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
Provision of below ground cabling
Proposal details
- Reference
- 25/0837/PA
- Alternative references
- PP-14518160
- Ward
- Hundleton
- Agent
- Mr James Cook
- UPRN
- MAN000000000609622
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Application timeline
Council milestones and published deadlines. A deadline passing does not confirm a decision.
Decision due 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 sourceSite notice end 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 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: Site Location Plan SRE1137/04/81, Planning application boundary SRE1137/04/82, Cable Route Details SRE1137/04/83, covering letter dated 11 December 2025, Ecological Impact Assessment dated November 2025. Reason: In the interests of amenity and to comply with the requirements of policy GN1 of the Local Development for Pembrokeshire (Adopted 28th February 2013).
- Prior to the commencement of works, a Construction Environment Management Plan (CEMP) shall be submitted to, and approved in writing by, the Local Planning Authority. All works shall be undertaken in accordance with the approved CEMP. The CEMP shall include: • Construction methods: details of materials, how waste generated will be managed; • General Site Management: details of the construction programme including timetable, details of site clearance; details of site construction drainage, containment areas, appropriately sized buffer zones between storage areas (of spoil, oils, fuels, concrete mixing and washing areas) and any watercourse or surface drain. • Biodiversity Management: details of tree and hedgerow protection; invasive species management; species and habitats protection, avoidance and mitigation measures. • Soil Management: details of topsoil strip, storage and amelioration for re-use. • CEMP Masterplan: details of the extent and phasing of development; • Location of landscape and environmental resources; design proposals and objectives for integration and mitigation measures. • Control of Nuisances: details of restrictions to be applied during construction including timing, duration and frequency of works; details of measures to minimise noise and vibration from piling activities, for example acoustic barriers; details of dust control measures; measures to control light spill and the conservation of dark skies. • Resource Management: details of fuel and chemical storage and containment; details of waste generation and its management; details of water consumption, wastewater and energy use • Traffic Management: details of access, site deliveries, plant on site, wheel washing facilities • Pollution Prevention: demonstrate how relevant Guidelines for Pollution Prevention and best practice will be implemented, including details of emergency spill procedures and incident response plan. • Details of the persons and bodies responsible for activities associated with the CEMP and emergency contact details • Landscape/ecological clerk of works to ensure construction compliance with approved plans and environmental regulations. • A scheme for the protection of landscaping during construction and the post-construction re-instatement of landscaping. • Details of precautionary hedgerow removal to avoid any impacts to dormice. • Details of the relevant CEMP recommendations made in Table 6 of the submitted ecological report and Section 7 of the wintering bird survey report of 23/0857/PA. • Details of construction phase lighting and what measures will be put in place to avoid impacts to commuting and foraging bats during the construction phase. • Site accommodation including storage • Construction working hours • Details of HDD drilling and Watercourse Crossing Assessment • details of any water course engineering works including any stream crossings • Post-construction restoration/reinstatement of the working areas. Reason: In the interests of protecting amenity, landscaping and ecological interests; to accord with policies GN.1 and GN.37 of the Local Development Plan for Pembrokeshire (adopted 28th February 2013).
- Within 6 months of the expiry of the 40 year operation approved by planning permission 23/0857/PA, the cables hereby approved shall be removed from the site and the land restored to its former condition in accordance with a decommissioning scheme that must first be submitted to and approved in writing by the Local Planning Authority before the expiry of the 40-year period. If electricity ceases to be imported and exported to the grid for a continuous period of 6 months, The cable shall be removed and the site restored to agricultural use within 12 months of any scheme submitted to and approved by the Local Planning Authority in pursuance of condition 4 of planning permission 23/0857/PA. Reason: In order to be clear on the de-commissioning and site restoration scheme in the interests of protecting amenity and ecological interests; to accord with policies GN.1 and GN.37 of the Local Development Plan for Pembrokeshire (adopted 28th February 2013).
- Prior to the commencement of development, an investigation and risk assessment to identify the presence, nature and extent of any contamination, including an assessment of potential risks and proposed remediation measures, shall be undertaken and the results submitted to, and approved in writing by, the LPA. Remediation measures shall include a scheme to ensure that the site and development does not pose a risk to human health, buildings and other property, and the natural and historic environment; remediation objectives and remediation criteria, timetable of works and site management procedures; and a monitoring and maintenance scheme (to include the monitoring of the long-term effectiveness of the approved remediation measures). Reason: To ensure that adequate measures have been taken to mitigate against contamination; to accord with policy GN.1 of the Local Development Plan for Pembrokeshire (adopted 28th February 2013).
- The development shall not be commenced (other than works required to undertake the approved remediation measures) until the approved remediation measures (approved by reason of condition 5) have been undertaken in their entirety and a verification report that demonstrates the effectiveness of the approved remediation measures has been submitted to, and approved in writing by, the LPA. The LPA must be given two weeks written notification of the commencement of the approved remediation measures. Reason: To ensure that adequate measures have been taken to mitigate against contamination; to accord with policy GN.1 of the Local Development Plan for Pembrokeshire (adopted 28th February 2013).
- If, during development works, any contamination is found that was not previously identified, it must be reported in writing immediately to the LPA and development shall not proceed until a further investigation and risk assessment to identify the presence, nature and extent of any contamination, including an assessment of potential risks and remediation measures, has been undertaken in accordance with conditions 5 and 6. Reason: To ensure that adequate measures have been taken to mitigate against contamination; to accord with policy GN.1 of the Local Development Plan for Pembrokeshire (adopted 28th February 2013).
