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
Replacement dwelling
Proposal details
- Reference
- 25/1049/PA
- Alternative references
- PP-14714903
- Ward
- Boncath And Clydau
- Agent
- Mr Geraint Phillips
- UPRN
- MAN000000000610349
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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
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Council sourceDecision expiry date
Published deadlineA published target or deadline. It does not confirm an outcome.
Council source
Decision & conditions
Planning conditions
- 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.26 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.
- 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). It is considered that this development is unlikely to increase phosphate inputs as it falls within the following criterion in the interim advice: 2. Any development which improves existing water quality discharges by reducing the phosphate load of wastewater, or by decreasing the volume of wastewater produced (e.g. by improvements to existing wastewater treatment infrastructure); 6. Private sewage treatment systems discharging domestic wastewater to ground that are: 1) Built to the relevant British Standard (BS 6297:2007+A1:2008) 2) Where the maximum daily discharge rate is less than 2 cubic metres (m3), 3) The drainage field is located more than 40m from any surface water feature such as a river, stream, ditch or drain. 4) The drainage field is located more than 50m from a SAC boundary. 5) To ensure that there is no significant in combination effect, the discharge to ground must be at least 50m from any other discharge to ground 6) Where percolation testing results have been submitted and are satisfactory. a) Drainage field disposals should only be used when percolation tests indicate average values of Vp between 15 and 100 and the preliminary assessment of the trial hole tests has been favourable. 7) Where available, copies of any Natural Resources Wales environmental permit or registered exemptions to discharge to ground
- Advice for the developer Foul drainage Where a property has a septic tank or package sewage treatment plant, it is a legal requirement for the discharge to be registered with NRW. The discharge from the system will require authorisation from NRW under the Environmental Permitting (England and Wales) Regulations 2016 (as amended). Further information, including a step by step guide to registering and the relevant application forms are available on our website. https://naturalresources.wales/permits-and-permissions/water-discharges-and-septic-tanks/?lang=en
- The applicant may need to apply to Dwr Cymru / Welsh Water for any connection to the public sewer under S106 of the Water industry Act 1991. If the connection to the public sewer network is either via a lateral drain (i.e. a drain which extends beyond the connecting property boundary) or via a new sewer (i.e. serves more than one property), it is now a mandatory requirement to first enter into a Section 104 Adoption Agreement (Water Industry Act 1991). The design of the sewers and lateral drains must also conform to the Welsh Ministers Standards for Gravity Foul Sewers and Lateral Drains, and conform with the publication "Sewers for Adoption"- 7th Edition. Further information can be obtained via the Developer Services pages of www.dwrcymru.com The applicant is also advised that some public sewers and lateral drains may not be recorded on our maps of public sewers because they were originally privately owned and were transferred into public ownership by nature of the Water Industry (Schemes for Adoption of Private Sewers) Regulations 2011. The presence of such assets may affect the proposal. In order to assist us in dealing with the proposal the applicant may contact Dwr Cymru Welsh Water on 0800 085 3968 to establish the location and status of the apparatus. Under the Water Industry Act 1991 Dwr Cymru Welsh Water has rights of access to its apparatus at all times. The planning permission herby granted does not extend any rights to carry out any works to the public sewerage or water supply systems without first having obtained the necessary permissions required by the Water industries Act 1991. Any alterations to existing premises resulting in the creation of additional premises or merging of existing premises must also be constructed so that each is separately connected to the Company’s water main and can be separately metered. Please contact our new connections team on 0800 917 2652 for further information on water & sewerage connections.
- The Wildlife and Countryside Act 1981 makes it a criminal offence to damage or destroy the nest of any wild bird whilst that nest is in use or being built. Established working practice avoids works to any hedgerow, tree or other vegetation where birds may reasonably be expected to make their nest (such as scrub) between 1 March and 31 August in any year. Care should be taken outside of this exclusion period as variations in climate may extend the nesting season.
- 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.
- The developer is reminded it is an offence to allow materials to be carried from the site and deposited on or damage the highway from uncleaned wheels or badly loaded vehicles. The Highway Authority will seek, wherever possible, to recover any expenses incurred in clearing, cleaning or repairing highway surfaces and prosecute persistent offenders. (Highways Act 1980, Sections 131, 148 and 149).
