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
Proposed two storey rear extension and associated works
Proposal details
- Reference
- 25/0966/PA
- Ward
- Crymych And Mynachlog-Ddu
- Agent
- Stewart Corbett
- UPRN
- 10009880829
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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
- 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: CD1402-L01 Location Plan, dated 9 February 2026 CD1402-P01 Proposed Elevation and Floor Plans, dated 10 April 2025 CD1402-P02 Proposed Site Plan & Roof Plan & Sections, dated 10 April 2025 Flood Consequence Assessment, 13 February 2026 Green Infrastructure Statement, dated 10 April 2026 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 information contained on the plans, prior to installation of any external lighting, a lighting scheme shall be submitted to and approved in writing by the local planning authority. The scheme shall include: • Details of the siting and type of external lighting to be used, including location, illumination, nature and timing of operation of proposed lighting of the site during construction and operation of the development; • Drawings setting out light spillage in key sensitive areas from proposed new external and internal lighting • An Environmental Lighting Impact Assessment against conservation requirements for protected species and designated landscapes (Afon Gafal) • Measures to monitor light spillage once development is operational; The lighting scheme shall be implemented and thereafter operated and maintained in accordance with the approved details. Reason: In the interests of biodiversity and to protection the ecological interests of the site and to comply with the requirements of policies GN.1 an GN.37 of the Local Development Plan for Pembrokeshire (Adopted 28th February 2013).
- No development, or site clearance, shall commence until a Construction Environmental Management Plan (CEMP) has been submitted to and approved in writing by the local planning authority. The CEMP shall include reference to: • Construction methods, including details of materials used in construction and details of how any waste generated will be managed; • General site management, including details of the construction programme including timetable, details of site clearance, details of site construction drainage, including a site set-up plan detailing how sensitive receptors will be protected from harm e.g. fencing, containments areas, appropriately sized buffer zones between storage areas (of spoil, oils, fuels, concrete mixing and washing areas) and any watercourse or surface drain; • Biodiversity management during construction, including details of habitat retention and protection, invasive species management, species and habitat protection, avoidance, mitigation and enhancement measures; • Soil management, including details of topsoil strip, storage and amelioration for re-use; • CEMP masterplan, including details of the extent and phasing of development, location of landscape and environmental resources, design proposals and objectives for integration and mitigation measures; • Control of nuisances including details of restrictions to be applied during construction including timing, duration and frequency of work; • Resource management, including details of fuel and chemical site storage and containment, details of waste generation and its management, and details of the consumption of water and wastewater; • Pollution prevention, including details that demonstrate how relevant guidelines for pollution prevention and best practice will be implemented, including details of emergency spill procedures and an incident response plan; • Details of the persons and bodies responsible for activities set out in the CEMP and emergency contact details, for example, contract manager, site manager, contractors, visitors, site environmental advisor, landscape clerk and ecological clerk of works to ensure construction compliance with approved plans and environmental regulations; and • Measures to prevent site run-off entering the Afon Cleddau Special Area of Conservation. The CEMP shall be implemented 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 and to comply with the requirements of policies GN.1 an GN.37 of the Local Development Plan for Pembrokeshire (Adopted 28th February 2013) and the duty under Section 6 of Planning Policy Wales, Edition 12.
- Notwithstanding the information contained within the application, prior to substantial completion of the development hereby approved, details of a scheme for the disposal of surface water shall be submitted to and approved in writing by the local planning authority. The scheme shall include an assessment of the suitability of ground conditions for the proposed method of water disposal. The scheme shall be implemented in accordance with the approved details prior to the first use of the building hereby approved and retained for as long as the development exists. Reason: To ensure that a satisfactory means of drainage is provided, and to accord with policies GN.1 and GN.2 of the Local Development Plan for Pembrokeshire (adopted 28 February 2013).
- The soft landscaping as detailed in the Green Infrastructure Statement and illustrated on drawings CD1402- P01 and P02 received 10 April 2026 shall be be carried out in the first planting season following first use of the extension or the substantial completion of the development, whichever is sooner and retained thereafter. Any existing plants retained or translocated; or new plants planted or seeded in accordance with the approved scheme which, within a period of 5 years after implementation of the approved development are removed, die, become diseased or damaged to such extent that, in the opinion of the Local Planning Authority, the function in relation to this planning approval is no longer delivered, shall be replaced with plants of similar size and specification. Reason: To ensure that animal and plant species, habitats, and the ecological interests of the site are adequately protected and to accord with Policies GN.1 and GN.37 of the Local Development Plan for Pembrokeshire (adopted 28 February 2013) and the duty under Chapter 6 of Planning Policy Wales, Edition 12, 2024.
- The installation of the bird and bat box as shown on drawing no. CD1402-P01, dated 09 April 2026, shall be installed prior to substantial completion of the development hereby permitted and retained thereafter. Reason: To protect and enhance biodiversity interests and to accord with Policies GN.1 and GN.37 of the Local Development Plan for Pembrokeshire (adopted 28 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, GN.1, GN.2 and GN.37 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.
- SAB APPROVAL 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. If there is a breach of the requirement for 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 settlement being compromised. Please see www.pembrokeshire.gov.uk/planning-contacts/sustainable-drainage-approving-body-sab for more information. WATERCOURSE Due to the existence of an of an ordinary watercourse, ordinary watercourses must not be filled in, culverted, or the flow impeded in any manner, without the prior written consent of Pembrokeshire County Council under Section 23 Land Drainage Act 1991 as amended by the Flood and Water Management Act 2010. Consent is also required to alter a culvert in a manner that would be likely to affect flow of an ordinary watercourse, and for temporary as well as permanent works. Further details can be obtained from: Mr Neville Davies - ldconsent@pembrokeshire.gov.uk Under no circumstance should any structure be built over ordinary watercourses or within a minimum of 3 metres measures each side from the top of bank of any watercourse, or within a minimum of 3 metres measured each side from the outer face of a culvert, without the prior written agreement of the Local Drainage Authority. This will ensure that access is maintained for future maintenance.
- It is recommended that the applicant be informed that all British bat species are European Protected Species by virtue of their listing under Annex IV of EC Directive 92/43/EEC (‘The Habitats Directive’). This Directive has been transposed into British Law under the Conservation of Habitats and Species Regulations 2017. British bats are also protected under Schedule 5 of the Wildlife and Countryside Act (1981) (as amended). It is recommended that the applicant and contractors be informed of the possibility of encountering bats unexpectedly during works. If bats are encountered on site works should stop immediately an NRW should be contacted (Natural Resources Wales, - General Enquiries: enquiries@naturalresourceswales.gov.uk or 0300 065 3000 Mon-Fri, 8am - 6pm) a licence may then need to be applied for from NRW. Licences are not automatically granted by virtue of a valid planning consent and it may be possible that the necessary licence application may be refused.
- Given the proximity to the river and the presence of ruderal vegetation within the area of the proposed development, valuable surrounding habitat, it is recommended that the applicant be made aware of the legal protection afforded to protected species under the Wildlife and Countryside Act 1981. Species such as the Reptiles, Badgers, Birds, Otters and Water Voles are protected from intentional killing and injury or disturbance to their habitat are protected under their relevant legislations. To avoid contravening these protections, care must be taken during site clearance and construction activities.
