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
Alterations and extensions to a dwelling.
Proposal details
- Reference
- 26/0153/PA
- Alternative references
- PP-14981731
- Ward
- Lampeter Velfrey
- Agent
- Mr Gethin Beynon
- UPRN
- 10090688489
Sign in to view all collected council fields and recorded changes.
Sign in to view collected detailsDocuments 0 of 0
No documents match this view.
Documents open on the council website. Browse council documents if a link has changed.
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: 2615, 0S-01, Site location plan, received 04/06/2026 2615, BP-01, Existing and proposed block, received 04/06/2026 2615, P-04, Proposed ground and first floor plan, received 04/06/2026 2615, P05, Proposed building sections B-B, received 04/06/2026 2615, P-06, Proposed elevations, received 04/06/2026 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).
- Prior to occupation of the extension hereby approved a scheme for the disposal of surface water shall been submitted to and agreed in writing by the local planning authority. The scheme shall include details of suitability of ground conditions for the proposed method of water disposal. The scheme shall be implemented in accordance with the approved details prior to the first use of the development hereby approved and retained for as long as the development exists. 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).
- Prior to the substantial completion of the development hereby approved, the proposed ecological enhancements comprising one bird box detailed in the Green Infrastructure Statement and detailed on drawing ‘2615, P-06, Proposed elevations, received 04/06/2026’ shall be implemented as approved and thereafter retained. 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 provision of green infrastructure comprising of two pear and two apple trees detailed in the Green Infrastructure Statement and 2615, BP-01, Existing and proposed block, received 04/06/2026 shall be carried out in the first planting season following first use of the extension hereby approved or completion of the development, whichever is sooner. Any plants or trees which within a period of 5 years following first use of the extension hereby approved or from completion of the development, whichever is sooner 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 (Sustainable Development), GN.1 (General Development Policy), GN.2 (Sustainable Design), and GN.37 (Protection and Enhancement of Biodiversity). 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.
- Under the Habitats Regulations, where a plan or project is likely to have a significant effect on a European site, either alone or in combination with other plans or projects, and where it is not directly connected with or necessary to the management of the site previously (designated pursuant to EU retained law) the competent authority must carry out an appropriate assessment of the implication of the plan or project in view of the site’s conservation objectives. Natural Resources Wales has set new nitrates and phosphate standards for the river SACs in Wales. Any proposed development within the SAC catchments that might increase the amount of nitrates and phosphate within the catchment could lead to additional damaging effects to the SAC features and therefore such proposals must be screened through a HRA to determine whether they are likely to have a significant effect on the SAC condition. - This application has been screened in accordance with Natural Resources Wales’ Advice to planning authorities for planning applications affecting nutrient sensitive Special Areas of Conservation (Version 5.1, published 09/02/2026). It is considered that this development is unlikely to increase nitrogen inputs as it falls within the following criterion in the interim advice: Criteria 2: development that does not increase the volume or concentration of wastewater
- If evidence of contamination is found in or around the development area, development shall not proceed until a report on potential contamination of the site has been prepared and submitted to and approved by the local planning authority. This report shall include a phased investigation approach, incorporating risk assessment, to identify the extent of contamination and any measures required to remediate the site, including post-development monitoring. Where remediation works are required, the development shall not be occupied until a Validation Report, to show that the works have been carried out, has been submitted and approved in writing by the Local Planning Authority. Reason: To ensure that risks from land contamination to the future users of the land and neighbouring land are minimised, together with those to controlled waters, property and ecological systems, and to ensure that the development can be carried out safely without unacceptable risks to workers, neighbours and other offsite receptors and to ensure compliance with policies GN. of the Local Development Plan for Pembrokeshire (adopted 28 February 2013).
