This meeting will discuss a range of planning applications across Cornwall, including for new homes, tourist accommodation and drainage, as well as considering appeals from previous applications. Additionally, the committee will receive a list of appeal decisions for applications lodged between 8 November 2024 and 6 December 2024.

Redevelopment of St Ives Rugby Football Club

The committee will discuss plans for the redevelopment of the St Ives Rugby Football Club on Alexandra Road, St Ives. The proposed development is for a hybrid planning application¹ seeking full permission for a new clubhouse and a new training pitch, as well as outline permission² for up to 50 houses and 70 extra care units to be delivered as a care home.

The development site is partly within the St Ives Neighbourhood Development Plan, with that allocation seeking to provide a mixed-use development on the site, to include employment, allotments, housing and sports pitches. The proposed scheme therefore conflicts with the policy, in particular by not proposing employment and business work space or allotments. The application does, however, offer a range of benefits, notably through the improvement to the rugby club’s facilities (supported by Sport England) and the provision of up to 100% affordable housing, subject to viability being demonstrated.

It is indicated that the site is a mix of grade 3a and 3b agricultural land.³

This is a hybrid application that seeks full planning permission for a new clubhouse and new training pitch for the St Ives rugby club and outline planning permission with all matters reserved for up 50 houses and 70 extra care units.

The Cornwall National Landscape team have objected to the proposal, on the basis that it constitutes major development. They note that while the site is partly allocated for development in the St Ives Neighbourhood Plan, the development extends beyond the allocation. The National Landscape Office objects to both the training pitch and the proposed housing/extra care units.

Partial Demolition and Development at Penhale Camp

The committee will consider two applications relating to the re-development of the former military site at Penhale Camp in Holywell Bay. This includes application reference PA22/02896, seeking to deliver a holiday park on the site, and PA22/02794, which proposes the construction of new homes, including the refurbishment of existing structures on the site. Both applications have been called to committee by Councillor Adrian Harvey.

The Perranzabuloe Parish Council has objected to both applications on a number of grounds. The two applications are being submitted by the same applicant, with a view to both schemes being progressed simultaneously. The Parish Council considers this risks a piecemeal approach, noting that they object to the development in its entirety. The Parish Council cite concerns over the impacts to the setting, including the special landscape and ecological value of the area. Further concerns raised relate to the proposed scale of the development, the anticipated increase in traffic and pressure on local infrastructure. Sport England have also objected, noting the loss of a playing field, as well as the lack of an up to date playing pitch strategy for Cornwall.

Holiday Park at Penhale Camp

Application reference PA22/02896 seeks to deliver a holiday park at Penhale Camp. The development proposal includes 67 holiday units and associated leisure facilities, including a swimming pool, spa area, restaurant/bar, reception building and staff facilities. It is accepted that the site is within a sensitive environmental setting, being close to the Penhale Dunes Special Area of Conservation (SAC) and Site of Special Scientific Interest (SSSI).

It is considered that the principle of a holiday park on the site in question is acceptable. While outside of any established settlement, the site utilises an expanse of previously developed land (PDL), with a significant number of buildings and associated infrastructure having been associated with the former military use.

It is considered that the proposed holiday park will generate in excess of 50 year-round employment positions in Cornwall, offering a significant economic benefit. The development will also make a demonstrable visual improvement, by virtue of replacing dilapidated buildings with a new scheme which includes appropriate finishes. In order to mitigate impacts to the Penhale Dunes SAC, the proposal includes a package of measures to be secured through a combination of planning conditions and a legal agreement, should permission be granted. This includes the following:

• Pollution prevention measures during construction.
• Implementation of drainage strategy and maintenance of drainage features.
• Controls on landscaping and garden waste disposal.
• Dog policy, with only 25% of the cabins being dog friendly.
• Provision of a dog exercise area on site.
• No direct access from the holiday park to the coast path.
• Secure fencing around the site preventing access to the SAC.
• Arts and Nature Centre to provide education hub.
• Bespoke payment to be agreed with Cornwall Council to be used for Strategic Access Management and Monitoring (SAMM).
• No water abstraction from the bore hole on site.

