EACH week, hundreds of planning applications come before Cornwall Council’s planning department, seeking to win approval for various plans right across the Duchy, with some concerning Holsworthy handled by Torridge District Council.

These plans can comprise of a number of different reasonings – ranging from permission to replace windows or listed building consent ranging up to large house building developments or changing of use of a building, for instance, from an office to a café, or flats.

Within this large and often complex system, there are a number of formats from which planning advice and approval can be sought.

These range from full applications where all the details which comprise a proposed development or work to a building are submitted, to outline applications, where further details are yet to be confirmed, for example, an outline application with reserved matters for appearance may not confirm the final proposed development but rather seek permission in principle.

An example of this is one for an outline permission for 20 dwellings on land with reserved matters for appearance and scale; the reserved matters would require further permission later for their inclusion.

Other types of applications include pre-application advice requests, where would-be developers submit often outline proposals to a local authority to ascertain whether it is likely to gain support or not prior to submitting a planning application.

The vast majority of applications are decided by planning officers employed by a local authority under ‘delegated powers’, meaning they do so on behalf of their employer, however, some applications are ‘called in’ by local councillors to be discussed at an area’s strategic planning committee meeting, meaning the final decision rests with a committee of councillors.

An application for a retrospective change of use of a first floor office as a residential accommodation has been refused by Cornwall Council.

It concerns Unit 3, The Depot, Kings Hill, Bude.

The applicants told Cornwall Council: “The application seeks to gain retrospective planning permission for the change of use to residential accommodation (1 unit). The authorised use of Unit 3, approved in 2017 (application PA17/09367) was for storage (B8) on the ground floor and office space on the first floor.

“The internal layout of the office changed slightly from that shown on the approved plans but suited the tenants. This included a bathroom and kitchen, two offices and a conference area. The owners have recently had to move into the first floor following a fire at their home. Unfortunately, their property suffered from smoke and water damage, and they have not yet been able to move back to their home.

“The layout of the first floor has not changed, the offices are now bedrooms with the conference room being living space. The kitchen and bathroom had already been created as part of the office layout.

“There is a mix of commercial and residential properties around the site. Commercial units include cafes/restaurants, shops, storage and light industrial. None of these uses would conflict with the residential use on the 1st floor of Unit 3.

“The applicants will be moving back to their home but feel that having a small residential unit in Bude at a time when there is a housing crisis will ease problems for a family.”

Bude-Stratton Town Council’s planning committee said: “Bude-Stratton Town Council object to the application as it would set a precedent, it is important to reserve this land for commercial usage. There is no amenity space for a dwelling.”

Refusing the application, Cornwall Council’s planning department said: “The change of use to the first floor of Unit 3 would result in a loss of business space within 'The Depot' commercial units complex reducing the stock of suitable and flexible commercial space available to local businesses to the detriment of the economic and social vitality of Bude and Stratton. In the absence of either a robust marketing campaign or evidence to demonstrate it is unsuitable to continue as business use due to environmental considerations the loss of business space is not justified.

“Consequently, the development fails to accord with policies 2 and 5 of the Cornwall Local Plan Strategic Policies 2010 - 2030 (adopted November 2016); policy 12 of the Bude-Stratton Neighbourhood Development Plan 2016 - 2030 and paragraphs 8 and 85 of the National Planning Policy Framework 2023.

“In the absence of evidence to the contrary the introduction of residential accommodation within this commercial complex has the potential to create conflicts in terms of the impact on future residents from noise and odour created by existing well established commercial activities surrounding Unit 3, not least the current café use on the ground floor. The impacts on the residential amenity, health and wellbeing of newly introduced residents would directly compromise both current and future business operations within Unit 3 overall, as well as the units adjacent, and Petherick Mill Industrial estate which is protected within the Bude Stratton Neighbourhood Development Plan.

“Consequently, the development fails to accord with policies 2, 5, 12, 13 and 16 of the Cornwall Local Plan Strategic Policies 2010 - 2030 (adopted November 2016); policy 12 of the Bude-Stratton Neighbourhood Development Plan 2016 - 2030 and paragraphs 8, and 193 of the National Planning Policy Framework 2023.”

A pre-application enquiry seeking for the extension of a healthcare provision in Callington has been met by a favourable response by Cornwall Council’s planning department.

It would seek the extension of the current health centre with an expansion of around 40 per cent on its current size.

In the documents, the applicant told Cornwall Council: “The principle of redevelopment of the centre has been discussed with Callington Town Council, who have confirmed their support. It is understood that an updated Neighbourhood Plan, which includes reference to the existing centre being redeveloped, has been drafted and submitted separately to Cornwall Council.

In a response to the applicant, concerning Callington Health Centre, on Haye Road, the council’s planning officers said it would be welcome.

They said: “The principle of extending the practice is supported and welcomed. In terms of detailed design matters, the conflict between highway safety and minimising hedgerow loss is considered to be the key consideration for you as you bring forward your proposal.

“My preference would be that you first explore options to manage vehicular circulation within the site (such as internal signalling systems), as opposed to a new access onto Frogwell Road as this then would require hedgerow removal, causing potential ecological and biodiversity challenges. If you do stick with the approach to exit onto Frogwell Road you will need to engage with a Transport Consultant in order reach a satisfactory arrangement to enable suitable highway arrangements given the restricted nature of Frogwell Road.

“You should note that this letter does not constitute a formal decision by the Council (as local planning authority). It is only an officer’s opinion given in good faith, and without prejudice to the formal consideration of any planning application. However, the advice note issues will be considered by the Council as a material consideration in the determination of future planning related applications, subject to the proviso that circumstances and information may change or come to light that could alter the position.

“It should be noted that the weight given to pre-application advice notes will decline over time and that the Local Planning Authority dispose of pre-application records after three years. Therefore, pre-application records that are more than three years old will not hold any weight in the subsequent determination of related planning applications.”

Keep up to date with the latest planning applications and other statutory notices (such as alcohol licensing and probates) that affect where you live by visiting our online Public Notice Portal – be the first to know by visiting www.publicnoticeportal.uk/cornish-and-devon-post-series