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
Replacement of a cess pool with septic tank and leach field
Proposal details
- Reference
- 26/0343/PA
- Ward
- Martletwy, Martletwy
- Parish
- SV_Robeston_Wathen
- Agent
- Mr Michael Howlett
- UPRN
- 10023952394
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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
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: • 001 A Location Plan • 002 A Proposed Site Plan • 510 B Leach field • 101 B Leach field layout • 003 C Green Infrastructure plan • Habitat - Rev D 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).
- Before the substantial completion of the development hereby approved, the two bird boxes detailed within the Green Infrastructure Statement shall be installed along the northern fence line in accordance with drawing number 003 Revision C – Green Infrastructure Plan and the submitted bird-box detail and siting recommendations. The bird boxes shall thereafter be retained. Reason: In the interests of biodiversity enhancement and to accord with Policies GN.1 and GN.37 of the Local Development Plan for Pembrokeshire (adopted 28 February 2013).
- In the first planting and sowing season following the substantial completion of the development hereby approved, the green-infrastructure measures detailed within the Green Infrastructure Statement and shown on drawing number 003 Revision C – Green Infrastructure Plan, comprising the establishment of the wildflower meadow and the planting of a Rhododendron, Acer and Buddleia within the eastern part of the garden, shall be implemented and thereafter retained. Reason: To maintain and enhance biodiversity, in accordance with Planning Policy Wales and 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.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.
- This Decision Notice grants planning permission. You are advised that it does not constitute approval under the Building Regulations.
- This application has been screened in accordance with Natural Resources Wales interim advice to Chief Planners dated 25th July 2025. It is considered that this development is unlikely to have a significant effect on the Marine SAC as the following criterion applies: Criterion 4 - Any development which improves existing water quality discharges by reducing the nutrient load of wastewater, or by decreasing the volume of wastewater produced (e.g. by improvements to existing wastewater treatment infrastructure);
- 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 (issued on 20th January 2021). It is considered that this development is unlikely to increase phosphate inputs as it falls within the following criterion in the interim advice: Criterion 6 - Private sewage treatment systems discharging domestic wastewater to ground, based on conditions.
- Where a property has a septic tank or package sewage treatment plant, it is a legal requirement for the discharge to be registered with NRW. The discharge from the system will require authorisation from NRW under the Environmental Permitting (England and Wales) Regulations 2016 (as amended). Further information, including a step-by-step guide to registering and the relevant application forms are available on our website. https://naturalresources.wales/permits-and-permissions/water-discharges-and-septic-tanks/?lang=en
