Carne Cottage, Zennor, St Ives, Cornwall, TR26 3BU

the extension to the rear of a dwelling, an art studio/home office/home gym; an outbuilding; a double garage, plant and store room; and a solar PV array

Authority: Cornwall Council
Appeal type: ldc · Lawful Development Certificate
Procedure: Written Representations
Development: residential · Householder developments
Inspector: Jarratt P

Main issues, as the Inspector framed them

Whether the Council's decision to refuse to grant a certificate of lawful use or development was well founded, based on whether the proposed developments are permitted development under the Town and Country Planning (General Permitted Development) (England) Order 2015, as amended

What decided it

The correct identification of the principal elevation as the east elevation (facing the trackway) rather than the west elevation, combined with the reasonableness of the proposed outbuilding size relative to the previous studio use and the site's isolated location, established that all proposed developments satisfied the GPDO conditions and limitations.

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.

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