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
Conversion of three stone agricultural outbuidings to form two residential units
Proposal details
- Reference
- 25/0939/PA
- Ward
- Solva
- Agent
- Mr Wyn Harries MRICS
- UPRN
- 10009876943
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Application timeline
Council milestones and published deadlines. A deadline passing does not confirm a decision.
Consultation expiry date
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Council sourceStatutory expiry date
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Council sourceSite notice end date
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Council sourceDecision due date
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Council sourceExtension date
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Council sourceDecision expiry date
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Council source
Decision & conditions
Planning conditions
- 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: Received 17/04/26 Dwg no. 20B - Proposed floor plans (Outbuildings B&C) Dwg no. 21D - Proposed elevations (Outbuildings B&C) Dwg no. 19B - Proposed block plan Received 14/04/26 Dwg no. 23C - Proposed elevations (Outbuilding A) Received 16/03/26 Dwg no. 22A - Proposed floor plans (Outbuilding A) Received 03/02/26 Dwg no. 01 Site Location Plan 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).
- The parking facilities shown on Dwg no. 19B hereby approved shall be provided before the occuption of the outbuildings and thereafter retained for that purpose for as long as the development exists. Reason: To ensure the satisfactory provision of parking facilities and in the interest of highway safety and the amenity of the area, and to accord with Policy GN.1 of the Local Development Plan for Pembrokeshire (adopted 28 February 2013).
- The scheme shall be implemented in accordance with the bat mitigation and recommendations in Section 7 and Appendix E of the submitted bat survey report: Phase 2 Bat Survey by Gould Ecology Ltd (dated November 2025 (Version 1 - Final)), dwg nos. 21D and 23C and any subsequently approved NRW EPSL mitigation strategy. These measures shall be carried out as approved during the site preparation and construction phases of the development. Reason: To ensure that animal and plant species and habitats listed under the Conservation of Habitats and Species Regulations 2017 (as amended) and the ecological interests of the site are adequately protected to accord with policies GN.1 and GN.37 of the Local Development Plan for Pembrokeshire (adopted 28 February 2013), Section 6 of PPW (Edition 12).
- Prior to the commencement of development, a photographic survey of the outbuildings to be converted shall be undertaken in accordance with a written scheme submitted to and approved in writing by the Local Planning Authority. The photographic survey shall be deposited with the Dyfed Archaeological Trust (8 Carmarthen Street, Llandeilo, Carmarthenshire SA19 6AF) Reason: To ensure the recording of matters of archaeological interest to accord with Policy GN.38 of the Local Development Plan for Pembrokeshire (adopted 28 February 2013).
- Prior to the occupation of the converted outbuildings hereby approved a plan shall be sumitted indicating the positions, height, design, materials, and type of boundary treatments to be erected for the dwellings shall be submitted to and approved by the local planning authority. The boundary treatments shall be completed as approved prior to the occupation of the outbuildings as dwellings as retained for as long as the development exists. 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).
- Notwithstanding the provisions of schedule 2, parts 1 and 2 of the Town and Country Planning (General Permitted Development) Order 1995 (as amended for Wales) (or any order revoking and re-enacting that order with or without modification), no development as specified in part 1 Classes A, B, C, D, E, F, G, H and Part 2 Class A shall be carried out unless approved in writing by the Local Planning Authority. Reason: To protect the traditional character of the building and its surroundings in accordance with policy GN.1 of the Local Development Plan for Pembrokeshire (Adopted 28th February 2013).
- The planting works as shown on plan no. 19B and set out in the submitted Green Infrastructure Statement shall be carried out in the first planting and seeding seasons following the occupation of the dwellings and any trees or plants which within a period of 5 years from completion of the development die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species. Reason: In the interests of amenity and to provide green infrastructure net gain in compliance with the requirements of policies GN.1 & GN.37 of the Local Development Plan for Pembrokeshire (Adopted 28th February 2013).
