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.
New cycle path for Bodmin
PROPOSALS for the construction of a new three metre wide shared use walking and cycling link along the eastern side of Boundary Road in Bodmin has been submitted to Cornwall Council.
Cormac Solutions Ltd has applied to Cornwall Council seeking its opinions on the proposals to construct the shared use path next to some of the estates comprising an urban expansion of the town.
A pre-application advice enquiry details the proposals of the applicant and seeks Cornwall Council’s view on whether it is likely to gain officer support and what would be required to achieve it.
The applicant told Cornwall Council: “The proposal seeks to deliver a safe, accessible and sustainable walking and cycling route connecting residential developments on the western edge of Bodmin: Wain Homes (to the north), Treveth (to the east), and Coastline (to the south).
“The scheme supports Cornwall Council’s wider objectives of promoting active travel, reducing car dependency and meeting biodiversity net gain targets.
“The new Treveth housing development to the east will deliver 175 residential dwellings the Coastline housing development to the south delivered 71 residential dwellings in November and the Wain Homes housing development to the north delivered 235 residential dwellings in several phases in approximately 2021.
“At present, there is no continuous, safe pedestrian or cycle connection between the three housing sites and Boundary Road, resulting in increased reliance on private car travel for short journeys to local facilities, schools and employment areas.
“The proposed link will promote active travel and healthier lifestyles in line with national and local objectives, reduce car dependency and associated congestion on Boundary Road and provide a direct, safe route for existing and future residents.
“It will also support sustainable transport infrastructure required by the St Lawrence Urban Extension masterplan and deliver biodiversity net gain and tree canopy targets through sensitive design.
“Without this link, the full sustainable transport benefits of the allocated housing growth will not be realised.”
The application can be viewed using reference PA26/00529/PREAPP.
AN application seeking outline planning permission for the construction of up to 36 dwellings on land to the north east of East Road in Kilkhampton has been approved by Cornwall Council.
Mr Vanstone applied to the council seeking permission for the development, which it is understood will see 25 open market dwellings and 11 affordable homes on the site.
It was approved subject to a number of conditions, including an agreement on Section 106 contributions to offset the impact of the development as well as £2,736 per qualifying dwelling for school places.
This includes £12,587.50 as a contribution to the two nearest GP practises at Ruby Country Medical Practice in Stratton and Neetside Surgery.
In the documents submitted by the planning agent on behalf of Mr Vanstone, it was stated: “The application site extends to approximately 1.96 hectares. The proposed development will provide 36 new homes, each with private amenity space and off-street parking.
“A balanced housing mix is proposed to support a range of local housing needs, with a combination of two bedroom, three bedroom and four bedroom dwellings The scale and mix will be guided by housing need evidence and the desire to create a diverse and inclusive community.
“The design approach seeks to deliver a well-integrated and high-quality residential environment that contributes positively to the local area. Key benefits of the development include sustainable design features, aimed at reducing environmental impact and supporting long-term climate resilience, inclusive access principles, ensuring the site is welcoming and accessible to all members of the community , integration of green infrastructure, promoting biodiversity, landscape quality, and connections to the wider ecological network and context-sensitive design, respecting the rural and historic character of Kilkhampton while meeting contemporary housing needs.
The project will continue to evolve through detailed design stages, with ongoing engagement with local stakeholders and statutory bodies to ensure the final scheme reflects best practice and local aspirations.
“Ultimately, the development will deliver environmental, social, and economic benefits, including improved housing choice, enhanced public realm, and a reduced carbon footprint. It is a well-considered proposal that aligns with relevant planning policies and provides a strong foundation for the granting of outline planning permission.”
Approving the application, the council’s planning department said that it would be unreasonable not to grant permission, stating: “Having regard to the provisions of the development plan, the National Planning Policy Framework (NPPF) and all other material considerations, it is concluded that the proposed development represents sustainable development in accordance with paragraph 11(d) of the NPPF.
“The Council is presently unable to demonstrate a fiveyear supply of deliverable housing sites, which reduces the weight attributable to certain housing supply policies within the Cornwall Local Plan and elevates the presumption in favour of sustainable development
“When assessed against the development plan as a whole, the identified public benefits, including the delivery of affordable housing, education and health care contributions and green infrastructure and enhancements are considered to weigh considerably in favour of the scheme.
“Accordingly, there are no material considerations that indicate permission should be refused. Taking these factors into account, on balance it is considered that the proposal is acceptable, subject to conditions.
“All other matters raised have been taken into account, including the planning history and the comments of the Town Council, but none is of such significance as to outweigh the considerations that have led to the conclusion. It is considered it would be unreasonable to make any other decision to the one being recommended.”