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
Alterations to a dwelling house to include conversion and extension of attached outbuilding
Proposal details
- Reference
- 26/0275/PA
- Ward
- Merlin's Bridge
- Agent
- Mr Heath Coombe
- UPRN
- 100101018320
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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: 003. Proposed Location and Site Plan, dated July 2026 004. Proposed Elevations, Floor Plans, and Site Plan, dated July 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).
- Prior to the substantial completion of the development hereby permitted, the proposed biodiversity enhancements comprising one bird and one bat box detailed on the Green Infrastructure Statement and illustrated on 004. Proposed Elevations, Floor Plans, and Site Plan, dated July 2026 shall be installed and retained for as long as the development exists. Reason: In order to maintain and enhance biodiversity, in accordance with policies GN.1 and GN.37 of the Local Development Plan for Pembrokeshire (adopted 28 February 2013).
- The proposed planting of Prunus Avium, Thelycrania Sanguinea, Lavandula, Ligustrum Vulgare, and Carpinus Betulus to the Northern boundary of the application site as specified on drawing 004. Proposed Elevations, Floor Plans, and Site Plan, dated July 2026 and referred to within the Green Infrastructure Statement shall be carried out in the first planting season following substantial completion of the development, and if any plants die within a period of 5 years from the date of planting, are removed or become 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).
- 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).
- 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, SP16, GN1, GN2 and GN37 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 Section 1 of the Wildlife and Countryside Act 1981 (as amended) it is an offence to kill or injure any wild bird, take, damage or destroy the nest of any wild bird while that nest is in use or being built. Therefore, any works affecting nesting birds on site must be done outside the nesting season, which is recognised to be from March to August inclusive, unless it can be demonstrated by a suitably qualified ecologist that nesting birds are absent through a Nesting Bird Check. It should be noted that birds may still be nesting outside this season, therefore care should be taken to ensure that no nesting birds are affected.
- 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.
- From 7th January 2019, all new developments of more than 1 property or where the construction area that has drainage implications is 100 square meters or more, will require sustainable drainage systems (SuDS) for surface water. The SuDS must be designed and built in accordance with Statutory SuDS Standards published by the Welsh Ministers and SuDS Schemes must be approved by the local authority acting in its SuDS Approving Body (SAB) role, before construction work begins. 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. The applicant can obtain further information in relation to the SAB approval process from the Authorities website at www.pembrokeshire.gov.uk/planning-contacts/sustainable-drainage-approving-body-sab Please contact: SAB Community Services Directorate Infrastructure Division Pembrokeshire County Council County Hall Haverfordwest Pembrokeshire SA61 1TP e-mail: sab@pembrokeshire.gov.uk The SAB team can be contacted by telephone as follows: 01437 776147.
- The extension hereby approved shall not be occupied at any time other than for purposes ancillary to the residential use of the dwelling known as Westfield Cottage, Pembroke Road, Haverfordwest, Pembrokeshire, SA62 4LA. Reason: To prevent this extension being used as a separate unit of accommodation and to enable the Local Planning Authority to properly control any further development on the site so as to protect the countryside and ensure that development is directed to sustainable locations so as to accord with Planning Policy Wales and policies SP 1 of the Local Development Plan for Pembrokeshire (adopted 28 February 2013).
- Prior to the commencement of development, a photographic survey of the outbuildings to be converted shall be undertaken in accordance with a written scheme submitted to and approved in writing by the Local Planning Authority. The photographic survey shall be deposited with the Dyfed Archaeological Trust (8 Carmarthen Street, Llandeilo, Carmarthenshire SA19 6AF) Reason: To ensure the recording of matters of archaeological interest to accord with Policy GN.38 of the Local Development Plan for Pembrokeshire (adopted 28 February 2013).
- The scheme shall be implemented in accordance with the recommendations set out in Section 7 of the submitted bat survey report: Phase 2 Bat Survey by Gould Ecology Ltd (dated May 2024 (Version 1 - Draft)) during the site preparation and construction phases of the development. Reason: To ensure that animal and plant species and habitats listed under the Conservation of Habitats and Species Regulations 2017 (as amended) and the ecological interests of the site are adequately protected to accord with policies GN.1 and GN.37 of the Local Development Plan for Pembrokeshire (adopted 28 February 2013), Section 6 of PPW (Edition 12).
