West Penwith CNA

Employment Evidence Report

May 2017 Contents

1. Introduction ...... 3 2. Penzance & Newlyn Background ...... 5 3. Required Employment Space at Penzance & Newlyn (2010-2030) ...... 6 a) LP:SP Employment Requirement (2010-2030) ...... 6 b) Employment developments completed (2010-2016)...... 6 c) Permitted employment developments (31st March 2016) ...... 7 d) Other capacity ...... 8 e) The amount of space that needs to be accommodated through site allocation(s) ...... 10 4. Safeguarded Employment Sites ...... 11 5. Urban Extension Employment Site Identification ...... 12 i. The Urban Extension Assessment...... 13 ii. Sustainability Appraisal (SA) ...... 20 iii. Site Prioritisation Assessment ...... 20 iv. Proposed Sites ...... 24 6. Site Allocations (Employment Space) at Penzance & Newlyn ...... 25 Harbour Carpark (PZ-M1) ...... 25 Coinagehall St (PZ-M2) ...... 25 Wherry Town (PZ-M3) ...... 25 Stable Hobba Extension (PZ-E2) ...... 25 Sandy Cove (PZ-E3) ...... 25 Long Rock (PZ-E4) ...... 25 7. West Penwith’s Employment Trajectory ...... 27 Appendix 1: Sustainability Appraisal Tables ...... 28

2 1. Introduction Cornwall’s Local Plan: Strategic Policies Development Plan Document (LP:SP) sets out that the West Penwith Community Network Area (CNA) should plan to accommodate 32,166sqm of employment space (B1, B2 and B8 use classes only), through the plan period (2010-30), with this equating to 16,083sqm of office space and 16,083sqm of industrial space. In support of this, the Site Allocations Development Plan Document (DPD) sets out how West Penwith plans to accommodate this strategic employment growth for the CNA. This employment evidence report documents the evidence setting out how the strategic employment growth requirement for West Penwith CNA is planned to be accommodated. In identifying how this growth will be accommodated consideration is given to two aspects:

i. Whether the sites identified meet the required capacity, set by the LP:SP; and, ii. Whether the sites identified are compatible with the economic strategy for the conurbation (e.g. sites located at the end of a narrow road network would not be ideally suited for a town wishing to attract more distribution companies to the area).

It is important to note that this work focuses on sites appropriate to accommodate strategic growth and does not consider smaller scale sites (e.g. less than 0.5 Hectare1). Smaller scale sites will also contribute to growth and can be either identified through a local level Neighbourhood Development Plan (NDP) or proposals addressed through the usual planning application procedure.

The structure of this report is as follows:

Section 2 of this report presents background information, providing the context to West Penwith, particularly Penzance & Newlyn and the aspirations for its local economy.

Section 3 sets out an employment capacity review for the conurbation. By establishing this capacity, it is then possible to calculate how much additional land needs to be identified to accommodate employment uses as site allocations, within the Site Allocations DPD. This section includes a consideration of, where urban sites are identified, whether these are appropriate for the types of employment envisaged.

Section 4 sets out the existing strategic level employment sites within West Penwith that meet the criteria within Policy 5 of the Cornwall Local Plan Strategic Policies document, which should be safeguarded within the Cornwall Allocations DPD.

Section 5 of this report considers the identification of appropriate sites to be allocated for employment growth to meet the requirement arrived at in Section 3. This section refers to work previously undertaken as part of an Urban Extension Assessment for Penzance & Newlyn (which was also used to determine appropriate sites to accommodate future housing and mixed use developments); reviews aspects which may influence the potential of a site to accommodate

1 The threshold of 0.5Ha is chosen in order that no site is assessed that does not present an opportunity to deliver at least 2,000sqm of employment space as, for the purposes of this work, a site which would deliver less than 2,000sqm is not considered to be of a significant enough scale to be classed as a Strategic Employment Site Allocation (the Cornwall Employment Land Review 2010 (available at www.cornwall.gov) sets out that 1Ha of land can be assumed to deliver 4,000sqm of employment space (either industrial or office) and, following means testing by the Council in 2016, this assumption is considered to remain a robust position for Cornwall).

3 employment uses (for example, if recent planning approvals impact a site); and, considers the Sustainability Appraisal (SA) of the potential sites in order to help determine the most appropriate areas to be allocated.

Section 6 then examines the employment sites arrived at through Section 5, considering these in more detail. Specific constraints, opportunities and mitigation aspects for each site are highlighted, which should inform both policy development and future planning proposals on these sites.

Section 7 concludes this report and presents the employment trajectory for West Penwith, setting out how the target of 32,166sqm of employment space (2010-2030) is planned to be delivered.

2. Penzance & Newlyn Background Penzance & Newlyn’s ambition is to reinvigorate Penzance and Newlyn’s economy, by:

 Developing an enhanced tourism offer  The promotion of Mount’s Bay as a centre of marine related leisure  Maintain and enhance the area’s creative and artisan sectors  Maximise the opportunities arising from Penzance and Newlyn harbours  Enhance the retail offer  Continue to support the micro business sector

Strategic employment growth opportunities revolve primarily around the waterfront (including the harbours) and the town centre, which offer the opportunity to support existing industries and trigger growth in the marine and marine leisure industries. Penzance harbour provides a vital strategic economic and transport link with the Isles of Scilly; while Newlyn is the predominant harbour for the fishing industry in the south west. Both harbours must continue to prioritise the delivery of these important economic functions. Investment in these harbours could also act as catalysts for other appropriate marine leisure developments to come forward within the wider Mount’s Bay area.

Penzance and Newlyn’s urban centres are visually and physically disconnected from their greatest asset, the sea. As a consequence, the opportunity to capitalise on the economic potential of the unique setting that Mount’s Bay offers has not been realised. Using the Bay as the backdrop to developing new employment space and leisure opportunities, it will support the town’s economic ambitions, in doing so establishing Penzance as the key, quality destination and tourist hub in West Cornwall.

Penzance and Newlyn are well renowned for their creative industries, particularly relating to areas such as painting and photography. However the sector as a whole could be developed and promoted further, through the provision of suitable studio/workshop/meeting and display space’s, clustered at key locations where they would benefit from and add to the vibrancy of the area’s tourism offer.

West Penwith is known for its entrepreneurialism, with its high proportion of small and particularly micro businesses. The delivery of appropriate start up units and flexible offices and workshops in the towns, will help to maintain and enhance the area’s micro business sector, as well as offer the opportunity for them to grow. This will support new start-ups, encourage economic diversity and add to the economic well-being of the towns.

3. Required Employment Space at Penzance & Newlyn (2010- 2030) This section of the report establishes the amount of land which needs to be planned to accommodate employment space through site allocations in the Site Allocations DPD. It takes into account:

a) The LP:SP Employment Requirement (2010-2030); b) Employment developments completed in the CNA(2010-2016); c) Permitted employment developments and under construction in the CNA (31st March 2016); and, d) Other capacity (i.e. vacant land within existing employment sites; Any SHLAA sites more appropriate for employment uses; and any other urban site opportunities). Within this aspect, consideration is given to whether any of the other sites identified are appropriate for the types of employment envisaged for Penzance & Newlyn (if not, they are not included in the calculation).

Where:

e) The amount of space that needs to be = a – (b + c + d) accommodated through site allocation(s)

a) LP:SP Employment Requirement (2010-2030) Cornwall’s LP:SP sets out that the West Penwith CNA should plan to accommodate 32,166sqm of employment space (B1, B2 and B8 use classes only), through the plan period (2010-30), with this equating to 16,083sqm of office space and 16,083sqm of industrial space. Whilst the LP:SP target relates to the amount of employment space required in the West Penwith CNA, it is assumed that the main focus of new employment space provision will be at the main conurbation within the CNA, this being the urban area of Penzance & Newlyn, together with Long Rock. In calculating the additional employment space required at West Penwith, existing vacant employment land and permitted employment developments within the whole of the CNA area is taken into consideration. b) Employment developments completed (2010-2016) Table 1 sets out the employment developments completed 2010-2016, concluding that there has been only 1,072sqm of office space completed and a net loss of 1,406sqm of industrial space, up to 31st March 2016.

Table 1: Employment developments completed in West Penwith CNA (2010-2016) Application name PP ref. Parish Full or Office Industrial outline (sqm) (sqm) Plot B units 11 - 18 Chywoone Rural W1/88/P/0321 St Just Full 531 Workshops Former potato packing shed, Tower PA11/07145 St Buryan Full 622 Farm TJ Joinery (Plot 8b) Rospeath W1/10-0041 Ludgvan Full 564 Industrial Estate Polgoon Farm, Rosehill W1/07/P/0037 Penzance Full 582

Raftra Farm, Trethewey PA14/07231 St Leven Full 1062 St John's Hall, Alverton Street PA13/08202 Penzance Full 1022

Other Small sites (under 500sqm) & - - - 50 -4767 Employment Space Losses Net Completions 1,072 -1,406

c) Permitted employment developments (31st March 2016) Table 2 sets out the employment developments permitted and/or under construction as of 31st March 2016 within the CNA. A review was also undertaken to determine whether there were any permissions known to not be coming forward. It concludes that, after any discounting of sites known not to be progressing, there is a total of 3,127sqm of office space with permission; and 5,202sqm of industrial space.

Table 2: Permitted employment developments and under construction in West Penwith CNA (31st March 2016) Application name PP ref. Parish Full or Office Industrial outline (sqm) (sqm) Fomer cattle market site, Long Rock PA13/03027 Ludgvan Full 1200 Industrial Estate, Poniou Road Former cattle market and bus depot PA10/06329 Ludgvan Full EOT 5346 (plots 5 and 7) Long Rock Industrial estate, Poniou Road Trinity House, National lighthouse PA14/10954 Penzance Full 732 centre, Wharf Road Long Rock Depot, Penzance PA15/07736 Ludgvan Prior 360 2680 Notification Halwyn PA13/00199 Paul Full 610 Land at Penzance Heliport, PA10/08714 Penzance Outline 1165 Unit 5 Poniou Way PA13/04113 Ludgvan Full 1030 Questmap Business Park Phase 3: W1/09-1348 Ludgvan Full 966 Plot 3b Poniou Way Units 13 And 14 Long Rock Industrial PA15/02822 Ludgvan Full 634 Estate Long Rock Penzance

Other Small sites (under 500sqm) & - - - 225 -6619 Employment Space Losses Extant PP / UC 3,127 5,202

Discount 0 0 Net Extant PP / UC 3,127 5,202

7 d) Other capacity This section seeks to determine whether there is land available within the existing urban area (including existing industrial estates) that has not yet been developed and which would be suitable for employment uses, including consideration as to whether the sites present reasonable opportunities to deliver the particular economic aspirations for the town. In order to assess this, a number of aspects have been reviewed:

i. Vacant land within existing industrial estates, without planning permission ii. Sites submitted through the Strategic Housing Land Availability Assessment (SHLAA); and, iii. Other potential sites within the existing urban area

This section only considers potential sites within the existing urban area; only if there is insufficient land to deliver the targeted level of growth will greenfield land adjoining the edge of the town be considered.

i. Vacant land with existing industrial estates Penzance & Newlyn contains a small number of employment sites, but only one that large enough to be considered strategic and appropriate for safeguarding. However, as Table 3a below highlights, Long Rock Industrial Estate does not have any vacant land (when taking into consideration that land with the industrial estate has a currently unimplemented permission, which is reflected within the previous section).

