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
Erection of single dwelling.
Proposal details
- Reference
- 26/0282/PA
- Alternative references
- PP-15094845
- Ward
- Crymych And Mynachlog-Ddu
- Parish
- SLV_Llanfyrnach
- UPRN
- 10009877575
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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 site is located within Llanfrynach, which is classified as a Small Local Village (SLV) within Policy SP 12. Policy GN.28 requires new residential development in SLVs to comprise 100% affordable housing. Insufficient information has been submitted in support of the application to demonstrate that the proposed dwelling would be secured as an affordable dwelling in perpetuity, that it would meet an identified local affordable housing need, or that it would otherwise satisfy the requirements of Policy GN.28 of the Local Development Plan for Pembrokeshire and the Council's Affordable Housing Supplementary Planning Guidance (SPG). The Local Planning Authority is therefore unable to conclude that the proposed dwelling would constitute acceptable affordable housing development in this location. The proposal is consequently contrary to Policy GN.28 of the Local Development Plan for Pembrokeshire and the Affordable Housing SPG.
- The submitted scale parameters, which allow for a dwelling measuring between 7 and 9 metres in height and up to 16 metres in width, fail to demonstrate that a dwelling of the scale proposed can be accommodated on the site without resulting in unacceptable harm to the character and appearance of the area and the amenities enjoyed by neighbouring occupiers, by reason of its scale, mass and close proximity to the neighbouring boundary resulting in the potential for overlooking and overbearing impact. As such, the proposal is contrary to Policies GN.1 and GN.2 of the Local Development Plan for Pembrokeshire in relation to privacy and impact on local amenity in regard to siting, scale and height.
- Insufficient information has been submitted to demonstrate that the proposed development can be served by a safe and satisfactory access arrangement. In particular, it has not been demonstrated that the existing shared access can safely and satisfactorily serve both the existing and proposed dwellings, or that the access can remain free from obstruction to enable safe and unobstructed access to and from the public highway. The proposal is therefore contrary to Policy GN.1 of the Local Development Plan for Pembrokeshire in respect of highway safety.
- The application is not supported by a Green Infrastructure Statement; therefore, the application fails to integrate appropriate green infrastructure net gain into the proposal. In addition, the application does not provide evidence to demonstrate how the development would maintain and enhance biodiversity. Consequently, the application has not adequately demonstrated that the proposal would deliver biodiversity enhancement and an appropriate green infrastructure net gain for the development contrary to the requirements of Planning Policy Wales 12 (PPW 12), policies GN.1 and GN.37 of the Local Development Plan for Pembrokeshire and the Environment (Wales) Act 2016.
- The decision relates to the following drawings and documents: Received 24/07/26 - Site Location Plan and 30/07/26 - Block Plan
