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
Erection of dwelling and associated works.
Proposal details
- Reference
- 26/0204/PA
- Alternative references
- PP-14834917
- Ward
- Boncath And Clydau
- Parish
- SV_Abercych
- Agent
- Mr Llyr Evans
- UPRN
- MAN000000000612287
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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: Received 23rd June 2026 Dwg no. BD 20472238/PROPOSED 01 - Proposed floor plans, elevations and site section Dwg no. BD 20472238/PROPOSED ECOLOGICAL DRAWING 01 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).
- In the first available planting and seeding seasons following substantial completion of the dwelling or the occupation of the dwellng hereby approved, whichever is the sooner planting shall be undertaken according to the submitted Green Infrastructure Statement and proposed block 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 planting are removed, die, become diseased or damaged 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 substantial completion of the dwelling hereby approved, a bat box shall be provided on the south east elevation and a bird box to the north east elevation as detailed on plan no. BD 20472238/PROPOSED 01. The bat and bird boxes shall be retained thereafter for as long as the development exists. Reason: To protect the wildlife and the ecological interests of the site, in accordance with policy GN.37 of the Local Development Plan for Pembrokeshire (adopted 28 February 2013).
- The proposed off-street parking facilities (for all vehicles, including cycles) and turning area shown on plan no. BD 20472238/LOCATION 01 hereby approved shall be provided before the building 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).
- No development shall take place until a Construction Management Statement (CMS) with accompanying plan(s) has been submitted to, and approved in writing by, the Local Planning Authority. The CMS and accompanying plan(s) shall include details of: a. Parking for vehicles, site personnel, operatives and visitors b. Loading and unloading of plant and materials, including any use of banksmen and/or traffic management c. Storage of plant and materials indicated on a plan d. Erection of hoarding or heras fencing to be indicated on a submitted plan e. Measures to prevent the deposit of materials on the highway f. Consideration of the school and no movement/deliveries within the school pickup/drop-off times (as appropriate) g. On-site turning for construction vehicles The approved CMS and accompanying plan(s) shall be adhered to throughout the site clearance and construction period of the development hereby approved. Reason: 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).
- 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, GN.1, GN.2, GN.26, GN.28 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.
- 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/snn@pembrokeshire.gov.uk at the earliest opportunity should this application be approved.
- 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).
- 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.
- 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; the proposed works will require SAB approval prior to the commencement of any works on site relating to this application. Please see www.pembrokeshire.gov.uk/planning-contacts/sustainable-drainage-approving-body-sab for more information.
- This permission is to be read in conjunction with the UNDERTAKING dated 9th August 2026 in pursuance of Section 106 of the Town & Country Planning Act 1990, as amended by Section 12 of the Planning & Compensation Act 1991.
- 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 include but not be limited to details the following: • 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 the removal of the onsite shed with regards to protected species that may be nesting/hibernating underneath. • 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 policie GN.1 and GN.37 of the Local Development Plan for Pembrokeshire (adopted 28 February 2013), Section 6 of PPW (Edition 12).
- The applicant should be made aware that several invasive non-native species were recorded on-site, including yellow Archangel, Montbretia, Wilsons Honeysuckle, Snowberry and Virginia Creeper. It is therefore recommended that a specialist contractor is employed to remove the invasive species. Any soil containing invasive species is considered contaminated under the Environmental Protection Act 1990. Furthermore, under Section 14 of the Wildlife and Countryside Act 1981, it is illegal to plant, grow, or release into the wild any non-native animals or invasive plants listed on Schedule 9.
- This application has been screened in accordance with Natural Resources Wales’ interim advice for planning applications within the river Special Areas of Conservation (SACs) catchments (issued on 20th January 2021). It is considered that this development is unlikely to increase phosphate inputs as it falls within the following criterion in the interim advice: Criterion 4 - Any development connecting to a public wastewater treatment works which meets the requirements set out by NRW.
- The PWMS shall be implemented as approved during the site preparation and construction phases of the development. Reason: To ensure that animal and plant species, habitats, and the ecological interests of the site are adequately protected and to accord with policie GN.1 and GN.37 of the Local Development Plan for Pembrokeshire (adopted 28 February 2013), Section 6 of PPW (Edition 12).