Table 3a: Review of existing industrial estates within the CNA that will be safeguarded Name Additional Land Available Ha Potential sqm of employment space (at 1/3/16) Long Rock Industrial Estate 0 0 0

ii. Sites submitted through the Strategic Housing Land Availability (SHLAA) Table 3b presents a review of the SHLAA sites in Penzance & Newlyn’s existing urban area, which were considered potentially appropriate for development. Whilst it is acknowledged that the SHLAA sites are sites raised for consideration for housing development, a review of these was considered worthwhile in order to check whether any of these may be more appropriate for employment.

Table 3b: Review of SHLAA sites contained within the existing urban area SHLAA Address Parish Appropriate Reason Site Ref. for Strategic Employment Site Allocation? S1289 Land at the Close Penzance No To small to be considered through this process (0.22ha) S851 Land Adj A30, Chyandour Penzance No A wooded site, with poor access from Chyandour Lane, plus it is

anticipated that the size of the site is not sufficient to deliver a level of development that could pay for a new junction off of the A30. The site is also within a Flood Zone 3b area P-1 Former Penwith DC Depot Penzance No At the time of writing it was coming forward as part of the Council’s Cornwall Land Initiative (i.e. a housing project) S283 Nyns Yu Nep Pell, Parc Penzance No The site has residential Clies, Gulval development on all sides, plus access roads would not be suitable for commercial vehicles, so would be more appropriate for a residential development

As a result of the assessment there were no SHLAA sites considered appropriate to be highlighted for the development of employment space.

iii. Other potential sites When reviewing other land within the existing urban area, 4 additional sites have been identified that would be appropriate to support the delivery of the employment space targets:

 Harbour Carpark  Coinagehall St  Wherry Town  Sandy Cove

Harbour Carpark – The site has been identified as a regeneration opportunity, to support the regeneration of the town centre; on the basis that the carpark is retained on a smaller footprint area, but in a decked form. The development of office space as part of a mixed use scheme would offer the opportunity to create a more vibrant town centre. It is anticipated that the site could accommodate approximately 2,000sqm of workspace, as part of a larger mixed use scheme

Coinagehall St – The site is seen as a regeneration priority with it being located within a prominent location and the current set of buildings being in need of redevelopment. The site is in Cornwall Council ownership and at the time of writing they are seeking a development partner to bring forward a mixed use scheme for the site. The site offers the opportunity to deliver a small element of office space, as part of a wider mixed use scheme. It is anticipated that the site could accommodate approximately 1,000sqm of workspace, as part of a larger mixed use scheme.

Wherry Town – A site that at the time of writing contained a Lidl store. However, an application has been approved for a replacement larger store on an adjacent site (PA15/10204). The application also indicating that the current store would be demolished. The site would offer the opportunity to deliver

9 some office space, either as a standalone scheme, or as part of a mixed use proposal. It is estimated that the site could deliver approximately 500sqm of workspace

Sandy Cove – The site is located on the waterfront of Newlyn, close to the harbour. The site offers the opportunity to deliver space related to the marine sector, which is a priority within the strategy for Penzance & Newlyn. It is anticipated that this would relate primarily to B2 industrial space. It is anticipated that the site could accommodate approximately 6,000sqm of workspace

A further site had been identified as potentially appropriate for delivering employment space, which was land to the south of Sainsbury, located between the A30 and railway line, in the ownership of Network Rail. However, Network Rail indicated that they did not wish the land to come forward for employment space, so wished to retain the land for future operational purposes of the rail network.

e) The amount of space that needs to be accommodated through site allocation(s)

Table 4 collates the information provided throughout this section

Table 4: Employment Capacity and Residual Employment Target for the West Penwith CNA Office Floor Industrial Floor Space Space (sqm) (sqm) a) LP:SP Target 16,083 16,083 b) Net Employment completions 1,072 -1,406 (2010-2016) c) Net Permitted employment developments 3,127 5,202 (31st March 16) d) Other capacity 3,500 6,000 Residual Employment Requirement 8,384 6,287 (a-(b+c+d))

The table shows that completions, permissions and other site identified within the existing urban area of Penzance & Newlyn can cater for approximately half of the employment space targets of the CNA; as a result a search for further land appropriate for employment space is required, this starts with the land immediately adjacent to the built form of the conurbation. Section 5 summarises the review that was undertaken.

Prior to undertaking this review, Section 4 sets out the sites that are intended to be safeguarded as Strategically Important, and the reasoning for it.

4. Safeguarded Employment Sites

The Site Allocations DPD identifies existing strategically important employment sites to be safeguarded, in line with Policy 5 of the LP:SP document. Safeguarding policies are important in order to ‘safeguard’ land for employment uses (B1, B2 and B8), to protect against their loss to other uses. In Penzance & Newlyn the Safeguarding Policies will apply to one – Long Rock Industrial Estate (the site area is illustrated in Figure 4 later in the document):

Safeguarded Site Reason Long Rock Meets the criteria of being a site in excess of 5ha with multiple employers Industrial Estate in the B1 B2 B8 use classes. The site is located in one of the most accessible locations within Penzance & Newlyn, at the entrance to the conurbation on its eastern edge, adjacent to the A30.

The site offers the opportunity to support the aspirations relating to manufacturing and other industrial related development. Plus the site contains space that can contribute towards meeting the Local Plan employment targets (a permitted scheme).

The importance of safeguarding the site, above and beyond the site specific points raised above, is that it will support the delivery of the employment space targets, by helping to reduce the amount of B1 / B2 / B8 space lost to other uses.

Within Cornwall 75,000sqm of B1 / B2 / B8 uses have been lost in the first 5 years of the Plan period; if this trend continues, it would result in a loss of up to 300,000sqm within the Plan period. These continued losses could have a detrimental impact on the ability to deliver the Local Plan targets; as a result giving protection to an element of Cornwall’s industrial base, will help to ensure the Local Plan targets can be achieved. Within the West Penwith CNA 8500sqm of B1 / B2 / B8 employment space has been lost in the first 5 years of the Plan period; which would equate to 34,000sqm if this trend continues for the remainder of the Plan period. These losses would undermine the ability of the Council to achieve its employment space targets, so the safeguarding of Long Rock Industrial estate will go some way to addressing this.

5. Urban Extension Employment Site Identification Having completed the search for appropriate employment sites within the existing urban area, there remains a requirement to deliver further space to achieve the CNA targets. This section of the report considers whether there are appropriate sites to be allocated for employment space on the edge of the existing settlement, to support the delivery of the residual requirement

In working towards developing the Site Allocations DPD for some of the main towns across Cornwall, an Urban Extension Assessment was carried out. Penzance & Newlyn’s Urban Extension Assessment is set out in detail within the Penzance & Newlyn Housing Evidence Report2.

In considering the suitability of areas for employment uses, the Urban Extension Assessment provides a robust foundation and an understanding of the advantages and limitations of land surrounding the conurbation. It contributes to this report by informing why some areas have been discounted as site options and why others have been considered more appropriate. Some elements of the Urban Extension Assessment, such as Access to Services and Facilities and the Urban Design Assessment (which considered issues such as connectivity to facilities, such as schools) are arguably of limited importance when considering the suitability of land for employment. Therefore, this report draws only information which is pertinent to employment uses, from the Urban Extension Assessment, and uses this in order to outline which sites are appropriate for consideration as ‘options’ with potential to accommodate employment growth (Section 5i and Figure 3).

A Sustainability Appraisal (SA) is then applied to these option sites (Section 5ii), which is used to inform a Site Prioritisation exercise (Section 5iii). The Site Prioritisation exercise compares the option sites according to how sustainable a proposed development would be in each location; whether there is land owner/developer interest in the site; and how development of the site for employment purposes would benefit the wider town and economic strategies. The amount of space each site offers is also considered. This section then concludes by arriving at the sites which are to be allocated for employment uses within Cornwall’s Site Allocations DPD (Section 5iv). Section 6 of this report then continues to consider these individual sites in more detail.

Two key maps are presented within this section:

- A map illustrating the Study Cells resulting from Step 2 of the Urban Extension Assessment (Figure 2); and, - Employment Site Options, 2016 (Figure 3).

2 Available at www.cornwall.gov.uk.

i. The Urban Extension Assessment The Urban Extension Assessment was undertaken in order to gain an understanding of the advantages and limitations of land surrounding the town, with a view to establishing sites which would be allocated for future development. The first steps of the process packaged the land surrounding the town into suitable ‘Cells’, with these cells being manageable areas of land where assessments could be applied. 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, for instance topography and watercourses. The Cells identified for Penzance & Newlyn are illustrated in Figure 2.

The Urban Extension Assessment subjected these cells to a series of assessments in order to determine a smaller number of potentially suitable site options which could then be subject to public consultation.

Table 5 sets out a summary of how each of these Cell’s are considered in relation to potential suitability as a strategic employment allocation (whether they are now being put forward for further consideration as a potential Strategic Employment Site Allocation and the reasons for/against this).

Figure 2: Map illustrating the Study Cells

Table 5: Summary of the potential of each Cell to accommodate strategic employment space at Penzance & Newlyn

Cell Cells or parts of Reason(s) Cells to be considered further? 1 No The cell is a Special Protection Area (SPA) so is inappropriate for development 2 Yes (in part) The cell is on the eastern side of the conurbation so has better access to the rest of Cornwall and it is located on the A30; so should be considered further as an option to provide employment space 3 Yes Much of the land is designated as Grade 1 agricultural land, plus parts of the cell have challenging topography. However it is on the eastern side of the conurbation adjacent to the A30, so an element of the land, with access from the Chyanmor roundabout should be considered further 4 No The land is away from the main highway network, with only access via the Gulval area which is very constrained. The cell is visually prominent so its landscape impact could be severe, particularly for employment (industrial) development, with the cell also being within close proximity to the AONB 5 No Most of the cell is within the AONB, plus vehicular access is poor with the constrained network access points 6 No The cell is considered to have a high landscape value for most of the site; plus it is felt that the topography would be particularly challenging for employment development proposals 7 No The vehicular access to the cell is poor; the cell was considered to have a high landscape value; plus the topography would be very challenging for employment space schemes 8 No The cell includes a listed asset, plus there are various other historic assets within the vicinity of the cell, which might make employment space proposals more challenging. The road network leading to the cell would not be conducive to commercial traffic. Plus the cell as a high landscape value 9 No Most of the cell is within the setting of the Grade II* listed park and garden of Trengwainton, so the development of employment space in this location would be inappropriate. There is a small element of the cell that would not be visually intrusive to this historic asset, however the area has already been highlighted to support the delivery of the housing targets; and with the general sensitivities with the site, it is felt that a residential scheme in this location would still be the most appropriate use 10 No The cell contains various historic assets and is within the setting of other historic assets; includes TPO areas; plus a Flood Zone 3b area 11 No The cell is located within the setting of the Grade II* listed Trereife Manor, as well as other historic assets within the wider setting 12 Yes (in part) Much of the cell is designated Flood Zone 3b, plus the cell contains a TPO area. However, there is a small parcel of the cell which sites

Cell Cells or parts of Reason(s) Cells to be considered further? outside of the Flood Zone 3b, which links to an existing industrial estate, Stable Hobba; plus the trees on the edge of the site make it well contained, so would not impact upon historic assets within the area 13 No The majority of the north-west of the cell is either Flood Zone 3b or has very challenging topography. The further south and east the cell goes, it makes vehicular connections very hard due to the constraints on the existing network and the high cost of putting in new infrastructure 14 No The cell contains the scheduled monument, Faugan Round, in the north-west of the site. Plus the vehicular connections to the cell are very constrained, which would severely limit the cells ability to accommodate commercial traffic, without delivering significant new highway infrastructure, which a commercial led scheme wouldn’t be able to fund 15 No The cell is covered by a SSSI designation

As a result of the assessment three sites on the edge of the conurbation have been identified as meriting further assessment, which are:

 an element of Cell 2;  All or part of Cell 3; and  A small part of Cell 12.

