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
New dwelling
Proposal details
- Reference
- 26/0170/PA
- Ward
- Goodwick
- Parish
- HT_Goodwick
- Agent
- Mr Kevin Siggins
- UPRN
- MAN000000000612027
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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
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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: NJ/01A Site Location Plan, dated June 2026 NJ/03/A Proposed Site and Landscaping Plan, dated June 2026 NJ/04 Proposed Elevational Section along Access Lane, dated April 2026 NJ/05 Proposed Ground Floor Plan, dated June 2026 NJ/06 Proposed First Floor Plan, dated June 2026 NJ/07 Proposed North Elevation, dated June 2026 NJ/08 Proposed West Elevation, dated June 2026 NJ/09 Proposed South Elevation, dated June 2026 NJ/10 Proposed East Elevation, dated June 2026 25-004-DR-001 Rev A Drainage Engineering Site Plan, dated 26/04/2026 25-004-DR-002 Rev A Drainage Details, dated 26/04/2026 1959-ACS-XX-ZZ-DR-T-001-A Sewpt Path Analysis, Dated 17/02/2026 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 first occupation of the proposed dwelling, the off-street parking facilities (for all vehicles, including cycles) and turning facilities for the emergency vehicles as shown on drawing no. NJ/03/A and 1956-ACS-XX-ZZ-DR-T-001-A hereby approved shall be provided 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).
- Before the development hereby permitted is brought into use, the windows on the first floor of the south elevation shall be fitted with obscured glazing, and the windows which are to be installed shall be top-opening only. The windows shall be permanently retained in that condition thereafter. Reason: To protect the privacy and amenity of neighbouring occupiers and to accord with Policy GN.1 of the Local Development Plan for Pembrokeshire (adopted 28 February 2013).
- All external lighting in connection with the proposed development shall be positioned at low level, hooded, and downward facing, with a light temperature below 2700k and be operated on a PIR activated timer for the lifespan of the development. Reason: To ensure that nocturnal animal and plant species and the ecological interests of the site are adequately protected and to accord with policies GN.1 and GN.37 of the Local Development Plan for Pembrokeshire (adopted 28 February 2013), Section 6 of Planning Policy Wales (Edition 12).
- In the first available planting and seeding seasons following the first use, or substantial completion, of the development, planting must be implemented according to the biodiversity statement and shown on drawing no. NJ/03/A Proposed Site and Landscaping plan. Any existing plants retained or translocated; or new plants planted or seeded in accordance with the approved scheme which, within a period of 5 years after implementation of the approved development are removed, die, become diseased or damaged to such extent that, in the opinion of the Local Planning Authority, the function in relation to this planning approval is no longer delivered, shall be replaced with plants of similar size and specification. 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).
- Prior to the first use or substantial completion of the proposed development hereby approved, the in-built bat and bird boxes must be installed according to the biodiversity statement and drawing no. Proposed west elevation. The biodiversity enhancement measures 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).
- 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 12, SP 13, SP 14, GN.1 GN.2, GN.26 and GN.28 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.
- The applicant may need to apply to Dwr Cymru / Welsh Water for any connection to the public sewer under S106 of the Water industry Act 1991. If the connection to the public sewer network is either via a lateral drain (i.e. a drain which extends beyond the connecting property boundary) or via a new sewer (i.e. serves more than one property), it is now a mandatory requirement to first enter into a Section 104 Adoption Agreement (Water Industry Act 1991). The design of the sewers and lateral drains must also conform to the Welsh Ministers Standards for Gravity Foul Sewers and Lateral Drains, and conform with the publication "Sewers for Adoption"- 7th Edition. Further information can be obtained via the Developer Services pages of www.dwrcymru.com The applicant is also advised that some public sewers and lateral drains may not be recorded on our maps of public sewers because they were originally privately owned and were transferred into public ownership by nature of the Water Industry (Schemes for Adoption of Private Sewers) Regulations 2011. The presence of such assets may affect the proposal. In order to assist us in dealing with the proposal the applicant may contact Dwr Cymru Welsh Water on 0800 085 3968 to establish the location and status of the apparatus. Under the Water Industry Act 1991 Dwr Cymru Welsh Water has rights of access to its apparatus at all times. The planning permission herby 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. Any alterations to existing premises resulting in the creation of additional premises or merging of existing premises must also be constructed so that each is separately connected to the Company’s water main and can be separately metered. Please contact our new connections team on 0800 917 2652 for further information on water & sewerage connections.
- The Developer is advised to select the species from either the native trees and shrubs list at https://www.pembrokeshirecoast.wales/wp-content/uploads/2019/04/Advice-Note-2015-Trees-and-shrubs-native-to-Pembrokeshire.pdf , or our native wildflowers list at https://www.pembrokeshirecoast.wales/wp-content/uploads/2019/04/Advice-Note-2015-Wildflower-and-Grass-Seed-Mixes.pdf
- The developer is reminded it is an offence to allow materials to be carried from the site and deposited on or damage the highway from uncleaned wheels or badly loaded vehicles. The Highway Authority will seek, wherever possible, to recover any expenses incurred in clearing, cleaning or repairing highway surfaces and prosecute persistent offenders. (Highways Act 1980, Sections 131, 148 and 149).
- It is the responsibility of the Authority to provide the naming and numbering of all roads and new developments and to facilitate in the provision of service connections. To ensure suitable and accurate addressing is provided, contact the Street Naming & Numbering Officer on 01437 775224 at the earliest opportunity should this application be approved.
- Section 59 of the Highways Act permits the Highway Authority to charge developers for damage caused by excessive weight and movements of vehicles to and from a site. The highway Authority will pass on the cost of any excess repairs compared to the normal maintenance costs to the applicant/organisation responsible for the damage.
- All works at the site must be carried out in accordance with GPP5, ‘Works and maintenance in or near water’ and GPP6 ‘Working at construction and demolition sites’ which are available on the following website: gpp-5-works-and-maintenance-in-or-near-water.pdf (netregs.org.uk) and gpp6-working-on-construction-and-demolition-sites.pdf (netregs.org.uk).
- This permission is to be read in conjunction with the UNDERTAKING dated 12 August 2027 in pursuance of Section 106 of the Town & Country Planning Act 1990, as amended by Section 12 of the Planning & Compensation Act 1991.
