Objections overruled as 374 homes for Wadebridge approved

THE town of Wadebridge is set for a significant urban expansion after outline planning approval was given for the construction of 374 homes near the Royal Cornwall Showground.

Wadebridge LVA LLP submitted the proposals for the construction of the dwellings, which would include 30 per cent affordable dwellings, self build homes and public open space including community growing areas, dedicated ecological areas and routes for walking and cycling on land to the west of Trewen, West Hill, Wadebridge.

The applicant’s planning agent said: “This application seeks outline planning permission for a residential scheme of up to 374 dwellings, of which 30 per cent will be affordable (up to 112) and five per cent (up to 19) are proposed as self/custom-build, extensive open space (accounting for up to 35 per cent of the overall site), including community growing areas and ecological areas, walking and cycling routes along with drainage and other ancillary works.

“Of the affordable housing proposed, this will comprise a mix of predominantly social rented properties with the remainder comprising Shared Ownership in accordance with national and local policy. We would be happy to accommodate the Council’s preferred mix in the S106 agreement once it is confirmed.”

Cornwall Council’s affordable housing team confirmed it would be seeking the provision of 112 affordable dwellings of different tenures.

This would comprise of 12 one bed flats, eight 1.5-bed bungalows, four two-bed maisonettes, two two-bed bungalows, 14 two-bed houses, 19 three-bed houses, three four-bed houses and one five-bed house, all for social rent.

Of the 56 shared ownership dwellings it is seeking eight two-bed houses, 20 two-bed houses, 26 three-bed houses and two four-bed houses.

The 54 members of the public who objected argued that the proposed 374-home development is excessive for Wadebridge and would place unacceptable pressure on already overstretched roads, junctions, schools, GP surgeries, dentists, water supplies and sewage infrastructure.

Other concerns included increased traffic congestion, particularly around West Hill and the Royal Cornwall Showground, unsafe pedestrian and cycling routes, heightened flood risk from surface water runoff, and damage to the surrounding countryside, farmland and biodiversity.

Residents also questioned the need for further housing given existing and planned developments, the affordability and quality of the proposed homes, and the adequacy of developer contributions to fund additional infrastructure.

Other objections cited the lack of a comprehensive masterplan, potential conflicts between residential and light industrial uses, and insufficient protection for neighbouring properties.

Wadebridge Town Council hit out at the lack of funding it will receive through the planning agreement, stating: “We do not put forward any planning grounds to Object, but place on record our disappointment that we will receive no infrastructure S106 contribution. Wadebridge Town Council therefore responds with Option 2 Agree to Disagree with the Officer.

“Once the important needs of NHS, schools, and lesser Cornwall Council requirements, are assessed there is nothing left to come to the town. So, our parishioners will likely see no direct infrastructure or community benefit from this huge development.

“We are faced in Wadebridge today with another road closure due to burst pipes which cannot deal with additional sewer pressures from houses from another recent housing development – the second time in three weeks leading to read closures and disruption.

“Approval for this development should be with Conditions in ensuring that the infrastructure can cope with the additional houses – current residents should not pay the price for poor planning.

“We would also ask that any green space on the development is assigned to the Town Council should the developer decide to renege on their responsibility for these areas. With so many new residents’ green space is vital. In addition to the services Cornwall Council has offloaded (eg library, public toilets, etc) we have a pressing need to upgrade much of our own infrastructure - such as the wooden play park, the central WCs etc, for which we need funding.

“We are grateful for the candid explanation by the Planning Officer on the allocation rules for S106 funding and we confirm we will be making an approach for additional CIL support.”

There were concerns over the fact that just over 17 acres of the land were classified as Grade 3A, meaning it is best and most versatile agricultural land.

However, Cornwall Council stated that: “In the wider context of agricultural land surrounding Wadebridge, the loss of 17.29 hectares of Best and Most Versatile Land is assessed to have limited harm due to the quantum of productive agricultural land available around the edge of the town. However, it is acknowledged, that in the overall balance of material planning considerations, harm does occur by loss of productive agricultural land.”

Of the harm to the landscape, Cornwall Council’s planning officer said that the harm to the landscape would be limited, stating: “This development is located adjacent to but outside of the National Landscape designation. The submitted parameter plans seek to present a sympathetic frontage to West Hill and minimise visual impacts on the AONB.

“The proposed introduction of new homes onto an undeveloped field would result in harm to the distinctive character of the site and immediate locality, and this weighs against approval and is given significant weight in the balance of considerations. The actual harm however is tempered and minor, subject to good design being secured at Reserved Matter stage.”

It approved the planning application, concluding: “Outline planning permission is sought for up to 374 homes on 17.29 hectares of agricultural land situated directly to the south west of Wadebridge on the edge of the town abutting West Hill and Whiterock Road residential estates.

“Means of access is the only matter submitted for consideration, with all other matters (Layout, Scale, Appearance and Landscaping) are reserved. The provision of housing, including affordable housing, within the midst of an identified housing crisis in Cornwall, at a location where a wide range of services and facilities could be accessed by sustainable modes of travel, are the main benefits of this scheme.

“These benefits are significant and weigh heavily in favour of approving the application.”

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The plans will be required to submit a secondary Reserved Matters application for any aspect of the development that is not approved in the outline planning application.