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 sheds and lay down area for Builders Yard
Proposal details
- Reference
- 26/0110/PA
- Ward
- Bro Gwaun
- Agent
- Mr Wyn Harries MRICS
- UPRN
- 10013177358
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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: 2112 03 Existing Block and Location Plan, dated 13/02/2026 2112 04 Rev A Block Plan as Proposed, dated 13/02/2026, received 16/07/2026 2112 05 Rev A Proposed Shed Plans, dated 13/02/2026, received 16/07/2026 Flood Consequence Assessment, by Civil Engineering Solution, dated May 2026 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 off-street parking and turning facilities, as illustrated on the drawing no. 2112-04 Rev A, shall be provided before Shed A is first occupied, 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).
- Notwithstanding the information contained within the application, prior to commencement of the development hereby approved, details of a scheme for the disposal of surface water shall be submitted to and approved in writing by the local planning authority. The scheme shall include an assessment of the suitability of ground conditions, flow rates and design for the proposed method of water disposal. The scheme shall be implemented in accordance with the approved details prior to the first use of Building A. Reason: To ensure that a satisfactory means of drainage is provided, and to accord with policies GN.1 and GN.2 of the Local Development Plan for Pembrokeshire (adopted 28 February 2013).
- The biodiversity enhancement measures in the form of two bird boxes and Log Pile, as detailed in the Green Infrastructure Statement, dated 20/02/2026 and illustrated on drawing no. 2112 05 Rev A, shall be installed prior to substantial completion of the proposed development hereby permitted or first use of shed A, 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 incorporation of native species trees and earth bund, the details and location of which are depicted on Drawing No. Rev A Block Plan as Proposed, shall be carried out in the first planting season following first use of building A 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).
- Prior to the commencement of any works or vegetation clearance a Precautionary Working Methods Statement (PWMS) shall be submitted to and approved in writing by the Local Planning Authority. The PWMS shall be implemented as approved during the site preparation and construction phases of the development. It would be expected that the requirements of the above condition shall include but not be limited to the following: • detailed responsibilities and functionality of the Ecological Clerks of Works • detailed methodology of vegetation clearance with regard to reptiles • detailed mitigation strategy to ensure no reptiles are injured/killed • detailed methodology with regards vegetation clearance and protection of nesting birds • details of pre-construction surveys including for Badgers • mitigation and actions to be taken in the event of an active badger sett being observed. • details of actions to be undertaken for the removal of hedgerows • details on the security of construction materials/chemicals 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).
- 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 16, GN.1, GN.2, GN.5 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.
- Japanese Knotweed The applicant should be made aware that Japanese knotweed has been identified in the site. Any soil within 7m of the edge of the stand is considered contaminated under the Environmental Protection Act 1990. Furthermore, under the terms of the Wildlife and Countryside act 1981 it is an offence to cause Japanese Knotweed to grow in the wild. Disturbance of soil on the site may result in increased growth of Japanese Knotweed on the site due to the way in which the plant spreads.
- No vehicles, plant, machinery or personnel shall enter or leave the site except between the hours of 07:00 and 19:00 Monday to Friday, 08:00 and 16:00 Saturdays; and at no time on Sundays or Public Bank Holidays. Reason: In the interests of the amenity of nearby occupiers and in accordance with Policy GN.1 of the Local Development Plan (adopted 28 February 2013).
- Pembrokeshire County Council as SuDS Approving Body (SAB) considers that by virtue of the fact that the construction area having drainage implications appears to be in excess of 100 square metres / more than one property; the proposed works will require SAB approval prior to the commencement of any works on site relating to this application. If there is a breach of the requirement for SAB approval, the SAB may at any time issue an enforcement notice. The failure to obtain SAB approval may have a detrimental effect upon the future sale of the properties, which could also result in insurance applications and or flood event settlement being compromised. Please see www.pembrokeshire.gov.uk/planning-contacts/sustainable-drainage-approving-body-sab for more information.
