See also... Barratts and West Looe Downs Development
*see map below
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link to >> Map of Cornwall's Community Network Areas
Summer 2016
An update on housing plans for Looe. . .
The first and smallest of five sites registered by landowners as available for housing development on the outskirts of Looe under the Strategic Housing Land Availability Assessment (SHLAA) has been approved on appeal.
The Rame View Barbican Road proposal, comprising 6 Affordable and 4 Open Market Dwellings, has been allowed but the cost application against the Council is refused.
In his report the Inspector states:
"I conclude that the adverse impacts of the proposal on the landscape would not significantly and demonstrably outweigh the benefits, of providing ten additional residential units, of which six would be for affordable housing. In addition, it would provide a payment towards open space provision and educational facilities within the local area and I conclude that the appeal should be allowed."
The Inspector added that, whilst he didn’t agree with their decision, East Cornwall Planning Committee had acted reasonably in refusing (against the officer recommendation) and he therefore hasn’t awarded costs against.
Of the other four SHLAA sites listed as available for housing in Looe, one has been the subject of pre-application enquiries and a public consultation at which the Looe Strategy Group found 230 were against and 3 in favour. All the sites are outside the town's current development limit for open market housing, are on elevated terrain that is classified prime agricultural land and if built upon would be visible from distance.
We have put together a list of ten good planning reasons why the local authority should think twice about allowing any such large-scale housing developments in Looe...
1 Recent instability of the Looe’s sloping hillsides has resulted in a large number of landslips, damage to highways/ road closures of St Martins Road, Elm Tree Road, Bass Hill, North Road and Hannafore Road harming business and in one instance leading to loss of life.
2 Barratts Phase 2 planning application for 82 dwellings on land designated in the development plan for housing was refused due to concerns over recent history of surface water drainage causing land stability issues and downstream flooding.
3 The underlying geology of the town and impact of increasing levels of winter rainfall due to climate change has not been properly examined or currently understood.
4 The town also suffers tidal flooding and over the last couple of years significant damage to quays and sea defences. The town centre and essential services; Fire Station, Health Centre and Police HQ are all close to sea/ river level and susceptible to flood disruption.
5 The road network in and around Looe is sub-standard and routes to Liskeard, the main town in the Community Network Area, contain sections of single track.
6 Other infrastructure provision, e.g. health service, sewage treatment works is under strain with no capacity for further growth.
7 Looe does not have 360 degrees of land available for housing growth with sea and rivers taking up more than half. Any development would inevitably impact landscape character being either coastal, hilltop, Area of Great Landscape Value or within the setting of an Area of Outstanding Natural Beauty.
8 The land surrounding Looe is quality agricultural farming land and amongst the best found in Cornwall.
9 There is already a shortage of employment in Looe forcing people to travel for work. There are no well paid jobs and unemployment in the 16 to 24 years age group is high.
10 Looe's identity as a maritime port and fishing harbour is an invaluable asset, both in terms of giving the community a sense of pride and identity and also by providing a unique selling point for business and leisure/ tourism sectors. The urbanisation of the surrounding areas would result in a dilution of the town's identity.
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February 2016 update:
Another large site between Barbican Road and Plaidy Park Road in Looe has been identified as having the potential for new housing development...
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Looe's population growth over the last 100 years...
In his report the Inspector stated:
The Council’s reasons for refusing permission for this development are as follows:
1) In the opinion of the Local Planning Authority, the development subject of this application is on a prominent and elevated site, lying within an area designated as an Area of Great Landscape Value (AGLV) and Coastal Zone. It is considered that the proposed development of the site as designed in the manner proposed would be harmful to the character of the area, and would have a significant impact in the landscape contrary to saved Policies CL9, CL10 and ALT2 of the Caradon Local Plan, and Paragraphs 58 and 109 of the National Planning Policy Framework.