- The approved monitoring and maintenance scheme, and the provision of reports required of the scheme (approved by reasons of conditions 5 and 6), shall be implemented in accordance with the approved details. Within six months following the completion of the approved remediation measures and the achievement of the remediation objectives, reports that demonstrate the effectiveness of the approved monitoring and maintenance shall be submitted to the LPA for written approval. Reason: To ensure that adequate measures have been taken to mitigate against contamination; to accord with policy GN.1 of the Local Development Plan for Pembrokeshire (adopted 28th February 2013).
- No development shall take place until a qualified and competent archaeologist has submitted a written scheme of investigation (WSI) for approval in writing by the local planning authority. This WSI will describe the different stages of the work and demonstrate that it has been fully resourced and given adequate time. On behalf of the local planning authority, their archaeological advisors (Heneb- Dyfed region DM) will monitor all aspects of this work through to the final discharging of the condition. This work will not be deemed complete until all aspects of the WSI have been addressed and the final report submitted and approved. Reason: to protect historic environment interests whilst enabling development.
- Any works affecting nesting birds on site must be done outside the nesting season, which is recognised to be from March to August inclusive, unless it can be demonstrated by a suitably qualified ecologist that nesting birds are absent through the submission of a Nesting Bird Check. It should be noted that birds may still be nesting outside this season, therefore care should be taken to ensure that no nesting birds are affected. Reason: To ensure that animal and plant species and habitats listed under the Wildlife and Countryside Act 1981 (as amended) and the ecological interests of the site are adequately protected, to accord with Policies GN.1 and GN.37 of the Local Development Plan for Pembrokeshire (adopted 28 February 2013).
- The site is within the catchment for nutrient sensitive Pembrokeshire Marine Special Area of Conservation (SAC) requiring nitrogen neutrality. The application has been screened in accordance with Natural Resources Wales’ interim advice to Chief Planners dated 25th July 2025. It is considered that this development is unlikely to have a likely significant effect on the Marine SAC as the following criterion applies: No. 1 Any development that does not increase the volume or concentration of wastewater.
- No evidence of badger has been recorded on site; therefore, no specific mitigation is required. However, it is possible that badgers may be present within the area and use the area for foraging, as part of a wider foraging range, there is also a possibility that setts may be present within the surrounding area. Badgers and their setts are protected under The Protection of Badgers Act 1992 and a relevant advisory condition has been attached. Works must be halted 30m from hedges and the Pembrokeshire Coastal Path. An ecologist must confirm that no new setts have been created prior to directional drilling being undertaken, if no new setts are discovered then directional drilling can continue under the guidance of the ecologist. Badgers and their setts are protected under The Protection of Badgers Act 1992. It is an offence to wilfully kill, injure, take, possess, or cruelly ill-treat a badger, or to attempt to do so; or to intentionally or recklessly interfere with a badger sett which includes damaging or destroying a sett, obstructing access to a sett, or to disturb a badger occupying a sett. The following activities require a Badger licence from NRW: • Using very heavy machinery within 30 metres of any entrance to an active sett. • Using lighter machinery (particularly for any digging operation) within 20 metres. • Light work such as hand digging or scrub clearance within 10 metres.
- No evidence of otter has been recorded on site; however, otter records are present in the surrounding area and as a mobile species may utilise the site and the mapped watercourse to the north of the site for transiting between feeding sites. Otters and their holts are protected under the Conservation of Habitats and Species Regulations 2017. It is an offence to: • deliberately kill, injure, disturb or capture them • damage or destroy their breeding sites and resting places (including when otters are not present) • possess, control or transport them (or any part, alive or dead) • sell, exchange or offer for sale or exchange It is also an offence under the Wildlife and Countryside Act 1981 to intentionally or recklessly: • disturb them while they occupy a structure or place used for shelter or protection • obstruct access to a place used for shelter or protection • possess or transport them (or any part alive or dead) • sell, offer, or publish an advert to sell them Otters and their habitat could be affected if the development proposal causes: • habitat loss or degradation in or near water bodies • habitats being cut off and becoming fragmented • loss of holts and resting places • disturbance to resting and feeding places • disturbance to their usual routes, for example, a road bridge or culvert works forcing otters to use roads or bridges that might mean it’s more likely to cause them death or injury • a change to water quality which could also affect food sources
- The following activities will be required prior the installation of the cabling at the northern end of the site. Aerial imagery shows that there is a watercourse on the northern boundary of the proposed works. This may be an underground watercourse that is not visible from the surface. • A walk over of the northern boundary to confirm the presence of the watercourse • If present, a 50m check on both sides of the proposed cable laying entry point for signs of any presence of otter/ holts. If evidence of otter is found, then the works are to stop and advice sought from NRW. • If the water course is present, then directional drilling will be required to ensure the watercourse and associated habitats are not impacted. • If the watercourse is not present, then cable laying can commence as per the SRE1137 cable route covering letter FINAL. CEMP Any decision cannot be confirmed until submission and approval of a Construction Environmental Management Plan (CEMP) as detailed in the Ecological Impact Assessment. All retained habitats are to be protected by HERAS fencing as detailed in the Ecological Impact Assessment. Prior to works commencing a suitably qualified ecologist will undertake a walkover of the proposed route to ensure that no protected species are present and may be harmed during the works. The ECoW will undertake and assessment of the area to be cleared for the directional drilling, to ensure that not protected species are present and are at risk of harm.
