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 Private Access drive and construction of three New Market Housing Dwellings and associated detached garages complete with all site works and services.
Proposal details
- Reference
- 25/0901/PA
- Alternative references
- PP-14465381
- Ward
- Lampeter Velfrey
- Parish
- SV_Tavernspite
- Agent
- Steve Hole
- UPRN
- 10009875042
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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 sourceSite notice end 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
- The proposed development would provide a density of approximately 23 dwellings per hectare on a site exceeding 0.1 hectares, falling below the minimum requirement of 25 dwellings per hectare set out in Policy GN.26 of the Local Development Plan. No evidence has been submitted to demonstrate site specific constraints that would justify a reduced density. The proposal therefore fails to make efficient use of land and is contrary to Policy GN.26 of the Loacl Development Plan for Pembrokeshire (adopted 28 February 2013).
- The submitted Unilateral Undertaking is incomplete and invalid, as it is undated and lacks the required signed plan. As a result, the proposal fails to secure the necessary financial contribution towards affordable housing provision as required by Policy GN.28 of the Local Development Plan for Pembrokeshire (adopted 28 February 2013).
- By virtue of the siting, layout and proximity of the proposed dwellings, the development would give rise to significant overlooking and loss of privacy affecting the rear amenity area of Glaslys and the garden of Larkrise. The position and height of first floor habitable room windows, combined with limited separation distances and level differences, would result in an overbearing and intrusive relationship. The proposal therefore fails to safeguard the reasonable residential amenity of neighbouring properties, contrary to Policy GN.1 of the Local Development Plan for Pembrokeshire (adopted 28 February 2013).
- The proposed ecological enhancements are not appropriately designed or located, with bat and bird boxes positioned on incorrect elevations and insufficient information submitted to demonstrate appropriate lighting design to avoid illumination of bat features. Furthermore, no Precautionary Working Method Statement has been provided to demonstrate that reptiles, particularly slow worms, would be safeguarded during site clearance. The proposal therefore fails to demonstrate that biodiversity would be maintained or enhanced and conflicts with Policy GN.37 of the Local Development PLan for Pembrokeshire (adopted 28 February 2013), Planning Policy Wales and Section 6 of the Environment (Wales) Act 2016.
- The proposed layout prevents delivery of the Green Infrastructure planting secured under Condition 5 of planning permission 25/0234/PA, including the three apple trees required in the south east corner of the Glaslys plot. The introduction of a garage in this location obstructs delivery of an existing ecological enhancement and results in a net loss of approved GI benefits. The proposal therefore conflicts with Policies GN.1 and GN.37 of the Local Development Plan for Pembrokeshire (adopted 28 February 2013) and fails to accord with the biodiversity duty under Section 6 of the Environment (Wales) Act 2016.
- This decision relates only to the plans identified below: Drawing No. 1933/20 Existing Site Survey and Location Plan Drawing No. 1933/22 - Proposed Site Layout Drawing No. 1933/25 Proposed Floor Plans and Elevations Drawing No. 1933/26 Proposed Floor Plans and Elevations