These sites will be considered further through the sustainability appraisal

Cell 2 – part: Chy-an-Mor

Cell 3: Long Rock – The cell has also been identified as a good location to deliver a residential scheme linked to the existing Long Rock neighbourhood, as a result the further assessment is only based on the eastern part of the cell coming forward for the development of employment space

Cell 12 (part): Stable Hobba Extension

Figure 3: Employment Site Options, 2016.

ii. Sustainability Appraisal (SA) A SA for the options (see Figure 3) has been carried out and the SA tables for the sites are presented in Appendix 1. The SA incorporates information obtained throughout all previous stages of the site selection process. Summary SA scores have been extracted from the SA Tables in Appendix 1 to inform the Site Prioritisation Assessment – see below. Further supporting information around the SA, carried out as part of the Site Allocations DPD process, can be found on www.cornwall.gov.uk. iii. Site Prioritisation Assessment This step involved an assessment of how the option sites (Long Rock; Chy-an-mor; Stable Hobba Extension) perform against the SA criteria and also an assessment of how these perform in relation to availability and benefit to the wider town strategy.

The purpose of the Prioritisation Assessment is to compare the option sites in order to determine which should be prioritised to feature in the Site Allocations DPD, as a result of their appropriateness for the development of employment space. The SA forms a large component of the Prioritisation Assessment – it is considered a useful element to inform this as, by its nature, it is assessing how sustainable the site options are and, in doing so, it picks up on all aspects of work carried out throughout the urban assessment process.

Tables 6-9 present the Prioritisation Assessment:

Table 6 sets out the scoring used in the Prioritisation Assessment (i) (Table 7);

Table 7 sets out the Prioritisation Assessment (i) which incorporates a summary of the SA scores using the traffic light system (as set out in Table 6). Land owner and developer interest; and benefit to wider town/economic strategies are additional aspects considered within this element of the assessment: - Land ownership information/developer interest is relevant to this assessment as site allocations need to be deliverable and landowners need to be willing to develop their land for employment purposes. Information contributing to this element of the assessment has been gained from on- line planning records and/or through landowner contact; - Benefit to wider town/economic strategies is a key element of this assessment. Whilst a site may demonstrate it is a sustainable option, presents limited infrastructure costs and has a landowner keen to develop it for employment, if the site would not serve to contribute the wider town and economic strategies (or worse, work against these) then this needs to be taken into account.

Table 8 sets out the next step in the Prioritisation Assessment (ii), which provides a summary of the site options

Table 9 sets out the final stage of the Prioritisation Assessment (iii) and presents the order in which the sites have been prioritised as a result of the previous steps (i-ii).

Table 6: Traffic Light Scoring in the Prioritisation Assessment.

For the SA criteria: -- Likely to significantly undermines the SA Objective - Likely to undermine the SA Objective --/+ More likely than not to undermine the SA Objective +/- Likely to neither undermine or contribute to meeting the SA Objective ++/- More likely than not to contribute towards meeting the SA Objective + Likely to contribute towards meeting the SA Objective ++ Likely to significantly contribute towards meeting the SA Objective ? Impacts unknown 0 Objective/criteria not relevant

For other criteria: Red - Yellow -/+ Green + Land Ownership & Majority of land owners All landowners All land owners Developer Interest indicating land is interested with interested with available, but with no developer interest developers actively developer interest or activity on part pursuing a scheme of the area at on whole area e.g. present PPA, application etc. Benefit to wider Development of site Development of Development of site town strategy unlikely to positively site unlikely to likely to positively contribute to the wider either positively or contribute to the town strategy negatively impact wider town strategy the wider town strategy

Table 7: Site Prioritisation Assessment (i) (Summary Results) Long Rock Chy-an-Mor Stable Hobba Extension Overall comments The main areas to address would be Soil The site is well related to the A30 and The site is well located on the edge (although the site is 3b, so at the lower is on the eastern side of the of Newlyn to support the needs of end of the best and most versatile, plus conurbation. The main area of concern the town, but not impacting upon the land has not been farmed for some is the potential impact on the setting the constrained highway network. time); plus biodiversity, with its of the conservation area and the ability The site is identified as best and proximity to the SPA, however the HRA for to mitigate the impact, bearing in most versatile agricultural land, but indicates that the impact could be mind there could be larger footprint it is at the bottom end of this range appropriately mitigated. The site is buildings and the conservation area is at 3a commercially attractive, due to access, in an elevated position topography, access to A30 and on eastern edge of town. Plus it offers an opportunity to create a quality entrance to the town 1. Climate +/- + + 2. Waste +/- +/- +/- 3. Minerals and Geodiversity + + + 4. Soil - --/+ -- 5. Air + + + 6. Water +/- --/+ --/+ 7. Biodiversity -- + + 8. Landscape + +/- --/+ 9. Maritime --/+ --/+ o 10. Historic Environment --/+ - +/- 11. Design + + + 12. Social Inclusion + + + 13. Crime & Antisocial Behaviour ? ? ? 14. Housing o o o 15. Health, Sport and Recreation ? ? ? 16. Economic Development, ++ ++ ++ Regeneration and Tourism 17. Education and Skills + + + 18. Transport and Accessibility +/- +/- +/- 19. Energy +/- ++ + Land Ownership & Developer Interest At the time of writing there was no At the time of writing there was no At the time of writing there was know developer interest know developer interest no know developer interest Benefit to Wider Town An opportunity to create a better Development of the site could The site would offer Strategy/Economic Strategy first impression to the conurbation & have a detrimental impact upon employment space Long Rock in particular through maintaining the separate identities opportunities for Newlyn,

22 good design quality of the communities, in particular without having an impact on Gulval; although it would support the town’s constrained highway economic growth requirements in network. Development of the a relatively good location site could contribute to the commercially delivery of an improved Trereife junction

Table 8: Penzance & Newlyn Site Prioritisation Sheet (ii) (Site Areas) Site Site Area Potential Employment Space (sqm) Long Rock 3.2ha 9,400sqm Chy-an-Mor 6.3ha Up to 25,000sqm Stable Hobba Extension 1.3ha 5,000sqm

Table 9: Penzance & Newlyn Site Prioritisation Sheet (iii) (Preferred allocations) Prioritisation Sites Reason / Justification Conclusions

Preferred Long Rock The site is well located adjacent to the A30 and on the eastern edge of Site (to be the conurbation, so is amongst the most attractive locations for

Allocated) commercial development. The site is level, so would be conducive to larger footprint buildings. It is recognised that it is within close proximity to the Marazion Marsh SPA, but the HRA has indicated that the site could be appropriately mitigated to ensure minimal or no impact. Development of the site offers the opportunity to create a high

quality entrance to the conurbation

Preferred Stable The site is well located adjacent to an existing industrial estate; plus Site (to be Hobba the site is adjacent to the A30, which means it offers an opportunity Allocated) Extension for employment space at Newlyn, without having a significant adverse impact upon Newlyn’s constrained highway network. Furthermore, development of the site could contribute to the improvement of Trereife Crossroads, which is identified locally as a safety concern

Discounted Chy-an- Whilst the site is well located on the east of the town and adjacent to Site Mor the A30, it is in close proximity to the Gulval Conservation Area, so there is concern that larger footprint buildings, including industrial premises might have a detrimental impact upon its setting. Furthermore, it might be hard to mitigate this impact due to the elevated position that the conservation area has in relation to the site

iv. Proposed Sites As a result of the assessment it is proposed that two sites should be taken forward as allocations to deliver employment space: Long Rock and Stable Hobba Extension.

6. Site Allocations (Employment Space) at Penzance & Newlyn The land to be allocated to accommodate future employment space site at Penzance & Newlyn, in Cornwall’s Site Allocations DPD, is illustrated within Figure 4. More detailed information relating to these sites is presented below:

Harbour Carpark (PZ-M1) The site should deliver approximately 2,000sqm office space as part of a mixed use scheme. The scheme MUST ensure the existing parking provision is maintained on site, but in the form of a decked car park. The site must also maintain an appropriate transport interchange. The site should be developed as a high quality gateway to the town, representing an extension to the town centre offer. The site should encompass an element of the cycle route that will run from Marazion to Newlyn. The site must be developed sensitively to respect the surrounding historic assets; plus measures to address flood impacts must also be implemented. Coinagehall St (PZ-M2) The site should deliver approximately 1,000sqm of office space as part of a wider mixed use scheme. A high quality design is required to reflect the site’s prominent location

Wherry Town (PZ-M3) The site should deliver office and/or light industrial space as either a standalone scheme, or as part of a wider mixed use proposal.

Stable Hobba Extension (PZ-E2) The site should deliver approximately 5,000sqm of employment space. The site should support the upgrade of the adjacent Trereife Crossroads. Plus the trees should be maintained on the boundary of the site

Sandy Cove (PZ-E3) The site should deliver approximately 6,000sqm of employment space, related to the marine sector (B2 / B8 uses). Assessment and addressing flood risk will be critical to the development of the site – this should include demonstrating safe access and egress to Fore St, and preparing a flood warning and evacuation plan.

Long Rock (PZ-E4) The site should deliver approximately 9,400sqm of employment space, with a greater focus on office space. Delivering the mitigation measures set out in the Habitat Regulations Assessment, relating to Marazion Marsh SPA will be critical to the appropriate development of the site

Figure 4: Penzance & Newlyn Site Allocations, including the Employment Allocations and Safeguarded Employment Sites

7. West Penwith’s Employment Trajectory This report has documented the assessments with regard to the existing employment capacity of Penzance & Newlyn and site selection for future employment growth for the conurbation. The conclusions of both of these assessments have resulted in an employment trajectory for West Penwith (see Table 10) which shows how the employment space target of 32,166sqm for the CNA, between 2010 and 2030, will be accommodated (and where additional strategic employment site allocations are focused).

