Greenhill House, Delaware Road, Drakewalls Gunnislake, Cornwall, PL18 9AS

construction of a two -storey, detached dwellinghouse, using existing access to highway

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 proposal would be in a suitable location having regard to the development plan's strategy for the distribution of new housing

What decided it

The site's location outside a defined settlement with inadequate sustainable access means the proposal conflicts with the development plan's strategy for distributing housing to sustainable locations, and this conflict significantly and demonstrably outweighs the benefits of providing an additional dwelling and enabling heritage restoration works.

The moderate benefits of providing an additional energy-efficient dwelling, enabling restoration of World Heritage Site structures, and moderate economic benefits were outweighed by the substantial harm caused by conflict with development plan policies promoting sustainable development and directing housing to sustainable locations, such that the presumption in favour of sustainable development did not apply.

Framework references: 11, 232

Plan policies cited: NDP policy HP1, NDP policy HP3, CLP policy 1, CLP policy 2, CLP policy 3, CLP policy 7, CLP policy 24, Climate Emergency Development Plan Document 2023 policy C1, Cornwall and West Devon Mining Landscape World Heritage Site Management Plan 2020-2025 policy C1

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.