Development Opportunity
Ruthvoes, St. Columb, Cornwall, TR9 6HT
Guide Price
£215,000
Residential Tags: N/A
Property Tags: Development Potential
Land Tags: N/A
Summary Details
- First Marketed: Dec 2022
- Removed: Mar 2023
- Residential Tags: N/A
- Property Tags: Development Potential
- Land Tags: N/A
DEVELOPMENT OPPORTUNITY
LAND WITH POSITIVE PRE APPLICATION ADVICE FOR UP TO FOUR DETACHED HOUSES
In a small rural hamlet close to St Columb and Indian Queens. with far reaching views.
Peaceful rural location.
Cornwall Council Planning Authority have given positive advice for development of the land.
Enclosed within natural hedge boundaries.
Consider both unconditional and conditional – subject to planning offers.
BEST AND FINAL OFFERS BY 12 NOON 17th FEBRUARY 2023.
General Comments - An excellent opportunity to purchase an enclosed parcel of land with development potential within Ruthvoes. Positive Pre Application advice for up to four new dwellings was received from Cornwall Council on 18th August 2022 (Application Reference PA22/01214/PREAPP).
The land lies in a very quiet rural position on the edge of the hamlet of Ruthvoes which is part way between Fraddon and St Columb. The location is very convenient for swift access onto the A30 trunk road, the north Cornish coast, Truro, Newquay and Bodmin. The land comprises a single field enclosed within natural hedge boundaries and enjoys privacy and far reaching views – it is surprisingly peaceful. The land extends to approximately 0.39 acres so each plot will be a good size with large garden. They are likely to have air source heat pumps as electricity is available nearby.
Cornwall Council's advise concludes: "The current proposal would respond to the housing crisis by increasing the supply of housing and enabling the delivery of the housing targets within the Cornwall Local Plan. In summary, the policy context supports residential development through 'rounding off' that is of an appropriate to scale to the character and role of Ruthvoes and the needs of the local community and subject to the further consideration of matters raised in the main body of the report, in particular a reduction in the proposed number of dwellings, it could be supported at officer level".
The vendors are happy to consider both unconditional and conditional – subject to planning offers. No offer will be considered prior to the tender date which is 17th February 2023.
Location - The hamlet of Ruthvoes is within two miles of Indian Queens with village facilities. St Columb is approximately 1.5 miles and is an old market town with an excellent range of facilities including public houses, butchers, convenience stores and primary school. Newquay Airport is within approximately five miles. The A30 trunk road is close by for quick commuting. Truro is approximately 14 miles away.
Further Information - Assessment Rom Cornwall Council Pre Application
The subject of this pre-application enquiry is whether, in principle, the site is appropriate for residential development of up to 4 detached dwellings. There is no neighbourhood Development Plan for this location. Ruthvoes is a small rural settlement with a clearly defined form and therefore Policy 3 is applicable in considering new dwellings at this location. In smaller villages and hamlets, as is the case with Ruthvoes, where 'infill' sites of 1-2 dwellings are allowed not only should the settlement have a form and shape with clearly definable boundaries, but it should also be part of a network of settlements and/ or be in reasonable proximity to a larger village or town with more significant community facilities. Ruthvoes is within 1 mile of the larger settlement of Indian Queens and is considered to satisfy this criteria. However, the site is not considered to lie within the existing settlement boundary and does not meet the criteria of an 'infill' site as it does not fill a gap between otherwise continuous frontage.
Due to the small scale of the existing settlement there is some concern over whether a proposal for 4 dwellings would be appropriate in scale and would suggest a reduction in the number of dwellings proposed. Any proposal would be need to be justified against local need.
Where the proposed development is outside of the settlement provision is made for the 'rounding-off' of settlements where a site is substantially enclosed, its edge is clearly defined by a physical feature that also acts as a barrier to further growth. The Chief Planning Officer's Advice Note provides further guidance stating that proposals should be of a scale and nature to be considered 'organic' growth appropriate to the character, role and needs of the community. It goes on to say that rounding-off should provide a symmetry or completion to a settlement boundary and should not facilitate further incremental growth nor visually extend development into the open countryside, being predominantly enclosed by edging features. Additionally, proposals must be adjacent to existing development and be contained within long standing and enclosing boundary features and must be adjacent to existing development and be contained within long standing and enclosing boundary features.
