The Cornwall Council Strategic Planning Committee met on Thursday 24 September 2026 and resolved to grant delegated authority for the approval of a new housing development in St Stephen. The committee also noted information regarding appeals decisions.

PA26/02227: Gilbert & Goode Ltd - Land North of Carkeeks Close, St Stephen, Cornwall, PL26 7EB

The committee granted delegated authority to the Service Director for Planning and Housing to approve the application for the construction of 48 dwellings, including affordable housing, open space, and associated infrastructure, at Land North of Carkeeks Close, St Stephen, Cornwall, PL26 7EB. This approval is subject to the prior completion of a Section 106 Agreement to secure necessary contributions for affordable housing, SAC mitigation payments, and public open space. If the Section 106 Agreement is not completed within an appropriate timescale, delegated authority will be granted to refuse the application. A key condition imposed is the requirement for a Construction Method Statement to be approved before development commences, detailing measures for parking, loading, storage, waste disposal, and working hours, including specific provisions for delivery vehicles to access the site outside of Brannel School's main drop-off and pick-up times.

The application, which sought to build 48 homes as a 100% affordable rural exception scheme, was called to committee by Councillor Elaine Kist, the Electoral Division Member, due to concerns regarding infrastructure capacity, residential amenity, and highway safety. Several individuals and St Stephen in Brannel Parish Council spoke against the application, raising issues about traffic congestion, particularly during school drop-off and collection times, the suitability of the access road, and the capacity of the water and sewerage networks. Conversely, representatives from the applicant spoke in support of the development, highlighting the significant need for affordable housing in the parish, with 360 households on the HomeChoice register seeking such accommodation.

Officers presented a balanced view, acknowledging the substantial social and environmental benefits of providing much-needed affordable housing, which weighed heavily in favour of approval. However, they also noted a minor adverse impact on the landscape and a loss of agricultural land, which weighed against approval. The design of the dwellings was considered acceptable, and while the modest increase in traffic was not deemed to have a severe adverse impact on highway safety or congestion, existing issues around Brannel School were acknowledged. The report detailed extensive consultation responses, including from the Cornwall Council's Public Rights of Way Team, Lead Local Flood Authority, Ecologist, Tree Officer, Highway Development Management, Historic Environment Planning, Principal Public Space Officer, Natural England, PrimaryCare Cornwall and Isles of Scilly ICB, Devon & Cornwall Police Architectural Liaison Officer, Ramblers Association, and South West Water.

The debate among committee members highlighted the finely balanced nature of the application, with a consensus that while the need for affordable housing was clear, concerns about road access and construction management required robust solutions. The final decision to approve, subject to the Section 106 Agreement and conditions, reflected a careful consideration of the benefits against the identified harms.

List of Appeals Decisions Received of Appeals Lodged and Dates of Public Inquiries

The committee noted the information provided regarding appeals decisions, appeals lodged, and dates of public inquiries. This item did not involve any decisions being made by the committee.