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
Conversion and extension of barn to provide ancillary accommodation and home office in connection with the main dwelling.
Proposal details
- Reference
- 26/0078/PA
- Alternative references
- PP-14883581
- Ward
- Llanrhian
- UPRN
- 10009881546
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Application timeline
Council milestones and published deadlines. A deadline passing does not confirm a decision.
Site notice end date
Past published deadlineA published target or deadline. It does not confirm an outcome.
Council sourceConsultation 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 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: Location Plan, dated 07/05/2026 #01021223-C0A2FF Block Plan, scale 1:200, incorporating Green Infrastructure measures and Biodiversity features, received 22/06/2026 EE/B1 East Elevation, dated June 2026 WE/B1 West Elevation, dated June 2026 FFP/B1 First Floor Plan, dated October 2025 GRFP/B1 Ground Floor Plan, dated October 2025 WS/B4 North Elevation Barn 1, dated October 2025 SE/B1 South Elevation, dated Oct 2025 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 building shall not be occupied at any time other than for purposes ancillary to the residential use of the dwelling known as Trewallter Llwyd, MATHRY,. Reason: To prevent the building being used as a separate unit of accommodation and to enable the Local Planning Authority to properly control any further development on the site.
- The development hereby permitted shall take place in strict accordance with the mitigation and recommendations in Section 7 and Appendix E of the bat survey report by Gould Ecology Ltd, dated June 2026, any issued European Species Licence and drawing No's EE/B1 and WE/B1. These measures shall be carried out as approved during the site preparation and construction phases of the development and any mitigation measures shall be retained thereafter. Reason: To ensure that habitats, nocturnal species, and the ecological interests of the site are adequately protected and to accord with policy: GN.1 and GN.37 of the Local Development Plan for Pembrokeshire (adopted 28 February 2013), Section 6 of PPW (Edition 12).
- The biodiversity enhancement measures to include two bat boxes and two bird boxes, as illustrated on drawing No's. EE/B1 and WE/B1 shall be installed prior to first use of the annexe or substantial completion of the development hereby permitted. Notwithstanding the information submitted the bat box proposed on WE/B1 shall be installed to the left of the window under the soffits. The biodiversity enhancement measures shall be retained as installed for as long as the development exists. Reason: To protect the wildlife and the ecological interests of the site, 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 planters incorporating native species, the location of which is shown on drawing no. #01021223-C0A2FF Block Plan shall be carried out in the first planting season following first use of the annexe 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 planting 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).
- 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.
- A European protected species (EPS) Licence is required for this development. It is an offence to deliberately capture, kill or disturb EPS or to damage or destroy their breeding sites or resting places. If found guilty of any offences, you could be sent to prison for up to 6 months and/or receive an unlimited fine. To undertake the works within the law, you can obtain further information on the need for a licence from Natural Resources Wales on 0300 065 3000 or at Natural Resources Wales / Apply for a protected species licence. Development should not be commenced until the Applicant has been granted a licence by Natural Resources Wales pursuant to Regulation 55 of the Conservation of Habitats and Species Regulations (2017) authorizing the specified activity/development to go ahead. Please note that any changes to plans between planning consent and the licence application may affect the outcome of a licence application.
- PUBLIC RIGHT OF WAY the developer must ensure that: 1. There is no diminution in the width of the right of way available for use by members of the public 2. No building materials are stored on the right of way 3. No damage or substantial alterations, either temporary or permanent, is caused to the surface of the right of way 4. Vehicle movements are arranged so as not to interfere with the public’s use of the way 5. No additional barriers (e.g. gates) are to be placed across the right of way, of either a temporary or permanent nature 6. No wildlife fencing or other ecological protection features associated with wildlife mitigation measures are placed across the right of way or allowed to interfere with the right of way 7. The safety of members of the public using the right of way is ensured at all times 8. The granting of planning consent does not authorise lawful authority to drive a motor vehicle on a public right of way. Developers/landholders should ensure that public use of the Public Right of Way takes precedence over private vehicular traffic. It is a criminal offence to damage the surface of a Public Right of Way, and the consent of the County Council must be sought for the route to be re-surfaced even if the surface is to be improved. The granting of planning permission for development of land over which there is a public right of way does not itself constitute authority for interference with the right of way or for its closure or diversion.
- Your attention is drawn to the appropriate native species lists that would be appropriate https://www.pembrokeshirecoast.wales/wp-content/uploads/2019/04/Advice-Note-2015-Trees-and-shrubs-native-to-Pembrokeshire.pdf and https://www.pembrokeshirecoast.wales/wp-content/uploads/2019/04/Advice-Note-2015-Wildflower-and-Grass-Seed-Mixes.pdf
- Under the 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. Therefore, 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 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 commencement of the development hereby permitted, the bat box must be installed according to drawing no. #01021223-C0A2FF Block Plan, and shall be retained as installed for as long as the development exists. Reason: To ensure that animal and plant species, habitats, and the ecological interests of the site are adequately protected and to accord with policy: GN.1 and GN.37 of the Local Development Plan for Pembrokeshire (adopted 28 February 2013), Section 6 of PPW (Edition 12).
