Up to 140 homes at Land North Of The A3071 Castle Horneck, Penzance

What was proposed

Outline permission was sought for up to 140 homes, with access decided now and appearance, landscaping, layout and scale reserved for later.

“Outline permission is sought for up to 140 dwellings on an 8.83 hectare (ha) site on the edge of Penzance. All matters except for access are reserved for later approval. There would be a single vehicular access point onto the A3071. There would be improvements along this road and at the Mount Misery roundabout to improve pedestrian access. Also, a signalised pedestrian crossing would be provided at the junction of Castle Horneck Road and the A30.”

Officer report

The site and surroundings

The 8.83-hectare site comprises five fields on Penzance’s edge, with hedges, public rights of way, woodland, Castle Horneck and Lesingey Round nearby.

“The site is currently made up of 5 fields with hedges to the boundaries. The land generally falls from the east to the west. To the west boundary is the Millenium Woodland which separates the site from the A30. A byway crosses the site, north to south, from the A3071 to Castle Horneck Road. A footpath runs east to west from the A30 to the A3071. To the north of the site is the youth hostel, Castle Horneck, a Grade II* listed building and beyond that a group of houses.”

Officer report

What officers recommended

Officers recommended approval because the scheme would provide housing and affordable homes, with identified impacts considered manageable through conditions and contributions.

“The site was not allocated for development in the Allocations DPD. However, the Council is now required to provide significantly more housing than the DPD allocated. This document is now out of date. The proposed development would make a significant contribution to the housing supply and would provide much needed affordable housing in line with policy.”

“There are some negative impacts. These include the loss of Best and Most Versatile (BMV) agricultural land, a change in the outlook from users of the right of way and impact of the character and appearance of the site. The loss of BMV is not significant given the size of the site and that as much of the land around Penzance is BMV it is inevitable that such land will be lost.”

Officer report

Main planning issues

The assessment considered housing need, countryside character, heritage, highways, rights of way, ecology, flooding, drainage and infrastructure contributions.

“Information Classification: PUBLIC The planning application needs to be assessed against the Development Plan policies and any other material considerations. The key issues are:”

“Principle • Affordable Housing • Impact on the character and appearance of the area • Impact on the historic environment • Impact on the amenities of neighbouring residential occupiers • Highway safety • Ecology and Biodiversity • Climate Change Emergency • Flood risk and drainage • Impact on Infrastructure Provision i.e. open space, education, health, affordable housing…”

Officer report

Concerns raised

Objections focused on transport, traffic, infrastructure, heritage, agricultural land, biodiversity, flooding, affordability, landscape character and loss of countryside access.

“Oppose: • Poor integration of the site within the local public transport network and the unsafe pedestrian and cyclist access • Significant increase in traffic volume, exacerbating congestion on the A30 • Not an allocated site and other allocated sites should be brought forward first • Excessive strain on existing infrastructure, including roads, schools, healthcare services, and public transport • Negative impact on a number of heritage and historical features including…”

“Roscadghill/Nancealverne/Castle Horneck in the Penzance Neighbourhood Plan). Buffer Zones are intended to protect open land between settlements and act as boundaries to development on the edges of urban areas. • planning application is contrary to the policies and guidance contained in The Cornwall Local Plan, the National Planning Policy Framework, the Planning (Listed Buildings and Conservation Areas) Act 1990 and the emerging Penzance Neighbourhood Development Plan.”

Officer report

Who spoke

A [name withheld] spoke against the application, while a supporter spoke in favour; both answered committee questions.

What members discussed

Members discussed highways, flood risk, public transport, pedestrian and horse-riding routes, traffic on the A30, drainage, schools, heritage and building timescales.

“She noted the concerns from local residents regarding the impact on highways and flood risk; She had concerns regarding the distance to public transport links as well as proposed routes for pedestrians and horse riders; The additional impact of traffic on the A30 was of concern, particularly as there was existing congestion at times; 4.”

“Courtesy crossings had been used in other towns in Cornwall. Zebra crossings could be appropriate in some areas, but not necessarily on this site; The Highways team sought to include safe routes to get to facilities if people did not have access to a car; The proximity of schools in relation to the site; There had been no objection form Historic England to the proposal; 8.”

Minutes

How the committee voted

The motion to approve was carried by 10 votes to 1, with no abstentions.

“Arising from consideration of the report and debate it was moved by Councillor Ball, seconded by Councillor M Thomas and on a vote of 10 votes in favour, 1 against and no abstentions, it was:-”

Minutes

The decision

The Chief Planning Officer was given delegated authority to grant outline permission, subject to conditions, a Section 106 agreement and necessary contributions.

“RESOLVED that the Chief Planning Officer be given delegated authority to grant outline planning permission, subject to conditions set out within the report, or similar, and the completion of a S106 Agreement securing the affordable housing in perpetuity and necessary contributions as set out in the report.”

“The reasons given by the Proposer for wishing to approve the application were as set out in the report…”

Minutes