ARCHIVED Cornwall Local Plan Strategic Flood Risk Assessment 2 for SiteEVIDENCE Allocations at West Carclaze/Baal and Par Docks DOCUMENT Cornwall Council January 2015
INTRODUCTION
The Cornwall Local Plan will set out a vision for growth and identify the quantity and broad location and key sites, for new housing, community facilities, shops and employment. The Local Plan includes two strategic allocations for development. An Allocations DPD is being prepared to accompany the Local Plan which will include further specific site allocations. This report sets out the requirements of the Flood Risk Sequential Test and where appropriate the Exception Test with regards to the sites allocated with the Cornwall Local Plan.
NATIONAL PLANNING POLICY ON FLOOD RISK
The National Planning Policy Framework (NPPF) advises that “Local Plans should take account of climate change over the longer term, including factors such as flood risk, coastal change, water supply and changes to biodiversity and landscape” (paragraph 99 NPPF 2012).
It goes on to advise that “Inappropriate development in areas at risk of flooding should be avoided by directing development away from areas at highestARCHIVED risk, but where development is necessary, making it safe without increasing flood risk elsewhere…..Local Plans should apply a sequential, risk-based approach to the location of development to avoid where possible flood risk to people and property and manage any residual risk taking account of the impacts of climate change, by: • Applying the Sequential Test; • IfEVIDENCE necessary, applying the Exception Test; • Safeguarding land from development that is required for current and future flood management; • Using opportunities offered by new development to reduce the causes and impacts of flooding; and • Where climate change is expected to increase flood risk so that DOCUMENTsome existing development may not be sustainable in the long‐ term, seeking opportunities to facilitate the relocation of development, including housing, to more sustainable locations.” (paragraph 100 NPPF 2012)
SEQUENTIAL TEST
The Sequential Test is a decision making tool designed to ensure that areas at little or no risk of flooding are developed in preference to areas of higher risk. The aim should be to keep development out of medium and high flood risk areas (Flood Zone 2 and 3) and other areas affected by other sources of flooding where possible.
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The NPPF advises that “the aim of the Sequential Test is to steer new development to areas with the lowest probability of flooding. Development should not be allocated or permitted if there are reasonably available sites appropriate for the proposed development in areas with a lower probability of flooding. The Strategic Flood Risk Assessment will provide the basis for applying this test. A sequential approach should be used in areas known to be at risk from any form of flooding.” (paragraph 101 NPPF 2012)
The following diagram sets out the application of the Sequential Test for Local Plan Preparation it is taken from the National Planning Practice Guidance.
ARCHIVED EVIDENCE DOCUMENT
EXCEPTION TEST
The NPPF at paragraph 102 allows the application of the Exception Test by local planning authorities where, following the application of the Sequential Test, it is not possible, consistent with wider sustainability objectives, for development to be located in zones with a lower risk of flooding. The Exception Test therefore provides a method of managing flood risk while still allowing development to occur.
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There are two elements to the Exception Test both of which need to be passed paragraph 102 of the NPPF states “if, following application of the Sequential Test, it is not possible, consistent with wider sustainability objectives, for the development to be located in zones with a lower probability of flooding, the Exception Test can be applied if appropriate. For the Exception Test to be passed: • it must be demonstrated that the development provides wider sustainability benefits to the community that outweigh flood risk, informed by a Strategic Flood Risk Assessment where one has been prepared; and • a site-specific flood risk assessment must demonstrate that the development will be safe for its lifetime taking account of the vulnerability of its users, without increasing flood risk elsewhere, and, where possible, will reduce flood risk overall. Both elements of the test will have to be passed for development to be allocated or permitted.” (paragraph 102 NPPF 2012)
NPPF PRACTICAL GUIDANCE The NPPF Practical Guidance provides further assistance to applying the test to ARCHIVEDLocal Plan allocations. With regard to the first part of the test it advises that “evidence of wider sustainability benefits to the community should be provided, for instance, through the sustainability appraisal. If a potential site allocation fails to score positively against the aims and objectives of the sustainability appraisal, or is not otherwise capable of demonstrating sustainability benefits,EVIDENCE the local planning authority should consider whether the use of planning conditions and/or planning obligations could make it do so. Where this is not possible the Exception Test has not been satisfied and the allocation should not be made”. (NPPF Practical Online Guidance Paragraph: 024 Reference ID: 7-024-20140306) WithDOCUMENT regards to the second part of the test it advises “wider safety issues need to be considered as part of the plan preparation. If infrastructure fails then people may not be able to stay in their homes. Flood warnings and evacuation issues therefore need to be considered in design and layout of planned developments. In considering an allocation in a Local Plan a level 2 Strategic Flood Risk Assessment should inform consideration of the second part of the Exception Test”. (NPPF Practical Online Guidance Paragraph: 025 Reference ID: 7-025-20140306)
CORNWALL COUNCIL FLOOD RISK POLICY AND GUIDANCE
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Cornwall Council (CC) together with its partners including the Environment Agency (EA) and the private sector has undertaken work with regards to flood risk specifically
• Strategic Flood Risk Assessment Level 1 for Cornwall was published in November 2009. • As identified in the SFRA level 1, surface water flooding is a significant problem for Cornwall. To help address this, the Council has adopted guidance on standards and methods for surface water drainage in its Drainage Guidance for Cornwall Council document published January 2010. • Cornwall and Isles and Scilly Shoreline Management Plan (SMP) 2 was finalised in February 2011. • The EA in partnership with CC carried out further fluvial flood risk modelling as part of SFRA2 on watercourses at St Austell, including the White River, Gover Stream, Polgooth Stream, Pentewan Stream, Sandy River and Tregrehan Stream and surface water flood risk within St Austell. The ‘St Austell Flood Risk Mapping Study’ report was finalised in August 2011. • Where appropriate site specific data including mapping and specific FloodARCHIVED Risk Assessments these include – o Par Docks Initial Flood Risk Assessment (Imerys 2008) o Fowey/Par Bulk Transport Study Final Report (CC 2009) o EIA Scoping Request PREAPP10/03698 (Eco-bos 2010) o Coastal Wave Modelling and Extreme Still Water Level Reports and Information (Eco-bos 2011) EVIDENCEo Working draft Flood Risk Assessment (Eco-bos 2012) o Working draft Sandy River Hydraulic Modelling Study Technical Report (Eco-bos 2012) In proposing allocations the Council has had regard to the advice of the NPPF, the National Planning Practice Guidance and its own policy and guidance. DOCUMENT CORNWALL LOCAL PLAN ALLOCATIONS
The Cornwall Local Plan sets out the strategic land use policies to meet Cornwall’s economic, environmental and social needs and aims for the future. This document will set the framework for all subsequent development and supplementary planning documents.
Therefore only two specific site allocations are proposed within the Local Plan any further allocations will be made through the Allocations DPD which will follow the adoption of the Local Plan.
The two proposed allocations are for mixed use communities at West Carclaze/Baal to the north of St Austell and Par Docks. The remainder of
5 this report will focus on these allocations and the application of the sequential and exception tests.
LOCAL PLAN ALLOCATIONS SEQUENTIAL TEST
West Carclaze/Baal
ARCHIVED EVIDENCE
Aerial photograph of West Carclaze
The entire site at West Carclaze and Baal is located with Flood Zone 1 and therefore the sequential test is passed for this site. DOCUMENT A SFRA 2 assessment has been completed for this site and is attached in Appendix 1 it sets out the known flooding related issues at the site.
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Par Docks
Aerial photograph of Par Docks
The siteARCHIVED contains a mix of flood risk designations comprising flood zones 1, 2 and 3a and therefore a sequential test is required for this site. EVIDENCE DOCUMENT
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Par Docks Sequential Test Local Plan PP9 allocates an eco-community of 500 dwellings. Allocation This is envisaged to be a mixed use development. Site description The site is a former China Clay workings and tidal- dependent dock access to St Austell Bay. The site is no longer in active operation and comprises redundant industrial equipment, including settlement tanks, hardstanding and large industrial buildings. The use of the buildings finished in 2006 and the port in 2007.
The site is adjacent to the marine area of Par Sands in St Austell Bay. The site is bounded to the west by Carlyon Bay golf course and the Penzance to London Paddington railway runs adjacent to the northwest boundary. There are existing china clay industrial operations situation to the north eastern boundary of the site that are being retained.
