Parish Council Pre Application Planning Protocol

Cornwall Local Councils Pre application Protocol

Withiel Parish Council will

– publish details of its pre application procedures and Parish Pre Application 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 Planning Authority. This could include minutes of meetings or a record of the discussion

– complete and refresh their Parish Pre Application Profile details annually to provide local knowledge to the applicant engaging in the pre application process

– refer requests for advice on Planning Policy to the Planning Authority

The Applicant will

– research the area of the proposed development to understand the local factors described in the Parish Pre Application Profile before approaching a Local Council to engage in a pre application process

– share plans, supporting information and guidance given by the Planning Authority with the local council before attending local meetings and will allow the information to be left for any follow up comments to be made

– respect the role of the local council during the pre application process; private lobbying of individual Local Council Members is not permitted

– meet all reasonable costs of hiring local facilities to hold public meetings

Cornwall Council will

– give a strong steer to Applicants to carry out public engagement work

– share any pre application advice given to the applicant by officers if requested (except in the case of confidential pre application enquiries)

– encourage of the use of Planning Performance Agreements (PPA) including Local Council Liaison

– ensure joined-up working with other agencies in connection with pre application submissions

– encourage the use of the Cornwall Design Review Panel

– will adhere to the Pre application protocol when Cornwall Council is the planning applicant

Local Council Pre application Protocol – Planning Partnership Page Web link

Town & Parish Councils in Cornwall

A Model Approach To Pre-Application Discussions

Guidance for Parish Councillors and developers

Withiel Parish Council recognises that pre-application discussions play an important role in major planning applications, and welcomes the desire of developers to consult both the Council and the public more widely. However, the Council is also aware of the importance of public perception in planning and the critical need to avoid any appearance that the Council is conducting secretive negotiations or, colluding with developers.

Pre-application briefings

The Council is, in general, willing to hold meetings with developers prior to public consultation on the following three conditions:

1. Full public consultation is either already scheduled, or firmly planned.

2. The meeting is open to the public to attend and has been reasonably advertised.

3. The developer meets all reasonable costs for the hosting of the public meeting including the provision of large scale paper plans for display purposes.

The policy of the Council is not to hold private meetings with developers unless there is a necessary and compelling reason that could be justified to the public (for example a strong commercial sensitivity, where a developer wishes to receive an initial steer before deciding whether to progress).

Pre-application public consultations

The Council encourages developers to carry out full public consultation before submitting plans for major developments, on the following basis:

1. An accessible and convenient venue.

2. Sufficient publicity to likely interested parties, in good time.

3. Appropriate timings to allow as wide a range of people as possible to attend.

4. A genuinely open mind and willingness to adapt plans in response to feedback.

In general Councillors are advised not to attend separate private briefings as part of public consultation, but instead to attend with the public.

Individual Councillor’s discussions

Councillors must be aware of their obligations under the Council’s Code of Conduct. Individual Councillors must not enter into informal discussions of possible future applications with a developer; to do so may lead to a complaint for a potential breach of the code.

If it is considered that a site meeting is needed with the developer then individual Councillors are strongly advised to attend with other agencies (i.e. highways, officers from the Local Planning Authority) or the clerk and not on their own.

Pre Determination

In all meetings with developers, Councillors are reminded of the critical importance of not predetermining their position on any future application, as this could require them to take no part in the discussion. It is noted however that expressing a prior view, or pre-disposition, for example of either ‘welcome in principle’ or ‘concerns’, is permissible. Taking a closed position to the development and adopting an ‘over my dead body’ approach to it may well be viewed as predetermination and if this is the case a Councillor would be unable to vote on the matter when it comes before their Local Council.

Local Council Pre-application Protocol – Registration and Profile


The pre-application protocol was adopted by the Parish Council on 4th January 2014 and the following profile details are submitted.

Contact Details

Name ,address ,email & Phone number for Parish contact:

Mr R P Turner

35 Chy Pons

St Austell


TEL 07841780397

Community Profile

Population :353

Number of households : 157

Socio-economic data:

Of the population of the parish, 63 per cent are of working age; this is slightly above the average for the county as a whole. Of the working age population, 72 per cent are economically active; this is above the averages for the county and England as a whole. Self-employment accounts for 39.4 per cent of the economically active population; this is almost twice the county and three times the national averages (20.4 and 14.0 per cent).

According to the 2015 national Index of Deprivation, Withiel is in the highest quintile for standard of education, skills and training; in the second quintile for levels of employment; and in the top quintile for income standards. In other words, other things being equal, the parish should have a strong base on which to support a thriving and dynamic local economy.