2) In the absence of a mechanism to secure the provision of affordable housing; contributions towards educational infrastructure in Looe; and an off-site open space contribution toward maintenance of existing public open space in Looe; for which there is evidence of an identified need, the proposal is considered to be contrary to paragraphs 50, 57 and 72 of the NPPF 2012, Council LTP 3 and CC Document - Guidance on s106 Planning Obligations for Education Provision (April 2012).
The appeal is to be decided on the basis of an exchange of written statements by the parties and a site visit by an Inspector.
Please note that any comments already made following the original application for planning permission and any subsequent comments (unless they are expressly confidential), will be forwarded to the Planning Inspectorate and copied to the appellant, and will be taken into account by the Inspector in deciding the appeal. Please ensure that you only provide information, including personal information belonging to you, that you are happy will be made available to others in this way.
If you wish to make further comments, or modify/withdraw your previous representation, you can do so by emailing teamp13@pins.gsi.gov.uk. If you do not have access to the internet, you can send three copies to: The Planning Inspectorate, Mr Stephen Wallis, 3/05 Kite Wing, Temple Quay House, 2 The Square, Bristol, BS1 6PN.
All representations must be received by 17 December 2015. Any representations submitted after the deadline will not usually be considered and will be returned. The Planning Inspectorate does not acknowledge representations. All representations must quote the appeal reference.
At a meeting of Cornwall's East Area Planning Committee in Liskeard on Monday, Mr & Mrs Michael Cotton’s Rame View application was refused by a vote of 14 to 1 after two hours of debate.
There were numerous aspects to the scheme that members wanted to explore. Those that spoke queried the following...
Reference was made by the divisional member to the many other sites around Looe earmarked for housing development, the largest of which in West Looe was also owned by the same applicant, and that this particular proposal would encroach on the green corridor separating the coast from Looe Barbican settlement.
Legal advice obtained during the meeting discounted the potential risk of contamination of water supplies from the adjacent borehole as primarily a civil matter between the developer and the owner of the borehole whilst the quality of the agricultural land was contested by a counter report from Kivells stating it was Grade 3b and of medium to poor quality.
In the end the committee decided to refuse on the grounds of Caradon Policy CL9, NPPF paras 58 and 109, and no 106 Agreement in place (wording confirmed as below).
TREGARRICK - PROPOSED DEVELOPMENT OF 3 OPEN MARKET & 10 AFFORDABLE HOMES, WEST LOOE (update - permission granted 25 February 2013)
House building progress in relation to Cornwall Local Plan's 20 year target
The Planning Inspector, Simon Emerson, has agreed the house building targets in the Cornwall Local Plan which was adopted on 22 November 2016. The final apportionment for the 52,500 new houses to be built between 2010 and 2030 results in 68% being allocated to the 18 main towns of Cornwall listed in Policy 3, 29% to the rest of the Community Network Areas (CNAs) and 3% to the Eco- communities.
The main towns or villages named in Policy 3 are as follows:
Bodmin;
Bude with Stratton, Flexbury and Poughill;
Callington;
Camborne with Pool, Illogan and Redruth;
Camelford;
Falmouth with Penryn;
Hayle;
Helston;
Launceston;
Liskeard;
Newquay with Quintrell Downs;
Penzance with Newlyn, Heamoor, Gulval and Longrock;
Saltash;
St Austell;
St Ives with Carbis Bay;
Torpoint;
Truro with Threemilestone; and
Wadebridge.
Looe is not listed a main town in the Cornwall Local Plan which states that for other than the main towns housing growth will be delivered for the remainder of the Community Network Area requirement through:
- identification of sites where required through Neighbourhood Plans;
- rounding off of settlements and development of previously developed land within or immediately adjoining that settlement of a scale appropriate to its size and role;
- infill schemes that fill a small gap in an otherwise continuous built frontage and do not physically extend the settlement into the open countryside. Proposals should consider the significance or importance that large gaps can make to the setting of settlements and ensure that this would not be diminished;
- rural exception sites under Policy 9 (affordable-led developments adjoining settlements)
Cornwall Local Plan's apportionment for the Liskeard and Looe CNA is 2,900 new homes for the Plan period. Liskeard is to take 1,400 whilst the Residual Area containing Looe is allocated 1,500. House building progress as at 31st March 2017 is as follows.