The topography of the site is varied although relatively flat for the majority of the centre of the site, levels ARCHIVEDvary from 3m Above Ordnance Datum (AOD) in the lower eastern part of the site up to 24m AOD in the west.
The site is considered to be previously developed or ‘brownfield’ land. EVIDENCE Flood Risk Mix of flood risk designations comprising flood zones designations 1, 2 and 3a (See plan above)
Flood Risk The existing docks are protected by a breakwater, OverviewDOCUMENT dating from the 19th century, which has been reinforced and extended in recent years and is protected by a rocky foreshore.
The coastal location of the site makes it potentially vulnerable to storm surges and waves.
To the north of the site is the confluence of Par River with St Austell Bay. The waters of Sandy River (fed by Trethurgy Stream) pass to the west of the site in an open channel before outfalling into St Austell Bay at Spit Point via a culvert, having been redirected from its original course through the dock area.
The site is at risk of fluvial flooding from these two
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sources and overland flow pathways have the potential to cross the site from the north east (out of bank flows from Par River) and from the west (excess flows from Spit Point Tunnel on Sandy (Crinnis) River.
Proposed uses The following uses are likely to be proposed and their Flood Vulnerability More Vulnerable Classification Community Uses Residential Hotels Bars
Less Vulnerable Employment Restaurants, cafes and takeaways Shops
Water Compatible Open Space Marina ARCHIVEDWater based recreation
The inclusion of more vulnerable uses on land within 3a requires an exception test.
Could EVIDENCEthe The Council’s SFRA1 states that whilst it should be development possible to deliver growth outside Flood Zones 2 and proposals 3, regeneration development may be required within alternatively be Flood Zones 2 and 3. located in Flood ZoneDOCUMENTs 1 Low This development is allocated to deliver regeneration probability of to the St Austell, St Blazey and China Clay Area. The flood risk? Local Plan (LP) identifies the need for regeneration and a designated regeneration area through policies 2 ‘key targets and the spatial strategy’ and PP9 ‘St Austell and Mevagissey; China Clay; St Blazey, Fowey and Lostwithiel Community Network Area’s’ and their accompanying text.
In summary this designation has arisen in response to the decline in major employment sections in the area over the last 20 years. An enduring feature of this has been the changes to the China Clay industry over recent decades. The industry directly employed approximately 6000 people in the early 1970s but now employs as few as 1000. This shift has had a
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profound impact locally through the loss of jobs within the China Clay companies and the wider supply chain. Not only has this change resulted in a lack of employment opportunities, social deprivation and the need for affordable housing there are also large areas of redundant land.
This regeneration need was also acknowledged through the government’s allocation of the St Austell (China Clay Community) as a suitable location for an eco-town within the Eco-Towns Planning Policy Statement (PPS). This supplementary document has not yet been cancelled and remains live.
The LP advocates sustainable development in the regeneration area which positively contributes to the vision of becoming the Green Capital of Cornwall of a nature and scale that would bring about significant change for the better. Emphasis is also placed on making the best productive and positive use of ARCHIVEDpreviously developed, despoiled, degraded, derelict, contaminated and unstable land including land in rural areas, particularly where the likelihood of early restoration of the land is remote and unlikely to be of high environmental value.
EVIDENCEIn light of this identified need in this area, regeneration benefits would not be realised by delivering a site in another part of the County.
Throughout the development of the LP a number of assessments of site suitability and alternatives to DOCUMENTdeliver regeneration within the St Austell, St Blazey and China Clay area have been reviewed. This included a call for sites in December 2010 and a ‘cell based’ assessment across the St Austell, St Blazey and China Clay Area and sustainability appraisal. The results of which were part of the Councils preferred approach consultation in 2012 which included the identification of 7 potential development areas; Par Docks, South of Trewoon, Blackpool Dries, Menacuddle- Carwollen, Carluddon (West Carclaze), Great Carclaze (Baal) and Trewhiddle. A summary paper outlining the process that was undertaken to reach these options was published on the Councils website as part of this consultation; this is set out as Appendix 2. Flood risk formed part of these
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assessments.
These alternative sites are located on land that is at lower risk of flooding, however they have been discounted for a strategic regeneration allocation for a number of reasons or are being separately allocated or considered for other purposes such as to accommodate the housing growth of St Austell.
South of Trewoon – Greenfield land with some areas of Flood Zone 3b. Opportunity sites that came forward in the call for sites include Coyte Farm a retail led scheme which has since been subject to a planning refusal. The site is being considered through the St Austell Town Framework process to accommodate housing and retail growth for St Austell which will inform the Councils Site Allocations DPD. It is not considered that it represents a suitable alternative to deliver strategic regeneration benefits.
ARCHIVEDBlackpool Dries – Site is within Flood Zone 1, is previously developed, despoiled, degraded, derelict, contaminated and unstable land and is of a scale to deliver transformational regeneration. However, whilst Blackpool has been identified by Imerys as surplus to future requirements, interim operations are EVIDENCEstill being undertaken at the site. As a result, large scale decommissioning and remediation is still required leading to key development areas not being available in the short to medium term. This site therefore falls outside the Local Plan delivery timescales and is not appropriate for allocation at this DOCUMENTtime.
Menacuddle- Carwollen –Greenfield land within Flood Zone 1. Opportunity sites that came forward in the call for sites include Northern Expansion of St Austell which has since been subject to a planning refusal. The site is being considered through the St Austell Town Framework process to accommodate housing growth for St Austell which will inform the Councils Site Allocations DPD. It is not considered that it represents a suitable alternative to deliver strategic regeneration benefits.
Carluddon (West Carclaze) – Site is within Flood Zone 1 and is proposed for a strategic allocation.
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Great Carclaze (Baal) - Site is within Flood Zone 1 and is proposed for a strategic allocation.
Trewhiddle – Greenfield land with some Flood Zone, 2, 3a and b to the east of the land. The site is being considered through the St Austell Town Framework process to accommodate housing growth for St Austell which will inform the Councils Site Allocations DPD. It is not considered that it represents a suitable alternative to deliver strategic regeneration benefits.
In addition Appendix 3 sets out a table of all the sites brought forward in the call for sites.
Sequential Test Large parts of the Par Docks site are within Flood Conclusion Zone 1 and therefore it will be possible to locate ‘more vulnerable’ development in these parts of the site, but in order to deliver a comprehensive development it is ARCHIVEDnot practical to only allocate parts of the site.
This is a redundant brownfield site; the site is not covered by restoration conditions unlike all the other redundant China Clay land. Par Docks provides an opportunity to realise regeneration of former China EVIDENCEClay workings which is identified as a key aim for the regeneration area.
The redevelopment of Par Docks would create a sustainable mixed use community on under-used brownfield land. Redevelopment will create a DOCUMENTdistinctive place for area which will improve the visual appearance of this redundant industrial site and improve the local economy through regeneration and job creation and the social needs by providing needed housing together with leisure and recreation opportunities.
The LPA considered a range of possible alternative sites/areas at lower risk of flooding throughout the regeneration area. They were not able to provide a reasonable alternative to Par Docks and were discounted for the following reasons: • The regeneration policy sets out that sites should be of a nature and scale that would bring about significant change for the better therefore
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it is not considered that the provision of a number of small sites would effect this change. • Sites such as Blackpool Dries cannot be delivered within the foreseeable future. • Strategic allocation at West Carclaze and Baal has been included but is not considered to be sufficient development within this plan period • There are no other brownfield sites of the scale of Par Docks identified within the area. • Greenfield sites adjacent to St Austell are considered to deliver growth of the town rather than serve a regeneration need. • A mixed used development is required to ensure a viable development and therefore it is not possible to require only water compatible uses. Nor is it possible to disaggregate the uses throughout the immediate area into smaller sites as this would dissipate the regeneration benefit and not deliver a transformation. • The specific locational advantages include ARCHIVEDwaterside location and opportunity to reuse and revitalise an existing historic port for recreation, the site is disused and constitutes brownfield land which is in need of investment, a clear opportunity to improve the visual appearance of the area, parts of the site are within Flood Zones EVIDENCE1 and 2 and can therefore accommodate more vulnerable development and community support for more retail development for St Blazey and Par an area where much of the land is at risk of flooding.
