Shepherds hut holiday unit at Two Ways Pengersick Croft, Praa Sands, Penzance

What was proposed

The application sought a small shepherds hut on wheels, with living space, kitchenette and bathroom, for paying guests and ancillary accommodation.

“The application site concerns a section of garden land associated with a dwelling known as 'Two Ways' in Praa Sands. Planning permission is sought for the siting of a shepherds hut to be used as a holiday unit for paying guests and ancillary accommodation.”

“Planning permission is sought for the siting of a shepherds hut to be used as a holiday unit for paying guests and ancillary accommodation. The shepherds hut would comprise a small, low-level structure on wheels and would be clad in corrugated metal. The shepherd’s hut would comprise an open plan bedroom and living space with a small kitchenette and a separate bathroom.”

Officer report

The site and its setting

The hut would sit in a prominent garden plot beside a public right of way within Praa Sands’ established residential area and the Cornwall National Landscape.

“The shepherds hut would comprise a small, low-level structure clad in corrugated metal. It is acknowledged that the hut would occupy a relatively prominent position adjacent to the PROW and would therefore be readily visible from public vantage points. However, the built-up character of the surrounding residential area restricts the majority of views to short range.”

“The application site falls within the Cornwall National Landscape. Section 85 of the Countryside and Right of Way Act 2000 (CRoW Act) (as amended by the Levelling-up and Regeneration Act in December 2023) requires 'relevant authorities', in exercising or performing any function that affect AONBs in England, to "seek to further the purpose of conserving and enhancing the natural beauty of the Area of Outstanding Natural Beauty." The site is set within the built-up…”

Officer report

What officers recommended

Officers recommended approval because the site was sustainable and the modest, low structure would assimilate into its setting without unacceptable effects on neighbours.

“In summary, the application is situated in a sustainable location in Praa Sands, in close proximity to services and facilities provided within the settlement. In visual terms…”

“Information Classification: PUBLIC owing to its modest size, low height and clear subservience to the host dwelling, the structure would assimilate within its residential curtilage and is not considered to result in harm to the character and appearance of the area.”

Officer report

Residents’ concerns

Objections covered design, landscape, amenity, noise, lighting, drainage, traffic, rights of access, safety, security and the host dwelling’s holiday use.

“The key planning related points have been summarised below:”

“Oppose: • Design/Landscape Impact • Impact on the Cornwall National Landscape • Residential Amenity and Noise Impacts • Light Pollution • Drainage/Flooding • Fire Safety • Use of Host Dwelling as Holiday Accommodation • Traffic/Highway Safety • Rights of Access • Impact on Road and PROW Surface • Security/Safety/Antisocial Behaviour • Ownership of Land…”

Officer report

Who spoke

The Senior Development Officer presented the application, and the electoral division member urged refusal, citing the earlier refusal, site character, biodiversity, objections and overdevelopment.

What members debated

Members discussed whether the modest proposal had planning reasons for refusal and whether the residential area could become predominantly holiday accommodation.

“A full and detailed debate ensued, the main points of which were noted as follows:-”

“It was a modest proposal and there were no planning reasons to refuse it; 2. Concern that a residential area would become predominantly for holiday use.”

Minutes

The committee vote

Councillor Ball proposed approval, Councillor Crawford seconded it, and the motion passed with eight votes in favour, none against and one abstention.

“Arising from consideration of the report and debate it was moved by Councillor Ball, seconded by Councillor Crawford, and on a vote of 8 votes in favour, none against and 1 abstention, it was:-”

Minutes

What was decided

The committee resolved to approve the application subject to the conditions in the officer report, with the proposer relying on the report’s reasons.

“RESOLVED that Application No. PA26/01208 be ‘minded to approve’ subject to the conditions contained within the report.”

“The reasons given by the Proposer for wishing to approve the application were as set out in the report.”

Minutes