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
New dwelling
Proposal details
- Reference
- 25/0776/PA
- Alternative references
- PP-14445498
- Ward
- Goodwick
- Parish
- HT_Goodwick
- Agent
- Mr Geraint Williams
- UPRN
- 200001715211
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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: 1400/004 Rev A Proposed Site & Location Plan 1400/005 Rev A Proposed Block Plan RS-260119-B-001 Planting Plan, dated 19/01/2026 RS-260119-A-001 Landsacpe Scheme, dated 19/01/2026 Green Infrastructure Statement, by Kite Ecology, dated October 2025 Ecology Survey, by Kite Ecology, 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).
- Prior to the commencement of the proposed development, details of the visibility splays of 2.4m x 25m shall be submitted to and approved in writing by the Local Planning Authority. The development shall be carried out in accordance with the agreed details and shall be maintained free of any obstruction exceeding 0.6 metres 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).
- The dwelling shall not be occupied until the associated car parking and manoeurving areas have been drained and surfaced in accordance with the submitted plan drawing no, 1400/004. The facilities so provided shall not be used, thereafter, for any purpose 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).
- No development shall take place until a Construction Management Statement (CMS) with accompanying plan has been submitted to, and approved in writing by, the Local Planning Authority. The CMS shall include details of 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 d. Measures to prevent the deposit of materials on the highway The approved CMS shall be adhered to throughout the construction period. 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).
- No surface water and/or land drainage shall be allowed to connect directly or indirectly with the public sewerage network Reason: To prevent hydraulic overloading of the public sewerage system, to protect the health and safety of existing residents and ensure no pollution of or detriment to the environment and to accord with policy GN.1 (General Development Policy) of the Local Development Plan for Pembrokeshire (adopted 28th February 2013)
- All surface water shall be trapped and disposed of so as not to flow onto any part of the adjoining public highway. Reason: In the interests of highway safety and to accord with policy GN.1 (General Development Policy) of the Local Development Plan for Pembrokeshire (adopted 28th February 2013)
- The biodiversity enhancement measures to include one bird box, which shall be installed on the northern elevation of the dwellinghouse and the installation of one bat tube, which shall be installed on southern elevation under the soffits, shall be installed prior to first occupation or substantial completion of the development hereby permitted and retained as installed 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).
- The soft landscaping comprising fruit trees, native boundary hedge, wildflower meadows, ornamental planting and lawns, the location of which is shown on drawing no. RS-260119-A-001 shall be carried out in the first planting season following first use of the building or the substantial completion of the development, whichever is sooner and retained thereafter. Any trees or plants which within a period of 5 years from the date of this decision die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others 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, SP 12, SP 13, SP 13, SP 14, GN.1, GN.2, GN.26, GN.28 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 is to be read in conjunction with the UNDERTAKING dated 14 January 2026 in pursuance of Section 106 of the Town & Country Planning Act 1990, as amended by Section 12 of the Planning & Compensation Act 1991.
- 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.
- 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. If there is a breach of the requirement for 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 settlement being compromised. Please see www.pembrokeshire.gov.uk/planning-contacts/sustainable-drainage-approving-body-sab for more information.
- The applicant may need to apply to Dwr Cymru / Welsh Water for any connection to the public sewer under S106 of the Water industry Act 1991. If the connection to the public sewer network is either via a lateral drain (i.e. a drain which extends beyond the connecting property boundary) or via a new sewer (i.e. serves more than one property), it is now a mandatory requirement to first enter into a Section 104 Adoption Agreement (Water Industry Act 1991). The design of the sewers and lateral drains must also conform to the Welsh Ministers Standards for Gravity Foul Sewers and Lateral Drains, and conform with the publication "Sewers for Adoption"- 7th Edition. Further information can be obtained via the Developer Services pages of www.dwrcymru.com The applicant is also advised that some public sewers and lateral drains may not be recorded on our maps of public sewers because they were originally privately owned and were transferred into public ownership by nature of the Water Industry (Schemes for Adoption of Private Sewers) Regulations 2011. The presence of such assets may affect the proposal. In order to assist us in dealing with the proposal the applicant may contact Dwr Cymru Welsh Water on 0800 085 3968 to establish the location and status of the apparatus. Under the Water Industry Act 1991 Dwr Cymru Welsh Water has rights of access to its apparatus at all times. The planning permission herby granted does not extend any rights to carry out any works to the public sewerage or water supply systems without first having obtained the necessary permissions required by the Water industries Act 1991. Any alterations to existing premises resulting in the creation of additional premises or merging of existing premises must also be constructed so that each is separately connected to the Company’s water main and can be separately metered. Please contact our new connections team on 0800 917 2652 for further information on water & sewerage connections.
- Prior to the commencement of any development or site clearance an ecologist must be present to deliver a Toolbox talk to all contractors involved with the vegetation clearance, the talk must include legal protections of reptiles and nesting birds, how to identify and actions to be taken in the event of finding a reptile or nesting birds. Should vegetation clearance be undertaken during the nesting bird season (1st March – 1ST September) then a nesting bird check will be required from a suitably qualified ecologist. Should any active nests be found then a 5m buffer will be established around the nest until such time that any chicks have fledged. The vegetation clearance for reptiles and nesting birds will be undertaken as per the recommended methodologies contained within section seven of the ecology report.
- 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).
- 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 7764551 for an updated list.
- 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 at the earliest opportunity should this application be approved.
- 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.
- The development hereby permitted shall take place in strict accordance with the precautionary prinicple detailed within section 7 of the submitted ecology report by Kite Ecology dated October 2025. Reason: To accord with the duty to safeguard protected species in compliance with policies GN.1 and GN.37 of the Local Development for Pembrokeshire (Adopted 28th February 2013).
- Notwithstanding the information contained within the application, prior to substantial completion of the development hereby approved, details of a scheme for the disposal of surface water shall be submitted to and approved in writing by the local planning authority. The scheme shall include an assessment of the suitability of ground conditions for the proposed method of water disposal. The scheme shall be implemented in accordance with the approved details prior to the first use of the building hereby approved and retained for as long as the development exists. Reason: To ensure that a satisfactory means of drainage is provided, and to accord with policies GN.1 and GN.2 of the Local Development Plan for Pembrokeshire (adopted 28 February 2013).
- Prior to the commencement of the development hereby permitted full details of existing and proposed ground levels and finished floor levels and driveway levels 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: In order for the Local Planning Authority to properly assess the impact of the development and to accord with Policy GN.1 of the Local Development Plan for Pembrokeshire (adopted 28 February 2013).
- Notwithstanding the information contained within the application, prior to construction of any retaining walls and/or structures, details 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: In order for the Local Planning Authority to properly assess the impact of the development and to accord with Policy GN.1 of the Local Development Plan for Pembrokeshire (adopted 28 February 2013).