DOCUMENTAlternative locations to deliver regeneration development have been assessed and there are no other development areas at a lower risk of flooding which are considered to provide a comparable offer. The redevelopment of this redundant site is considered to be an important sustainable development which could not be delivered in an alternative location. Based on this the proposed allocation passes the Sequential Test and requires an Exception Test.
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PAR DOCKS EXCEPTION TEST
Following completion of the sequential test, Par Docks requires an Exception Test as it proposes ‘more vulnerable’ residential uses in flood zone 3a. However, it should be acknowledged that large parts of the site are within Flood Risk Zone 1 and therefore ‘more vulnerable’ residential uses can be directed to these parts of the site.
Part 1 – Wider sustainability benefits
The NPPF Planning Practice Guidance advises that evidence of wider sustainability benefits to the community should be provided through the sustainability appraisal.
The Core Strategy Preferred Approach (January 2012) set out 7 options for regeneration which included Par Docks alongside Land South of Trewoon, Blackpool Dries, Menacuddle-Carwollen, Carluddon, Great Carclaze and Trewhiddle (page 81 of the Area Based Discussion Paper for Mid Cornwall January 2012). These options were arrived at following a variety of assessment work which was published on the Councils website as partARCHIVED of the Preferred Approach consultation. This included Sustainability Appraisal which concluded that Par Docks was ranked the highest.
The full SA can be accessed on the Councils Website http://www.cornwall.gov.uk/media/10306384/SA-Regen-Plan-all- cells.pdfEVIDENCE and a summary compilation table at http://www.cornwall.gov.uk/media/3628702/StA-StB-SA-summary- compilation-table712.pdf
The following table contains a summary of this appraisal for Par Docks.
SustaDOCUMENTinability Criteria Comments Climate Factors Extensive sections of the cell lie within floodzones, areas at high risk from rising sea levels, tidal, fluvial and storm flood. As such, substantial mitigation measures may be required Waste Cell location unlikely to have any significant impact on the overall amount of waste produced, collected and/or landfilled Minerals and Part of the site remains in operational use for processes Geodiversity associated with the China Clay Industry and part of the site has become redundant. A number of buildings currently remain on the redundant area. Redevelopment of this largely brownfield area could be anticipated to re-use secondary resources. Soil As a largely brownfield site development of this cell would avoid the loss of currently productive soil. Air Development of this cell would increase the amount of green infrastructure on site and accordingly improve air quality. Water The cell would be vulnerable to flooding.
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Biodiversity Development would be likely to involve the loss of inter-tidal habitat, which in turn would lead to a loss of biodiversity However new green infrastructure could be anticipated. Landscape Development would significantly improve the appearance of the site, to the benefit of the wider Bay area. Maritime Development here might involve amelioration of the current status – or possibly degradation (see above). Historic Environment The site contains much historic fabric from the kaolin transport and export industry, including a very locally distinctive large clay dry and historic (though unlisted) quays. However, the introduction of public access to the currently closed site would be a gain. Design The location and nature of the cell could provide for high quality and sustainable design. Social Inclusion Redevelopment of the redundant areas of this cell for a mixed use development including job opportunities would aid social cohesion. Crime and Anti-social Redevelopment of the redundant land should secure the land behaviour against anti-social behaviour uses, such as fly-tipping or burning. Housing Redevelopment of the redundant brownfield land is favoured by policy and could provide an appropriate range of housing. Housing here could be expected to have a nett beneficial impact in these regards. Health ARCHIVEDWater-borne sports could be encouraged and facilitated, and access to the coast and South West Coastal footpath improved. Sport Water-borne sports could be encouraged and facilitated, and access to the coast and South West Coastal footpath improved. Recreation Water-borne sports could be encouraged and facilitated, and EVIDENCEaccess to the coast and South West Coastal footpath improved. Economic Development Part of the site remains operational and provides employment. Redevelopment of the bownfield redundant land and docks could provide a selection of employment opportunities on this accessible site. Regeneration Part of the site remains operational and provides DOCUMENTemployment. Redevelopment of the redundant brownfield land and docks could provide a selection of employment opportunities, which would aid the regeneration of the wider area. Tourism The redundant brownfield land and docks is well sited to accommodate marina type proposal which could act as a catalyst in the re-branding of the wider Bay area. Education and Skills Redevelopment of the redundant brownfield land and docks could generate sustained high quality training and employment. Transport Congestion would be likely to increase as the site is somewhat of a pinch-point. However, it lies close to population bases and a mainline station, and its coastal setting could facilitate modal transfer. Accessibility Congestion would be likely to increase as the site is somewhat of a pinch-point. However, it lies close to population bases and a mainline station, and its coastal setting could facilitate modal transfer and increase coastal
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access.
Energy Development of this cell, which has a southerly, maritime aspect can be anticipated to support effective sustainable energy production.
The above table shows that development at Par Docks scores positively in relation to the sustainability objectives. This is a disused brownfield site within an area that the Local Plan identifies for regeneration. It is the only former China Clay industrial site which is classified as brownfield. Redevelopment offers regeneration impacts to improve the visual appearance of the site and offer new employment, recreation, social and housing opportunities to the benefit of the existing and potential new communities.
It is therefore considered that Par Docks passes part 1 of the Exception Test and is considered appropriate to include within the Cornwall Local Plan. The remaining part of the Exception Test (see the table below) requires a site specific flood risk assessment. ARCHIVED
Part 2 – Safe development
The NPPF Planning Practice Guidance advises that in considering an allocation in a Local Plan a level 2 Strategic Flood Risk Assessment should inform EVIDENCEconsideration.
A Level 1 Strategic Flood Risk Assessment has been completed. SFRA level 2 assessments are currently being undertaken for areas of identified flood risk where there are pressures for development. These are site specific assessments that to support allocations in both the Local Plan and forthcomingDOCUMENT Allocations DPD. The completed SFRA 2 assessment for Par Docks is set out as Appendix 4 of this document.
With respect to Par Docks site specific flood risk assessment has been undertaken by the site owners. An Initial Flood Risk Assessment September 2008 was prepared by SLR to support Imerys successful bid to central government for the site to be included as part of the Eco-town programme.
In addition an EIA scoping request (planning reference PREAPP10/03698) was submitted to the Council in July 2010 which included flood risk information. The Environment Agency’s response to this scoping request dated 26 August 2010 did not raise in principle concerns.
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Following the scoping request the Eco-bos (the private sector developer) have undertaken further work. This included coastal wave modelling and extreme still water level analysis (2011). Eco-bos submitted this information to the EA for review and comments were received from Emma Whereat on the 5th September 2011 (EA ref DC/2008/104253/03-L01). The comments provided raised further technical queries but did not raise any in principle concerns. This led to an addendum to the work being produced to address the EAs detailed comments. This was submitted to the EA who responded on the 24th November 2011 accepting the analysis provided and agreeing that a proposed development should have a minimum value of 5.25m AOD.
Eco-bos also commenced preparation of an updated FRA and Sandy River Hydraulic Modelling Study Technical Report. These reports have not been finalised as work stalled in favour of progressing planning applications at West Carclaze/Baal. However, working drafts dating from 2012 have been reviewed by the Council and the EA.
A number of detailed mitigation measures will be required to ensure the development is safe for its lifetime. These are likely to include • ARCHIVEDTaking advantage of natural topographic features such as existing levels/ridges which mean large parts of the site are within Flood Risk Zone 1 and it is these areas that should accommodate ‘more vulnerable’ residential development. • Raising ground/finished floor levels. • Setting back of buildings. • EVIDENCELow impacts areas of the development designed to be floodable during extreme flood events. • Construction of a flood defence bund at the quayside. • Extension of breakwater. • Provision of safe access and egress to Polmear Road. • Formalisation of overland flow pathways across the site. DOCUMENT• Measures to ensure water draining directly into the St Austell Bay achieves good water quality. • Works to the existing docks. • Flood warning and evacuation plan. • Flood resilient internal finishes and internal safe refuge.
The EA’s St Austell Flood Risk Mapping Study (2011) models the St Austell watercourses that drain into St Austell Bay and impact on Par Docks. This modelling identifies that key areas of fluvial risk in the Sandy River catchment are between Sandy Bottom and Holmbush Industrial Estate in St Austell, the Tregrehan Mills and Par Moor area, and Crinnis Tunnel to Par Docks. The blocking of the Crinnis Tunnel has a significant impact in increasing flow along the overland flow route to Par Docks (page 47).
