# Rose-in-the-vale, Kestle Mill, Newquay (stable to annexe)

- **Decision:** allowed, 4 September 2026
- **Decided by:** Planning Inspector: S Harrington
- **Authority:** Cornwall (South West)
- **Appeal reference:** 6006181
- **Application reference:** PA25/04038
- **Procedure:** written-representations
- **Development:** Conversion and enlargement of a redundant stable block into a 3-bedroom annexe to the existing house
- **Site context:** open-countryside
- **Green Belt:** no
- **Framework applied:** August 2026 NPPF
- **Determinative policies:** Cornwall LP Policy 7, DM10
- **Development plan policies:** Cornwall Local Plan 2010-2030 Policies 1, 2, 3, 7, 12, 23, Climate Emergency DPD 2023 C1
- **Main issues:** location, character
- **Tags:** tier-2, annexe, open-countryside, costs-application, parties-consulted-on-2026-framework

## Summary
A 3-bedroom annexe in a converted stable 26 m from a countryside house was allowed. An occupancy condition kept it part of the main dwelling rather than a new house, and the Council's annexe guidance note was not development plan policy (DL 12, 18, 20).

## What made the difference
The functional family link, which a condition could secure, meant no new dwelling in the countryside. The utilitarian stable made no strong contribution to rural character (DL 15, 21).

## Policy findings
- **Cornwall LP Policy 7: accord.** occupancy condition keeps the annexe part of the main dwelling, so it is not a new dwelling in the countryside (DL 11-20)
- **DM10: pass.** letter cites 'Policy DM62(B)': no clear justification to remove PD rights (DL 32)

## Key facts
- Multi-generational care need; single-level accommodation said to be a medical necessity (DL 14, 19)
- Penhale Dunes SAC objection withdrawn by the Council (DL 4-5)

## Sources
- https://appeal-planning-decision.service.gov.uk/comment-planning-appeal/appeals/6006181
- https://appeal-planning-decision.service.gov.uk/published-document/81348b30-9c18-4a60-9eb7-ef20817beb7f

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Source: https://planningdistilled.org/research/england/nppf-navigator/decisions/PINS-6006181.html

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