Land And Lake North Of Rosemellyn Cottage, Roche, St Austell, PL26 8LB

Planning appeal 6010729 at Land And Lake North Of Rosemellyn Cottage, Roche, St Austell, PL26 8LB (Cornwall) was dismissed on 8 September 2026 by Inspector S Harrington, by written representations. The main issue, as the Inspector framed it: whether the appeal site would provide a suitable location for the proposal, having regard to the local development strategy and its accessibility by a range of transport modes.

Addition of shower block and 2 disused railway wagons, a shepherd's hut and two caravans for holiday accommodation

Authority: Cornwall
Appeal type: Planning
Procedure: Written
Development: leisure-sport
Inspector: S Harrington
Postcode: PL26 8LB

Main issues, as the Inspector framed them

whether the appeal site would provide a suitable location for the proposal, having regard to the local development strategy and its accessibility by a range of transport modes
whether the proposal would be appropriate in terms of flood risk, with particular regard to access to the site and safety of future occupants and emergency responders

What decided it

The proposal conflicts with the development plan on two independent grounds: unsustainable location with poor accessibility by transport modes, and unacceptable flood risk to occupants and emergency responders without a formal emergency plan.

The modest economic benefits of the proposal were outweighed by the substantial weight afforded to flood risk and public safety concerns, and the conflict with the development plan's sustainability and location strategy.

What the Inspector cited

Development plan policies: LP Policy 1LP Policy 2LP Policy 3LP Policy 5LP Policy 7LP Policy 12LP Policy 27CEDPD Policy C1CEDPD Policy T1CEDPD Policy CC3
National Planning Policy Framework: Policy F7Policy S5Policy E4Policy TR3

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

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What an account adds to this 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.