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To improve flooding upstream from Par Docks the EA in their Medium Term Plan Submission have identified works at Par Moor Road A390 road culvert. These works will result in increased flow downstream and therefore ultimately crossing Par Docks.
The EA have provided a summary from their Medium Term Plan Submission as follows -
In Autumn 2000 and again in the November 2010 the Tregrehan Stream culvert running under the A390 blocked causing an overland flow route to form and flood the Britannia Inn, Fairway Furniture and Market World (containing some 120 businesses). The current standard of protection is assessed to be in the order of 1:5.
By increasing the capacity of the A390 road culvert the standard of protection from the Tregrehan Stream can be improved to an estimated 1:100. A recent report by Royal Haskoning estimates that such a scheme will have a benefit cost ratio of approximately 12. There are opportunities to provide WFD habitat when creating the new diversion channel. Further modelling is being undertaken to identifyARCHIVED measures to manage the increased flow downstream of the A390.
The EA advise that the earliest this could start is in 2016/17 and funding would be from a range of sources including Flood Defence Grant in Aid, Local Levy, Highways, and private local businesses. A concept drawing of the proposedEVIDENCE mitigation works in this area is attached as Appendix 5.
These works will result in additional water at Par Docks. There is therefore, an important opportunity to secure a dedicated overland flow route across the site. This will assist in reducing flood risk overall in the area which is an important part of the exception test. DOCUMENT A combination of identified mitigation measures should ensure that the site can be made safe. Moreover there is an opportunity for the site to contribute to the wider flood risk mitigation plans for the Par Moor Road area therefore reducing flood risk overall. The Local Planning Authority believes that the measures have a reasonable prospect of delivery and the exception test is met. It should be noted that this assessment or conclusion does not remove the need for a full site level flood risk assessment when a planning application is made.
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Appendices
Appendix 1 - West Carclaze/Baal SFRA 2
Appendix 2 – Regeneration Area Summary Paper
Appendix 3 – Call for sites table
Appendix 4 – Par Docks SFRA 2
Appendix 5 – Concept map of proposed EA mitigation works in Par Moor area.
ARCHIVED EVIDENCE DOCUMENT
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Appendix 1 - West Carclaze/Baal SFRA 2
ARCHIVED
EVIDENCE DOCUMENT
Flood risk issues affecting the site: Flood Zone 2 N/A Flood Zone 3 N/A Flood Zone 3b N/A Surface water This is a large former China Clay mining site as such it is characterised by pits, tips and former mica dams. The site lies upon an elevated plateau with the land generally sloping down to the south towards St Austell and the coast.
The historic mining activities have heavily influenced the water and drainage features on the site.
A small part of the site to the south is within the Critical Drainage Area.
Hydrology The hydrology of the site and surrounding area is heavily influenced by historic mining activities which include • Excavation of pits which has created lakes fed by groundwater and surface water. • Ongoing pumping causing localised drawdown of groundwater levels • Adits and shafts which have created preferential pathways for groundwater into and out of pits and lakes. • The soils onsite which area a product of mining activities ARCHIVED• Stripping of vegetation which has caused varying vegetation density.
Rainfall falling on the site drains into three different river catchments; • St Austell (White)River EVIDENCE• Par River; and • Sandy (Crinnis) River
The underlying geology is generally low in permeability and therefore typically groundwater flows are small. Runoff is typically captured and directed to large lagoons that are DOCUMENTused within the former China Clay works to manage water and control pollution.
River flood risk has been a problem downstream and therefore any development should aim to reduce overall flood risk downstream, by retaining open water sustainable drainage features. Historic flooding N/A (FRIS data) Shoreline N/A Management Plan Coastal erosion N/A
How to address flood risk issues as integral part of developing the site: Issues to be addressed:
A small part of the site falls within a Critical Drainage Area. The sites former use for China Clay mining has left many unique features such as lakes, adits, shafts and pumping arrangements.
River flood risk has been a problem at Tregrehan Stream and Par Moor, also on the White (St Austell) River, and on the Sandy (Crinnis) River. Development should aim to reduce overall flood risk downstream.
The Water Framework Directive (WFD) Waterbodies: St Austell (White) River, Sandy (Crinnis) River and Par River are all at less than good status currently. Development of the site should not cause deterioration of these waterbodies and wherever possible should contribute to improving them.
Solutions:
Detailed investigation of sites hydrology and topography and use of on-site open water sustainable drainage features. A mix of surface water drainage features is likely to be required it is anticipated this would include retention, expansion and creations of lagoons and wetland areas.
Detailed work has recently been carried out to support a planning application at the site. An outlineARCHIVED planning application for a mixed use new community on part of the site was submitted in late December 2014. This is accompanied by an Environmental Assessment which includes assessment of water environment (hydrology and flood risk), Flood Risk Assessment and proposed drainage arrangements. EVIDENCE DOCUMENT THE REGENERATION AREA SUMMARY PAPER
Introduction
The St Austell, St Blazey and China Clay Area has been identified as one of the Council’s two priorities for regeneration. It has experienced significant change through the re-organisation and consolidation of the China Clay industry. Much of the new development has been seen as ‘suburban’ in character, with a lack of related infrastructure. This has caused much concern within the wider community. Another distinctive feature here is that in addition to the potential for traditional urban extensions there are other options for development as, unlike most of the county there is much redundant, damaged, despoiled, disused, derelict and underused land whose potential should be considered.
These issues, together with the significant development pressure to which the area is subject makes its understanding more critical.
These pressures then have in turn led to the proposal for a Regeneration Plan for the area which was not to be site-specific, but rather a framework for decision-making ahead of the emergence of the Core Strategy. Indeed, this ARCHIVED work is still ongoing and elements of this Plan are proposed to be taken forward in the latter document. This range of issues is why the Council is proposing a Regeneration Area for part of these Community Network Areas (CNAs) in addition to considering more conventional urban growth options – and it is this combination that is being consulted on in the Preferred Option round of the Core Strategy process.
The EVIDENCEother main towns of Cornwall are being catered for through the Town Framework system, using a 12 point process. However whilst a similar process is ongoing for this area, it is not identical. This is because the growths of the settlements of St Austell, St Blazey and the China Clay area are inextricably linked.
DOCUMENTThree Community Network Areas cut through the area, which has resulted in for example, some land that directly abuts St Austell sitting in the China Clay CNA. The situation is similar for the town of St Austell and its ‘parished’ area: little land for the future growth of St Austell lies within the Town Council area of St Austell. Furthermore, the St Austell/St Blazey urban area has traditionally been linked for planning policy purposes, as in the existing Local Plan. Moreover most of the infrastructure problems and solutions cut through the wider area. The resulting area is accordingly comparatively large, and so it demands the tailored response outlined below.
The Process
The appraisal process for the Regeneration Area has followed a similar ‘cell-based’ process to the town frameworks, but as noted above because of the scale of the area the process hasn’t been completely replicated. In addition a ‘Call for Opportunity Sites’ has been undertaken. The potential locations for growth identified at this time therefore are broad-brush indications and have not been defined to the degree exhibited by the town frameworks, although it is recognised that this further definition will be required following the current consultation. However, this process has been carried out in order to enable consultation into the principles of the suggested locations for development i.e. whether despoiled land should be favoured in this area; whether sufficient land has been identified to accommodate the scale of development proposed; and to demonstrate that there are a range of growth options and that those highlighted here have been developed via careful appraisal and subject to the input of the local steering group.
The process used a multi-step assessment process similar to that being applied to the potential for urban extensions assessments across Cornwall’s other main towns.
Steps 1-4 sought to identify land that is either potentially appropriate for further detailed assessment, or land which should be discounted at an early stage for reasons based on significant environmental and/or accessibility grounds. Step 5 involved a connectivity assessment, whilst StepsARCHIVED 6 and 7 involved reviews during which inappropriate cells were discounted.
All remaining cells were then assessed at steps 8-10 as potential options for urban extension and locations for regenerative growth. These options were informally discussed with key stakeholders, particularly the Environment Agency and Heritage Officers for views on the technical and infrastructureEVIDENCE challenges of developing these areas. Stage 9 was an informal sustainability appraisal of all the cells, not solely the final options.
