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Notice varied and upheld27 May 20253323634

Land Known As Hilltop, St Mewan, St Austell, Cornwall, PL26 7DT

Planning appeal 3323634 at Land Known As Hilltop, St Mewan, St Austell, Cornwall, PL26 7DT (Cornwall Council) was allowed in part (a split decision) on 27 May 2025 by Inspector Graham J, by written representations. The main issue, as the Inspector framed it: The suitability of the location for residential development.

Retrospective development for change of use from previously undefined use/variable use to C3(a), comprising of two linked converted jackleg cabin mobile homes as permanent dwellings and retention of associated drainage and wooden outbuildings already in place for the keeping of chickens and general storage, with car parking for five vehicles, electrical infrastructure through renewable solar energy, and land reformation and hard and soft landscaping

Authority
Cornwall Council
Appeal type
enforcement · Enforcement Notice
Procedure
Written Representations
Development
residential · Change of use
Inspector
Graham J
Postcode
PL26 7DT

Main issues, as the Inspector framed them

  • The suitability of the location for residential development
  • The effect the development has on the character and appearance of the area
  • The weight to be attached to other material considerations

What decided it

The adverse impacts of granting planning permission, including development of an isolated home in an unsustainable location that detracts from rural character, significantly and demonstrably outweigh the benefits even under the tilted balance triggered by the Council's inability to demonstrate a five-year housing supply.

The provision of suitable accommodation for one household and improved security for the adjoining football ground do not justify an unsustainable form of development that detracts from the rural character of its surroundings; the adverse impacts significantly and demonstrably outweigh the benefits when assessed against NPPF policies taken as a whole.

What the Inspector cited

Development plan policies
Policy 1 of the St Mewan Parish Neighbourhood Development PlanPolicy 2 of the St Mewan Parish Neighbourhood Development PlanPolicy 2 of the Cornwall Local Plan Strategic Policies 2010-2030Policy 3 of the Cornwall Local Plan Strategic Policies 2010-2030Policy 7 of the Cornwall Local Plan Strategic Policies 2010-2030Policy 12 of the Cornwall Local Plan Strategic Policies 2010-2030Policy 23 of the Cornwall Local Plan Strategic Policies 2010-2030Policy AL1 of the Climate Emergency Development Plan DocumentPolicy T1 of the Climate Emergency Development Plan Document
National Planning Policy Framework
Paragraph 84Paragraph 11Paragraph 78Paragraph 110Paragraph 129Paragraph 135Paragraph 139

How the Inspector dealt with each one is set out in the app, in order: the development plan, national policy, housing land supply, other considerations and the planning balance, beside the letter.

See how each was applied

The decision letter

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More decisions in Cornwall

The authority’s record since 2016 · every decision in 2025

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  3. Notice upheld29 July 20263364019
    2 Battery Terrace, Mevagissey, St. Austell, PL26 6QS
  4. Notice varied and upheld28 July 20263367244
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  5. Notice varied and upheld23 July 20263365106
    Land East of 'The Stables', Bar Lane, Connor Downs, Cornwall, TR27 5DF

The main issues, what decided it, the planning balance and the policies and judgments listed as cited are read from the published letter by Town Planner Pro and are our summary, not the Inspector’s words; the letter itself is the record. Contains public sector information licensed under the Open Government Licence v3.0. Research, not advice.

In the app this decision sits on the map beside every appeal around it, with its letter to read and the main issues, policies and judgments cited picked out.