®Planning appeal decision
Land Adj To 20 The Garrack, The Garrack, Ayr, St Ives, Cornwall, TR26 1EJ
Planning appeal 3353175 at Land Adj To 20 The Garrack, The Garrack, Ayr, St Ives, Cornwall, TR26 1EJ (Cornwall Council) was dismissed on 10 March 2025 by Inspector Roberts G, by written representations. The main issue, as the Inspector framed it: whether the proposed development would be acceptable having regard to local and national planning policies on the location of new housing.
construction of a single domestic dwelling
- Authority
- Cornwall Council
- Appeal type
- minor · Planning Appeal
- Procedure
- Written Representations
- Development
- residential · Minor Dwellings
- Inspector
- Roberts G
- Postcode
- TR26 1EJ
Main issues, as the Inspector framed them
- whether the proposed development would be acceptable having regard to local and national planning policies on the location of new housing
- the effect of the development on the character and appearance of the area, in particular a designated National Landscape
- whether the proposed development would impact negatively on an existing business
What decided it
The significant harm to the character and appearance of the area and the intrinsic beauty and character of the countryside and land designated as a National Landscape, combined with the proposal's conflict with the development plan as a whole and the absence of special circumstances to justify development in the open countryside, provides a strong reason for refusal under NPPF paragraph 11(d)(i).
The benefits of securing a new residential unit, boosting housing supply, short-term construction employment and biodiversity benefits were outweighed by the significant harm to the designated National Landscape and the conflict with multiple development plan policies that remain in general conformity with the NPPF, such that the presumption in favour of sustainable development did not apply.
What the Inspector cited
- Development plan policies
- Policy 1 CLPPolicy 2 CLPPolicy 3 CLPPolicy 5 CLPPolicy 7 CLPPolicy 12 CLPPolicy 21 CLPPolicy 23 CLPPolicy C1 DPDPolicy PD-P1 AONBMPPolicy PD-P2 AONBMPPolicy PD-P11 AONBMPPolicy GD1 SIANDPPolicy LED9 SIANDPPolicy OS1 SIANDPPolicy OS9 SIANDP
- National Planning Policy Framework
- Paragraph 11Paragraph 61Paragraph 86Paragraph 87Paragraph 89Paragraph 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 appliedThe decision letter
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What an account adds to this decision
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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.