SITE 20: LAND ADJACENT TO MILPOOL CAR PARK ASSESSMENT COMMENTS CRITERIA A. SITE DESCRIPTION The site is bound to the north east by the Looe estuary with Millpool Car Location Park to the east. Access to the site is from Millpool car park.

Existing land- Depot buildings, car parking and woodland. uses The site is surrounded by woodland with some residential properties to the Adjoining land- south which are on a higher level and front onto Woodland View. Millpool car uses park adjoins the site to the east. B. PLANNING POLICY ISSUES The site is located within an Area of Great Landscape Value (AGLV) and outside of the defined conservation area. Policy LO1 of the Local Plan Planning Policy allocates this site for mixed use development (industrial, commercial, retail Status and tourism) providing that the access road from Polperro Road is improved and for any developed to be complemented by appropriate landscaping in the car park. C. ACCESSIBILITY Accessibility by This is currently restricted and will require improvement. private car Public transport to the site is restricted due to the steeply sloping road from Accessibility by Polperro Road. The railway station is located approximately 750m (by road) public transport to the east of the site. D. CONSTRAINTS TO DEVELOPMENT This would require highway improvement works in order to accommodate a Access significant increase in vehicular trips. There is limited parking on the site. It may be possible to link up with the Parking Millpool car park with regards to overall parking provision. Impacts on The site is situated at a lower level than surrounding residential uses and neighbouring therefore impact is minimal. properties / land The site is within an Area of Great Landscape Value and therefore any future Visual Impact development will need to take this into account. The site lies outside of the Looe Conservation Area. Currently restricted and would need to be addressed through highway Servicing improvement works. Difficulties with There are businesses operational on the site which would need to be displacing relocated or integrated as part of any future scheme. existing uses The site would appear to lie outside of the Flood Zone 3 designation which Environmental impacts on the Millpool car park. However, it is recommended that this is impacts confirmed with the Environment Agency. E. DEVELOPMENT CHARACTERISTICS & IMPLEMENTATION The site could be developed for mixed use development, incorporating retail Land Uses uses. However, there are a number of constraints, as outlined above, which could deem any potential scheme unviable. Development costs are dependent on confirmation from the Environment Development Agency as to potential flooding issues and the extent of highway works Costs which would be required. Timescale Medium term. The site is not prominent in terms of retail draw and the development of this Commercial site in isolation to the adjacent Millpool car park may restrict its commercial Attractiveness attractiveness. F. ADDITIONAL CONSIDERATIONS Ability to Meet n/a Identified Need This site has the potential to provide contrasting positive and negative impacts upon Looe town centre. This site is slightly further away from the town centre than the adjacent car park site. However, the concern is the Trade Draw potential for retail development on this site to provide a significant adverse negative impact upon the health of the town centre, and this should be the subject of detailed assessment as part of any planning application for retail development on this site. CONCLUSIONS Overall Conclusions:

The site is further from the town centre than the adjacent Millpool car park site and therefore the development of this site in isolation could will lead to stand alone retail development. This site does have the benefit of not resulting in the loss of a significant car parking provision, however there may be policy objections to the loss of employment floorspace. There may be scope for mixed use development should this site be developed jointly with the adjacent site. However, the flood constraints may not allow such a level of development to come forward.

SITE 21: LAND ADJACENT TO LOOE COMMUNITY SCHOOL, LOOE ASSESSMENT COMMENTS CRITERIA A. SITE DESCRIPTION Land to the north east of Looe and to the east of Looe Community School, Location off Barbican Road.

Existing land- Agricultural. uses Adjoining land- Open countryside to the north and east, employment units and Royal Mail uses sorting office to the south and Looe Community School to the west. B. PLANNING POLICY ISSUES Planning Policy Site lies outside of the settlement boundary and within an Area of Great Status Landscape Value (AGLV). C. ACCESSIBILITY The existing access to the site is from the north western corner off Barbican Accessibility by Road. However, this only serves the existing agricultural use and should the private car site be developed, a new or improved access would need to be provided. Accessibility by There is a bus stop directly outside of the site on Barbican Road which public transport provides services to the town centre. D. CONSTRAINTS TO DEVELOPMENT Access A new access to the site would need to be provided. Parking The site is large enough to incorporate onsite car parking. Impacts on Limited impact with no residential dwellings immediately adjoining the site. neighbouring properties / land The site is on a slightly higher level to Barbican Road. It is currently greenfield and therefore would represent a loss of open countryside. Visual Impact However, it would appear to be a natural extension to the existing settlement boundary. The site is currently screened by a hedgerow along its boundary with Barbican Road. Servicing No obvious constraints Difficulties with Loss of farmland. displacing existing uses Site lies within an Area of Great Landscape Value. Recommend ecology Environmental surveys to determine the presence of any protected species or habitats on impacts the site. E. DEVELOPMENT CHARACTERISTICS & IMPLEMENTATION The site is beyond walking distance to the town centre and therefore retail Land Uses development at this site will be out-of-centre and would act as a stand alone destination. Therefore, this location is not preferred for retail development. Development Significant costs include necessary highway/access works, provision of Costs services and any necessary mitigation measures (i.e. ecology). Timescale Long Term. Commercial This site may be attractive for retail development, although it is not in a Attractiveness preferred location in terms of the sequential approach to site selection. F. ADDITIONAL CONSIDERATIONS Ability to Meet n/a Identified Need Likely to lead to a negative impact upon the health and trading performance Trade Draw of Looe town centre CONCLUSIONS Overall Conclusions:

The site is beyond walking distance to the town centre and therefore retail development at this site will be out-of-centre and would act as a stand alone destination. Therefore, this location is not preferred for retail development..

SITE 22: NEW ROAD, CALLINGTON ASSESSMENT COMMENTS CRITERIA A. SITE DESCRIPTION Location New Road Car Park (North) and adjoining buildings to the west.