The figures show a considerable amount of house building related activity in the 17 parishes that make up the Liskeard and Looe Residual Area* since 2010 resulting in a projected surplus of 109 new dwellings to the Plan's requirement for the area up until 2030.
*see map below
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Map of Liskeard & Looe Community Network Area (CNA)...
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| Map of Liskeard & Looe Community Network Area (CNA) comprising the 'main town' of Liskeard plus 17 surrounding parishes described as 'the residual' |
link to >> Map of Cornwall's Community Network Areas
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Summer 2016
Rural Exception Sites
Rural Exception Sites were introduced to exceptionally relax planning constraints on development so as to meet the housing needs of small rural communities of 3,000 or less as defined by the old PPS3. They were intended be small in scale, originally restricted to a maximum of 15 dwellings and to consist solely of affordable housing in perpetuity for those with a 'local connection'.
The NPPF 2012 now defines Rural Exception Sites in its Glossary as:
Rural Exception Sites were introduced to exceptionally relax planning constraints on development so as to meet the housing needs of small rural communities of 3,000 or less as defined by the old PPS3. They were intended be small in scale, originally restricted to a maximum of 15 dwellings and to consist solely of affordable housing in perpetuity for those with a 'local connection'.
The NPPF 2012 now defines Rural Exception Sites in its Glossary as:
"Small sites used for affordable housing in perpetuity where sites would not normally be used for housing. Rural exception sites seek to address the needs of the local community by accommodating households who are either current residents or have an existing family or employment connection. Small numbers of market homes may be allowed at the local authority’s discretion, for example where essential to enable the delivery of affordable units without grant funding."
Under Rural Exceptions Sites Policy 9 of the Cornwall Local Plan, development of land outside of but adjacent to the existing built up areas of smaller towns, villages and hamlets, to provide affordable housing to meet local needs will be supported where it would be well related to the physical form of the settlement and appropriate in scale, character and appearance. The inclusion of market housing will only be supported where the Council is satisfied it is essential for the successful delivery of the development.
For settlements such as Looe, which is not classed as a 'main town' in the Cornwall Local Plan, the Council may well find it useful to encourage such Rural Exceptions Sites in the future, provided they are small in nature as defined in the NPPF, as a way to continue building much needed rented and shared-ownership affordable housing in preference to starter homes.
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House Price Value Zones
Under Policy 8: Affordable Housing, of the draft Cornwall Local Plan, all new housing schemes on sites where there is a net increase of more than 10 dwellings* or where dwellings would have a combined gross floor space more than 1,000 square metres (not including replacement dwellings) must contribute towards meeting affordable housing need.
Developments must provide the target levels of affordable housing in relation to the average house prices in a particular area as set out below:
Looe is in house price Zone 4 where new developments must provide 30% affordable housing.
The mix of affordable housing products will vary through negotiation and shall be provided taking into account the Council’s evidence of housing need and any viability constraints identified, reflecting the different markets in different value zones. However, the target provision is typically in the following tenure proportions:
As and when by the Housing and Planning Act (2016) and subsequent Regulations, the provision of affordable housing will include an element of starter homes to meet the needs of qualifying households. Planning obligations will be used to ensure that affordable housing is provided and retained for eligible local households.
There may be some circumstances where it is more economic or sustainable to seek a financial contribution towards the provision of affordable housing. Any off site contributions must be broadly equivalent to on site provision and secured to support the delivery of affordable housing through a planning obligation.
*(There is a lower threshold than 10 dwellings in designated rural areas and AONB's)
September 2017
Affordable Housing Need: There are currently 231 applicants on Cornwall's Homechoice housing register with a 'local connection' to the parish of Looe and 61 of these (Bands A to C) have a priority need...