Table 10: Employment Space Trajectory for the West Penwith CNA. Office Floor Space Industrial Floor Space (sqm) (sqm) LP:SP Target 16,083 16,083 b) Employment completions 1,072 -1,406 (2010-2016) c) Permitted employment 3,127 5,202 developments (31st March 16) d) Other capacity 3,500 6,000

Long Rock (East) 6,298 3,102 Stable Hobba 0 5,120 Extension

Residual Employment 2,086 -1,935 Requirement

The two additional sites, Long Rock and Stable Hobba Extension, will deliver the majority of the remaining space required to reach the Local Plan target.

There does remain a small residual, but this will be catered for through another allocation that sites within the wider community network area, St Erth (Policy H-E2). The reason for it not being included in this document is that functionally it relates better to the Hayle area – please refer to the Hayle Employment Evidence Report for more information on this site.

Appendix 1: Sustainability Appraisal Tables

Penzance & Newlyn Allocations Prioritisation SA

Employment

Long Rock

LDF SA Objectives Score Impacts of proposal Proposed mitigation How the considerations have been measures and taken into consideration by Policy considerations Planners

1. Climatic Factors +/- The site is located adjacent to New development should seek to Paragraph 3 of Policy PZ-E4 states “A high quality a proposed housing allocation maximise use of sustainable modes design would be expected, in recognition of its PZ- H1 and near the built up of transport and reduce reliance on location as a key gateway location into the 1. To reduce our contribution to climate change area of Long Rock village and private vehicles for short trips. conurbation. Furthermore, the design and layout of through a reduction in greenhouse gas its limited local facilities. the site should enable good integration with the emissions. However it is more distant adjacent residential allocation (Long Rock: PZ-H1) “ 2. To increase resilience to climate change, and from other facilities and the reduce vulnerability. town centre of Penzance and Where possible linkages for walking a) Does it limit greenhouse gas emissions? in comparison to other site and cycling between the new development and facilities outside of b) Does it secure the highest viable resource and options, offers a location the site area should be encouraged. energy efficiency? which could have a more limited use of more c) Does it encourage the use of renewable sustainable modes of energy technologies? transport to access d) Does it minimise vulnerability and encourage employment thereby it would resilience to the effects of climate change? not minimise any increase in greenhouse gas emissions.-

The site consists of relatively flat land which would allow development to be orientated to maximise solar gain and would enable the use of renewable technologies.+

2. Waste +/- Site location unlikely to have New development will seek to reduce No action necessary any positive or negative waste by increasing recycling, the impact on the overall amount provision of sufficient storage and 1. To minimise the generation of waste and of waste produced, collected collection areas for recycling, encourage greater re-use and recycling of and or land filled.+/- composting and waste and materials in accordance with the waste addressing waste as a resource and hierarchy. looking to disposal as the last option. a) Will it reduce the amount of waste produced, collected, and or land filled? b) Will it increase levels of composting or Higher level policy provisions seek to anaerobic digestion? meet this objective through Local c) Has space for storage of recycled materials Plan policies 13 and 14 (Design and 30

LDF SA Objectives Score Impacts of proposal Proposed mitigation How the considerations have been measures and taken into consideration by Policy considerations Planners been planned for? Development standards), and which d) Will it reduce the waste management seek to secure high quality safe, industry’s contribution to climate change? sustainable and inclusive design and development standards. These policies require development to demonstrate the application of the guidance set out within the Council’s Design Guide Supplementary Planning document.

The Design Guide includes guidance and standards amongst others relating to energy and waste efficiency, crime and disorder, design, social inclusion, drainage and Health and well being

3. Minerals and Geodiversity + The whole site is outside any Higher level policy provisions seek to No action necessary mineral consultation area.++ meet this objective through LP:SP Policy 19: Minerals Safeguarding, 1. To minimise the consumption of mineral which sets out specific requirements resources and ensure the sustainable to safeguard important mineral management of these resources The site is not in proximity to resources and reserves against 2. To conserve, enhance and restore the a County Geology (RIGS) sterilisation from other forms of condition of geodiversity in the county. site.+ development. a) Will it minimise the consumption of primary mineral resources and encourage re-use of secondary resources? b) Will it ensure development does not irreversibly sterilise important mineral resources? c) Will it prevent harm to and, where appropriate, enhance geological conservation interests in the county? d) Will mineral working impact on designated

LDF SA Objectives Score Impacts of proposal Proposed mitigation How the considerations have been measures and taken into consideration by Policy considerations Planners land?

4. Soil - The majority of the site is Site not currently in agricultural use. No action necessary classified as Grade 3a No mitigation required Agricultural Land so if 1. To minimise the use of undeveloped land and developed would lead to a protect and enhance soil quality. loss of the best and most 2. To encourage and safeguard local food versatile agricultural land, the production. rest of the site is classified as a) Will it protect, enhance and improve soil grade 4 - quality in Cornwall? b) Will it avoid development that leads to the loss of productive soil? * Source Agricultural Land Classification field survey pre 88 (not surveyed post 88)

5. Air + Any development will have an The extent of air pollution resulting No action necessary impact on air pollution the from the proposal could be extent to which can be minimised through careful design 1. To reduce air pollution and ensure air quality minimised through careful and construction continues to improve. design and construction a) Will it reduce pollution including greenhouse gas emissions? b) Will it maintain or improve air quality in Higher level policy provisions seek to Cornwall? The site does not fall within meet this objective through Local an Air Quality Management Plan policies 13 and 14 (Design and Area.+ Development standards), and which seek to secure high quality safe, sustainable and inclusive design and development standards. These policies require development to demonstrate the application of the guidance set out within the Council’s Design Guide Supplementary Planning document.

The Design Guide includes guidance

LDF SA Objectives Score Impacts of proposal Proposed mitigation How the considerations have been measures and taken into consideration by Policy considerations Planners

and standards amongst others relating to energy and waste efficiency, crime and disorder, design, social inclusion, drainage and Health and well being

6. Water +/- All development will increase Development will have potential No action necessary the overall demand for water. negative impacts on water related issues, however appropriate 1. To reduce and manage the risk of flooding and implementation of SUDS can mitigate reduce vulnerability to flooding, sea level rise these issues. and coastal erosion. Flood Risk assessment 2. To maintain and enhance water quality and demonstrates the proposed reduce consumption and increase efficiency of use is compatible with the water use? Flood Zone status of the The SFRA made the following a) Does the proposal reduce, or avoid increasing entire site.++ recommendations : the risk of flooding overall? “Watercourse should be retained as b) Does the proposal reduce the overall demand an open feature and incorporated for water? The site is entirely covered by into the development’s future design. c) Will the proposal provide for greater a Critical Drainage Area.-- integrated water catchment management and strengthen links between habitats to increase the likelihood of adaptation to climate change? The management of water quality d) Will the proposal increase the risk of water should be integrated into SUDS to pollution events? protect water quality and to help prevent deterioration or impact on neighbouring Marazion Marsh SPA.

Surface water drainage will need to be designed in accordance with the SUDS principles and standards set out in the Drainage Guidance for Cornwall to ensure surface water run-off from development is managed appropriately, so that flood risk is not increased.”

LDF SA Objectives Score Impacts of proposal Proposed mitigation How the considerations have been measures and taken into consideration by Policy considerations Planners

Higher level policy provisions seek to meet this objective, for instance LP:SP Policy 26. (Flood Risk Management and Coastal Change)

Provision of SUDS and other Green Infrastructure requirements are specified within the Green Infrastructure Section of the DPD.

Paragraph 4 (see amendment below) refers to Environment Agency critical drainage standards

7. Biodiversity -- At this stage it is not possible Development in this area could be Introduce new paragraph to Policy PZ-E4 to assess whether any accompanied by the provision of proposal could have a some wildlife habitats and these “Development of the site will require consideration of 1. To conserve, enhance and restore the positive impact on could be an improvement to some any likely significant effects upon Marazion Marshes condition and extent of biodiversity in the county biodiversity. areas within the site and the SPA by way of a project-level Habitats Regulations and allow its adaptation to climate change. introduction of new species. Assessment. Notwithstanding the need for any a) Does the proposal protect, enhance or restore specific project-level mitigation requirements, it will biodiversity interest of BAP habitats, Cornwall be necessary to ensure that: wildlife sites, SSSI’s, and internationally, The site adjoins a Special nationally and regionally designated areas? Protection Area and SSSI.- Development of the area should have  A Construction Environmental Management b) Does the proposal allow adaptation to climate no adverse impact on the adjacent Plan is produced to demonstrate the change through the connection of habitats Marazion Marsh SPA and SSSI mechanisms required to ensure that air and (wildlife corridors)? water quality impacts are avoided during The site does not adjoin a construction c) Does it protect not only designated areas but Cornwall Wildlife Site.+  a noise/visual screen is provided to avoid also of wildlife interest everywhere? As a consequence of the HRA to disturbance within the SPA, should the d) Will it encourage the provision of new or minimise impact on biodiversity in existing scrub adjacent to Trescoe Road be improved wildlife habitats? and around the site, future removed. The site is partially includes a development which includes  Environment Agency critical drainage BAP habitat.-- dwellings should be avoided. standards are incorporated into the scheme Consideration of alternative Land 34

LDF SA Objectives Score Impacts of proposal Proposed mitigation How the considerations have been measures and taken into consideration by Policy considerations Planners

uses which do not include dwellings to avoid impacts due to run off” could be considered on this site. (Nb Initial outcome of HRA subsequent results demonstrated implies significant harm to that the impact could be mitigated) site biodiversity -- (Nb subsequent results demonstrated that the impact could be mitigated) Higher level policy provisions seek to meet this objective, for instance LP:SP Policy 23.

Provision and enhancement of wildlife habitats and corridors and other Green Infrastructure requirements are specified within the Green Infrastructure Strategy section of the DPD.

