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
New dwelling
Proposal details
- Reference
- 25/0875/PA
- Alternative references
- PP-14596697
- Ward
- Burton
- Parish
- LLV_Burton_Ferry
- Agent
- Defan Hughes
- UPRN
- 200003250696
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 source
Decision & conditions
Planning conditions
- The proposed dwelling, by reason of its elevated position, engineered platform, steeply graded driveway, and associated retaining structures, would result in substantial and permanent harm to the character and appearance of the site and surrounding area. The development fails to respect the natural landform, wooded hillside, or the established pattern of development within Kiln Park, instead appearing visually intrusive, isolated and unrelated to its context. The proposal is therefore contrary to Policies SP 1 (Sustainable Development), GN.1 (General Development Policy) and GN.2 (Sustainable Design) of the Local Development Plan for Pembrokeshire (adopted 28 February 2013).
- The proposal would require the removal of a significant number of mature trees forming part of an established woodland belt, with no adequate justification or compensatory planting strategy. The submitted Green Infrastructure Statement lacks the necessary detail to demonstrate protection, enhancement or adequate replacement of lost green infrastructure. Furthermore, essential ecological surveys, including a Ground Level Tree Assessment for potential bat roost features and a Preliminary Ecological Appraisal for vegetation removal along Trinity Terrace, have not been submitted, preventing proper assessment of impacts on protected species. The development therefore fails to demonstrate compliance with Policy GN.37 (Protection and Enhancement of Biodiversity) of the Local Development Plan for Pembrokeshire (adopted 28 February 2013) and the Environment (Wales) Act 2016.
- 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. The application fails to secure appropriate mitigation and contains insufficient information to demonstrate that the proposed development would achieve nutrient neutrality for nitrogen. 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.
- The proposal is for a single open market dwelling where a financial contribution towards local needs affordable housing is required in accordance with policy GN.28 (Local Needs Affordable Housing). No completed Unilateral Undertaking has been provided to secure this contribution. The proposal therefore fails to comply with policy GN.28 of the Local Development Plan for Pembrokeshire (adopted 28 February 2013).
- The proposal cannot be accessed from the public highway as the application site as submitted does not include the necessary land. The development therefore fails to demonstrate that an appropriate means of access can be achieved, contrary to criterion 5 of Policy GN.1 (General Development Policy) of the Local Development Plan for Pembrokeshire (adopted 28 February 2013).
- This decision relates only to the plans identified below: Drawing No. 22289/02 Proposed Site Access Plan Drawing No. 22289/03 Proposed Site Access Plan Drawing No. 22289/04 Proposed Site Sections Drawing No. TKPRB/02 Proposed Elevations Drawing No. ITKPRB / 04 Block Plan Drawing No. ITKPRB / 06 Site Location Plan Section Floor Plan Lower Ground Floor Plan
