71 extra care apartments at Land South Of Whitestone Road, Bodmin

What was proposed

The application sought outline permission for 71 affordable extra care apartments, communal and staff facilities, parking, landscaping and associated infrastructure.

“The proposed residential development will incorporate additional facilities associated with Extra Care, such as space for communal activities and staff facilities for a 24/7 on site care service.”

“Site Area: 1.16 hectares • 71 Extra Care apartments designed for elderly residents with varying levels of care needs. The submitted application is seeking to establish the principle of a 100% affordable extra care (C3 Use Class) development on the edge of Bodmin. • The Extra Care scheme would be occupied in the following way: 1 person for each 1 bed unit and 2 persons for each 2 bed unit.”

Officer report

Earlier planning history

Earlier advice concerned a 72-dwelling extra care proposal, and the application followed pre-application discussions with council officers and community engagement.

“A Statement of Community Involvement (SCI) has been prepared by Inner Circle Consulting in support of an outline planning application being summitted for consideration by Cornwall Council. The outline application relates to proposals to develop land off Whitestone Road in Bodmin into an Extra Care housing scheme. The…”

“Information Classification: PUBLIC outline application seeks approval to the principle of the development as well as site access arrangements, layout and scale. Matters relating to appearance and landscaping will be applied for in subsequent reserved matters applications. The prime purpose of this Statement of Community Involvement is to outline the community involvement strategy for the extra care project.”

Officer report

What officers recommended

Officers recommended approval because the care, affordable housing and economic benefits outweighed landscape and neighbour impacts, with safe access and mitigation secured through conditions.

“Overall, it is adjudged that the benefits of the scheme outweigh the adverse impacts when assessed against the policies in the development plan and the National Planning Policy Framework, having particular regard to key policies for directing development to sustainable locations, making effective use of land, securing well designed places and providing specialist housing for persons including affordable homes and care provision.”

Officer report

What consultees said

Council services supported the care need and highways, while the town council opposed the location over drainage, traffic and parking concerns.

“Bodmin Town Council does not support this planning application. After taking into consideration the concerns of both Councillors and the public regarding drainage, traffic, and parking, etc, we do not believe the location is suitable. We do recognis e the huge need for a scheme of this type and would be very happy to consider again if the scheme could be brought to a more suitable location that is closer to the town.”

“Our collective vision in Care & Wellbeing is to ensure that people can get the right care, in the right place at the right time, which will help prevent, reduce or delay the need for ongoing support and maximise the opportunities for people to live independently at home.”

Officer report

What residents said

Objections focused on loss of green space, wildlife, congestion, accessibility, infrastructure, alternative sites, building height, overlooking and waste arrangements.

“Loss of Green Space and Community Enjoyment The proposed development will result in the loss of a beautiful open field that is widely used by the local community. This space is regularly enjoyed by dog walkers , families on walks, and individuals seeking a peaceful outdoor setting. It is also a popular spot for picnics and informal recreational activities, contributing to community well-being. Losing this green space would take away a vital local amenity.”

“Considering 71 units, each week would be for food waste and alternate fortnightly waste and recyclable waste. What will the residents be expected to do with the waste. The form indicates no storage so I presume the waste would be stored in each apartment. Would each resident be expected to take waste to the entrance or would the waste be collected from each unit.”

Officer report

Who spoke

A town councillor spoke against the application, while two supporters spoke in favour and answered committee questions.

What members debated

Members recognised parking concerns but considered the site sustainable, well placed near shops and suitable for meeting Bodmin’s need for extra care housing.

“Residents were concerned at the size of the development; There were concerns in respect of the potential visual impact; The site was sited on the edge of the town. This would give the development space and would be pleasant for the residents; Drainage and flooding issues were a concern as some residents had experienced flooding in their gardens. However, if the attenuation worked correctly for the site, then this could potentially help neighbouring residents; 5.”

“It was acknowledged that parking was always an issue with applications that housed a lot of people; It was considered that the site was in a superb position as there were shops nearby. It was an excellent site that covered everything, except the parking; A Member commented that the setting was very nice and that having a site in Bodmin was sustainable. Clearly there would be issues with parking, however this would also be an issue with a site further into town.”

Minutes

How members voted

The committee voted unanimously, with nine votes in favour, none against and no abstentions.

“Arising from consideration of the report and debate it was moved by Councillor Batters, seconded by Councillor Channon, and on a vote of 9 votes in favour, 0 against and 0 abstentions, it was:-”

Minutes

What was decided

Delegated authority was given to approve the application, subject to Natural England comments, planning conditions, added cycle and electric vehicle requirements, and revised construction controls.

“RESOLVED that delegated authority be given to the Chief Planning Officer to approve the Application No. PA25/01930, subject to the receipt and consideration of comments from Natural England and the imposition of planning conditions as set out in the report and any additional conditions or informatives required by Natural England and additional conditions and revisions to existing listed conditions as set out below.”

“Prior to construction of the car parking provision within the development hereby approved, plan(s) and written details of the number/type/location/means of operation and a programme for the installation and maintenance of Electric Vehicle Charging Points and points of passive provision for the integration of future charging points shall be submitted to and approved in writing by the Local Planning Authority.”

Minutes