Our meeting of the 23rd of January 2019 covered:
- Review of Policies from other NDP’s
- Policy Overlap
- Work Methods
The full minutes from this meeting are here in PDF form.
23rd January; 19:00 Parish Council Offices, Chyanhale, Ponsmere Valley, Perranporth, TR6 0DB.
- Approval of Minutes of last BETI meeting #7, 16th January 2019
- Review of BETI category policies in other NDPs ( Bude, Crantock, Chacewater, Illogen, Newquay, Roche, St Agnes)
- Next Steps
- Other Issues
- Dates of next meetings
Perranporth Neighbourhood Development Plan – BETI Focus Group
Notes: 17th January 2019 (Parish Rooms)
Kevin Havill – Chair (KH)), Philip Moore – Vice Chair (PRM), Mike Callan – (CC Consultant (MC), Andrew Bown (AB), Karen Colam – Parish Council Rep (KC) Roger Kayes (RK), Clive Stevens, Gail Hammond, Paul Hammond, Richard Page, Sharon Hewitt, Jim Hewitt, Richard Eves, Colin Brewer, Mark Trevethen
Apologies: ,William Rogers – Parish Council Rep (WR), Keith Everest
- Welcome address by KH.
- All attendees gave a brief introduction of themselves.
- Brief explanation made of the NDP position in planning policy hierarchy and the various steps involved to getting to an adopted plan.
- Q’s and A’s as to relevance and effectiveness of an NDP. Relative merits and weaknesses discussed and MC confirmed that the NDP will be a very useful tool by which he and other Cornwall Councillors could represent Perranzabuloe’s best interests.
- KH suggested attendees gain familiarity with the perranplan.co.uk website and review past meeting minutes.
- Previous Minutes
- Minutes of the previous meeting on16th May 2018 – Approved
- Explanation of slow progress since of the last meeting explained as the need for Steering Group to finalise and distribute flyers to each household (September) and then hold public meetings (November/December)
- Sincerely hoped that faster progress will be made during 2019!
- Meeting with Sarah Furley, Cornwall Council in December 2018 explained. Following this meeting Sarah undertook to review and comment on BETI issues supplied by KH for discussion purposes and their relevance to the NDP. A copy of her reply is attached to these minutes (Annex 1).
- Current Tasks
- By mid February we need to identify the issues from which to draft policies and objectives. For example:
- Crate and support all year round employment
- Support retail and services in Perranporth Village
- Designate areas for new employment premises
- Support and control of tourism
- Cycle tracks and footpath network
- Park ‘n’ Ride for Perranporth
- Designation of land for bypass for Goonhavern
- Policies controlling development without improvements to the SWW drainage system +/or health and welfare & possibly education (MC liaising with local action group)
- By mid March we need to have drafted questions to be included in the questionnaire to be sent to all households in the parish.
- The purpose of this questionnaire will be to assess support for draft policies and to garner evidence for the creation of others
- Show of hands as to who present would be prepared to work on these tasks
- Majority supportive
- Working Methods
- Agreed to look at other Cornish NDP’s to draw on the experience of others
- RK asked to provide links to relevant NDP’s
(Aside these have been received from Roger and are also attached as an annex to these notes, Annex 2)
- AGREED THAT ALL WILL CONSIDER THE PASSAGES THAT RELATE TO BETI ISSUES IN THESE NDPs AND COME TO THE NEXT MEETING WITH AN IDEA OF WHICH POLICIES THEY WOULD LIKE TO SEE IN THE PERRANZABULOE NDP
- Suggested by CK that we contact other NDP groups to benefit from their experience- agreed KH to initiate.
- The idea of creating sub groups at this stage not supported at this stage
- Agreed to hold regular, ie fortnightly or three weekly meetings to get these tasks completed.
Next meeting: TBC 19:00 – 21-00 at the Parish Rooms, 23rdJanuary 2019
Topics raised with Sarah Furley, Group Leader, Neighbourhood Plans, Cornwall Council
Topics raised in black font. S.F. replies in blue.
BETI Summary list of issues 19.12.18
1. Improvements to Perranporth centre
o Design Standards for shop fronts, signage, pedestrian and mobility access, landscaping
You could have a character statement for the town centre, emphasising the positive elements that you wish to reinforce and require new development to demonstrate how it responds to that. Some of the elements listed will not require planning permission.