From the review of available current and historic aerial and Google Streetview imagery it is considered that the development of this parcel of land would provide symmetry with the existing development on the other side of the lane that forms the
northern boundary of the site. Additionally, it is adjacent to the settlement, there are clear boundaries along its western and southern boundaries formed by mature hedgerow/ trees and an existing lane, and there is existing development to the east
of the site. While the Streetview imagery does to some extent show a site of an undeveloped nature due to it being bounded by existing mature vegetation, it is felt that this vegetation, if retained, would in fact shield views of the proposed development and that it would not therefore be seen to extend the built form of the settlement into the countryside. The boundaries of some settlements can be irregular and edges can include lower density development, large gardens that are important to the character and setting of the settlement and previously developed land. It is noted that there are a number of large gardens to the east of the site, but that in this case the existing mature vegetation screens views of the gardens from the public realm and that it is the
boundaries themselves rather than the gardens behind that are important to the character and setting of the settlement. Given the importance of the character and setting of the site and settlement the existing verdant vegetation, particularly along the northern site's boundary should be retained within any future proposal. Given the above it is therefore considered that the principle of residential development at this site could be deemed appropriate, though there is some concern that a development of 4 dwellings is disproportionate to the scale of the settlement and a lower number of dwellings may be more appropriate to its character, role and the needs of the community.
Services - It is believed mains water and electric are close by. Further information from the agents. It is expected that purchasers will install air source heat pumps (or similar) in the houses.
N.B - Purchasers will have to satisfy themselves where the nearest connection points and capacity are with South West Water and Western Power.
Viewing - Strictly by Appointment through the Agents Philip Martin, 9 Cathedral Lane, Truro, TR1 2QS. Telephone: or 3 Quayside Arcade, St. Mawes, Truro TR2 5DT. Telephone .
Directions - Leave Truro in a Northerly direction along the A39 joining the A30 at Carland Cross. Turn right following signs to Bodmin. Exit the A30 after Fraddon signposted to Wadebridge. At the roundabout take the second exit towards Indian Queens, After the Volkswagen dealership turn right onto Moorland Road. Turn left onto Toldish Lane. After half a mile turn right towards Ruthvoes and the land is easily located at the beginning of the hamlet on the right where a Philip Martin Sale Board has been erected.
Data Protection - We treat all data confidentially and with the utmost care and respect. If you do not wish your personal details to be used by us for any specific purpose, then you can unsubscribe or change your communication preferences and contact methods at any time by informing us either by email or in writing at our offices in Truro or St Mawes.
Marketed by: Philip Martin, Truro
LAND WITH POSITIVE PRE APPLICATION ADVICE FOR UP TO FOUR DETACHED HOUSES
In a small rural hamlet close to St Columb and Indian Queens. with far reaching views.
Peaceful rural location.
Cornwall Council Planning Authority have given positive advice for development of the land.
Enclosed within natural hedge boundaries.
Consider both unconditional and conditional – subject to planning offers.
BEST AND FINAL OFFERS BY 12 NOON 17th FEBRUARY 2023.
General Comments - An excellent opportunity to purchase an enclosed parcel of land with development potential within Ruthvoes. Positive Pre Application advice for up to four new dwellings was received from Cornwall Council on 18th August 2022 (Application Reference PA22/01214/PREAPP).
The land lies in a very quiet rural position on the edge of the hamlet of Ruthvoes which is part way between Fraddon and St Columb. The location is very convenient for swift access onto the A30 trunk road, the north Cornish coast, Truro, Newquay and Bodmin. The land comprises a single field enclosed within natural hedge boundaries and enjoys privacy and far reaching views – it is surprisingly peaceful. The land extends to approximately 0.39 acres so each plot will be a good size with large garden. They are likely to have air source heat pumps as electricity is available nearby.
Cornwall Council's advise concludes: "The current proposal would respond to the housing crisis by increasing the supply of housing and enabling the delivery of the housing targets within the Cornwall Local Plan. In summary, the policy context supports residential development through 'rounding off' that is of an appropriate to scale to the character and role of Ruthvoes and the needs of the local community and subject to the further consideration of matters raised in the main body of the report, in particular a reduction in the proposed number of dwellings, it could be supported at officer level".
The vendors are happy to consider both unconditional and conditional – subject to planning offers. No offer will be considered prior to the tender date which is 17th February 2023.
Location - The hamlet of Ruthvoes is within two miles of Indian Queens with village facilities. St Columb is approximately 1.5 miles and is an old market town with an excellent range of facilities including public houses, butchers, convenience stores and primary school. Newquay Airport is within approximately five miles. The A30 trunk road is close by for quick commuting. Truro is approximately 14 miles away.
