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
Sand School / Manege.
Proposal details
- Reference
- 25/0862/PA
- Ward
- Burton, Burton
- Parish
- SV_Rosemarket
- Agent
- Mr Heath Coombe
- UPRN
- 100100279657
Sign in to view all collected council fields and recorded changes.
Sign in to view collected detailsDocuments 0 of 0
No documents match this view.
Documents open on the council website. Browse council documents if a link has changed.
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 be carried out in accordance with the following approved plans and documents: 003, Proposed location plan and Proposed site plan, dated Dec 2025 004, Rev A, Proposed site plan, dated Feb 2026 Green infrastructure statement, dated 27/02/2026 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 equestrian ménage shall be used for the private use of horses ancillary to the enjoyment of the dwelling house known as Ty Bach Wynel, 11 West Street, Rosemarket and shall not be used for livery or any commercial purpose. Reason: To protect the amenities of the occupiers of the nearby dwellings, and to accord with Policy GN.1 of the Local Development Plan for Pembrokeshire (adopted 28 February 2013).
- Notwithstanding the information contained on the plans, prio4. Notwithstanding the information contained within the application, no development shall commence until details of a scheme for the disposal of surface water has been submitted to and agreed in writing by the local planning authority. The scheme shall include details of suitability of ground conditions for the proposed method of water disposal. The scheme shall be implemented in accordance with the approved details prior to the first use of the development hereby approved and retained for as long as the development exists. Reason: To ensure that a satisfactory means of drainage is provided, and to accord with policies GN.1 and GN.2 of the Local Development Plan for Pembrokeshire (adopted 28 February 2013).
- Details of any proposed external lighting shall be submitted and approved in writing by the local planning authority prior to installation. The details shall include the type of lighting, its height, position within the site, its mechanism for operation, for it to be hooded and downward facing. Development shall be carried out in accordance with the approved details and retained for as long as the development exists. Reason: To enable the local planning authority to control the details of the external lighting in the interests of the amenity and appearance of the area and to protect the wildlife and the ecological interests of the site,and to accord with Policies GN.1, GN.2 & GN.37 of the Local Development Plan for Pembrokeshire (adopted 28 February 2013).
- 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).
- 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 (Sustainable Development), GN.1 (General Development Policy), GN.2 (Sustainable Design) and GN.37 (Protection and Enhancement of Biodiversity). 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.
- Notwithstanding the information within the application, prior to the substantial completion of the development, the bat and bird boxes shall be installed on trees within the applicant’s ownership. They shall be positioned at a height of at least 3 metres above ground level and retained thereafter. Reason: In the interests of biodiversity and to comply with the requirements of policies GN.1 an GN.37 of the Local Development Plan for Pembrokeshire (Adopted 28th February 2013).
- Notwithstanding the information contained in the submitted Green Infrastructure Statement, prior to the substantial completion of the development hereby approved a scheme of planting shall be submitted to and approved in writing by the local planning authority. The planting scheme shall detail proposed planting for the embankment along with the number, size and specie of trees to planted, including with their position within the site. The planting shall be undertaken in the first planting season prior to first use of the development or completion of the development, whichever is sooner. Any trees which within a period of 5 years from the date of planting, is removed or becomes seriously damaged or diseased shall be replaced in the next planting season with another of a similar size and species. Reason: In the interests of biodiversity and to comply with the requirements of policies GN.1 an GN.37 of the Local Development Plan for Pembrokeshire (Adopted 28th February 2013).
- Under the Habitats Regulations, where a plan or project is likely to have a significant effect on a European site, either alone or in combination with other plans or projects, and where it is not directly connected with or necessary to the management of the site previously (designated pursuant to EU retained law) the competent authority must carry out an appropriate assessment of the implication of the plan or project in view of the site’s conservation objectives. Natural Resources Wales has set new nitrates and phosphate standards for the river SACs in Wales. Any proposed development within the SAC catchments that might increase the amount of nitrates and phosphate within the catchment could lead to additional damaging effects to the SAC features and therefore such proposals must be screened through a HRA to determine whether they are likely to have a significant effect on the SAC condition. - This application has been screened in accordance with Natural Resources Wales’ Advice to planning authorities for planning applications affecting nutrient sensitive Special Areas of Conservation (Version 5.1, published 09/02/2026). It is considered that this development is unlikely to increase nitrogen inputs as it falls within the following criterion in the interim advice: Criteria 2: development that does not increase the volume or concentration of wastewater.