Once this was completed Step 10 comprised the ‘preferred’ sites being put forward to be consulted on through the Core Strategy process as options for future growth. DOCUMENT The assessments that are set out in these ten steps have been discussed throughout the process at workshop sessions and with the Area’s Steering Group, made up of local democratic representatives to provide local input, context, critique and endorsement.
The following table (Figure1) illustrates the ten step process undertaken to assess the suitability of land for urban extension and regenerative growth as part of the Regeneration Plan Area process.
Step 1 Mapping Review
Step 2 Identification of Cell Areas
Step 3 Desk-Based Environmental Assessment
Step 4 Call For Opportunities
Step 5 Site Visits and Connectivity Analysis
Step 6 Review and Discount of Inappropriate Sites
Step 7 Qualitative Review/ Further Discount of Inappropriate Sites
Step 8 Stakeholder Discussions
Step 9 Informal Sustainability Appraisal
Step 10 Submission of Sites for Core Strategy Consultation ARCHIVED
Figure 1: The 10-step process
Step 1 Mapping Review
LookingEVIDENCE initially at the urban area, this involved a desk-based assessment to help understand the structure of St Austell, St Blazey and the China Clay area and how the settlements currently function, including what services and facilities are available for the communities across the Area. The results of this exercise helped to inform and guide the subsequent assessments throughout the process, but primarily the initial desk-based DOCUMENTlocations for growth assessment exercises of steps 2, 3, 4 and 5.
This mapping exercise sought to identify the main movement corridors, i.e. A, B and local distributor roads, railway lines and stations; key services such as schools, health facilities, community buildings, and formal and informal open spaces - as well as identifying the neighbourhood centres.
The Regeneration Area Steering Group
The Steering Group is comprised of Cornwall Council Members and representatives of the relevant Town and Parish Councils. The Steering Group has met at intervals since September 2010, and has worked to agree on the shape of the cells analysed and which cells/sites would progress to more detailed assessment detailed below (i.e from step 6 onwards).
Step 2 Identification of cell areas
Initially this work looked at land in immediate proximity to the main urban area which was broken into 28 ‘cells’ (Figure 2). Subsequently the more wide-ranging Regeneration Area was defined, and so a total of 45 cells have been identified for assessment (Figure 3). In determining the extent of the individual cells, consideration was given to features that would potentially create barriers between cells, such as significant transport corridors and landform features such as topography and watercourses. Once these features had been identified, it provided definition to the boundaries for the cells across the area. It should be noted that these cell boundaries have been amended and refined as the assessment and consultation progressed.
ARCHIVED EVIDENCE DOCUMENT
Figure 2: St Austell & St Blazey initial Cell Boundaries
FigureARCHIVED 3: Cell boundaries for the wider Regeneration Plan Area.
Step 3 Desk Based Environmental Assessment EVIDENCE DOCUMENT
Figure 4: Environmental Constraints of the Regeneration Area This step involved an assessment to record the relationship of the different cells and their significant and less significant environmental features. The main intention of this step was to identify any land where significant environmental features (predominantly national designations e.g. SSSI; flood zone 3b; ancient woodland etc) would mean that future development potential would be highly unlikely due to the obvious constraints (see Figure 4 above). In the same way the step identifies the areas where any potential growth would not be constrained by such significant environmental constraints. Each cell was assessed in this way based upon the assessment criteria and a ‘traffic light system’, the results of which are detailed at Appendix A. An example of an environmental assessment for a generic individual cell is illustrated at Figure 5. This step identified those cells which contained significant environmental features or assets (predominantly national level designations) and therefore based on this evidence should be earmarked for discounting in further study in the cell assessment process. A summary of the findings from this work can also be accessed at: http://www.cornwall.gov.uk/default.aspx?page=27047
ARCHIVED EVIDENCE
DOCUMENTFigure 5: Example of generic Desk Based Environmental Assessment
Step 4 Call for Opportunities
By way of assessing what development aspirations existed in the Area that might be harnessed to help deliver regenerative growth, an open ‘Call for Opportunities’ exercise was undertaken, with an advert in the press and letters sent to known landowners and developers. After some consideration it was agreed that a 4 week call for sites was to be undertaken, which ended on 31st December 2011. The sites that came forward are shown on Figure 6 below.
1 - Carlyon Bay, St Austell, PL25 3RG, 2 - Land at Carclaze, 3 - Coyte Farm, Penwinnick Road, St Mewan,ARCHIVED St Austell, 4 - Land at Trenowah Farm, Tregrehan, St Austell, 5 - Land North West of St Blazey Gate, 6 - Land bounded by Treverbyn Road, Tregonissey Road, Menacuddle Hill and Mount Stamper Road, 7 - Stadium Park, Par Moor Road, St Austell, 8 - Land at Baal Pit to the East of the A391 and land to the west of the A391 at West Carclaze, 9 - Land at Par Docks, St Blazey, 10 - Land at Blackpool and Burngullow, 11 - Land at Goonbarrow, Bugle, 12 - Land at Drinnick and Nanpean, 13 - Cable Car – Various Sites in St Austell, China Clay and St Blazey/Par area, 14 - Polgrean Flats, St Blazey, 15 - Poltair Court, St Austell, 16 - Land at Higher Trewhiddle Farm, Trewhiddle Road, St Austell, 17 - Land at Truro Road, St Austell, 18 - Land around Ninnis Farm, Sticker, 19 - Powellcraft Property, St Blazey Road, Middleway, Par, Includes Powellcraft site and the former Kellys Ice Cream Factory,EVIDENCE 20 - Holmbush Road, St Austell, 21 - West Rose Works, Trewoon
Figure 6: Opportunity Sites
Step 5 Connectivity Analysis
DOCUMENTThe purpose of this step was to carry out an analysis of cells with the aim of clarifying which site options if developed would potentially relate and function with the urban areas and be sustainable locations to accommodate the future growth envisaged by the Core Strategy. Equally, it was to demonstrate which cells would not function as well and to clarify the reasons why. The exercise involved a sketch exercise relating to each cell identifying existing or potential connections or routes to enable ease of movement and accessibility. A table was then used to record the results of each cell by assessing against a set of criteria. The full results can be viewed in Appendix B, and the summary in Figure 7 below.
Figure 7: Assessment of the cells for their connectivity ARCHIVED Each cell was assessed in this way and cell boundaries were altered where the assessment showed benefits in being merged for ease of connectivity or landform. A final comment is given noting the conclusions from the assessment and indicating the suitability of the cell as either:
• EVIDENCEa potential expansion of an existing neighbourhood; • an opportunity to create of a new neighbourhood; • or the constraints noted to the creation of either of the above.
The intention was not to discount cells at this stage as the information from this assessment was used at the following Step 7 ‘Qualitative review and discount sites’ to inform decisions, and wider growth option DOCUMENTimplications as broadly indicated in the Core Strategy (i.e. scale of long term growth required/achievable) as to which cells should be discounted from further assessment and those that should remain as potential site options to accommodate the potential future growth of the Area.
Step 6 Review and discounting of inappropriate sites
Following Steps 3 and 5, Step 6 was an important step where a review was carried out to highlight and discount inappropriate cells based on their environmental and connectivity results. This took place in three phases.
The first phase of the review in the elimination of areas considered less suitable for development was arrived at looking at the environmental constraints and designations of the locality. Following the steer given by both local Councillors and Council Officers, the constraints given particular weight here have been floodzones and the sections of the World Heritage Site.
The second phase was to assess the sites’ connectivity and accessibility to and from town/neighbourhood centres and employment facilities.
The third phase essentially combined the two above, to arrive at a spatial representation of the less-constrained, better-connected sites considered more appropriate for urban, mixed use and regenerative growth.
The results of Step 6 for the Regeneration area were that sites particularly in the north of the area were discounted through a combination of low- scoring and the strongly-expressed opinion from the Steering Group that as these areas had experienced very high rates of growth of the last 20 years, a period of consolidation (rather than further high growth) would be appropriate. The decision of the Steering Group was that after all, growth should indeed be focussed in the south-east of the Area, in close proximity to the existing urban locality. A set of 10 sites were put forward, as shown below in Figure 8. ARCHIVED EVIDENCE DOCUMENT
Figure 8: The initial draft sites for growth
Step 7 Qualitative review and further Discount of Inappropriate Sites
Step 7 was the key step with the aim of reviewing all steps to date, undertaking an evidence-based and qualitative review. The 10 resulting cells were reviewed by the steering group and 3 more discounted (for the reasons given below) to arrive at the 7 preferred options for growth, to go forward for further consultation.
