Land South West of Joannies Avenue, Halsetown Road, St Ives, Cornwall, TR26 2HW

demolition of existing structures and development to provide an 80 bedroom hotel with associated facilities, 63 holiday villas, a community hub (providing reception facilities and an ancillary shop), associated infrastructure, landscaping, access and parking

Authority: Cornwall Council
Appeal type: major · Planning Appeal
Procedure: Hearing
Development: leisure-sport · Major retail and services
Inspector: Webb B

Main issues, as the Inspector framed them

Whether the site is a suitable location for the proposed development having regard to its effects on the character and appearance of the area, including the St Ives, Carabis Bay and Lelant Area of Great Landscape Value (AGLV), and the setting of the West Penwith Area of Outstanding Natural Beauty (the AONB).

What decided it

The unacceptable harm the development would cause to the character and appearance of the area, including the AGLV and the setting of the AONB.

The limited weight attributable to claimed economic and biodiversity benefits was insufficient to outweigh the harm to the character and appearance of the area, the AGLV and the setting of the AONB.

Framework references: 174, 176

Plan policies cited: Policy 2, Policy 3, Policy 5, Policy 7, Policy 23, Policy GD1, Policy LED 8, Policy OS1, Policy BE16, Policy OS9, saved Policy CC-5

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.