Introduction

It is the Parish Council’s desire to encourage and provide the opportunity for pre-application planning discussions, which Members believe is beneficial to both applicants and the residents of the Parish.

 

In providing pre-application comments, the Parish Council will have regard to the purpose of conserving and enhancing biodiversity and will encourage proposals that protect existing habitats, retain and strengthen green infrastructure, and deliver appropriate biodiversity enhancements.

 

St Stephen in Brannel Parish Council has signed up to Cornwall Council’s Local Council Planning Protocol which states

 

The Local Council will aim to

  • publish details of its pre-application procedures and Cornwall Council Parish Profile on its website together with information for potential applicants
  • assist in facilitating Public Meetings in suitable, pre-agreed local locations
  • share notes of discussions held during the pre-application process with the Local Planning Authority. This could include minutes of meetings or a record of the discussion
  • refer requests for advice on Planning Policy to the Local Planning Authority

 

Full details can be found here – https://www.cornwall.gov.uk/planning-and-building-control/local-councils/working-together-on-pre-app-discussions/

 

Procedure

Prospective applicants for planning permission should consider carefully what advice they want to seek at pre-application stage. For example, a subsequent application may not be supported if relevant matters raised have not been addressed in the final application.  Members ability to respond to requests for pre-application advice will depend, to some extent, on the level of information provided by the applicant. This varies between submitting a site plan with a request for in principle advice as to whether development of a particular kind would be acceptable, to schemes which have been worked up to a reasonable level of detail.

Therefore, the Parish Council’s response could consist of:

  1. an indication of whether the proposal is likely to be acceptable in principle;
  2. comment on design, layout, scale and amenity issues;
  3. comment on biodiversity, landscape and environmental issues, including impacts on trees, Cornish hedges, hedgerows, habitats, protected species, wildlife corridors, drainage and green infrastructure;
  4. comment on whether the proposal appears to follow the mitigation hierarchy by avoiding harm first, then minimising, mitigating and compensating only where necessary;
  5. requests for amendments or additional information, including ecological surveys or biodiversity metric information where relevant requests to be included within Section 106 or community benefit funding agreements, if applicable;
  6. reference to the Neighbourhood Development Plan, Cornwall Local Policy and National Policy

It may be that following the initial meeting, community engagement, and response, the applicant may need to seek additional comments and attend a further meeting.

 

The Parish Council expects, where relevant and proportionate to the scale and nature of the proposal, pre-application submissions to explain how biodiversity has been considered, including the retention and enhancement of habitats, trees, Cornish hedges and hedgerows, protection of wildlife corridors, and the incorporation of biodiversity net gain and nature-based solutions where applicable.

 

To assist Members to respond effectively, the attached form must be completed and returned prior to any considerations made by the Parish Council.


Please note that any advice given is without prejudice and not binding on any future decision that the Planning & Licencing Committee may make and cannot pre-empt consideration of a formal application. Also, Members may change their views on the merits of a proposal if there is a change in circumstances after pre-application discussions have taken, such as a change in government policy or information supplied by a third party.

 

Pre Planning Advice Request

 
Details of person making request:  
Name  

 
Address

 

 

 

 

  

 
Telephone number  

 
Email  

 
Details of proposed application:  
Site address  

 

 

 

 
Type of planning e.g. full or outline  

 
Description of proposals  

 

 

 

 
Details of any previous applications or pre-application discussions  

 

 

 

 
Supporting evidence:  
List of documents attached

 

 

 

 

  
Details of any consultation that has taken place  

 

 

 

 
Details of any consultation that will take place  

 

 

 

 

 

 

Justification:  
Please give a statement justifying your proposals with reference to national and local planning policies and guidance, including biodiversity, landscape and green infrastructure considerations where relevant.:

 

 

 

 

 

  
Signed:  

 
Date:  

 

 

By submitting this form, I agree to my details being shared in line with the relevant Council’s data protection and privacy policies (please tick box)

 

[1] Adopted by Full Council at the meeting held on Wednesday 6th May 2026 under Minute Number FPC56/26. Due for review in 2029.