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
Formation of a 20Mx40M all weather turnout and horse riding arena. Plus installation of 2 pod accommodation.
Proposal details
- Reference
- 25/0928/PA
- Alternative references
- PP-14660244
- Ward
- Lamphey
- UPRN
- 10009876911
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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
- Due to the lack of a Heritage Impact Assessment (HIA), prepared by a competent and qualified historic environment expert, it is not possible to fully assess the proposal in regard to the impact on Statutory Registered Park & Garden: Lamphey Bishop’s Palace & Lamphey Court – PGW(Dy)34(PEM). In the absence of an acceptable HIA it is not possible to conclude that there would not be an adverse effect on the historic environment. Therefore, the development would conflict with the strategic aims of policy SP 1 (Sustainable Development) which seeks to ensure that sustainable development is achieved, criteria 1 and 2 of policy GN.1 (General Development Policy), criteria 1 and 2 of policy GN.2 (Sustainable Design) and policy GN.38 (Protection and Enhancement of the Historic Environment) of the Local Development Plan for Pembrokeshire (adopted 23 February 2013). Furthermore, the proposed development would be contary to the Historic Environment Act (Wales) 2023 and Technical Advice Note 24: The Historic Environment, March 2026.
- The application site lies within the catchment of the Pembrokeshire Marine Special Area of Conservation (SAC). A Habitats Regulations Assessment Screening Report has been completed and insufficient information has been provided with the application to conclude that increases in nutrient inputs in the Pembrokeshire Marine SAC can be ruled out as a result of this development proposal. As such, the proposal fails to accord with criterion 4 of policy GN.1 (General Development Policy) and policy GN.37 (Protection and Enhancement of Biodiversity) of the Local Development Plan for Pembrokeshire (adopted 28 February 2013).
- In the absence of an appropriate habitat and protected species survey undertaken by a suitably competent person, the proposal fails to demonstrate that the development would not adversely affect protected species, thereby reducing biodiversity. No biodiversity enhancement measures have been proposed and the submitted Green Infrastructure Statement contains insufficient information on subsequent green infrastructure enhancement. With regard to the existence of Tree Preservation Order L&D/DP/ENV/21/133, the lack of information on excavation of the horse arena could result in a harmful effect on the trees covered by the Tree Preservation Order harming green infrastructure and visual amenity. In such terms, the proposal conflicts with policies SP 1 (Sustainable Development), criterion 4 of policy GN.1 (General Development Policy) and policy GN.37 (Protection and Enhancement of Biodiversity) of the adopted Local Development Plan for Pembrokeshire (adopted 28 February 2013).
- This decision relates to the following drawings: JW/D01 – Site Location Plan; JW/D02 – Site Plan; JW/D03 – Fencing Layout; JW/D05 – Soakaway Plan and Surface Detail; JW/D06 – Proposed Layout (Amendment); JW/07 – Pod Layout; JW/D09 – Pod Floor Layout.
- The proposed self-catering pods would result in an unjustified and harmful impact on the character and appearance of the open countryside. In such terms the pods would be contrary to the provisions of Policies SP 1 (Sustainable Development), SP 16 (The Countryside), GN.1 (General Development Policy) and GN.17 (Self-Catering and Serviced Accommodation) of the extant Pembrokeshire Local Development Plan (adopted 28th February 2013).
