Bogee Farm, St. Ervan, Wadebridge, PL27 7SQ

Planning appeal 3363751 at Bogee Farm, St. Ervan, Wadebridge, PL27 7SQ (Cornwall Council) was dismissed on 15 September 2025 by Inspector Watson S, by written representations. The main issue, as the Inspector framed it: The effect of the proposal on the character and appearance of the surrounding area, including the setting of a Grade II listed building.

the demolition of existing barn and proposed 2 new dwellings - in lieu of the part Q approval PA23/06441

Authority: Cornwall Council
Appeal type: minor · Planning Appeal
Procedure: Written Representations
Development: residential · Minor Dwellings
Inspector: Watson S
Postcode: PL27 7SQ

Main issues, as the Inspector framed them

The effect of the proposal on the character and appearance of the surrounding area, including the setting of a Grade II listed building
Whether the appeal site is a suitable location for new residential development, with particular regard to its countryside location

What decided it

The moderate less-than-substantial harm to the significance of the Grade II listed building caused by the design and appearance of the proposed dwellings outweighs the modest public benefits, and the Framework requires great weight to be given to the conservation of designated heritage assets.

The modest public benefits from additional economic and social activity associated with the works and occupiers do not outweigh the moderate less-than-substantial harm to the designated heritage asset

What the Inspector cited

Development plan policies: Policy P12Policy P24Policy 7Policy 1Policy 2Policy C1
National Planning Policy Framework: Paragraph 212Paragraph 215

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.

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The decision letter

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4 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

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

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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.