Cell A: very steep slopes contributing to already high run-off rates; ground stability issues; need to retain this cell as green backdrop to the existing settlement. Cell B: similarly this cell proved an important green backdrop, especially in views from the coast. Cell D: development here would destroy the character of the historic hamlet of Tregorrick.
Step 8 Stakeholder discussions
Discussions then took place with key statutory stakeholders, particularly the Environment Agency and Cornwall Council Heritage officers. The remaining options were examined (together with the reasoning for their selection as realistic options) highlighting remaining issues and the questions that each cell posed. One of the key reasons for these discussions at this stage was to provide the opportunity for any of the stakeholders to highlight any issues that had not been identified through the assessments that might indicate that the sites were not a realistic option in advance of the public consultation. ARCHIVED Step 9 Sustainability Appraisal Undertaken
A Sustainability Appraisal (SA) review was carried out of all the cells, not solely the consultation cell options. An SA assesses the environmental, social and economic impacts of proposed plans and policies and is required by legislation. It provides a quality check and aims to ensure that the EVIDENCE options within the Regeneration Area Plan are moving towards achieving sustainable development.
Appendix C shows the SA results for the cell options. The key for these tables is set out below as Figure 9.
DOCUMENT More Negative Positive and Extremely Significantly than Positive Negative Negative Effect Negative Effect Negative Effect Effects ------+ +-
More positive Extremely Positive Significantly than Negative Uncertain Effects Positive Effect Positive Effect Effect ++- ? + ++ +++
Figure 9: Key for Sustainability Assessment
Step 10 Submission of sites for the CS consultation
ARCHIVED Figure 10: Sites submitted for the Core Strategy Consultation
Consultation will now take place on these cells as shown above. It is worth noting that – unlike the smaller-scale Town Framework Plans, these cells have not been defined to a finer level of detail and hence at this stage they represent broad directions and locations for growth.EVIDENCE Furthermore it should be pointed out that development of all of these areas is not likely to be acceptable, as they would support more than the intended number of dwellings as indicated for the Area by the Core Strategy. Further work will be undertaken after the consultation as required.
DOCUMENTLastly, a mention should be made that further SA work is currently being undertaken to support the Regeneration Plan itself, and this will seek to assess strategic land use alternatives in the area – this then is likely to impact on further work at a site specific level.
Appendices:
Appendix A: Environmental Assessment of the cell options Appendix B: Connectivity Assessment of the cell options Appendix C: Sustainability Appraisal of the cell options `Appendix 3 - Call for Sites
Site Address Applicant/Agent Proposal at time of Local Plan considerations Regeneration Plan Call for Sites 1 Carlyon Bay, St Austell, Nicholas Mixed used development up to Significant flooding risk issues. PL25 3RG Thompson of 511 units of residential Secured outline planning consent Nathaniel Lichfield accommodation, 10, 436 sq.m reference PA11/01331 06 Dec 2011. and Partners GEA commercial/leisure No planning policy requirements representing floorspace (including 440 sq.m considered necessary. Commercial retail floorspace) up to 200 sq.m Estates Group studio space, up to 840 parking spaces. Beach facilities building, ARCHIVEDtennis courts, play area, picnic facilities. Cliff stabilisation and construction of sea defences.
2 Land at Carclaze Neil Sargent of Major office development This is a relatively small site Stratton and approximately 4ha for office Holborow development on greenfield land EVIDENCErepresenting adjacent to the A391 on the edge of St Messrs Chantry Austell. It does not represent an and Rowett opportunity to deliver mixed use development of a transformational scale to meet Regeneration Plan criteria to be considered appropriate for strategic DOCUMENTallocation.
However relevant employment policy in the Local Plan 5 would provide support.
3 Coyte Farm, Penwinnick Paul Newton of To the south of the A390: a food Greenfield site to the west of St Austell. Road, St Mewan, St Barton Willmore store with petrol filling station, Planning application for retail led mixed Austell LLP representing non food retail units, office use development (reference Mercian business accommodation PA12/10096) was being refused in Developments Ltd (possibly an HQ building), a 500 January 2014. (acting on behalf space park and ride facility and a of Mr Hedley John household and commercial waste The site has been considered through Richards) recycling centre and community the St Austell Town Framework process. facilities. It forms part of the St Austell Retail Strategy: Options consultation To the north of the A390: circa document. The consultation period 500 residential units along with runs from 10 November till 19 open space, an extension to St December 2014. Mewan Community Primary School facilities, new facilities for ARCHIVEDSt Mewan Church including improved and extended parking and a cemetery extension.
Provides the first phase of the St Mewan/Trewoon Road that will provide a link to the proposed EVIDENCEEco-town to the north.
4 Land at Trenowah Gary Staddon, Development of high quality and Approximately 15ha greenfield site to Farm, Tregrehan, St Imerys Minerals sustainable new homes, mix of the east of the north east distributor Austell Limited employment uses and new open road. It does not represent an space. opportunity to deliver mixed use DOCUMENT development of a transformational scale to meet Regeneration Plan criteria to be considered appropriate for strategic allocation.
5 Land North West of St Gary Staddon, Development of high quality and Approximately 7ha greenfield site to the Blazey Gate Imerys Minerals sustainable new homes, including north of St Blazey. It does not Limited live/work and new open space. represent an opportunity to deliver mixed use development of a transformational scale to meet Regeneration Plan criteria to be considered appropriate for strategic allocation.
6 Land bounded by Stephen Harris of Sustainable mixed use extension Greenfield site to the north east of St Treverbyn Road, Emery Planning and education hub to meet the Austell. Tregonissey Road, Partnership needs of the existing and Menacuddle Hill and representing proposed population located Planning application for mixed used Mount Stamper Road ARCHIVEDWainhomes immediately adjacent to the development (reference C2/09/01525) (South West) urban area of St Austell, north of refused in June 2010. Holding Ltd the town centre and to the rear of Poltair School and Cornwall The site has been considered through College. the St Austell Town Framework process.
EVIDENCEThe proposal currently includes: • High quality designed and energy efficient residential development to provide: o 780 open market homes; 520 affordable DOCUMENTo homes ; • 9000 square metres of high quality employment space (B1, B2 and B8); • New primary school (D1); • Local centre to include shopping facilities (use classes A1, A2 and A5) and restaurant/cafes (A3 and A4); • A central neighbourhood park, strategic landscaping, public open space and new allotments; • enhanced public transport provision, including a community transport hub and new cycle and footpath connections to maximise ARCHIVEDsustainable travel patterns; • A 60 bed care home (C2); and, • off site infrastructure improvements to the town including highway and EVIDENCEdrainage works.
7 Stadium Park, Par Moor Michael Bryant of Opportunity to provide district 5 acres site at Par Moor Road. Road, St Austell Lone Eagles centre. Upgrading of buildings Commercial site in an area with flooding Securities Ltd and general shopping issues. environment. DOCUMENT It does not represent an opportunity to deliver mixed use development of a transformational scale to meet Regeneration Plan criteria to be considered appropriate for strategic allocation.
Some support through Policy PP9 for appropriate economic development.
8 Land at Baal Pit to the Paul Rogers of Provision of up to 2000 new Approximately 240ha site on for China East of the A391 and Terence O’Rouke sustainable dwellings including Clay land therefore comprising land to the west of the Ltd representing affordable housing, together with damaged despoiled, degraded, A391 at West Carclaze Eco-Bos a mix of employment uses derelict, contaminated and unstable Development Ltd (including a technology park) and land. Planning permission for China new community facilities Clay mining granted which unless (including a new primary school). future extraction permissions are The proposal includes extensive granted, extraction must finish in 2042 areas of publicly accessible open and conditions require restoration to be ARCHIVEDspace (both formal and informal), completed by 2047. and new allotments, which together provide opportunities for Represents an opportunity to deliver play, recreation and tourism, mixed use development of a sustainable food production and transformational scale to meet wildlife conservation Regeneration Plan criteria. Land and habitat creation. owner/developer actively promoting site EVIDENCE within Local Plan period. The proposals include substantial new transport infrastructure Therefore the site is considered provision including the re- appropriate for strategic allocation. alignment of the existing A391 and enhanced public transport DOCUMENTservices, with new and enhanced public footpaths and cycle paths.
