26 affordable homes at Land West Of Dobwalls Primary School, Dobwalls

What was proposed

The application sought 26 affordable homes with access, open space, drainage and associated infrastructure as Phase 2 of an existing development.

“This application seeks full planning permission for the construction of 26 affordable dwellings and associated infrastructure on land to the west of Dobwalls Primary School. The proposal would form Phase 2 of the adjoining Coastline Housing development, with access provided through the completed Phase 1 scheme and would deliver a scheme of social rent and shared ownership homes to meet identified local housing needs.”

“Access to the development would be through the existing vehicular access of Phase 1. Two pedestrian connection points would also allow access to and from Phase 1.”

Officer report

The site and its setting

The site was outside but next to Dobwalls’ development boundary, beside the completed first phase and opposite the primary school.

“The principal issue arising from the development relates to landscape impact. Development of the site would result in the loss of an undeveloped parcel of land on the southern edge of Dobwalls and would affect locally valued views towards the West Looe Valley identified within the Landscape Character Statement and Neighbourhood Development Plan.”

“The proposed development consists of a scheme of 26 dwellings. It represents Phase 2 of an existing Coastline Housing development, of which Phase 1 consisted of 24 dwellings. Phase 1 is completed and occupied.”

Officer report

Earlier planning history

The adjoining first phase was initially refused, allowed on appeal in 2021, and later approved in reserved matters.

“Phase 1, immediately adjacent to the current application site, received Outline Permission in 2021 via PA21/01932. The development was for the construction of up to 24 dwellings. Permission was originally refused, with concerns regarding the urbanisation of the rural setting; however, the decision was appealed and the Inspector allowed the appeal.”

“Reserved Matters were subsequently approved under PA23/05276.”

Officer report

Who spoke

A parish council representative spoke against the proposal, an applicant representative spoke in support, and the electoral division member addressed the committee.

What members debated

Members discussed the updated national planning framework, housing need, previous appeals, landscape change, infrastructure pressures and highway and school concerns.

“Clarification that there was a need to assess applications as they were submitted, and not to speculate on other potential development sites within the locality; 2. Clarification of the Policy Context as referenced in the Committee update; 3. Clarification regarding the planning history of the site and previous Appeals.”

“The updated NPPF made it difficult to refuse applications despite the concerns that had been expressed; 2. The schools at Liskeard and Callington were not currently full; 3. The proposal was for affordable housing and therefore the vast majority of those living there (once built, if approved) would likely be already living with the local community; 4. Reference was made to previous appeal decisions relevant to the application; 5.”

Minutes

The committee’s decision

The committee granted delegated authority to approve the application, subject to planning conditions and a Section 106 agreement for affordable housing and open space contributions.

“7 RESOLVED that delegated Authority be granted to the Service Director - Planning and Housing to approve Application No. PA25/09090 with planning conditions subject to the prior completion of a Section 106 Agreement to secure the necessary contributions in respect of the delivery of affordable housing and public open space contributions.”

“If the Section 106 Agreement is not completed in an appropriate timescale, delegated authority be granted to refuse the application due to a failure to secure the necessary planning obligations.”

Minutes

What must be secured

The Section 106 agreement would secure affordable housing and £216 per dwelling for public open space, alongside conditions covering drainage, biodiversity, construction, access and landscaping.

“A range of planning conditions are recommended which include conditions relating to the approved plans, surface water drainage, biodiversity net gain, ecological mitigation, landscaping, biodiversity enhancement measures, construction management, highway and access infrastructure and the provision and…”

“A Section 106 Agreement is also required to secure the occupation of the dwellings as affordable housing to meet identified local needs and that the dwellings remain as affordable housing in perpetuity. The Section 106 Agreement would also secure an off-site contribution of £216 per dwelling to public open space in the local area.”

Officer report