8. Landscape + At this stage it is not possible Mitigation will be required if the site Paragraph b) states “A high quality design would be to assess whether the option is developed and this will be expected, in recognition of its location as a key proposal could have a looked at in more detail at a later gateway location into the conurbation. Furthermore, 1. To protect and enhance the quality of the positive impact on green stage to reduce harm to the higher the design and layout of the site should enable good natural, historic and cultural landscape and infrastructure. This can be quality landscape in particular. integration with the adjacent residential allocation seascape. assessed at the (Long Rock: PZ-H1)” a) Will it sustain and enhance and/or restore the masterplanning stage. distinctive qualities and features of the natural, historic and cultural landscape and seascape Higher level policy provisions seek to character? meet this objective, for instance b) Will it conserve and enhance the natural The site is not within or is in LP:SP Policy 23. beauty of the Cornwall AONB and the Tamar proximity to a designated Valley AONB, and increase understanding and AONB or AGLV. + enjoyment of the special qualities of the AONBs? c) Will it protect, enhance and promote opportunities for green infrastructure within and The landscape assessment of between urban settlements. cell concluded that the site d) Will it maintain and enhance a high quality has a low overall landscape living environment? assessment.+

LDF SA Objectives Score Impacts of proposal Proposed mitigation How the considerations have been measures and taken into consideration by Policy considerations Planners e) Will it encourage the location and design of development to respect and improve landscape character and the landscape setting of Although the site is in settlements? proximity to the sea and can be seen from the top of St Michael’s Mount, the land is relatively level and low lying and does not appear prominent. It is considered that development of the site will have no impact on the seascape unless the scale was inappropriate .+

9. Maritime --/+ At this stage it is not possible Higher level policy provisions seek to No action necessary to assess what specific meet this objective, for instance impact development of this LP:SP Policy 26. (Flood Risk 1. To encourage clean, healthy, productive and site could have. management and Coastal Change). diverse waters; To protect coastal areas and ensure sustainable maritime environments. a) Will the proposal protect, enhance or restore maritime heritage, habitat and biodiversity, both The site is in proximity to the designated and undesignated? coast, so maritime issues b) Will the proposal incorporate adaptation to could be affected.--/+ climate change and its likely effects on the sea, coast and estuaries? c) Will the proposal operate within the carrying capacity of the receiving environment, without adverse effect on its sustainability? d) Will the proposal operate within safe biological, chemical and physical limits? 10. Historic Environment --/+ All development is likely to The HIA assessment of E4 No action necessary have some effect on the recommended the following historic environment. mitigation measures : 1. To protect and enhance the quality and local distinctiveness of the historic environment. 1. Assessments to be done or, a) Does the proposal reinforce the distinctive if existing, made available as soon as character of Cornwall? Assessment implies less than feasible in order to inform precise b) Does the proposal have an substantial harm and the layouts, densities, design solutions 36

LDF SA Objectives Score Impacts of proposal Proposed mitigation How the considerations have been measures and taken into consideration by Policy considerations Planners acceptable/unacceptable level of impact on the potential for mitigation.--/+ etc.: historic environment? • Desk Based Assessment & c) Does the proposal preserve and enhance the Walk Over Survey cultural and social significance of the historic The site contains no features asset? recorded on the Cornwall • Impact Assessment d) Will it result in development which is Sites and Monuments sympathetic towards the need to promote the Register. • Geophysical survey to Cornwall's unique heritage value, historic minimise impact & target excavation environment and culture? e) Have flood mitigation measures been designed 2. Assessment /HE issues to to be compatible with the immediate historic The site is classed as Post inform extent of development and environment? Medieval Enclosed Land. design solutions within the allocation cell f) Has a balance been struck between the level of risk (e.g. in adaptation to climate change or 3. Specifics: flood risk) and the aspiration to preserve the distinctive qualities of the historic environment? • The field system and drainage ditches have some historic value – they include part of the first attempted drainage of the marshes (see left); these should guide structure layout of development rather than constrain it.

• Hedgerow conservation

• Setting of HE assets

Higher level policy provisions seek to meet this objective, for instance LP:SP Policy 24. (Historic Environment) this sets out that proposals should be informed by appropriate assessments and evaluations.

LDF SA Objectives Score Impacts of proposal Proposed mitigation How the considerations have been measures and taken into consideration by Policy considerations Planners

11. Design + The site is relatively level Higher level policy provisions seek to Paragraph b) states “A high quality design would be with a south easterly meet this objective through Local expected, in recognition of its location as a key gradient, therefore Plan policies 13 and 14 (Design and gateway location into the conurbation. Furthermore, 1. To promote and achieve high quality design in topography is unlikely to Development standards), and which the design and layout of the site should enable good development, sustainable land use and impede the sustainable seek to secure high quality safe, integration with the adjacent residential allocation sustainable built development. design of development in this sustainable and inclusive design and (Long Rock: PZ-H1)” a) Will it encourage developers to build to higher area.+ development standards. These environmental standards? policies require development to b) Will it help to promote local distinctiveness? demonstrate the application of the c) Does the proposal meet targets for renewable guidance set out within the Council’s energy capture and sustainable construction Design Guide Supplementary using BREEAM or Code for Sustainable Homes? Planning document. d) Will it promote high quality, sustainable and sympathetic design that takes account of sustainable construction and transport modes, The Design Guide includes guidance and green infrastructure? and standards amongst others relating to energy and waste efficiency, crime and disorder, design, social inclusion, drainage and Health and well being

12. Social Inclusion + Development of this site for At the scheme design stage, efforts No action necessary employment purposes will should be made to incorporate improve access to elements that will reduce poverty 1. To reduce poverty and social exclusion and employment opportunities and social exclusion. Access to provide opportunities for all to participate fully in contributing to reducing services and facilities need to be society. poverty and social considered. a) Will it improve access to and provision of exclusion.+ services, health and community facilities (including community youth facilities) especially in rural areas and for the socially excluded? The development will improve access b) Will it reduce poverty, deprivation, to employment opportunities. No discrimination, social exclusion and inequalities? further wording is required.

LDF SA Objectives Score Impacts of proposal Proposed mitigation How the considerations have been measures and taken into consideration by Policy considerations Planners fear of crime. behaviour. to design out crime. a) Will it reduce crime and anti-social activity, and in turn, provide safer communities in Cornwall (particularly in the most deprived Higher level policy provisions seek to neighbourhoods and identified hot spots) meet this objective through Local b) Will it help reduce the fear of crime? Plan policies 13 and 14 (Design and Development standards), and which seek to secure high quality safe, sustainable and inclusive design and development standards. These policies require development to demonstrate the application of the guidance set out within the Council’s Design Guide Supplementary Planning document.

The Design Guide includes guidance and standards amongst others relating to energy and waste efficiency, crime and disorder, design, social inclusion, drainage and Health and well being

14. Housing o This allocation is for None required No action necessary employment uses. 1. To meet the needs of the local community as a whole in terms of general market, affordable, adaptable and decent housing. a) Will it provide an appropriate mix of housing to ensure delivery of long-term regeneration schemes for the county? b) Will it reduce the number of people homeless or in temporary accommodation? c) Will it contribute towards the provision of affordable, social and key worker housing? d) Will it reduce the number of unfit homes, and 39

LDF SA Objectives Score Impacts of proposal Proposed mitigation How the considerations have been measures and taken into consideration by Policy considerations Planners those falling below the decent homes standards? e) Will it deliver adaptable housing to meet the lifelong needs of the population? f) Will it provide a well integrated mix of decent homes of different types and tenures to support a range of household sizes, ages and incomes? g) Will it provide energy efficient development which reduces the annual cost of heating/lighting and helps reduce greenhouse gas emissions? h) Will it make the best use of land?

15. Health, Sport and Recreation ? Assumption – the criteria “e) At the design stage, developers Paragraph b) states “A high quality design would be will it lead to unacceptable should be encouraged to incorporate expected, in recognition of its location as a key noise levels?” has been new and improve existing pedestrian gateway location into the conurbation. Furthermore, 1. To improve health through the promotion of considered as the noise that and cycle links for future employees. the design and layout of the site should enable good healthier lifestyles and improving access to open would be generated by the integration with the adjacent residential allocation space and health, recreation and sports facilities. development. As an (Long Rock: PZ-H1)” a) Will it improve health and well-being and employment development reduce inequalities in health? focus it is possible there will b) Will it improve access to health services? be a noise impact that will c) Will it improve access to the countryside, require mitigation. At this coast, recreation and open spaces? stage future occupiers of the proposed employment units d) Will it increase participation and engagement are unknown and noise in physical activity and sport? impacts uncertain e) Will it lead to unacceptable noise levels?

16. Economic Development, ++ The site is proposed to be No specific measures required to No action necessary allocated for employment address this objective. The site is Regeneration and Tourism uses.++ allocated for employment development. 1. To support a balanced and low carbon economy that meets the needs of the area and promotes a diverse range of quality employment The site is in proximity opportunities. (800m) to existing In regards to the possible tourism employment areas. impact, mitigation, such as screening a) Will it promote a diverse range of employment could reduce or alleviate the impact. opportunities?

LDF SA Objectives Score Impacts of proposal Proposed mitigation How the considerations have been measures and taken into consideration by Policy considerations Planners b) Will it provide affordable, small scale, managed workspace to support local need? The site has good links to the c) Will it support the development of access to strategic transport network, ICT facilities including Broadband, particularly in in comparison to other sites rural areas? around the urban area. d) Will it raise the quality of employment and reduce seasonality?

Development of this site would not have an adverse effect on tourism although it would be visible to those accessing tourism facilities and attractions.

17. Education & Skills + This site is allocated for None required No action necessary employment uses and may provide opportunities for 1. To maximise accessibility for all to the work placed training necessary education, skills and knowledge to facilities.+ play a full role in society. a) Will it help improve the qualifications and skills of young people? b) Will it improve facilities and opportunities for lifelong learning (particularly for those with greatest need)? c) Will it help increase the County's skilled and professional workforce? d) Will it support a viable future for rural communities? e) Will it encourage a greater diversity of choice in skills training as part of regeneration efforts? f) Will it increase accessibility to training

LDF SA Objectives Score Impacts of proposal Proposed mitigation How the considerations have been measures and taken into consideration by Policy considerations Planners facilities?

18. Transport and Accessibility +/- It is acknowledged that Future transport arrangements and Paragraph b) states “A high quality design would be realistically development accessibility issues need to be expected, in recognition of its location as a key increases use of motor considered as part of any policy gateway location into the conurbation. Furthermore, 1. To improve access to key services and vehicles. development. Sustainable linkages the design and layout of the site should enable good facilities by reducing the need to travel and by through the site to existing and integration with the adjacent residential allocation providing safe sustainable travel choices. planned facilities will be required. (Long Rock: PZ-H1)” 2. To reduce traffic congestion and minimise transport related greenhouse gas emissions. Site location is less accessible a) Will it promote sustainable forms of transport and favourable for use of (public transport including bus and rail, cycle and more sustainable forms of Paragraph c) states “Vehicular access should be from pedestrian routes) and ensure the necessary transport due to the distance the south of the site” associated infrastructure is made available? from the majority of the residential areas which may b) Will it reduce traffic congestion by promoting discourage walking and alternative modes of transport? cycling. However Long Rock c) Will it reduce the need to travel by seeking to is well linked by frequent bus balance homes, jobs, services and facilities? services to the town.+/- d) Will it lead to a reduction in greenhouse gas emissions? e) Will it improve service provision or provide a service or facility which is accessible to all, including those with disabilities and those in the more rural areas? f) Will it transfer freight from road to rail and/or sea? 19. Energy +/- Heat Mapping Analysis Higher level policy provisions seek to No action necessary concluded that the site has meet this objective through Local little or no potential to Plan policies 13 and 14 (Design and 1. To encourage the use of renewable energy, support a District Heating Development standards), and which increase energy efficiency and security and scheme.- seek to secure high quality safe, reduce fuel poverty. sustainable and inclusive design and a) Will it promote energy conservation and development standards. These efficiency? policies require development to b) Will it promote and support the use of The site has a relatively level demonstrate the application of the renewable and low carbon energy technologies? south easterly aspect which is guidance set out within the Council’s most favourable to solar PV.+ c) Will it help reduce fuel poverty? Design Guide Supplementary

LDF SA Objectives Score Impacts of proposal Proposed mitigation How the considerations have been measures and taken into consideration by Policy considerations Planners d) Will it encourage local energy production? Planning document.

