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
Two storey rear extension and the creation of off road parking - (partly in retrospect)
Proposal details
- Reference
- 25/1090/PA
- Alternative references
- PP-14805273
- Ward
- Milford Hakin
- Parish
- HT_Milford_Haven
- Agent
- Mr Defan Hughes
- UPRN
- 100100291149
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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 source
Decision & conditions
Planning conditions
- The development shall be carried out in accordance with the following approved plans and documents: GPPRMH / 03 Proposed Ground Floor, dated August GPPRMH / 04b Proposed First Floor, received 15 May 2026 GPPRMH / 05 Proposed Section Z, dated August 2025 GPPRMH / Proposed Elevations, received 11 May 2026 GPPRMH / 08 Proposed Block Plan, received 11 May 2026 GPPRMH / 09 Site Location Plan, dated Green Infrastructure Statement, received 11 May 2011 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).
- Within three month of the date of this decision, details of the proposed off-road parking to include details of the design and contruction of the retaining walls shall be submitted to and approved in writing by the local planning authority. The development shall be completed in accordance with the approved details prior to first use of the extension hereby permitted. 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 proposed visibility splays shall be implemented prior to first use of the extension hereby approved and maintained free of any obstruction exceeding 0.6 metres in height and retained for as long as the development exists. 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).
- Prior to first use of the proposed extension hereby approved, all surface water shall be trapped and disposed of so as not to flow onto any part of the public highway. 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 biodiversity enhancement measures in the form of one bird and one bat box, as detailed in the Green Infrastructure Statement (received 11/05/2026) and illustrated on drawing No. Proposed Elevations, received 11/05/2026, shall be installed prior to substantial completion of the extension hereby permitted or first use of the extension 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 the installation of six pots planted with native species and three fruit treesm the location of which is shown on drawing no. GPPRMH / 08 received 11/05/2026, shall be carried out in the first planting season following first use of the extension or the substantial completion of the development, whichever is sooner and retained thereafter. Any plants or trees 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 additional external lighting in connection with the proposed development shall be low level, hooded and downward facing to avoid light spill and shall be 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.
- 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, 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 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.
- All works at the site must be carried out in accordance with GPP5, ‘Works and maintenance in or near water’ and GPP6 ‘Working at construction and demolition sites’ which are available on the following website: gpp-5-works-and-maintenance-in-or-near-water.pdf (netregs.org.uk) and gpp6-working-on-construction-and-demolition-sites.pdf (netregs.org.uk).
- Under Section 1 of the Wildlife and Countryside Act 1981 (as amended) it is an offence to kill or injure any wild bird, take, damage or destroy the nest of any wild bird while that nest is in use or being built. Any works affecting nesting birds on site must be done outside the nesting season, which is recognised to be from March to August inclusive, unless it can be demonstrated by a suitably qualified ecologist that nesting birds are absent through the submission of a Nesting Bird Check. It should be noted that birds may still be nesting outside this season, therefore care should be taken to ensure that no nesting birds are affected.
- Prior to the first use of the extension hereby permitted, the window at first floor level on the western elevation shall be fitted with obscured glazing, details of which shall first be submitted to and agreed in writing by the local planning authority and any part of the window that is less than 1.7 metres above the floor of the room in which it is installed shall be non-opening. The window shall be permanently retained in that condition thereafter. Reason: To protect the privacy and amenity of neighbouring occupiers and to accord with Policy GN.1 of the Local Development Plan for Pembrokeshire (adopted 28 February 2013).
