A proposed touring caravan and tent site in rural Pembrokeshire has been denied planning permission by Pembrokeshire County Council, presenting a case study for industry stakeholders on the importance of aligning development proposals with local planning frameworks and environmental standards.
Submitted by applicant Christopher Nash and represented by Planix.UK Planning Consultants Ltd, the application aimed to establish a campsite just over a kilometer west of Portfield Gate, along the B4341 toward Broad Haven.
According to Wales Online, the proposed development included tent and caravan pitches, a static caravan to serve as a reception and office, a welfare building with WC and shower facilities, landscaping, and associated infrastructure. Site works had reportedly begun in May 2024.
The application was positioned as a contribution to the region’s tourism economy, with planners stating: “The proposal seeks to provide tourism accommodation while being sensitive to the site’s rural context and Pembrokeshire’s planning policies, particularly those promoting sustainable development and tourism.”
However, local planning officers recommended refusal based on multiple concerns, including the site’s location relative to nearby settlements and its potential visual and environmental impact.
An officer report cited poor connectivity, noting the lack of safe pedestrian access from the nearby settlement and the site’s detachment from the built landscape of Portfield Gate.
The report stated: “The proposed siting of a static caravan, a welfare building, access track and hardstanding area within the site is considered an incongruous addition within the countryside without robust justification.”
For outdoor hospitality operators and developers, the decision highlights the increasing scrutiny around planning in rural areas, especially when projects are situated away from established settlements and protected zones.
The site’s proximity to the River Cleddau Special Area of Conservation (SAC) raised additional concerns regarding wastewater management and the absence of a Green Infrastructure Statement.
The council also considered but ultimately dismissed the applicant’s fallback argument that the land could be used under Caravan Club exemptions.
While membership with exempted organizations such as the Caravan Club allows for some temporary and limited-use sites under permitted development rights, planners emphasized that such exemptions do not permit permanent infrastructure or large-scale operations.
This case underscores the necessity for prospective campsite developers to present comprehensive evidence that addresses both environmental impact and local policy alignment.
Operators considering expansion into rural or semi-rural areas must evaluate land use classifications, access infrastructure, and ecological factors during the early stages of site planning to reduce the risk of rejection and potential enforcement action.