Documents - Perranzabuloe Neighbourhood Plan

Below you will find our main documents, which have been put into 5 sections:

Regulation 15/16 (submission) documents for consultation run by Cornwall Council, followed by an Independent Examination.
Consultation Responses.
Background Papers.
Supplementary consultation on proposed changes to the Neighbourhood Development Plan.
Pre-submission (Regulation 14) version of the Perranzabuloe NDP (22nd of April 2022 version).
DRAFT NDP (November 2021 version).
Related Information.

The Examiners Report is Published

2024-07-22

The Perranzabuloe Neighbourhood Development Plan has been modified according to the Examiner’s recommendations.

Cornwall Council have put the updated documents on their Planning Portal

The plan will now progresses to referendum.

Regulation 15/16 (submission) documents

Having reviewed comments on the pre-submission (Regulation 14) version of the Perranzabuloe NDP, the Steering Group (SG) made consequent changes. The Perranzabuloe parish council OK’d all the updated documents (Regulation 15) and they were then formally submited on to Cornwall Council for a Regulation 16 Consultation. Responses made during the consultation can be viewed by using the reference PA23/00026/NDP on Cornwall Council’s planning application website.

Perranzabuloe Neighbourhood Development Plan (NDP), 2018-2030, Submission Version as a PDF.
Appendix 1 – Policy Matrix (identifying links between policies and cross-cutting issues), as a PDF.
Appendix 2 – Definitive Development Boundary Maps, 3 MB (these were previously called Settlement Boundary Maps*).
Appendix 3 – Perranzabuloe Design Code, as a PDF .
Appendix 4 – Perranporth Strategic Masterplan, as a PDF.
Appendix 5 – Natural England (MAGIC) Designation and Habitat Mapping and Cornwall Council Mapping, as a PDF
Appendix 6 – Cornwall Wildlife Trust Mapping (defined habitat and hedgerow areas of protection), as a PDF
Appendix 7 – Landscapes of Local Significance (detailed maps), as a PDF.
Appendix 8 – Settlement Gaps and Green Buffers (detailed site area maps), as a PDF.
Appendix 9 – Local Green Space – detailed site areas and locations, as a PDF.
Basic Conditions Statement, as a PDF.
Consultation Statement, as a PDF.

The above documents will often reference Background Documents which are in the Background Documents section below.

* Following the Regulation 14 consultation, we were advised to amend the “Settlement Boundary” designation in name, to “Development Boundary” and the latter term is used in documents published after Regulation 14 consultation for Submission to Cornwall Council.

Consultation Responses

Consultation Feedback (PDF) 6.5 MB.
This includes comments received before Regulation 14, from the Regulation 14 consultation, from the post Regulation 14 Supplementary Consultation and from Statutory Consultees.
- Redacted responses ZIP 82 MB
  The responses were often in the form of longer letters that have been put into redacted PDFs that are in one ZIP file.
  Shorter responses are all in the Consultation Responses PDF.
- Results of the Supplementary consultation on proposed changes to the Neighbourhood Development Plan (PDF).
- The name and other personal details of individuals have been removed. So many comments are from Consultee XX. A list of the name and contact details for such individuals is in a separate document that Cornwall Council +/or the Independent Examiner will use to contact historic consultees.

With the plan now entering “Stage 3” of scrutiny by Cornwall Council and an Independent Examiner, comments further should be sent to them and not direct to the Steering Group.

Background Papers

NOTE: Larger PDFs have a note at the end of their description as to their size.

