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New planning rules could block Welsh pubs from running pop up campsites

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Industry warns 100m buffer and added approvals will pile pressure on rural locals already fighting closures

PUBS across Wales are warning of a fresh hit to their finances after changes to planning rules threaten to shut down one of the most profitable summer side lines available to rural venues: temporary pop up campsites.

Under revised Permitted Development Rights (PDR), landowners will be allowed to operate temporary campsites for up to 60 days a year, an increase on the current 28 day allowance. But the new rules also introduce restrictions campaigners say will disadvantage pubs, particularly those in villages where a small field beside a pub can make the difference between surviving the winter or shutting for good.

At the centre of the controversy is a new 100 metre exclusion zone around a “protected building”, described as a dwelling not occupied by the landowner or campsite operator, which critics say will effectively prevent many pubs from hosting campers at all.

Dan Yates, founder of outdoor accommodation platform Pitchup.com, said the Welsh changes risk “hammering the final nail into the coffin” of rural pubs.

He said: “The new so called permitted development rights are riddled with restrictions that make running pop up campsites harder, not easier. Restrictions which were not thought necessary in the 78 years since the rights were first introduced.

“But it is pubs that will be really disadvantaged once it comes into force.

“The 100m exclusion zone essentially bans them from setting up temporary campsites, which in the summertime can mean the difference between going out of business and surviving another year.”

Residents’ concerns and local control

Supporters of tighter controls argue that unregulated or poorly managed temporary sites can cause problems for neighbours, including traffic, noise, waste and pressure on local services, and that new safeguards are intended to address concerns raised by residents.

The Welsh Government has said changes to permitted development rights are designed to balance rural enterprise and tourism with the need to protect communities and the environment, particularly in sensitive areas.

The new approach also introduces an approval requirement in Wales, meaning operators may need to obtain local authority sign off rather than simply proceed. Critics say this adds bureaucracy, while supporters view it as a necessary check to ensure issues like access, drainage, waste disposal and site management are properly considered.

Planning delays “too slow for summer trade”

Mr Yates warned that forcing publicans to seek planning permission could make the income stream unusable in practice, because approvals can take months and pubs need to plan well ahead for summer trade.

He said planning authorities in Wales were already struggling to meet statutory deadlines, meaning pubs applying now could miss the key season.

He said: “Even if they applied today, it is unlikely they will get permission in time for the summer season. This is going to put many pubs at serious risk of going bust.”

How much pop up camping can earn

The row comes as pubs face rising costs from staffing and utilities to wider tax and regulatory pressures, while footfall in many rural areas remains highly seasonal.

Pitchup.com says pop up campsites can generate thousands of pounds in extra revenue in a short window, helping venues stay afloat. The platform claims its top performing pub campsite earned £93,706 in 2025, with other leading sites taking £84,267 and £62,939.

Outside Wales, some publicans say the model has transformed takings.

Morris and Gwyn Fenton, who run the Grade II listed Red Lion in Brinkley, Cambridgeshire, said their campsite brought customers who also spent in the pub.

Morris said: “We’ve found 50% plus of campers spend around £100 in our bar and restaurant and for a small country pub that’s significant.

“It’s been a great thing to try, and an incredibly enjoyable thing to do for us, personally.

“We really enjoyed meeting the people that we have stay with us.”

Visitor economy warning

The British Institute of Innkeeping (BII) said temporary campsites help pubs diversify while supporting local tourism, keeping spend in communities rather than driving visitors into bigger centres.

Molly Davis, Head of Communications at the BII, said: “Pubs deliver so many opportunities for people to come together, connect and spend time with each other, and combining that with camping holidays offers the perfect way for families and friends to get away from it all.

“At a time where pubs are doing all they can to diversify their offer and provide brilliant services for their locals and visitors alike, the bureaucracy of these changes is incredibly frustrating.”