The majority of the site comprises of a Council owned car park (27 spaces) Existing land- with retail / commercial buildings on the western part of the site fronting New uses Road. These buildings are 2/3 storeys in height with retail uses on the ground floor. To the north of the site are retail premises fronting Fore Street with either storage / offices or residential above ground floor. The site is bound by a Adjoining land- high wall on its eastern elevation. To the south of the site, there is the New uses Road car park (south) and a Co-op supermarket. West of the site is the Town Hall and bus station. B. PLANNING POLICY ISSUES The Caradon Local Plan identifies the site as part of the ‘Town Centre Planning Policy Improvement’ area for Callington. The site also falls within a Conservation Status Area. C. ACCESSIBILITY Accessibility by The site is accessed from New Road which runs parallel to Fore Street. The private car access into the site currently serves the small public car park. Callington bus station is located opposite the site and therefore highly Accessibility by accessible. The site is within easy walking distance of Fore Street which public transport accommodates the majority of retail units. D. CONSTRAINTS TO DEVELOPMENT Access This is a central site with good public transport links. The site currently accommodates 27 car parking spaces which, if needed to Parking be retained, will limit the development opportunities for the site. The site is enclosed on the northern and eastern boundaries by adjacent buildings and therefore any new development could impact upon the amenity Impacts on of these buildings. However, the adjacent building on the eastern elevation neighbouring does not have any windows overlooking the site. Redevelopment of the properties / land existing buildings fronting New Road is unlikely to significantly impact on neighbouring properties. The site is within the conservation area. As existing, the car park leads onto the rear of properties and therefore do not enhance the character of the Visual Impact area. The buildings in the western part of the site could be improved. The comprehensive redevelopment of this site, if achievable given its size, could visually enhance the surrounding area. Servicing No obvious constraints. Redevelopment of this site will be constrained unless the existing car parking Difficulties with provision can be removed (and re-provided elsewhere) and the existing displacing properties also included (although existing occupiers will need to be either existing uses re-accommodated on site or elsewhere in the town centre). Environmental No known constraints. impacts E. DEVELOPMENT CHARACTERISTICS & IMPLEMENTATION This site is highly accessible and further retail may be achievable. However, Land Uses this is dependent on the car parking requirements for Callington and whether the existing provision needs to be retained. Development No significant costs envisaged. Costs

Timescale Medium term. Commercial The site is in a reasonably good location, although it is not within the main Attractiveness retail circuit in the town centre which may limit its attractiveness. F. ADDITIONAL CONSIDERATIONS Ability to Meet n/a Identified Need Retail development on this site has the potential to offer a positive impact Trade Draw upon the health of the town centre. CONCLUSIONS Overall Conclusions:

This is a central site with the potential for significant improvement of its overall attractiveness. The site is currently dominated by the rear of those properties fronting Fore Street. Opportunity for retail development will require the demolition of the existing retail units and comprehensive redevelopment.

SITE 23: WYEVALE GARDEN CENTRE, ST IVES ASSESSMENT COMMENTS CRITERIA A. SITE DESCRIPTION The garden centre is located to the east of Nut Lane, to the south of the Location village of Lelant which is situated midway between Hayle and Carbis Bay.

Existing land- Wyevale garden centre and associated parking with a number of buildings uses and storage areas. Adjoining land- The site is bound by open countryside to the east, south and west. To the uses north is residential development within the village of Lelant. B. PLANNING POLICY ISSUES Planning Policy The site is unallocated within the Penwith Local Plan. Status C. ACCESSIBILITY Accessibility by The site is accessed off Nut Lane. private car Accessibility by There is a bus stop outside of the site on Nut Lane which provides links to St public transport Ives and Hayle. D. CONSTRAINTS TO DEVELOPMENT The site is isolated from nearby settlements with some public transport links Access in place. Parking There is existing parking provision on the site. Impacts on Limited impact due to the location of the site. Development at the far north of neighbouring the north could potentially impact upon neighbouring residential properties. properties / land The site is within the open countryside and therefore unlikely that Visual Impact development significantly greater than the existing will be Servicing No obvious constraints. Difficulties with The existing garden centre use would need to be either relocated or displacing extinguished. existing uses Environmental The northern part of the site may fall within a designated floodplain. impacts Recommend this is confirmed with the Environment Agency. E. DEVELOPMENT CHARACTERISTICS & IMPLEMENTATION This site is out-of-centre and more unsustainable than town centre sites. Land Uses However, there is an existing retail use on the site which may provide some fallback position (depending on the scope of the extant consent for the site) Development No significant costs identified. Costs

Timescale Long term Commercial The location of this site is likely to provide an attractive retail destination, as Attractiveness evidenced by the existing use. F. ADDITIONAL CONSIDERATIONS Ability to Meet Site is too far removed from St Ives and Hayle to provide an appropriate Identified Need location to meet any identified need. Retail use of this site clearly provides a stand alone shopping destination, Trade Draw with very little potential for linkages with existing town centres. CONCLUSIONS Overall Conclusions:

The principle of additional retail provision at this site is not preferred due its unsustainable location. It provides a stand alone shopping destination and we would recommend that the Council does not approve further retail uses at this site.

SITE 24: LAND AT NEWQUAY TRAIN STATION, TO THE WEST OF THE RAILWAY LINE ASSESSMENT COMMENTS CRITERIA A. SITE DESCRIPTION Plot of land which runs along the western boundary of the railway line, Location accessed from Oakleigh Terrace and situated to the rear of retail units fronting Cliff Road.

