Three holiday lets at Oaklea, Martletwy, Narberth

What was proposed

The applicant sought to convert a vacant former restaurant and shop into three holiday lets with external alterations and guest parking.

“Oaklea is located in the countryside approximately 150m to the south of Martletwy and comprises a small complex of buildings with a dwellinghouse set in extensive grounds. There are several outbuildings on the site, including an agricultural outbuilding and a former restaurant building associated with the former Vineyard which once operated at the site.”

“The applicant seeks planning permission for the change of use of the building from a restaurant and shop area into 3 holiday lets, each accommodating a kitchen, lounge and two bedrooms with en-suite facilities. External alterations to the building would comprise additional windows and changes to the external finishes of the building. There would be on-site parking provision for guests.”

Officer report

Earlier committee deferral

The application was deferred to allow additional information about farm diversification and nutrient neutrality.

“The application was presented for Committee consideration as the application had been made by a close family member of an Officer of the Planning service (Appendix 1 to Section 14 of the Constitution).”

“The application was deferred at the meeting of 3 December 2025 to enable the applicant to provide additional information on farm diversification and nutrient neutrality.”

Minutes

What officers recommended

Officers recommended refusal because the accommodation conflicted with countryside policies and lacked evidence of no increased nutrient inputs.

“It is recommended that the application be REFUSED for the following reasons:”

“The proposal would introduce three new self-catering accommodation units within a countryside location contrary to the requirements of policies SP 1, GN.10 and GN.17 of the Local Development Plan. • The application site is hydrologically connected to the Pembrokeshire Marine Special Area of Conservation (SAC).”

Officer report

The main planning concerns

Officers found the site unsuitable for new self-catering accommodation and said the protected-site nutrient impact could not be established.

“Oaklea is in the countryside, and the proposal is for the conversion of a former restaurant/shop, into three holiday let units, which provided a facility for the sale and tasting of produce associated with the former use of the site as a Vineyard. This would have some positive social impacts through the expansion of a business on the site for the applicant and the offer of self-catering accommodation within the locality.”

“The application site is in the countryside and comprises a former shop/restaurant associated with a former vineyard, which operated from the site but has since ceased. The proposal relates to the conversion of the building into three new self-catering holiday lets. As there are no other holiday lets at the site, the proposal is for new self-catering accommodation and it should be considered against criterion A.”

Officer report

Consultation responses

Highways, ecology and landscape officers raised no objection, the community council supported the proposal, and no third-party representations were received.

“A.2.5 No third party representations have been received…”

Officer report

What the agent said

The agent said a treatment plant would provide neutrality and argued that the proposal would diversify farming, create income and support rural prosperity.

The vote and decision

Members rejected the motion to approve by six votes to four, then voted six to four to refuse the application for the report’s stated reason.

“The Chair clarified that Councillor Brian Hall had Moved to approve the application; Seconded by Councillor John Cole.”

“That the application be REFUSED for the reason outlined in Section 1.1 of the report.”

Minutes