Levalsa Meor, Rosenannon, BODMIN, Cornwall, PL30 5PJ

2 No local needs dwellings on infill plot between Levalsa Meor and Watergate Bungalow, Rosenannon

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

Main issues, as the Inspector framed them

whether the site is in a suitable location for housing, having regard to the development plan and access to services and facilities

What decided it

The proposal would be located in an unsustainable location with limited access to sustainable transport options and local services, placing undue reliance on private vehicles, which significantly and demonstrably outweighs the benefits of housing delivery under paragraph 11(d) of the NPPF.

the adverse impacts of the proposal in locating housing in an unsustainable location significantly and demonstrably outweigh the benefits from the provision of two new dwellings, when assessed against the Framework taken as a whole having particular regard to key policies for directing development to sustainable locations

Framework references: 11, 61, 73, 83, 110, 115

Plan policies cited: Policy 2, Policy 3, Policy 21, Policy 23, Policy 7, Policy 9, Policy T1

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.