The Design Guide includes guidance and standards amongst others relating to energy and waste efficiency, crime and disorder, design, social inclusion, drainage and Health and well being

Penzance & Newlyn Allocations Prioritisation SA Employment Chy-An-Mor

LDF SA Objectives Score Impacts of proposal Proposed mitigation measures and considerations 1. Climatic Factors + The site is located adjacent to existing built up area of New development should seek to maximise use of Eastern Green and its facilities. However it is more sustainable modes of transport and reduce reliance on 1. To reduce our contribution to climate change distant from other facilities and the town centre of private vehicles for short trips. through a reduction in greenhouse gas Penzance in comparison to other site options and the site emissions. location allows limited use of sustainable modes of Where possible linkages for walking and cycling between 2. To increase resilience to climate change, and transport thereby having some more limited effect in the new development and facilities outside of the site area reduce vulnerability. minimising any increase in greenhouse gas emissions.+/- should be encouraged. a) Does it limit greenhouse gas emissions? The site consists of relatively flat land which would allow For public bus services, when road links are built a cul de b) Does it secure the highest viable resource and development to be orientated to maximise solar gain and sac arrangement should be avoided as this will discourage energy efficiency? would enable the use of renewable technologies.+ bus operators from operating services through the future c) Does it encourage the use of renewable site. Roads that allow buses to run through a site using energy technologies? separate access and egress are preferred as this will d) Does it minimise vulnerability and encourage encourage bus services to be routed through areas. resilience to the effects of climate change? 2. Waste +/- Site location unlikely to have any positive or negative New development will seek to reduce waste by increasing impact on the overall amount of waste produced, recycling, the provision of sufficient storage and collection 1. To minimise the generation of waste and collected and or land filled.+/- areas for recycling, composting and waste and addressing encourage greater re-use and recycling of waste as a resource and looking to disposal as the last materials in accordance with the waste option. hierarchy. a) Will it reduce the amount of waste produced, collected, and or land filled? b) Will it increase levels of composting or anaerobic digestion? c) Has space for storage of recycled materials been planned for? d) Will it reduce the waste management industry’s contribution to climate change? 3. Minerals and Geodiversity + The whole site is outside any mineral consultation None required area.++ 1. To minimise the consumption of mineral resources and ensure the sustainable The site is not in proximity to a County Geology (RIGS) management of these resources site.+ 2. To conserve, enhance and restore the condition of geodiversity in the county. a) Will it minimise the consumption of primary mineral resources and encourage re-use of secondary resources? b) Will it ensure development does not irreversibly sterilise important mineral resources? c) Will it prevent harm to and, where appropriate, enhance geological conservation interests in the county? d) Will mineral working impact on designated land? 45

LDF SA Objectives Score Impacts of proposal Proposed mitigation measures and considerations 4. Soil --/+ The site is classified as Grade 3b Agricultural Land so if developed would lead to a loss of productive soil, 1. To minimise the use of undeveloped land and however this is not classed as the best and most versatile protect and enhance soil quality. --/+ 2. To encourage and safeguard local food production. * Source Agricultural Land Classification field survey post 88 (NB the pre 88 assessment for this area classified the a) Will it protect, enhance and improve soil soil as Grade 1) quality in Cornwall? b) Will it avoid development that leads to the loss of productive soil? 5. Air + Any development will have an impact on air pollution the The extent of air pollution resulting from the proposal extent to which can be minimised through careful design could be minimised through careful design and 1. To reduce air pollution and ensure air quality and construction construction continues to improve. a) Will it reduce pollution including greenhouse The site does not fall within an Air Quality Management gas emissions? Area.+ b) Will it maintain or improve air quality in Cornwall? 6. Water --/+ All development will increase the overall demand for Development will have potential negative impacts on water. water related issues, however appropriate implementation 1. To reduce and manage the risk of flooding and of SUDS can mitigate these issues. reduce vulnerability to flooding, sea level rise A small part of the site falls within Flood Zones 2 & 3. The and coastal erosion. proposed use is therefore compatible with the Flood Zone 2. To maintain and enhance water quality and status of the majority of the site.+ reduce consumption and increase efficiency of water use? The site is entirely covered by a Critical Drainage Area.-- a) Does the proposal reduce, or avoid increasing the risk of flooding overall? b) Does the proposal reduce the overall demand for water? c) Will the proposal provide for greater integrated water catchment management and strengthen links between habitats to increase the likelihood of adaptation to climate change? d) Will the proposal increase the risk of water pollution events? 7. Biodiversity + At this stage it is not possible to assess whether any Development in this area could be accompanied by the proposal could have a positive impact on biodiversity. provision of some wildlife habitats and these could be an 1. To conserve, enhance and restore the improvement to some areas within the site and the condition and extent of biodiversity in the county The site is not within or adjacent to a Special Protection introduction of new species. and allow its adaptation to climate change. Area and SSSI.+ a) Does the proposal protect, enhance or restore biodiversity interest of BAP habitats, Cornwall The site is not within or adjacent to a Cornwall Wildlife wildlife sites, SSSI’s, and internationally, Site.+ nationally and regionally designated areas? The site is not within or adjacent to a BAP habitat.+ 46

LDF SA Objectives Score Impacts of proposal Proposed mitigation measures and considerations b) Does the proposal allow adaptation to climate change through the connection of habitats (wildlife corridors)? c) Does it protect not only designated areas but also of wildlife interest everywhere? d) Will it encourage the provision of new or improved wildlife habitats? 8. Landscape +/- At this stage it is not possible to assess whether the Mitigation will be required if the site option is developed proposal could have a positive impact on green and this will be looked at in more detail at a later stage to 1. To protect and enhance the quality of the infrastructure. This can be assessed at the reduce harm to the higher quality landscape in particular. natural, historic and cultural landscape and masterplanning stage. seascape. a) Will it sustain and enhance and/or restore the The site is not within or is in proximity to a designated distinctive qualities and features of the natural, AONB or AGLV. + historic and cultural landscape and seascape character? The landscape assessment of cell concluded that the site has an intermediate overall landscape assessment.+/- b) Will it conserve and enhance the natural beauty of the Cornwall AONB and the Tamar Further assessment highlighted that the land is more Valley AONB, and increase understanding and prominent from Gulval, with parts of the village in an enjoyment of the special qualities of the AONBs? elevated position over the site. Development in this c) Will it protect, enhance and promote location would bring built development closer to the opportunities for green infrastructure within and village. - between urban settlements. d) Will it maintain and enhance a high quality living environment? e) Will it encourage the location and design of development to respect and improve landscape character and the landscape setting of settlements? 9. Maritime --/+ At this stage it is not possible to assess what specific None required impact development of this site could have. This will be 1. To encourage clean, healthy, productive and further assessed through any planning application diverse waters; To protect coastal areas and process. ensure sustainable maritime environments. a) Will the proposal protect, enhance or restore The site is in proximity to the coast at Eastern Green, so maritime heritage, habitat and biodiversity, both maritime issues could be affected.--/+ designated and undesignated? b) Will the proposal incorporate adaptation to climate change and its likely effects on the sea, coast and estuaries? c) Will the proposal operate within the carrying capacity of the receiving environment, without adverse effect on its sustainability? d) Will the proposal operate within safe biological, chemical and physical limits? 47

LDF SA Objectives Score Impacts of proposal Proposed mitigation measures and considerations

10. Historic Environment - All development is likely to have some effect on the 1. Assessments to be done or, if existing, made available historic environment. as soon as feasible: 1. To protect and enhance the quality and local  Desk Based Assessment & Walk Over Survey distinctiveness of the historic environment. Outcome of Historic Environment Assessment implies less  Impact Assessment a) Does the proposal reinforce the distinctive than substantial harm and the potential for mitigation.  Geophysical survey to minimise impact & target character of Cornwall? However, this assessment was focused mainly on the potential of residential development; the potential larger excavation b) Does the proposal have an scale and massing of employment uses on the site could 2. Assessment of impact on setting, context and inter- acceptable/unacceptable level of impact on the increase the risk of harm. - relationship of HE assets/historic landscapes & historic environment? settlements Landscape and historic settlement impact c) Does the proposal preserve and enhance the The site contains no features recorded on the Cornwall assessment cultural and social significance of the historic Sites and Monuments Register.++ 3. Assessment /HE issues to inform extent of asset? development and design solutions within the d) Will it result in development which is Development is likely to have a negative impact on local allocation cell sympathetic towards the need to promote the character and identity to the town and particularly the  setting parameters to heights/ densities/ drawing Cornwall's unique heritage value, historic historic character of the nearby Gulval Churchtown. Any development closer to Jelbert Way environment and culture? development would negatively affect the setting of and  having regard to quality and design of highways views from this area and would require mitigation -- e) Have flood mitigation measures been designed access/road improvements to Posses Lane to be compatible with the immediate historic environment? The site is classed as Anciently Enclosed Land and Post Medieval Enclosed Land. - f) Has a balance been struck between the level of risk (e.g. in adaptation to climate change or flood risk) and the aspiration to preserve the distinctive qualities of the historic environment? 11. Design + The site is relatively level with a slight southerly gradient, therefore topography is unlikely to impede the 1. To promote and achieve high quality design in sustainable design of development in this area.+ development, sustainable land use and sustainable built development. a) Will it encourage developers to build to higher environmental standards? b) Will it help to promote local distinctiveness? c) Does the proposal meet targets for renewable energy capture and sustainable construction using BREEAM or Code for Sustainable Homes? d) Will it promote high quality, sustainable and sympathetic design that takes account of sustainable construction and transport modes, and green infrastructure? 12. Social Inclusion + Development of this site for employment purposes will improve access to employment opportunities contributing 1. To reduce poverty and social exclusion and to reducing poverty and social exclusion. provide opportunities for all to participate fully in society. a) Will it improve access to and provision of

