Land East 8, Wentworth Close, Polzeath, Wadebridge, Cornwall , PL27 6TH

construction of a single dwelling-house

Authority: Cornwall Council
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: residential · Minor Dwellings
Inspector: Conde L

Main issues, as the Inspector framed them

whether the appeal site is a suitable location for residential development having regard to the Council's spatial strategy for development
the effect of the proposal on the character and appearance of the area

What decided it

The proposal conflicts with the spatial strategy established under the STMNDP Policy 2.6 by locating residential development outside the designated development boundary without meeting the specified exceptions, and the limited benefits of the scheme do not amount to material considerations sufficient to justify a decision contrary to the development plan.

the limited benefits of housing supply and socio-economic benefits arising from the proposed development, and the lack of other identified harm, do not outweigh the conflict with the development plan's spatial strategy

Framework references: 70

Plan policies cited: STMNDP Policy 2.6, STMNDP Policy 2.7, Local Plan Policy 1, Local Plan Policy 2, Local Plan Policy 3, Local Plan Policy 7, Local Plan Policy 21, Local Plan Policy 23

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.