Here is a simple (ish!) government guide to Advertisement Control which tells you when signs and adverts require consent.
o Use of upper parts above shops with emphasis to create either employment space or permanent residential use rather than holiday lets
The creation of 1 or 2 residential units above a shop is permitted development – so planning permission is not required to do this and you therefore don’t have control over how that property is used.
It is also permitted development for use for up to 2 years of any A1 (retail) property to be used as any use falling within Class A1 (shops), Class A2 (financial and professional services), Class A3 (restaurants and cafes) or Class B1 (business) of that Schedule, for a single continuous period of up to 2 years.
So I’m not sure you can have a policy to encourage this – you might have a statement in your vision for the town centre to show that you wish to encourage this use, but if something doesn’t need planning permission you can’t have a policy for it. You can have a policy to retain commercial uses on the ground floor of the town centre – define your main commercial area and resist changes of use away from commercial on the ground floor (see also Policy 4 of the Cornwall Local Plan.)
o Requirements for rear servicing of new retail space
If you are allocating a site you could masterplan and require this. As a general policy, it may not always be the right solution. If this is about Perranporth main street, it could be a criteria in a general policy about retail in the town centre, but should be caveated ( eg it should be provided ‘where possible’)
o Traffic and parking improvements – one way flow and improved hard & soft landscaping This can’t be achieved through planning policy. Your NDP might include a vision for the town centre and identify projects for traffic flow, on street parking and landscaping improvements. Discuss these with the Highways Network Manager, Adrian Drake email@example.com and prioritise these projects for CIL spend.
o Regulation of Use Classes Order to restrict arcades, betting shops, loan sharks, seasonal trades NDP can’t prevent changes of use which are permitted development – check here http://www.legislation.gov.uk/uksi/2015/596/made(or this is a simpler guide: https://www.knightfrank.co.uk/use-class-orders#A) But could resist change of use where permission isrequired , for example from A1 shop to A5 hot food takeaway.
o Regulation of new food premises with off site consumption being banned from using plastic (Perranporth is a plastic free community) Agree – but this is a project – can’t be controlled by a planning policy. The NDP could resist the proliferation of hot food takeaways if this is an issue, by protecting and retaining retail use.
- All year round economy
o Enlargement of non tourist related employment base – presumption in favour
Policy to safeguard existing employment space and supporting new business development (where? Within or adjacent to settlements?) Do you have a clear idea of what business needs are?
o (AirB&B regulation? Currently most residential property used for all year round holiday letting are classified as businesses and do not pay business rates, block accommodation that could free up the housing list and help fuel capital value increases. Permanent homes also used for AirB&B could be seen as different. – Obviously we need to test views but what precedents are there?)
There’s a limit to what you can do through planning, especially in existing housing stock. Currently Air B&B is not regulated. We are aware of the pressures that coastal communities face, but in terms of planning powers, you can only place conditions on new properties. So your NDP can place a principal residence condition on new properties, prioritise affordable housing, which is restricted to local occupancy, or locate development in areas that are less likely to appeal as holiday lets. But you can’t control this market using planning powers – licensing and changes to tax regime are more effective.
- New employment space
o Promotion of new business spaces at Chiverton, Callestick, Goonhavern and Perranporth. Including designation of sites for new technology hub and other A3, B1 & B8. This answers my question above! Have you got market info to support this?
- Highways and Traffic Management
o Park and Ride parking to alleviate summer traffic jams
NDP could allocate a site for this – but would need a partner to operate the transport.
o Traffic calming – including introduction of 20 mph areas
A project – issue to discuss with Highways Network Manager.
o Cycle lanes on existing roads
A project – issue to discuss with Highways Network Manager and Sustrans (see below)
o Designation of land for Goonhavern bypass
Could safeguard a route – has this been discussed with strategic transport team?
