4. Caring: Development management

This guidance note is for those involved in the determination of planning applications. These may be planning authority officers, and members of town and parish councils.

Development management revolves around considered planning decisions. Cornwall’s Local Plan and National Planning Policy Framework (NPPF) inform these decisions. The NPPF expects developments in towns to reflect ‘their distinctive character’ (Para 85a). It expects developments to be 'sympathetic to local character and history’ (Para 127c).

East Looe from Quay Road

The Local Plan states that ‘Development proposals will be permitted where they would sustain the cultural distinctiveness and significance of Cornwall’s historic rural, urban and coastal environment by protecting, conserving and where appropriate enhancing the significance of designated and undesignated assets and their settings’ (Policy 24).

Distinctiveness assessment should also inform the contents of specialist supporting documents. These include.

• Heritage Impact Assessments
• Distinctiveness results included within Statements of Significance
• Design and Access Statements.

Ideal outcomes

• Expert advice informs the earliest design stages, pre-application assessments and discussions. Conservation and enhancement of Cornish distinctiveness results in more Planning applications receiving consent.
• New developments strengthen the sense of place. Development enhances context and grows rather than replaces characteristics of Cornish distinctiveness.
• New development is enduringly successful. Development quality, character and distinctiveness maintain value and deliver a profit. Distinctiveness contributes to a place’s interest and beauty. This increases local pride and promotes positive behaviour. People enjoy this distinctiveness, and access and explore newly created places.
• Planning officers recognise and promote opportunities that conserve and enhance Cornish distinctiveness. Applicants are aware of the positive weight afforded to this in decision making.
• Buried surfacing or similar remains uncovered during works are accommodated in the development. Especially where they relate to Cornish Distinctiveness and enhance a sense of place.

Things to consider

The Cornwall Local Plan aims to ‘shape future development positively’. Good development will create places with their own identity. It will promote distinctiveness without preventing or discouraging appropriate innovation (Policy 12.1a).

Paragraph 189 of the NPPF requires applicants to submit assessments of heritage assets. The assessments assess their significance and the impact of proposals. The requirement ensures that Heritage Impact Assessments are prepared. These should ensure that Cornish distinctiveness is considered.

Weight must be given to the significance of all protected heritage assets. Cornish distinctiveness informs the ‘character and appearance’ and heritage values of the

• Cornish Mining Landscape World Heritage Site,
• Cornwall and Tamar Valley National Landscapes,
• Conservation Areas,
• Designated and undesignated heritage assets and their settings.

Edymead Court, Launceston

Approaches and resources

• Pre-application discussion and consultation helps understand opportunities to conserve and enhance Cornish distinctiveness. Consult widely. Include expert heritage advisors and other stakeholders, as well as the local community.
• Use Heritage Impact Assessments where designated or complex assets and settings are involved. HIAs should articulate and consider Cornish distinctiveness. These statements of significance should consider the impacts and potential opportunities of development. Design and Access Statements should consider Cornish distinctiveness. Use these even where no heritage assets have been identified.
• Historic England and Historic Environment Planning offer a range of pre-application services. These can help take account of distinctiveness and scope Heritage Impact Assessments.
• As the Framework is used examples will develop that can guide other applications.

The following Guidance Notes may also be helpful:

3 Design

7 Identifying assets of local significance