Housing
- Principal Residence Policy in Perranporth area
  Last updated 2023-06-16
- Housing completions
  Last updated 2023-06-02
- Housing completions in the last decade in the context of the Local Plan, and the significance of Affordable Housing, as a PDF.
  Last updated 2021-11-15. (This document refers to the “Cubert planning inspector’s decision“, so also available.)
- Settlement Boundaries
  - Settlement Boundary Review by external experts, as a PDF (later referred to as Development Boundaries*)
    Last updated 2021-08-31
  - Deciding Settlement Boundaries for Perranzabuloe, as a PDF (later referred to as Development Boundaries*)
    Last updated 2021-08-06
  - Criteria for defining Settlement Boundaries, as a PDF. (later referred to as Development Boundaries*)
    Last updated 2021-06-03.
- Housing Completion Maps by Year, 2014 to 2020
  - Goonhavern, PDF map.
  - Perranporth, PDF map.
- Ramoth Way Appeal Decision Letter 1997.pdf
Environment & Heritage
- Local Green Spaces, as a PDF.
  Last updated 2023-06-19.
- Local Landscape Character Assessment (LLCA), as a PDF.
  Last updated 2023-05.
- Important Views and Vistas Study as a PDF.
  Last updated 2021-07-14.
- Heritage Assets PDF.
  Last updated 2021-07-19.
- Strategic Environmental Assessment (SEA), Habitats Regulations Assessment (HRA), Screening Report, as a PDF.
- Strategic Environmental Assessment (SEA), Habitats Regulations Assessment (HRA), Screening Report by Natural England, as a PDF.
- Cornwall Council June 2022 SEA decision notice. (Cornwall Council believe an SEA is not required). PDF
- Environment & Heritage – Cornwall Wildlife Trust / ERCCIS maps:
- Ramoth Way Appeal Decision Letter 1997.pdf
BETI (Business, Employment, Transport and Infrastructure)
- Perranporth Strategic Masterplan, 3 MB PDF (contact us if you need the 58 MB high resolution copy)
  Last updated 2021-10-06.
- Perranzabuloe Design Code, 29 MB PDF (contact us if you need the 67 MB high resolution copy)
  Last updated 2021-10-06.
- Notes from discussions with Perranporth Commercial Estate Agents re the Commercial Property market in Perranporth (PDF).
- Notes from discussions with Truro based commercial agents, re Commercial Development near the A30 (PDF).
- Notes from discussions about development potential at the northern end of Perranporth airfield (PDF).

PROJECT NOTE: As upload files, check that these are put / updated on the pages for each Group.

Supplementary consultation on proposed changes to the Neighbourhood Development Plan
(19th January to 2nd March 2023)

Following comments received during our consultation on the draft NDP held in May 2022 (Pre-submission Regulation 14 stage), the Steering Group consulted with parishioners (plus statutory consultees and businesses) on three changes to the draft plan.

Shrink the Principal Residence Policy to just Perranporth
Cornwall Council have strongly suggested that the required evidence for a Principal Residence Policy is not strong enough to support this as a parish wide policy. This could lead to the entire policy being rejected. We are consequently proposing a Principal Residence Policy for only the area where there is a strongest evidence base. This is Perranporth and it’s immediate surroundings.
> Full details. (PDF)
Change the Settlement Gap and Green Buffer between Perranporth and Bolingey given the new secondary school announcement
The now announced location for a new secondary school on the edge of Perranporth could totally undermine the proposed Settlement Gap between Perranporth and Bolingey. We are proposing a change to this Settlement Gap to keep development from linking the distinct villages of Perranporth and Bolingey, while supporting the proposed school site.
> Full details. (PDF)
Change the Settlement Boundary, Settlement Gap and Green Buffer at Ramoth Way (Perranporth)
We agree with comments received that the Perranporth Settlement Boundary along Ramoth Way in Perranporth should be drawn outside existing properties. This has the knock-on of more appropriately protecting undeveloped land in this area as a Local Green Space and not a Green Buffer. (Please note that Settlement Boundary can be called a Development Boundary*).
> Full details. (PDF)

Pre-submission (Regulation 14) version of the Perranzabuloe NDP

The DRAFT Perranzabuloe Neighbourhood Development Plan (NDP) has had it’s first round of informal comments from the Perranzabuloe Parish Council and Cornwall Council. You can view or download the updated Pre-submission (Regulation 14) NDP and the associated Appendix documents using the links below. You may also find it usefull to look at the “Background Papers” further down this page.

Regulation 14 ran for 8 weeks from Friday the 22nd of April 2022 to Friday the 17th of June 2022.

Should you have any comments on any of the documents please email us at comments@perranplan.co.uk.

Pre-submission (Regulation 14) NDP for Perranzabuloe, as a 10 MB PDF.
Appendix 1 – Policy Matrix (identifying links between policies and cross-cutting issues), as a 90 KB PDF.
Appendix 2 – Definitive Settlement Boundary Maps, 3 MB PDF. (later referred to as Development Boundaries*)
Appendix 3 – Perranzabuloe Design Code, as a PDF, 29 MB.
Appendix 4 – Perranporth Strategic Masterplan, as a PDF, 3 MB.
Appendix 5 – Natural England (MAGIC) Designation and Habitat Mapping and Cornwall Council Mapping, as a PDF, 2 MB.
Appendix 6 – Cornwall Wildlife Trust Mapping (defined habitat and hedgerow areas of protection), as a PDF, 1.7 MB.
Appendix 7 – Landscapes of Local Significance (detailed maps), as a PDF.
Appendix 8 – Settlement Gaps and Green Buffers (detailed site area maps), as a PDF, 1 Mb.
Appendix 9 – Local Green Space – detailed site areas and locations, as a PDF, 2.3 MB.

