EACH week, hundreds of planning applications come before Cornwall Council’s planning department, seeking to win approval for various plans right across the Duchy, with some concerning Holsworthy handled by Torridge District Council.

These plans can comprise of a number of different reasonings – ranging from permission to replace windows or listed building consent ranging up to large house building developments or changing of use of a building, for instance, from an office to a café, or flats.

Within this large and often complex system, there are a number of formats from which planning advice and approval can be sought.

These range from full applications where all the details which comprise a proposed development or work to a building are submitted, to outline applications, where further details are yet to be confirmed, for example, an outline application with reserved matters for appearance may not confirm the final proposed development but rather seek permission in principle.

An example of this is one for an outline permission for 20 dwellings on land with reserved matters for appearance and scale; the reserved matters would require further permission later for their inclusion.

Other types of applications include pre-application advice requests, where would-be developers submit often outline proposals to a local authority to ascertain whether it is likely to gain support or not prior to submitting a planning application.

The vast majority of applications are decided by planning officers employed by a local authority under ‘delegated powers’, meaning they do so on behalf of their employer, however, some applications are ‘called in’ by local councillors to be discussed at an area’s strategic planning committee meeting, meaning the final decision rests with a committee of councillors.

Early-stage plans to build housing near a sensitive wildlife reserve in Bude have been approved, despite strong objections and reservations from Cornwall Council’s own planning committee.

Applicant Mr C Trewin is seeking permission to build nine homes on land off Lake View Drive, just a lane away from Maer Lake nature reserve. The proposal has drawn opposition from Cornwall Wildlife Trust (CWT), Bude-Stratton Town Council, and an increasing number of local residents.

Cllr Faye Emery, who represents the area, brought the application to the east area planning committee on Tuesday (August 5) over fears it would push development into open countryside between Maer Lake and Maer Downs on the edge of Flexbury.

Maer Lake, co-owned by CWT and the Cornwall Bird Watching and Preservation Society, is a protected nature reserve of high ornithological value. In a letter to the council, CWT warned the site is crucial for breeding, feeding, and roosting birds, especially wintering and migratory species.

The field earmarked for development is “functionally linked” to the reserve, providing vital foraging and roosting habitat for red-listed birds such as the curlew and black-tailed godwit—both species at serious conservation risk.

Planning officers recommended granting Permission in Principle (PiP), the first step before a detailed application is submitted, arguing that the benefits of delivering new housing in a “sustainable location” outweighed the potential harms at this stage.

However, some councillors questioned the justification. Cllr Jane Pascoe noted the site was neither affordable nor social housing, and not part of a rural exception scheme. “Normally this would come in with a refusal… what justification other than the supply target are you giving to this land being developed?” she asked.

Officers pointed to Bude’s “fairly permissive” Neighbourhood Development Plan, which allows up to 30 homes adjacent to the settlement edge, and the urgent need for housing.

Under new national planning rules, Cornwall Council must plan for 4,421 homes a year, up from 2,707, and cannot currently demonstrate a five-year housing land supply. This shortfall leaves the council vulnerable to losing appeals if it rejects developments that meet policy.

Cllr Pascoe warned: “Are we being asked to sell our souls and our land because of the five-year land supply? That location is not the right location for a housing development.”

Cllr Jim Candy agreed the committee was being asked to decide “without the full information” that would be required at a later technical details stage.

Despite unanimous concerns about the potential impact on Maer Lake, councillors voted to approve the PiP, stressing that detailed ecological assessments would be essential before any full permission could be granted.

Cornwall Council’s east area planning committee reluctantly approved plans for almost 100 new homes in Wadebridge — just minutes after voting them down — saying national planning rules left them in an “awful position”.

Knowlton Holdings Ltd has secured outline permission to build 92 homes on 4.4 hectares of land south of Wadebridge, next to The Culvery and Meadowhead estates. Almost all of the land is classed as best and most versatile agricultural land.

The scheme includes 30 per cent affordable housing, open space, and a 10 per cent biodiversity net gain. The developer also plans a new pavement along Trevanion Road, which has been audited as safe by council highways officers.

Local member Cllr Robin Moorcroft called the application before the committee, citing transport and public safety concerns, as well as the fact a larger 192-home plan on the same site was rejected on appeal in 2017.

Wadebridge mayor Cllr Ian Welch said the town council opposed the scheme due to pedestrian safety risks along Trevanion Road, particularly at the narrow pinch-point known as The Narrows. “We’ve yet to see substantive proposals for pedestrian paths which will ensure safety,” he said, noting that two cars cannot pass along some sections.

Cllr Moorcroft argued the junction of The Culvery and Trevanion Road was “totally inadequate” for the extra traffic. He suggested land north of Wadebridge would be a safer location for housing.

Some councillors warned the extra pavement could worsen parking problems. Cllr Jane Pascoe feared residents would be forced to park in neighbouring streets, while Cllr James O’Keefe said: “I don’t think those residents are going to be very happy when they find out.” Officers reminded members that residents have no legal right to park outside their homes.

Pascoe also lamented the loss of farmland: “Once it’s gone, it’s gone. Food and farming is essential to this area of Cornwall.” She predicted “misery” for Trevanion Road residents but accepted highways officers’ advice that the scheme was safe.

An initial vote saw the plan rejected by five votes to four. But after a 20-minute break to find defensible refusal grounds, members were told most suggested reasons — such as impact on infrastructure or the town skyline — would carry little weight at appeal.

With Cornwall unable to show a five-year housing land supply under the Government’s new National Planning Policy Framework (which has increased its housing target from 2,707 to 4,421 homes a year), councillors were warned they risked losing on appeal.

Cllr Jim Candy proposed approval again, adding a construction management plan. The second vote passed 5–4 in favour.

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