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
Summer house, detached garage, and associated works.
Proposal details
- Reference
- 25/0830/PA
- Ward
- Clydau, Boncath And Clydau
- Agent
- Mr Stewart Corbett
- UPRN
- MAN000000000609635
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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: CD1389-L02 Location Plan, dated 15 December 2025 CD1389-P01 Proposed, dated 10 December 2025 CD1389-P02 Proposed, dated 21 Januaury 2026 Green Infrastructure Statement, received 21 January 2026 Measures set out in section 3 of the Flood Consequences Assessment prepared by Archi-Tech dated 19 December 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).
- Any external lighting in connection with the proposed development shall be low level, hooded and downward facing to avoid light spill and be operated on a PIR activated timer. Reason: To protect the ecological interests of the site 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 Planning Policy Wales, Edition 12.
- Prior to first operation the proposed development, the off-street parking and turning facilities (for all vehicles, including cycles) shown on the plan hereby approved shall be provided, and thereafter retained for that purpose. 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 biodiversity enhancement measures in the form of one bird and one bat box, as detailed in the Green Infrastructure Statement (received 21/01/2026) and illustrated on drawing no. CD1389-P01, shall be installed prior to substantial completion of the buildign hereby permitted or first use of the buildings 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 perennnial plants and shrubs, the locations of which are shown on drawing no. CD1389-P02 shall be carried out in the first planting season following first use of the garage or summerhouse or the substantial completion of the development, whichever is sooner and retained thereafter. Any plant or shrubs 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).
- The summerhouse shall not be occupied at any time other than for purposes incidental to the residential use of the dwelling known as Waunolau, NEWCHAPEL, Boncath, Pembrokeshire, SA37 0EN. 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.
- 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 G.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.
- SAB APPROVAL REQUIRED The granting of planning consent for this application does not remove the requirement to gain SAB approval. The calculation of the area for SAB purposes includes all construction areas having drainage implications, which include, the footprint of all proposed buildings, pathways, patios, driveways, parking areas be they permeable or impermeable. (This list is by no means exhaustive). No deduction for the area of the footprint of any building or other structures which are demolished or removed is made when determining the construction area for SAB purposes. 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. The applicant can obtain further information in relation to the requirement for SAB approval from Pembrokeshire County Council's webiste at: www.pembrokeshire.gov.uk/planning-contacts/sustainable-drainage-approving-bodysab. Approval should be sought from: SAB Community Services Directorate Infrastructure Division Pembrokeshire County Council County Hall Haverfordwest Pembrokeshire SA61 1TP e-mail: sab@pembrokeshire.gov.uk telephone: 01437 776147