DRAFT NDP (the November 2021 version pre Regulation 14)

This was our Parish Council reviewed draft pre the later “Pre-submission (Regulation 14) version of the Perranzabuloe NDP” version.

The DRAFT Perranzabuloe NDP has had it’s first round of approval from the Perranzabuloe Parish Council. You can download this DRAFT and the 9 Appendix documents from here. Some of the Appendixes are also listed below as “Background Papers”

Perranzabuloe Community NDP 2021-11 – DRAFT, as a PDF, 11 MB.
Appendix 1 – Policy Matrix (identifying links between policies and cross-cutting issues) – DRAFT, as a PDF.
Appendix 2 – Definitive Settlement Boundary Maps – DRAFT, as a PDF, 2.6 MB. (later referred to as Development Boundaries*)
Appendix 3 – Perranzabuloe Design Code, as a PDF, 29 MB.
Appendix 4 – Perranporth Strategic Masterplan, as a PDF, 3 MB.
Appendix 5 – Natural England (MAGIC) Designation and Habitat Mapping and Cornwall Council Mapping, as a PDF, 2 MB.
Appendix 6 – Cornwall Wildlife Trust Mapping (defined habitat and hedgerow areas of protection), as a PDF, 1.7 MB.
Appendix 7 – Landscapes of Local Significance (detailed maps), as a PDF.
Appendix 8 – Settlement Gaps and Green Buffers (detailed site area maps), as a PDF.
Appendix 9 – Local Green Space – detailed site areas and locations, as a PDF, 2.4 MB.

Related Information

The documents below were the main related documents that fed into our process.

The “Declarations of Interest” for the Steering Group (SG) members are on the Contact page of this Website.

Perranzabuloe Documents:

The 2013 Perranzabuloe Community Plan.
The November 2018 Perranzabuloe Awareness Leaflet that went to all households in the parish.
The Terms of Reference for the Perranzabuloe NDP Steering Group – December 2017
The “Declarations of Interest” for the Steering Group (SG) members are on the Contact page of this Website.
In December 2017 Cornwall Council sent through approval for the designation of a Neighbourhood Area to be used for the creation of a Neighbourhood Development Plan. This is sometimes called the “Designation Notice”.

Neighbourhood Development Plans in Cornwall:

Neighbourhood Planning in Cornwall, by Cornwall Council, which includes a link to a map of Cornwall showing the different stages NDP’s are currenting in Cornwall:
- Neighbourhood planning activity map, October 2018 – PDF
  go to above link to check this is the latest update.
Neighbourhood Planning Communication and engagement strategy
Cornwall Council Neighbourhood Planning Consultation and Engagement Toolkit.

Neighbourhood Development Plan (NDP):

How to shape where you live, a guide to neighbourhood planning, by the Campaign to Protect Rural England
Government Guidance on “Neighbourhood planning”
The guidance explains the neighbourhood planning system introduced by the Localism Act, including key stages and considerations required.

Environment & Heritage:

“Local Landscape Character Assessment (LLCA), Cornwall Neighbourhood Planning” presentation by Kath Statham (Landscape Planning Officer -Cornwall Council)
LLCA Support Services (V10). A list of costings for LLCA support services from Cornwall Council (valid at the time they were sent to us)

Other NDP’s, their Examiners Reports etc:

Bude
- Bude-Stratton-Neighbourhood-Plan-with-post-examination-amendments.pdf
- Bude Inspector’s Final Report Jan 2017.
- For a sense of part of the Cornwall Council process look at the material that went to a Committee in 2016 via http://www.cornwall.gov.uk/environment-and-planning/planning/neighbourhood-planning/neighbourhood-planning-in-cornwall/tab-placeholder/a-i/bude-stratton-neighbourhood-development-plan.
Crantock
- https://www.cornwall.gov.uk/environment-and-planning/planning/neighbourhood-planning/neighbourhood-planning-in-cornwall/tab-placeholder/a-i/crantock-neighbourhood-development-plan/
St Ives, who have a “second homes element”
- Independent Examiners Report on the St.IvesNeighbourhood Development Plan.
- Law Society Gazette article on ‘Planning: blocking second homes in St Ives‘.
Hayle
- The Hayle NP has now been ‘adopted’.
  It is included here since it is a relatively well-resourced coastal town and might include ideas that we could follow.
St Agnes

Questionnaires used by other NDP teams in Cornwall:

News, Notes etc. from our NDP Groups:

Housing:

2018-11, Does the Crantock decision in June 21018 mean that NDPs are useless?
2018-11, Possible development sites around Perranporth, ‘Strategic Housing Land Use Availability Assessment (SHLAA) sites‘.