshire (adopted 28 February 2013), and Section 6 of PPW (Edition 12). • The following details of hedge translocation and species details have been approved by virtue of Discharge of Condition approval, ref: 25/1059/DC, granted [PST please insert date of decision]: - Received 05/05/26 Dwg no. 17A – Proposed block plan; and Updated covering letter This condition can only be partially discharged as the development is required to be undertaken in accordance with the approved details.
- Prior to the substantial completion of the building hereby approved, a bat box shall be provided on the south elevation of the building as shown on dwg no. 18 (Proposed calf housing elevations and floor plan). The bat box shall be maintained thereafter for as long as the development exists. 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).
- Prior to the installation of any external lighting in connection with the development hereby approved, details of the external lighting shall first be submitted to and approved in writing by the Local Planning Authority. The lighting details shall show the external lighting positioned at a low level, hooded and downward facing 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).
- No development shall take place until a written scheme of investigation (WSI) is prepared by a suitably qualified archaeologist and it is submitted to and approved in writing by the Local Planning Authority. The WSI shall describe the different stages of the work, and the proposed resources and timescales. The development shall be carried out in accordance with the approved WSI and upon completion of the works a final report shall be submitted to and approved in writing by the Local Planning Authority. Reason: In order to protect historic environment interests in accordance with policy GN.38 of the Local Development Plan for Pembrokeshire (adopted 28 February 2013). • The following details of Written Scheme of Investigation have been approved by virtue of Discharge of Condition approval, ref: 25/1059/DC, granted [PST - insert date of decision]: - Received 12/03/2026 Written Scheme of Investigation for Archaeological Monitoring and Recording at Lower Tancredston Farm, Hayscastle, Haverfordwest, SA62 5PX Project No: 3255 Planning No: 25/0634/PA March 2026 This condition can only be partially discharged as the development is required to be undertaken in accordance with the WSI and upon completion of the works, a final report is to be submitted to the Local Planning Authority for approval.
- 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 SP1, SP 16, GN.1, GN.2, 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.
- 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 / more than one property; the proposed works will require SAB approval prior to the commencement of any works on site relating to this application. The applicant should be made aware that if there is a breach of the requirement for SAB approval (i.e. when construction work is commenced without SAB approval); the SAB may at any time issue an enforcement notice. The failure to obtain SAB approval may have a detrimental effect upon the future sale of the properties, which could also result in insurance applications and or flood event settlements being compromised. Please see www.pembrokeshire.gov.uk/planning-contacts/sustainable-drainage-approving-bodysab for more information.
- It is recommended that the applicant be informed that dormice 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. Regulation 9(1) of the 2017 Regulations requires all local planning authorities, in the exercise of all their functions, to have regard to the provisions of the Habitats Directive so far as they might be affected by those functions. Dormice 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 dormice unexpectedly during works. Care should be taken when removing any understory/scrub/woody vegetation. This should be undertaken under the watching brief of a qualified ecologist following good practice guidelines. The provision of a sensitive clearance methodology prior to the commencement of any vegetation clearance works must be a condition of any consent. In the unlikely event that dormice are encountered on site, works should stop immediately and 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. 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.
- It is advised that the applicant select the planting species in relation to condition 3 from either the native trees and shrubs list found here: https://www.pembrokeshirecoast.wales/wp-content/uploads/2019/04/Advice-Note-2015-Trees-and-shrubs-native-to-Pembrokeshire.pdf, or our native wildflowers list, found here: https://www.pembrokeshirecoast.wales/wp-content/uploads/2019/04/Advice-Note-2015-Wildflower-and-Grass-Seed-Mixes.pdf.
- This document comprises version 2 of this decision notice, amended as follows: By reason of 25/1059/DC, granted (PST please insert date - XX/XX/XX), conditions 3 & 5 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.
