Some questions have been posed on social media sites which may be of interest to you.

Can new dwellings be built within the development boundaries?

NDP Policy HP1 – Development Boundaries [NDP p 53] says ‘within each Development Boundary, there is a presumption in favour of sustainable development that will apply to proposals for small scale infill and the development of previously developed land that respect the setting, scale, form and character of the settlement and the criteria set out in HP 3.’

NDP Policy HP3 – Infill Housing Development [NDP p 59] says ‘new residential infill development will be supported within the settlement development boundaries, subject to design being consistent with that existing in the settlement; being of a similar plot-size to existing properties in the proposal site; inclusion adequate off-road parking for private vehicles.’

New dwellings definitely can be built within the development boundaries.

Off road car parking is required.

Nothing here refers to holiday homes.

What can be built outside the development boundaries?

NDP Policy HP1 – Development Boundaries  [NDP p 53] says ‘outside of the Boundary development will not be supported unless it is in accordance with Cornwall Local Plan Policy 7 – replacement dwellings; or Cornwall Local Plan Policy 9 – rural exception sites for affordable housing;  or rural workshop and Green Tourism projects under Policies LET 1 and LET 2.’

Cornwall Local Plan Policy 7 – Housing in the countryside [CLP p 41] says ‘in the open countryside new dwellings will be restricted replacement dwellings, subdivision of existing residential dwellings; reuse of redundant, disused or historic buildings; dwellings for agricultural and forestry and other rural occupation workers where there is a need of the business for the occupier to live in that location.’

Cornwall Council specify that ‘Open countryside’ is beyond the physical boundaries of existing settlements where they have a clear form and shape and is part of an expansive area before the next settlement. The Cornwall Local Plan, which the NDP cannot change, also says that some infill of gaps in hamlets and small groups of dwellings is allowed for if they are in character with the existing layout and density. [CLP Para 1.68]

The Parish Plan follows the Cornwall Plan. The development boundaries help to clarify the meaning of open countryside.

Nothing here refers to holiday homes.

Cornwall Local Plan Policy 9 – Rural Exceptions Sites  [CLP p 46] says ‘development proposals on sites outside of but adjacent to the existing area whose primary purpose is to provide affordable housing to meet local needs will be supported where they are clearly affordable housing led.’

This policy encourages affordable housing which is needed in the Parish.

It applies solely to housing to meet local needs, although market housing may be allowed to support the viability of a site, according to strict rules set oy by Cornwall Council. Holiday homes would not be permitted on rural exceptions sites.

Can self-builds be included in rural exceptions sites?

Cornwall Supplementary Planning Document 2020 – Self and Custom Built  [SPD p 33] says ‘self-build could be provided on rural exception sites.’

Why has the Plan not allocated sites for affordable housing?

NDP HP4 – Rural Exceptions Sites 18.30 [p 60] says ‘by their nature exception sites cannot be identified in advance and rely upon landowner/developer willingness to bring them forward in response to local need.’  Evidence the NDP Committee gathered from an analysis of past affordable housing delivery was that ‘exception’ sites are far more efficient than allocation sites as a way of delivering affordable homes, as you can require 50% or more to be affordable. If you allocate a site then its only 30%, and then only if the allocation is for more than 10 dwellings.

When the Plan is adopted the next step is to work with housing associations and others to identify rural exceptions site.

 What does the Plan say about holiday homes?

NDP Policy LET 2 – Green Tourism Development [NDP p 50] says ‘new and extended high-quality tourism facilities and accommodation will be supported where they are within or adjoining existing settlements.’

Employment opportunities in the Parish are limited. The Plan seeks ways to improve this. Tourism has the greatest potential in the area for growth. So this policy is to allow development that supports tourism and adds to local prosperity by providing employment and additional spending in the local economy, but in ways that are well related to the character of the area.

What does the Plan say about retirement homes?

NDP Policy HP 6 – DESIGN OF NEW HOUSING [NDP p 62] says ‘Extra Care Units whose primary purpose is to provide housing and care to meet the needs of local elderly local elderly and/or disabled people will be supported where it would meet current design standards including dementia friendly design. Development proposals should demonstrate the application of The Building for Life 12 standard.’

 This is a policy on design to guide applicants to the standard & quality of design that would be expected.

PLEASE VIEW THE NEIGHBOURHOOD DEVELOPMENT PLAN IN ITS ENTIRETY (please double click on the thumbnail): Calstock-Parish-Neighbourhood-Development-Plan-2021-Post-Examination-Version-August-2021a

To find out more about the policies within the NDP, please contact us on

The referendum is on Thursday 20 January 2022, from 0700-2200.