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
Retention of replacement building for farm diversification purposes incorporating Gin Distillery with associated function/tasting room, reception area for farm businesses (Distillery, Kennels & Caravan Site), offices and associated storage facilities.
Proposal details
- Reference
- 25/1102/PA
- Ward
- Burton
- Agent
- Mr Irvine Johnston
- UPRN
- 10009877805
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Application timeline
Council milestones and published deadlines. A deadline passing does not confirm a decision.
Consultation 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 sourceSite notice end date
Past published deadlineA published target or deadline. It does not confirm an outcome.
Council sourceDecision due date
Past published deadlineA published target or deadline. It does not confirm an outcome.
Council source
Decision & conditions
Planning conditions
- The proposed development, comprising a mixed-use building including a gin distillery, visitor tasting facilities, retail/display space, offices and storage, has not been demonstrated to be functionally required in this countryside location. The applicant has failed to provide sufficient evidence of a genuine and established rural enterprise necessitating the development. In particular, the primary distilling process does not currently take place at the site and instead relies on off-site production, with only a future aspiration to relocate such activities. As a result, the proposal represents a speculative form of development that lacks a clear and direct functional link to the agricultural holding. In addition the application fails to demonstrate how the enterprise would be financially supplementary to support the continued operation of the farm. As such the application fails to demonstrate that a countryside location is essential and is therefore contrary to Policies SP 1, SP 16, and GN.10 of the Local Development Plan for Pembrokeshire (adopted 28 February 2013), and national planning policy set out in Planning Policy Wales, which require rural diversification proposals to be sustainable, justified, and firmly related to an existing rural enterprise.
- The scale, bulk and mixed-use nature of the building, incorporating a distillery, visitor facilities and associated commercial uses, would result in a development that exceeds that which could reasonably be considered proportionate or ancillary to the agricultural holding. The proposal introduces a level of intensity and built form more akin to a standalone commercial or tourism enterprise, rather than a modest farm diversification scheme. The absence of a robust operational justification further exacerbates the inappropriate scale of development in this rural location. Accordingly, the proposal fails to respect the character and function of the site and is contrary to Policies GN.1 and GN.2 of the Local Development Plan for Pembrokeshire (adopted 28 February 2013).
- The application site lies within the catchment of the Pembrokeshire Marine Special Area of Conservation (SAC). A Habitats Regulations Assessment Screening Report has been completed and insufficinet information has been provided with the application to conclude that increases in nutrient inputs in the Pembrokeshire Marine SAC cannot be ruled out as a result of this development proposal. As such, the proposal fails to accord with criterion 4 of policy GN.1 (General Development Policy) and GN.37 (Protection and Enhancement of Biodiversity) of the Local Development Plan for Pembrokeshire (adopted 28 February 2013).
- This decision relates only to the plans identified below: Drawing No. 1503-001 Location Plan. Drawing No. 1503-02 Existing Site Plan. Drawing No. 1503-003 Ex Ground Floor Plan Drawing No. 1503/005 Existing First Floor Plan Drawing No. 1503/006 Elevations Drawing No. 1503/007 Elevations
