30 homes with stone changes at Land South Of Coronation Cottages, Mabe Burnthouse

What was proposed

The application sought to change approved natural stone to reconstituted stone on parts of a 30-home development, with no other scheme changes.

“The application originally sought to vary condition 7 of PA23/10185, but following an objection from the Council’s Highways Officer the application was amended to no longer seek the variation of condition 7, which will remain intact and unamended. The application also originally sought to amend the approved plans to change the previously approved natural slate to be used on the dwellings to reconstituted slate…”

“The application is seeking to vary conditions 1 and 18 of PA23/10185 in order to allow the use of reconstituted stone on the dwellings in place of the prescribed use of natural stone. No other changes to the previously approved scheme are sought.”

Officer report

Earlier planning decisions

Earlier applications included a refused 60-home proposal, a dismissed appeal, and approvals for up to 30 homes and later reserved matters.

“Information Classification: PUBLIC 2018 – A subsequent appeal against the refusal of PA17/05495 was dismissed – APP/D0840/W/18/3193359”

“2019 – Outline planning application for the erection of up to 30 new dwellings with all matters reserved except access – Approved subject to conditions – PA19/03269”

Officer report

What officers recommended

Officers recommended approval subject to a legal deed, finding the material change acceptable and not harmful to village character or the wider landscape.

“The proposed change from natural stone to reconstituted stone is therefore considered to be acceptable as it would not result in demonstrable harm to the character of the village or the wider landscape and would broadly accord with Policies 2, 12 and 23 of the Cornwall Local Plan, Policy C1 of the Climate Emergency DPD, Policy 18 of the Mabe NDP, the advice in the Cornwall Design Guide and paragraphs 135 and 140 of the NPPF.”

“The application is recommended for approval subject to the signing of a Deed of Modification and subject to conditions.”

Officer report

Why officers supported the change

The proposed material resembles local granite, is limited and mostly inward-facing, while the development would provide housing, affordable homes and economic benefits.

“The proposed reconstituted stone is similar in its appearance to the natural stone most commonly found on other buildings in the locality (i.e. granite) and therefore it is considered that local distinctiveness is maintained. The proposed change from natural stone to reconstituted stone is considered to be appropriate having regard to the local character.”

“The housing development would provide a number of public benefits, including increasing the supply of housing and improving the availability and access to homes, contributing towards a step-change in the supply of affordable homes across Cornwall and helping to deliver the revised housing targets arising from the NPPF, supporting the Government’s objective of significantly boosting the supply of homes.”

Officer report

What consultees said

Mabe Parish Council objected because it considered the change contrary to local design policy and harmful to the village’s character and historic environment.

“Mabe Parish Council Not supported. The planning application is contrary to the NPPF under the principle of sustainable development. It has no social, economic or environmental value to the community. The adverse impact clearly and demonstratively outweighs the benefit. The Mabe NDP is extant and carries the most weight, therefore: Contrary to policy 18.1 a&b in that Removal of natural exterior finishes a. It detracts from the character and historic environment b.”

Officer report

Who spoke at the meeting

A parish councillor supported the proposal if natural stone was used, while the agent spoke in support and answered members’ questions.

What members discussed

The committee considered an additional condition requiring eight unstarted stone-featured plots to use natural stone, and the Electoral Division Member supported it.

“WPL/45 The Principal Development Officer (MB) outlined the application, including the showing of plans and photographs to the Committee and summarised the key issues. He advised that a discussion had taken place prior to the meeting between the applicant, parish council and local Member which had resulted in the agreement of an additional condition, which would require the remaining 8 plots that feature stone, but which have not yet been started, to be completed using…”

“The Principal Development Officer recommended that the Chief Planning Officer be given delegated authority to grant planning permission, subject to the signing of a Deed of Modification, linking the new Section 73 permission to the original Section 106 planning obligation, and subject to the conditions as set out in the report and an additional condition which would require the remaining 8 plots that feature stone but have not yet been started to be completed using natural…”

Minutes

The committee vote

The motion to grant delegated approval was moved, seconded and agreed unanimously.

“Arising from consideration of the report and debate it was moved by the Chairman, seconded by the Vice-Chairman, and unanimously…”

Minutes

The decision

Delegated authority was granted to approve the application subject to the legal deed, report conditions and natural-stone details for eight remaining plots.

“RESOLVED that delegated authority be granted to the Chief Planning Officer to approve application PA25/01769 subject to the signing of a Deed of Modification, linking the new Section 73 permission to the original Section 106 planning obligation, and subject to the conditions as set out in the report, and an additional condition to require the remaining 8 plots that feature stone, but which have not yet been started, to be completed using natural stone in accordance with…”

“The reasons given by the Proposer for wishing to approve the application were as set out in the report and verbal update.”

Minutes