Development Pressures

The Cornwall Area of Outstanding Natural Beauty comprises varied landscapes whose distinctive characters and natural beauty and unique settlements, and rural, industrial and coastal heritage are so outstanding that it is in the nation’s interest to safeguard it.

A photo of a sunset at St Michael's Mount - a castle on a rocky hill - by Julie Holbeche Maund
St Micheals Mount – Julie Holbeche-Maund

More about Planning in the Cornwall National Landscape

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The statutory purpose of the designation is to conserve and enhance the natural beauty of the area and it enjoys the same levels of protection from development as National Parks within the UK.

Sennen Cove - Pam Chiddey
Sennen Cove – Pam Chiddey

To maintain Cornwall AONB’s distinctiveness, development should contribute to the sense of place

Notwithstanding this protection, the landscapes of the AONB are shaped by and inextricably linked to the lives and vitality of the communities within them and development needs to be shaped to reflect this within the confines of the protection afforded to them.

To maintain Cornwall AONB’s distinctiveness, development should contribute to the sense of place; it should respond to local historical, cultural and landscape context and enhance and feel part of the existing settlement and landscape.

The statutory purpose of the AONB and the Development Plan and material considerations dictate that particular control is required within the designated landscape to ensure that whilst providing for the continuing vitality and social inclusion of the local communities of the AONB, particular approaches will be required to deliver development which satisfies these requirements. These approaches include a requirement for informed contextual design, and an acute appreciation of landscape capacity and sensitivity.

Responsibility for Planning Policy and Development Control within the Cornwall AONB lies with Cornwall Council.

The Cornwall AONB Management Plan comprises a material consideration in development management and in development plan making.

Cornwall AONB has a Planning Position Statement, which sets out the understanding of the Cornwall AONB Unit with regard to the roles and responsibilities of Cornwall Council (as the Local Planning Authority) and the Cornwall AONB Unit (as a nonstatutory consultee) regarding planning matters affecting the Cornwall AONB.

Notwithstanding the statutory duty above, all matters of Development Management (planning decisions) within the AONB must be made in accordance with the Development Plan (Cornwall Local Plan and any made Neighbourhood Development Plans) and in the light of any material considerations as set out in the Planning and Compulsory Purchase Act 2004 38 (6).

Statutory Protection

The protection afforded to the Area of Outstanding Natural Beauty, in recognition of the national importance of its natural beauty and therefore landscape character, is clarified within the Countryside and Rights of Way (CRoW) Act 2000 as set out previously. Of particular importance are:

  • Section 82 which reaffirms the primary purpose of AONBs: to “conserve and enhance” natural beauty; and
  • Section 85 which places a statutory duty on all ‘relevant authorities’ to ‘have regard to the purpose of conserving and enhancing the natural beauty’ of AONBs when coming to any decisions or carrying out activities relating to or affecting land within these areas. Activities and developments outside the boundaries of AONBs that have an impact within the designated area are also covered by the ‘duty of regard’.

Notwithstanding the statutory duty above, all matters of Development Management (planning decisions) within the AONB must be made in accordance with the Development Plan (Cornwall Local Plan and any made Neighbourhood Development Plans) and in the light of any material considerations as set out in the Planning and Compulsory Purchase Act 2004 38 (6).

National Planning Policy Framework

National planning policy is set out in the National Planning Policy Framework (NPPF) July 2021. This and the accompanying Planning Practice Guidance form important material considerations with regard to development management and confirm that:

  • The scale and extent of development in Areas of Outstanding Natural Beauty (AONBs) should be limited.
  • The presumption in favour of sustainable development does not automatically apply (where any adverse impacts would significantly and demonstrably outweigh the benefits, when assessed against the Framework taken as a whole) within the Cornwall AONB.
  • There is a presumption that planning permission should be refused for major development in AONBs.
  • Policies for protecting AONBs may mean that it is not possible to meet objectively assessed needs for housing and other development in full.
  • AONBs are unlikely to be suitable areas for accommodating unmet needs arising from adjoining, non-designated, areas.

Specifically, NPPF paragraph 174 requires that “planning policies and decisions should contribute to and enhance the natural and local environment by:

  • Protecting and enhancing valued landscapes, sites of biodiversity or geological value and soils (in a manner commensurate with their statutory status or identified quality in the development plan); and
  • Recognising the intrinsic character and beauty of the countryside, and the wider benefits from natural capital and ecosystem services

Likewise, NPPF paragraph 176 requires that:

“Great weight should be given to conserving and enhancing landscape and scenic beauty in National Parks, the Broads and Areas of Outstanding Natural Beauty, which have the highest status of protection in relation to these issues. The conservation and enhancement of wildlife and cultural heritage are also important considerations in these areas and should be given great weight in National Parks and the Broads. The scale and extent of development within these designated areas should be limited, while development within their setting should be sensitively located and designed to avoid or minimise adverse impacts on the designated areas.”

Cultural heritage is an integral component of the AONB and Chapter 16 of NPPF provides further detail on this:

“Heritage assets range from sites and buildings of local historic value to those of the highest significance, such as World Heritage Sites which are internationally recognised to be of Outstanding Universal Value. These assets are an irreplaceable resource, and should be conserved in a manner appropriate to their significance, so that they can be enjoyed for their contribution to the quality of life of existing and future generations”.

NPPF paragraph 177 clarifies that permission should “be refused for major development other than in exceptional circumstances, and where it can be demonstrated that the development is in the public interest. Consideration of such applications should include an assessment of:

  • The need for the development, including in terms of any national considerations, and the impact of permitting it, or refusing it, upon the local economy.
  • The cost of, and scope for, developing outside the designated area, or meeting the need for it in some other way; and
  • Any detrimental effect on the environment, the landscape and recreational opportunities, and the extent to which that could be moderated.”

Whilst the determination of what constitutes “major” development in the context of the AONB is a matter for the decision maker. Appendix ii of this plan sets out the views of the Cornwall AONB Partnership in this regard.

Section 8 - South Coast Western - Cadgwith boats - Sue Rowlands
Section 8 – South Coast Western – Cadgwith boats – Sue Rowlands