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
- 25/0876/PA
- Alternative references
- PP-14596568
- Ward
- Burton
- Parish
- LLV_Burton_Ferry
- Agent
- Defan Hughes
- UPRN
- 10013173381
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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 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 development, by reason of its siting, scale, engineered ground works and associated access arrangements, would form an intrusive and visually discordant feature on the prominent wooded hillside north of Myton House. The scheme fails to respect the established settlement pattern, landscape setting, or the intrinsic environmental qualities of the site. The resulting loss of trees and natural landform would significantly and unacceptably harm the character and appearance of the area. The proposal is therefore contrary to policies SP 1, GN.1, and GN.2 of the Local Development Plan for Pembrokeshire (adopted 28 February 2013).
- 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 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.
- This decision relates only to the plans identified below: Drawing No. PDKPRB/01 Floor Plan Drawing No. PDKPRB/03 Proposed Elevations Drawing No. PDKPRB/06A Block Plan Drawing No. PDKPRB/07 Site Location Plan Drawing No. 22289/02 Proposed Site Access Plan Drawing No. 22289/03 Proposed Site Access Plan Drawing No. 22289/04 Proposed Site Sections
- The proposed development would result in a significant loss of trees and green infrastructure without appropriate justification, mitigation or compensation. The scheme requires the removal of approximately 26 trees forming part of a mature woodland belt that contributes to ecological connectivity, visual amenity and landscape character. The submitted Green Infrastructure Statement is inadequate and fails to demonstrate any meaningful or measurable enhancement. No replacement planting scheme has been provided, contrary to PPW 6.4.39, 6.4.40 and 6.4.42 which require the protection of ecologically valuable trees and the application of a minimum 3:1 replacement ratio where loss is unavoidable. The proposal therefore fails to comply with Policies SP1 and GN.37 of the Local Development Plan for Pembrokeshire (adopted 28 February 2013).
- Insufficient ecological information has been submitted to assess impacts on protected species and habitats. Trees proposed for removal have not been subject to a Ground Level Tree Assessment (GLTA) during the appropriate survey season to identify potential bat roosting features. Vegetation removal along Trinity Terrace to facilitate the access and visibility splays has not been informed by a Preliminary Ecological Appraisal (PEA). In the absence of these required surveys, the Local Planning Authority cannot determine the likely effects upon bats or other protected species. The proposal therefore fails to comply with Policy GN.37 of the Local Development Plan for Pembrokeshire (adopted 28 February 2013) , Planning Policy Wales (Edition 12) and the Environment (Wales) Act 2016.