Surface area car park (Pay and Display) on the northern part of the site with Existing land- the southern part accommodating a Co-op supermarket and associated uses customer car park. The occupation of the unit will shortly change to ASDA. The railway line bounds the site along its eastern boundary. To the north are Adjoining land- retail units which front onto Cliff Road. To the west and south of the site are uses residential and hotel uses. B. PLANNING POLICY ISSUES The Restormel Borough Local Plan (interim planning policy) identifies the site as falling within the town centre boundary. The far northern part of the Planning Policy site is allocated for mixed use development as part of Site N14 (1) which Status includes the 1960s retail premises to the north. Policy N14 proposes redevelopment for retail / mixed use of these units in order to improve visual impact onto Cliff Road. C. ACCESSIBILITY Accessibility by The site is accessed by car from Oakleigh Terrace with access through the private car site to the Co-op/ASDA supermarket. There is a bus stop outside of the retail units on Cliff Road which provide Accessibility by links to the town centre. The site is adjacent to Newquay Rail Station and the public transport primary shopping area is within easy walking distance. D. CONSTRAINTS TO DEVELOPMENT This site is highly accessible by public transport and is situated close to the Access primary shopping area. The site currently accommodates 153 car parking spaces in the Council owned car park in addition to those operated by the Co-op/ASDA. This Parking quantum of parking may need to be retained as part of any redevelopment. Therefore, the possibility of a MSCP should be explored. There is residential development sited to the west and south of the site. Impacts on However, the site is large enough to accommodate development whilst neighbouring minimising any such impact, particularly if combined with the retail units to properties / land the north (which fall within allocation N14 (1)). The site currently comprises of surface car parking and a retail unit. There is the potentially to visually enhance the site through development, and the Visual Impact incorporation of the retail units to the north could greatly enhance the street scene on one of the main approach roads into the town centre. Servicing No obvious constraints. The supermarket is currently occupied by Co-op/ASDA and therefore it is Difficulties with likely that this will need to be incorporated as part of any redevelopment. displacing However, there is scope to improve the parking efficiency on the site and existing uses create scope for new development. Environmental The site is not within a defined flood plain. There are no known impacts environmental constraints. E. DEVELOPMENT CHARACTERISTICS & IMPLEMENTATION The site is highly accessible in terms of its links with the town centre and accessibility by public transport. It is recommended that in exploring potential land uses, the retail units to the north are also considered. This then Land Uses provides the opportunity for creating new retail units with frontage onto Cliff Road, potentially as part of a wider mixed use development with a MSCP to retain parking provision on site. Development Major costs involve the accumulation of land within multiple ownerships and Costs any necessary highway improvements. Timescale Medium to long term. This is a large site in a prominent location (particularly if it encompasses land Commercial to the north) and with new development in the vicinity (Aldi & Travelodge) it Attractiveness would suggest this part of the town centre is commercially attractive. F. ADDITIONAL CONSIDERATIONS Ability to Meet Site has the ability to accommodate part of the identified convenience and Identified Need comparison floorspace capacity. Further retail development on this site has the potential to have a positive Trade Draw impact upon the health of the town centre, although efforts should be made to retain the Co-op/ASDA use (or provide an equivalent). CONCLUSIONS Overall Conclusions:

This site has potential for greater efficiency in terms of its layout and delivery of retail floorspace. Further retail floorspace should be encouraged for this site, subject to the ability to retain the Co-op/ASDA use (or provide an equivalent) and the impact of development upon overall town centre parking provision.

SITE 25: MOUNT WISE AND MANOR CAR PARK, NEWQUAY ASSESSMENT COMMENTS CRITERIA A. SITE DESCRIPTION The Mount Wise and Manor Road car parks are in an elevated position close Location to the town centre and form an irregular shaped plot with the two car parks separated by St Michael’s Road.

The site is predominantly used for surface car parking providing a total of Existing land- 405 pay and display parking spaces. The site also incorporates the Mount uses Wise Public Gardens. Adjoining land uses include residential, hotel and leisure. St Michael’s Adjoining land- Church is located south of Manor Road car park and to the east of Mount uses Wise car park. To the north of Manor Road are commercial, retail and leisure premises associated with the town centre. B. PLANNING POLICY ISSUES The two car parks (excluding the Mount Wise Public Gardens) and certain adjoining properties are allocated in the Restormel Local Plan for mixed use development. Policy N16 proposes the site’s redevelopment for mixed use Planning Policy development comprising of retail, commercial, leisure and community uses Status subject to the retention of the gardens, maintaining existing parking provision, taking into account the adjacent Church, provision of pedestrian and cycle links with the prime shopping area and links to the adjacent gardens. C. ACCESSIBILITY Accessibility by Mount Wise car park is accessed from Mount Wise whereas the Manor Road private car site is accessed from Manor Road and St Michael’s Road. There are bus stops situated on St Michael’s Road and the site is within the Accessibility by town centre boundary with the primary shopping area within easy walking public transport distance. D. CONSTRAINTS TO DEVELOPMENT Access to the site may need to be improved to one of the existing car parks Access should a multi-storey car park be proposed. In totality, the site accommodates 405 car parking spaces and it is specified within the Local Plan that this provision needs to be retained. Therefore, in Parking order to allow a mixed use development to come forward, the existing parking will need to be reconfigured and a MSCP has previously been suggested. There are residential / hotel properties which adjoin parts of the site. Impacts on However, the site is large enough to accommodate development whilst neighbouring minimising impact on the amenity of these properties. The difference in properties / land gradient across the site will need to be considered as part of any design. The site inclines north to south and therefore development at the highest Visual Impact levels could impact upon views into the site, including from the town centre. Servicing Topography could be a constraint for future servicing of the site. Difficulties with Existing policy prevents the displacement of existing car parking. However, it displacing is recommended that this matter is further explored with the Council to existing uses ascertain whether this quantum of parking is still required in this location. Environmental No constraints identified at this stage. impacts E. DEVELOPMENT CHARACTERISTICS & IMPLEMENTATION The site is allocated for mixed use development, including retail. Given the Land Uses site’s location within close proximity of the primary shopping area, this remains the recommended approach. Major costs include engineering works to level the site for development and Development any necessary highway improvements, including the potential provision on Costs site of a MSCP.

Timescale Medium term. Commercial Commercially, the site is attractive given its location and the scale of Attractiveness development achievable on the site. F. ADDITIONAL CONSIDERATIONS Ability to Meet Site has the ability to accommodate part of the identified convenience and Identified Need comparison floorspace capacity. Retail, food/drink and leisure uses on this site have the potential to provide a Trade Draw significant positive impact upon the health and attractiveness of Newquay town centre. CONCLUSIONS Overall Conclusions:

This is a significant opportunity site for providing additional retail floorspace within Newquay town centre, as recognised by the existing Local Plan allocation, the Newquay Vision and the recent marketing of the site (to find a JV development partner). We recommend that the Council places this site as the first choice location for new retail provision in Newquay, as it can act as a natural extension to the core primary shopping area in the town centre.

SITE 26: EXISTING POLICE STATION AND LAND ADJOINING NEWQUAY TRAIN STATION ASSESSMENT COMMENTS CRITERIA A. SITE DESCRIPTION Land to the east of the railway line as it approaches Newquay train station, Location which is split level and accessed partly from Station Road with the remainder of the site accessed from Tolcarne Road.

