Land adjacent to Rock Cottage, Cofton Hill, Cockwood, Devon, EX6 8SG

the construction of two dwellings plus associated creation of vehicular access and landscaping (phased development)

Authority: Teignbridge District Council
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: residential · Minor Dwellings
Inspector: Spencer-Peet A

Main issues, as the Inspector framed them

Whether the location of the proposed development would accord with local policies that seek to restrict development in the countryside
The effect of the proposed development on the character and appearance of the surrounding area, including the setting of the adjacent Cockwood Conservation Area and its effect on the setting of Rock Cottage, a Grade II Listed Building
The effect of the proposed development on highway safety

What decided it

The harm to designated heritage assets (Rock Cottage and Conservation Area setting) and highway safety concerns, to which great weight is attached, outweigh the modest benefits of providing two additional housing units.

Framework references: 202

Plan policies cited: Policy S22, Policy S2, Policy EN2A, Policy EN5, Policy S1

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.