Bell Cornwell secures planning permission for residential development near Padstow
Category
Bell Cornwell News
Planner Insight
Practical Planning Advice
Region
South West
Date
29 October 2025
Bell Cornwell is pleased to announce that they have secured planning permission for a residential development in the highly sought-after coastal location of Constantine Bay, near Padstow in Cornwall.
Acting on behalf of their client and led by partner Dan Rogers, the Cornwall team successfully guided the application through the planning process. They worked collaboratively with Cornwall Council and other key stakeholders to deliver a scheme that respects the local environment while meeting housing needs.
The site, known as The Peak, located in Constantine Bay and within the parish of St Merryn, occupies a sensitive landscape setting close to the North Cornwall coastline. The approved scheme includes a full Planning application for two new dwellings, and an outline for a third, with access and scale agreed at this stage.
To ensure the development integrates with its surroundings, landscape and design matters were examined, with site topography and local views carefully scrutinised.
The height and scale of surrounding buildings, along with local material finishes, were thoroughly evaluated to ensure the development actively contributes to the purpose of the protected landscape designation.
Permission was granted subject to a detailed schedule of conditions. These include the phased delivery of the scheme in line with the approved phasing plan, ecological mitigation measures, tree and hedgerow protection, and provisions for biodiversity net gain.
Two dwellings – plots 1 and 2 – can now move forward under full planning permission, while plot 3 will be subject to future reserved matters approval. As part of the hybrid strategy, plot 3 benefits from outline consent with agreement on the access and scale of the proposed home. All dwellings will enjoy spectacular coastal views whilst integrating well with their surroundings.
The application responds positively to Cornwall Council’s Climate Emergency Development Plan Document and the National Planning Policy Framework (NPPF) 2024, with key features including:
A Construction Traffic Management Plan (CTMP) is also required prior to any work commencing to ensure minimal disruption to neighbours and local infrastructure during the build phase.
In line with the national planning objectives to support custom and self-build housing, the development is structured to allow potential CIL – Community Infrastructure Levy – relief for eligible plots. It provides a rare opportunity to deliver sustainable new homes in one of Cornwall’s most desirable coastal locations, supporting housing needs and reflecting the Council’s ambition for high-quality, low-carbon design.
This positive outcome reflects Bell Cornwell’s continued commitment to delivering bespoke planning solutions in coastal and sensitive locations. We are proud to support a high quality, sustainable development that reflects both the aspirations of our client and the values of the communities we work in.
The Bell Cornwell team provides tailored advice to help clients maximise their chances of success. If you need expert planning support, get in touch with our team.
The Bell Cornwell team provides tailored advice to help you maximise your chances of success, from site selection and design coordination to planning applications and post-permission requirements. If you want expert planning support, get in touch with our team.
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Dan Rogers is a Chartered Town Planner with over 20 years of experience in both the public and private sectors. He became a Partner at Bell Cornwell in April 2024 and now leads the firm’s Cornwall team. Dan specialises in a broad range of Planning matters, with particular expertise in environmentally sensitive and heritage locations across the South West. His work spans residential, commercial, tourism, agricultural and education developments, where he combines technical knowledge with a strong understanding of local Planning challenges.