The far north west part of the site is the railway station. The level then drops away considerably with the remainder of the site accessed from Tolcarne Existing land- Road. This part of the site accommodates Newquay police station. At the uses southern end of the site is a nightclub, three residential properties and employment units. This is a large site and is therefore adjoined by a range of land uses. Adjoining land- Predominantly the land is bound by industrial / employment units to the uses south, a primary school to the east, residential and hotel uses and retail to the north. To the west of the site is the railway line. B. PLANNING POLICY ISSUES The northern part of the site falls within the defined town centre boundary Planning Policy (Restormel Local Plan) with the southern part of the site identified for Status retention of key employment areas (Policy 53) C. ACCESSIBILITY Accessibility by private car from Station Parade is the primary access into the upper part of the site. To the south (and majority) of the site, this is Accessibility by accessed from Tolcarne Road which is one-way from Cliff Road and subject private car to speed reduction measures. This then links with Albany Road which is two- way. The primary school does create an element of conflict should vehicular trips increase to the southern part of the site. There are bus services which operate from the train station, within the site Accessibility by boundary with a further bus stop on Tolcarne Road. The train station makes public transport the site highly accessible. The northern part of the site is within the town centre and the site is within walking distance to the primary shopping area. D. CONSTRAINTS TO DEVELOPMENT The site is highly accessible. The lower part of the site is accessed by a one- way road which is restricted in width. Therefore any development is likely to Access require improvements to the local highway network should additional vehicular trips occur. The site currently accommodates station car parking and coach parking. It is likely that the station parking will need to be retained. The lower part of the Parking site offers the potential for reconfiguration of existing parking to allow a comprehensive redevelopment to come forward. There are residential properties within the site boundary as well as those to Impacts on the east of the site. Therefore, impacts on surrounding properties are neighbouring possible, although it is considered possible to achieve a successful properties / land redevelopment of this site. Developing at the lower level will have less of a visual impact. Currently the site accommodates a range of building types but these are typically of a low Visual Impact quality and a comprehensive design in keeping with the local area could enhance the visual impact of the site. Constraints imposed by local highway network and this will need to be Servicing addressed through appropriate mitigation measures. Difficulties with There are a number of existing occupiers which will need to be relocated (to displacing acceptable new locations) in order to deliver a site capable of existing uses redevelopment. Environmental n/a impacts E. DEVELOPMENT CHARACTERISTICS & IMPLEMENTATION Given its location, this site is considered to be a suitable location for retail development, assuming that appropriate linkages with the remainder of the Land Uses town centre are provided. specifies the retention of employment uses in the southern part of the site. Development Highway improvement works are likely to be required. Accumulation of land Costs within multiple ownerships.

Timescale Medium term. If the majority of this site can be assembled, and suitable sites for the Commercial relocation of the existing uses can be found, then we consider that this site Attractiveness presents an attractive development opportunity. F. ADDITIONAL CONSIDERATIONS Ability to Meet Site has the ability to accommodate part of the identified need for additional Identified Need retail floorspace in Newquay. Retail uses on this site, which provide for easy and attractive linkages with Trade Draw the town centre, are likely to have a positive impact CONCLUSIONS Overall Conclusions: This site has been highlighted as a key retail development opportunity within the recent Newquay Vision exercise and we would support efforts which bring this site forward for retail development, possibly as part of a mixed use scheme. The constraints to delivering this site are being able to acquire and relocate the existing uses and it may be that the Council is required to support and facilitate this aspect. However, should the site be made available, then we would recommend that suitable retail uses are provided on this site.

SITE 27: TREGUNNEL HILL CAR PARK, NEWQUAY ASSESSMENT COMMENTS CRITERIA A. SITE DESCRIPTION Council owned car park situated south west of the town centre, on land to Location the west of Tregunnel Hill and north of Gannel Road.

Existing land- Council owned pay and display car park accommodating 508 parking uses spaces. Residential development adjoins the site to the north, with greenfield land to Adjoining land- the west (enclosed by Gannel Road), residential development to the south of uses Gannel Road and a fire station and residential development to the east of Tregunnel Hill. B. PLANNING POLICY ISSUES The Restormel Borough Local Plan (interim planning policy) identifies the Planning Policy site as falling within the settlement boundary. The Greenfield land to the west Status of the site is allocated within Policy N21 for a Park and Ride scheme. This has yet to come forward. C. ACCESSIBILITY Accessibility by The site has a good access onto Tregunnel Hill. Gannel Road is one of the private car main routes into the town. There are bus stops on Tregunnel Hill which provide regular services into the Accessibility by town centre for visitors who park in the car park. The site is beyond public transport reasonable walking distance to the town centre. D. CONSTRAINTS TO DEVELOPMENT Whilst highly accessible by private car for those driving into the town, the site Access is outside of the town centre and therefore unsustainable. The site currently accommodates 508 parking spaces which may need to be Parking retained as part of any development. Impacts on There are residential properties which adjoin the site to the north. However, neighbouring these have long rear gardens and therefore development on the site can be properties / land accommodated with minimal impact. The site slopes down slightly from north to south and whilst an open site, should Park and Ride come forward on land to the west, development on Visual Impact this site is unlikely to have a significantly detrimental impact upon the surrounding area. Servicing No obvious constraints. Difficulties with Existing car park provision may need to be retained. Potential scope for displacing improving the efficiency of this provision through a MSCP to allow existing uses development to come forward. Environmental Site is outside of the identified flood plain. No known constraints on site. impacts E. DEVELOPMENT CHARACTERISTICS & IMPLEMENTATION The site is out-of-centre and there are more preferable sites for retail Land Uses development. Therefore, large scale retail uses on this site are not supported. Development No significant costs identified at this stage. Costs Timescale Long term This site has links to Gannel Road which is one of the main routes into the town. Therefore, commercially this enhances its attractiveness for Commercial investment. However, whether retail could come forward in this location is Attractiveness dependent on whether there are other, more sustainable sites that could be developed. F. ADDITIONAL CONSIDERATIONS Ability to Meet Site is large enough to accommodate part of the identified need, although Identified Need acceptability will depend on impact and sequential test issues Large scale retail uses on this site would act as a stand alone shopping destination and would not provide for easy linkages with the town centre. Trade Draw Therefore, retail uses on this site would have a negative impact upon the health of the town centre. CONCLUSIONS Overall Conclusions:

The location of this site does not present an opportunity for retail provision which would support and enhance the health of the town centre. This site is unlikely to provide a location which can offer the opportunity for easy and attractive linked trips with the town centre and therefore we do not support the identification of this site as a key retail destination in Newquay.

