The West Sub-Area Planning Committee of Cornwall Council met on Monday 18 August 2025, and refused an application for the construction of four dwellinghouses in Redruth, while granting delegated authority for approval of a self-build single storey dwelling in St Day, subject to conditions. The committee also noted a list of planning appeal decisions.

PA25/02448: Land Adjacent to The Bungalow, Poldory, United Road, St Day

Delegated authority was granted to the Chief Planning Officer to approve Application No. PA25/02448 for the erection of a self-build single storey dwelling with parking and amenity space on land adjacent to The Bungalow, Poldory, United Road, St Day, subject to the applicant agreeing to amend the plans to remove the glass canopy, patio and fence, and subject to a number of pre-commencement conditions. These conditions include the submission of an energy report and amended plans to include renewable energy measures.

Councillor John Thomas MBE, Vice-Chairman of the Council, the Electoral Division Member, argued that the site was not in open countryside, and that the proposal would assist the applicant to obtain her own accommodation. He added that the area was within a named historic hamlet, and surrounded by brownfield development on all four sides.

The Senior Development Officer Katie Lever clarified that the location was not identified within the Local Neighbourhood Development Plan as an area suitable for development, and that personal circumstances are rarely an overriding material planning consideration. She added that while the site was within the curtilage of the parent's dwelling and previously developed land, this did not override the unsustainable location.

The reasons given for wishing to approve the application were that the site is not on agricultural land, the development complies with policy 3 as it is infill, the development results in social and economic benefits, the development is in keeping with the character of the area in compliance with Policy 12 of the Cornwall Local Plan, the development makes the best use of land that is PDL in compliance with Policy 21 of the Cornwall Local Plan, the site is within a cluster of residential buildings, and there is a footpath through an existing woodland to Carharrack, the nearest village.

PA24/09801: Land North West of The Old Coach House Fore Street Redruth

Application No. PA24/09801 for the construction of four dwellinghouses on land north west of The Old Coach House, Fore Street, Redruth was refused.

The Senior Development Officer Hannah England outlined the application, and referred to the committee update. She recommended that the application be refused.

Councillor Roger Tarrant, the Electoral Division Member, had previously stated that:

Having visited the site, some of the concerns raised seem to be easily addressed. Below are my reasons for supporting this application to committee. Regarding the concerns raised with the trees and ancient wall; the building work starts a substantial distance from the wall and the trees, and the trees are situated and belong to the landowner on the other side of the wall, at most there may be some lopping required. The size of the development doesn't impact on any neighbours, and the size seems to lend itself to a town centre location.

The Historic Environment Planning Officer stated that the massing, scale and height of the proposed works are not appropriate to meet the requirements of National Planning Policy Framework (NPPF) Sections 213, 214 and 219 (2024), and Policy 24 of Cornwall Structure Plan Strategic Policies 2010-2030, and the Heritage Impact Assessment relates to the previous iteration which was refused (PA24/03709).

The Tree Officer stated that if the trees outside the Northern boundary wall of the site are to be retained, Unit 4 will be adversely affected by these in terms of leaf litter drop and direct overhang of the crown, which will lead to pressure to remove at least some of these trees.

The reasons given for wishing to refuse the application were:

Due to its scale, massing and layout, the proposed buildings would dominate the plot and result in a cramped and unsympathetic form of development. It fails to respect the historic character of the site, which historically functioned as rear service and storage land for the associated Grade II listed building. The proposal does not preserve or enhance the setting of this designated heritage asset and lacks sensitivity to the local character and historical context. Its excessive density would not contribute positively to the area's overall quality, instead creating a constrained residential environment and placing unnecessary pressure on the group of trees along the northern boundary. The development would cause less than substantial harm to the significance of the Grade II listed buildings, the Redruth Conservation Area and the Outstanding Universal Value of the Camborne and Redruth Mining District World Heritage Site. This harm would not be outweighed by overriding public benefits, which could be achieved by a more sympathetic scheme. Overall, the proposal fails to respond appropriately to the site's historical, cultural and landscape context, rendering it contextually inappropriate. As such, the development conflicts with the aims and intentions of Policies 1, 2, 12, 21, 23 and 24 of the Cornwall Local Plan Strategic Policies 2010–2030, Policies C1, G3, TC1, TC3, and TC4 of the Climate Emergency Development Plan Document 2023, Policies C2, C9 and P3 of the Cornwall and West Devon Mining Landscape World Heritage Site Management Plan 2020–2025, Policies DC1, H1 and H2 of the Emerging Redruth Neighbourhood Development Plan 2020 – 2030, paragraphs 8, 124, 129, 135, 136, 187, 202, 210, 212, 213 and 215 of the National Planning Policy Framework 2024, paragraphs 3.1.2, 3.2.1, 3.3.5, 3.5.1, 4.2.5, 6.1.6 and 9.5.6 of the Cornwall Design Guide 2021 and Sections 66(1) and 72(1) of the Planning (Listed Buildings and Conservation Areas) Act 1990. In accordance with paragraph 139 of the National Planning Policy Framework 2024, development that is not well-designed should be refused.

List of Planning Appeal Decisions Received

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