A Cornwall Council planning committee has heard that a proposal for 48 affordable homes in St Stephen would be "deeply upsetting" for existing residents who will open their front doors onto a "busy dangerous road". The local authority's planning department recommended approval, but the local division member, the parish council and 134 online objections said the development should be refused.
Developer Gilbert & Goode Ltd applied to build the 48 affordable properties alongside open space, landscaping and associated infrastructure on land north of Carkeek Close, St Stephen, near St Austell.
The application came before the council's strategic planning committee on Thursday, September 24, following a request by the Reform UK councillor for St Stephen, Elaine Kist, due to concerns about access and highways safety.
The meeting heard concerns about the proposed entrance via Carkeek Close, which is a cul-de-sac, near St Stephen-in-Brannel secondary school. A planning officer told councillors there is an "ongoing issue" with heavy school traffic and the impact on residents, many of whom have objected to the housing plan, fearing it will make the situation worse.
To see all the planning applications, traffic diversions, road layout changes, alcohol license applications and more in your area, visit the Public Notice Portal HERE.
However, the council's highways officer had looked at the issue and assessed that the housing development would not have an "unreasonable or severe impact" on traffic levels or access at Carkeek Close.
The committee was told that 48 affordable homes would help address local need as there are 374 households within the parish in need of housing. There would be 32 social rent homes and 16 for shared ownership.
Mark Orrell, speaking on behalf of residents, told the meeting that they had concerns about the height of the houses and overlooking, but the biggest bone of contention was the impact on already "significant local congestion" with school traffic causing "gridlock" in the area. He said that Carkeek Close and neighbouring Rectory Road are used as overflow parking.
"We are deeply concerned that pedestrian safety is compromised as cars and buses are frequently seen mounting pavements to pass."
Fellow resident Hilton Bazeley added: "We aren't objecting to the 48 houses – we understand that Cornwall needs new homes. Our issue is entirely about the unsuitable access route. Turning a quiet cul-de-sac like Carkeek Close into a busy two-way feeder road just doesn't make sense. The road is simply too narrow to handle that kind of traffic safely."
He added that residents were completely unified in their concerns and were fearful about the impact of construction traffic and noise, which could "completely shatter the lives of the elderly residents", who make up 79 per cent of those living in the close.
"In the long term, we will be left with a busy dangerous road right outside our front doors. It's deeply upsetting to us all and is an obvious threat to highways safety."
Representing St Stephen-in-Brannel Parish Council, Cllr Nigel Spragg said it recognised the acute need for affordable homes in the parish, but members had "grave concerns" regarding the application, which remained unresolved, including highways safety and access as outlined by the residents. He said access via Carkeek Close was "fundamentally totally unsuitable".
Planning agent Dan Rogers, speaking on behalf of applicant Gilbert & Goode, outlined that it was a rare 100 per cent affordable housing scheme. The developer had a view to "a spade being put in the ground" in April 2027 and there was a registered provider ready to own, manage and operate the houses, which would be ready for families to move into in 2028.
He said most of those families were already using the local schools, GP surgery and other facilities "but they need affordable housing".
Plymouth Community Homes, which is the city's largest social housing landlord, managing over 16,000 properties, would oversee the St Stephen site as part of its portfolio in Devon and Cornwall.
St Stephen Affordable Homes Approved Despite Road Safety Fears