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November 6 - Is Blakesley Estates using a classic "decoy proposal" tactic?
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Is Blakesley Estates using a classic "decoy proposal" tactic?
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Is Blakesley Estates using a classic "decoy proposal" tactic?
Blakesley Estates Ltd has submitted new plans to convert the former Sutherland Hotel on Mount Wise into a 31-unit aparthotel. This follows an initial application in early 2023 for a larger, six-storey, 35-room aparthotel on the same site—an application that faced significant opposition and was ultimately withdrawn in September.
Historic England and Newquay Town Council were among those who raised concerns, particularly about the building’s height, given its potential to overshadow the nearby Grade II listed St Michael’s Church. The council pointed to the “alarming height” of the proposed development, which they argued would visually compete with the historic church.
In response, Blakesley Estates' new application reduces the height of the front-facing blocks by two storeys, specifically aiming to address the visual impact on the church and the surrounding area.
This approach, sometimes called a "decoy proposal" or “planning chicanery,” is where developers initially submit an exaggerated proposal they know will meet resistance, only to later “concede” to a scaled-down version that was their intended goal all along. By adjusting the plans, the developer may create the impression of compromise, although their true objective may remain largely unchanged.
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