Planning guidance for Houses in Multiple Occupation (HMO)
For planning purposes houses in multiple occupation (HMO) fall within planning use class C4....Planning permission
Where more than 6 people share a property, planning permission will always be required....This means planning permission is not always required.
https://www.cornwall.gov.uk/planning-and-building-control/planning-advice-and-guidance/houses-in-multiple-occupation-hmo/
Last updated: 30/06/2025 14:52:51
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Cornwall Design Review Panel
It brings together independent professionals from architecture, planning, urban design, landscape, ecology, sustainability, transport and other relevant disciplines.The National Planning Policy Framework requires local planning authorities to encourage Design Review and other design processes....Cornwall Council will consider the Panel’s recommendations, alongside other relevant planning matters.Design Review is most effective early in a scheme’s evolution....We encourage early discussion with your Planning Officer to help identify the most appropriate stage in the process for Design Review.Design West may contact applicants directly where a scheme appears suitable for review.Other Council officers or Members may suggest that a scheme should be reviewed.Design West will liaise with the applicant and Cornwall Council on timing and type of review.
https://www.cornwall.gov.uk/planning-and-building-control/design/cornwall-design-review-panel/
Last updated: 12/11/2026 08:01:03
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About the Cornwall Local Plan and the plan-making process
The Cornwall Local Plan is a statutory planning document that sets out the long-term planning framework. ...It also shows how our environment, communities and economy should be supported.The Local Plan:Sets out planning policies used alongside national planning policy to make planning decisionsIdentifies the need and locations for homes, jobs, infrastructure and servicesHelps to look after our natural, historic and cultural assetsThe Cornwall Local Plan will cover the entire administrative area of Cornwall. ...It will replace the adopted Cornwall Local Plan (2016).Why a new Local Plan is neededThe current adopted Cornwall Local Plan must be reviewed and updated to respond to:Changes to national policyNew evidence about housing, the economy, infrastructure and the environmentThe challenges and opportunities facing Cornwall over the coming yearsPreparing a new Cornwall Local Plan ensures that planning decisions will use up-to-date policies that support sustainable development.Understand the new government housing target and what it could mean for future housing needs and growth across Cornwall.Understanding the new government housing target presentationHow the Cornwall Local Plan will be preparedWe will prepare the Cornwall Local Plan in stages that are set out in national Regulations.
https://www.cornwall.gov.uk/planning-and-building-control/cornwall-local-plan-2050/about-the-cornwall-local-plan-plan-making-process/
Last updated: 07/10/2026 07:21:32
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Make a Neighbourhood Priorities Statement
Contact us at neighbourhoodplanning@cornwall.gov.uk if you need any help.You can share your priorities for:HomesJobsTransportNature and green spacesCommunity facilitiesInfrastructure needsTemplatesYou can find templates and presentations here.Getting startedGetting started guidanceTemplatesNPS Project PlannerNPS steering group sample terms of reference templateNPS letter templateNPS place assessment templateNPS local economy assessment templateNPS simple templateThese templates help you to set up a steering group, designate your neighbourhood area and help you to write your statement.ExplainersWhere new homes should go explainer documentInfrastructure explainer documentHealth explainer documentLearn more about housing, growth and planning. ...It explains why new homes may be needed and how communities can help shape future development.Use our survey to hear from local peopleTalking to local people is an important part of writing your NPS.We have created our planning for our future survey that you can share with your residents. ...The more responses you receive the better you will understand your community priorities.Complete the planning for our future surveyDownload print version of the surveyAsk us to give you the results for your town or parishUse the survey results to write your statementPresentationsNPS overview presentationData and engagement presentationAnalysing your survey responses presentationUnderstanding your places, context, including local economy, design,character and heritage presentationUsing maps in your NPS presentationHousing presentationInfrastructure presentationEnvironment and climate change presentationThese presentations help you to collect information and understand what priorities are important to local people.Examples and mapsLanner NPS exampleSt Day NPS exampleMapping serviceNPS map layersMapping support chargesContractor licence (for maps)These resources help you to see what a finished statement looks like and create useful maps.What do I need to do to make one?
https://www.cornwall.gov.uk/planning-and-building-control/neighbourhood-planning/neighbourhood-priorities-statements-pilot/
Last updated: 12/11/2026 08:01:11
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Expedited Validation Service
The Planning and Sustainable Development Service provides an optional expedited validation service....The validation checking service fee is in addition to the planning fee for processing the application.All fees below are inclusive of VAT.Householder and other developmentHouseholder applications, Telecommunications development, Listed Building consent, Advertisement consent, Certificate of Lawfulness for existing development, Proposals for a single dwelling, Section 73 – lifting/variation of conditions, discharges of condition, Conservation Area consent, Tree Preservation Order consent, Trees in a Conservation Area consent - £72Minor developmentResidential development of between 2-9 dwellings or where the site area is below 0.5 hectares, New floor space or change of use of less than 1,000 square metres or where the site area is less than one hectare - £155Major developmentResidential development of 10 or more dwellings, New floor space or change of use of 1,000 square metres or more or where the site area is one hectare or more, Development subject to an Environmental Impact Assessment...The service can be requested by emailing planning@cornwall.gov.uk.Applications submitted via the Planning Portal drop automatically into our back-office systems.