Parish Connection explained:
For further information see >> Cornwall Homechoice Policy v24.pdf
also Cornwall Council's website >> Council Allocation Scheme
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House Price Value Zones
Under Policy 8: Affordable Housing, of the draft Cornwall Local Plan, all new housing schemes on sites where there is a net increase of more than 10 dwellings* or where dwellings would have a combined gross floor space more than 1,000 square metres (not including replacement dwellings) must contribute towards meeting affordable housing need.
Developments must provide the target levels of affordable housing in relation to the average house prices in a particular area as set out below:
- 50% in Zone 1
- 40% in Zone 2
- 35% in Zone 3
- 30% in Zone 4
- 25% in Zone 5
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| Map from draft Cornwall Local Plan supporting document: Cornwall Affordable-housing-SPD-consultation-draft-final.pdf |
Looe is in house price Zone 4 where new developments must provide 30% affordable housing.
The mix of affordable housing products will vary through negotiation and shall be provided taking into account the Council’s evidence of housing need and any viability constraints identified, reflecting the different markets in different value zones. However, the target provision is typically in the following tenure proportions:
- 70% rented homes owned or managed as affordable housing, provided that the initial rent level (inclusive of any relevant service charges) does not exceed the local housing allowance
- 30% intermediate housing for rent or sale, provided that the homes are available at first and subsequent occupation at a price which is affordable to a typical local household, taking into account the estimated purchasing power in such households.
As and when by the Housing and Planning Act (2016) and subsequent Regulations, the provision of affordable housing will include an element of starter homes to meet the needs of qualifying households. Planning obligations will be used to ensure that affordable housing is provided and retained for eligible local households.
There may be some circumstances where it is more economic or sustainable to seek a financial contribution towards the provision of affordable housing. Any off site contributions must be broadly equivalent to on site provision and secured to support the delivery of affordable housing through a planning obligation.
*(There is a lower threshold than 10 dwellings in designated rural areas and AONB's)
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September 2017
Affordable Housing Need: There are currently 231 applicants on Cornwall's Homechoice housing register with a 'local connection' to the parish of Looe and 61 of these (Bands A to C) have a priority need...
Parish Connection explained:
In allocating affordable housing, preference is given to applicants with a local connection to the parish. To qualify the applicant, or member of their household, must meet one of the following criteria:
Residency
i) Currently lives within the parish and has done so continuously for the past 3 years; or
ii) Has lived in the parish continuously for 5 years at some stage in the past.
Employment
Currently works in permanent employment (regarded as 16 hours or more per week in the parish and has done so continuously for the past 3 years and this employment is not of a casual nature.
Family
Has a close family member (normally mother, father, brother, sister, son or daughter) living within the parish and has been for the past 5 years and there is independent evidence that the family member is in need of support or can give support.
Planning Restrictions
Where planning restrictions apply, the specific criteria contained within the S106 or S52 order will override the parish connection criteria.
For further information see >> Cornwall Homechoice Policy v24.pdf
also Cornwall Council's website >> Council Allocation Scheme
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Number of household spaces without a usual resident (second, holiday or vacant homes):
click to enlarge . . .
The above table shows that 1 in 5 properties in Looe is used for holiday purposes or is vacant.
Information provided to us by Cornwall Council from the 2011 Census.
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Information provided to us by Cornwall Council from the 2011 Census.
Summer 2016
The first and smallest of five sites registered by landowners as available for housing development on the outskirts of Looe under the Strategic Housing Land Availability Assessment (SHLAA) has been approved on appeal.
The Rame View Barbican Road proposal, comprising 6 Affordable and 4 Open Market Dwellings, has been allowed but the cost application against the Council is refused.
In his report the Inspector states:
"I conclude that the adverse impacts of the proposal on the landscape would not significantly and demonstrably outweigh the benefits, of providing ten additional residential units, of which six would be for affordable housing. In addition, it would provide a payment towards open space provision and educational facilities within the local area and I conclude that the appeal should be allowed."
The Inspector added that, whilst he didn’t agree with their decision, East Cornwall Planning Committee had acted reasonably in refusing (against the officer recommendation) and he therefore hasn’t awarded costs against.