SITE 28: DUTSON ROAD LAUNCESTON ASSESSMENT COMMENTS CRITERIA A. SITE DESCRIPTION Location Land to the south of Dutson Road

The southern part of the site would appear to be vacant and has been Existing Land cleared of development. There is some vehicle storage on this part of the Uses site. The northern part of the site accommodates industrial units.

Industrial development to the south and west of the site. Greenfield land to Adjoining land- the east of the site with residential units beyond and to the north east uses fronting Ridgegrove Lane and Dutson Road. B. PLANNING POLICY ISSUES Allocated within the North Cornwall Local Plan (1999) as Interim Planning Policy. Policy LAU1 allocates the site for housing development and specifies that the following will be required: (a) an access from Dutson Road to the southern boundary of the site which Planning Policy is capable of linking to the Newport Industrial Estate; Status (b) a riverside walkway along the southern boundary of the site; and (c) no building or other works raising the level of the land adjoining the river. The site lies to the east of a defined Conservation Area. Site lies outside of the defined Primary Commercial Area (town centre). C. ACCESSIBILITY Existing access of Dutson Road which currently serves the industrial units. Would require a wider visibility splay onto Dutson Road in order to Accessibility by accommodate additional trips. Conflict with junction at the western end of private car Dutson Road would need to be resolved. The Local Plan allocation requires an access from Dutson Road which links to the southern boundary of the site and can also provide linkages with the Newport Industrial Estate. The nearest bus stop is at the junction with Dutson Road and Roydon Road Accessibility by which provides links to the town centre and neighbouring towns and villages. public transport The site is beyond ‘easy walking distance’ to the town centre. D. CONSTRAINTS TO DEVELOPMENT Access is currently constrained and the Local Plan specifies the requirement Access for a suitable access off Dutson Road to link in with the south of the site. The site is large enough to incorporate parking on-site to serve a retail Parking development. Impacts on The southern part of the site is set at a lower level than the residential neighbouring properties which front onto Dutson Road and Ridgegrove Lane. The site is properties / land large enough to incorporate a development which is at a sufficient distance from neighbouring residential properties. Therefore, it is considered that there will be limited impact. Part of the site is currently cleared and is brownfield land. However, adjoining the site to the east is greenfield land. The visual impact of Visual Impact developing this site is limited due to its lower level, however the northern part of the site may be visible from higher viewpoints. Servicing is constrained by the existing access from Dutson Road. This Servicing would need to be improved. Difficulties with There are existing industrial occupiers on the site which would need to be displacing relocated. existing uses Environmental Site is liable to flooding and contamination (information provided by planning impacts officer) E. DEVELOPMENT CHARACTERISTICS & IMPLEMENTATION The site lies outside of the existing town centre boundary and is not a first Land Uses choice location for retail development. Site is currently allocated for housing

and a mixed use development may also be appropriate. Development This is dependent on the extent of flooding and contamination issues and the Costs extent of highway works required. It is not clear why the site has not been brought forward for development before now, given its Local Plan allocation. It is understood that pre- Timescale application discussions have taken place. Suggest short to medium term due to requirement to relocate existing occupiers. Commercial The site lies outside of the town centre and has constraints in terms of Attractiveness access and potential contamination. F. ADDITIONAL CONSIDERATIONS Site has the potential to meet some of the identified need for additional retail Ability to Meet floorspace in Launceston although its acceptability will depend upon impact Identified Need and sequential test issues Retail development on this site would act as a stand alone location and Trade Draw therefore have the potential to have a negative impact upon the town centre. CONCLUSIONS Overall Conclusions: This is a standalone site separated from the town centre and is therefore not a preferable site for providing a significant quantum of retail floorspace. Such development could have a detrimental to the health of the existing town centre. The commercial attractiveness of the site is questionable given the delay in this site coming forward following its local plan allocation.

SITE 29: SPORTS FIELD NORTH OF TORPOINT SCHOOL ASSESSMENT COMMENTS CRITERIA A. SITE DESCRIPTION Existing sport field to the north of Torpoint School located off Ward Location Boulevard.

Existing land- Sports field and car park associated with Torpoint School. uses To the north of the site is the Thanckes Oil Fuel Depot which is owned and Adjoining land- operated by the Ministry of Defence. To the east of the site is a bowling uses green with the River Tamar and riverbank beyond. To the south east of the site is a residential development and to the south west is Torpoint school. B. PLANNING POLICY ISSUES Planning Policy The site is not allocated for a specific land use within the Caradon Local Plan Status and falls within the settlement boundary of Saltash. C. ACCESSIBILITY The site is served by an access off the A374 which would appear capable of Accessibility by accommodating an increase in vehicular movements. However, there may private car be conflict with pedestrians given the proximity to the school and residential development. Accessibility by The nearest bus stop is located on Anthony Road, approximately 350 metres public transport to the south. D. CONSTRAINTS TO DEVELOPMENT The site is constrained in terms of its access by public transport and Access remoteness from the town centre. The site is large enough to incorporate parking as part of any Parking redevelopment. Impacts on There is unlikely to be any detrimental impact providing that the bulk of the neighbouring development is positioned in the northern half of the site. properties / land The site is situated in a prominent location and therefore its development could impact on the surrounding area. To the north is the Thanckes Oil Fuel Visual Impact Depot with large oil containers. Therefore, it could be suggested that the development would have a limited impact in contrast to its neighbouring uses. Servicing No obvious constraints. Difficulties with The site is currently utilised as a sports field and associate car park. displacing Therefore, its redevelopment is likely to be considered in the light of a loss of existing uses a community facility. Given its Greenfield status, there is the potential that the site could be home Environmental to protected species and a ecological survey may be necessary. The site lies impacts outside of a defined flood plain. E. DEVELOPMENT CHARACTERISTICS & IMPLEMENTATION This site is not in a preferred location for retail use, given its distance from Land Uses the town centre. Any redevelopment potential will be dependant upon relinquishing the existing use (subject to approvals). Development No significant costs identified. Costs

Timescale Medium to long term. Commercial The site benefits from frontage onto the A374 and may attract retailers for Attractiveness out-of-centre provision. F. ADDITIONAL CONSIDERATIONS Ability to Meet n/a Identified Need The location of this site suggests that retail development would act as a Trade Draw stand alone location and have the potential to provide a significant detrimental impact upon the health and performance of the town centre. CONCLUSIONS Overall Conclusions:

This site is not a preferred location for large scale retail development, given its distance from the town centre and the likelihood that it will form a stand alone shopping destination.

