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 of ticket office into dwelling
Proposal details
- Reference
- 26/0156/PA
- Ward
- Crymych And Mynachlog-Ddu
- Parish
- SC_Crymych
- Agent
- Mr Wyn Harries MRICS
- UPRN
- MAN000000000611957
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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: 2150 10 Rev A Proposed Floor Plans, Elevations, Site Plan, received 22 July 2026 Flood Consequence Assessment, 4 June 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).
- If evidence of contamination is found in or around the development area, development must not proceed until a report on potential contamination of the site has been prepared by an appropriately qualified person 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 postdevelopment monitoring. Where remediation works are required, the development shall not be occupied until a Validation Report, to show that the works have been satisfactorily 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 accord with the relevant criteria of Policy GN.1 of the Local Development Plan for Pembrokeshire (Adopted 28th February 2013).
- The development hereby permitted shall not commence until a photographic survey of the existing building has been carried out in accordance with guidelines provided by the Local Planning Authority’s archaeological advisors – Heneb, The Trust for Welsh Archaeology. The resulting photographs should be approved by the planning authority prior to the commencement of development and deposited with the regional Historic Environment Record, held and maintained by the Dyfed Archaeological Trust, Corner House, 6 Carmarthen Street, Llandeilo, Carmarthenshire, SA19 6AE, (Tel 01558-823121). Reason: To ensure the recording of matters of archaeological interest to accord with Policies GN.1 and GN.26 of the Local Development Plan for Pembrokeshire (adopted 28 February 2013).
- The development hereby permitted shall take place in strict accordance with the mitigation and recommendations in Section 7 of the bat survey report by Gould Ecology Ltd, dated November 2025, any issued European Species Licence and drawing No 2150 10 Rev A. 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 one bird box, as illustrated on drawing No 2150 10 Rev A shall be installed prior to first use of the dwelling or substantial completion of the development hereby permitted. 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 incorporation of gardens and native beech hedging, the location of which is shown on drawing no. 2150 10 Rev A shall be carried out in the first planting season following first use of the dwelling 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, GN.26 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.
- 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.
- The planning permission hereby granted does not extend any rights to carry out any works to the public sewerage or water supply systems without first having obtained the necessary permissions required by the Water industries Act 1991.
- Notwithstanding the provisions of Article 3 and Parts 1 and 2 of the Second Schedule to the Town & Country Planning (General Permitted Development) Order 1995 (or any Order revoking and re-enacting that Order with or without modification) no development as specified in Part 1 (Classes A, B, C, D, E and H), or any Installation of Domestic microgeneration Equipment as specified in Part 40 (Class A), other than such development or operations indicated on the plans hereby approved, shall be carried out without the prior written consent of the Local Planning Authority. Reason: To protect the character and appearance of the existing building and for the local Planning authority to retain control of future developments and to accord with policies GN.1 and GN.36of the Local Development Plan for Pembrokeshire (adopted 28 February 2013).
- Notwithstanding the information contained in the submitted Flood Consequences Assessment (FCA) received on 4th June 2026 and the amended proposed floor plans, elevations, site plan received on 22nd July 2026, details of a scheme for the disposal of surface water from the site shall be submitted to and approved in writing by the local planning authority prior to the commencement of the development hereby permitted. The surface water scheme shall include details of the following; 1. Details of the position, route and capacity of any drain intended to intercept or divert surface water from the adjoining field to the north and east of the application site; 2. Details of any feature or device intended to attenuate or dispose of surface water to ground; 3. An assessment of the site potential for disposing of surface water by means of a sustainable drainage system including the results of porosity tests; 4. Calculations to demonstrate that any soakaway or required surface water drainage feature have sufficient capacity to accommodate flows within or across the site. 5. Details of measures to ensure the maintenance of the proposed surface water features. The approved scheme shall be implemented in accordance with the approved details prior to the substantial completion of the development hereby permitted and retained for as long as the development exists. Reason: To ensure that a satisfactory means of drainage is provided, and to accord with Policy GN.1 of the Local Development Plan for Pembrokeshire (adopted 28 February 2013).
- No development shall commence until details of a scheme for the disposal of foul water has been submitted to and agreed in writing by the local planning authority. The details shall include a scheme for the maintenance of any private pumping station. The scheme shall be implemented in accordance with the approved details prior to occupation of the dwelling and retained for as long as the development exists. Reason: To ensure that a satisfactory means of drainage is provided, and to accord with Policy GN.1 of the Local Development Plan for Pembrokeshire (adopted 28 February 2013).