She added: “Temporary campsites offer the perfect solution for the visitor economy, keeping tourism local, and benefitting communities all at the same time, but without the flexibility for pubs to be able to offer this for just 2 months of the year, the pub’s existence will be threatened for generations to come. Common sense needs to be applied, to stop additional administration for local authorities, and to give rural pubs the chance they need to thrive.”

Wider backdrop in protected areas

The debate is playing out against a wider Welsh push to manage the impact of temporary camping, particularly in protected landscapes where councils and national park authorities have faced complaints about overcrowding, waste and environmental damage.

In Pembrokeshire Coast National Park, the planning authority has already taken steps to tighten rules on 28 day camping, caravan and mobile home sites inside the park, requiring planning permission from January 1, 2026.

Critics argue the combined effect of buffers, approvals and tighter controls risks undermining the point of permitted development, while supporters say stronger safeguards are needed to prevent harm and disruption.

For pubs, the fear is immediate: that a rule presented as an expansion of opportunity will, in practice, remove one of the few realistic ways rural venues can boost income quickly just as another difficult trading year looms.

 

Business

Tenby mobile signal crisis sparks more than 500 complaints

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TRADERS, VISITORS AND RESIDENTS SAY POOR COVERAGE IS HITTING PAYMENTS, PARKING, BOOKINGS AND SAFETY

HUNDREDS of residents, traders and visitors have responded to a public appeal for evidence about poor mobile phone signal in Tenby, with complaints now running to more than 500 comments.

The appeal was posted by Around Tenby as part of work with Tenby Chamber of Trade & Tourism, which is gathering evidence to take directly to mobile networks in a bid to secure improvements before the summer season.

People were asked to list their network, the worst-affected areas, and how poor signal was affecting them.

The responses paint a picture of widespread problems across EE, O2, Vodafone, Three, Tesco Mobile, Giffgaff, Sky Mobile, Lebara, ID Mobile, Lyca, Talk Mobile and other providers.

Complaints cover Tenby town centre, the High Street, the harbour, North Beach, South Beach, the Esplanade, The Green, Frog Street, the multi-storey car park, Sainsbury’s car park, Kiln Park, Penally, New Hedges, Lydstep, Manorbier and Saundersfoot.

‘Better signal on Caldey’

One commenter, Elizabeth Perrella, summed up the frustration, writing: “We had a better signal on Caldey than we do in Tenby!”

Others said the lack of coverage was the only downside to an otherwise beautiful town.

One EE user said: “Can’t pay with my phone in places. It’s the only downside to this beautiful place.”

Another resident, who uses Vodafone, said they live in Tenby and had “not had a signal for months now”.

Several people said the issue becomes significantly worse during busy periods, when visitor numbers rise sharply.

David Walters, an EE customer, said: “EE works in the winter but appears network can’t cope in the summer.”

Another commenter said their phone showed two or three bars, but calls and texts still failed when the town was busy because the mast appeared to be over capacity.

Businesses affected

Many of the comments raised concerns about the effect on businesses, especially those relying on phone calls, card payments, online bookings and mobile payment terminals.

One business owner said poor signal was causing lost sales because customers could not call someone to discuss a purchase.

Karen Ward wrote: “Really bad for business, if a customer needed to call someone regarding a sale and can’t get signal we lose a sale, this unfortunately happens often.”

Debz Jones, who uses Vodafone, said she was “losing lots of direct bookings because no one can get hold of us”.

Rhys Jones, an O2 user, said the problem was making it difficult to run a business, adding: “Can’t run a business to take calls for job enquiries or take payments.”

Road Runners Kilgetty said unstable signal was costing taxi work and making card payments difficult, adding: “NASA can talk to people going to the moon and we can’t talk to people from one village to another.”

Parking and EV charging problems

One of the strongest themes in the comments was the difficulty of using parking apps in Tenby’s car parks.

