Pre-app for extension to Shrubberies Hill development
There is no easy way to say this, but developers have submitted a pre-application to the Cornwall Council’s planning authority. A pre-app is a way for developers and individuals to see if an idea is supported under the planning system and feedback is given prior to any formal submission. This is a paid for service.
This site in question is easily explained in the following picture.
In the submitted documents, the agent has indicated this site could take up to 80 dwellings. Due to the location of the site, this would be classed as an exceptional site and therefore, this could be a site of 100% affordable, with a minimum of 50%.
I can see why this pre-application has been submitted now, because the emerging Porthleven Neighbour Plan (PNP) has this area one of the least preferred for development. This is because the working group has done a huge amount of work on a Local Landscape Character Assessment (LLCA), which has prioritised those areas that would be ‘better’ for development. You can read the detailed LLCA HERE
Just to recap, the Local Plan, and the emerging Porthleven Neighbourhood Plan has Porthleven requiring a further 80 dwellings over the next 15 years.
The PNP is also spending a lot of time using the LLCA details to do site allocations. A site allocation is where a plan based on evidence, sets a preferred area to be developed first. This does not guarantee another site is developed, but gives you a strong defence to resist a site that is not one of the preferred. The following picture gives you a clear idea where the preferred sites are.
In light of the LLRC and the work of the PNP, I do not think this site should be supported for housing. I know it is for affordable, and this is much needed in Porthleven. However, this site could have only a minimum of 50% because of something called viability. If you compare this will with the split of open-market to affordable for Porthleven in the Local Plan – 70/30 – which would be imposed on all other sites.
The difficulty in resisting this application if a formal plan comes forward is the PNP is an emerging plan; which has not been tested by referendum and therefore, it is given little weight in the planning process, or at an Appeal. This is always a danger with any emerging plan when an area is deemed less suitable for development and the landowner wants to act quickly before they find it is very difficult/impossible to take forward.
As I said before, this is only a pre-app and there is no process for the public, or the town council to give a view. This site should not be supported because there are other more viable areas in Porthleven for future development.
For more information on the PNP, please click HERE