- Footpaths, cycle tracks
o Safe access to and from bus stops including pavements and ramps – minimum design standards
If you are allocating a development site you can specify that a pavement be provided to link to the nearest bus stop – but otherwise an NDP doesn’t have the power to create pavements. You might use access to bus tops as a criteria in site selection.
o Designated routes for foot and cycle connection from Perranporth to Goonhavern and beyond to Newquay and Truro
use the mapping to understand your PRoW network. Locate development to link into this. Consider creating some permissive paths Permissive paths to link up routes. Speak to Sustrans Area Manager, Simon Murray firstname.lastname@example.org or01872 224415 and see technical information note.Sustrans Walking and Cycling Network Guide
o SWW MOU to be pursued. New development to follow similar requirements for drainage anyway
Both William Rogers and I are chasing our contact at SWW!
o Land reserved for community uses including education and healthcare following further expansion of either Perranporth or Goonhavern
Need to liaise with Paul Renowden, the Education Capital Strategy Officer, to see what the plans are for your area: email@example.com 323921 and agree with landowners.
o Inclusion of Coastal Change Management Issues in the NDP to plan for long term effects of rising sea levels and climate change. [Added by Roger: we understand that we should contact Dave Watkins, the CC officer responsible for the Shoreline Management Plan, who happens to live in Perranporth. Other lead contacts?]
Environment Agency – Shaun Pritchard. CC planning is working to coordinate an agreed approach between Dave Watkins and the EA. We have some draft guidance and policies which are still being developed but you’ll be able to adapt these and we’ll supply them as soon as we can get consensus from the various parties.
- Tourist development
o Temporary use of designated space(s) for events
What are you trying to achieve here? Do you want to promote areas where this would be supported? Some temporary uses (up to 28 days a year) are usually permitted development – look at Part 4 Class B http://www.legislation.gov.uk/uksi/2015/596/made but an Article 4 direction means that applications are required in the coastal area of your parish. If you want to include a policy encouraging the use of particular areas for temporary events (with criteria to control traffic, access etc) you can.
o Conversion of 9/10 month year statics to 12 month year lodges – linked to design and use standards see below
Conversion of caravan/static parks near settlements to residential to let – to help match housing list numbers
Could have a policy and define area and criteria. Back this up with an analysis of demand and the tourism market. Look at the Chief Officer Planning Note on Lifting Holiday Conditions
o Designation of location for a visitor centre
NDP could allocate a site and have a related policy setting design, access, parking etc. criteria.
- Community Land Trust
o A strong ambition for some of us to deliver a development vehicle to serve local needs. Does this need inclusion in the NDP and how?
It could be part of your housing vision and strategy. It wouldn’t be a policy – but would form part of your explanation of how you wish to see the parish develop. It might encourage landowners to make land available (which is the hardest part!) see CCLT for further info. https://cornwallclt.org/
NDP’s to be considered for their model policies covering BETI topics
Illogan: the NDP has just last month passed the examination:
Chacewater: the NDP has been submittted to Cornwall Council and the formal consultation is underway. (Roger comments:- The NDP is slightly unorthodox, I think it is fair to say):
Perranporth NDP, BETI – Meeting #6
Perranporth Neighbourhood Development Plan – BETI Focus Group
Notes: 23th May 2018 (Parish Rooms)
Kevin Havill – Chair (KH), Philip Moore – Vice Chair (PRM), Mike Callan – CC Consultant (MC), Andrew
Bown (AB), Simon Jefferies (SJ), Karen Colam – Parish Council Rep (KC), Nick Joy (NJ)
Apologies:, Roger Kayes, William Rogers – Parish Council Rep (WR), Jackie Byatt (JB), Richard Mocke
(RM) Tanya Mocke (TM)
Resumé of BETI group progress so far:
- 1# meeting had been to decide what BETI included
- 2# meeting had developed vision and tested concepts
- 3# meeting had been an extraordinary participation in the A30 Carland Cross to Chiverton Cross public meeting
- 4# meeting had been to decide how issues affecting BETI interests should be communicated
- 5# meeting formation of a working group to assist Nick Joy create the NDP flyer
Notes of the previous meeting on 23th April 2018
Communication – NDP Flyer Production
- External professional graphic designer Geoff Muir (GM) to be engaged (via NJ)
- KC and PRM to support NJ with Flyer drafts
- NJ to draft a text brief for GM
- Webpage – What have NDP’s done for us?
- Ask WR to communicate with Guy Thomas – asking for feedback on previous flyers by Geoff Muir.
South West Water Meeting (SWW) discussions
- Statements or policies to improve conditions of waste water (these are what Developers would need to achieve with the Parish developments) e.g. separation of waste water sources in particular locales.
- Issues that should specifically be addressed (in terms of water management and flood risk).
- Supplementary information…..
- Use of ‘memoranda of understanding’ encouraged by SWW.
