What is One Planet Development?
According to Cornwall Council’s version of One Planet Development, it is “low impact residential development as part of a regenerative use of land”.
Policy AL1 of Cornwall’s Climate Emergency development plan document supports “Regenerative and Low Impact Development (One Planet Development)”, subject to the person/s applying for planning permission supplying “robust evidence” of compliance with the policy. And subject to their proposal meeting ten main criteria.
For the story of how the OPD planning policy was adopted in Cornwall, see our blogpost: Cornwall introduces One Planet Development.
About Cornwall’s approach
So how is Cornwall approaching OPD?
What follows are selected extracts from its climate plan…
- The plan states that its approach is “similar to the Welsh ‘One Planet Development’ policy and had significant support from respondents to the Scoping version of the Climate Change DPD”. It states: “The One Planet movement seeks to encourage society to live within the capacity of the planet…”.
- And: “One Planet Developments (OPD) are proposals on sites that seek to enable off-grid lifestyles that minimise the ecological footprint of the inhabitants to sustainable levels. OPD is low impact, highly sustainable development that either enhances or does not significantly diminish environmental quality. A one planet development should be broadly self-sufficient in terms of energy, water and waste, whilst also providing a significant proportion of food and income directly from the land”.
- “Policy AL1 sets out an approach for Cornwall, to meet a local need for development of low impact, easily removable homes that enable sustainable lifestyles. These proposals should utilise regenerative land management techniques and make a significant contribution to carbon sequestration. The policy is aimed at small groups and potentially private estates to provide affordable, low impact housing and other buildings necessary to support the proposed activities, tied to the restorative use of land and controlled by conditions regarding measurable environmental net gain.
- “Low impact can mean not only being broadly self-sufficient but doing so in a way that brings positive environmental enhancements … The use of the land may be experimental, in which case it should include elements of education and research”.
- “This policy allows for a departure from national and local policy preventing development in the open countryside, so it is critical that proposals clearly demonstrate a truly low impact approach. They will therefore undergo rigorous assessment and ongoing monitoring. In order for proposals to clearly demonstrate the achievability of the project, permissions will only be granted initially on a temporary basis”.
- “Proposals must be supported by robust evidence” including… a justification and improvement plan; an ecological footprint analysis; a zero carbon analysis; a travel plan and transport statement or assessment; statements of heritage significance and heritage impact assessments (where relevant).
To see the plan, go to: Climate Emergency DPD (pages 17-19).
About Cornwall’s policy
So what does the policy actually say?
What follows is “Policy AL1 – Regenerative, Low Impact Development” in full…
“Low impact residential development as part of a regenerative use of land will be permitted where the proposal:
- is located adjoining, or well-related to a settlement or comprises an existing farm or the location can be justified in terms of the activity being undertaken and that travel patterns required for day to day needs can be met sustainably; and
- is demonstrably linked to a use of the land that will support a sustainable lifestyle for the development’s occupants, be their principal residence and make a positive environmental and social contribution to Cornwall; and
- can demonstrate through a carbon statement a clear zero-carbon approach to both construction and operation and demonstrate self-sufficiency in energy, waste and water; and
- can demonstrate that all activities and structures on site will have a low impact in terms of the environment and use of resources. The need for new structures and buildings on the site is minimised and suitable redundant buildings are used before constructing any new buildings; and
- is tied directly to the land on which it is located and new buildings are designed to have a low impact on the land and be removable and the land restored to an acceptable use at the end of an agreed period of time, or when the regenerative or low impact use ceases; and
- leads to the environmental and biodiversity regeneration of the site through a binding action plan and conserves and enhances the landscape character, heritage assets and heritage at risk and biodiversity of the site and surroundings; and
- the proposal demonstrates a robust justification and improvement plan for the land use and sufficient land is available which can provide for the livelihood and substantially meet the needs of all residents on the site within a reasonable period of time and no more than five years from first occupation; and
- provides a trust or other bona fide mechanism for the management and running of the enterprise and the selection of any future residents or activity; and
- demonstrates that the proposals will have no unacceptable adverse impacts upon residential amenity or other neighbouring uses.
- where the above is satisfied permission will first be granted for a temporary period of up to six years subject to the condition that one year prior to the end of that agreed period, taken from the developments first occupation, a Monitoring Report is submitted to the Authority reporting on how the requirements of the management plan agreed by the Authority have been achieved. Following the grant of temporary permission, permanent permission will only be granted where the Authority is satisfied that the policy requirements have been and will continue to be met”
Important notes
Before submitting your planning application; a couple of reflections…
It is important to carefully consider the policy AL1 and its criteria, and the accompanying text. In addition, the council will assess planning applications against all other planning policies that apply (in the climate plan and in other adopted plans). It will also take into account other material considerations, including the National Planning Policy Framework.
To supplement the planning policies, as of March 2023, Cornwall Council has produced Policy Guidance (PDF) on the interpretation of the Climate Emergency DPD (see pages 19 to 27) and specific Policy Guidance for policy AL1 (PDF).
Even though there is some guidance, it is advisable to seek specialist or professional input on your planning proposal. Cornwall Council also has a pre-application advice service subject to a fee.
Conclusion
The introduction of a version of One Planet Development in Cornwall can be seen as a positive step in reducing society’s carbon footprint and environmental impact. The policy is still in its infancy, and it will be interesting to see what proposals come forward ‘on the back of it’. There will hopefully be some Cornish trailblazers who are able to ‘tick all the boxes’, secure their consents and take their projects forward.
External links
Cornwall Council planning and building control
Cornwall Council Climate Emergency DPD
Cornwall Council Climate Emergency Policy Guidance
Related pages
One Planet Development (Cymru)
Low Impact Residential Development (Dartmoor)
This page provides general information only. It is not professional advice and should not be relied upon as such. The content may be incomplete, out of date, or omit important regulations, policies, or criteria. You should verify any information independently and seek appropriate professional advice before taking or refraining from any action. See website disclaimer / terms of use.
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