Agenda item

The Chairman welcomed representatives from Persimmon Homes to the meeting.

Chris Thorne, Head of External Affairs, and Jamie Grant, Head of Land and Planning, gave a presentation on an outline planning application relating to proposed development on land west of Latchbrook Farm.

The presenters introduced themselves and outlined their roles, emphasising their commitment to engage with the local community. Background information was provided on Persimmon Homes, its operations across Cornwall and West Devon and its intention to work collaboratively with local authorities to support housing delivery within Cornwall.

They highlighted that the company has a strong track record of providing homes for locals. Homes are typically 25% cheaper than most competitors, achieved through vertical integration and control of the supply chain, allowing costs to be consolidated. They emphasised that its contractor base is predominantly local, supporting local employment.

It was clarified that the company does not currently own the Latchbrook site but holds an option over the land, with planning permission to be sought at the appropriate time on behalf of the landowners. Subject to approval, Persimmon would then proceed with purchasing the site.

The presenters outlined the work undertaken since the site was submitted to Cornwall Council two years ago as part of the call for sites process, and provided an overview of the consultation timeline, including public engagement events and discussions with consultees.

Key issues raised during consultation included infrastructure, flood risk, and the relationship with neighbouring developments such as Treleden. The outline application proposes 300 homes and a community hub, with its final use to be shaped through ongoing local feedback. It was noted that while specific services cannot be guaranteed, the developer can provide necessary infrastructure and create opportunities for facilities.

The technical aspects of the proposal were summarised, including a revision to the access arrangements following feedback from National Highways, potential interest from stagecoach providing a bus service, and the intention to provide 58% open space on the site, with biodiversity net gain expected to exceed 10%.

It was highlighted that drainage assessments and ground water monitoring are currently ongoing. The design of the development aims to reflect local character, with a green corridor and open spaces across different parts of the site.

The public question submitted were answered within the presentation as follows:

1.    Responsibility for maintaining public open space (POS) will reside with the Management Company (ManCo) for the site, which will be established should planning permission be secured and is standard practice across new-build developments. At the start, directors of the ManCo will be senior figures from Persimmon Homes Cornwall & West Devon – to be clear, these roles are not remunerated positions. When the site is complete, they will resign allowing for residents of the site to take control. The ManCo is funded through financial contributions from residents of the site in a manner similar to how leaseholders in a block of flat would contribute towards a communal pot to manage common areas.

2. During the determination process with Cornwall Council, the statutory providers of the forementioned services will be consulted on the Application. Any requirement for expansion / improvement in existing provision needed to accommodate the expected increase in residents from the development is envisaged to be secured by financial Section 106 / CIL contributions. Following preapp and public consultation to include ' a community/mobility hub approximately 0.05ha, including uses in the use classes defined as E(a)/ E(c)/F2(a) (up to 225sqm GIA)'. Flexibility has been allowed dependent on the need.
   
   
3. Persimmon Cornwall & West Devon is proud of its record in supporting local first-time buyers, families and young people to buy their own home in the region. Our average selling price is 20% below the UK national average, while around 50% of private sales go to first-time buyers. It is not possible at this stage to predict future price points for properties that may come forward many years from now, particularly given detailed planning permission would still need to be secured even if the outline consent sought through this application is granted. However, maintaining an offer along the lines set out above remains an important part of our approach and identity as a responsible local developer. Our sales data also shows that a substantial majority of homes are sold to local people. For example, at our nearest live site in Liskeard, half of all sales have been to buyers from Liskeard itself, while 75% have been to customers from across Cornwall.
   
   
4. A traffic-free pedestrian and cycle access is also promoted from Broad Lane. This has been located to meet relevant highway design standards and also located to pick up the likely desire line for new residents accessing local facilities and public transport infrastructure. The North West active travel connection is indicative as part of this Outline Application, with further detail to be assessed and determined as part of any future Reserved Matters application.
   
   
5. Regarding further development west - This is a matter for Cornwall Council and Saltash Town Council as part of any future Local Plan Review and/or Neighbourhood Plan.
   
   
6. Regarding an assurance that any housing provided by the council will firstly be for the benefit of local residents - This is a matter for Cornwall Council (or any future Registered Provider) of the Affordable Housing. Mechanisms are typically written into the S106 agreement to ensure that local people are prioritised when it comes to the delivery of affordable housing on new developments. We will work constructively with Cornwall Council as the local authority and will ensure there is a cascade mechanism implemented to address local housing need. The market housing provision on site will be ‘open market’.
   
   

Members raised questions regarding the potential impact of the development on local infrastructure, including the Tamar Bridge, GP provision, school capacity, access arrangements, public rights of way, and wastewater infrastructure.

Concerns were expressed about the increased pressure the development could place on GP services and schools. It was noted that the developer could provide space for facilities such as a community hub, intended to create opportunities for services should providers come forward.

A Member advised that Saltash primary schools had reduced intake numbers because of fewer young children in the town and vacancies not being filled, and were seeking to attract families to safeguard future funding.

Members of the public also raised concerns that new families could include children of secondary school age, leading to questions about how both primary and secondary education provision would be accommodated, particularly given that the local secondary school is already at capacity.

The Chair highlighted that the responsibility for GP provision, school provisions and wider infrastructure falls with Cornwall Council. These are assessed at later planning stages, with conditions on planning applications applied where necessary.

Questions were raised about the impact on the road network, including Tamar bridge and local junctions. Members also sought clarification on the proposed access arrangements, focusing on the location of the single access point and how traffic would move through the junction and connect to surrounding roads.

Concerns were raised about pedestrian safety, crossing points and access to nearby cottages. The presenters advised that traffic modelling had been undertaken across the network and indicated that the proposal would not create significant additional impact. Regarding the single access point, testing had been carried out for visibility and turning movements. No new links are proposed, and connections would be directed towards Saltash from the existing network.

Pedestrian and cycle access would be incorporated and existing routes such as the Latchbrook slipway would remain. The status of public rights of way would also remain in place and be incorporated as a green corridor within the development.

Members queried wastewater capacity and the effects of wastewater in conjunction with the ongoing development at Treleden. The presenters explained that detailed drainage strategies are carried out at a later stage following outline approval.

The Chair thanked the presenters.

As the presentation related to planning application PA26/02250, Members agreed to bring the application forward and took the application as the next item of business to be considered.