The Garage , Pit Lane, Higher Fraddon, Indian Queens, Newquay , Cornwall, TR9 6LG

the construction of up to 5 dwellings on previously developed land

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

Main issues, as the Inspector framed them

whether the site is suitable for residential development, having regard to its location, the proposed land use and the amount of development

What decided it

The Council's significant shortfall in housing land supply (3.9 years) and the substantial weight attributable to the delivery of up to 5 dwellings as a small site contribution to housing need, when balanced against the limited harm to landscape character and the limited weight given to restrictive housing policies inconsistent with the Framework, meant the presumption in favour of sustainable development applied.

the limited harm to landscape character and conflict with development plan policies was outweighed by the substantial benefit of housing delivery and moderate economic benefits in the context of a significant housing land supply shortfall, applying the tilted balance under Framework paragraph 11(d)

Framework references: 11, 232

Plan policies cited: CLP policy 2, CLP policy 3, CLP policy 7, CLP policy 12, CLP policy 21, CLP policy 23, NP housing policy 1, NP housing policy 2, NP housing policy 3, NP landscape policy 1, NP landscape policy 2

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.