The West Sub-Area Planning Committee met to discuss a number of planning applications, ultimately approving two, refusing two, and deferring one for more information. The committee also noted a list of planning appeal decisions.

Land South Of Coronation Cottages, Mabe Burnthouse, Penryn

The committee deferred a decision on application PA25/01769, concerning land south of Coronation Cottages in Mabe Burnthouse, Penryn, for the erection of 30 dwellings, pending further information.

The application sought to vary conditions relating to the use of natural stone on the development, proposing to use reconstituted stone instead. According to the application report, the applicant stated that using reconstituted stone would safeguard the viability of the scheme and enable the delivery of affordable housing.

Councillor Anna Thomason-Kenyon, Electoral Division Member, objected to the application on behalf of Mabe Parish Council and local residents, raising concerns about disregarding planning conditions, national policy, and the local Neighbourhood Development Plan. She stated that condition 18 of the original planning approval, which stipulated that details of the natural stone to be used should be submitted and approved before development started, had not been followed. She added that the Mabe NDP identified the area as an important visual landscape and required new developments to reflect the local vernacular using high-quality, locally sourced materials, which the use of reconstituted stone failed to do.

During the meeting, Councillor Thomason-Kenyon said:

National policy paragraphs 30 and 31 of the NPPF confirmed that once a NDP had been brought into force, those policies outweighed conflicting local plan policies. The Mabe NDP was in force and relevant for this application.

Officers responded that the applicant had never supplied a sample of the natural stone and that they felt the reconstituted stone would have been acceptable if proposed in the original application, especially as it would mostly be seen from within the development site. They also stated that the character of the area was not sensitive enough to justify refusal based on the use of reconstituted stone.

Following a debate, Councillor James Ball proposed approval, seconded by Councillor Nicola Boase, but the motion was lost. Councillor Cliff Crawford proposed refusal, but this was not seconded. Councillor Mike Thomas then proposed deferral, seconded by Councillor Sally Harrison, which was carried. The committee requested further information on the availability of local natural stone, costs, impact on viability, and the possibility of using natural stone on properties yet to be completed.

Riverside, Polcoverack Lane, Coverack, Helston

The committee approved application PA25/02490 for the construction of a detached self-build infill dwelling at Riverside, Polcoverack Lane, Coverack, Helston.

Councillor Rory Gow, Electoral Division Member, raised concerns on behalf of local residents, stating that the proposed dwelling would lead to overlooking of a neighbouring property, that the access lane was not an adopted road, and that the application failed to meet local plan needs. He also expressed concern that the site had served as a natural flood plain, protecting neighbouring properties, and that the proposed conduit would be insufficient to divert floodwater.

Officers responded that the one in one hundred years flood event had been taken into consideration, that the applicant had been over cautious with regard to the risk of flooding, and that mitigation had been put in place, including floor levels no lower than the anticipated one hundred year event, plus an extra 52% to account for climate change. They also stated that there was already overlooking in the area from existing properties and that there was only one window proposed for the south side of the building.

Following a debate, Councillor Ball proposed approval, seconded by Councillor Thomas, which was carried.

Condurrow Road, Beacon, Camborne

The committee approved application PA25/00920 for the demolition of an existing mundic bungalow and construction of a pair of semi-detached three-bedroom dwellings at 50 Condurrow Road, Beacon, Camborne.

Councillor Mills of Camborne Town Council spoke against the application, and Councillor Bruce Craze, Electoral Division Member, raised concerns about on-road parking leading to visibility issues at a nearby junction.

Officers responded that the proposal met the minimum property size requirements, that the application would only lead to a net increase of one property, and that Highways Officers had made no comments in relation to the application.

Following a debate, Councillor Ball proposed approval, seconded by Councillor Jay Hodgetts, which was carried.

Land North East Of Pengelly, Bosavern, St Just

The committee approved application PA25/06050, a permission in principle for the proposed conversion of a building to form a self-contained dwelling on land north east of Pengelly, Bosavern, St Just.

Councillor Gardner of St Just Parish Council spoke against the application, and Miss Pitt spoke in support. Councillor Brian Clemens, Electoral Division Member, stated that the application had originally received unanimous support from the town council, that the site was a suitable and sustainable location, that more houses were needed in the area, and that there was an ongoing civil case relating to the existing buildings.

Officers responded that the location had been considered open countryside when the application for the agricultural building was submitted, that the civil case had no impact on the committee's ability to make a decision, that the application was for a change of use for an agricultural building that had never been used for its intended purpose, that the application could be considered as rounding off, that the falcon breeding business in close proximity was considered to be an agricultural establishment, and that the views of Natural Landscape were an important material consideration.

Following a debate, Councillor Ball proposed approval, seconded by Councillor Crawford, which was carried. The committee stated that the proposed development was in a sustainable location and considered to form part of the settlement of Bosavern, and that the delivery of a single dwelling would add one additional unit of housing to the parish and offer associated economic and social benefits.

Wheal Do Um Farm, Trewellard, Pendeen, Penzance

The committee refused application PA25/05406 for the conversion and extension of granite barns to form two dwelling houses at Wheal Do Um Farm, Trewellard, Pendeen, Penzance.

Councillor Morris of St Just Town Council spoke against the application, and Councillor Clemens, Electoral Division Member, stated that the biggest issue was the engine house, that the applicant considered that his proposal would not damage the engine house, that a condition could be put in place to make the wall a darker colour, and that there was a demand for one-bedroom homes in the area.

Officers responded that the applicant had been advised to have a pre-application meeting with the World Heritage Site officers, that the barns and engine house would deteriorate over time if left as they were, that some development would be permitted as the engine house was no longer in its original form, and that the World Heritage Site officers were willing to work with the applicant to find a suitable solution.

The Committee Update Pack clarified that the application was for a conversion, not an extension.

Following a debate, Councillor Ball proposed refusal, seconded by Councillor Thomas, which was carried.

Appeals

The committee noted the list of planning appeal decisions received, of appeals lodged, and dates of public inquiries, as detailed in the Appeals Report and Appeals Report Appendix 1.