9 Land at Par Docks, St Paul Rogers of Provision of between 500-750 Redundant former china clay processing Blazey Terence O’Rouke new sustainable dwellings plant and docks. This site is considered Ltd representing including affordable housing, to be previously developed land Eco-Bos together with a mix of new however parts of the site are within Development Ltd employment uses (including Flood Zone 2 and 3. retail, leisure, commercial and marine related uses) community Represents an opportunity to deliver facilities and public space. The mixed use development of a proposal includes extensive transformational scale to meet remodelling of the former dock Regeneration Plan criteria. Land area to owner/developer actively promoting site provide marina facilities and within Local Plan period. general boat moorings and access to the water. The proposals include new transport infrastructure provision including improved access arrangements ARCHIVEDand enhanced public transport services, with new and enhanced public footpaths and cycle paths.
10 Land at Blackpool and Paul Rogers of Provision of approximately 1800 Approximately 265ha site on for China Burngullow Terence O’Rouke new sustainable dwellings Clay land therefore comprising Ltd representing including affordable housing, damaged despoiled, degraded, EVIDENCEEco-Bos together with a mix of new derelict, contaminated and unstable Development Ltd employment uses (including retail land. Planning permission for China and commercial uses) community Clay mining granted which unless facilities (including a new primary future extraction permissions are and secondary school) and new granted, extraction must finish in 2042 publicly accessible eco parkland and conditions require restoration to be DOCUMENTand public space. completed by 2047.
The proposals include substantial Represents an opportunity to deliver new transport infrastructure mixed use development of a provision including improved transformational scale to meet access arrangements and Regeneration Plan criteria. Land enhanced public transport owner/developer has confirmed in services (including provision of a writing that the site is unlikely to come new rail station), with new and forward within Local Plan period. enhanced Therefore the site is not considered public footpaths and cycle paths. appropriate for strategic allocation at this time.
11 Land at Goonbarrow, Paul Rogers of Provision of approximately 500 Former China Clay land adjacent to the Bugle Terence O’Rouke new sustainable dwellings village of Bugle. It therefore Ltd representing including affordable comprising damaged despoiled, Eco-Bos housing, together with new degraded, derelict, contaminated and Development Ltd employment uses, community unstable land. Planning permission for facilities and new publicly China Clay mining granted which unless accessible community green future extraction permissions are ARCHIVEDspace. The proposals include new granted, extraction must finish in 2042 transport infrastructure provision and conditions require restoration to be including supporting the delivery completed by 2047. of the A391 northern re- alignment and enhanced public This is a smaller scale site with transport services, with new and considerable constraints. Land enhanced public footpaths and owner/developer has confirmed in EVIDENCEcycle paths. writing that the site is unlikely to come forward within Local Plan period. Therefore the site is not considered appropriate for strategic allocation at this time.
12 Land at Drinnick andDOCUMENT Paul Rogers of Provision of approximately 200 Former China Clay land, therefore Nanpean Terence O’Rouke new sustainable dwellings, comprising damaged despoiled, Ltd representing including affordable degraded, derelict, contaminated and Eco-Bos housing, together with new unstable land. Planning permission for Development Ltd employment uses and publicly China Clay mining granted which unless accessible green open space future extraction permissions are areas. The proposals include new granted, extraction must finish in 2042 transport infrastructure provision and conditions require restoration to be including enhanced public completed by 2047. transport services, with new and enhanced public footpaths and This is a smaller scale site of a cycle paths. maximum of 200 homes. Land owner/developer has confirmed in writing that the site is unlikely to come forward within Local Plan period. Therefore the site is not considered appropriate for strategic allocation at this time.
13 Cable Car – Various Paul Rogers of Development of a new cable car This is an infrastructure project which Sites in St Austell, ARCHIVEDTerence O’Rouke transportation system serving the was promoted by the private sector. China Clay and St Ltd representing proposed eco-community sites at The private sector carried out initial Blazey/Par area Eco-Bos West Carclaze/Baal and Par Docks feasibility work and has not pursued the Development Ltd with other key destinations within proposal further. the regeneration area including the Eden Project and St Austell There is support for new sustainable Town rail station. The proposal infrastructure within Local Plan policies. EVIDENCEwould principally provide a new and innovative visitor attraction for the regeneration area. However, it would also provide additional opportunity for sustainable travel for the local DOCUMENTcommunity and increase transport choice available within the St Austell, Clay Area and St Blazey area in terms of providing an alternative mode of travel to the car.
14 Polgrean Flats, St Ocean Housing Redevelopment of 48 Cornish Unit This is a small-scale redevelopment Blazey, Limited dwellings to create a landmark opportunity in the urban area. It is PL24 2LJ development. Proposed mixed supported by policy in the Local Plan. use. There is no justification for a strategic allocation.
15 Poltair Court, St Ocean Housing Demolition of apartments and This is a small-scale redevelopment Austell, PL25 4JT Limited construction of two new blocks of opportunity in the urban area. It is apartments supported by policy in the Local Plan. There is no justification for a strategic allocation.
16 Land at Higher J W Newey, Mixed use development to include Sites 16 and 17 are considered Trewhiddle Farm, ARCHIVEDTrethella housing, employment and class together. Approximately 12ha Trewhiddle Road, St Associates A1 retail uses. greenfield site. The site has been Austell representing considered through the St Austell Town David Harris Framework process. (landowner)
EVIDENCE 17 Land at Truro Road, St Andrew Beard of Use as access. Sites 16 and 17 are considered Austell CSJ Planning together. Approximately 12ha Consultants Ltd Vital in access terms to the greenfield site. The site has been representing opening up of land further south considered through the St Austell Town Cummings around Trewhiddle Farm for a Framework process. Landholdings and mixed use development. DOCUMENTDevelopments
18 Land around Ninnis Andrew Beard of Residential Development. 10ha greenfield site. It does not Farm, sticker CSJ Planning represent an opportunity to deliver Consultants Ltd mixed use development of a representing transformational scale to meet Cummings Regeneration Plan criteria to be Landholdings and considered appropriate for strategic Developments allocation.
19 Powellcraft Property, St Andrew Beard of Mixed use town centre Commercial redevelopment opportunity Blazey Road, CSJ Planning regeneration of St Blazey to within an area with potential flooding Middleway, Par, PL24 Consultants Ltd provide new supermarket, issues. 2JH representing employment and possible Cummings community services. It does not represent an opportunity to Landholdings and deliver mixed use development of a Developments transformational scale to meet Regeneration Plan criteria to be considered appropriate for strategic allocation. ARCHIVED Some support through Policy PP9 for appropriate economic development and strengthening of St Blazey Town Centre. 20. Holmbush Road, St Edward Heynes of Mixed use development (primarily Approximately 8.4ha greenfield site. Austell Savills residential). Planning application for mixed use EVIDENCErepresenting development comprising 190 residential Devonshire units, employment floorspace and Homes. family restaurant/public house (reference PA13/09195) refused in February 2014. Appeal lodged September in 2014. DOCUMENT It does not represent an opportunity to deliver mixed use development of a transformational scale to meet Regeneration Plan criteria to be considered appropriate for strategic allocation.
21. West Rose Works, Gary Lemin Zero carbon development on 0.5ha former China Clay sites. It does Trewoon, PL25 5SP former china clay works to create not represent an opportunity to deliver a renewable energy project. mixed use development of a transformational scale to meet Regeneration Plan criteria to be considered appropriate for strategic allocation.
However Policy 2 and PP9 provide support for small scale exemplars.
ARCHIVED EVIDENCE DOCUMENT Appendix 4 – Par Docks SFRA 2
ARCHIVED
EVIDENCE DOCUMENT
ARCHIVED
Flood riskEVIDENCE issues affecting the site: Flood Zone 2 Part of the site falls into flood zone 2 Flood Zone 3 Part of the site falls into flood zone 3 Flood Zone 3b N/A Surface water The site is a former china clay drying and tidal-dependent dock access port facility to St Austell Bay. DOCUMENT The site is bounded to the west by Carlyon Bay golf course and the Penzance to London Paddington railway runs adjacent to the north west boundary. To the north of the site, between the site boundary and the River Par, is an operational china clay processing facility.