- Surfers against sewage pressing for extending the bathing water season.
- SJ volunteered to work with WR to draft a briefing note on what we need to achieve regarding future water management and flood risk aversion.
- SWW have Investment Periods PR19 (Price Review 19) – just about to start. We possibly have opportunity to influence PR23?
- North Coast cluster group….
- Network Communication Group – possibility for parishes on North Coast to work together (e.g. St Agnes; Crantock; Cubert; Perranzabuloe and Newquay).
Shoreline Management Plan (SMP) – current bar was set too low e.g. Ponsmere Development proceeded
- Could Parish invest in strengthening the existing Shoreline Management Plan?
- SMP is NOT statutory requirement in terms of planning.
- Perranporth is a Coastal Change Management Area (CCMA) referenced in SMP.
- NDP can include CCMA.
– Aside1: NDP should include:
– Public spaces
– Housing spaces
– Innovation / Development spaces
Aside2: SJ offered to do presentation to NDP SG + Parish Council
Aside 3: 66 residential properties currently at risk of flooding in Parish
Aside 4: Surf Club at risk (as is Wateringhole)
- Valuation Office Commercial list sourced for TR6 by KH (also TR4 and TR8) approx. 350 businesses listed.
- Needs Microsoft Access expertise.
- Relevant post codes for Parish.
- SJ to provide post codes and a mapping for the Parish.
- Business Hub opportunities in the Parish discussed (e.g. possibly in the current Parish Rooms)
16thJanuary; 19:00 Parish Council Offices, Chyanhale, Ponsmere Valley, Perranporth, TR6 0DB.
- Introductions – a couple of minutes for each person – interests, background and current knowledge of NDP process and content.
- Approval of Minutes of the last BETI meeting 25th May 2018.
The draft minutes of the last BETI meeting are here (as a PDF).
- Progress since last meeting
- Current task
- Identification of Issues
- Methods of obtaining evidence
- Meeting Frequency
- Other Issues
- Dates of next meetings
This is the proposed agenda and pre meeting notes:
This is a possible Agenda although how we proceed will be moulded to respond to the wishes of people who attend.
For each person, a couple of minutes each – interests, background and current knowledge of NDP process and content
Themes potentially to be covered under ‘Housing and open space’ (see below)
Discussion of themes
Suggestions for additions
Spatial coverage – Goonhavern, Rose, Callestick, Chiverton Cross
Moving toward questionnaire and work involved
It would be helpful to get an idea of who is thinking of getting involved, as opposed to only making an input during meetings or being an observer. (Both are welcome at our meetings, of course.)
Date of next meeting
These are personal notes, written in November 2018, by Roger Kayes, head of the Perranzabuloe NDP Housing Group on the question.
Following the flurry of interest in the Perranporth map (screen shot of the CC Perranporth SHLAA map below) of Strategic Housing Land Use Availability Assessment (SHLAA) sites referred to at the Perranporth meeting of the NDP group on the 21st of November 2018, it might be helpful to give any concerned residents further information to clarify what a SHLAA site is, and is not. There are no SHLAA sites, to my knowledge, in other areas of Perranzabuloe that have not already gone on to receive planning permission.
“The National Planning Policy Framework (NPPF) requires all Local Authorities to carry out Strategic Housing Land Use Availability Assessment as part of the evidence base for the Local Plan.
Cornwall Council has prepared and regularly updates SHLAA to support the Cornwall Local Plan. The SHLAA is a technical document that identifies sites across Cornwall which shows initial potential for providing 10 or more new homes. The SHLAA automatically excludes sites which are:
- Not connected to a settlement within the Settlement Hierarchy.
- Within a designated Special Area of Conservation, Special Protection Area and/or Site of Special Scientific Interest.
- Within Flood Zone 3b.
Sites are largely included in the SHLAA on the basis of a broad-brush desktop assessment which means that their inclusion in the SHLAA does not imply that they would necessarily be granted planning permission or are suitable for allocation for residential use. Nevertheless, with the vast majority of the sites having been put forward by the landowners, it is a good guide to what sites are available. The SHLAA also provides an indication of how many homes could be delivered and when, based on input from the landowners, density calculations and typical build-out rates.”