The Natural England response to consultation confirms there are no objections to the proposed scheme, subject to the mitigation measures being secured.

Residential Development at Penhale Camp

The committee will also discuss application reference PA22/02794 for the construction of 9 new build properties at Penhale Camp, as well as the refurbishment of two existing structures to create a further 3 dwellings. The proposal therefore seeks to create a total of 12 dwellings on the former military site.

It is considered that the principle of housing development on the site indicated is acceptable. It is noted that a previous residential and commercial scheme across the site has been approved which included 132 dwellings.

It is proposed that the scheme includes an off-site contribution to aid the provision of affordable housing elsewhere within the Parish, in lieu of on-site provision. Additionally, it is indicated that a contribution totalling £306,000 would be secured through a legal obligation, to aid in the provision of affordable housing. A number of other infrastructure contributions would also be sought through a legal agreement.

The application is supported by the Defence Infrastructure Organisation, who have confirmed that the MoD have no safeguarding objections to the proposal. It is acknowledged that the submitted transport statement (TS), which seeks to justify the access arrangements for the development, considers both this application and the application for the holiday park. However, the development is considered on its individual merits in respect of traffic generation and impacts to the highway network.

The development will involve additional trips to the site utilising the only access point along Holywell Road, which gets particularly busy during summer months. However, the additional trip rates generated from the development in hand are not considered so significant as to incur severe harm to the local highway network.

It is recommended that, in the event of approval, a condition is imposed to require that a footway be provided, linking the development site to the existing pedestrian route on Holywell Road.

Affordable Housing Scheme at St Erme

This application, PA23/09949, seeks to create 36 affordable homes at St Erme on land adjacent to the St Erme with Trispen Community School. A separate application, PA24/06550, seeks to provide a drainage basin on the site. Both applications have been called to committee by Councillor Karen Glasson.

The St Erme Parish Council has objected to both applications, citing numerous concerns. These relate to the impact of the development on the setting (noting that it conflicts with the St Erme Neighbourhood Development Plan), impacts to heritage assets, concerns over flooding, traffic movements and potential harm to the school, both in respect of noise and limiting space for future expansion. The Cornwall Wildlife Trust have also objected on the basis that the development will negatively impact the coastal path, with further concerns raised in respect of access for people and vehicles.

Housing at St Erme

Application PA23/09949 seeks to create 36 affordable homes, split into 21 social rent properties and 15 shared ownership properties.

As a rural exception scheme, the development of this site is considered acceptable in principle under Policy 9 of the Cornwall Local Plan and Policy 2 of the St Erme Neighbourhood Development Plan.

The Affordable Housing team support the application, noting that there is a high level of housing need within the parish. Indeed, it is confirmed that Cornwall HomeChoice currently has 83 applicants seeking affordable accommodation with a local connection to St Erme. The application site is considered to be well related to the existing settlement and proportionate to the local housing need.

Providing 36 local need affordable homes where there is significant need for them carries significant weight in the balancing of material considerations, particularly given the Council’s declared housing crisis in Cornwall.

The submitted Landscape Visual Impact Assessment (LVIA) concludes that the development will sit comfortably within the setting, not causing any long-term adverse visual effects. It is accepted that the development would result in the loss of grade 3a agricultural land;⁴ however, it is considered that the benefits outweigh any harm in this respect.

Drainage at St Erme

The committee will also discuss application PA24/06550 for a surface water drainage detention basin at St Erme.

This is an application for a proposed surface water drainage detention basin in conjunction with application PA23/09949. The application is running in parallel to the residential scheme.

It is noted that the Parish Council and Councillor Karen Glasson have raised concerns over flooding issues on Tregassow Lane (the road from which access to the site is achieved). It is considered, however, that the proposed drainage scheme will serve to improve surface water run off and alleviate flooding in the area, with the proposal demonstrating that a sustainable drainage system can be achieved.

A site-specific flood risk assessment was undertaken by MBA Consulting to support the application for 36 Affordable Houses on land at St Erme (PA23/09949). It outlines the proposals for the disposal of surface water from the site.

The Cornwall Council Lead Local Flood Authority supports the application and recommends approval, subject to a standard condition relating to surface water drainage.