- No development shall commence until a Method Statement has been submitted to and approved in writing by the Local Planning Authority. The Method Statement shall include: a) a schedule of works identifying areas of the outbuildings to be retained, repaired, altered, or removed; b) detailed methodologies for repair and alteration works, including materials, finishes, and techniques to be used; c) measures for the protection of the outbuildings during construction; and d) details of any enabling or intrusive works, including justification and mitigation; The development shall thereafter be carried out strictly in accordance with the approved Method Statement unless otherwise agreed in writing by the Local Planning Authority. Reason: To ensure that the historic character and architectural interest of the building is preserved in accordance with policy GN.38 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 SP 1, SP 16, GN.1, GN.2, GN.11, 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.
- Prior to its installation, full details of external lighting shall be submitted to and agreed in writing by the Local Planning Authority. The Lighting Plan should include the following as a minimum: • Details of lighting to be used during and post construction; • Plans illustrating the location and type of lighting; • Plans illustrating projected or retained bat emergence points; together with retained or proposed features planned to be functionally used by bats for foraging/dispersal purposes; • Provisions of the scheme shall accord with the provisions of the Institution of Lighting Professionals and Bat Conservation Trust: Guidance Note 08/23: Bats and Artificial Lighting at Night. Reason: To protect the biodiversity interests of the site in accordance with policy GN.37 of the Local Development Plan for Pembrokeshire (adopted 28 February 2013).
- Construction and demolition activities can give rise to pollution and so it is important that appropriate provisions are in place to manage dust, silt, surface water and the storage of waste during the construction phase. You should take any precaution to prevent contamination of surface water drains and local watercourses. All works at the site must be carried out in accordance with GPP5, ‘Works and maintenance in or near water’ and GPP6, ‘Working at construction and demolition sites’ which is available on the following website: Guidance for Pollution Prevention (GPP) documents | NetRegs | Environmental guidance for your business in Northern Ireland & Scotland
- This planning permission does not provide consent to undertake works that require an EPS licence. It is an offence to deliberately capture, kill or disturb EPS or to recklessly damage or destroy their breeding sites or resting places. If found guilty of any offences, you could be sent to prison for up to 6 months and/or receive an unlimited fine. To undertake the works within the law, you can obtain further information on the need for a licence from Natural Resources Wales on 0300 065 3000 or at: https://naturalresources.wales/permits-and-permissions/protected-species-licensing/european-protected-species-licensing/information-on-european-protected-species-licensing/?lang=en No works are to be undertaken on buildings 2/4 and 5 until a EPS licence has been granted by NRW.
- Pembrokeshire County Council as SuDS Approving Body (SAB) considers that by virtue of the fact that the construction area having drainage implications appears to be in excess of 100 square metres / more than one property; the proposed works will require SAB approval prior to the commencement of any works on site relating to this application. The applicant should be made aware that if there is a breach of the requirement for SAB approval (i.e. when construction work is commenced without SAB approval); the SAB may at any time issue an enforcement notice. The failure to obtain SAB approval may have a detrimental effect upon the future sale of the properties, which could also result in insurance applications and or flood event settlements being compromised. Please see www.pembrokeshire.gov.uk/planning-contacts/sustainable-drainage-approving-body-sab for more information.
- Prior to the installation of any windows and doors within outbuilding A, details of the materials to be used for the windows and doors shall first be submitted to and approved in writing by the local planning authority. Development shall be carried out in accordance with the approved details and retained for as long as the development exists. Reason: To protect the traditional character of the building and its surroundings in accordance with policy GN.1 of the Local Development Plan for Pembrokeshire (Adopted 28th February 2013).
- Notwithstanding the submitted plans, any roof lights installed shall be of a conservation style design, with details of the roof lights first submitted to and approved in writing by the local planning authority. Development shall be carried out in accordance with the approved details and retained for as long as the development exists. Reason: To protect the traditional character of the building and its surroundings in accordance with policy GN.1 of the Local Development Plan for Pembrokeshire (Adopted 28th February 2013).
