Field East of Porthcothan Bay Car Park, Road from B3276 to Ash Park, Porthcothan Bay, Padstow, Cornwall, PL28 8LP

residential development of 3 to 6 dwellings

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

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 in relation to the local spatial strategy
whether the proposal would conserve and enhance the landscape and scenic beauty of the Cornwall National Landscape
the effect of the proposal on the Porthcothan Valley County Wildlife Site

What decided it

The harm to the landscape and scenic beauty of the Cornwall National Landscape, combined with the conflict with the local spatial strategy and adverse effects on the County Wildlife Site, outweighed the modest benefits of housing delivery in the context of housing land supply shortfall.

The modest benefits of housing delivery, construction jobs, occupier spending and Council Tax, and potential financial contributions towards affordable housing were outweighed by the conflict with the local development strategy, harm to the landscape and scenic beauty of the Cornwall National Landscape, and adverse effects on the features, function and coherence of the County Wildlife Site.

Framework references: 11, 84, 189

Plan policies cited: Policy 2, Policy 3, Policy 7, Policy 12, Policy 21, Policy 23, Policy 25, Policy C1 of the Climate Emergency Development Plan Document February 2023

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.