- The crossing of the Highway verge/footway requires further consent from the Highway Authority under Section 184 of the Highways Act 1980, and working in the Highway must be done by an approved contractor. The StreetCare team can be contacted via streetcare@pembrokeshire.gov.uk or 01437 7764551 for an updated list.
- It is the responsibility of the Authority to provide the naming and numbering of all roads and new developments and to facilitate in the provision of service connections. To ensure suitable and accurate addressing is provided, contact the Street Naming & Numbering Officer on 01437 775224 at the earliest opportunity should this application be approved.
- 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: 179-05 Proposed Drawings, dated August 2025 179-06B Proposed Site Plan, received 26 May 2026 DS0456P 2BC Biodisc General Dimensios Customer Drawing, received 30 April 2026 Foul Water Treatment Tank Drainage Field Design, by MW Consult Ltd, received 30 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).
- Prior to first occupation of the proposed development hereby approved, the off-street parking facilities and turning facilities (for all vehicles, including cycles) shown on the drawing no. 179-06B, hereby approved shall be provided and thereafter retained for that purpose only. 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).
- Prior to first occupation of the proposed development, the access shall be completed in accordance with the details shown in drawing no. 179-06B, with the 2.4 m x 43m visibility splays maintained free of any obstruction exceeding 0.6m in height and retained for as long as the development remains in existence. Reason: In the interests of highway safety, and to accord with Policy GN.1 of the Local Development Plan for Pembrokeshire (adopted 28 February 2013).
- No development shall take place until a Construction Management Statement with Plan (CMS) has been submitted to, and approved in writing by, the Local Planning Authority. This shall include further information and plans on the following: a. Parking for vehicles, site personnel, operatives and visitors b. Loading and unloading of plant and materials, including any use of banksmen and/or traffic management c. Storage of plant and materials indicated on a plan d. Erection of hoarding or heras fencing as indication on a submitted plan e. Measures to prevent the deposit of materials on the highway f. On-site turning for construction vehicles The approved CMS shall be adhered to throughout the construction period. Reason: In the interests of highway safety, and to accord with Policy GN.1 of the Local Development Plan for Pembrokeshire (adopted 28 February 2013).
- A European protected species (EPS) Licence is required for this development. It is an offence to deliberately capture, kill or disturb EPS or to 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 Natural Resources Wales / Apply for a protected species licence. Development should not be commenced until the Applicant has been granted a licence by Natural Resources Wales pursuant to Regulation 55 of the Conservation of Habitats and Species Regulations (2017) authorizing the specified activity/development to go ahead. Please note that any changes to plans between planning consent and the licence application may affect the outcome of a licence application.
- The development hereby permitted shall take place in strict accordance with the bat mitigation recommendations outlined in Section 4 and Appendix 5 of the submitted Bat Survey Report by I & G Ecological Consulting, dated 6 March 2026. Reason: To accord with the duty to safeguard protected species in compliance with policies GN.1 and GN.37 of the Local Development for Pembrokeshire (Adopted 28th February 2013).
- The development hereby permitted shall take place in strict accordance with the recommendation set out in the Translocation Methodology as detailed in the Green Infrastructure Statement, received 27 May 2026. Reason: To accord with the duty to safeguard protected species in compliance with policies GN.1 and GN.37 of the Local Development for Pembrokeshire (Adopted 28th February 2013).
- The soft landscaping comprising creation of gardens incorporating grass areas, wildflower meadows and planting, the location of which is shown within the Green Infrastructure Statement, received 26 May 2026 and drawing no 179-06B, shall be carried out in the first planting season following first use of the dwelling or the substantial completion of the development, whichever is sooner and retained thereafter. Any plants which within a period of 5 years from the date of this decision 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).
- Any external lighting in connection with the proposed development shall be positioned at a low level, hooded, downward facing and operated on a PIR activated timer. Reason: To protect the ecological interests of the site and to accord with Policies GN.1 and GN.37 of the Local Development Plan for Pembrokeshire (adopted 28 February 2013) and 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 with percolation results 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).
