Manare Barn, Manare Farm, Portloe, Truro, Cornwall, TR2 5RB

the proposed conversion of the redundant former agricultural barn into a dwelling, the installation of a sewage treatment plant and the construction of a bat roost

Authority: Cornwall Council
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: residential · Change of use
Inspector: Spencer-Peet A

Main issues, as the Inspector framed them

The effect of the proposed development on the character and appearance of the surrounding area, having particular regard to the location of the site within the Cornwall Area of Outstanding Natural Beauty (the AONB), the Heritage Coast and the Portloe Conservation Area (the Conservation Area)

What decided it

The identified harm to the Conservation Area and the AONB through domestication of the site and introduction of domestic paraphernalia and vehicle parking, to which great weight must be attached, would not be outweighed by the public benefits of the proposal.

Framework references: 176, 178, 199, 202, 56

Plan policies cited: Policy 2, Policy 7, Policy 12, Policy 23, Policy 24, Policy LA1, Policy LA2, Policy CV3, Policy GP2, Policy H03, Policy CD2, Policy MD9

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.