Portscatho, Dobbin Close, Padstow, Cornwall, PL28 8QS

the demolition of existing property and erection of new residential dwelling with associated building works

Authority: Cornwall Council
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: residential · Minor Dwellings
Inspector: Spencer-Peet A

Main issues, as the Inspector framed them

The effect of the proposed development on the living conditions of residents at Gulland House with particular regard to overlooking and loss of privacy

What decided it

The proposed first-floor window openings and balcony on the rear elevation would result in unacceptable overlooking and loss of privacy for residents at Gulland House, conflicting with Policy 12 of the Cornwall Local Plan and paragraph 135 of the NPPF.

The limited benefits of energy efficiency and short-term economic benefits would not outweigh the harm to neighbouring living conditions and the conflict with the development plan taken as a whole, to which significant weight was attached.

Framework references: 135

Plan policies cited: Policy 12 of the Cornwall Local Plan Strategic Policies 2010-2030, Policy PAD(6)(1) of the Padstow Parish Neighbourhood Plan 2018-2030

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.

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