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
Discharge of Conditions 4 (method statement), 7 (photographic survey), 8 (boundary fencing), 9 (rooflights), 10 (materials), 11 (external lighting) & 12 (swallow nesting mitigation) of planning permission 21/1280/PA (Proposed conversion of existing barns to form 5 self contained holiday accommodation units with on site parking and amenity space)
Proposal details
- Reference
- 25/0857/DC
- Alternative references
- PP-14567146
- Ward
- Carew And Jeffreyston
- Agent
- Mr Tomas Kinver
- UPRN
- 10009873391
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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 sourceDecision due date
Past published deadlineA published target or deadline. It does not confirm an outcome.
Council source
Decision & conditions
Planning conditions
- Whilst the details for the conditions in respect of condition 7 (photographic survey) condition 8 (boundary fencing), condition 9 (rooflights), condition 10 (materials) are acceptable, the wording of conditions 7, 8, 9 and 10 are such that this would result in an implementing decision and therefore regard needs to be had to water quality. The proposed development would result in new residential development served by a private system. As such, The proposed development would result in an increase in nitrogen discharges draining into the Milford Haven Inner waterbody of the Pembrokeshire Marine Special Area of Conservation (SAC) where features are known to be in unfavourable condition due to current evidence of both chemical and biological failure. No information has been provided with this application or the substantive planning permission to explain the detail of the package treatment plant. The application fails to secure appropriate mitigation and contains insufficient information to demonstrate that the proposed development would achieve nutrient neutrality for nitrogen, or could be screened out. Accordingly, it cannot be demonstrated that the proposed development would not lead to further deterioration of water quality. A conclusion of no adverse effect on the integrity of the Pembrokeshire Marine SAC cannot therefore be drawn. As such, the proposal fails to comply with policies GN.1 (General Development Policy) and GN.37 (Protection and Enhancement of Biodiversity) of the Local Development Plan for Pembrokeshire (adopted 28 February 2013) and Natural Resources Wales Marine SAC Interim Advice dated 6th August 2025.
- Condition 4 -The submission fails to provide full details of an acceptable method statement to allow for the conversion of the buildig or sufficiet to partially discharge the condition. As such, the details provided are insufficient to enable a fully informed assessment of whether the development will comply with Policy GN.11 of the Pembrokeshire Local Development Plan adopted 28th of February 2013.
- Condition 11 & 12 required a scheme to be provided to fully assess whether the proposed external lighting and swallow nesting would avoid significant harm to biodiversity. It is therefore concluded that the submitted information does not demonstrate compliance with Policies GN.1 and GN.37 of the Local Development Plan.
