The West Sub-Area Planning Committee of Cornwall Council met on Monday 12 October 2026 to consider four planning applications. The committee refused an application for outline planning permission for up to 40 dwellings in Mabe Burnthouse due to concerns over pedestrian safety and the lack of a continuous footway to facilities within the settlement. They resolved to grant delegated powers to approve the temporary siting of a residential caravan for a business owner in Praze An Beeble for 3 years, subject to the applicant agreeing to amend the description and conditions to reflect a 3-year temporary permission and the caravan being removed by that date. The committee granted delegated authority to approve the construction of an above-ground slurry storage tank at Tresowes Farm, subject to appropriate conditions. Finally, they refused an application for permission in principle for two self-build affordable dwellings in Nancekuke, citing the proposal as a sporadic and unsustainable form of development within the open countryside and in conflict with the Portreath Neighbourhood Development Plan and the Cornwall Local Plan.

Application PA26/01235: Kingsley Developments (SW) Ltd - Land Adj To Melrose Church Road Mabe Burnthouse Penryn Cornwall TR10 9HW

The committee refused outline planning permission for up to 40 dwellings on land adjacent to Melrose Church Road in Mabe Burnthouse. The primary reason for refusal was the failure to demonstrate a priority for pedestrian safety, citing the lack of a continuous footway to facilities within the settlement and therefore failing to take into account sustainable transport options. This decision was contrary to Policy 27 of the Cornwall Local Plan Strategic Policies, Policy T1 of the Climate Emergency Development Plan Document 2023, and Policies TR3, TR4, and TR6 of the National Planning Policy Framework 2026.

During the debate, members expressed concerns about pedestrian safety on the road adjacent to the site, noting that up to 80 people per day might walk along it. They felt that improved safety measures, including a continuous footway, should have been included in the application. Officers acknowledged some highway network challenges and a section of footpath that was not full width, but stated that traffic calming measures and a 20mph zone were in place to mitigate these issues. Despite these assurances, members felt that the road safety statistics were historical and that the lack of a continuous footway was a significant concern.

Application PA26/03156: Mr C Warne - Warnes Plants, Higher Skewes, Praze An Beeble, TR14 0PB

The committee resolved to grant delegated powers to approve the temporary (3 years) siting of a residential caravan for owner/manager accommodation at Warnes Plants, Higher Skewes, Praze An Beeble, subject to the applicant agreeing to amend the description and conditions to reflect a 3-year temporary permission and the caravan being removed by that date. A pre-commencement condition requiring a Phase 1 Preliminary Contaminated Land Assessment was also imposed.

The original recommendation was for refusal, as officers felt the evidence did not demonstrate an essential need for a worker to reside on the holding, viewing the proposal as convenience over necessity. The scale and nature of the business, including the relatively modest livestock operation, were not considered to justify a permanent on-site presence. The fact that the business had operated and expanded for five years without a resident worker was also noted as weighing against the application. The committee, however, opted for a temporary approval, with Councillor Jenkin, the Electoral Division Member, arguing for the importance of supporting rural businesses and the need for a 24-hour presence due to recent agricultural enhancements. Members ultimately agreed that a 3-year time limit was more acceptable than outright refusal.

Application PA26/03609: Mr Dan Rowe - Tresowes Farm, Tresowes, Ashton, Helston, Cornwall, TR13 9SY

The committee resolved to grant delegated authority to approve the construction of an above-ground slurry storage tank at Tresowes Farm, subject to appropriate conditions. This information includes a Preliminary Ecological Appraisal (PEA) to demonstrate no significant adverse ecological impacts and revised Biodiversity Net Gain (BNG) information to show the requisite net gain. If this information is not satisfactory, delegated authority will be granted to refuse planning permission.

The application is part of the Slurry Infrastructure Grant (SIG) scheme, aimed at reducing water and air pollution from farms. Natural England raised no objection, provided the development strictly adheres to SIG scheme criteria, including the installation and maintenance of a slurry store cover. Concerns raised by Germoe Parish Council regarding environmental and air quality risks, including methane and odour, impact on local habitats, and potential leakage into watercourses, were noted. However, the report indicated that the proposed covered tank and associated measures would provide effective odour mitigation. The Environment Agency also confirmed that the development must comply with the Water Resources (Control of Pollution) (Silage, Slurry and Agricultural Fuel Oil) (England) (SSAFO) Regulations 2010.

Application PA26/02590: Mr Marc Osborn - Land North East Of Tram Road Cottage Nancekuke TR16 5UQ

The committee refused an application for Permission in Principle for the construction of up to two self-build affordable dwellings on land north-east of Tram Road Cottage in Nancekuke. The refusal was based on the proposal representing a sporadic and unsustainable form of development within the open countryside, conflicting with the Portreath Neighbourhood Development Plan and the Cornwall Local Plan. The site was not considered sufficiently connected to a settlement to qualify as a rural exception site, nor did it meet any of the exceptions for isolated homes in the countryside under the National Planning Policy Framework 2026 (NPPF).

Councillor Crawford, the Electoral Division Member, supported the application, highlighting the need for affordable housing in Portreath and the applicant's desire to raise his family locally. He noted that the development would not be visible from the road, had pre-existing access, and was supported by the Parish Council. However, officers maintained that the location was isolated and poorly related to services and public transport, leading to a reliance on private vehicles. The committee debated the positive aspects of affordable housing delivery against the conflict with planning policies, ultimately voting to refuse the application.

List of Planning Appeal Decisions Received, of Appeals Lodged and Dates of Public Inquiries

The committee noted the list of planning appeal decisions received, appeals lodged, and dates of public inquiries.