From: Cornwall Council Neighbourhood Planning Guidance Note: Housing Land Availability Assessment
Key points are stated very clearly in another document available online (cornwall-shlaa-report-january-2016 – the most recent version as far as I know):
“Box 1: Status of the Cornwall SHLAA Report and Identified Sites
The Cornwall SHLAA is not a planning decision making document. It makes broad assumptions in terms of site suitability in order to bring forward a wide range of sites for consideration of housing potential. Sites that are identified in the Cornwall SHLAA would be required to be further tested by the planning application or allocation processes including consideration of sustainability and planning criteria, development plan policies and consultation before they could be deemed suitable in planning terms.
- The SHLAA is not development plan policy;
- The SHLAA does not indicate that sites will be granted planning permission;
- The SHLAA does not preclude sites from being developed for other suitable uses; and
- The SHLAA is an important evidence base technical document but is not a planning decision making document.
The SHLAA does not preclude other sites which have not been submitted or assessed during this process from coming forward for housing.”
The web page on Cornwall Council’s site gives further information and links, including where to find the original version of the map presented here: https://www.cornwall.gov.uk/environment-and-planning/planning/planning-policy/adopted-plans/evidence-base/strategic-housing-land-availability-assessment/
Note dated November 23rd 2018
These are personal notes, written in November 2018, by Roger Keyes, head of the Perranzabuloe NDP Housing Group on the question.
I don’t accept the simplistic conclusion that simply because Cornwall Council approved the housing application in Crantock in June 2018, then this means that NDPs are valueless. From my perspective, the case supports the view that NDPs can have some value, even while they don’t fulfil the high expectations of what they could achieve, expectations promote by some proponents of NDPs.
The Crantock application was decided by the Central Planning Committee meeting held in St Austell on June 11th, a meeting that I attended. For a relatively small development of 22 houses, the application was for an extension of a larger site already with permission, through which access would be gained. This additional site extends in toward the village rather than out into open countryside and lies outside of the ‘Settlement Boundary’ as defined in the NDP. As I heard it, a key justification given by planning officers for recommending approval of the application was their view that one of three existing planning permissions for new housing in Crantock, known I believe as Parsons Green, had stalled and its implementation was now unlikely or at least uncertain. This would, they argued, create a short-fall in the supply of houses needed to cater for those on the HomeChoice Register for Crantock. So they recommended approval. After heated debate, the committee voted to approve it by 8 votes to 7.
(By the way, it wouldn’t surprise me if Crantock Parish think that they may have a case for judicial review since, at that time, the planning application for Parsons Green was still valid (it wouldn’t go on to expire until October 2018) and the fact that they believed it to be stalled was not ‘material.’ If this were to be the grounds for going to judicial review, it would underline the significance of this issue.)
So, what influence did the NDP have?
It was clear from the discussion that significant weight was being given to the contents of the NDP. In the background was the fact that the Committee had deferred the application from February until after the referendum in May 2018. Materially, the ‘Rural exception site’ outside of the ‘Settlement Boundary’ provisions of the NDP resulted in the developers having to increase the Affordable Housing provision from 30% of the houses on the site originally proposed, to 50% in the version approved eventually.
Are there any lessons for Perranzabuloe?
In this case, Crantock had already fulfilled the allocation of houses in the Cornwall Local Plan (just as Perranzabuloe has), yet still the planning policy context dictated that if there is outstanding local need for Affordable Housing (AH), then applications for market-led developments will be given approval so that additional AH will be forthcoming. In Crantock, the issue was has or hasn’t the ‘local need’ been accommodated. In Perranzabuloe, the numbers on the HomeChoice Register are so much greater than the numbers of AH houses coming forward that such applications are likely to be approved, unless other considerations dictate otherwise. This is the stance outlined the introduction to our Perranzabuloe NDP Housing group.
November 16th 2018
In early November of 2018, we are sending out a leaflet to let as many people as possible, who work or live in the parish, about the Neighbourhood Development Plan (NDP).
The leaflet is also being put in cafe’s, shops, pubs etc.
You can PDF version of the leaflet here.
The meeting encourages anybody who wants to know more to attend some public meetings:
- Goonhavern Village Hall
– Tuesday 20th November, 2018: 7:30pm
- Perranporth Memorial Hall
– Wednesday 21st November, 2018: 7:30pm
- Chiverton Arms Blackwater
– Tuesday 27th November, 2018: 7:30pm
Sign up to stay informed and (possibly let us know if you’d like to get involved).