LDF SA Objectives Score Impacts of proposal Proposed mitigation measures and considerations services, health and community facilities (including community youth facilities) especially in rural areas and for the socially excluded? b) Will it reduce poverty, deprivation, discrimination, social exclusion and inequalities? 13. Crime & Anti Social ? At this stage, it is difficult to establish what impacts At the scheme design stage, crime and safety issues need development in this area will have on crime and antisocial to be considered eg overlooking of public spaces and well Behaviour behaviour. lit footpaths in order to design out crime. 1. To reduce crime, anti-social behaviour and fear of crime. a) Will it reduce crime and anti-social activity, and in turn, provide safer communities in Cornwall (particularly in the most deprived neighbourhoods and identified hot spots) b) Will it help reduce the fear of crime? 14. Housing o This allocation is for employment uses and so this criteria None required is not relevant 1. To meet the needs of the local community as a whole in terms of general market, affordable, adaptable and decent housing. a) Will it provide an appropriate mix of housing to ensure delivery of long-term regeneration schemes for the county? b) Will it reduce the number of people homeless or in temporary accommodation? c) Will it contribute towards the provision of affordable, social and key worker housing? d) Will it reduce the number of unfit homes, and those falling below the decent homes standards? e) Will it deliver adaptable housing to meet the lifelong needs of the population? f) Will it provide a well integrated mix of decent homes of different types and tenures to support a range of household sizes, ages and incomes? g) Will it provide energy efficient development which reduces the annual cost of heating/lighting and helps reduce greenhouse gas emissions? h) Will it make the best use of land? 15. Health, Sport and Recreation ? This allocation is for employment uses and so this criteria None required is not relevant. At this stage future occupiers of the 1. To improve health through the promotion of proposed employment units are unknown and noise healthier lifestyles and improving access to open impacts uncertain space and health, recreation and sports facilities. a) Will it improve health and well-being and reduce inequalities in health? 49

LDF SA Objectives Score Impacts of proposal Proposed mitigation measures and considerations b) Will it improve access to health services? c) Will it improve access to the countryside, coast, recreation and open spaces? d) Will it increase participation and engagement in physical activity and sport? e) Will it lead to unacceptable noise levels? 16. Economic Development, ++ This site will be allocated for employment uses. No specific measures required to address this objective.

Regeneration and Tourism The site is in proximity (800m) to existing employment 1. To support a balanced and low carbon areas. economy that meets the needs of the area and promotes a diverse range of quality employment The site has good links to the strategic transport network, opportunities. in comparison to other sites around the urban area. a) Will it promote a diverse range of employment opportunities? b) Will it provide affordable, small scale, managed workspace to support local need? c) Will it support the development of access to ICT facilities including Broadband, particularly in rural areas? d) Will it raise the quality of employment and reduce seasonality? 17. Education & Skills + This site is allocated for employment uses and may None required provide opportunities for work placed training facilities. 1. To maximise accessibility for all to the necessary education, skills and knowledge to play a full role in society. a) Will it help improve the qualifications and skills of young people? b) Will it improve facilities and opportunities for lifelong learning (particularly for those with greatest need)? c) Will it help increase the County's skilled and professional workforce? d) Will it support a viable future for rural communities? e) Will it encourage a greater diversity of choice in skills training as part of regeneration efforts? f) Will it increase accessibility to training facilities? 18. Transport and Accessibility +/- It is acknowledged that realistically development Future transport arrangements and accessibility issues increases use of motor vehicles. need to be considered as part of any policy development. 1. To improve access to key services and Sustainable linkages through the site to existing and facilities by reducing the need to travel and by The site is not conveniently located and accessible to the planned facilities will be required. providing safe sustainable travel choices. majority of residential areas in comparison to other areas 2. To reduce traffic congestion and minimise and does not offer a location which could optimise use of 50

LDF SA Objectives Score Impacts of proposal Proposed mitigation measures and considerations transport related greenhouse gas emissions. more sustainable modes of transport including walking a) Will it promote sustainable forms of transport and cycling. However Eastern Green is well linked by (public transport including bus and rail, cycle and frequent bus services to the town and is relatively close pedestrian routes) and ensure the necessary to the town’s supermarkets.+/- associated infrastructure is made available? b) Will it reduce traffic congestion by promoting alternative modes of transport? c) Will it reduce the need to travel by seeking to balance homes, jobs, services and facilities? d) Will it lead to a reduction in greenhouse gas emissions? e) Will it improve service provision or provide a service or facility which is accessible to all, including those with disabilities and those in the more rural areas? f) Will it transfer freight from road to rail and/or sea? 19. Energy ++ Heat Mapping Analysis concluded that the site has some None required potential to support a District Heating scheme but with 1. To encourage the use of renewable energy, some limitations/constraints. (+/-). increase energy efficiency and security and reduce fuel poverty. The site has a relatively level southerly aspect which is a) Will it promote energy conservation and most favourable to solar PV.++ efficiency? b) Will it promote and support the use of renewable and low carbon energy technologies? c) Will it help reduce fuel poverty? d) Will it encourage local energy production?

Penzance & Newlyn Allocations Prioritisation SA Employment Stable Hobba Extension

LDF SA Objectives Score Impacts of proposal Proposed mitigation How the considerations have been measures and taken into consideration by Policy considerations Planners

1. Climatic Factors + The site is located on New development should seek to No action necessary greenfield land adjacent to maximise use of sustainable modes the existing Stable Hobba of transport and reduce reliance on 1. To reduce our contribution to climate change Industrial Estate on the fringe private vehicles for short trips. through a reduction in greenhouse gas of Newlyn. It offers a location emissions. which could encourage the 2. To increase resilience to climate change, and use of more sustainable reduce vulnerability. modes of transport thereby it Where possible linkages for walking a) Does it limit greenhouse gas emissions? would minimise any increase and cycling between the new development and facilities outside of b) Does it secure the highest viable resource and in greenhouse gas emissions, the site area should be encouraged. energy efficiency? however this is not as favourable as some other c) Does it encourage the use of renewable sites.+/- energy technologies? d) Does it minimise vulnerability and encourage The Penzance Transport Strategy resilience to the effects of climate change? sets out transport improvements The site consists of land with a gentle south easterly aspect which would allow development to be orientated to maximise solar gain and would enable the use of renewable technologies.+

LDF SA Objectives Score Impacts of proposal Proposed mitigation How the considerations have been measures and taken into consideration by Policy considerations Planners industry’s contribution to climate change? development standards. These policies require development to demonstrate the application of the guidance set out within the Council’s Design Guide Supplementary Planning document.

The Design Guide includes guidance and standards amongst others relating to energy and waste efficiency, crime and disorder, design, social inclusion, drainage and Health and well being

3. Minerals and Geodiversity + The whole site is outside any Higher level policy provisions seek to No action necessary mineral consultation area.++ meet this objective through LP:SP Policy 19: Minerals Safeguarding, 1. To minimise the consumption of mineral which sets out specific requirements resources and ensure the sustainable to safeguard important mineral management of these resources The site is not within or in resources and reserves against 2. To conserve, enhance and restore the proximity to a County sterilisation from other forms of condition of geodiversity in the county. Geology (RIGS) site.+ development. a) Will it minimise the consumption of primary mineral resources and encourage re-use of secondary resources? b) Will it ensure development does not irreversibly sterilise important mineral resources? c) Will it prevent harm to and, where appropriate, enhance geological conservation interests in the county? d) Will mineral working impact on designated land? 4. Soil -- The whole site is classified as None required No action necessary Grade 3a Agricultural Land so if developed would lead to a 1. To minimise the use of undeveloped land and loss of the best and most protect and enhance soil quality.

LDF SA Objectives Score Impacts of proposal Proposed mitigation How the considerations have been measures and taken into consideration by Policy considerations Planners

2. To encourage and safeguard local food versatile agricultural land. -- production. a) Will it protect, enhance and improve soil quality in Cornwall? * Source Agricultural Land b) Will it avoid development that leads to the Classification field survey loss of productive soil? post 88

5. Air + Any development will have an The extent of air pollution resulting No action necessary impact on air pollution the from the proposal can be minimised extent to which can be through careful design and 1. To reduce air pollution and ensure air quality minimised through careful construction continues to improve. design and construction a) Will it reduce pollution including greenhouse gas emissions? b) Will it maintain or improve air quality in Higher level policy provisions seek to Cornwall? The site does not fall within meet this objective through Local an Air Quality Management Plan policies 13 and 14 (Design and Area.+ Development standards), and which seek to secure high quality safe, sustainable and inclusive design and development standards. These policies require development to demonstrate the application of the guidance set out within the Council’s Design Guide Supplementary Planning document.

The Design Guide includes guidance and standards amongst others relating to energy and waste efficiency, crime and disorder, design, social inclusion, drainage and Health and well being

LDF SA Objectives Score Impacts of proposal Proposed mitigation How the considerations have been measures and taken into consideration by Policy considerations Planners

6. Water --/+ All development will increase Development will have potential No action necessary the overall demand for water. negative impacts on water related issues, however appropriate 1. To reduce and manage the risk of flooding and implementation of SUDS can mitigate reduce vulnerability to flooding, sea level rise these issues. and coastal erosion. Flood Risk assessment 2. To maintain and enhance water quality and demonstrates the proposed reduce consumption and increase efficiency of use is compatible with the water use? Flood Zone status of the The SFRA made the following a) Does the proposal reduce, or avoid increasing majority of the site.+ recommendations : the risk of flooding overall? “Consider adjusting the site b) Does the proposal reduce the overall demand boundary to exclude the area of for water? The site is entirely covered by Flood Zone 3b. c) Will the proposal provide for greater a Critical Drainage Area.-- integrated water catchment management and strengthen links between habitats to increase the likelihood of adaptation to climate change? Where site boundary adjustment is d) Will the proposal increase the risk of water unfeasible, a sequential approach to pollution events? development will need to be taken with built development outside of Flood Zone 3b (and not over the Culverted water course). Development should not take place within the area of flood zone within the site, unless it is a land use compatible with the flood designation.

LDF SA Objectives Score Impacts of proposal Proposed mitigation How the considerations have been measures and taken into consideration by Policy considerations Planners

Higher level policy provisions seek to meet this objective, for instance LP:SP Policy 26. (Flood Risk Management and Coastal Change)

Provision of SUDS and other Green Infrastructure requirements are specified within the Green Infrastructure Section of the DPD

7. Biodiversity + At this stage it is not possible Development in this area could be No action necessary to assess whether the accompanied by the provision of proposal could have a some wildlife habitats and these 1. To conserve, enhance and restore the positive impact on could be an improvement to some condition and extent of biodiversity in the county biodiversity. areas within the site however overall and allow its adaptation to climate change. provisions would be unlikely to a) Does the proposal protect, enhance or restore improve what already exists. biodiversity interest of BAP habitats, Cornwall wildlife sites, SSSI’s, and internationally, The area does not fall within nationally and regionally designated areas? or in proximity to a Special b) Does the proposal allow adaptation to climate Area of Conservation, Site of Provision and enhancement of change through the connection of habitats Special Scientific Interest, or wildlife habitats and corridors and (wildlife corridors)? other designated site of other Green Infrastructure international, national or requirements are specified within the c) Does it protect not only designated areas but regional significance. + Green Infrastructure Strategy section also of wildlife interest everywhere? of the DPD. d) Will it encourage the provision of new or improved wildlife habitats? The site does not fall within or is adjacent to a Cornwall Wildlife Site.+

The site is not covered by but is in proximity to the west to

LDF SA Objectives Score Impacts of proposal Proposed mitigation How the considerations have been measures and taken into consideration by Policy considerations Planners

a BAP habitat.-

8. Landscape --/+ At this stage it is not possible Design of development should No action necessary to assess whether the mitigate any negative impact on the proposal could have a landscape or seascape in this 1. To protect and enhance the quality of the positive impact on green location. natural, historic and cultural landscape and infrastructure. seascape. a) Will it sustain and enhance and/or restore the distinctive qualities and features of the natural, Higher level policy provisions seek to historic and cultural landscape and seascape The site is not within or in meet this objective, for instance character? close proximity to a LP:SP Policy 23. No further specific b) Will it conserve and enhance the natural designated AONB however it wording is required. beauty of the Cornwall AONB and the Tamar is adjacent to an AGLV, Valley AONB, and increase understanding and although the mature trees enjoyment of the special qualities of the AONBs? does provide screening.- c) Will it protect, enhance and promote opportunities for green infrastructure within and between urban settlements. The landscape assessment of d) Will it maintain and enhance a high quality cell concluded that the site living environment? has an intermediate overall e) Will it encourage the location and design of landscape assessment.+/- development to respect and improve landscape character and the landscape setting of settlements?

