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.

PROPOSALS for a change of use to a holiday letting for a property in Derriton have been refused by Torridge District Council.

Mr Scott Ford applied to the council for the change of use.

Previous applications for a certificate of existing lawful use for an agricultural building as a single dwelling house for over four years hd been refused in 2023, while a change of use from an agricultural barn to a holiday let with a single storey extension had been also refused in May 2017.

However, the latest application was refused on the grounds of being ‘poorly designed’ and with insufficient detail to demonstrate that the holiday let would be served by appropriate flood resilience.

In a statement of engagement accompanying the letter of refusal, the planning manager for Torridge District Council said: “In accordance with paragraph 38 of the National Planning Policy Framework (NPPF) in dealing with this application, the council has worked with the applicant in the following and positive and proactive manner.

“We have made available detailed advice in the form of our statutory policies in the Development Plan, Supplementary Planning Documents, Planning Briefs and other informal written guidance, as well as offering a full pre-application advice service, in order to ensure that the applicant has been given every opportunity to submit an application which is likely to be considered favourably.

“The council has attempted to engage with the instructed planning agent during the application but has not received any response.”

A delegated report also accompanying the refusal concluded: “The proposal is considered to be acceptable in principle as it accords with the Council's rural building conversion policy.

“However the development is not served by a suitable layout which indicates the amenity or parking areas associated with the dwelling. In addition, there are no flood resilience measures proposed as advised by the PPG. There are no concerns proposed in terms of highway safety or ecology.”

In refusing the application, the local authority told Mr Ford: “The submitted plans are poorly designed on account of no information being submitted to demonstrate the extent of residential amenity or parking associated with the holiday unit. Therefore, the proposal is contrary to policies of the NDTLP and the design principles within the NPPF.

“Insufficient detail has been provided to demonstrate that the holiday let is served by appropriate flood resilience measures as advised by the PPG. The proposal is therefore contrary to the North Devon and Torridge Local Plan (2018) and the NPPF.”

PLANS for the construction of two dwellings near Bude have been approved despite objections.

An application was issued for the construction of two dwelling houses and garages on land adjacent to Upton Garth, Upton, Bude.

Bude-Stratton Town Council said in its consultation response: “BSTC had no objection in principle to the application subject to the use of natural material choices rather than composite cladding products. Concerns were raised re the visual impact on the adjacent grade II listed asset and felt the design could be more in keeping with the ancient hamlet and is disrespectful of the local vernacular.”

Historic Environment Planning said it had strong concerns over the impact of the dwellings, adding: “Old Upton is set on lower gradient and the proposed design and scale of the two new dwellings will have an adverse negative impact on the listed property. The surrounding hedgerow and occasional mature tree does not sufficiently screen and protect the setting of the listed building from the visual impact and harm of the two new dwellings.

“The proposed designs are entirely out of keeping with the surrounding properties in Upton and will look rather alien and overbearing in comparison. Whilst the principle of development in this location might be acceptable, then the design of the dwellings should reflect and enhance the character of the area. The pallet of materials chosen for the two new dwellings is not typical for this area. The other properties within the area are painted render, local stone and slate: natural materials not man-made. Cladding can sometimes be acceptable but should be natural wood not composite and generally cladding should only be used where there are similar examples nearby; so where there are agricultural buildings/barns within close proximity.

“These two properties will look completely alien within this specific area and the scale and mass is too large within the space.

“There appears to be no landscaping included as part of the application to the edge of the boundary to try and soften and screen the impact to the listed building. Even if additional planting is added this will take time to establish and will not remove the inter-visibility between the site and the neighbouring listed building.

“It is disappointing that these proposals appear to have not given any respect to the setting of the listed building. It would be less harmful to the character and setting of the buildings of Old Upton if the proposed designs are altered to be less overbearing in scale or the reduction to one dwelling rather than two on the site. That way the building mass could be moved further away from the listed dwelling.”

However, prior to granting conditional approval, the council’s planning team said this had been addressed, saying: “As previously discussed following consultation responses negotiations with the agent resulted in an amended design being submitted which included a more natural material palette which is more in keeping with the vernacular of the area. Furthermore, the revised materials were considered acceptable to the historic environment team in terms of the relationship of the new dwellings with the listed building.”

It concluded: “All other matters raised have been taken into account, including the planning history and the comments of the Town Council but none is of such significance as to outweigh the considerations that have led to the conclusion.”

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