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
Demolition of the existing jet wash and bin store and extension to the existing petrol filling station's sales building (to include a hot food takeaway), installation of kitchen extraction equipment, new bin store and associated forecourt works.
Proposal details
- Reference
- 26/0257/PA
- Alternative references
- PP-15072125
- Ward
- Haverfordwest Prendergast
- Parish
- HT_Haverfordwest
- Agent
- Mrs Lucy Pillivant
- UPRN
- MAN000000000612507
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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 source
Decision & conditions
Planning conditions
- The application is not supported by adequate evidence to demonstrate that the proposed development would provide safe and suitable movement for all users or that it would not have an unacceptable impact on the safety and operation of the local and trunk road networks. Consequently, the Local Planning Authority is unable to properly assess the effects of the development in relation to highway and pedestrian safety and the development exceeding the capacity of the highway network and therefore cannot be satisfied that the proposal would accord with the requirements of criterion 5 of Policy GN.1 of the Local Development Plan in these respects.
- No Green Infrastructure Statement or details of biodiversity enhancement measures have been submitted in support of the application. As such, the application fails to demonstrate how the proposed development would maintain and enhance biodiversity and integrate green infrastructure into the scheme contrary to Policy GN.37 of the Local Development Plan, the requirements of Planning Policy Wales 12 (PPW) and the Environment (Wales) Act 2016.
- Insufficient information has been submitted in support of the application to enable the Local Planning Authority (LPA) to undertake a Test of Likely Significant Effect (TLSE) under the Conservation of Habitats and Species Regulations 2017 (as amended). In the absence of sufficient information regarding the potential effects of the development on the Cleddau Special Area of Conservation (SAC), the LPA is unable to ascertain whether the proposal would be likely to have a significant effect on the designated site in conflict with policies GN.1 and GN.37 of the Local Development Plan and the requirements of the Habitats Regulations 2017.
- The application fails to provide sufficient details regarding the method of proposed foul water drainage arrangements and does not adequately justify the discharge of surface water to the public sewer. As such, the Local Planning Authority cannot be satisfied that the development would not result in adverse impacts on existing drainage infrastructure, a designated site or accord with the principles of sustainable drainage. The proposal is therefore contrary to the requirements of polices GN.1 and GN.37 of the Local Development Plan.
- The Flood Consequences Assessment (FCA) submitted in support of the application contains insufficient information to enable a full assessment of the flood risk implications of the development. Consequently, the application has failed to demonstrate that the proposal would comply with the requirements of Technical Advice Note 15. In the absence of adequate information, the Local Planning Authority cannot be satisfied that the development represents an acceptable form of development in this location. The proposal is therefore contrary to policy GN.1 of the Local Development Plan and Technical Advice Note (TAN) 15.
- The decision relates to the following drawings and documents received 09/07/26: M01 Rev 0 PROPOSED HVAC PLAN, 01 Rev B Flood Risk Assessment Part 1, 01 Rev B Flood Risk Assessment Part 2, 07 Rev A Location Plan, 08 Rev A Block Plan, 04 Rev A Proposed site Layout Plan, 05 Rev A Proposed Building Plan, 06 Proposed site Elevations, Arboricultural Impact Assessment, Arboricultural Method Statement/Tree Protection Plan, Tree Mitigation Plan, Tree Survey Plan, Tree survey & Arboricultural Implications Assessment, Sequential Test and application form.
- The proposed development, by reason of its scale and design fails to demonstrate that it would be functionally and operationally linked to the existing petrol filling station. Therefore, the submitted Sequential Assessment fails to robustly assess available and suitable sites capable of accommodating the proposed use, failing to adequately apply the town centre first approach. In the absence of robust evidence to justify the out-of-centre location of the development, the Local Planning Authority is not satisfied that there are no sequentially preferable sites available within the town centre for Haverfordwest resulting in the proposal being contrary to the requirements of Policy GN.15 of the Local Development plan, Planning Policy Wales 12 and Future Wales.
