The East Sub-Area Planning Committee met to discuss three planning applications and an appeals report. Outline planning permission was granted for Knowlton Holdings Ltd to build up to 92 residential dwellings in Wadebridge, subject to conditions and a Section 106 agreement¹. The committee also voted to grant permission in principle for a residential development comprising nine dwellings in Bude. However, outline planning permission was refused for the construction of a self-build dwelling in Launceston, despite the support of Councillor Adam Paynter, Deputy Leader and Portfolio Holder for Resources and Group Leader - Independent Group.

Land South Of Cleavelands, Wadebridge

Outline planning permission was granted for Knowlton Holdings Ltd to build up to 92 residential dwellings with associated access, landscaping, open space and infrastructure on land south of Cleavelands in Wadebridge. The decision is subject to conditions and the completion of a Section 106 planning obligation to secure 30% affordable housing on site, an offsite affordable housing financial contribution, an offsite education contribution, public open space, an offsite transport contribution towards the Wadebridge Local Walking and Cycling Infrastructure Plan, and an offsite health contribution.

The application was brought to the committee at the request of Councillor Robin Moorcroft CC, Electoral Division Member, due to concerns about transport and public safety.

Grenville Stanbury and Councillor Welch of Wadebridge Town Council spoke against the application, while Robert Collett spoke in support.

Councillor Moorcroft raised concerns including:

• The proposal did not enhance the distinctive local character and was not in a sustainable location.
• The proposal would cause a loss of agricultural land.
• The proposal would create traffic conflict at The Culvery and Trevanion Road junction.
• There would be an increase in traffic and make the area less safe.
• The design and access statement did not make it clear that the proposed footpath was not continuous.
• Both primary and secondary schools in the town were at capacity.
• There were no bus routes near the proposal.
• The two doctors' practices in the town were at capacity.

Officers clarified that a road safety audit had been undertaken and found the proposals to be acceptable from a highway perspective, and that the access to the site through The Culvery and Trevanion Park were standard width roads.

Councillor Moorcroft's motion to refuse the application was initially lost, but after further debate, the committee voted to approve the application, subject to the conditions in the report and an additional condition to secure a construction traffic management plan.

The additional condition requires the developer to submit a Construction Traffic Management Plan (CTMP) that includes:

• A 24-hour emergency contact number
• Details of parking for site operatives and visitors
• Routes for construction traffic
• Locations for loading/unloading and storage of plant, waste and construction materials
• A method of preventing mud being carried onto the highway
• Measures to protect vulnerable road users (cyclists and pedestrians)
• Any necessary temporary traffic management measures
• Arrangements for turning vehicles
• Arrangements to receive abnormal loads or unusually large vehicles
• Methods of communicating the Construction Management Plan to staff, visitors and neighbouring residents and businesses.

Land North Of Lake View Drive, Bude

The committee voted to grant permission in principle for a residential development comprising between nine dwellings on land north of Lake View Drive in Bude.

Councillor Faye Emery CC, Electoral Division Member, raised concerns including:

• The proposal was in a field, outside the clear line of development and within open countryside.
• The Town Council and local residents objected to the proposal.
• The Cornwall Wildlife Trust had raised concerns regarding the proposal.
• Bude Neighbourhood Development Plan, policy 26 made reference to the need to ensure protection of wildlife sites - the lake was a wildlife site.
• Issues regarding access onto an unadopted road and drainage and flooding were of concern.
• There was no affordable housing provision as part of the proposal.
• The site was on the edge of Flexbury, the nearest shop was a 10-minute walk away, the primary school a 20-minute walk and the secondary school a similar distance from the site.

Officers clarified that the ecologist had been consulted on the application, and that the technical detail stage would include consultation with relevant consultees.

Land South West Of Badgall Cottages, Launceston

Outline planning permission was refused for the construction of a self-build dwelling on land south west of Badgall Cottages.

Laneast Parish Council supported the application, stating that a residential property on the site would enhance the village of Badgall.

Councillor Adam Paynter, Electoral Division Member, argued that:

• There was support from the local community.
• There was a large piece of land between the site which blends it into the village.
• The NPPF paragraph 11:2 was supportive of development.
• The interim policy statement supported development.
• The location was considered to be sustainable with some services available.

Officers clarified that the site was within open countryside and therefore they could not support approval.

The committee voted to grant outline planning permission, subject to conditions, including a condition to secure a detailed plan of the proposed footway.

Appeals Report

The committee noted the Appeals Report, which listed appeals lodged and decided between 20 June 2025 and 18 July 2025.