Penzance & Newlyn Framework Plan

Penzance & Newlyn

Framework Plan

Potential Housing Sites Assessment

December 2011

Planning Delivery Team (West)

Contents Page No.

1. Introduction 3

2. SHLAA Housing Spreadsheet – Assumptions 4

3. Framework Plan Housing Spreadsheet – Assumptions 5

4. Results – Penzance & Newlyn Potential Housing Capacity 6

5. Conclusion 7

6. SHLAA spreadsheet 8

7. Framework Plan Spreadsheet 10

8. Map of Penzance & Newlyn Sites 11

Penzance & Newlyn Town Framework – Potential Housing Sites Assessment 2 December 2011

1. Introduction This short paper sets out an initial assessment and assumptions regarding potential housing capacity within Penzance & Newlyn. This is being done as a starting point for plan making consideration within the process of, and complimentary to, developing an employment-led Town Framework Plan for Penzance & Newlyn.

The paper explains the process undertaken; contains two spreadsheets showing potential housing sites as identified through the SHLAA process, and also contains a corresponding map identifying all sites referred to.

The sites within and around Penzance & Newlyn that have been identified through the SHLAA have been categorised as follows:- 1. Sites that are under construction; 2. Unimplemented planning permissions - full and outline; 3. Sites that are located within the existing urban area of Penzance & Newlyn, i.e. Brownfield and / or sufficiently enclosed by the existing built environment; 4. Sites that adjoin and / or are outside the existing urban area of Penzance & Newlyn, i.e. Greenfield sites. Also included is the number of dwellings completed (built) since April 2010.

The purpose of this assessment is to clarify the following: • How many dwellings have been built since 2010 and therefore can be deducted from the plan target from 2010; • Which planning permissions and urban sites as identified through the SHLAA are likely to be developed (with the best information available at this time); • Which, when combined, will establish a theoretical number of dwellings that could be accommodated within the existing urban area of Penzance & Newlyn.

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Answers to the above will contribute to and enable further work through the Core Strategy / Town Framework to develop scenarios and options for growth which can be tested through the plan making process.

In relation to the potential for Greenfield / urban extension capacity the paper provides a starting point for further assessments to determine the most sustainable location(s) beyond the existing urban area of Penzance & Newlyn for potential urban extension(s), if required.

Note: The SHLAA figures used have been taken from working draft SHLAA assessments. It is anticipated that the draft SHLAA once published will contain amended figures for some sites, and some sites may drop out. The figures used in this paper will be amended when this more detailed information is available.

2. SHLAA Housing Spreadsheet - Assumptions Spreadsheet 1 (see Appendix 1) shows all sites that have been identified through the SHLAA (these sites are highlighted on the map in Appendix 2). The sites have been categorised using the classifications 1 to 4 listed above. The SHLAA gives a theoretical assumption of the development capacity in and around Penzance & Newlyn. Due to the nature, purpose and process of the SHLAA there are a number of sites identified (particularly those beyond the existing urban area of Penzance & Newlyn) that will not be appropriate to be included within the Framework Plan process as suitable for development.

7 urban SHLAA sites have been left out for the following reasons:

Discounted Urban SHLAA Sites

Site discounted Reason P-5 Former School, Chywoone Permission granted for re-use as a dance Hill, Newlyn school P-21a Area east of Albert Pier, Coastal area whose reclamation costs would

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Penzance make any development prohibitively expensive. P-24 Land adj A30 Long Rock Unacceptable living conditions for roundabout prospective occupiers of any residential development P-25 Penzance Heliport, Jelbert Option for retail superstore unlikely to Way include any significant housing element P-30 St Clare Cricket Ground, Valuable recreational facility Penzance P-35 Bellair, Alverton Street Permission was granted under ref: 09-0848- P for redevelopment of site to provide new health clinic P-38 The Barn Club, Eastern Re-opened as a nightclub Green

3. Framework Plan Housing Spreadsheet - Assumptions Spreadsheet 2 (see appendix 2) is a starting point of a potential housing trajectory for the Penzance & Newlyn Town Framework Plan. It includes the following: • Sites completed; • Sites under construction; • Planning permissions full / outline (including under permissions < 5); and • Urban (infill) sites within the existing urban area of Penzance & Newlyn that may be suitable for development. The spreadsheet does not include at this stage: • Greenfield sites outside of the existing urban area of Penzance & Newlyn; • 7 urban sites identified in the SHLAA;

Greenfield sites have been left out at this stage as an urban extension(s) study will be carried out for Penzance & Newlyn which will determine the most sustainable location(s) and capacity for an urban extension(s). (The urban extension study will incorporate a landscape assessment, accessibility mapping and other assessments including the SHLAA).

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As part of their work on the Penzance & Newlyn Framework, AECOM have also proposed five ‘transitional’ zones centred around the following sites:- • St Clare Council Offices; • St Johns Hall; • Harbourside/Barbican, Wharf Road; • Heliport, Eastern Green/Long Rock; and • Newlyn/Wherrytown. It is considered likely that proposals for one or more of these ‘zones’, all of which are situated within the existing urban area of Penzance and Newlyn, will include housing and which will, therefore, increase the urban capacity.