Of the other four SHLAA sites listed as available for housing in Looe, one has been the subject of pre-application enquiries and a public consultation at which the Looe Strategy Group found 230 were against and 3 in favour. All the sites are outside the town's current development limit for open market housing, are on elevated terrain that is classified prime agricultural land and if built upon would be visible from distance.
We have put together a list of ten good planning reasons why the local authority should think twice about allowing any such large-scale housing developments in Looe...
1 Recent instability of the Looe’s sloping hillsides has resulted in a large number of landslips, damage to highways/ road closures of St Martins Road, Elm Tree Road, Bass Hill, North Road and Hannafore Road harming business and in one instance leading to loss of life.
2 Barratts Phase 2 planning application for 82 dwellings on land designated in the development plan for housing was refused due to concerns over recent history of surface water drainage causing land stability issues and downstream flooding.
3 The underlying geology of the town and impact of increasing levels of winter rainfall due to climate change has not been properly examined or currently understood.
4 The town also suffers tidal flooding and over the last couple of years significant damage to quays and sea defences. The town centre and essential services; Fire Station, Health Centre and Police HQ are all close to sea/ river level and susceptible to flood disruption.
5 The road network in and around Looe is sub-standard and routes to Liskeard, the main town in the Community Network Area, contain sections of single track.
6 Other infrastructure provision, e.g. health service, sewage treatment works is under strain with no capacity for further growth.
7 Looe does not have 360 degrees of land available for housing growth with sea and rivers taking up more than half. Any development would inevitably impact landscape character being either coastal, hilltop, Area of Great Landscape Value or within the setting of an Area of Outstanding Natural Beauty.
8 The land surrounding Looe is quality agricultural farming land and amongst the best found in Cornwall.
9 There is already a shortage of employment in Looe forcing people to travel for work. There are no well paid jobs and unemployment in the 16 to 24 years age group is high.
10 Looe's identity as a maritime port and fishing harbour is an invaluable asset, both in terms of giving the community a sense of pride and identity and also by providing a unique selling point for business and leisure/ tourism sectors. The urbanisation of the surrounding areas would result in a dilution of the town's identity.
Scroll to the foot of page to make comment or see other readers' comments...
February 2016 update:
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The above 8.7 hectare piece of land has recently been identified in Cornwall Council's Strategic Housing Land Availability Assesment (SHLAA) exercise as available for housing development.
This is in addition to the four sites already listed below in our article dated 3 Dec 2013. Although the entry in the register is for only 75 dwellings, we calculate that, at a modest 23 units per hectare, the site has the capacity for nearer 200 dwellings and is comparable with the Barratts estate (Phase 1 plus Phase 2) which totals 7.5 hectares.
The SHLAA exercise is a requirement placed on all Local Authorities in England by National Planning Policy to identify a supply of sites in their area with a potential for housing development of more than 10 units and we shouldn't assume that the maps show Cornwall Council's preferred location for housing in Looe; just that the landowners/ developers have indicated that the land is available and there is scope for it to be marketed for housing development.
The following statement by Cornwall Council in January 2016 clarifies the planning status of the identified sites...
Please use the link below for further information:
The following statement by Cornwall Council in January 2016 clarifies the planning status of the identified sites...
Please use the link below for further information:
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Cornwall Council has released the following maps showing parcels of land it has assessed under SHLAA as available for housing development...
As a result of the Strategic Housing Land Availability Assessment (SHLAA) a number of sites have been identified in Looe as available for development. At least two of the four sites listed have been the subject of recent pre-application enquiries for housing - the large site at Barton Farm, West Looe and another at the end of Rame View off Barbican Road, East Looe.
All four however are outside the town's development limit for open market housing, are on elevated terrain that is classified prime agricultural land and if built upon might well be visible from distance.
All four however are outside the town's development limit for open market housing, are on elevated terrain that is classified prime agricultural land and if built upon might well be visible from distance.
