Town Planner Pro
Free trial
Search appeal decisions

Planning appeal decision

Dismissed29 October 20253361454

Land West Of The Glenleigh Park, Sticker, St Austell, Cornwall, PL26 7JB

Planning appeal 3361454 at Land West Of The Glenleigh Park, Sticker, St Austell, Cornwall, PL26 7JB (Cornwall Council) was dismissed on 29 October 2025 by Inspector Davies N, by written representations. The main issue, as the Inspector framed it: Whether the site is suitable for the development, bearing in mind the settlement strategy of the development plan, and the impact of the proposal on the character and appearance of the area.

the erection of up to 20 residential units, including 16 affordable homes, and associated infrastructure

Authority
Cornwall Council
Appeal type
major · Planning Appeal
Procedure
Written Representations
Development
residential · Major dwellings
Inspector
Davies N
Postcode
PL26 7JB

Main issues, as the Inspector framed them

  • Whether the site is suitable for the development, bearing in mind the settlement strategy of the development plan, and the impact of the proposal on the character and appearance of the area
  • The effect of the development on foraging and commuting bats

What decided it

The site's poor relationship to the settlement, harm to countryside character and appearance, and failure to demonstrate maximisation of affordable housing provision, when weighed against the housing supply shortfall and affordable housing benefits, resulted in adverse impacts that significantly and demonstrably outweighed the benefits.

The conflict with development plan policies regarding settlement strategy, character and appearance, and affordable housing maximisation (given significant weight) was weighed against the benefits of housing delivery (considerable weight) and affordable housing provision (limited weight due to viability concerns and defects in the planning obligation), with the adverse impacts significantly and demonstrably outweighing the benefits.

What the Inspector cited

Development plan policies
Policy 1 of the Cornwall Local Plan Strategic Policies 2010–2030Policy 2 of the Cornwall Local Plan Strategic Policies 2010–2030Policy 3 of the Cornwall Local Plan Strategic Policies 2010–2030Policy 7 of the Cornwall Local Plan Strategic Policies 2010–2030Policy 9 of the Cornwall Local Plan Strategic Policies 2010–2030Policy 21 of the Cornwall Local Plan Strategic Policies 2010–2030Policy 23 of the Cornwall Local Plan Strategic Policies 2010–2030Policy 2 of the St Mewan Parish Neighbourhood Development Plan 2016–2030
National Planning Policy Framework
Paragraph 11Paragraph 61Paragraph 73Paragraph 82Paragraph 83Paragraph 84Paragraph 232

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

Town Planner Pro holds this letter. The Appeals plan opens it and every other letter we hold, all of them searchable, with the main issues and what decided each case picked out. We do not show letters on the free site because they carry people’s names and addresses.

Appeals plan, £15 a month

With an account

What an account adds to this decision

8 other decided appeals within two kilometres of this site. In the app every dot opens its decision, and its letter wherever one was published, and you can draw your own site to see what has been decided around it.AllowedDismissedSplitThis decision
An appeal decision in the app, with the main issues, policies and judgments cited picked out beside the letter
Every letter, there to read. We pick out the main issues, the policies and the judgments cited, so you can work through the letter faster.
Searching the full text of appeal decision letters in the app
Search inside every letter. By words or by meaning, filtered by authority, outcome, appeal type and procedure, with every locatable decision on the map and the Inspector named on each.
Start your free trial

More decisions in Cornwall

The authority’s record since 2016 · every decision in 2025

  1. Dismissed29 October 20266011753
    London Inn Apartments, 34 Fore Street, Redruth, TR15 2AE
  2. Dismissed29 October 20266008546
    Land South of 51 Polisken Way, Polisken Way, St Erme, TR4 9RG
  3. Allowed29 October 20266005388
    Springlily, Steppy Downs Road, St Erth Praze, TR27 6EE
  4. Allowed28 October 20266006769
    Wayside Barn, Field Opposite Lower Reen Farm, Reen, Perranporth, TR6 0AL
  5. Dismissed23 October 20266010800
    25 Cliff Street, Mevagissey, PL26 6QJ

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.