Appeal Success – Replacement dwelling in the AONB, Mullion Cove, Cornwall

Local Authority



  • Residential
Decoration Decoration

Planning permission secured at appeal for replacement dwelling in Cornish Area of Outstanding Natural Beauty

Client Private
Architect The Bazeley Partnership
Author Dan Rogers

Project Overview

Bell Cornwell has secured planning permission at appeal, for the construction of a replacement dwelling on land at Mullion Cove, Cornwall. The scheme will provide a two-storey contemporary dwelling of high-quality design in a stunning location. The site consists of a single storey chalet style dwelling. The building has come to the end of its lifespan and is in need of replacement.

The Bazeley Partnership (Architects based in Bude) had clearly put forward a very well-considered, high-quality design which respected its surroundings and the existing qualities of the landscape. This was recognised by Officers who recommended the scheme for approval.

Unfortunately for our client, this scheme was one which had the support of Officers, but was refused by some Members of the Planning Committee. The replacement dwelling was perceived to be of an inappropriate scale, mass and design, causing harm to the AONB and contrary to Cornwall Council’s replacement dwelling policy in the Local Plan.

Bell Cornwell were brought onto the project following the refusal of the application and progressed the appeal. As part of our work, we undertook a root and branch review of the submission and the associated consultation responses and committee report. With support from The Bazeley Partnership and the Client, we undertook the detailed analysis of the landscape and visual impact associated with the development and reviewed the existing built forms, building materials and scale/height of buildings found within Mullion Cove. This enabled us to understand local context, get to the heart of the issues raised in the refusal reason, and ultimately demonstrate that the proposals were perfectly acceptable and that no harm would arise.

Despite the proposed dwelling being in a highly sensitive AONB location where the bar for new building development is extremely high, Bell Cornwell presented a robust case which allowed the Inspector to support the scheme. It was recognised that whilst the building was larger than the dwelling it was replacing, the dwelling would be appropriate within its context, conserving and enhancing the landscape character and natural beauty of the AONB.


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