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
Variation of conditions 2 (approved Plans) and 4 (access track and boundary wall) of planning permission 25/0067/PA (Alterations & Extension)
Proposal details
- Reference
- 26/0239/PA
- Ward
- Llangwm
- Parish
- SV_Hook
- Agent
- John Davis
- UPRN
- 100100279459
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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 source
Decision & conditions
Planning conditions
- The development shall be carried out in accordance with the following approved plans and documents: 405 AP01 – Survey Elevation & Section Plans; 405 AP02 – Survey Ground Floor, First Floor and Section Plans; 405 AP03 – Survey Block & Location Plan; 405 AP04 – Proposed Elevations; 405 AP05 – Proposed Ground & First Floor Plan; and 405 AP06 – Survey Sections & Block Plan. 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).
- Surface water disposal shall be carried out in accordance with the following details approved by virtue of Discharge of Condition approval, ref: 25/0380/DC, granted 29 September 2025: • Details of surface water drainage, Block plan, received 30/07/2025 • No.405, AP03 Survey, Block and Location plan, dated 18/02/2025 • Percolation calculation tests, H.B Tribe, dated July 2025 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).
- The 2.4m by 24m visibility splays shown on drawing reference 405 AP06 – Survey Sections & Block Plan shall be implemented in accordance with the approved details and be maintained free of any obstruction exceeding 0.6m in height for as long as the development exists. Reason: In the interests of highway safety, and to accord with Policy GN.1 of the Local Development Plan for Pembrokeshire (adopted 28 February 2013).
- The access, parking and turning facilities, hereby approved shall be set out in accordance with the details shown on drawing reference 405 AP06 – Survey Sections & Block Plan, before the development is brought into use 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).
- The existing vehicular access onto Pill Road shall be permanently stopped up in accordance with the details shown on drawing reference 405 AP06 – Survey Sections & Block Plan, before the development and retained thereafter. Reason: In the interests of highway safety, and to accord with Policy GN.1 of the Local Development Plan for Pembrokeshire (adopted 28 February 2013).
- The development shall be undertaken in accordance with Section 4.2 Recommendations of the Bat Survey Report, by I & G Ecological Consulting, dated 9 April 2025 and the biodiversity enhancement measures as detailed in the Green Infrastructure Statement, by John Davis Architectural Services, amended 17 August 2026 and the details located on drawing references 405 AP04 – Proposed Elevations; and 405 AP06 – Survey Sections & Block Plan, shall be provided prior to first beneficial use of the outbuilding, hereby approved and maintained thereafter. 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 proposed planting included in the Green Infrastructure Statement, by John Davis Architectural Services, amended 17 August 2026, shall be undertaken in the first planting season following first use or completion of the development hereby approved, whichever is sooner. Any plants which within a period of 5 years of planting is removed or becomes seriously damaged or diseased shall be replaced in the next planting season with another 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.22, 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.
- 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.
- Any existing buildings on site should be assessed for asbestos materials prior to demolition. Any asbestos must be removed in full consultation with the Health and Safety Executive 3rd Floor Darkgate Buildings, 3 Red Street, Carmarthen, SA31 1QL
- 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. It is considered that this development is unlikely to increase nitrate inputs as it falls within the following criterion in the interim advice: Criterion 3: Development to an existing residential property (e.g. extensions) that does not result in the creation of independent living accommodation, a separate planning unit and/or a change in use, where it can no longer be said to be ancillary to the main residence.
