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
Reinstatement of chapel cottage to create a 1 1/2 storey residential unit
Proposal details
- Reference
- 25/1074/PA
- Ward
- Letterston
- Agent
- Mr David Haward
- UPRN
- MAN000000000610439
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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
- 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, SP 16, 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.
- The Developer is advised that the operation of a private sewerage system would require an enviromental permit or to be register with Natural Resource Wales for an exemption from permit requirement. A step by step guide to registering an exemption can be found on: https://naturalresources.wales/permits-and-permissions/water-discharges-and-septic-tanks/septic-tanks-and-private-sewage-systems/register-your-septic-tank-or-small-sewage-treatment-plant/?lang=en
- 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).
- Section 59 of the Highways Act permits the Highway Authority to charge developers for damage caused by excessive weight and movements of vehicles to and from a site. The highway Authority will pass on the cost of any excess repairs compared to the normal maintenance costs to the applicant/organisation responsible for the damage.
- The off-street parking facilities (for all vehicles, including cycles) shown on the drawing no. 865.10B, hereby approved shall be provided before the building is first occupied, and thereafter shall be retained for use by the proposed dwelling. 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).
- No development shall take place until a Construction Traffic Management Plan (CTMP) has been submitted to, and approved in writing by, the Local Planning Authority. The CTMP shall include details of the following: a. Parking for vehicles, site personnel, operatives and visitors b. Loading and unloading of plant and materials c. Storage of plant and materials (with security fencing) d. Measures to prevent the deposit of materials on the highway e. Measurements to ensure safe operation and minimal disruption to highway users during the construction period The approved CTMP 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).
- 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: 865-01B Site & Location Plan, dated December 2015 865-09 Floor Plan / Drainage, dated August 2016 865-10B Site Plan and Surrounds, dated August 2016 865-11 Floor Plans Scheme Design, dated August 2016 865-12A Elevations Scheme Design, dated August 2016 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, 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).
- 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.
- 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 the extent of areas of the building to be retained, repaired, altered, or removed; b) detailed methodologies for rebuilding, repair and alteration works, including materials, finishes, and techniques to be used; c) measures for the protection of the building during construction; d) details of any enabling or intrusive works, including justification and mitigation; and e) a statement detailing sustainability measures to be incorporated into the proposed development The development shall thereafter be carried out strictly in accordance with the approved Method Statement. Reason: To ensure that the historic character and architectural interest of the building is preserved in accordance with Policies SP 1, Criterion 3 of Policy SP 16 and Policy GN.26 of the Local Development Plan for Pembrokeshire (Adopted 28th 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.
- The biodiversity enhancement measures in the form of two bat tubes, as detailed in the Green Infrastructure Statement, dated 09 September 2025, shall be installed prior to substantial completion of the proposed development hereby permitted or first use of the dwelling hereby approved, whichever is sooner and retained thereafter for as long as the development exists. Reason: To secure biodiversity enhancement, in accordance with policies GN.1 and GN.37 of the Local Development Plan for Pembrokeshire (adopted 28 February 2013).
- The soft landscaping comprising creation of gardens incorporating wildflowers, native species and the Rowan tree, the location of which is shown within the Green Infrastructure Statement, dated 9 September 2025, 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).
- 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 a criminal offence to intentionally, or recklessly disturb, harm, or kill bats or to destroy a bat 'roost', even if only occasionally used. 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.
- The development hereby permitted shall take place in strict accordance with the bat mitigation recommendations detailed within section 7 of the submitted Bat Report by Gould Ecology, dated May 2025. 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).