Regard also needs to be had to the Shoreline Management Plan, which indicates the likely impact of rising sea levels over the next 100 years on the existing Mount’s Bay shoreline (including Eastern Green Long Rock Newlyn and Wherrytown) and the response of the Council.

4. Results - Penzance & Newlyn Town Potential Housing Capacity The following sets out the findings of this paper:

Framework Plan Housing Trajectory

Site category Total dwellings Completed dwellings (2010-11) 22 Permissions over 5 176 Permissions under 5 198 Other Urban SHLAA Sites (potentially suitable) 310 Total 706

The above table shows that there is potential within the existing urban area of Penzance & Newlyn for approximately 706 dwellings, which includes the capacity for only a further 310 dwellings beyond current permissions and completions within Penzance & Newlyn.

Penzance & Newlyn Town Framework – Potential Housing Sites Assessment 6 December 2011

The SHLAA also indicates that there is the theoretical potential for 1958 dwellings to be accommodated on green field sites beyond the confines of the existing area of Penzance & Newlyn. This should be viewed with caution however as the SHLAA figures are likely to be amended and reduced in the draft SHLAA due to actual site availability and deliverability issues; furthermore, a comprehensive assessment of the Greenfield land is to be undertaken.

5. Conclusion The initial assessment set out above has given a broad indication of potential housing capacity within Penzance & Newlyn and these assumptions can act as the starting point for further work within the Framework Plan process. This paper will continue to be updated to reflect the available evidence as assessments continue within the Framework Plan process.

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Appendix 1

6. SHLAA Spreadsheet

Planning Permission and Uncompleted

Ref Penzance and Newlyn Status Units to be built

07/P/0075 Stanmore Hotel Site & Cattrans Yard Full pp 40 10/05709 Alverton Manor, Alverton Road Full pp 10 10/05327 Ritz Bingo, Queen Street Full pp 9 08-1415 Former St Marys School U/C 5 09-1154 8-9 Market Jew Street Full pp 6 10/06082 Gasworks Site, Wharf Road Full pp 14 05-0633 Marconi Construction, Jennings Street U/C 37 08-0632 W Harvey & Sons, The Coombe, Newlyn Full pp 14 08-0981 JH Turner & Co, The Coombe Full pp 9 73-37803 Faugan Lane, Newlyn MS 4 09-1348 Questmap Longrock Full pp 14 09-0120 Medrose House, Barwis Hill, Penzance Full pp 5 08-0284 Lescudjack Heights, Pendennis Pl U/C 9 Total 176

Urban “Brownfield” sites

08-0984 Premier Garage Expired 6 07-0072 Jewsons Site, Promenade Road, Wherrytown Outline pp 81 pending 06-0801 Tremayne, Alexandra Road Expired 6 P-1 Former Depot, Cross Street/Penwith Street LP Allocation 18 P-3 Former Cornwall Farmers Ltd., Jennings St. LP Allocation 15 P-4 Cattran’s Yard, Queen Street LP Allocation 10 P-5 Former School, Chywoone Hill, Newlyn 5 P-6 Former Blewett & Pender Site, Albert Street PP Refused 10 P-9 Champion’s Yard, Causewayhead PP Expired 10 P-12 Land rear of Marine Terrace, The Promenade PP Refused 13 P-13 Former Factory, Gwavas Road, Newlyn 17 P-16a Land at Castle Horneck Road Call for Sites 9 P-21a Area east of Albert Pier 480 P-24 Land adj A30 Long Rock roundabout 5 P-25 Penzance Heliport, Jelbert Way Call for Sites 172 P-29 Disused Hockey Pitch, St Clare 24 P-30 St Clare Cricket Ground 66 P-34 Land adj Alphington Lodge, Alverton Road 6 P-35 Bellair, Alverton Street 32 P-38 The Barn Club, Eastern Green 15 P-47 Land at Quillet Road, Newlyn Call for Sites 2 P-48 Land rear of Sona Merg Close, Heamoor Call for Sites 7 P-56 R/o Coombe Farmhouse, The Coombe, Newlyn Call for Sites 35 P-66 Former Vospers Showroom, Coinagehall Street LPA-owned 16 P-68 Co-op Store, Western Promenade Road Call for Sites 25 Total 1085

Penzance & Newlyn Town Framework – Potential Housing Sites Assessment 8 December 2011

6. SHLAA Spreadsheet (cont./…)

Discounted Urban ‘Brownfield’ Sites P-5 Former School, Chywoone Hill, Newlyn 5 P-21a Area east of Albert Pier 480 P-24 Land adj A30 Long Rock roundabout 5 P-25 Penzance Heliport, Jelbert Way 172 P-30 St Clare Cricket Ground 66 P-35 Bellair, Alverton Street 32 P-38 The Barn Club, Eastern Green 15 Total 775

