Horse manège at East Nolton Farm, Nolton Haven, Haverfordwest

What was proposed

The application sought retrospective change of use of a former agricultural storage compound to a horse manège with fencing and landscaping.

“Ref No: NP/24/0639/FUL Proposal: Change of use of former historic agricultural storage compound to manege (in retrospect) Site Location: East Nolton Farm, Nolton Haven, Haverfordwest, Pembrokeshire, SA62 3NW”

Officer report

The site and its setting

The site was in a corner of a large field southeast of Nolton, near Nolton Stables, within an agricultural holding and existing tourism business.

“The application site forms a small part of an existing large field to the southeast of Nolton and a short distance due south of Nolton Stables. The proposal comprises the change of use of a former historic agricultural storage compound to a horse manege (in retrospect) within a corner of a large field within Nolton farmland.”

“The development is on land identified as best and most versatile agricultural land, however it is recognised that amending the siting of this manege to a location with lower grade agricultural land value would result in increased visual intrusion within the National Park landscape.”

Officer report

Planning history

The application followed an enforcement investigation, while three related applications for the wider holding had previously been approved.

“The application site has no recent planning history, and the current applicant has been submitted following an enforcement investigation. Related applications for the wider holding include: • NP/22/0601/FUL – Farm diversification for the conversion of traditional barn complex to 4 residential units including extension to barn 3 and fenestration changes together with parking, amenity space, landscaping and use of existing biomass boiler heating system (partly in retrospect)…”

Officer report

Why officers supported it

Officers considered the design, scale, siting, screening, biodiversity effects and impact on National Park qualities acceptable, subject to conditions.

“The proposal is for: • A horse manege (in retrospect), which also incorporates a timber fence to the boundary and additional soft landscaping features to assist in screening the development from the surrounding landscape.”

“The proposed retrospective application seeks to retain a horse manege that is considered by officers to have a design, scale, and siting that is acceptable. The proposal will be well screened from the immediate and wider landscape and will not harm biodiversity or the area’s special qualities. As such, the application accords with LDP2 and can be supported subject to appropriate conditions.”

Officer report

The agricultural land issue

Although the site used Grade 2 best and most versatile agricultural land, officers considered its business benefits and lower landscape impact outweighed the policy presumption against its loss.

“The application was fully retrospective on land which had previously been used for storage of sileage, and officers need to consider the siting of this development in terms of BMV and whether any material considerations would outweigh the BMV considerations as outlined above. The area that forms the agricultural land surrounding the application site is a mix of grades 2, 3a, 3b, and non-agricultural. The main areas of open landscape are 2 and 3b.”

“The current siting falls within an area of grade 2 BMV land but is sited on the edge of the existing settlement at Nolton, which provides good access to the site. The area is within an existing scrub corner of a field and screened from the road and other properties by a mature Pembrokeshire Hedgebank.”

Officer report

Consultation and public response

The community council raised no objection, the ecologist supported conditional consent, drainage engineers supported the proposal, and no third-party representations were received.

“Consultee Response • Nolton and Roch Community Council: No objection • PCNPA Ecologist: Conditional consent • PCC Drainage Engineers: Support Pembrokeshire Coast National Park Authority Development Management Committee - 15 October 2025”

“A site notice and neighbour notification letters were posted in accordance with the requirements of the Town and Country Planning (Development Management Procedure) (Wales) Order 2012. No third-party representations have been received on this application.”

Officer report

Who spoke

The agent addressed the committee about the manège’s size, farm uses, screening, planting, lighting and drainage arrangements.

What members discussed

Members considered the affected BMV land area small, supported the established rural enterprise location and welcomed planting for biodiversity.

“Members considered that 1ha out of a 10ha field was a small area to lose from BMV agricultural land and given its location close to the farmstead on an established rural enterprise use, this was a reasonable judgement to make. Planting to support biodiversity was also welcomed. The recommendation of approval was proposed by Councillor Alderman, seconded by [name withheld] and carried at the vote.”

Minutes

The decision

The application was approved subject to conditions covering timing, approved plans and documents, lighting and planting.

“Decision: That the application be approved subject to conditions in respect of timing, accordance with approved plans and documents, lighting and scheme of planting.”

Minutes