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
Conversion of outbuilding to form annexe.
Proposal details
- Reference
- 25/0770/PA
- Alternative references
- PP-14490922
- Ward
- Llanrhian
- Agent
- Geraint Williams
- UPRN
- 10009873306
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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 sourceDecision due 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 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: 1435/006 Proposed Site and Location Plan, dated July 2025 1435/007 Proposed Floor Plan, dated July 2025 1435/008 Proposed Sections, dated July 2025 1435/009 Proposed Elevations, dated July 2025 1435/L01/Civils Percolation Test Results, dated 24/10/2025 03/4018 WAVIN Aquacell Eco Geoceullular Unit Green Infrastructure Statement, dated October 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).
- The building shall not be occupied at any time other than for purposes ancillary to the residential use of the dwelling known as Clofau, MATHRY, Haverfordwest, Pembrokeshire, SA62 5EU. Reason: To prevent this extension being used as a separate unit of accommodation and to enable the Local Planning Authority to properly control any further development on the site.
- The biodiversity enhancement measures in the form of two bird boxes and one bat box, as detailed in the Green Infrastructure Statement (dated October 2025) and illustrated on drawing no. 143/009, shall be installed prior to substantial completion of the proposed development hereby permitted or first use of the annexe whichever is sooner 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).
- The soft landscaping comprising one Fruit Tree the location of which is shown on drawing no. 1435/006 shall be carried out in the first planting season following first use of the annexe or the substantial completion of the development, whichever is sooner and retained thereafter. The tree which within a period of 5 years from the date of this decision die, is removed or become seriously damaged or diseased shall be replaced in the next planting season with other of a similar size and species. 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).
- 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.
- 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). Therefore, all works must proceed with caution, and should any bats be found, all works should stop, and a competent bat consultant and/ or Natural Resources Wales contacted for advice. 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. It is recommended that the applicant and contractors be informed of the possibility of encountering bats unexpectedly during works.
