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
Construction of stables, storage shed and access.
Proposal details
- Reference
- 26/0264/PA
- Ward
- Wiston
- Parish
- SV_Clarbeston_Road
- UPRN
- 10009875663
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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: Site location plan, scale 1:2500, received 09/07/2026 Proposed stable elevation plans, scale 1:50, dated July 2026 Proposed agricultural shed elevation plans, scale 1:50, dated June 2026 Site layout Plan 1/2, scale 1:756.800529, received 09/07/2026 Site layout plan 2/2, scale 1:200, received 09/07/2026 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 in the submitted Green Infrastructure Statement, 2 x bird boxes shall be installed on an elevation of the approved development prior to the substantial completion of the stables and store hereby approved. The biodiversity enhancment mesures shall be positioned on an elevation with no external lighting, and positioned at least 2 metres above ground level, with an entry hole sized either 25mm or 28mm. The bird boxes shall retained thereafter. Reason: In order to maintain and enhance biodiversity, and to in accord with policies GN.1 and GN.37 of the Local Development Plan for Pembrokeshire (adopted 28 February 2013).
- Notwithstanding the information contained in the Green Infrastructure Statement, a scheme for the planting of a landscape buffer at the edge of the field containing the application site or a scheme for the enhancement of the existing pond within the field shall be submitted to an approved in writing by the Local Planning Authority prior to the commencement of the development hereby permitted. The planting scheme shall include a location plan, details of species to be planted including their size and spacing. Planting shall be carried out in the first planting season following first use of the stables or store. Any plants or trees which within a period of 5 years following planting are removed or become seriously damaged or diseased shall be replaced in the next planting season with others 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 (Sustainable Development), SP 16 (The Countryside), GN.1 (General Development Policy), GN.2 (Sustainable Design), and GN.37 (Protection and Enhancement of Biodiversity). 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 Habitats Regulations, where a plan or project is likely to have a significant effect on a European site, either alone or in combination with other plans or projects, and where it is not directly connected with or necessary to the management of the site previously (designated pursuant to EU retained law) the competent authority must carry out an appropriate assessment of the implication of the plan or project in view of the site’s conservation objectives. Natural Resources Wales has set new nitrates and phosphate standards for the river SACs in Wales. Any proposed development within the SAC catchments that might increase the amount of nitrates and phosphate within the catchment could lead to additional damaging effects to the SAC features and therefore such proposals must be screened through a HRA to determine whether they are likely to have a significant effect on the SAC condition. - This application has been screened in accordance with Natural Resources Wales’ Advice to planning authorities for planning applications affecting nutrient sensitive Special Areas of Conservation (Version 5.1, published 09/02/2026). It is considered that this development is unlikely to increase nitrogen inputs as it falls within the following criterion in the interim advice: Criteria 2: development that does not increase the volume or concentration of wastewater
- Details of any proposed external lighting shall be submitted and approved in writing by the local planning authority prior to installation. The details shall include the type of lighting, its height, position within the site, its mechanism for operation, for it to be hooded and downward facing. Development shall be carried out in accordance with the approved details and retained for as long as the development exists. Reason: To enable the local planning authority to control the details of the external lighting in the interests of the amenity and appearance of the area and to protect the wildlife and the ecological interests of the site,and to accord with Policies GN.1, GN.2 & GN.37 of the Local Development Plan for Pembrokeshire (adopted 28 February 2013).
- The stables shall be used for the private use of horses ancillary to the enjoyment of the dwelling house known as Hawthorn Villa, Clarbeston Road and shall not be used for livery or any commercial purpose. Reason: To protect the amenities of the occupiers of the nearby dwellings, and to accord with Policy GN.1 of the Local Development Plan for Pembrokeshire (adopted 28 February 2013).
- Notwithstanding the information contained within the application, prior to commencement of the development hereby approved, details of a scheme for the disposal of surface water shall be submitted to and approved in writing by the local planning authority. The scheme shall include an assessment of the suitability of ground conditions with percolation results for the proposed method of water disposal. The scheme shall be implemented in accordance with the approved details prior to the first use of the stables and storeage shed hereby approved and retained for as long as the development exists. Reason: To ensure that a satisfactory means of drainage is provided, and to accord with policies GN.1 and GN.2 of the Local Development Plan for Pembrokeshire (adopted 28 February 2013).
