PROPOSALS for the second phase of a development to build social rented homes in Darite has been approved by Cornwall Council’s planning department.

The application was submitted by and is set to be constructed by Classic Builders (SW) Ltd on behalf of Plymouth Community Homes.

The site for the proposed development is on land adjacent to Hendra Close in Darite.

The applicant’s planning agent told Cornwall Council: “The proposed application site is located at the western end of the village, adjoining Hendra Farm to the west and Hendra Close to the south.

“The proposal is Phase II of an affordable housing development being carried out by Classic Builders (SW) Ltd on behalf of the affordable housing provider Plymouth Community Homes (PCH). The construction of Phase I is part way through.

It is located on land adjacent to two recent developments, specifically 12 affordable homes in Hendra Close and the phase one referred to which is seeing the construction of 16 affordable homes.

The development if approved would see the following properties constructed: four two-bed social rented houses for up to four people each, a three person two-bed social rent bungalow, three three-bed social rented houses for up to five people, four two-person one bed social rented flats and one four-bed social rented house for up to seven people.

The bungalow on the site is intended to be wheelchair access compliant.

Two of the one-bedroom flats will also meet disability adaptability requirements.

However, an accompanying viability report stated that if the developer was required to pay any additional levies for the provision of open space, it would render the proposals for the social rented homes unviable.

Prepared for the applicant by Gates Construction Consultants Limited, it concluded: “Gates have completed a financial viability assessment based on accepted methodology and conclude that the proposed scheme is not viable with Section 106 contributions and SEC1 requirements.

“The council are obliged to take into account the viability of a development when setting tariffs and planning obligations. The removal of SEC1 requirements and Section 106 contributions allows the Developer to make a very small return, and the absolute minimum recognised in viability assessment under the NPPF.

“Gates conclude that the scheme is only viable with those obligations removed.”

Cornwall Council’s Affordable Housing Team stated in their response: “This level of affordable housing is significantly above the minimum requirement for affordable housing as set out within policy 9 of the Cornwall Local Plan and will help to meet the local housing need.

“The affordable housing team support the proposal subject to the completion of a satisfactory s106 agreement that ensures the dwellings can only be occupied by a qualifying person in housing need and controls the tenure and affordability of the affordable dwellings.”

There are presently 90 householders seeking affordable housing and on the Cornwall Council homechoice waiting list.

St Cleer Parish Council objected to the planning application.

In its response to Cornwall Council, it said: “St Cleer Parish Council strongly object to the additional dwellings, bringing the total to 41 for the following reasons: St Cleers NDP (Neighbourhood Development Plan) Policy 16 ' Land rear of The Stag allocates approximately nine dwellings on this site only. Additional development beyond the allocation would require separate policy justification.

The PC believe that this development is excessive in terms of the strain on local infrastructure.

“Policy 17 'Exception Sites for Affordable Housing, Affordable housing outside settlement boundaries is only supported as Rural Exception Sites under Cornwall Local Plan Policy 9 and subject to landscape and design requirements.

“The principal open-space policy is Policy 12 ' Local Green Spaces. The nearest recreational open space for children to play is 1.5 km away- this also contravenes Local Planning Policy.”

There would not be a financial contribution to the provision of off-site open space on the development after the developer submitted evidence that it would render the scheme unviable.

Cornwall Council’s planning officer, in approving the scheme subject to conditions, concluded: “The benefits of the scheme are significant. The proposal would deliver 13 affordable homes for social rent at a time of acute housing need and housing affordability pressures within Cornwall.

“The development would make a meaningful contribution towards meeting identified local housing needs within the parish, support the Council's response to the housing crisis, contribute towards affordable housing delivery, assist in addressing the current housing shortfall and generate economic benefits during construction and occupation. These benefits attract substantial positive weight.

“The site is physically well-related to Darite and is adjacent to the existing built-up area. Future occupiers would be within walking distance of the village primary school, bus stops, although there are limited other facilities with Darite which is not considered to be an especially sustainable settlement.

“Nonetheless, the proposal can be considered to represent sustainable development in a location that is appropriately related to an existing settlement and accords with the rural exception site policies of the Development Plan and NPPF. The principal adverse impacts relate to the loss of a greenfield site at the edge of the settlement, the associated landscape change, the conflict with Policy SEC1 of the Climate Emergency DPD, and the absence of an off-site public open space contribution.

“These matters attract moderate negative weight overall, although reduced weight is applied to the latter two matters in light of the viability evidence.

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“Taking all matters into account, officers conclude that the identified adverse impacts do not substantially outweigh the significant benefits arising from the delivery of 13 affordable homes. The proposal is therefore considered to represent sustainable development.”