An application for Outline Planning Permission is normally appropriate in the case of a vacant building plot, in order to determine at an early stage whether the erection of a new dwelling might be acceptable within current planning policies, before the production of any formal detailed drawings.
Issues such as dwelling size and type, location, access and foul drainage facities are assessed under an Outline Planning Application and appropriate information must be compiled, including a preliminary Design & Access Statement (DAS).
You may also be required to submit ecological reports as part of your Outline Planning Application. For example, these might typically be a European Protected Soecies Report and / or a BS 5837 Trees in Relation to Construction Report. We'll seek fee quotations from qualified and approved consultants to enable us to appoint project consultants on your behalf.
An Outline Planning Application will not be validated and registered by the Planning Authority if it does not include all supporting information required.
Final details of design are usually assessed at a later date against a separate applicationfor the consideration of Reserved Matters (see opposite).
We'll advise you fully upon a Free Initial Consultation and provide you with our Fee Estimate, including all third party fees and charges.
In the case of a listed Building, if any alterations and / or extension(s) are proposed a Listed Building Applicationmust be submitted in tandem with a Detailed Planning Application.
A Listed Building will be assessed by the Conservation Officer at your local Planning Authority, whilst a Planning Officer will be responsible for dealing with the associated Planning Application.
There is no additional fee payable to the Planning Authority in respect of a Listed Building Application.
Building works of any kind MUST NOT be started before consent to both applications has been secured.
We'll advise you fully upon a Free Initial Consultation and include details in our written fee estimate.
Although certain types of small development can be undertaken without Planning Permission under Permitted Development (PD) rights, the majority of development projects require Planning Permission, particularly if your ideas are likely to impact upon the appearance of your home or involve a change of use.
Indeed, it is better to assume that you will need to apply for Planning Permission, rather than to assume that you might not! You are strongly recommended to seek advice!
Any Detailed Planning Application must include detailed scale drawings and any supporting information deemed necessary, sometimes including a Design & Access Statement (DAS) if required, which we'll compile as part of our service.
Depending upon the nature of your project, its location and its potential impact upon the immediate environment, you may be required to submit ecological reports as part of your Planning Application. For example, these might typically be a European Protected Species Report and / or a BS 5837 Trees in Relation to Construction Report. We'll seek fee quotations from qulaified and accredited consultants to enable us to appoint project consultants on your behalf.
In the case of a Listed Building, you will also be required to submit a Listed Building Application to secure Listed Building Consent.
An application for consideration of Reserved Matters is, in effect, a Detailed Planning Application that is submitted following the issue of an Outline Planning Consent. Approval of Reserved Matters must be sought before you start building works.
In addition, the Local Development Plans stipulate that even in the case of a single 'self-build' dwelling, or a conversion to create a dwelling, a financial contribution will be payable to Pembrokeshire County Council towards the provision of affordable housing in Pembrokeshire and a formal undertaking must be completed and submitted by the Applicant.
A Planning Application will not be validated and registered if it does not include all supporting information required.
Remember, building works MUST NOT be started before formal Planning Permission and / or Listed Building Consent has been secured, including discharge of any imposed conditions that may require submission of additional information.
We'll advise you fully upon a Free Initial Consultation and provide you with our fee estimate, including details of all third party fees and charges.
If you know that you have a drain traversing your property, which carries waste water from neighbouring properties and was designated and adopted as a 'Public Sewer' by Dwr Cymru Welsh Water (DCWW) under new legislation introduced in 2011 and 2012, you should contact DCWW to ascertain how to proceed with any proposed project before you apply for planning permission.
Please use the link opposite for direct access to Build Over Sewer (BOS) Guidance.
If you are unsure we'll be happy to help and, as part of a free initial consultation, we'll discuss the implications with you.
Contact us to discuss your requirements and to arrange your Free Initial Consultation.
Enjoy your visit!
For further information on Planning matters outside the National Park.
Pembrokeshire County Council
For further information on Planning matters in the Pembrokeshire Coast National Park
For further information on Building Regulations matters across Pembrokshire.
Pembrokeshire County Council
For general information on Planning Policy across Wales, including Technical Advice Notes and Supplementary Planning Guidance from the
Welsh Assembly Government
For general information on Planning and Building Regulations matters in Wales.
Planning Portal - Wales
For inforrnation on applications for building over or near any drain designated as a Public Sewer.