It has been suggested that a Neighbourhood Plan could limit new housing to small groups of say 5, 10 or 15 units but this could still add up to a substantial number. With the Barratt estate and other developments currently in progress, Looe appears to be already well on the way to meeting its target share up until the year 2030 as laid out in the draft Cornwall Local Plan which aims to disperse quotas around the networks proportionately.
When asked about the housing targets, Cornwall Council replied...
"It will be up to the local area as to how this is divided – perhaps through neighbourhood plans or another route – but what is a given is that the figure allocated to the remainder of Liskeard & Looe Network Area (excluding Liskeard) through the Cornwall Local Plan is the minimum that must be provided and planned for. Settlements with good facilities such as schools, shops etc are generally expected to take a significant proportion of the housing target as new development will help maintain these facilities. Landscape, topography and other concerns must also be taken into account when making these decisions."
Whilst the provision of somewhere to live for those born and raised in Looe remains a priority, there is concern that increases in the resident population may not be sustainable because the lack of jobs locally would force those looking for work to travel to neighbouring towns.
It would also bring pressures on an already fragile infrastructure, with more traffic, more stress on roads, transport links, welfare support/ medical facilities, in fact more of everything and with this expanded urbanisation could Looe's unique identity be sustained?
It would also bring pressures on an already fragile infrastructure, with more traffic, more stress on roads, transport links, welfare support/ medical facilities, in fact more of everything and with this expanded urbanisation could Looe's unique identity be sustained?
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Starter Homes
Starter Homes
There is a new form of affordable housing being introduced in the Government’s changes to the Planning Act called ‘Starter Homes’. The policy is focussed on improving access for first-time buyers throughout the country and likely to have an impact on Looe.
Under the ‘Starter Homes' programme, first-time buyers over the age of 23 but below 40 and employed will be able to purchase new houses or flats for at least 20% discount off market value and capped at £250,00, but they will not be allowed to sell or rent the properties for their full market value for at least five* years. There is no need to have a 'local connection' so successful applicants from any part of England could move into an area provided they are under 40 and meet the other criteria.
Local Authorities will have a duty imposed by the Government to promote the Starter Homes version of affordable housing ahead of existing types of affordable housing to such an extent that a likely mandatory 20% (this aspect will be confirmed in the Autumn) of any development is to be ‘Starters', leaving the balance for other forms.
At the same time, for all but small schemes of 10 or less units, the Local Plan Inspector has set a series of minimum levels of affordable housing within a development according to the average value of properties in the particular area. The thinking being that in high house price value areas development is deemed able to support a higher proportion of affordable housing (up to 50%) compared with low value areas which would be less viable and only support a lower proportion (25%). This could result in a bizarre situation whereby in areas where the need is greatest the provision will be the least!
Looe is assessed as being in house price Value Zone 4 (out of 5 levels of which 1 is highest) where the provision of affordable housing is set at a minimum of 30%. The problem will lie if the Government sticks to its further requirement for ‘Starters' to take up the first 20% of affordable housing leaving just 10% for much needed rented and shared-ownership properties here.
Rural Exception Sites are however exempt from the obligation to include Starter Homes.
* yet to be determined - may be longer
_______________________________________* yet to be determined - may be longer
Recent planning application approved...
PA13/10810 Residential development of 15 affordable rented dwellings, public open space and a children's play area on vacant land adjacent Glebelands, East Looe Cornwall PL13 1NP
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RAME VIEW - APPEAL PA15/00352
Proposed Housing Scheme comprising 6 Affordable and 4 Open Market Dwellings
Appeal allowed 14th March 2016
The Rame View appeal has been allowed but the cost application against the Council is refused.
Proposed Housing Scheme comprising 6 Affordable and 4 Open Market Dwellings
Appeal allowed 14th March 2016
The Rame View appeal has been allowed but the cost application against the Council is refused.
I conclude that the adverse impacts of the proposal on the landscape would not significantly and demonstrably outweigh the benefits, of providing ten additional residential units, of which six would be for affordable housing. In addition, it would provide a payment towards open space provision and educational facilities within the local area and I conclude that the appeal should be allowed.
