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
Removal of chimney stacks and construction of front porch and retaining garden wall.
Proposal details
- Reference
- 25/0924/PA
- Ward
- Lamphey
- Parish
- SV_Cosheston
- UPRN
- 10009872863
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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 sourceDecision expiry date
Published deadlineA published target or deadline. It does not confirm an outcome.
Council source
Decision & conditions
Planning conditions
- Within one month of the date of this decision, a scheme for surface water disposal in relation to the retaining wall, shall be submitted to the local planning authority for approval. The scheme shall include an assessment of the site’s potential for disposing of surface water by means of a sustainable drainage system, with the results of the assessment provided to the local planning authority. The scheme shall be implemented in accordance with the approved details within six months of approval and shall be retained as such for as long as the development exists. Reason: To ensure that a satisfactory means of drainage is provided, and to accord with policy GN.1 of the Local Development Plan for Pembrokeshire (adopted 28 February 2013).
- Within one month of the date of this decision a sample of the stone to be used to face the retaining wall shall be submitted to and approved in writing by the Local Planning Authority. Development shall be carried out in accordance with the agreed sample. Reason: To ensure that the details of the development respect the preservation of the character of the conservation area to accord with Policy GN.38 of the Local Development Plan for Pembrokeshire (adopted 28 February 2013).
- Notwithstanding the submitted Green Infrastructure Statement, within one month of the date of this decision a detailed site plan showing green infrastructure proposals shall be submitted to and approved in writing by the Local Planning Authority. The details shall include details of a planting scheme. The planting scheme shall include species, size, density and timescale for planting. The planting scheme shall be implemented in accordance with the approved details in the first planting season following the date of this decision notice and shall be retained as such for as long as the development exists. Reason: To ensure that a satisfactory landscpaing schem is implemented and to accord with policy GN.1 of the Local Development Plan for Pembrokeshire (adopted 28 February 2013).
- Notwithstanding the information contained within the application, within three months of the date of this decision a bird box shall be installed at a height of 3 to 4m on a north facing elevation of the dwelling and a bat box shall be installed at a height of 3 to 4m on an east facing elevation of the dwelling and shall be retained as such for as long as the development exists. Reason: In the interests of biodiversity enhancement and to accord with the requirements of policy 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).
- The development shall be carried out in accordance with the following approved plans and documents: CK03-01 – Existing Location & Block Plan; CK03-02 – Existing and Proposed Site Plan; CK03-06A – Proposed Ground Floor Plan; CK03-08C – Proposed Elevations; CK03-09 – Proposed Site Plan Showing Section Lines; CK03-10A – Context Section A-A (Looking East); CK03-11A – Context Section B-B (Looking North); and Retaining Wall Calculations, dated May 2025, by H.B.Tribe Chartered Engineer. 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).
- 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 SP1, GN.1, GN.2, GN.37 and GN.38. 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.
- This Decision Notice grants planning permission. You are advised that it does not constitute approval under the Building Regulations.
- Under the Wildlife and Countryside Act 1981 it is an offence to damage, destroy or obstruct access to any structure or place that bats, great crested newts or any other animal listed in Schedule 5 of the Act use for shelter or protection. Under this Act it is also an offence to disturb barn owls whilst building a nest or in the vicinity of a nest containing eggs or young. If there is any suggestion that the site is being occupied by any of the species, you are advised to consult Natural Resources Wales on Telephone: 0300 065 3000 or email: enquiries@naturalresourceswales.gov.uk, before proceeding with the development hereby authorised.
- This application has been screened in accordance with Natural Resources Wales’ interim advice for planning applications within the river Special Areas of Conservation (SACs) catchments. It is considered that this development is unlikely to increase phosphate and nitrate inputs as it falls within the following criterion in the interim advice: Criterion 3: Development to an existing residential property (e.g. extensions) that does not result in the creation of independent living accommodation, a separate planning unit and/or a change in use, where it can no longer be said to be ancillary to the main residence.
