Major expansion of St Newlyn East approved despite infrastructure impact concerns

A MAJOR expansion of St Newlyn East has been approved despite fears the village’s infrastructure will not be able to cope.

Developer Gilbert & Goode has received planning permission to construct 132 dwellings, including affordable housing, link road, public open space and a village green on three agricultural fields off Halt Road.

The 7.36 hectares of land was identified by the local community as a preferred residential development site due to its sustainable location directly to the south of existing housing and close to the village centre. The “much-needed” link road aims to “substantially reduce” the traffic that uses the village.

However, a number of residents opposed the plans due to concerns the road network, school capacity and that the sewage system would not be able to accommodate the hundreds of extra people living in the village.

Susan Potten said: “I believe the development is oversized and would put strain on the village infrastructure, including sewerage. Traffic would come into the centre of the village where the pavements are inadequate at best, making it more difficult for school children and older inhabitants especially.”

John Martyn added: “I think the village is big enough as it is. There are big problems with parking in this village. People are forced to have to park on pavements and on bends. There would be more traffic coming through the village and the roads are far too narrow. Where will the newcomers find employment and the surgeries can't cope as it is.”

St Newlyn East Parish Council initially supported the development plans in principle, but stressed there are already big issues with the sewage infrastructure in the village and that parking is already at capacity. But the authority later resolved not to support the revised proposals as it felt it would be unacceptable to delay the delivery of the link road.

A Cornwall Council planning officer approved the plans after concluding “on balance” the benefits of the development are considered to outweigh the identified policy conflicts and adverse impacts.

The planning officer said: “Overall, the proposal has been assessed against the development plan and relevant material planning considerations.

“The delivery of 132 dwellings attracts substantial planning weight, particularly given the council's inability to demonstrate a five-year housing and supply. The provision of on-site affordable dwellings and an associated off-site contribution also attracts positive weight in addressing identified housing need.

“Further benefits include the delivery of the link road, public open space, village green, equipped play area, improved pedestrian connectivity and biodiversity enhancements.

“The associated economic benefits both through the construction phase and once the development is occupied also attracts planning weight.

“Other impacts relating to ecology, drainage, infrastructure and residential amenity are considered acceptable subject to the proposed planning conditions and completed Section 106 agreement including restrictions on occupation pending the necessary South West Water infrastructure improvements.

“A condition has been put forward and agreed by South West Water to therefore prevent occupation of more than 20 dwellings before April 1, 2028, unless the necessary wastewater infrastructure improvements have been completed earlier.

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“This would prevent the development exceeding the available treatment capacity and avoid unacceptable risks of sewer flooding, pollution and harm to public health or amenity.”