The Inspector added that, although he didn’t agree with their decision, East Cornwall Planning Committee acted reasonably in refusing against the officer recommendation and he therefore hasn’t awarded costs.
Link to Cornwall's Planning Register... PA15/00352
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16 November 2015
RAME VIEW - Notice of Appeal against Refusal on 27th April 2015 of Application PA15/00352
RAME VIEW - Notice of Appeal against Refusal on 27th April 2015 of Application PA15/00352
An appeal has been made to the Department for Communities and Local Government in respect of the following planning application:
DCLG ref:
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APP/D0840/W/15/3135586
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Cornwall Council ref:
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PA15/00352
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Appeal start date:
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16 November 2015
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Proposal:
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Construction of affordable led housing scheme comprising 10 dwellings (6 affordable and 4 open market). Revised scheme to PA14/07210 withdrawn on 10/09/14.
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Location:
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Land Adjacent To Rame View East Looe Cornwall
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Appellant:
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Mr And Mrs Michael Cotton
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Cornwall Council decision:
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REFUSED
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The Council’s reasons for refusing permission for this development are as follows:
1) In the opinion of the Local Planning Authority, the development subject of this application is on a prominent and elevated site, lying within an area designated as an Area of Great Landscape Value (AGLV) and Coastal Zone. It is considered that the proposed development of the site as designed in the manner proposed would be harmful to the character of the area, and would have a significant impact in the landscape contrary to saved Policies CL9, CL10 and ALT2 of the Caradon Local Plan, and Paragraphs 58 and 109 of the National Planning Policy Framework.
2) In the absence of a mechanism to secure the provision of affordable housing; contributions towards educational infrastructure in Looe; and an off-site open space contribution toward maintenance of existing public open space in Looe; for which there is evidence of an identified need, the proposal is considered to be contrary to paragraphs 50, 57 and 72 of the NPPF 2012, Council LTP 3 and CC Document - Guidance on s106 Planning Obligations for Education Provision (April 2012).
The appeal is to be decided on the basis of an exchange of written statements by the parties and a site visit by an Inspector.
Please note that any comments already made following the original application for planning permission and any subsequent comments (unless they are expressly confidential), will be forwarded to the Planning Inspectorate and copied to the appellant, and will be taken into account by the Inspector in deciding the appeal. Please ensure that you only provide information, including personal information belonging to you, that you are happy will be made available to others in this way.
If you wish to make further comments, or modify/withdraw your previous representation, you can do so by emailing teamp13@pins.gsi.gov.uk. If you do not have access to the internet, you can send three copies to: The Planning Inspectorate, Mr Stephen Wallis, 3/05 Kite Wing, Temple Quay House, 2 The Square, Bristol, BS1 6PN.
All representations must be received by 17 December 2015. Any representations submitted after the deadline will not usually be considered and will be returned. The Planning Inspectorate does not acknowledge representations. All representations must quote the appeal reference.
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updated 29 April 2015
RAME VIEW - NEW APPLICATION PA15/00352
Proposed Housing Scheme comprising 6 Affordable and 4 Open Market Dwellings
Application refused 27th April 2015
At a meeting of Cornwall's East Area Planning Committee in Liskeard on Monday, Mr & Mrs Michael Cotton’s Rame View application was refused by a vote of 14 to 1 after two hours of debate.
There were numerous aspects to the scheme that members wanted to explore. Those that spoke queried the following...
- the standard of architectural design of the buildings, and that the proposed flat sedum covered roofs would be uncharacteristic of the locality and adversely impact an Area of Great Landscape Value and the Coastal Zone,
- the use of high quality grade 2 agricultural land of which only 7% exists in Cornwall,
- the fact that the proposals were outside the development limit of Looe,
- possibility of ‘affordable’ units not going to applicants with local connection due to level of demand - only 16 on South West Homes register with local connection seeking intermediate shared ownership properties,
- the risk of contamination of Howlek Park's borehole water supply due to its close proximity within one metre of the site,
- disturbance of remains of bronze age long barrow within the site.