Several people said they had been unable to pay for parking using mobile apps because there was no signal in or around the multi-storey car park, Sainsbury’s car park and North Beach.

Paul Villa, an EE customer, said he could not get a signal in the multi-storey car park to pay, adding that he had to walk “a long way outside” and still struggled to load the app.

Mark Goodridge said there was “zero O2 reception” in the multi-storey where motorists are expected to use an app.

Others said poor signal was affecting electric vehicle charging, with drivers unable to access apps needed to start or pay for charging sessions.

Alison Lydia Sinclair wrote that Pembrokeshire car parks needed card machines, adding: “Remote payment is usually impossible because of the signal problems.”

Health and safety concerns

Some commenters said the problem was more than an inconvenience and could become a safety issue.

Mike Bennett, who works from the ambulance station at the Salterns, said the outage was now affecting “some elements of ambulance operations”.

Kate Thomas said she was on the beach when an ambulance was needed and the group struggled to get through and hear instructions from the call handler.

Another commenter said her brother, who is on dialysis and diabetic, lives in Tenby and would struggle to contact anyone in a medical emergency because of the lack of signal.

Parents also raised concerns about being unable to contact children when they are in town, while visitors said they had struggled to use maps, book taxis, contact family, or make arrangements after splitting up from groups.

Tourism impact

Several visitors said the lack of signal made their stay more difficult.

One holidaymaker said they had no signal with Tesco Mobile anywhere in Tenby over the weekend.

Another Vodafone user said they had paid extra for WiFi on an upcoming trip, only for it to be cancelled because of the wider connectivity problems, warning that the issue could affect whether people choose to visit.

Remote workers and caravan owners also said the poor signal was limiting how often they could stay in the area.

Carl Singleton, an EE customer with a caravan near Lydstep, said he was self-employed and used Teams daily, but the signal was not strong enough to work from his caravan. He said the poor mobile network was preventing him from spending more time in Pembrokeshire.

Kathryn South, another EE user with a van near Lydstep, said she could use it more often if she could work from home there, but the internet was “non-existent”.

Mast removal concerns

A number of commenters linked the deterioration in signal to the removal of a mast earlier this year.

Margaret Wales wrote that the mast opposite the cemetery had been shared by all networks and claimed its removal in January was why the signal was now “terrible all over Tenby”.

She said: “You can’t get signal without a mast. Until the networks rebuild it, things won’t change. That’s where the effort needs to be focussed. Rebuild the mast, restore the signal.”

Other users said they had been told by their providers that a mast had been removed or that a site was affected by a rent dispute.

The Herald has not independently verified those claims, but they echo concerns raised by Mid and South Pembrokeshire MP Henry Tufnell in a letter to BT Group.

MP demands answers

Mr Tufnell has written to BT Group asking for an update on the proposed EE mobile base station at Petals Plant Nursery, Strawberry Lane, Penally.

Pembrokeshire County Council has granted planning permission for a new 20-metre 4G telecommunications mast at the site.

In his letter, Mr Tufnell said constituents had also advised him that the telecommunications mast at Slippery Back Lane, Tenby, had been removed but had not yet been replaced.

He said this had reportedly left the Tenby area with very limited mobile phone signal, causing concern for residents and businesses.

Posting online, Mr Tufnell said: “Tenby deserves better phone signal.

“The lack of coverage is failing our residents, local businesses, and tourists. I have taken your concerns directly to EE and BT.

“With summer fast approaching, we need urgent answers and a clear timetable for improvements.”

Call for evidence

Around Tenby said the information being gathered would be pulled together and taken directly to the networks.

The post said: “Right now, poor signal isn’t just frustrating, it’s affecting local businesses, card payments, bookings, and the experience visitors have when they come here.

“The more responses we get, the stronger our case becomes.”

With Tenby preparing for another busy summer season, the scale of the response suggests mobile coverage has become one of the town’s most pressing practical problems.

