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
Variation of condition 1 (approved plans) of planning permission 24/0753/PA (Variation of condition 2 (approved plans) of planning application 22/0845/PA (Erection of a new dwelling).
Proposal details
- Reference
- 25/1107/PA
- Alternative references
- PP-14816752
- Ward
- St Dogmaels
- Parish
- SV_Dt_Dogmaels
- Agent
- Mr Andrew Docherty
- UPRN
- MAN000000000610709
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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: 1001 Revision B Location and Block Plan (Dated as received 27/03/2026) 2011 Revision D Proposed plan and section (Dated as received 27/03/2026) 2012 Revision G Proposed floor plans (Dated as received 27/03/2026) 2031 Revision I Proposed Elevations (Dated as received 27/03/2026) SK038 Planning Updates (Dated as received 27/03/2026) Preliminary Ecological Appraisal: Montrose Garden, Cwmins, St. Dogmaels, Cardigan SA43 3HF by 4 Seasons Ecology (November 2022) Global Slope Stability Check by Quantum Geotechnic Ltd, reference Q0934_GSSC (14th August 2023) Quantum Report Q0934/GIR(Rev.1) ‘Land at Estuary View, St. Dogmaels, Cardigan, SA43 3HF. Ground Investigation Report (November 2022). 7001 Site Levels (Received 01/05/2024 and approved by Discharge of Condition reference 24/0112/DC granted on 04/07/2024) SAB application section plan (Received 01/05/2024 and approved by Discharge of Condition reference 24/0112/DC granted on 04/07/2024) SAB application plan SK012A (Received 01/05/2024 and approved by Discharge of Condition reference 24/0112/DC granted on 04/07/2024) SAB Decision Notice for 23-0089-SAB (Received 01/05/2024 and approved by Discharge of Condition reference 24/0112/DC granted on 04/07/2024) SAB Decision Letter for 23-0089-SAB (Received 01/05/2024 and approved by Discharge of Condition reference 24/0112/DC granted on 04/07/2024) 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).
- No surface water and/or land drainage shall be allowed to connect directly or indirectly with the public sewerage network. 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 in accordance with Policy GN.1 of the Local Development Plan for Pembrokeshire (adopted 28 February 2013).
- The driveway, surfaced in bound material for a minimum distance of 5 metres behind the edge of the carriageway of the adopted highway shall be maintained and retained as such for as long as the development exists. Reason: In the interests of highway safety, to meet the objectives of the PPW (2021) and to satisfy policy GN.1 (Highway Safety) of the adopted Local Development Plan for Pembrokeshire (adopted 28 February 2013).
- There shall be no growth or obstruction to visibility over 0.6 metres above the level of the crown of the adjacent carriageway within the approved visibility splays illustrated on plan 2011 Revision D Proposed plan and section (Dated as received 27/03/2026) for as long as the development exists. Reason: In the interests of highway safety, to meet the objectives of the PPW (2021) and to satisfy policy GN.1 (Highway Safety) of the adopted Local Development Plan for Pembrokeshire (adopted 28 February 2013).
- The off-street parking facilities for all vehicles, inclusive of cycles, shown on the approved plans and implemented on site shall be maintained and retained only for that purpose for as long as the development exists. Reason: In the interests of highway safety, to meet the objectives of the PPW (2021) and to satisfy policy GN.1 (Highway Safety) of the adopted Local Development Plan for Pembrokeshire (adopted 28 February 2013).
- The approved sustainable drainage system for effective surface water disposal shall remain in accordance with the approved details be maintained and retained as such for as long as the development exists. Reason: To ensure that a satisfactory means of drainage is provided to accord with Policy GN.1 of the Local Development Plan for Pembrokeshire (adopted 28 February 2013).
- Unless agreed otherwise in writing the external material finish of the building as first completed shall be retained and maintained for as long as the development exists. Reason: In the interests of visual amenity and to ensure that the details of the development respect the character of the surrounding Conservation Area to accord with Policies GN.1, GN.2 and GN.38 of the Local Development Plan for Pembrokeshire (adopted 28 February 2013).
- Any external lighting associated with the development hereby approved shall be positioned no higher than 2metres above ground level, be downward facing, hooded and on a short passive infrared (PIR) motion sensor activated timer allowing light to be emitted for no longer than a maximum of one minute. Reason: In the interests of biodiversity and to comply with Policy GN.37 (Protection and Enhancement of Biodiversity) of the Local Development Plan for Pembrokeshire (adopted 28 February 2013).
- The biodiversity enhancement measures recommended in the Preliminary Ecological Appraisal: Montrose Garden, Cwmins, St. Dogmaels, Cardigan SA43 3HF by 4 Seasons Ecology dated November 2022 as implemented shall be maintained and retained for as long as the development exists. Reason: In order to comply with The Environment (Wales) Act 2016 to maintain and enhance biodiversity, in accordance with policies GN.1 and GN.37 of the Local Development Plan for Pembrokeshire (adopted 28 February 2013).
- Notwithstanding the details provided on the approved drawings, the window above first floor level on the elevation annotated as the 'East' elevation on approved drawing 2031 Revision I Proposed Elevations (Dated as received 27/03/2026) shall be obscurely glazed where the glazing falls below 1.7 metres above the internal finished floor level. Any opening to this window shall be at least 1.7metre above the internal finished floor level. This arrangement shall remain as such in perpetuity. Reason: To protect the privacy of neighbouring residential occupiers and to accord with Policy GN.1 of the Local Development Plan for Pembrokeshire (adopted 28 February 2013).
- The boundary treatments as annotated on approved drawing number 068 7011 Revision D - Site boundary treatment (Dated as received 16/07/2025) shall be maintained and retained for as long as the development hereby approved exits. Reason: To protect the character and appearance of the area to accord with Policies GN.1 & GN.2 of the Local Development Plan for Pembrokeshire (adopted 28 February 2013).
- The dwelling hereby approved shall only benefit internally from two levels of accommodation, the ground floor and first floor as annotated on approved plan number 7001 - Site Levels (Received 01/05/2024 and approved by Discharge of Condition reference 24/0112/DC granted on 04/07/2024). No further internal levels of accommodation shall be constructed for as long as the development exists. Reason: To protect the privacy of neighbouring residential occupiers and to accord with Policy GN.1 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; GN.1; GN.2; GN.26; GN.28; GN.37; and GN.38 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 is to be read in conjunction with the UNDERTAKING dated 10 October 2023 in pursuance of Section 106 of the Town & Country Planning Act 1990, as amended by Section 12 of the Planning & Compensation Act 1991.
- The applicant is advised that the application site is in close proximity to a watercourse and that watercourses must not be filled in, culverted, or the flow impeded in any manner, without the prior written consent of Pembrokeshire County Council under Section 23 Land Drainage Act 1991 as amended by the Flood and Water Management Act 2010. Consent is also required to alter a culvert in a manner that would be likely to affect flow of an ordinary watercourse, and for temporary as well as permanent works. The applicant can obtain further details from Mr Neville Davies, Pembrokeshire County Council, Infrastructure Division, County Hall, Haverfordwest, Pembrokeshire, SA61 1TP Email: ldconsent@pembrokeshire.gov.uk
