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
Siting of shipping containers for catering & garden room and alterations to access and parking.
Proposal details
- Reference
- 25/1086/PA
- Ward
- East Williamston, East Williamston
- Parish
- SV_Broadmoor
- Agent
- Mr Stephen Hiles
- UPRN
- 200003265039
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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: 100 Site location-Plan; 201 Proposed Site Block Plan; 203 Proposed Floor Plan (Kitchen Outbuilding); 205 Proposed Elevations (Kitchen Outbuilding); 223 Proposed Floor Plan Outbuilding; and 225 Proposed Elevations. 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).
- The garden room hereby approved shall not be used at any time other than for purposes incidental to the residential use of the dwelling known as Ashdale, Broodmoor, Kilgetty. Reason: To prevent this development being used as a separate unit and to enable the Local Planning Authority to properly control any further development on the site and to comply with the requirements of policy GN.1 of the Local Development Plan for Pembrokeshire (Adopted 28th February 2013).
- The container hereby approved shall be used for as hot food takeaway only and for no other purpose including any other purposes in Class A3 of the Schedule of the Town and Country Planning (Use Classes) Order 1987 (as amended) (2022), or in any provision equivalent to the Class in any statutory instrument revoking and reenacting that Order with or without modification. Reason: In the interest of amenity and to accord with policy GN.1 of the Local Development Plan for Pembrokeshire (adopted 28 February 2013).
- The takeaway shall not be open to customers outside the hours of 16:00 hours to 21:00 hours Monday to Saturday. Reason: To protect the amenities of the occupiers of nearby dwelling houses, and to accord with Policy GN.1 of the Local Development Plan for Pembrokeshire (adopted 28 February 2013).
- Prior to first use of the development hereby approved, a scheme for surface water disposal shall be submitted to and approved in writing by the local planning authority. The scheme shall include an assessment of the sites potential for disposing of surface water by means of a sustainable drainage system, with the results of the assessment provided to the local planning authority. The scheme shall be implemented in accordance with the approved details prior to the first beneficial use of the kitchen / takeaway and garden room hereby approved and retained as such for as long as the development exists. Reason: To ensure that a satisfactory means of drainage is provided, and to accord with policy GN.1 of the Local Development Plan for Pembrokeshire (adopted 28 February 2013).
- No surface water from any increase in the roof area of the shipping containers or impermeable surfaces within its curtilage of the site shall be allowed to drain directly or indirectly to the public sewerage system. Reason: To prevent hydraulic overloading of the public sewerage system, to protect the health and safety of existing residents and ensure no pollution of or detriment to the environment, and to accord with policy GN.1 of the Local Development Plan for Pembrokeshire (adopted 28 February 2013).
- Prior to the first use of the development hereby approved, the off-street parking and turning facilities shown on the drawing ref. 201 - Proposed Site Block Plan, shall be provided and thereafter retained for that purpose. 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 use of the development hereby approved, a bird box shall be installed within the site 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).
- Notwithstanding the information contained within the application, two fruit trees shall be planted within the site in the first planting and seeding seasons following first use or completion of the approved development, whichever is sooner 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).
- Any external lighting proposed in connection with the approved development shall be positioned at a low level, downward facing, hooded with a light temperature below 2700k 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 12, SP 13, SP 15, GN.1, GN.2, GN.15, GN.22 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.
- Areas concerned with the preparation of food must comply with the Food Safety Act 1990 and associated Regulations.
- You are advised of the need to obtain consent under the Town & Country Planning (Control of Advertisement) Regulations for any advertisements requiring express consent which you may wish to display on these premises.
- 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.
- 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. It is considered that this development is unlikely to increase phosphate and nitrate inputs as it falls within the following criterion in the interim advice: Criterion 2: Any development that does not increase the volume or concentration of wastewater.