SITE 30: TORPOINT COUNTY PRIMARY SCHOOL, TORPOINT ASSESSMENT COMMENTS CRITERIA A. SITE DESCRIPTION Existing primary school to the east of Albion Road located in north west Location Torpoint.

Existing land- Primary School uses The site is surrounded by predominantly residential development in the form Adjoining land- of terraced properties. Immediately adjoining the site to the south is a uses Sainsbury’s store. B. PLANNING POLICY ISSUES Planning Policy The site is not allocated within the Local Plan. It lies within the defined Status settlement boundary for Torpoint. C. ACCESSIBILITY Accessibility by Access to the site is currently from Albion Road with the local road network private car comprising of narrow residential streets. There is a bus stop located on Antony Road within easy walking distance of Accessibility by the site. From here there are services to the ferry point at Torpoint with public transport public transport to Plymouth across the River Tamar. D. CONSTRAINTS TO DEVELOPMENT Access to the site is somewhat restricted from Albion Road and may need to Access be improved. The surrounding road network comprises one-way routes. The site is large enough to incorporate car parking as part of a future retail Parking scheme. Impacts on The majority of residential properties close to the site are separated by neighbouring Albion Road. However, there are residential properties immediately east of properties / land the site. Redevelopment in line with the height of the adjacent retail unit to the south Visual Impact would have limited visual impact. The site does not lie within a conservation area. Servicing could be constrained by the relatively narrow access from Albion Servicing Road. Difficulties with The site is currently occupied by a primary school which would need to be displacing relocated. existing uses The site lies outside of the flood plain. There are some trees present on the Environmental south east corner of the site. It is recommended that confirmation is sought impacts as to whether these will need to be retained. E. DEVELOPMENT CHARACTERISTICS & IMPLEMENTATION This site is separated from the town centre, although there may be potential Land Uses for this site to provide an expansion to the adjacent Sainsburys store. Development Demolition of existing buildings and possible highway improvements. Costs Timescale Medium term

The site does not have frontage onto Antony Road which the Sainsbury’s Commercial store benefits from. This is likely to significantly impact upon its commercial Attractiveness attractiveness. F. ADDITIONAL CONSIDERATIONS Ability to Meet n/a Identified Need This site is somewhat separated from Torpoint town centre and therefore Trade Draw retail uses need careful consideration in terms of their direct impact upon town centre trade and the potential to encourage linked trips. CONCLUSIONS Overall Conclusions: This site has limited potential to come forward as a standalone retail site given that it does not benefit from a frontage onto Antony Road. However, there may be scope to offer an enhanced retail provision through the expansion of the existing Sainsbury’s store into this site. Should this occur, linkages with the town centre will need to be strengthened to ensure it does not attract trade away from the existing shopping core.

SITE 31: PAR MARKET ASSESSMENT COMMENTS CRITERIA A. SITE DESCRIPTION Par Market lies between the St Austell and Par/St Blazey urban areas, Location adjacent to A390

Cornish Market World retail unit, children’s indoor play area and other retail Existing Land warehouse units. Uses Adjoining land- Site is generally surrounded by undeveloped land, plus a camping park and uses the Imerys HQ B. PLANNING POLICY ISSUES

Planning Policy This site is not allocated for any specific land use in the adopted Local Plan. Status

C. ACCESSIBILITY Accessibility by Good accessibility by private car, with the site close to the A390. private car Accessibility by It is understood that a small number of bus services pass this site, indicating public transport that it has poor accessibility by public transport. D. CONSTRAINTS TO DEVELOPMENT There are significant constraints to access for this site, with easy access Access from Par Moor Road and the A390 Parking The site is large enough to accommodate significant levels of on-site parking Impacts on Development in this area is unlikely to have significant impacts upon neighbouring surrounding properties. properties / land

This site has a function and unexciting appearance and any redevelopment Visual Impact proposals which come forward should be required to improve the layout and appearance of this area. Servicing No significant constraints envisaged. Difficulties with Development of the existing buildings on this site could require new locations displacing to be found unless they are re-occupied on site. existing uses Environmental No significant constraints envisaged. impacts E. DEVELOPMENT CHARACTERISTICS & IMPLEMENTATION The existing retail uses on this site function as out of centre retail locations Land Uses and we do not consider this is a suitable location for additional retail

floorspace. Development Unlikely to be significant, apart from the purchase of existing retail uses Costs Timescale Short to medium term opportunity

Commercial Given its access characteristics, this area is considered to offer a reasonably Attractiveness attractive retail shopping destination. F. ADDITIONAL CONSIDERATIONS This site is large enough to accommodate additional retail floorspace and Ability to Meet soak up some of the identified need although we have already noted that this Identified Need is not a preferred location for new retail development in St Austell. Retail uses on this site act as a stand alone shopping destination and further Trade Draw unrestricted retail development would be likely to have a detrimental impact upon the health of nearby town centres. CONCLUSIONS Overall Conclusions:

Overall, the Par Market area acts as a stand alone retail destination which does little to benefit the health of town centres in the St Austell area. We do not consider that this area should be identified as a preferred location for retail development, as more centrally located sites exist to accommodate new retail floorspace.

SITE 32: FORMER RESTORMEL BOROUGH COUNCIL OFFICES ASSESSMENT COMMENTS CRITERIA A. SITE DESCRIPTION Location This site is located to the south of St Austell town centre

Site accommodates the former Restormel Borough Council offices, which Existing Land are now occupied by Cornwall Council Uses

Adjoining land- Open space to the south, residential uses to the north (on the opposite side uses of Penwinnick Road – A390) and commercial/industrial uses to the east. B. PLANNING POLICY ISSUES Site is included as part of a wider Area of Special Character where Planning Policy increasing density of development is not permitted. The site is located Status outside of the town centre in St Austell and is likely to be classified as an out of centre location. C. ACCESSIBILITY Accessibility by Good accessibility via private car given that the site lies next to the A390. private car Accessibility by There are a number of bus stops nearby which assist with the accessibility public transport for this site D. CONSTRAINTS TO DEVELOPMENT No significant constraints envisaged although the site’s junction with Access Penwinnick Road may require upgrading if large scale development is planned for this site. Parking The site is large enough to accommodate on-site car parking. Impacts on There is a school and a small number of residential properties surrounding neighbouring this site and which will need to be protected as part of any redevelopment properties / land scheme. However, no significant and onerous impacts are envisaged.

