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
Erect a Conservatory to the Side of No2 Tudor Close.
Proposal details
- Reference
- 26/0224/PA
- Alternative references
- PP-15023594
- Ward
- Pembroke Monkton And St Mary South
- Parish
- HT_Pembroke
- Agent
- Mr Mark Carrier
- UPRN
- 100100302356
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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: • MC2026-04-05 – P02 – Proposed Ground Floor Layout Plan • MC2026-04-06 – P02 – Proposed Roof Layout Plan • MC2026-04-07 – P03 – Proposed Elevations • MC2026-04-08 – P03 – Existing & Proposed Site Layout Plans 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).
- Notwithstanding the information contained within the application, in the first available planting season following the substantial completion of the development hereby approved, one Malus ‘Royal Beauty’ Crab Apple Tree shall be planted within the site and the shrubs affected by the development shall be relocated to the position shown on drawing MC2026-04-08 P03 Existing & Proposed Site Layout Plans, in accordance with the Green Infrastructure Statement. If within a period of 5 years after planting or relocation, the tree or shrubs are removed, die, become diseased or damaged to such extent that, in the opinion of the Local Planning Authority, their function in relation to this planning approval is no longer delivered, they shall be replaced with planting of a similar size and specification. Reason: To ensure that animal and plant species, habitats and the ecological interests of the site are adequately protected and enhanced and to accord with policies GN.1 and GN.37 of the Local Development Plan for Pembrokeshire (adopted 28 February 2013) and Section 6 of Planning Policy Wales (Edition 12).
- Notwithstanding the information contained within the application, prior to the substantial completion of the development hereby approved, an insect hotel shall be provided within the rear garden in the location shown on drawing MC2026-04-08 P03 Existing & Proposed Site Layout Plans. The insect hotel shall be positioned within 2m of flowering plants and orientated with its point of entry to the south and shall thereafter be retained. Reason: To protect and enhance biodiversity and to accord with policies GN.1 and GN.37 of the Local Development Plan for Pembrokeshire (adopted 28 February 2013) and Section 6 of Planning Policy Wales (Edition 12).
- 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.
- This Decision Notice grants planning permission. You are advised that it does not constitute approval under the Building Regulations.
- 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 SP1, GN.1, GN.2, 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.
- 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 policy: GN.1 and GN.37 of the Local Development Plan for Pembrokeshire (adopted 28 February 2013), Section 6 of PPW (Edition 12).
- 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.
- It is recommended that the applicant be informed that all British bat species are European Protected Species by virtue of their listing under Annex IV of EC Directive 92/43/EEC (‘The Habitats Directive’). This Directive has been transposed into British Law under the Conservation of Habitats and Species Regulations 2017. British bats are also protected under Schedule 5 of the Wildlife and Countryside Act (1981) (as amended). It is a criminal offence to intentionally, or recklessly disturb, harm, or kill bats or to destroy a bat 'roost', even if only occasionally used. If bats are encountered on site works should stop immediately an NRW should be contacted (Natural Resources Wales, - General Enquiries: enquiries@naturalresourceswales.gov.uk or 0300 065 3000 Mon-Fri, 8am - 6pm) a licence may then need to be applied for from NRW. Licences are not automatically granted by virtue of a valid planning consent and it may be possible that the necessary licence application may be refused.
- Prior to the substantial completion of the development hereby approved, a Woodstone swift box shall be installed on the northern elevation of the dwelling in the location shown on drawing MC2026-04-07 P03 Proposed Elevations, at a minimum height of 3.5m above ground level and shall thereafter be retained. Reason: To protect and enhance biodiversity and to accord with policies GN.1 and GN.37 of the Local Development Plan for Pembrokeshire (adopted 28 February 2013) and Section 6 of Planning Policy Wales (Edition 12).
