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.

Proposal for two ‘local needs’ properties refused

PA23/07931: Proposals for a development of two local needs dwellings on infill plot between Levalsa Meor and Watergate bungalow at Rosenannon has been refused by Cornwall Council.

Mr A Bennallick applied to the local authority for permission to undertake the works at his land to the south of La Valsa Mere. It is understood from a previous pre-application that the two dwellings would be for the daughters of the applicant.

The refusal by the local authority comes despite six expressions of support from neighbours and the local parish council.

Mr Dominic Lawrence, a direct neighbour to the applicant said: “As a direct neighbour to the applicant I am in full support of the planning application.

“There is a desperate need for housing for people who wish to stay and work locally.

“From what I can see there will be no impact environmentally and good clear access from highway.”

St Wenn Parish Council also stated that they supported the application.

A previous pre-application advice request had indicated a likelihood of refusal, stating: “The proposal as submitted is not considered to accord with the spatial strategy pursued by this Council through the Development Plan and would not be supported. The proposal would deliver open market housing that projects into and erodes the natural undeveloped character of the open countryside.

“Should the proposal be put forwards as a rural exceptions site scheme, it has the potential to be supported subject to an affordable housing scheme for local need and the significant reduction in the proposed plot sizes.”

In the application, the applicant’s agent said: “Over the last 10 years, a series of planning applications have been submitted and approved by Cornwall Council for the conversion of, or demolish and rebuild of assorted sites within Rosenannon, namely: The Garage, The Workshop, The Old Tractor Shed, The Old Dairy and The Carpenters Yard, and none of these developments are lived in by local people.

“The average sale price for properties in Rosenannon is £421,500 with Millways Corner (located on opposite side of road to the application site) being offered for sale with offers over £500,000. These inflated prices now mean that people born in Rosenannon have no chance of getting on the housing ladder.

“In May of this year The Chief Planning Officer issued an Advice Note on providing homes in which he stated: “Cornwall is experiencing a housing crisis. The cost of buying or renting a decent home has risen faster than wages, leaving many households priced out of the market. Cornwall also experiences competition for its housing stock because of its popularity as a holiday destination which also impacts on the availability and affordability of existing homes.

“Despite significant progress in recent years, there are not enough affordable homes to meet local people’s needs. These problems are currently significantly worse than before the pandemic. This is reflected by the number of people who are becoming homeless and needing help to find a home. Before the pandemic around 250 households were in temporary and emergency accommodation at any one time.

“The Council is undertaking a range of interventions to address the issue, including: increased homelessness prevention through early intervention, creation of opportunities for those temporarily homeless.”

“This statement clearly relates to small villages and hamlets (of which Rosenannon is clearly one) where local people are unable to live where they were born due to the cost of the housing stock.

Refusing the application, the planning officer for the local authority told Mr Bennallick: “The application site is located within the countryside and the proposal, by reason of introducing two new homes in this location, would introduce residential accommodation with poor accessibility to necessary daily services and facilities which would perpetuate over reliance on the private vehicle and unsustainable traffic movements.

“It would also introduce built form into the countryside which would be harmful to the distinctive rural character of the area. In the absence of any special circumstances to justify residential development in this rural location, the proposal is not sustainable development and is contrary to Policies 1, 2, 3, 7, 9, 21 and 23 of the Cornwall Local Plan Strategic Policies 2010-2030; Policy T1 of the Cornwall Council Climate Emergency Development Plan Document; and paragraphs 108, 109, 116, 135 159 and 180 of the National Planning Policy Framework 2023.”

A design for the proposed agricultural building (Cornwall Council)
A design for the proposed agricultural building (Cornwall Council) (Cornwall Council)

Agricultural building refused

PA23/10091: Plans for an agricultural building have been refused by the local authority.

Miss Jane Baker applied to the local authority for permission to erect an agricultural building on land north east of Woolley, Morwenstow, Bude.

Her application agents told the council: “The applicant is seeking the proposed development due to requiring a livestock and agricultural storage building to house predominantly sheep and goats on their agricultural holding on land at Woolley.

“The applicant owns 26 acres of agricultural land. The building is required to house/provide shelter for the applicant’s animals throughout the year. The building would also be used to store hay and straw and other feeds for the animals.

Refusing the application, Cornwall Council said: “In the absence of robust evidence and justification submitted to support the essential need for an agricultural building to support an agricultural business, the proposed building, due to its location, scale, size and design (as the building does not appear to have been designed for the purpose of housing livestock) would result in a prominent feature, which would intrude on this rural and open landscape.

“The lack of justification to support the building is outweighed by the limited landscape harm identified. As such, it is considered that the proposal does not accord with the provisions, aims and intentions of policies 1, 2, 5, 12 and 23 of the Cornwall Local Plan Strategic Policies 2010-2030 (Adopted 22nd November 2016), policy C1 of the Climate Emergency Development Plan Document February 2023, and paragraphs 8, 88, 135 and 180 of the National Planning Policy Framework 2023.”

Keep in touch with the latest planning applications and other statutory notices (such as alcohol licensing and probates) that affect where you live by visiting our online Public Notice Portal – be the first to know by visiting www.publicnoticeportal.uk/cornish-and-devon-post-series