The Central Sub-Area Planning Committee of Cornwall Council met on Monday 12 January 2026 to consider several planning applications. The committee granted delegated authority for the approval of a community convenience store in St Agnes, subject to conditions and the completion of a Section 106 Agreement. They also approved applications for a coffee outlet in St Columb Major and a residential development in Lostwithiel, and granted Permission in Principle for two residential developments in Fraddon.

Community Convenience Store Approved in St Agnes

The committee granted delegated authority to the Service Director for Planning & Housing to approve the erection of a community convenience store, access, vehicle parking, and landscaping at Land South West of Penwinnick Farm, Penwinnick Road, St Agnes¹. This decision was made subject to conditions outlined in the report and the completion of a Section 106 Agreement to secure an off-site Biodiversity Net Gain² payment. Delegated authority was also granted to refuse the application if the Section 106 Agreement is not completed within three months, or an agreed extension period. An additional condition was added requiring the car port to be fully constructed before the retail unit comes into use.

The application, PA25/02531, had been deferred at a previous meeting on 17 November 2025 to investigate the dimensions of the pedestrian refuge and discuss potential highway works. Since then, measurements confirmed the pedestrian refuge width to be 1.435m, which the Highways Officer deemed acceptable. Concerns regarding the number of parking spaces were addressed, with 14 public spaces and one staff space considered sufficient. Surface water drainage was also confirmed as acceptable, connecting to the existing infiltration system. Further conditions were added to control ecology, including a Construction Environmental Management Plan and a 30-year Habitat Management and Monitoring Plan.

Objectors, including Mr Jon Pearson and Councillor Watson of St Agnes Parish Council, spoke against the application, raising concerns about the detrimental effect on the high street, potential shop closures, insufficient parking, and highway safety. Councillor Mitchell, the Electoral Division Member, also reiterated his previous objections, highlighting concerns about traffic, amenity harm to residents, and the use of land allocated for affordable housing.

Supporters, represented by Mr Justin Dodge, argued that the store would provide employment, enhance choice for residents, and that the design and landscaping were appropriate. Officers responded to questions, confirming that while retail competition is not a primary planning consideration, the submitted Retail Impact Statement concluded no significant harmful impact on the village centre. They also confirmed that the World Heritage Site³ Office found no impact on the Outstanding Universal Value of the Cornwall and West Devon Mining Landscape⁴. The Highways Officer maintained that the access and parking provisions met current guidance and that a Road Safety Audit conducted for the original residential application was sufficient as no alterations to the adopted highway were proposed.

The debate highlighted concerns about traffic, road safety, noise and light disturbance, and the impact on the historic character of the village. However, officers reiterated that there was no policy requirement for an independent retail impact assessment given the store's size and location, and that mitigation measures were considered acceptable. The final decision to grant delegated authority was made by a vote of 4 in favour, 3 against, with 3 abstentions.

Coffee Outlet Approved in St Columb Major

The committee approved application PA25/03768 for the erection of a coffee outlet at Land North of Trekenning Tourist Park, Trekenning Road, St Columb Major. The decision was made subject to the conditions recommended in the report and an additional condition requiring details of electric vehicle charging points to be submitted and approved before construction.

Councillor O'Connor, the Electoral Division Member, objected to the application due to highway and pedestrian safety concerns, increased traffic near a busy roundabout, and potential adverse impacts on local businesses and the setting of a listed building. Councillor Scot Taylor of St Columb Town Council also spoke against the proposal, citing traffic congestion and pedestrian safety.

The agent, Mr Tony White, spoke in support, and officers confirmed that an independent road safety audit had been completed with no highway objections, subject to recommended conditions. The Principal Development Officer confirmed that the proposal would have less than substantial harm to the heritage asset, Trekenning House⁵, a Grade II listed building. The decision to approve was carried by 9 votes in favour, 0 against, and 1 abstention.

Residential Development Approved in Lostwithiel

Application PA25/04497 for the erection of a dwelling at The Old Quarry, Land North West of Bodardle, Tanhouse Road, Lostwithiel, was approved. The decision was made subject to the conditions recommended in the report and an advice note stating that planning permission does not infer permission to operate a business from the site.

Councillor Preece, the Electoral Division Member, raised concerns about the retrospective nature of the application, the applicant's identification as a registered traveller, and the operation of a scrap metal business on the site. She also expressed concerns about environmental impacts, including changes to hedgerows and potential pollution of a stream. Councillor Nineham of Lostwithiel Town Council spoke against the application, citing similar concerns.

Officers clarified that the application was for residential use only and that any business operation would be a separate matter for enforcement. They confirmed that environmental considerations and conditions to regulate the site had been included. Despite concerns about the retrospective nature and potential business use, the application was approved by 7 votes in favour, 3 against, and 0 abstentions.

Permission in Principle Granted for Residential Developments in Fraddon

Permission in Principle (PiP) was granted for two residential developments in Fraddon.

For application PA25/05351, Land at Redgate Court, Redgate Court, Indian Queens, PiP was granted for a minimum of 7 and a maximum of 9 dwellings. Councillor Cole, the Electoral Division Member, objected, citing conflict with the St Enoder Neighbourhood Development Plan⁶, concerns about density, lack of affordable housing, and the site's location in open countryside near a Site of Special Scientific Interest⁷. Councillor Wimberley of St Enoder Parish Council also spoke against the application. Officers stated that in the absence of a five-year land supply, development around settlement boundaries could be permissible, and that the density was considered acceptable. The decision was approved by 6 votes in favour, 2 against, and 2 abstentions.

Similarly, for application PA25/05740, Land at Higher Fraddon, Fraddon, PiP was granted for five bungalows. Councillor Cole again raised concerns about the St Enoder Neighbourhood Development Plan, road suitability, lack of pedestrian footways, and the absence of affordable housing. Councillor Wimberley also spoke against this application. Officers explained that the scope of a PiP application is limited to location, land use, and quantum of development, and that road constraints could not be a reason for refusal at this stage. The decision was approved by 6 votes in favour, 2 against, and 1 abstention.

Permission in Principle was also granted for application PA25/05705, Land West of Ivy Cottage, Higher Fraddon. Councillor Cole and the Parish Council challenged the advice from the Planning Policy team regarding the site's classification as infill. The application was called to committee due to concerns about government housing targets and the ribbon-style development in the parish. The decision was approved by 5 votes in favour, 2 against, and 1 abstention.

Appeals Report Noted

The committee noted the Appeals Report, which detailed appeals lodged and decided between 3 November 2025 and 28 November 2025.