For residents, it affects daily life. For businesses, it risks lost income. For visitors, it affects payments, parking, maps and bookings. And for some, the concern is now about safety.

Network providers will now face growing pressure to explain what has gone wrong, what temporary measures can be put in place, and when Tenby can expect reliable mobile coverage.

 

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Business

Fresh call to approve Fishguard children’s home after previous refusal

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AN AMENDED scheme for a children’s care home on the edge of Fishguard have been submitted to county planners after a previous call was refused.

In an application to Pembrokeshire County Council, Martin Leahy of Ty Caredig Ltd seeks permission for a change of use of a dwellinghouse to a residential care home for up to two children at Bryn Delyn, Y Fraich, Fishguard.

Last November, a call to allow Bryn Delyn to be used as a children’s home, which raised fears from local objectors the scheme was being ‘rubber stamped’ by the council, was refused.

In that application to the council, Cardiff-based Ty Caredig Ltd sought permission for a Certificate of Lawfulness on the basis the use was not materially different from the property’s existing lawful use.

Residents had accused the council of “pushing through a highly controversial children’s home application behind closed doors”.

A supporting statement for that scheme, with many redacted parts, said the four-bed property had a lawful use as a dwelling house; saying the use as a care home did not require planning permission through a change of use.

However, planners said the use of the dwelling as a care home “would represent a material change of use requiring the benefit of planning permission”.

Since then, amendment to the scheme, for for a change of use has been submitted, a supporting statement saying Ty Caredig Ltd operates homes throughout Wales that provide specialist care for children, the latest scheme “seeks formal confirmation that the proposed use of Bryn Delyn as a children’s care home for up to two children (plus care staff) would not require planning permission”.

Fishguard Town Council has objected, on the grounds of highway safety and parking issues.

It also raised points of “apparent discrepancies between the planning application and the information available on the website,” but stressed it did support provision of suitable accommodation for vulnerable young people and children “with the correct infrastructure in place”.

Local county councillor Cllr Par Davies has said the scheme has her “full support,” as did the certificate call, adding: “Rumours abound regarding this application with objections concerning the usage of the property as a care home for young people. The application states that only two young people would be cared for in the property.

“This type of property is needed as we often talk as councillors for the need for Pembrokeshire children in care to remain in Pembrokeshire instead of the alternative of moving them to other areas in the country and this application fulfils that need.”

Her statement of support went on to say she could not agree with objections regarding an increase in traffic on the unadopted road at Y Fraich, with no objections or concerns raised when there were working farms there.

The application will be considered by county planners at a later date.

 

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Business

Bowls club in battle with council over signs put up without permission

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A PEMBROKESHIRE town’s bowls club has called on planners to let it keep advertising signs for local businesses erected without permission, which help support its operations.

In an application to Pembrokeshire County Council, Fishguard & Goodwick Bowls Club, Wern Road, Goodwick seeks retrospective permission for up to 36 signs on land close to the town’s Pheonix Centre.

The signs had been in place for some 18 months, being removed ahead of a formal planning application.

A supporting statement accompanying the application says: “This application seeks retrospective consent for the display of up to 36 non-illuminated, single-sided advertisement panels mounted to an existing timber boundary fence.

It said the advertisements are modest in scale, facing an existing large car park rather than nearby residential properties and does not project over any public highway or footpath.

It added: “The advertisement signs have been temporarily removed while planning permission is sought. The advertisements and fence had been in place for approximately 18 months prior to their temporary removal, during which time no complaints were received.

“The total number of advertisements has been consciously limited, and not all fence bays display signage, ensuring that the proposal does not result in harm to visual amenity or public safety.

“The income generated from the advertisements provides an important source of revenue for the Fishguard and Goodwick Bowls Club, supporting the ongoing operation and maintenance of local community sporting facilities.

“The advertising panels also offer local businesses an affordable and accessible means of promotion within the community.”

The application will be considered by county planners at a later date.

 

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