Penwerris Coachworks
15th March, 2018 The planning inspectorate has decided to approve this planning application. 

Link to the Appeal Decision Notice Click Here

An appeal has been made to the Department for Communities and Local Government (Bristol).
DCLG ref: APP/D0840/W/17/3178389

Link to the appeal website
Click Here
The deadline for comments is Wednesday 11th October
Any comments already made following the original application for planning
permission and any subsequent comments (unless they are expressly confidential), will be forwarded to the Planning Inspectorate and copied to the appellant, and will be taken into account by the Inspector in deciding the appeal.

If you wish to make further comments, or modify/withdraw your previous representation, you can do so online at
(You will need to set up a user account and login - our website shows how,
click here).
Or you can send your comments to:
The Planning Inspectorate, Ms Ann Edmonds, Room 3M, Temple Quay House, 2 The Square, Bristol, BS1 6PN.
A template letter of objection is available for you to use and adapt,
click here.

Procedure: Hearing
Details of Hearing: Thursday 14th December 2017, 10:00am. Falmouth Rugby Club, The Recreation Ground, Dracaena Avenue, Falmouth.

Views of the proposed development from the planning application below.
Application Validated Thursday 16th February 2017 

Demolition of the existing workshops and replacement with a 135 bed student accommodation scheme with associated facilities and infrastructure. The proposal also contains a common room, laundry,office and bin store as well as secure cycle storage. Proposed development to include the demolition of an existing garage and replacement with a new garage relocated on the site.
Former Falmouth Coachworks Ltd Penwerris Lane Falmouth Cornwall

Case Officer: Chantal McLennan.

Decision Issued Date Thu 18 May 2017 - Refused.


1:  Policy 3 of the Cornwall Local Plan states that the delivery of growth in main towns will be managed through site allocations in order to ensure that growth is genuinely plan-led. The application site is not an allocated within the Council's Site Allocations Development Plan Document March 2017 (Cabinet version) and the scale of the proposed development is so substantial that it is considered that the granting of permission would prejudice the planning process by determining decisions about the scale and location of new development in and around Falmouth. Planning applications must be determined in accordance with the development plan unless material considerations indicate otherwise. In this case by reason of its location within the town of Falmouth the proposal would be contrary to the Council's strategy for providing a range of sites in and around the existing University campus at Penryn where students can both live and study in and around the same location, as set out in the Council's Site Allocations Development Plan Document March 2017 (Cabinet version) further to the requirements for delivering sustainable development that reflects the vision and aspirations of local communities through Local Plans set out in Paragraph 154 of the NPPF. The proposed development is therefore contrary to Policies 1, 2, 2a and 3 of the Cornwall Local Plan Strategic Policies 2010-2030 and guidance contained within paragraphs 2, 11, 16, 17 and 50 of the National Planning Policy Framework and the long standing fundamental of the UK planning system namely utilising a plan led approach to development.
2: In the absence of a mechanism to adequately secure a financial contribution towards off-site public open space provision for which there is evidence of an identified need and a financial contribution towards mitigating the recreational impacts of the development upon the Falmouth and Helford Special Area of Conservation the proposal is considered to be contrary to Policies 2, 13, 22 and 28 of the Cornwall Local Plan Strategic Policies 2010
- 2030 and paragraphs 70, 73, 109 and 118 of the National Planning Policy Framework 2012.


At pre-planning this development was referred to as Mathew's Court but would now appear to be changed to ​Strongman’s Yard.

If you wish to comment on this planning application do so now, also copy this to Falmouth Town Council.

Click on the image of the leaflet to view and download
Monday 13th March, 6:00pm
Falmouth Town Council Planning Commitee

Item 2 on the agenda, this application was considered. 

Comment Date: Fri 07 Apr 2017
7 April 2017 - The Council also commented that the application sought to pre-empt the emerging DPD Allocations Document for Falmouth and Penryn and the emerging Falmouth Neighbourhood Plan and would prefer to consider the proposal in the context of those strategies.
Comment Date: Thu 16 Mar 2017
Refuse due to over massing and over development that would significantly change the street scene, parking in the area would be exacerbated with parking displacement in adjacent streets and the transport plan submitted was inadequate with the site poorly located to public transport. 

Join us at our Public Meeting on Tuesday 14th March when Ward Councillor Mathew MacCarthy will speak about this planning application and template letters of objection will be available if you find it helpful. Also available on this link.

Contact :M MacCarthy - Moorings, 12 Dunstanville Terrace, Falmouth, Cornwall, TR11 2SW  Tel: 07576561747
Email: [email protected]

Further information will follow as and when available.

Below is some information about the previous consultation meeting and the pre-planning application.
Newspaper coverage, see links below:​

Falmouth Packet - Coachworks student flats refused planning permission by Cornwall Council

Falmouth Packet - Student accommodation plans for former Coachworks site have been submitted

Falmouth Packet - Plans unveiled for 132 student beds at former Falmouth Coachworks

Falmouth Packet - Initial support for student accommodation at Falmouth Coachworks

Pre-planning application details and consultation
PA16/01596 Link to council website
Views of the proposed development from the consultation.
Application Validated Thursday 2nd June 2016 
PA16/10836 Preapp

Pre-application advice for demolition of existing workshops and the provision of approx 3300m2 of student accommodation and associated infrastructure
Falmouth Coachworks Ltd Penwerris Lane Falmouth Cornwall TR11 2PF

Case Officer: Chantal McLennan.

Decision Closed - advice given
Decision Issued Date Thu 14 Jul 2016

There was a planning consultation at the Dracaena Centre on 4th January from 4:00 - 7:00pm showing the proposals for the Coach Works at Penwerris Lane.
The images show the current proposals for Matthew's Court Student Accommodation.

It is understood there will be further consultations but keep a close eye on when the full planning application is submitted when comments can be submitted.

The councillors for the PENWERRIS WARD can be found on our website page.
Any information which may be of significance please email: [email protected]

PA16/01596 Link to council website, Planning Documents
Please read the Pre-app response (bottom left).
Couple of paragraphs from the Pre-app response

Notwithstanding the above, one of the key issues associated with a large number of  units of student accommodation is that of parking and the impacts upon the local roads caused by students parking their cars. How this issue would be managed needs to be carefully considered and a management plan needs to be put in place and secured as part of any permission in order to manage this appropriately. A planning
application would need to provide full details of how this issue would be managed on an ongoing basis. It would be useful to receive details of how this issue has been successfully managed elsewhere in similar schemes. 

​Visual amenity
No detailed plans have been submitted and I therefore cannot offer any bespoke comments on design and appearance and the impact the proposed development would have on the character and appearance of the area.

It is noted however from your supporting statement and my recent site visit that the scale, massing and arrangement of the accommodation has been carefully considered, in order to minimise its impact on surrounding properties.

During our meeting you asked whether the height of the proposed buildings or even higher would potentially be acceptable in planning terms. However, without a specific scheme with measured drawings to consider and any supporting contextual information it is not possible to give a definitive opinion at this stage.

Nonetheless I noted during my site visit the existing neighbouring development range in height. The proposal must not result in an incongruous development that causes material harm to the character and appearance of the area or have wider landscape impacts.