Land to the south of Little Hallaze, Penwithick, St Austell, Cornwall, PL26 8YW

use of the land as a private Romani gypsy site consisting of four pitches including 4 mobile homes, 4 touring caravans and hard standings

Authority: Cornwall Council
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: caravan-gypsy · Minor traveller and caravan pitches
Inspector: Davies N

Main issues, as the Inspector framed them

The effect of the development on the natural character and appearance of the countryside
Whether the scale of the proposal would dominate the nearest settled community
The impact of the development on best and most versatile agricultural land
If any harm is caused regarding these matters, whether this is outweighed by material considerations

What decided it

The Council's inability to demonstrate a 5-year supply of deliverable Gypsy and Traveller sites against an identified need of 318 pitches by 2030, combined with the proposal's accordance with the criteria-based Policy 11, outweighed the limited harm to the countryside character.

The material considerations in support of the proposed development, principally the unmet need for Gypsy and Traveller accommodation and accordance with Policy 11, outweighed the limited harm to the natural character and appearance of the countryside and the conflict with Policies 2, 12 and 23 of the Local Plan.

Framework references: 174

Plan policies cited: Policy 11, Policy 2, Policy 23, Policy 21, Policy 2a

Judgments cited: Smith v SSLUHC & Ors [2022] EWCA Civ 1391

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

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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.

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