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 garage to a granny annexe
Proposal details
- Reference
- 25/0814/PA
- Alternative references
- PP-14534849
- Ward
- Martletwy
- Parish
- HT_Haverfordwest
- Agent
- Mr Defan Hughes
- UPRN
- 100100279095
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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: SHURHW03 Proposed Floor Plan; SHURHW 04 Proposed Sections X-X; SHURHW 05 Proposed Elevations; SHURHW 06 Block Plans; and SHURHW 06 Site Location 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).
- The annex hereby approved shall not be occupied at any time other than for purposes ancillary to the residential use of the dwelling known as 83, Uzmaston Road, Haverfordwest. Reason: To prevent this development being used as a separate unit of accommodation and to enable the Local Planning Authority to properly control any further development on the site and to comply with the requirements of policy GN.1 of the Local Development Plan for Pembrokeshire (Adopted 28th February 2013).
- The fruit tree and wildflower planting, detailed within the Green Infrastructure Statement and shown on drawing SHURHW 06 Block Plans, shall be provided in the first planting and seeding seasons following occupation of the approved development or completion of the development, whichever is sooner and retained thereafter. 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).
- Prior to occupation of the development hereby approved, the proposed bat and bird boxes shall be installed in accordance with the details on SHURHW 05 Proposed Elevations 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, GN.1, GN.2, GN.22 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.
- 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
- This application has been screened in accordance with Natural Resources Wales’ interim advice for planning applications within the river Special Areas of Conservation (SACs) catchments. It is considered that this development is unlikely to increase phosphate and nitrate inputs as it falls within the following criterion in the interim advice: Criterion 3: Development to an existing residential property (e.g. extensions) that does not result in the creation of independent living accommodation, a separate planning unit and/or a change in use, where it can no longer be said to be ancillary to the main residence.
- 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 recommended that the applicant and contractors be informed of the possibility of encountering bats unexpectedly during works. 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.