This site is in a prominent location to the south of St Austell town centre and also includes a large number of mature trees. Therefore, redevelopment will Visual Impact need to take a sensitive approach to design and impact upon the appearance of the wider area. Servicing No significant constraints are envisaged Difficulties with The availability of this site will be dependant on the Council vacating or displacing downsizing its presence. existing uses Environmental There may be a need for ecology and environmental surveys to establish impacts whether there are any sensitive areas across this site. E. DEVELOPMENT CHARACTERISTICS & IMPLEMENTATION If the existing Council function departs this site, then a range of possible land Land Uses uses will need to be considered. In terms of retail use, this site lies in an out of centre and therefore compliance with the sequential approach to site selection to establish whether there are any other more suitable sites. Development Unlikely to be abnormal. Costs Timescale Dependant on the Council vacating this site

Commercial Likely to be commercially attractive to grocery and non-food retail operators. Attractiveness F. ADDITIONAL CONSIDERATIONS This site is large enough to accommodate a significant part of the identified Ability to Meet need, although this will be subject to it being a suitable location for retail Identified Need development This is an out of centre location and has the potential to trade draw away from the town centre. Its true affect upon the centre will depend upon the Trade Draw ability to provide linked trips with the town centre, although we note that the walking distance between the site and the centre is relatively lengthy. CONCLUSIONS Overall Conclusions:

The site of the former Restormel Borough Council offices (now currently occupied by Cornwall Council) lies to the south of the town centre and lies beyond the edge of centre definition in PPS4. In order to bring this site closer to the town centre, further land to the east will be required, including adjacent industrial units and a petrol filling station. However, even if these sites are incorporated, then its far eastern edge is only just within the 300 metres easy walking distance definition. As a consequence, we have some concerns that a retail development in this location may not provide easy and effective linkages with the main town centre area. However, this site is the closest large site to St Austell town centre. In any event, the availability of this site will be dependant upon the decision of Cornwall Council to either remain, downsize or relocate to another site. In addition, beyond consideration of the linkages between this site and the town centre, wider consideration will need to be given to the best location for new retail development in the St Austell area which is able to serve the day to day (i.e. convenience) needs of the population created by the eco-town and urban extensions to St Austell.

SITE 33: TESCO STORE, HOLMBUSH ROAD ASSESSMENT COMMENTS CRITERIA A. SITE DESCRIPTION Location Located in the eastern part of the St Austell urban area, close to the A390

Tesco supermarket and customer car parking provision, plus petrol filling Existing Land station. Uses To the north of the Tesco site are further retail units (including Totem Adjoining land- Timber). To the west is a small collection of retail and service units. To the uses east are employment uses and to the south, on the opposite side of the A390, are residential uses. B. PLANNING POLICY ISSUES

Planning Policy The Tesco site and surrounding area is included within a protected Status employment area in the Local Plan.

C. ACCESSIBILITY Accessibility by Good access by private car via the A390. private car Accessibility by There are a number of nearby bus stops on the A390 and surrounding road public transport which improve public transport accessibility for this site. D. CONSTRAINTS TO DEVELOPMENT The surrounding road network on Daniels Lane and Holmbush Road is very Access congested and it is likely that further retail floorspace in this location may well require mitigation measures. The site currently provides customer car parking although further retail uses Parking in this location may well require further parking provision. Impacts on The key impacts on surrounding properties will be the form of retail neighbouring development proposed and its affect upon traffic flows on the surrounding properties / land network.

The Tesco site and surrounding area are very functional in nature and we Visual Impact consider that any (re)development proposals should be required to improve the appearance of this area Servicing of the existing Tesco store is quite constrained and further Servicing development proposals will need to consider how these arrangements can be improvement. Difficulties with In order to expand the existing Tesco store, surrounding properties will be displacing required, including the Totem Timber warehouse unit. existing uses Environmental No significant constraints envisaged. impacts E. DEVELOPMENT CHARACTERISTICS & IMPLEMENTATION Since the commencement of this study, Tesco has secured planning permission for a significant extension to its store, which necessitates the Land Uses removal of the Totem Timber building. This proposal will expand the amount

of convenience and comparison goods floorspace provision within the Tesco store. Development Unlikely to be significant although will be increased with the purchase of Costs surrounding properties. Timescale Short to medium term opportunity Commercial As demonstrated by the recent Tesco extension permission, this area is very Attractiveness attractive for retail development. F. ADDITIONAL CONSIDERATIONS The recent Tesco extension permission will accommodate part of the Ability to Meet identified need for additional convenience and comparison goods floorspace Identified Need in St Austell. Extension scheme will draw trade, particularly comparison goods retail expenditure, from St Austell town centre, but detailed analysis through the Trade Draw planning application process has shown that the scale of impact is not unacceptable. CONCLUSIONS Overall Conclusions: The Tesco store in St Austell provides a large and attractive convenience, and to a lesser extent, comparison shopping destination. Planning permission was recently granted for a significant extension to this store which will require the removal of the adjacent Totem Timber building. This extension will provide an expanded level of convenience and comparison goods floorspace and will have soaked up some of the identified need for additional floorspace in St Austell. We do not consider that there is a need for additional retail floorspace in this location and do not consider that the Tesco store and surrounding area merits identification as a defined centre in the LDF

SITE 34: LAND ON THE NORTHERN EDGE OF THE ST AUSTELL URBAN AREA ASSESSMENT COMMENTS CRITERIA A. SITE DESCRIPTION A large area of land located on the northern edge of the St Austell urban Location area

The majority of this area is undeveloped farmland, plus a small number of Existing Land residential units. Uses Residential uses to the south of the site. To the north are the former china Adjoining land- clay workings at Baal and West Carclaze. A new business park has been uses developed close-by, on the opposite side of the A391. B. PLANNING POLICY ISSUES This area is located primarily outside of the defined development boundary of St Austell in the adopted Local Plan. Therefore, the promotion of Planning Policy development in this location will be through the Cornwall LDF and any Status supplementary planning policy documentation. There are current planning applications on this site for residential-led mixed use development, which are likely to be heard at appeal in the near future. C. ACCESSIBILITY Accessibility by Site is close to the A391, which links Bodmin to St Austell, therefore very private car good car accessibility. Accessibility by At present, this area has very poor accessibility by public transport. public transport D. CONSTRAINTS TO DEVELOPMENT It is likely that any future development in this area will require improved Access access from the A391 and to residential development areas to the south. This area is large enough to accommodate on-site parking provision for the Parking land uses provided.

