The Ranch, Mawgan Porth Hill, Mawgan Porth, NEWQUAY, TR8 4AL

without planning permission, the material change of use of the land from a paddock and agricultural land to residential use associated with the dwelling known as 'The Ranch' and associated operational development comprising of the construction of an outbuilding (garage/office space), below ground level outdoor pool, creation of earth bunds, a 10kw solar installation and the creation of new access track and gateway

Authority: Cornwall Council
Appeal type: enforcement · Enforcement Notice
Procedure: Written Representations
Development: residential · Change of use
Inspector: Jarratt P

Main issues, as the Inspector framed them

The extent of landscape harm arising from the development and its impact on the Area of Great Landscape Value (AGLV)

What decided it

The transformation of an established agricultural landscape into extensive residential grounds with intrusive earth bunds and ancillary buildings outside the original dwelling curtilage caused considerable harm to the AGLV that was not outweighed by other considerations.

Plan policies cited: Policy 23 of the Cornwall Local Plan, Saved Policy 14 of the Restormel Local Plan 2001

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.