Reference was made by the divisional member to the many other sites around Looe earmarked for housing development, the largest of which in West Looe was also owned by the same applicant, and that this particular proposal would encroach on the green corridor separating the coast from Looe Barbican settlement.
Legal advice obtained during the meeting discounted the potential risk of contamination of water supplies from the adjacent borehole as primarily a civil matter between the developer and the owner of the borehole whilst the quality of the agricultural land was contested by a counter report from Kivells stating it was Grade 3b and of medium to poor quality.
In the end the committee decided to refuse on the grounds of Caradon Policy CL9, NPPF paras 58 and 109, and no 106 Agreement in place (wording confirmed as below).
- In the opinion of the Local Planning Authority, the development subject of this application is on a prominent and elevated site, lying within an area designated as an Area of Great Landscape Value (AGLV) and Coastal Zone. It is considered that the proposed development of the site as designed in the manner proposed would be harmful to the character of the area, and would have a significant impact in the landscape contrary to saved Policies CL9, CL10 and ALT2 of the Caradon Local Plan, and Paragraphs 58 and 109 of the National Planning Policy Framework.
- In the absence of a mechanism to secure the provision of affordable housing; contributions towards educational infrastructure in Looe; and an off-site open space contribution toward maintenance of existing public open space in Looe; for which there is evidence of an identified need, the proposal is considered to be contrary to paragraphs 50, 57 and 72 of the NPPF 2012, Council LTP 3 and CC Document - Guidance on s106 Planning Obligations for Education Provision (April 2012).
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September 2014
RAME VIEW
PLANNING APPLICATION FOR 10 NEW HOUSES OFF BARBICAN ROAD, EAST LOOE - WITHDRAWN
Proposed Affordable-Led Housing Development comprising 10 Dwellings (6 Affordable and 4 Open-Market)
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August 2013
RAME VIEW
DRAFT PROPOSALS FOR 11 NEW HOUSES AT RAME VIEW OFF BARBICAN ROAD, EAST LOOE
Link to planning register > PA13/02519/PREAPP
A previous application in 2006 for 16 dwelling on the same site was refused because of, amongst other reasons, its impact on the landscape:
"The site lies in a prominent and elevated location. Whilst the housing proposed is single-storey it is considered that it would be visible from land to the east (towards Seaton and Downderry), and indeed from the South West Coast Path. The development would also be visible from boats at sea.
The site is designated as an Area of Great Landscape Value (AGLV) and lies within the Coastal Zone. It is concluded that development of the site would be harmful to the character of the area, and thereby contrary to Policies CL9 and Policy CL10 of the Local Plan."
Full officer report available here... E2/06/01283/FUL
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May 2012
BARTON FARM
DRAFT PROPOSALS FOR 180- 225 NEW HOUSES OFF POLPERRO ROAD, WEST LOOE
Land At Portlooe Barton Farm West Looe Hill West Looe PL13 2HY
from Cornwall Council website...
January 2016
for latest on these proposals go to >> West Looe Downs Development...
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Mr N Bhasin of Cornwall Council speaking at a Looe Town Council planning committee meeting on 7 August 2012 said that the housing numbers (as per the Core Strategy) show that there is not a strong requirement at the moment but this is under review, the chances of an application such as this going through are slim unless the need can be proven, speculative planning is not encouraged.
He added that according to the housing register the overall requirement for bands A-D is 100 then 165 from band E upwards, these figures do not include the provision being made by the Barratt Homes development.
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TREGARRICK - PROPOSED DEVELOPMENT OF 3 OPEN MARKET & 10 AFFORDABLE HOMES, WEST LOOE (update - permission granted 25 February 2013)
The previously rejected planning application has been modified and approved. Looe Town Council did not support either the original or the revised schemes expressing "Concerns about this proposal being outside the development boundary and with lack of amenity space. We consider this to be an over- development of an already struggling area with road safety issues and lack of space for children to play."
Link to planning register > PA12/11273 (opens a new page)
Link to location of proposal site access road... Google Maps
Link to location of proposal site access road... Google Maps
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