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
The installation of a cesspool
Proposal details
- Reference
- 26/0184/PA
- Ward
- Wiston
- Agent
- Owain Williams
- UPRN
- MAN000000000612181
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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: A2064 P001 – Location Plan; A2064 P101 – Proposed Site Plan; A2064 P300 – Proposed Cesspool Section; and Carat S Underground Tank Product Specification Sheet. 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).
- No development shall commece until a written scheme of investigation (WSI) has been submitted for approval in writing to the local planning authority. The WSI shall describe the stages of the work, any mitigation measures and contingency arrangements should archaeological material be discovered. On behalf of the local planning authority, their archaeological advisors (HENEB) shall monitor all aspects of this work through to the final discharging of the condition. This work shall not be deemed complete until all aspects of the WSI have been addressed and the final report submitted and approved by the local planning authority. Reason: To protect historic environment interests whilst enabling development and to accord with Policy GN.38 of the Local Development Plan for Pembrokeshire (adopted 28 February 2013).
- Prior to installation a written scheme of maintenance for the cesspool shall be submitted to and approved in writing by the local planning authority. The scheme shall include details of the required routine emptying of the cesspool and its maintenance and details of an alarm system due to any failier. The cesspool shall be operated in accordance with the approved details. Reason: To ensure that a satisfactory means of foul drainage is provided, and to accord with policy GN.1 of the Local Development Plan for Pembrokeshire (adopted 28 February 2013).
- If evidence of contamination is found within the site, the development shall cease, until a report on the contamination of the site has been prepared by an appropriately qualified person and submitted to and approved in writing by the Local Planning Authority. The report shall include details of a phased investigation approach, incorporating a risk assessment, to identify the extent of the contamination and any measures required to remediate the site, including any post development monitoring. Where remediation works are required, the development shall not be used until a Validation Report, which indicates that the works have been satisfactorily carried out, have been further submitted to and approved in writing by the Local Planning Authority. Reason: To ensure the risks associated with previously unsuspected contamination at the site are dealt with through a remediation strategy, to minimise the risk to both future users of the land and neighbouring land, and to ensure that the development can be carried out safely without unacceptable risks.; and to accord with Policy GN.1 of the Local Development Plan for Pembrokeshire (adopted 28th February 2013).
- Within the first available planting season following the substantial completion of the development, the native small trees and new native bushes, identified in the Green Infrastructure Statement, shall be planted. Any new tree or bush in accordance with the approved scheme which, within a period of 5 years after planting 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 those of similar size and specification. 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).
- Notwithstanding the information contained within the application, a bird box shall be installed on a tree within the application site at a height of 3-4m, positioned on a northerly aspect and retained thereafter. Reason: In the interests of biodiversity enhancement and to accord with the requirements of policy 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, SP 16, GN.1, GN.2, GN.22, GN.33, GN.37, and GN.38. 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.
- You are advised to consult Natural Resources Wales at Llys Afon, Hawthorn Rise, Haverfordwest, Pembrokeshire SA61 2BQ. Tel: 01437 760081, with regard to this proposal.
- Under the Wildlife and Countryside Act 1981 it is an offence to damage, destroy or obstruct access to any structure or place that bats, great crested newts or any other animal listed in Schedule 5 of the Act use for shelter or protection. Under this Act it is also an offence to disturb barn owls whilst building a nest or in the vicinity of a nest containing eggs or young. If there is any suggestion that the site is being occupied by any of the species, you are advised to consult Natural Resources Wales on Telephone: 0300 065 3000 or email: enquiries@naturalresourceswales.gov.uk, before proceeding with the development hereby authorised.