9. Maritime o The site is not in proximity to None required No action necessary the coast. 1. To encourage clean, healthy, productive and diverse waters; To protect coastal areas and ensure sustainable maritime environments. a) Will the proposal protect, enhance or restore maritime heritage, habitat and biodiversity, both designated and undesignated? b) Will the proposal incorporate adaptation to climate change and its likely effects on the sea, coast and estuaries? 58

LDF SA Objectives Score Impacts of proposal Proposed mitigation How the considerations have been measures and taken into consideration by Policy considerations Planners c) Will the proposal operate within the carrying capacity of the receiving environment, without adverse effect on its sustainability? d) Will the proposal operate within safe biological, chemical and physical limits? 10. Historic Environment +/- All development is likely to Assessments need to be done at the No action necessary have some effect on the appropriate master plan stage in historic environment. order to inform precise layouts, 1. To protect and enhance the quality and local densities etc. distinctiveness of the historic environment. a) Does the proposal reinforce the distinctive Assessments to be carried out: character of Cornwall? The site has not been subject b) Does the proposal have an to a Historic Environment  Desk Based Assessment and acceptable/unacceptable level of impact on the Assessment. walk over survey historic environment?  Impact Assessment  Setting of designated and c) Does the proposal preserve and enhance the undesignated Historic cultural and social significance of the historic The site contains no features environment assets to be asset? recorded on the Cornwall considered d) Will it result in development which is Sites and Monuments  Geophysical survey to sympathetic towards the need to promote the Register.++ minimise impact and target Cornwall's unique heritage value, historic excavation environment and culture? Assessment/ Historic Environment e) Have flood mitigation measures been designed issues to inform extent of the The site is classed as ancient to be compatible with the immediate historic development and design solutions enclosed land.- environment? within the allocation site: f) Has a balance been struck between the level of risk (e.g. in adaptation to climate change or  Mitigation may affect number and location of flood risk) and the aspiration to preserve the The site is relatively close to development distinctive qualities of the historic environment? the Grade II* Listed Trereife  Consider retention of House and it’s estate. hedgerows if present on site However the landform and

mature trees provides screening that means Higher level policy provisions seek to development of the site is meet this objective, for instance unlikely to have adverse LP:SP Policy 24. (Historic impacts on the historic asset Environment) this sets out that +/- proposals should be informed by

LDF SA Objectives Score Impacts of proposal Proposed mitigation How the considerations have been measures and taken into consideration by Policy considerations Planners

appropriate assessments and evaluations. No further specific wording is required.

11. Design + Topography is unlikely to Higher level policy provisions seek to No action necessary impede the sustainable meet this objective through Local design of development in this Plan policies 13 and 14 (Design and 1. To promote and achieve high quality design in area.+ Development standards), and which development, sustainable land use and seek to secure high quality safe, sustainable built development. sustainable and inclusive design and a) Will it encourage developers to build to higher development standards. These environmental standards? policies require development to b) Will it help to promote local distinctiveness? demonstrate the application of the c) Does the proposal meet targets for renewable guidance set out within the Council’s energy capture and sustainable construction Design Guide Supplementary using BREEAM or Code for Sustainable Homes? Planning document. d) Will it promote high quality, sustainable and sympathetic design that takes account of sustainable construction and transport modes, The Design Guide includes guidance and green infrastructure? and standards amongst others relating to energy and waste efficiency, crime and disorder, design, social inclusion, drainage and Health and well being

LDF SA Objectives Score Impacts of proposal Proposed mitigation How the considerations have been measures and taken into consideration by Policy considerations Planners

13. Crime & Anti Social ? At this stage, it is difficult to At the scheme design stage, crime No action necessary establish what impacts and safety issues need to be Behaviour development in this area will considered eg overlooking of public have on crime and antisocial spaces and well lit footpaths in order 1. To reduce crime, anti-social behaviour and behaviour. to design out crime. fear of crime. a) Will it reduce crime and anti-social activity, and in turn, provide safer communities in Higher level policy provisions seek to Cornwall (particularly in the most deprived meet this objective through Local neighbourhoods and identified hot spots) Plan policies 13 and 14 (Design and b) Will it help reduce the fear of crime? Development standards), and which seek to secure high quality safe, sustainable and inclusive design and development standards. These policies require development to demonstrate the application of the guidance set out within the Council’s Design Guide Supplementary Planning document.

The Design Guide includes guidance and standards amongst others relating to energy and waste efficiency, crime and disorder, design, social inclusion, drainage and Health and well being

LDF SA Objectives Score Impacts of proposal Proposed mitigation How the considerations have been measures and taken into consideration by Policy considerations Planners or in temporary accommodation? c) Will it contribute towards the provision of affordable, social and key worker housing? d) Will it reduce the number of unfit homes, and those falling below the decent homes standards? e) Will it deliver adaptable housing to meet the lifelong needs of the population? f) Will it provide a well integrated mix of decent homes of different types and tenures to support a range of household sizes, ages and incomes? g) Will it provide energy efficient development which reduces the annual cost of heating/lighting and helps reduce greenhouse gas emissions? h) Will it make the best use of land?

15. Health, Sport and Recreation ? Assumption – the criteria “e) At the design stage, developers No action necessary will it lead to unacceptable should be encouraged to incorporate noise levels?” has been new and improve existing pedestrian 1. To improve health through the promotion of considered as the noise that and cycle links for future employees. healthier lifestyles and improving access to open would be generated by the space and health, recreation and sports facilities. development. As an a) Will it improve health and well-being and employment development reduce inequalities in health? focus it is possible there will b) Will it improve access to health services? be a noise impact that will c) Will it improve access to the countryside, require mitigation. At this coast, recreation and open spaces? stage future occupiers of the proposed employment units d) Will it increase participation and engagement are unknown and noise in physical activity and sport? impacts uncertain e) Will it lead to unacceptable noise levels? 16. Economic Development, ++ Any development may have No specific measures required to No action necessary an adverse effect on tourism address this objective. The site is Regeneration and Tourism although effects uncertain at allocated for employment this stage. development. 1. To support a balanced and low carbon economy that meets the needs of the area and promotes a diverse range of quality employment opportunities. The site is proposed to be In regards to the possible tourism 62

LDF SA Objectives Score Impacts of proposal Proposed mitigation How the considerations have been measures and taken into consideration by Policy considerations Planners a) Will it promote a diverse range of employment allocated for employment impact, mitigation, such as screening opportunities? uses.++ could reduce or alleviate the impact. b) Will it provide affordable, small scale, managed workspace to support local need? c) Will it support the development of access to The site is in proximity to an ICT facilities including Broadband, particularly in existing employment area. rural areas? d) Will it raise the quality of employment and reduce seasonality? The site has good links to the strategic transport network, in comparison to other sites around the urban area.

Development on this location, adjacent to Trereife House and estate may have an adverse effect on tourism.

LDF SA Objectives Score Impacts of proposal Proposed mitigation How the considerations have been measures and taken into consideration by Policy considerations Planners communities? e) Will it encourage a greater diversity of choice in skills training as part of regeneration efforts? f) Will it increase accessibility to training facilities?

18. Transport and Accessibility +/- It is acknowledged that Future transport arrangements and Paragraph b) states “Development of the site will realistically development accessibility issues need to be only be permitted: increases use of motor considered as part of any 1. To improve access to key services and vehicles. development. The scheme could  once a junction improvement is facilities by reducing the need to travel and by deliver the improvement of the implemented at Trereife crossroads, which providing safe sustainable travel choices. Trereife Cross junction which is an is considered a safety concern; or 2. To reduce traffic congestion and minimise accident blackspot.  if an appropriate route through the site is transport related greenhouse gas emissions. Site location reasonably provided that delivers appropriate a) Will it promote sustainable forms of transport accessible and favourable for alternative accesses on to the A30 and (public transport including bus and rail, cycle and use of more sustainable B3315, that is of a capacity to pedestrian routes) and ensure the necessary forms of transport, however Key transportation measures accommodate other Newlyn traffic” associated infrastructure is made available? there are constraints due to including for Newlyn are specified poor pedestrian and cycle within the Transportation Strategy b) Will it reduce traffic congestion by promoting links between the site and section of the DPD. alternative modes of transport? residential areas which may c) Will it reduce the need to travel by seeking to discourage walking and balance homes, jobs, services and facilities? cycling.+/- d) Will it lead to a reduction in greenhouse gas emissions? e) Will it improve service provision or provide a Development of the site service or facility which is accessible to all, adjacent to the main highway including those with disabilities and those in the network may not cause a more rural areas? significant increase in local f) Will it transfer freight from road to rail and/or traffic movements through sea? the existing urban area and/or the local highway network and could reduce existing congestion if businesses relocated to the site.?

LDF SA Objectives Score Impacts of proposal Proposed mitigation How the considerations have been measures and taken into consideration by Policy considerations Planners

19. Energy + Heat Mapping Analysis Higher level policy provisions seek to No action necessary concluded that the site has meet this objective through Local some potential to support a Plan policies 13 and 14 (Design and 1. To encourage the use of renewable energy, District Heating scheme.+ Development standards), and which increase energy efficiency and security and seek to secure high quality safe, reduce fuel poverty. sustainable and inclusive design and a) Will it promote energy conservation and development standards. These efficiency? The site occupies land with a policies require development to b) Will it promote and support the use of slight south easterly aspect demonstrate the application of the renewable and low carbon energy technologies? which would be most guidance set out within the Council’s favourable to solar PV.++ c) Will it help reduce fuel poverty? Design Guide Supplementary Planning document. d) Will it encourage local energy production?

The Design Guide includes guidance and standards amongst others relating to energy and waste efficiency, crime and disorder, design, social inclusion, drainage and Health and well being