Further Information - Assessment Rom Cornwall Council Pre Application
The subject of this pre-application enquiry is whether, in principle, the site is appropriate for residential development of up to 4 detached dwellings. There is no neighbourhood Development Plan for this location. Ruthvoes is a small rural settlement with a clearly defined form and therefore Policy 3 is applicable in considering new dwellings at this location. In smaller villages and hamlets, as is the case with Ruthvoes, where 'infill' sites of 1-2 dwellings are allowed not only should the settlement have a form and shape with clearly definable boundaries, but it should also be part of a network of settlements and/ or be in reasonable proximity to a larger village or town with more significant community facilities. Ruthvoes is within 1 mile of the larger settlement of Indian Queens and is considered to satisfy this criteria. However, the site is not considered to lie within the existing settlement boundary and does not meet the criteria of an 'infill' site as it does not fill a gap between otherwise continuous frontage.
Due to the small scale of the existing settlement there is some concern over whether a proposal for 4 dwellings would be appropriate in scale and would suggest a reduction in the number of dwellings proposed. Any proposal would be need to be justified against local need.
Where the proposed development is outside of the settlement provision is made for the 'rounding-off' of settlements where a site is substantially enclosed, its edge is clearly defined by a physical feature that also acts as a barrier to further growth. The Chief Planning Officer's Advice Note provides further guidance stating that proposals should be of a scale and nature to be considered 'organic' growth appropriate to the character, role and needs of the community. It goes on to say that rounding-off should provide a symmetry or completion to a settlement boundary and should not facilitate further incremental growth nor visually extend development into the open countryside, being predominantly enclosed by edging features. Additionally, proposals must be adjacent to existing development and be contained within long standing and enclosing boundary features and must be adjacent to existing development and be contained within long standing and enclosing boundary features.
From the review of available current and historic aerial and Google Streetview imagery it is considered that the development of this parcel of land would provide symmetry with the existing development on the other side of the lane that forms the
northern boundary of the site. Additionally, it is adjacent to the settlement, there are clear boundaries along its western and southern boundaries formed by mature hedgerow/ trees and an existing lane, and there is existing development to the east
of the site. While the Streetview imagery does to some extent show a site of an undeveloped nature due to it being bounded by existing mature vegetation, it is felt that this vegetation, if retained, would in fact shield views of the proposed development and that it would not therefore be seen to extend the built form of the settlement into the countryside. The boundaries of some settlements can be irregular and edges can include lower density development, large gardens that are important to the character and setting of the settlement and previously developed land. It is noted that there are a number of large gardens to the east of the site, but that in this case the existing mature vegetation screens views of the gardens from the public realm and that it is the
boundaries themselves rather than the gardens behind that are important to the character and setting of the settlement. Given the importance of the character and setting of the site and settlement the existing verdant vegetation, particularly along the northern site's boundary should be retained within any future proposal. Given the above it is therefore considered that the principle of residential development at this site could be deemed appropriate, though there is some concern that a development of 4 dwellings is disproportionate to the scale of the settlement and a lower number of dwellings may be more appropriate to its character, role and the needs of the community.
Services - It is believed mains water and electric are close by. Further information from the agents. It is expected that purchasers will install air source heat pumps (or similar) in the houses.
N.B - Purchasers will have to satisfy themselves where the nearest connection points and capacity are with South West Water and Western Power.
Viewing - Strictly by Appointment through the Agents Philip Martin, 9 Cathedral Lane, Truro, TR1 2QS. Telephone: or 3 Quayside Arcade, St. Mawes, Truro TR2 5DT. Telephone .
Directions - Leave Truro in a Northerly direction along the A39 joining the A30 at Carland Cross. Turn right following signs to Bodmin. Exit the A30 after Fraddon signposted to Wadebridge. At the roundabout take the second exit towards Indian Queens, After the Volkswagen dealership turn right onto Moorland Road. Turn left onto Toldish Lane. After half a mile turn right towards Ruthvoes and the land is easily located at the beginning of the hamlet on the right where a Philip Martin Sale Board has been erected.
Data Protection - We treat all data confidentially and with the utmost care and respect. If you do not wish your personal details to be used by us for any specific purpose, then you can unsubscribe or change your communication preferences and contact methods at any time by informing us either by email or in writing at our offices in Truro or St Mawes.
Marketed by: Philip Martin, Truro
Land Registry Data
- No historical data found.