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
Alterations and Extensions
Proposal details
- Reference
- 25/1037/PA
- Alternative references
- PP-14753548
- Ward
- Rudbaxton And Spittal
- Parish
- SV_Spittal
- Agent
- Mr Michael Bool
- UPRN
- 10009876826
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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
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Council sourceDecision due 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: LHD_001, Location plan, dated 04/03/2026 LHD_003, Rev B, Proposed site plan, dated 23/02/2026 LHD_020, Rev G, Proposed ground floor plan, dated 15/10/2025 LHD_021, Rev F, Proposed first floor and roof plan, dated 15/10/2025 LHD_022, Rev E, Proposed elevations 1/2, dated 15/10/2025 LHD_023, Rev E, Proposed elevations 2/2, dated 15/10/2025 LHD_026, Rev B, Proposed shed plans & elevations, dated 23/02/2026 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). • Condition no.2 has been amended by virtue of Non-Material Amendment application, ref: 26/0292/NM, granted 20/08/2026 as follows: The development shall be carried out in accordance with the following approved plans and documents: o LHD_001 B Location Plan o LHD_003 C Proposed Site Plan o LHD_020 H Proposed Ground Floor Plan o LHD_021 G Proposed First Floor Plan o LHD_022 F Proposed Elevations 1/2 o LHD_023 F Proposed Elevations 2/2 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 within the application, no development shall commence until details of a scheme for the disposal of surface water has been submitted to and agreed in writing by the local planning authority. The scheme shall include details of 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 development 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 following details of surface water details have been approved by virtue of Discharge of Condition approval, ref: 26/0293/DC, granted 17/09/2026 • Drawing No. LHD_003, Rev B, Proposed site plan, dated 23/02/2026 • Drawing No. D02 - Proposed site layout / SuDS layout at Scale A3 @ 1:200 • Percolation test, TP01, • Soakaway design, Iain Macrae, dated 11/06/2026
- Notwithstanding the information contained within the application, prior to the commencement of development, details or a sample of the stone cladding shall be submitted to and approved in writing by the local planning authority. The scheme shall be implemented in accordance with the approved details. Reason: To ensure a satisfactory standard of external appearance and to accord with Policies GN.1 & GN.2 of the Local Development Plan for Pembrokeshire (adopted 28 February 2013). The following details of stone cladding details have been approved by virtue of Discharge of Condition approval, ref: 26/0293/DC, granted 17/09/2026 Proposed materials supporting statement, received 24/07/2026
- Notwithstanding the information contained within the application, prior to the commencement of the development a Construction Method Statement (CMS) detailing the techniques to be used in the construction of the two storey extension and shed, shall be submitted to and approved in writing by the local planning authority. The CMS shall include a plan, detailing root protection zones, details of the formation of foundations, details of any changes to ground surfaces, the positioning of any proposed scaffolding and details of the route and depth of any underground services to be provided to the proposed shed. The development shall be carried out strictly in accordance with the approved details. Reason: In the interests of biodiversity and to comply with the requirements of policies GN.1 an GN.37 of the Local Development Plan for Pembrokeshire (Adopted 28th February 2013). The following details of Construction Method Statement details have been approved by virtue of Discharge of Condition approval, ref: 26/0293/DC, granted 17/09/2026 Construction Method Statement, Rev B, received 15/09/2026
- Prior to the substantial completion of the development hereby approved, the proposed ecological enhancements in the form of the bird and bat box detailed in the Green Infrastructure Statement and detailed on drawing LHD_023, Rev E, Proposed elevations 2/2, dated 15/10/2025, shall be implemented as approved and thereafter retained. Reason: To protect the wildlife and the ecological interests of the site, in accordance with policies GN.1 and GN.37 of the Local Development Plan for Pembrokeshire (adopted 28 February 2013).
- The provision of the green infrastructure and landscaping detailed in the Green Infrastructure Statement and LHD_003, Rev B, Proposed site plan, dated 23/02/2026 shall be carried out in the first planting season following first use of the extension hereby approved or completion of the development, whichever is sooner. Any plants or trees which within a period of 5 years following first use of the extension hereby approved or from completion of the development, whichever is sooner die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of a similar size and species. 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 SP1, GN.1, GN.2, 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.
- Under the Habitats Regulations, where a plan or project is likely to have a significant effect on a European site, either alone or in combination with other plans or projects, and where it is not directly connected with or necessary to the management of the site previously (designated pursuant to EU retained law) the competent authority must carry out an appropriate assessment of the implication of the plan or project in view of the site’s conservation objectives. Natural Resources Wales has set new nitrates and phosphate standards for the river SACs in Wales. Any proposed development within the SAC catchments that might increase the amount of nitrates and phosphate within the catchment could lead to additional damaging effects to the SAC features and therefore such proposals must be screened through a HRA to determine whether they are likely to have a significant effect on the SAC condition. - This application has been screened in accordance with Natural Resources Wales’ Advice to planning authorities for planning applications affecting nutrient sensitive Special Areas of Conservation (Version 5.1, published 09/02/2026). It is considered that this development is unlikely to increase nitrogen inputs as it falls within the following criterion in the interim advice: Criteria 2: development that does not increase the volume or concentration of wastewater
- From 7th January 2019, all new developments of more than 1 property or where the construction area that has drainage implications is 100 square meters or more, will require sustainable drainage systems (SuDS) for surface water. The SuDS must be designed and built in accordance with Statutory SuDS Standards published by the Welsh Ministers and SuDS Schemes must be approved by the local authority acting in its SuDS Approving Body (SAB) role, before construction work begins. 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, the proposed works will require SAB approval prior to the commencement of any works on site relating to this application. The applicant can obtain further information in relation to the SAB approval process from the Authorities website at www.pembrokeshire.gov.uk/planning-contacts/sustainable-drainage-approving-body-sab Please contact: SAB Community Services Directorate Infrastructure Division Pembrokeshire County Council County Hall Haverfordwest Pembrokeshire SA61 1TP e-mail: sab@pembrokeshire.gov.uk The SAB team can be contacted by telephone as follows: 01437 776147.
- This document comprises Version 2 of this decision, amended as follows: o By reason of ref. 26/0292/NM approved on 20/08/2026, there have been alterations to the glazing on the north and west elevations, the addition of an oak frame balcony with glazed balustrade to the rear elevation, and the addition of solar panels to the roof. If you are in any doubt as to the most up-to-date version of this decision, please contact the Planning Department on (01437) 764551 to seek clarification.
- This document comprises version 3 of this decision notice, amended as follows: By reason of 26/0293/DC, granted 17/09/2026, condition 3, 4 and 5 has been amended. If you are in any doubt as to the most up-to-date version of this decision, please contact the Planning Department on (01437) 764551 to seek clarification.
