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Allowed13 June 20253337735

Sandock Nurseries, Middle Dimson, Gunnislake, Cornwall, PL18 9NG

Planning appeal 3337735 at Sandock Nurseries, Middle Dimson, Gunnislake, Cornwall, PL18 9NG (Cornwall Council) was allowed on 13 June 2025 by Inspector Fish A, by written representations. The main issue, as the Inspector framed it: The effect of the proposed development on the character and appearance of the area including the Tamar Valley National Landscape.

described on the planning application form as ‘New dwelling at Sandock Nurseries (includes demolition of domestic garage belonging to Sandock Cottage)’

Authority
Cornwall Council
Appeal type
minor · Planning Appeal
Procedure
Written Representations
Development
residential · Minor Dwellings
Inspector
Fish A
Postcode
PL18 9NG

Main issues, as the Inspector framed them

  • The effect of the proposed development on the character and appearance of the area including the Tamar Valley National Landscape
  • Whether the appeal site is in an appropriate location for housing, having regard to the development plan
  • The effect of the proposed development on the integrity of the Plymouth Sound and Estuaries Special Area of Conservation and the Tamar Estuaries Complex Special Protection Area
  • Whether there are any material considerations, including the Framework which would outweigh any identified harm

What decided it

The significant shortfall in housing land supply (3.8 years) triggered the tilted balance under paragraph 11(d) of the Framework, and the benefits of housing delivery and sustainable location outweighed the conflict with the development plan's spatial strategy.

The conflict with the development plan's spatial strategy was given significant weight, but this was outweighed by the significant weight given to housing supply benefits, sustainable location benefits (access to services without car reliance), and the great weight given to the finding of no harm to the Tamar Valley National Landscape, resulting in permission being granted under the tilted balance.

What the Inspector cited

Development plan policies
Policy 1Policy 2Policy 3Policy 7Policy 21Policy 22Policy 23Policy HP1Policy HP2Policy C1
National Planning Policy Framework
Paragraph 11Paragraph 61Paragraph 73Paragraph 83Paragraph 98Paragraph 110Paragraph 189

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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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.