Land to the West of Pits Mingle Bungalow, Tregoss Moor, Tregoss, Roche, St Austell, PL26 8LZ

Planning appeal 6010442 at Land to the West of Pits Mingle Bungalow, Tregoss Moor, Tregoss, Roche, St Austell, PL26 8LZ (Cornwall) was dismissed on 14 September 2026 by Inspector Nick Davies, by written representations. The main issue, as the Inspector framed it: Whether the site is suitable for the proposal, having regard to its location, the proposed land use, and the amount of development.

A single self-build property

Authority: Cornwall
Appeal type: minor · Planning
Procedure: Written
Development: residential
Inspector: Nick Davies
Postcode: PL26 8LZ

Main issues, as the Inspector framed them

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

What decided it

The site's location outside the settlement boundary, combined with the significant barrier to sustainable transport posed by the A391 roundabout, means the benefits of providing a self-build dwelling do not substantially outweigh the harm from conflict with the spatial strategy and sustainable transport policies, even accounting for the housing land supply shortfall.

The substantial weight given to the delivery of additional housing and the self-build opportunity, in the context of a 3.9-year housing land supply, was outweighed by the moderate weight afforded to the conflict with spatial strategy policies and the substantial weight given to the harm from unsustainable location and conflict with sustainable transport policies; the benefits do not substantially outweigh the adverse effects.

What the Inspector cited

Development plan policies: Policy 2Policy 3Policy 7Policy 21Policy A1Policy C1Policy T1
National Planning Policy Framework: Policy HO7Policy TR3Policy S5

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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5 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 2026

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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.