Main Local Businesses:

Capillary Tube Supplies Ltd: Stockholders and distributors of small-diameter glass capillary tubes used in X-ray diffraction analysis to universities, research bodies and government organisations.

Cornish Masonry Stove Company: Design, build and install ceramic masonry stoves – the first such eco stoves to be built in Britain – and heaters using locally-sourced materials and engineering skills, with a commitment to encouraging the spread and use of sustainable and renewable energy sources. Managing director lives in the parish and the business operates from here

Cornwall Defence Solicitors LLP: Legal office of around eight solicitors, general, criminal, conveyancing etc., specialising in all areas of road traffic law and motoring offences. Based in Victoria Square

Green Waste Company: Specialist green waste recycling business on a county-wide scale, working with local authorities, farmers and landowners, builders etc., taking green waste for recycling and supplying compost, mulch and woodchips to business and individual customers. Based in Higher Brynn Farm Industrial Estate.

Fairweather Media Ltd: Publishing company whose owner/director lives in the parish. The company has been described “right from the start three years ago, it has been a reference point for others in this field, achieving measurable success.”

Halo Design Ltd: Design and project management of bespoke portable buildings (huts, pods, caravans etc.) for additional living/working space on a temporary or permanent basis. Based in Higher Brynn Farm Industrial Estate.

James Darling Photography: Wedding, family and commercial photography in Cornwall and nationally, specialist photojournalist emphasising naturalistic and reportage style

Magnet Ltd: One of three centres in Cornwall of nationwide supplier, specialising in design, manufacture and installation of kitchens to industrial and domestic customers. Based in Victoria Square.

Manor Bakeries Ltd: Storage building for the main site in Roche, bakery and confection-ery supplies. Based in Victoria Square. 

Mid-Cornwall Self-storage: Secure storage facilities for antiques, general household, furniture etc., for domestic and business customers. Based in Victoria Square

Poultry Patch Ltd: tourist attraction based around rare breed poultry and other animals, with an educational focus, and children’s playground; together with a shop selling poultry-related equipment, homewares and gifts; and cafe selling locally-sourced and home-produced products .

Pro Lift Access Ltd: Short or long term hire and sale of all types of powered access aerial platforms throughout the south west, also servicing and maintenance, and training in lift equipment operation. Based in Victoria Square.

Be Reem Hair Nails and Tanning Studio: men’s and women’s hairdressing, manicure etc., inspired by ITV show ‘The Only Way Is Essex’.

 Roche MoT  & Tyre Centre Ltd: MoT and vehicle servicing and repairs, refitting brakes, clutches and exhausts, supply tyres, with 5-star ratings from customers. Based in Victoria Square.

Three Cheers Pubs: A chain of seven high-end gastropubs in the south London area, emphasising quality sustainably-sourced food, own-brand beer, cordials and spirits. One of the three partners in the business lives in the parish and carries on the business from here.

Timberstore (UK) Ltd: Suppliers of timber products (flooring, furniture, decking, fencing etc.) to industry and DIY throughout Devon and Cornwall. All timber is sourced from certified sustainable products suppliers. Based in Higher Brynn Farm Industrial Estate.

TOLRA Micro Systems: We mention this website design, hosting and maintenance business as an example of leading-edge microbusiness which was operating in Withiel at the inception of the neighbourhood development plan in 2015 but moved away to another area because of the lack of superfast broadband.

Total Development South West: Design, manufacture and build timber frame structures. In-house architectural design service including planning and regulatory submissions and project management, from individual self-build to large-scale development. Based in Higher Brynn Farm Industrial Estate.

Yvonne Internationally-known wood-turning artist and publisher of books and DVDs on advanced wood-turning techniques.

Withiel Commercials: Storage and other portable container solutions for hire and sale, also haulage services throughout the south west.

Withiel Sculpture Garden: The owners of the internationally-recognised Lemon Street Gallery in Truro have established at their home in the parish the Withiel Sculpture Garden, which they says “marries contemporary art with landscape in a unique and spectacular way.”

Local Facilities

-St Clement Church

-Withiel Village Hall


-Events Field

Local Groups and organisations

Withiel WI

Ruthern Valley Players (Theatrical group)

Withiel Indoor short mat Bowls Club (Cornwall Central Premier League).

Existing Plans

Draft Neighbourhood Plan 2015- 2030; Please follow the link below.