Land South Of Pontsmill Cottages, Pontsmill Road, Pontsmill, Cornwall, PL24 2RR

the construction of an affordable detached single dwelling

Authority: Cornwall Council
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: residential · Minor Dwellings
Inspector: Davies N

Main issues, as the Inspector framed them

Whether the site is suitable for a dwelling, bearing in mind the settlement policies of the development plan
Whether the development would preserve or enhance the Outstanding Universal Value (the OUV) of the Cornwall and West Devon Mining Landscape World Heritage Site (the WHS)
The effect of the development on the character and appearance of the locally designated Area of Great Landscape Value (the AGLV)
Whether, in view of the scale of the dwelling, the proposal would meet an identified local need for housing
Whether future occupants of the dwelling would be safe from flooding

What decided it

The proposal conflicts with the settlement strategy of the development plan by locating residential development in the countryside outside a settlement, and this conflict is not outweighed by the limited social and economic benefits.

Framework references: 12, 14, 78, 161, 184, 199, 200, 202

Plan policies cited: Policy 2, Policy 3, Policy 7, Policy 9, Policy 14, Policy 23, Policy 24, Policy 26, Policy LH1, Policy GEN2, Policy LLNE1

Read the decision letter on the Inspectorate’s site

The main issues and the deciding factor are read from the published letter by Town Planner Pro; the letter itself is the record. Contains public sector information licensed under the Open Government Licence v3.0. Research, not advice.

What an account adds

Draw a red line around your site and the appraisal follows.

Heritage. Listed buildings by grade and distance, conservation areas, scheduled monuments, registered parks and gardens, heritage at risk.
Landscape and environment. Green belt, national parks and national landscapes, SSSIs, ancient woodland, SPA, SAC and Ramsar sites, nutrient catchments.
Flooding. Flood zones 2 and 3, surface water, and both again with climate change.
Transport. The 800 metre station catchment and service frequency, bus stops with their weekday frequency, the cycle network, and the Framework’s transport tests measured for the site.

Then the development plan position, the housing land supply as an Inspector last accepted it, and every appeal decided around the site with its letter.

Every English appeal since 2016, with the letter behind it wherever the Inspectorate published one. Searched by meaning as well as by words, with the key case law counted live across the letters.

Casework that chases the deadlines. Applications, appeals and conditions with their statutory dates.

The judgement stays yours. The tool gathers the material and dates it.