The site is no longer in active operation and comprises redundant industrial equipment, including settlement tanks, hardstanding and large industrial buildings.
Surface water currently drains via outfalls or as sheet flow into the harbour via individual sewer outfalls and via an on-site Sluice Pond located within the central area of the site.
Hydrology The coastal location of the site also makes it potentially vulnerable
to storm surges and waves.
Par Harbour is a shallow, tidal harbour, typically less than 5m at high tide and with much of the harbour running dry at low tide. The existing docks are protected to some extent by a breakwater, dating from the 19th century, which has been reinforced and extended in recent years and is protected by a rocky foreshore.
To the north of the site is the confluence of Par River with St Austell Bay immediately east of the eastern quay. The waters of Sandy (Crinnis) River (fed by Trethurgy Stream) pass to the west of the site in an open channel before outfalling into St Austell Bay at Spit Point via a culvert, having been redirected from its original course through the dock area.
The site is at risk of fluvial flooding from two sources and that overland flow pathways have the potential to cross the site from the north east (out of bank flows from Par River) and from the west (excess flows from Spit Point Tunnel on Sandy River).
The EA’s St Austell Flood Risk Mapping Study (2011) models the St Austell watercourses that drain into St Austell Bay and impact on ARCHIVEDPar Docks. It identifies key flood risk areas in the Sandy (Crinnis) River and St Austell (White) River catchments for both fluvial and surface water sources. The model results show that blockage of Crinnis Tunnel has a significant impact in increasing flow along the overland flow route to Par Docks. (Executive Summary page iii)
HistoricEVIDENCE flooding One entry as follows (FRIS data) Date: 29/10/1990 Description: The road at the entrance to the works at Par harbour reportedly flooded to depths of 6 - 8 feet, due to the blockage of the exit grill. Exact dates of flooding unknown. DOCUMENTCause: Blockage at grill, aggravated by tidal deposits of shingle which reduce the capacity of the tunnel. Type: Fluvial
Shoreline The shoreline management plan acknowledges the emerging plans Management Plan for the redevelopment of the docks for residential units, commercial units, hotel and marina. As a key part of the regeneration process within the area, the docks and their future use must help to dictate the policy locally. Any regeneration plans should be guided towards a long-term sustainable frontage and therefore any holding of the current defence line is no longer supported. The preferred approach will be a period of managed realignment during epoch 1, followed by a no active intervention approach during epochs 2 and 3.
In terms of coastal processes there is thought to be insignificant
sediment connectivity with the adjacent units and the preferred policy here will have limited impacts to either side, however the docks themselves provide a level of control over the geomorphology of the western end of Par Sands.
Coastal erosion The SMP advises for this section of coastline that the “principle sediment linkage within this area is one of a common source – china clay mine tailings. These have played an important role in establishing the beaches of St Austell Bay at their present day extents and elevations, particularly the beach of Par Sands, but also the beaches of Carlyon Bay, Charlestown, Duporth and Porthpean. There is also some limited sediment input due to erosion of the cliffs around Duporth and Porthpean”
Overall the SMP advises that the general trend within this area is one of stability on the beaches albeit beach frontages may demonstrate some sensitivity to sea level rise and from the cessation of China Clay waste dumping.
Whilst there is no beach frontage at the Par Docks site, the existing active China Clay workings to the north east of the development ARCHIVEDsite abut Par Sands. Specific reference is made within the SMP as follows -
“Par Sands may display more adaptability to sea level rise due to the lower-lying hinterland (i.e. it is not constrained be hard cliffs) and greater sediment accumulations, however an appropriate management scenario would be required. The eastern corner of Par EVIDENCEDocks effectively fixes the western end of Par Sands in place and so future use or adaptation of the docks could influence the plan form and position of the beach. The recent Cornwall Sand Dune and Beach Management Strategy describes the dunes and beach at Par as likely to be able to adapt to climate change and unlikely to experience significant problems in the short to medium term”. DOCUMENT
How to address flood risk issues as integral part of developing the site:
Issues to be addressed:
Detailed assessment of flood risk will be required. Wave action at the coast and the potential impact and need for defences across the site which will be dependant on patterns of development.
Safe access and egress as parts of the sites have the potential to form ‘dry islands’ completely surrounded by flood water during a fluvial flood event.
Fluvial flooding from Sandy (Crinnis) and Par Rivers will need to be addressed.
Key areas of fluvial risk in the Sandy (Crinnis) River catchment are between Sandy Bottom and Holmbush Industrial Estate in St Austell, the Tregrehan Mills and Par Moor area, and Crinnis Tunnel to Par Docks. The blocking of the Crinnis Tunnel has a significant impact in increasing flow along the overland flow route to Par Docks (EA St Austell Flood Risk Mapping Study 2011 page 47). The EA are proposing mitigation works to these areas in its Medium Term Plan submission. In particular this includes works to increase the capacity of the Tregrehan Stream culvert which runs under the A390 at Par Moor Road. This will result in increased flow downstream of the A390 which includes Par Docks.
The Shoreline Management Plan acknowledges the strategic importance of docks to sustainable regeneration of local area. Therefore some realignment to allow for sea level rise & to improve longer term sustainability should be considered in line with Par Sands and to move toward a non-interventional frontage.
Since closure of the site no maintenance of navigable channels or the dock’s basin has been undertaken.
Proposals are likely to seek to use the tidal dock for leisure and recreational facilities this may give rise to potential risk to the water environment or effects on upstream flow.
Site preparation and construction activities such as earth moving could be a potential hazard to soil andARCHIVED water quality.
Solutions:
The natural topographic features offer some protection to storm surges and waves these include EVIDENCE • A high ridge to the south of the site with levels reaching 12-13m AOD, • The southern coastline features a large sloping reef , stretching up to 100m out from the site into the site helping to naturally dissipate energy of waves, • The narrow south-east facing harbour entrance and sea wall, and DOCUMENT• The breakwater. These features currently act as a flood defence but will need to be assessed for their adequacy for new development. Raising the ground levels, finished floor levels, setting back of buildings, extension of breakwater and/or construction of flood defences i.e. a flood defence bund along the quayside would increase the standard of protection offered. Proposals would need to take into account the long term objective of the SMP for no active intervention.
More vulnerable uses should be sited in the parts of the site at low risk of flooding i.e. Flood zone 1 areas. Low impact areas of the development such a public openspace, public realm, minor roadways or footpaths could be designed to be ‘floodable’ during extreme flood events.
Safe access and egress during a fluvial flood event can be provided via the private access road (under the ownership of Imerys) to Polmear Road (A3082). Careful planning of the
development, any overland flow pathways and flood management measures will be required.
Detailed investigation of drainage solutions including the formalisation of an overland flow pathways across the site to address fluvial flooding risk is required. The EA has a plan to carry out upstream flood mitigation measures as part of their Medium Term Plan. In particular works to increase the capacity of the Tregrehan Stream culvert which runs under the A390 at Par Moor Road which would result in increased flow downstream. The formalisation of this overland flood pathway at the earliest opportunity would contribute towards reducing flood risk overall in the area.
Further assessment of the adequacy of the sizing or clearing of Spit Point Tunnel and a review of Crinnis Tunnel (current planning approval at Carlyon Bay (planning reference PA11/01331) incorporates a new outfall channel to Crinnis Tunnel) will need to be undertaken. The EA’s flood mitigation measures include a project to replace the Crinnis Tunnel trash screen.
Detailed assessment of Par River flows is required and may require a pipe, culvert or ditch to formalise flow pathways across the site into the harbour.
The site drains directly to tidal waters and there the key outcome is to ensure that water quality is of the highest standard for the purpose of amenity and biodiversity interests. Proper siteARCHIVED management and adherence to water quality guidance and regulation is required to ensure that site preparation and construction does not lead negative impacts on soil and water quality.
The creation of a recreational marina may require lock gates to ensure the water level is maintained at low tide. This will required detailed investigation.
A flood warningEVIDENCE and evacuation plan should be developed.
Flood resilient internal finishes should be considered i.e. services/wiring above set heights and internal safe refuge provided. DOCUMENT
ARCHIVED EVIDENCE DOCUMENT