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Montagu Town Planning Limited Montagu Town Planning Limited PRE-APPLICATION POLICY ASSESSMENT LAND ADJACENT TO HOLLY LODGE, LUXULYAN, BODMIN PROPOSED ERECTION OF FOUR HOLIDAY LODGES ON THE SITE CLIENTS: MR & MRS C WALL JANUARY 2021 Montagu Town Planning Limited Glebe Barn, St. Enoder, Tel: 01726 869 132 Summercourt, Newquay, Mob: 07866 606 236 Cornwall, TR8 5DF Email: [email protected] Registration No. 09467418 VAT Registration No. 308 172 714 Our Ref: Wall January 2021 1. Introduction 1.1 This Statement has been prepared by Montagu Town Planning Ltd , in conjunction with James Morford Architectural Services, on behalf of Mr and Mrs C Wall, who own the site. 1.2 This statement is submitted in support of a Pre-Application submission, in which the Council’s in-principal acceptance is sought in respect of the proposed erection of four holiday lodges on the site. 1.3 By way of background the site which is the subject of this Pre-Application benefits from outline planning permission for the construction of a dwelling (PA19/03778). In determining that application the Council considered that the site was part of the small residential settlement of Bodiggo and as such, the proposal complied with the requirements of ‘infill’ development of Policy 3 of the Local Plan. 1.4 The Applicants own Holly Lodge, located to the east, which has planning permission for a dormer extension to the existing dwelling and the continued use of ancillary annexe as holiday letting accommodation (PA18/04635). That development is substantially complete and therefore extant. 1.5 Subject to the outcome of this Pre-Application it is the Applicant’s intention to develop this site with four additional holiday lodges which will be used in conjunction with their existing holiday business. 1.6 The settlement of Bodiggo is located in a rural location half a mile north of Luxulyan and five miles north east of St Austell. The settlement comprises of a range of two storey dwellings which are set within well defined gardens. An unclassified public highway runs through the settlement. Countryside surrounds the settlement. 1.7 The countryside, which surrounds the settlement is not the subject of any local or national landscape designation. Furthermore, there are no Listed Buildings in close proximity to the application site. Page 2 Our Ref: Wall January 2021 2. The Proposal 2.1 As has been mentioned previously, this submission seeks the Council’s in-principal acceptance in respect of the proposed construction of four holiday lodges. 2.2 A Proposed Site Plan has been submitted, which identifies the approximate location of the proposed holiday units, vehicular access which will serve the site and the parking area serving each of the holiday unts. It is evident from this plan that the proposed development will be enclosed by a timber boundary fence, thereby physically separating it from the dwellings located to the west and south. 2.3 It is the Applicant’s intention to offer a more bespoke holiday experience rather than to serve the general tourism industry. By limiting the accommodation to single bedroom units, for example, the development will target single people, or couples wishing to spend quality time pursing either a variety relaxing / getting away from it experiences or a more activity based adventure taking full advantage of what the local area has to offer. Activities could include walking, cycling, ornithology, local history, etc and the local area offers substantial areas of public footpaths, quite country lanes, woodland, moorland and industrial heritage. As the accommodation will not be for the general tourism industry it is not particularly weather dependant, as such the units could be made available all year round, which, in turn, could help support the local economy during the quieter off-peak periods. 2.4 This Pre-Application submission is accompanied by the following documentation, namely:- • The completed Pre-Application advice form; • The description of the development proposed; • Drawing No.2143-01 - The Site Location Plan, The Existing Block Plan, an Indicative Block Plan, Indicative Elevations and an Indicative Section through the Building; and • The Council’s Pre-Application fee. Page 3 Our Ref: Wall January 2021 3. Planning Policy Context 3.1 The revised National Planning Policy Framework (NPPF) published in July 2018 provides the Government’s framework for delivering sustainable development and facilitating economic growth through the planning process. Planning applications must be determined in accordance with the Development Plan, unless material considerations indicate otherwise in accordance with Section 38(6) of the Planning and Compulsory Purchase Act 2004. 3.2 The introduction of the NPPF is a material consideration in planning decisions. The Development Plan for the Council covering this area of Bodiggo includes the adopted Cornwall Local Plan Strategic Policies 2010 - 2030. 3.3 The Luxulyan Neighbourhood Plan 2018-2030 has been made and is a material consideration in the determination of this application. 3.4 The NPPF recognises that planning policies and decisions should play an active role in guiding development towards sustainable solutions; however, in doing so should also take local circumstances into account, to reflect the character, needs and opportunities of each area (paragraph 9). It recognises overall that sustainable development has to be a balance of economic, environmental and social factors with no one factor being dominant. Paragraph 10 of the NPPF states that development should be considered in the context of the presumption in favour of sustainable development. 3.5 Policy 1 of the Cornwall Local Plan (CLP) states that ‘When considering development proposals, the Council will take a positive approach that reflects the presumption in favour of sustainable development contained within the National Planning Policy Framework’. The application site is well integrated in to this existing hamlet, which comprises of a number of established dwellings. Page 4 Our Ref: Wall January 2021 3.6 Policy 5 of the Cornwall Local Plan supports the provision of new tourism facilities, or an upgrade of existing tourism provision where the development is of an appropriate scale to the location and accessible to a range of transport modes. 3.7 Policy 21 seeks to ensure the best use of land and existing buildings. The policy seeks to protect the best and most versatile agricultural land from development. The development of this site with the proposed holiday units, which will represent a suitable density taking into account the character of the settlement, which clearly demonstrates that the development complies with the requirements of this policy. 3.8 Policy 23 seeks to sustain local distinctiveness and character and where possible to enhance the natural environment and assets. The site benefits from outline planning permission for an additional dwelling. As a result of the fact that the proposal will not result in a loss of any boundary vegetation currently screening the site, the proposal will not be highly visible from the adjacent public highway. The proposal will therefore not cause any harm to the landscape character of the area. 3.9 Policy 27 relates to transport and accessibility. The policy requires the provision of safe and suitable access for all people and the development should not cause a significant adverse impact on the local or strategic road network. Furthermore, the policy requires that development be located so that the need to travel will be minimised and the use of sustainable transport modes can be maximised. 3.10 As has been referred to previously, the site is considered to be part of an established settlement Furthermore, vehicular access will be provided via the existing safe vehicular access which serves the site. Moreover, the site is conveniently located, in close proximity to a number of bus stops which provide access to frequent and reliable public transport. Page 5 Our Ref: Wall January 2021 4. Conclusion 4.1 The purpose of this Pre-Application submission is to enable discussion to take place, not only with the Council’s planning officer but also with the Parish Council and agreement to be reached, in respect of the following aspects of the development:- • The suitability of the site to accommodate the scale and form of the development proposed; • Plans and documentation to accompany the application for planning permission. 4.2 The Applicant trust that the information contained in this submission, together with the accompanying form and plans, provides a good introduction to the proposal and will enable the local planning authority to provide a detailed response setting out its informal views. Page 6 .
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