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
Change of use from a residential dwelling C3(a) into a residential Children's home C2. Replacement roof, external wall insulation, side extension, roof extension and associated external works.
Proposal details
- Reference
- 25/0838/PA
- Alternative references
- PP-14554553
- Ward
- Neyland West
- Agent
- Michael Bool
- UPRN
- 10009879850
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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 sourceExtension 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 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: Received 27/01/26 Dwg no. Sec 031 C - Proposed site plan Dwg no. Sec 002 C - Block plans, GIS and Design statement Received 12/12/25 Dwg no. SEC_001_B_Location Plan Dwg no. SEC_020_C_Proposed Ground Floor Plan Dwg no. SEC_021_C_Proposed First Floor Plan Dwg no. SEC_022_C_Proposed Roof Plan Dwg no. SEC_023_B_Proposed House Elevations 1 of 2 Dwg no. SEC_024_B_Proposed House Elevations 2 of 2 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 substantial completion of the extensions to the dwelling hereby approved, a bird box shall be installed to the west elevation of the dwelling as shown on dwg no. sec_024 B and a bat box shall be installed on an elevation of the garage building located to the east of the dwelling that does not include any external lighting and is at a minimum of 3 metres above ground level. The bird and bat box shall be maintained thereafter 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).
- In the first planting and seeding seasons following completion of the development or occupation of the development, whichever is the sooner, planting shall be implemented according to dwg no. SEC_031 C and the Green Infrastructure Statement set out on dwg no. SEC_002 C. Any trees or plants planted in accordance with the approved scheme which, within a period of 5 years after planting are removed, die, become diseased or damaged shall be replaced with plants of similar size and specification. Reason: To protect ecological interests of the site in accordance with polices GN.1 and GN.37 of the Local Development Plan for Pembrokeshire (adopted 28 February 2013) and Section 6 of PPW edition 12.
- Prior to the commencement of any development or site clearance a Precautionary Method of Working/Sensitive Clearance Strategy Mitigation Strategy for reptile’s/badgers/ nesting birds and hedgehogs must be prepared by a competent ecologist and submitted in writing to and approved by the LPA. The development thereafter must be carried out in accordance with the approved details. 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), and Section 6 of PPW (Edition 12), TAN5. • The following details of precautionary working methods have been approved by virtue of Discharge of Condition approval, ref: 26/0070/PA, granted 02/07/2026 - Precautionary Method of Working / Sensitive Clearance Mitigation Strategy, Report Reference – WW/MS/SC/0426, Dated 23rd April 2026
- 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.30 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.
- 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. It is advsied that the eastern and western boundary hedges are to be checked prior to the use of groundbreaking machinery to ensure no new setts have been created. Should a sett be found then works are to stop and further guidance sought from an ecologist/ NRW. 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.
- The hedgerows around the site are to be retained and not impacted by the proposed development. However, to ensure that these features are not damaged during the development works, it is advised that they are fenced by HERAS fencing prior to the commencement of the work.
- This document comprises version 2 of this decision notice, amended as follows: By reason of 26/0070/DC, granted 02/07/2026, condition 3 has been partially discharged. If you are in any doubt as to the most up-to-date version of this decision, please contact the Planning Department on (01437) 764551 to seek clarification.
