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 subdivision of existing dwelling to form 4 residential units- free use within uses classes C3, C5 & C6.
Proposal details
- Reference
- 25/0804/PA
- Alternative references
- PP-14514836
- Ward
- Llanrhian
- Agent
- Mr Geraint Williams
- UPRN
- 10009881268
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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 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 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 all dated as having been recieved by the local planning authority on 14/05/2026: 1486-001 Revision A - Existing Site and Location plan 1486-015 Revision A - Proposed Site and Location plan 1486-016 Revision A - Proposed Block Plan 1486-017 Revision A - Proposed Ground Floor Plan 1486-018 Revision A - Proposed First Floor Plan 1486-019 Revision A - Proposed Sections 1486-020 Revision A - Proposed Sections 1486-021 Revision A - Proposed Section E-E 1486-022 Revision A - Proposed Elevations 1486-023 Revision A - Proposed Elevation 1486-028 Revision A - Flat Layout 1486-029 Revision A - Proposed Garage Ecological Technical Note: Green Infrastructure Statement, reference RWN018-01/01 by Rowan Ecological 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 first occupation of the first of the units hereby approved all car parking provision and turning areas shown on approved plan 1486/016 Rev A Proposed Block Plan shall be provided and thereafter retained for only that purpose for as long as the approved use exists. Reason: In the interests of highway safety, to meet the objectives of the PPW (2024) and to satisfy policy GN.1 (Highway Safety) of the adopted Local Development Plan for Pembrokeshire (adopted 28 February 2013).
- The applicant is advised 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). The following are recommendations • Any works that require access to the attic (plumbing, electrical, insulation etc) are to be undertaken out of the main bat survey season (May -September) to avoid disturbance to bats and /or a roost should they be present. • The applicant and contractors be informed of the possibility of encountering bats unexpectedly during works. • Should a bat be encountered during works then all works are to STOP and the ecologist/ NRW contacted for further advice. • If at any stage works to the roof, tiles, chimneys etc are needed then the ecologist will need to be contacted as additional survey may be required.
- Prior to first occupation of the first of the units hereby approved the secure and covered cycle storage and waste and recycling storage facilities within the garage space shall be provided as illustrated on approved drawing 1486-029 Revision A - Proposed Garage. Thereafter this provision shall remain available to all occupiers and retained for this purpose for as long as the approved use exists. Reason: To encourage sustainable travel and in the interests of residential and visual amenity, to meet the objectives of the PPW (2024) and to satisfy policies GN.1 and GN.2 of the adopted Local Development Plan for Pembrokeshire (adopted 28 February 2013).
- Prior to first occupation of the first of the units hereby approved the bird nesting boxes as annotated on approved drawing number 1486-022 Revision A - Proposed Elevations and bat and bird boxes as annotated 1486-023 Revision A - Proposed Elevation shall be installed and detailed in the approved Ecological Technical Note: Green Infrastructure Statement, reference RWN018-01/01 by Rowan Ecological. Thereafter the bat and bird boxes shall be maintained as first installed in accordance with the approved details and retained for as long as the approved use exists. Reason: To protect the ecological interests of the site and to enhance biodiversity in accordance 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, 2024).
- The proposed planting annotated on drawing 1486-016 Revision A - Proposed Block Plan and detailed within the Ecological Technical Note: Green Infrastructure Statement, reference RWN018-01/01 by Rowan Ecological shall be carried out in accordance with these approved details during the first planting season following the first occupation of the first of the units hereby approved. If within a period of 5 years from the date of the planting any tree, shrub or plant is removed, uprooted or destroyed or dies or becomes, in the opinion of the local planning authority, seriously damaged or defective, planting of the same species and size as that originally planted shall be planted at the same place during the next planting season immediately following its death/removal/destruction. Reason: To protect the ecological interests of the site and to enhance biodiversity in accordance 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, 2024) and the Environment (Wales) Act 2016.
- Any external lighting associated with the building's subdivision hereby approved shall be positioned no higher than 2 metres above ground level, be downward facing, hooded and on a short passive infrared (PIR) motion sensor activated timer allowing light to be emitted for no longer than a maximum of one minute. Reason: In the interests of biodiversity and to comply 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.26 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.
