The Local Plan which was the over-arching policy planning framework from 2016 to 2030 is now (Spring 2026) considered ‘not in date’ since it does not provide for the required number of new housing in Cornwall. As such, Conservation measures fall more heavily on Internationally and Nationally recognised statutory bodies.
Protection of Designated Sites: Planning policy provides a high level of protection to internationally and nationally important sites, including:
- Special Areas of Conservation (SACs)
- Special Protection Areas (SPAs)
- Ramsar sites
- Sites of Special Scientific Interest (SSSIs)
- National Nature Reserves
- Local Nature Reserves
- Ancient woodlands and county wildlife sites
Areas of Outstanding Natural Beauty: AONBs in Cornwall have the same level of protection as National Parks and in fact they are now to be known as National Landscapes. Planning decisions within these areas must “conserve and enhance” their natural beauty and character, with a strong presumption against major development.
Protected Species: Developers are required to submit evidence of any protected species (such as badgers, dormice, and bats) and their habitats on a site. Mitigation measures must be put in place to ensure their protection.
Cornish Hedgerows: Cornwall Council places a strong presumption in favour of retaining all hedges in planning projects due to their integral role as a key wildlife habitat and a feature of the county’s natural environment.
Minerals, Heritage, Historic, Flood Risk, European Sites best use of land and existing buildings. All these can be required to make a statutory statement in planning applications, and are of material consideration.
Concerns are being voiced regarding the fact that the democratic process of planning applications coming before Parish Councils and Cornwall Council Planning Committee is being pushed aside by decisions that are being made more centrally by Planning Inspectors and/or the government. The revised form of the NPPF within the Planning and Infrastructure Bill that was passed into law in December 2025 also raised concerns regarding Biological Net Gain (BNG) requirements being ‘watered down’ and developers being able to buy credit ‘off site’. How these would be promulgated and what measures would be in place to scrutinise and monitor them raise serious questions.