Ref Penzance and Newlyn Status Units to be built

Rural ‘Greenfield’ Sites P-8 Allotment Gardens, Polmennor Road, Heamoor 63 P-11a Land West of Roscadghill Road, Heamoor 11 P-11b Land north west of Roscadghill Road, Heamoor LPA-owned 17 P-14 Land north of Gurnick Estate, Newlyn PP Refused 66 P-15 Land north west of Gurnick Estate, Newlyn PP Refused 75 P-16 Land at Mount Misery Call for Sites 135 P-17 Land SW of Luthergwearne Farm, Heamoor 375 P-18 Land south of Boscathnoe Reservoir, Heamoor Call for Sites 56 P-18a Land east of Boscathnoe Reservoir, Heamoor Call for Sites 82 P-19 Land at Joseph’s Lane/Madron Road, Heamoor Call for Sites 43 P-20 Allotment Gardens, Polmennor Road, Heamoor Call for Sites 65 P-21 Land north of Chyandour Lane Call for Sites 19 P-22 Land north of Jelbert Way, Eastern Green Appln w/d 219 P-23 Land west of Posses Lane, Eastern Green Call for Sites 25 P-26 ‘Everglades’, Long Rock Call for Sites 26 P-27 Sports Field, Mount Misery, Trebean Road Call for Sites 27 P-28 St Clare Fields 88 P-28a Land south west of Roscadghill Road, Heamoor Survey 71 P-28b Land south of Roscadghill Road, Heamoor Survey 9 P-39 Fields adjacent to ‘Rydal’ Long Rock 75 P-40 Former Sports Field, Long Rock Survey 115 P-41 Land north west of Mount Misery, Trebean Rd Call for Sites 50 P-42 Land west of Gurnick Estate, Newlyn Call for Sites 31 P-43 Land south of Gurnick Estate, Newlyn Call for Sites 18 P-44 Land south west of Penkernick Close, Newlyn Call for Sites 32 P-45 Land west of Chywoone Hill, Newlyn Call for Sites 68 P-46 Land west of Gwavas Lane, Newlyn Call for Sites 97 Total 1958

Totals Completed dwellings (2006-2010) 22 Planning Permission and Uncompleted 176 Existing permissions < 5 dwellings 198 Urban ‘Brownfield’ Sites 1085 Total 1481 Discounted Urban ‘Brownfield’ Sites -775 Urban Capacity (Total – Discounted Sites) 706 Rural ‘Greenfield’ Sites 1958 Final Total (Urban capacity + Rural ‘Greenfield’ Sites) 2667

Penzance & Newlyn Town Framework – Potential Housing Sites Assessment 9 December 2011

Appendix 2 7. Framework Spreadsheet

Planning Permission and Uncompleted

Ref Penzance and Newlyn Status Units to be built

Urban “Brownfield” sites

08-0984 Premier Garage Expired 6 07-0072 Jewsons Site, Promenade Road, Wherrytown Outline pp 81 pending 06-0801 Tremayne, Alexandra Road Expired 6 P-1 Former Depot, Cross Street/Penwith Street LP Allocation 18 P-3 Former Cornwall Farmers Ltd., Jennings St. LP Allocation 15 P-4 Cattran’s Yard, Queen Street LP Allocation 10 P-6 Former Blewett & Pender Site, Albert Street PP Refused 10 P-9 Champion’s Yard, Causewayhead PP Expired 10 P-12 Land rear of Marine Terrace, The Promenade PP Refused 13 P-13 Former Factory, Gwavas Road, Newlyn 17 P-16a Land at Castle Horneck Road Call for Sites 9 P-29 Disused Hockey Pitch, St Clare 24 P-34 Land adj Alphington Lodge, Alverton Road 6 P-47 Land at Quillet Road, Newlyn Call for Sites 2 P-48 Land rear of Sona Merg Close, Heamoor Call for Sites 7 P-56 R/o Coombe Farmhouse, The Coombe, Newlyn Call for Sites 35 P-66 Former Vospers Showroom, Coinagehall Street LPA-owned 16 P-68 Co-op Store, Western Promenade Road Call for Sites 25 Total 310

Totals Completed dwellings (2006-2010) 22 Planning Permission and Uncompleted 176 Existing permissions < 5 dwellings 198 Urban ‘Brownfield’ Sites 310 Urban Capacity 706

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Appendix 3 8. Map of Penzance & Newlyn Sites

Penzance & Newlyn Town Framework – Potential Housing Sites Assessment 11 December 2011

Prepared by:

Planning Delivery Team (West)

December 2011

If you would like this information in another format please contact:

Cornwall Council County Hall Treyew Road Truro TR1 3AY

Telephone: 0300 1234 100

Email: [email protected] www.cornwall.gov.uk

Penzance & Newlyn Town Framework – Potential Housing Sites Assessment 12 December 2011