Cornwall’s planning system balances protecting its stunning landscapes with supporting local development needs. Whether you’re planning a home extension, new build, or commercial project, understanding the local planning requirements will save you time and money.
The county’s planning framework reflects its status as an Area of Outstanding Natural Beauty, with specific considerations for coastal locations, heritage sites, and rural communities. Getting your application right from the start makes all the difference.
Understanding Cornwall’s Planning Landscape
Cornwall Council serves as the local planning authority for most applications across the county. The council operates under the Cornwall Local Plan, which sets out development policies until 2030. This plan prioritises sustainable growth while protecting the county’s environmental and cultural heritage.
Key planning policies focus on climate change adaptation, affordable housing provision, and supporting local businesses. The plan also addresses specific challenges like second home ownership and seasonal population fluctuations that affect housing availability for local residents.
Special designations apply across much of Cornwall. The Cornwall Area of Outstanding Natural Beauty covers 958 square kilometres, while World Heritage Site status protects mining landscapes. These designations mean stricter controls on development, particularly regarding design, materials, and environmental impact.
Your Planning Application Process
Start by checking if your project needs planning permission. Permitted development rights allow certain small-scale works without formal applications, but these rights are often restricted in conservation areas or listed buildings.
Pre-application advice from Cornwall Council can identify potential issues early. This service costs between £120-£2,400 depending on project size, but prevents costly mistakes later. The council provides written feedback on your proposals within 28 days.
Prepare supporting documents carefully. Design and Access Statements explain your design choices and how the development fits its surroundings. Heritage statements are required for listed buildings or conservation areas. Ecological surveys may be necessary in sensitive locations.
Submit applications online through the Planning Portal. Standard applications cost £206 for householder developments or £462 for full applications. Processing takes 8 weeks for householder applications and 13 weeks for major developments.
Common Challenges and Solutions
Design compatibility often causes application delays. Cornwall’s planning policies expect new development to respect local character. Study nearby buildings for guidance on materials, scale, and architectural details. Traditional Cornish materials like granite and slate are often preferred in sensitive locations.
Neighbour consultation requires careful handling. Share your plans early with affected neighbours and address their concerns where possible. Objections about privacy, overlooking, or traffic impact can delay decisions. Consider design modifications that address legitimate concerns while meeting your needs.
Heritage constraints affect many Cornwall properties. Listed building consent is required for alterations to listed structures, while conservation area consent applies to demolitions. Work with conservation specialists who understand local requirements and can present proposals effectively.
Drainage and flooding issues are increasingly important. Sustainable drainage systems are required for most new developments. Surface water management plans must demonstrate how your project handles increased rainfall. Coastal locations face additional scrutiny regarding flood risk and erosion.
Future Trends in Cornwall Planning
Climate change policies are strengthening. New developments must demonstrate high energy efficiency standards. Renewable energy installations receive planning support, though landscape impact remains important in sensitive areas.
Affordable housing requirements continue expanding. Developments of 6 or more homes in most areas must provide 25% affordable housing. Rural exception sites allow affordable housing in locations where market housing wouldn’t normally be permitted.
Getting Your Project Right
Planning success in Cornwall requires understanding local priorities and constraints from the outset. Early engagement with the planning authority and local communities prevents delays and refusals.
Professional advice proves valuable for complex projects. Planning consultants familiar with Cornwall’s specific requirements can guide you through the process efficiently. Architects experienced in local vernacular architecture produce designs more likely to gain approval.
Consider your project’s long-term impact on Cornwall’s communities and landscapes. Successful applications demonstrate how development contributes positively to local character while meeting contemporary needs.
