The Central Sub-Area Planning Committee met on Monday, 22nd September 2025 to consider several planning applications, including proposals for new housing developments, alterations to a care home, and the installation of Smart Hubs in Truro. The committee also had an appeals report for information.

Here's a breakdown of the key items that were listed on the agenda frontsheet for discussion:

Land West of Victoria Road, Roche, St Austell

The committee was scheduled to discuss an outline planning application from Westcountry Land (Kenwyn) Ltd for the erection of 90 dwellings, including 23 affordable homes, on land west of Victoria Road, Roche. The report in the public reports pack noted that landscaping was the only reserved matter, with access, scale, layout, and appearance all proposed as part of the application.

The application was called to committee at the request of Councillor Stephen Trevelyan, due to concerns about the impact of the proposal on local infrastructure.

The report noted that the council's affordable housing team supported the application, subject to securing the affordable homes via a Section 106 agreement¹.

The report also summarised several objections, including:

• Noise during construction and from the residential development
• Negative impact on traffic and highways
• Lack of infrastructure provision
• Overlooking
• Impact on local character and landscape

The report considered that the housing policies of the Development Plan were out of date and that the presumption in favour of development was engaged. It concluded that any harm associated with the development does not significantly and demonstrably outweigh these benefits and proposal itself is considered to comply to the development plan and NPPF when read as a whole.

Cornwallis Care Services Ltd, Hendra Court, St Andrews Road, Par

The committee was scheduled to consider an outline application from Mr David Ellsmore of Cornwallis Care Services Ltd for the demolition of part of the existing care home at Hendra Court, St Andrews Road, Par and the construction of a new replacement 64-bed nursing home with associated access and parking. Landscaping was listed as a reserved matter.

The application was called to committee at the request of Councillor Ian Wilson, due to concerns relating to the scale of the proposal being out of character for the local environment and overbearing.

The report noted that the proposed nursing home would have three storeys of accommodation and would provide eight bedrooms for care staff to live on site. It also stated that all 50 residents from the existing care home would be transferred to the new building.

The report summarised objections from the Tywardreath and Par Parish Council, including:

• The proposal is not an identified site in the Neighbourhood Plan
• The school is full
• The proposal does not include a response to the Roche Design Code
• The three storey, flat roofed block of flats is not appropriate to this site on the edge of the village

The report concluded that any harm associated with the development is minor and does not outweigh these benefits and the proposal itself is considered to comply to the development plan and NPPF when read as a whole.

Land South of 17 Heather Meadow, Fraddon

The committee was scheduled to discuss a full planning application from Mr A Whetter for the construction of four dwellings on land south of 17 Heather Meadow, Fraddon.

The application was called to committee at the request of Councillor Dick Cole, who disagreed with the view of officers that no weight should be given to locational housing policies within the St Enoder Neighbourhood Plan².

The report noted that the St Enoder NDP has designated settlement boundaries, and that this site lies outside of but abutting the boundary. It also noted that the NDP's housing policies are now considered out of date.

The report concluded that the proposal accords with the NPPF and development plan when considered as a whole, and that there are no reasons to make a decision otherwise than in accordance with these policies.

Roseland Court, Roseland Parc, Tregony

The committee was scheduled to discuss a full application from Retirement Villages Developments Ltd for external alterations to facilitate the reconfiguration of existing accommodation from care home beds to care housing at Roseland Court, Roseland Parc, Tregony.

The application was called to committee at the request of Councillor Julian German, as the proposal was not considered to remain within the C2³ use class.

The report noted that the proposed external alterations included new external doors, a new external patio area, and new French doors and Juliette balconies. It also noted that the internal alterations would involve changing the 36 close care beds to 16 extra care units.

The report concluded that the primary purpose of the building as a whole is to provide residential accommodation and care to elderly people in need of care, as the care element would be in most instances the reason people would choose to live on site.

Locations at Old Bridge Street, City Road, Newquay Road, Pydar Street, Lemon Quay, Station Road and Treyew Road in Truro

The committee was scheduled to discuss two applications from Urban Innovation Company (UIC) Ltd for the installation of Smart Hubs with integrated digital screens at seven locations in Truro.

• Application PA25/02295 was for the installation of the Smart Hubs themselves.
• Application PA25/02296 was for advertisement consent for the installation of 7No. 2 sided (back-to-back) digital LED displays.

The applications were called to committee at the request of Councillors Loic Rich and Steven Webb, due to concerns with the design of the hubs being out of character and not in keeping and harmful to the setting of the Truro Conservation Area[^5] and historic environment.

The report noted that the smart hubs are multi-functional units comprising two large digital screens capable of displaying moving advertisements. The side of each smart hub also contains a user interface with touchscreen.

The report concluded that the chosen hub positions balance the need to appropriately relate to the built, urban environment, whilst not unduly increasing street clutter or imposing on the special character of the Truro Conservation Area.

Appeals Report

The committee was scheduled to note an item for information, the Appeals Report, which listed appeals lodged and decided between 08/08/2025 and 05/09/2025.