https://www.cornwall.gov.uk/planning-and-building-control/fees-and-additional-services/validation-checking-service/
Last updated: 12/11/2026 09:00:31
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Local Development Scheme and Statement of Community Involvement
Statement of Community InvolvementThe Planning and Compulsory Purchase Act 2004 requires us to prepare a 'Statement of Community Involvement' (SCI).Planning affects everyone in our community....However, most people only get involved in planning when it directly affects them....The SCI explains how we will involve:local communitiesbusinessesother interested partieswhen we prepare our planning policies and determine planning applications.
https://www.cornwall.gov.uk/planning-and-building-control/planning-policy/adopted-plans/local-development-scheme-and-statement-of-community-involvement/
Last updated: 21/07/2026 07:40:11
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Design Guidance in Cornwall
Design Quality is vital to Cornwall’s planning agenda....Improving the quality of our places and buildings will positively support:tackling climate changehealthier lives for our residentshigh quality streets and public spacesThe Cornwall Design Guide and Chief Officer's Advice Note on Good Design in Cornwall boost design quality and are material considerations in determining planning applications. ...For larger residential-led applications, you may wish to look at Homes England's Building for a Healthy Life and new Streets for a Healthy Life.We will also prepare a new Cornwall-wide Design Code and support Neighbourhood Planning Groups in preparing their own design codes in line with the National Model Design Code.
https://www.cornwall.gov.uk/planning-and-building-control/design/
Last updated: 12/11/2026 08:00:51
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Neighbourhood Planning Activity in Cornwall
They help inform planning policy in the Cornwall Local Plan. ...The plans in the protected NDPs guide note currently meet these national planning policy requirements.Protected NDPsChanges to national planning polices and interim adviceThe Government published a new National Planning Policy Framework (NPPF) on 17 August 2026. ...The new rules started on the same day so they must now be used when making planning decisions.
https://www.cornwall.gov.uk/planning-and-building-control/neighbourhood-planning/neighbourhood-planning-in-cornwall/
Last updated: 12/11/2026 09:00:51
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Get involved in the Cornwall Local Plan
Your views will help shape planning policies and decisions about Cornwall's future.Current consultation - Scoping and engagement (Regulation 20)The Cornwall Local Plan is currently at the scoping stage.We are seeking views on:The issues and opportunities facing CornwallThe proposed scope of the Local PlanThe vision for Cornwall's futureHow people and organisations should be involved in preparing the Local PlanSustainability issues that should be considered as the Local Plan developsTake part nowRespond to the consultation Scoping consultationRead the consultation documentsConsultation closes: 16 November 2026Other ways to get involvedYou can:Attend consultation events and workshopsJoin the Local Plan mailing listRespond on behalf of an organisation or community groupTake part in future consultations as the Local Plan progressesPrepare a neighbourhood priorites statement (NPS) to identify what matters most in your area and help inform the Cornwall Local Plan 2050Neighbourhood priorities
https://www.cornwall.gov.uk/planning-and-building-control/cornwall-local-plan-2050/get-involved/
Last updated: 12/11/2026 08:01:13
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Make sure your planning application is valid
Validation checks applications against the Cornwall Council Validation Guide:Validation GuideThe guide is made up of:National Requirements - required by legislation; andLocal Requirements – set by the Local Planning Authority (LPA).Applicants can use the Validation Guide as a checklist to ensure all the relevant information has been prepared.Where information is missing the application will be ‘invalid’ and further information requested.Validation will take no further action until the applicant/agent provides the required information....Benefits of using these services include:save time and moneyreduce the number of unsuccessful planning applicationsmake sure you provide enough information with an application.Pre-application adviceMake a better planning applicationThe make a planning application page includes the top invalid reasons to look out for. ...Its also includes links to relevant useful guidance.Make a better planning applicationValidation updatesThe Validation updates page highlights recent important changes and provides links to new and amended guidance.Validation updatesConstraint checking toolWhen reviewing the Validation Guide, some requirements are based on constraints and designations.To find out if any constraints or designations affect your site visit our constraints on development page and use our new constraint checking tool.Constraints on developmentWe are not able to share constraint layers for contaminated land on the Intranet mapping.
https://www.cornwall.gov.uk/planning-and-building-control/planning-applications/validation/
Last updated: 02/09/2026 13:49:35
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