A CALL for a two-year period of grace to test a previously-refused Pembrokeshire dog exercise area has again been turned down by planners.

In a resubmitted application to Pembrokeshire Coast National Park after a 2025 refusal, Lawson and Penny Owen, through agent Hayston Developments & Planning Ltd, sought retrospective permission for a farm diversification scheme for a dog exercise area with a small hardstanding area for parking on land near Williamston Farm, Long Lane, Broad Haven, near Haverfordwest.

The previously-refused scheme sought a permanent seasonal exercise area, the latest application seeking a temporary two-year year-round option so that the impact of dog exercise on agricultural land could be fully assessed.

That application was refused on the grounds it was not considered to be sited in a sustainable location which will assist in removing the need for private motor vehicle trip generation, and the potential impact on neighbours.

Local community council The Havens again objected to the latest application, objections including it too close to neighbouring residential properties resulting in unacceptable noise impacts, is incompatible with the adjoining agricultural use, and is located adjacent to a cycle route.

A supporting statement said: “It is clear that, whilst the whole of the field has been operating as a dog exercise area for the past two years, staff in Public Protection have not received any complaints in respect of noise or any other form of objection. As a result of additional information gained from [the previous application], this re-submission sets out to explore a suggested temporary two-year option so that the impact of dog exercise on agricultural land can be fully assessed.”

It said the applicants, who have some 400 acres spread across four farms in the Broad Haven/Nolton area have had a need to diversify, with previous activities including holiday lets, a weddings/summer cinema show venue, and a submitted planning application for nine holiday units.

It said the non-framing activities amounted to under a third of the applicants’ income, the dog exercise operation now foreseen to be some five per cent of income, at up to £20,000 per year.

An officer report recommending refusal said that, as with previous application, objections had been received; concerns including it being in an unsustainable countryside location, noise and disturbance to neighbouring residential properties, disturbance to grazing livestock, and concerns the proposal relies entirely on private motor vehicle journeys and conflicts with sustainable transport objectives.

The report said that while many planning matters could be addressed, they didn’t outweigh the principal policy objections that it had not been demonstrated the particular location was needed or it accords with the sustainable transport objectives [of planning policy], representing “an unsustainable form of development within the open countryside”.

It also said officers were of the view “that the proximity of the commercial dog exercise area to neighbouring residential properties would give rise to an unacceptable impact upon residential amenity through noise and associated activity”.

It concluded: “The proposed temporary two-year permission does not overcome these fundamental planning objections. The use has already operated for a significant period, enabling the Authority to assess the proposal on its planning merits, and a temporary consent would not resolve the inherent conflict with the adopted Development Plan.”

The resubmitted application was refused on the grounds highlighted in the officer report.

Average pasture and arable land prices fell slightly during the second quarter, although demand remains strong for high-quality farms and land with development potential.

FARMLAND values across Wales softened slightly during the second quarter of 2026 as higher costs and economic uncertainty continued to weigh on the agricultural sector.

The latest Farmland Market Update from property consultancy Carter Jonas found that average pasture land values fell by 0.4% during the quarter to £7,750 an acre.

Average arable land values declined by 0.3% to £9,467 an acre.

Compared with the same period last year, arable land values were down 2.4%, while pasture land values had fallen by 1.9%.

The figures suggest a gradual cooling of the market following the sustained growth recorded between 2021 and 2024.

However, Carter Jonas said the headline figures did not tell the full story because a significant number of farmland transactions continued to take place privately and away from the open market.

Demand also remains strong for high-quality, well-located farms, larger commercial units and land offering investment or development potential.

Hugh O’Donnell, rural partner at Carter Jonas, said: “The volume of farmland brought to market has been lower in the first half of the year, but acreage alone only tells part of the story.

“We continue to see a significant number of transactions taking place, underlining the ongoing appeal of well-located, high-quality farmland as a long-term investment.

“Buyer demand remains resilient, but understanding local market conditions and having access to off-market opportunities is increasingly important in a more selective market.”

The modest decline in values comes during a challenging period for farming businesses, with elevated input costs and volatile commodity prices continuing to squeeze profit margins.

These pressures have reduced the purchasing power of farmers seeking to expand their holdings.

Carter Jonas said there had nevertheless been some positive economic and policy developments during recent months.

Inflation fell from 3.3% in March to 2.8% in April and May, while the reopening of SFI26, the relaunch of Capital Grants and publication of the Farming Roadmap had provided greater clarity for parts of the sector.

Uncertainty remains, however, over the longer-term direction of agricultural support and future government spending and taxation policies.

Sophie Davidson, research associate at Carter Jonas, said the arrival of a new Prime Minister had introduced another element of uncertainty.

She said: “While it is unlikely to trigger significant short-term changes to agricultural policy, the potential for shifts in spending priorities, taxation and rural policy direction may encourage a ‘wait and see’ approach among some vendors and purchasers.”

Ms Davidson added that the strongest parts of the market continued to perform well despite a smaller and increasingly selective pool of buyers.

“Larger commercial farming units and investment opportunities remain scarce and continue to attract strong interest, while strategically located land with development potential is also seeing robust demand,” she said.

“What we’re seeing is a selective market where targeted demand continues to support values despite a thinner buyer pool.”

Pasture and arable values fall slightly amid uncertainty over taxation, agricultural policy and rural spending

FARMLAND values in Wales have softened for the second consecutive quarter, although demand remains strong for high-quality farms, development land and larger commercial holdings.

The latest Farmland Market Update from property consultancy Carter Jonas shows that the average value of Welsh pasture land fell by 0.4% during the second quarter of 2026 to £7,750 an acre.

Average arable land values declined by 0.3% to £9,467 an acre.

Compared with the same period last year, arable land values are now 2.4% lower, while pasture land prices have fallen by 1.9%.

The figures suggest the Welsh farmland market is cooling gently following several years of sustained price growth between 2021 and 2024.

However, Carter Jonas said the published figures did not reveal the full extent of activity, as a significant proportion of farmland transactions were taking place privately and without being openly advertised.

The consultancy said fewer farms and parcels of land had been publicly brought to market during the first half of the year, while buyers had become more selective about location, land quality and commercial potential.

Hugh O’Donnell, rural partner at Carter Jonas, said: “The volume of farmland brought to market has been lower in the first half of the year, but acreage alone only tells part of the story.

“We continue to see a significant number of transactions taking place, underlining the ongoing appeal of well-located, high-quality farmland as a long-term investment.

“Buyer demand remains resilient, but understanding local market conditions and having access to off-market opportunities is increasingly important in a more selective market.”

The report comes as Welsh farmers continue to face uncertainty over agricultural support, succession planning, inheritance tax changes and the future direction of rural policy.

Carter Jonas said the appointment of a new Prime Minister had added another element of uncertainty for buyers and sellers considering major transactions.

Sophie Davidson, research associate at Carter Jonas, said: “While it is unlikely to trigger significant short-term changes to agricultural policy, the potential for shifts in spending priorities, taxation and rural policy direction may encourage a ‘wait and see’ approach among some vendors and purchasers.”

Despite the modest fall in average values, demand remains strong for land offering clear agricultural, investment or strategic benefits.

Larger commercial farms remain scarce and continue to attract significant interest, while land close to towns and villages, or with potential for housing, renewable energy or other development, is also commanding attention.

Ms Davidson added: “Strategically located land with development potential is seeing robust demand.

“What we’re seeing is a selective market where targeted demand continues to support values despite a thinner buyer pool.”