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
Change of use from office studio to residential (C3 & C5) and short term let (C6).
Proposal details
- Reference
- 26/0012/PA
- Alternative references
- PP-14828887
- Ward
- Narberth Rural
- Parish
- RT_Narberth_Station
- Agent
- Mr Andrew Vaughan-Harries
- UPRN
- 200003258108
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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 proposed development would result in an increase in nitrogen discharges draining into the Milford Haven Inner waterbody of the Pembrokeshire Marine Special Area of Conservation (SAC) where features are known to be in unfavourable condition due to current evidence of both chemical and biological failure. The application fails to secure appropriate mitigation and contains insufficient information to demonstrate that the proposed development would achieve nutrient neutrality for nitrogen. Accordingly, it cannot be demonstrated that the proposed development would not lead to further deterioration of water quality. In the absence of such information, a conclusion of no adverse effect on the integrity of the Pembrokeshire Marine SAC cannot therefore be drawn. The proposal therefore fails to comply with policies SP 1 (Sustainable Development), GN.1 (General Development Policy) and GN.37 (Protection and Enhancement of Biodiversity) of the Local Development Plan for Pembrokeshire (adopted 28 February 2013) Technical Advice Note 5: Nature Conservation and Planning (2009), Natural Resources Wales guidance on nutrient-sensitive SACs, the Conservation of Habitats and Species Regulations 2017 (as amended) and the duty under the Environment (Wales) Act 2016.
- The application fails to include a Green Infrastructure Statement to demonstrate how green infrastructure has been incorporated into the design of the proposed development. Furthermore, the application proposes green infrastructe but no details provided as to the type of species. The proposal fails to accord with policies SP 1 (Sustainable Development), GN.1 (General Development Policy), GN.37 (Protection and Enhancement of Biodiversity), the advice set out in Supplementary Planning Guidance: Biodiversity (adopted May 2021), Planning Policy Wales Edition 12 and the Environment Act (Wales) 2016.
- This decision relates only to the plans identified below: P01, Location plan, dated March 2026 P04, Proposed site layout, dated March 2026 P05, Proposed floor plans/elevations, dated March 2026
- The application proposes the change of use from Office (B1) to Residential (C3 & C5) and short term lets (C6) use. No information has been provided to to demonstrate that the existing building is no longer viable, or to explain or justify the relocation of the office to an alternative site. In the absence of any compelling justification, the proposed alterations would a create an independent self-contained residential unit, which would not be incidental to the main dwelling and lose an employment site within the settlement of Narberth. In such terms, the proposal is contrary to Policy 8 (Protection of Employment Sites and Buildings) of the Local Development Plan for Pembrokeshire (adopted 28 February 2013).
