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 amendment to planning approval 07/1029/PA (Conversion of outbuilding into holiday accommodation) to allow a more flexible use of both holiday let C6 and C3 dwelling with ecological enhancements
Proposal details
- Reference
- 25/1011/PA
- Alternative references
- PP-14727114
- Ward
- Rudbaxton And Spittal
- Agent
- Andrew Vaughan-Harries
- UPRN
- 10091643806
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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: 01b - AVH1370 - A3 - Location Plan; 02c - AVH1370 - A3 - Site Plan; 03b - AVH1370 - A3 - Barn Floor Plan; 04a - AVH1370 - A3 - Barn Elevations; and 05a - AVH1370 - A3 - Expanded Site 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).
- Notwithstanding the provisions of schedule 2, part 1 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 B, C and H 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).
- Within six months of the date of the development hereby approved, the proposed bat and bird boxes shall be installed on the southeast gable at the highest point and retained thereafter. 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 three native fruit trees identified in the Green Infrastructure Statement and the details shown on drawing ref. 05a - AVH1370 - A3 - Expanded Site Plan shall be planted in the first planting and seeding seasons following the date of the development hereby approved. Any new plants or trees planted in accordance with the approved scheme which, within a period of 5 years after planting 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 or trees of similar size and specification. 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).
- Any external lighting proposed in connection with the approved development shall be positioned at a low level, downward facing, hooded and on a short PIR activated timer and retained as such thereafter. Reason: In the interests of biodiversity and to accord with Policy GN.37 (Protection and Enhancement of Biodiversity) 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, SP 5, SP 16, GN.1, GN.2, GN.11, GN.17, GN.22 and GN.26. 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.
- Any existing buildings on site should be assessed for asbestos materials prior to demolition. Any asbestos must be removed in full consultation with the Health and Safety Executive 3rd Floor, Darkgate Buildings, 3 Red Street, Carmarthen, SA31 1QL
- The application site is crossed PP82/7/1. The developer must ensure that: 1. There is no diminution in the width of the right of way available for use by members of the public 2. No building materials are stored on the right of way 3. No damage or substantial alterations, either temporary or permanent, is caused to the surface of the right of way 4. Vehicle movements are arranged so as not to interfere with the public’s use of the way 5. No additional barriers (e.g. gates) are to be placed across the right of way, of either a temporary or permanent nature 6. No wildlife fencing or other ecological protection features associated with wildlife mitigation measures are placed across the right of way or allowed to interfere with the right of way 7. The safety of members of the public using the right of way is ensured at all times 8. The granting of planning consent does not authorise lawful authority to drive a motor vehicle on a public right of way. Developers/landholders should ensure that public use of the Public Right of Way takes precedence over private vehicular traffic. It is a criminal offence to damage the surface of a Public Right of Way, and the consent of the County Council must be sought for the route to be re-surfaced even if the surface is to be improved.
- 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 (issued on 20th January 2021). This development is unlikely to increase phosphorus and nitrogen inputs as it falls within the following criterion in the interim advice: Criteria 2: Any development that does not increase the volume or concentration of wastewater.
