Developer Persimmon Homes earlier this year launched an appeal against Cornwall Council's decision to refuse Persimmon's proposals for the 17 hectare farmland site. The refusal by the Council's planning committee came despite planning officers recommending that permission should be granted.
The committee said that, although a housing need in Truro and Cornwall had been established, the proposed development did not "relate positively to the existing townscape and landscape" and would result in "unacceptable adverse visual impact to the detriment of the intrinsic character of the City and its countryside setting".
The Planning Inspector acknowledged in her report (19-page / 180KB PDF) that the scheme would cause harm to the landscape character of the area and the setting of Truro. She said that the development would amount to a "striking change" from agricultural landscape to an "uncharacteristic spilling over" of development beyond the visual envelope of Truro.
"The development would amount to a clear incursion into an area of countryside forming part of the open foreground and setting of Truro. Breaching the defined edge of Green Lane would blur what is currently a clear-cut transition from rural to the urbanised envelope of the city," she said.
However, she noted that mitigation measures, including the creation of 7.7 ha of public open space, and "high quality design aspirations" would reduce the harm caused. "The public open space to be provided on the site is a key part of the landscape strategy for the site; without it the development would take on a far more urbanised character than is intended," the Inspector said.
She also pointed to the Council's "serious" housing supply position, which she said falls "considerably" short of the five years supply of deliverable housing sites required by the National Planning Policy Framework. She added that the shortfall in the provision of affordable housing is "even more severe".
"The development would make a valuable contribution to Truro's dwelling supply and help boost its affordable housing provision. The appeal scheme is proposing a 35% proportion of affordable homes in an agreed mix of social rented, affordable rented and intermediate homes for sale," the Inspector said.
In addition to the affordable homes provision, the Inspector set out proposed planning obligations including a £1.56 million financial contribution towards Truro's Transport Strategy and the dedication of land to provide transport improvements at Arch Hill junction, which she said currently operates over capacity.
