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 and extension of former farm building to a single dwelling, erection of garage together with associated access and revised access to the existing farmhouse.
Proposal details
- Reference
- 25/0664/PA
- Alternative references
- PP-14445867
- Ward
- Lampeter Velfrey
- Agent
- Stephen Locke
- UPRN
- MAN000000000609190
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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 sourceDecision due 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
- 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:W250309 SK04 Revision E – Proposed Ground Floor; W250309 SK05 Revision E – Proposed North & South East Elevations; W250309 SK06 Revision E – Proposed North & South West Elevations; W250309 SK10 Revision A – Proposed Garage; W250309 SK20 Revision F – Proposed Site Plan; W250309 SK22 C – Location Plan; W250309 SK23 - Proposed Drainage Plan; and Foul Water Drainage Report, by Nexus, dated 24 February 2026. 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).
- Development shall not begin until a photographic survey of the existing building has been carried out in accordance with guidelines provided by the Local Planning Authority's archaeological advisors – Heneb, The Trust for Welsh Archaeology – Dyfed Region. The resulting photographs shall be approved by the planning authority prior to the commencement of development and deposited with the regional Historic Environment Record, held and maintained by the Heneb, Corner House, 6 Carmarthen Street, Llandeilo, Carmarthenshire, SA19 6AE, (Tel 01558-823121). Reason: To protect the historic environment and to accord with Policy GN.38 (Protection and Enhancement of the Historic Environment) of the Local development Plan for Pembrokeshire (adopted 28th February 2013).
- Notwithstanding the provisions of Article 3 and Parts 1 and 2 of the Second Schedule to the Town & Country Planning (General Permitted Development) Order 1995 (or any Order revoking and re-enacting that Order with or without modification) no development as specified in Part 1 (Classes A, B, C D, E and G), or any minor operations as specified in Part 2 (Class A), other than such development or operations indicated on the plans hereby approved, shall be carried out without the prior written consent of the Local Planning Authority. Reason: In the interests of amenity and to accord with policy GN.1 of the Local Development Plan for Pembrokeshire (adopted 28 February 2013).
- Notwithstanding the plans approved under Condition 2, all windows and doors shall be in timber and prior to installation, detailed sections (1:2 scale) and elevations (1:5 scale) drawings and RAL paint colour codes, for all windows and doors, shall be submitted to and approved in writing by the Local Planning Authority for approval. The windows and doors shall be installed in accordance with the approved details and retained thereafter. Reason: To ensure that the details of the development respect the character of the buildings and to accord with Policy GN.38 of the Local Development Plan for Pembrokeshire (adopted 28 February 2013).
- Notwithstanding the plans approved under Condition 2, all windows and doors shall be in timber and prior to commencement of development, hereby approved, detail sections (1:2 scale) and elevations (1:5 scale) drawings and RAL paint colour codes, for all windows and doors, shall be submitted to and approved in writing by the Local Planning Authority for approval. The windows and doors shall be installed in accordance with the approved details and retained thereafter. Reason: To ensure that the details of the development respect the character of the buildings and to accord with Policy GN.38 of the Local Development Plan for Pembrokeshire (adopted 28 February 2013).
- All roof-lights shall be of Conservation design only in accordance with details to be submitted to and approved in writing by the Local Planning Authority prior to their installation. The roof-lights shall be installed in accordance with the approved details and retained thereafter. Reason: To ensure a satisfactory standard of external appearance and to accord with Policies GN.1 & GN.2 of the Local Development Plan for Pembrokeshire (adopted 28 February 2013).
- Prior to first occupation of the development, the result of percolation testing shall be submitted to and approved by the Local Planning Authority to ensure that the proposed surface water drainage can be implemented. If the results determine that the proposed SuDS system will not work, a revised drainage strategy will also need to be submitted and approved. Such scheme as is approved shall be implemented and retained thereafter. Reason: In order to ensure the scheme does not cause surface water flooding and to accord with policy GN.1 of the Local Development Plan for Pembrokeshire (adopted 28 February 2013) and with Schedule 3 of the Flood and Water Management Act 2010.
- The off-street parking and turning facilities identified on the plan reference W250309 SK20 Revision E – Proposed Site Plan, hereby approved shall be provided before the first beneficial use of the dwelling hereby approved, and thereafter retained for that purpose for as long as the development exists. 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).
- The development shall be implemented in accordance with the Recommendation in Section 7, of the Bat Survey, by Gould Ecology Ltd, dated October 2024, and any mitigation measures retained thereafter. Reason: To ensure that animal and plant species and habitats listed under the Conservation of Habitats and Species Regulations 2017 (as amended) and the ecological interests of the site are adequately protected and 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 occupation of the development hereby approved, the proposed 2No. wood-crete bat boxes and the 3No. bird nest boxes or sparrow nesting terrace boxes shall be installed in accordance within the Green Infrastructure Statement, 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, SP 16, GN.1, GN.2, GN.11, GN.22, 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
- 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-body-sab for more information.
- The Public Right of Ways SP19/1/1 and SP19/2/2, run through the site. 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.
- 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 a criminal offence to intentionally, or recklessly disturb, harm, or kill bats or to destroy a bat 'roost', even if only occasionally used. 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.
- The green infrastructure measures, shall be provided in accordance within the Green Infrastructure Statement, in the first planting and seeding seasons following occupation of the approved development or completion of the development, whichever is sooner and retained thereafter. Any new trees planted in accordance with the approved scheme which, within a period of 3 years after implementation of the approved development 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 biodiversity interests and to accord with Policies GN.1 and GN.37 of the Local Development Plan for Pembrokeshire (adopted 28 February 2013).
