Up to 9 homes at Land South Of Parc Garland, Church Cove The Lizard, Helston

What was proposed

The application sought permission in principle for between five and nine dwellings on land south of Parc Garland.

“Application number: PA26/04139 Site address: Land South of Parc Garland, Church Cove, The Lizard, Helston, Cornwall, TR12 7PQ Proposal: Application for Permission in Principle for the construction of up to 9 dwellings (minimum of 5, maximum of 9)”

Officer report

The site and surroundings

Officers considered the site enclosed by housing on three sides, with a hedgerow and open fields to the east, within the Cornwall National Landscape.

“In observing the characteristics of the site and its surrounds during the case officer site visit, the land is located adjacent to existing housing development and their gardens to the north, west and south. Moreover, a strong field boundary comprising a mature hedgerow and low-level trees is present for much of the eastern site boundary, which divides the site from open fields beyond.”

“In combination, the identified physical features of the site and its surrounds point towards the land being well enclosed and encircled on three sides by existing housing development, with a strong physical hedgerow feature defining much of the remaining eastern boundary.”

Officer report

What officers recommended

Officers recommended approval because the site was suitable rounding-off, accessible to services and capable of accommodating housing despite limited localised landscape harm.

“However, the assessment above concludes that the landscape effects would be limited in extent and largely localised to the application site and its immediate surroundings. The site is substantially enclosed by existing development on three sides, is physically well related to the built form of Lizard and does not represent an extension of development into the wider open countryside beyond the clearly defined boundaries of the site to the east and north east.”

“The decision must be taken in accordance with the Development Plan unless material considerations indicate otherwise. Although the proposal conflicts with elements of the Development Plan relating to landscape protection, the level of harm identified is not considered to substantially outweigh the significant benefits and does not provide a strong reason to withhold permission.”

Officer report

What consultees said

The parish council and Cornwall National Landscape Officer objected, while the Tree Officer raised no fundamental objection and other services requested future contributions or mitigation.

“Electoral Division Member The site is within the Cornwall National Landscape, which is a landscape having a high level of protection and whose scenic beauty and character should be protected from harm.”

“Principal Public Space Officer (OPEN Space) The Public Open Space Officer advises that the proposal does not provide on-site public open space that would meet the Council’s minimum size requirements. As such, in accordance with Cornwall Local Plan Policies 13.2 and 28.2, off-site mitigation should be secured through a Section 106 Planning Obligation.”

Officer report

What residents raised

Objections covered landscape, countryside, agriculture, heritage, highway safety, drainage, ecology, infrastructure, housing need and residential amenity.

“Principle of development unacceptable. • Development within the countryside. • Contrary to planning policy and spatial strategy of the Cornwall Local Plan. • Permission in Principle inadequate route to fully assess proposal and address fundamental planning related concerns. • Harm to Cornwall National Landscape (formerly AONB) and the landscape and scenic beauty of the site, wider area and Church Cove.”

“Information Classification: PUBLIC • Drainage strategy and flood risk assessment absent from proposal. • Loss of wildlife habitat and harm to protected species on the site. • Lack of ecology surveys and biodiversity information. • Loss of Cornish hedgerows. • No identified local need for further housing on the site. • Existing housing supply (unsold homes and properties for sale currently in the area) identify a lack of demand for further market housing.”

Officer report

Who spoke

A speaker opposed the application, a parish councillor opposed it, and the agent supported it; all answered committee questions.

What members debated

Members discussed housing need, the permission-in-principle stage, the protected landscape, the site’s greenfield character and whether benefits outweighed landscape harm.

“His principal concern was the site’s location within the Cornwall National Landscape; 2. It was noted that national and local planning policies required substantial weight to be given to conserving and enhancing natural beauty within designated landscapes; 3. The proposal sought permission in principle for up to nine dwellings on agricultural land; 4.”

“4 8. He acknowledged Cornwall’s housing pressures but stated that the lack of a five-year housing supply did not automatically justify development within a protected landscape; 9. It was noted that the officer report identified conflicts with national and local planning policies and that approval would require the benefits to outweigh those conflicts; 10.”

Minutes

The committee vote

Councillor J Thomas proposed refusal, Councillor Thomason-Kenyon seconded it, and the motion passed by six votes to two with no abstentions.

“Arising from consideration of the report and debate, it was moved by Councillor J Thomas, seconded by Councillor Thomason-Kenyon, and on a vote of 6 votes in favour, 2 against and 0 abstentions, it was:-”

“RESOLVED that Application No. PA26/04139 be refused.”

Minutes