Impacts on Major development in this location is likely to have an impact upon the neighbouring nearby residential areas of Carclaze and Scredda, in terms of access, traffic properties / land congestion and visual outlook.

This is a visually prominent area, whose character and appearance will Visual Impact change significantly if large scale development is provided. Servicing No significant constraints envisaged. Difficulties with No significant constraints envisaged. displacing existing uses Given that this is undeveloped land, it is likely that development of this area Environmental will be influenced by the ecology and other environmental surveys which will impacts be undertaken to inform the development planning process. E. DEVELOPMENT CHARACTERISTICS & IMPLEMENTATION If this area is to come forwards for development, we consider that it is likely Land Uses to form an urban extension to the north of St Austell, with the potential to link

into the eco-town development areas at Baal and West Carclaze. In light of its potential to provide an urban extension to St Austell, Development development costs will be significant but not unexpected for a development Costs of this type.

Timescale Medium to long term opportunity for urban extension Commercial Likely to be commercially attractive to the housebuilding industry, subject to Attractiveness the progress of other large scale housebuilding schemes across St Austell. F. ADDITIONAL CONSIDERATIONS If developed for an urban extension, there is sufficient space within this area Ability to Meet to accommodate a large amount of retail floorspace which could meet a Identified Need significant part of the identified need. Large scale retail provision, particularly non-food retail floorspace, would act Trade Draw as a stand alone retail destination and have an impact upon St Austell town centre. CONCLUSIONS Overall Conclusions:

This site lies in an out of centre location and, in the context of the current extent of the St Austell urban area, is not a preferred location for retail development. The only way in which this area’s potential for retail development can be improved is if it is selected as an urban extension to the St Austell urban area and the proposed eco-town development at Baal and West Carclaze also proceeds. Even then, we do not consider that this area is suitable for large scale non-food development and it could be more suitable as a location which serves the day-to-day shopping needs of the residents created by new surrounding residential development areas. However, this is only one such option for meeting the day to day needs of new communities in the St Austell area and further analysis will be required.

SITE 35: PAR DOCKS ASSESSMENT COMMENTS CRITERIA A. SITE DESCRIPTION Located is a coastal position on the edge of the Par/St Blazey urban area. Location Par Docks has been chosen as one of the six areas for the eco-town development.

Imerys production facility for china clay and port area Existing Land

Uses Adjoining land- Further Imerys production facilities and the A3082 Par Moor Road to the uses north. B. PLANNING POLICY ISSUES

Located within the ‘Ports’ area on the Local Plan proposals map which seeks Planning Policy to retain uses associated with port areas unless there is no longer any Status further need for them.

C. ACCESSIBILITY Accessibility by Reasonable accessibility by private car via the A3081 private car Accessibility by Currently, this area has poor accessibility by public transport. public transport D. CONSTRAINTS TO DEVELOPMENT Having regard to the information published by the promoters of the eco-town Access development, not all of the Par Docks area will be redeveloped and therefore access may need to be shared with the remaining parts of the Imerys estate. This area is large enough to accommodate on-site car parking associated Parking with the new land uses which will be provided as part of the eco-town. Impacts on There are very few surrounding uses to Par Docks, apart from any Imerys neighbouring production facilities which will remain. Therefore, redevelopment of Par properties / land Docks as part of the eco-town development, is unlikely to have a significant upon neighbouring land uses.

Whilst the area of Par Docks which has been chosen for redevelopment as part of the eco-town project has over time been hidden from some Visual Impact viewpoints by various infrastructure (e.g. railway line), this remains a prominent site and a careful design approach is required. Servicing No significant constraints envisaged. Difficulties with It is understood that the Imerys china clay operation is being downsized and displacing therefore it is unlikely that there will be a need for significant displacement of existing uses uses. Environmental Given the history of this site and surrounding area, there is potential for impacts contamination. E. DEVELOPMENT CHARACTERISTICS & IMPLEMENTATION Residential-led mixed use development is planned for this site and it is our Land Uses view that retail uses should be small scale and only serve the day to day

needs of local residents. Development Could be increased due to presence of on-site contamination and the need Costs to clear the existing buildings and infrastructure from this site Timescale Medium to long term development opportunity Commercial Likely to be attractive as a large scale mixed use development opportunity. Attractiveness F. ADDITIONAL CONSIDERATIONS This site has the potential to meet part of the need which has been identified Ability to Meet for the St Austell area, although we do not consider that this is a suitable Identified Need location for large scale retail development. Retail development in this location will act as a stand alone location which will not be linked to other parts of the retail hierarchy in the local area. Large Trade Draw scale retail development in this location has the potential to have a detrimental impact upon existing centres. CONCLUSIONS Overall Conclusions:

Par Docks is planned as one of the six eco-town locations in the St Austell area and is planned to include residential-led mixed use development. Given its location, which is separated from other parts of the retail hierarchy, we do not consider that this is a preferable location for large scale retail development and any retail uses should be small scale and only serve the day-to-day needs of the population created by this new development.

SITE 36: CAR DEALERSHIP, CARKEEL R’BOUT, SALTASH ASSESSMENT COMMENTS CRITERIA A. SITE DESCRIPTION The site is located south of the A38 at Carkeel Roundabout and accessed Location from Gilston Road which leads off Callington Road (southern arm on roundabout).

Existing car dealership/auction which comprises of a large industrial shed Existing land- and further industrial buildings and associated parking in the southern end of uses the site. Adjoining land- Employment uses with A38 bounding the site to the north. uses B. PLANNING POLICY ISSUES Planning Policy Site is not allocated within the Caradon Local Plan (not protected Status employment land). C. ACCESSIBILITY Accessibility by Access into the site is restricted by the arrangement of the existing buildings. private car Currently, there is a narrow access for vehicles between existing buildings on the site and adjoining buildings. This would need to be revised should the Accessibility by site be redeveloped. There is an existing bus stop, within close walking public transport distance on Callington Road. The site is well beyond walking distance to the town centre. D. CONSTRAINTS TO DEVELOPMENT Vehicular access is good in a strategic context, with the site being highly accessible from the A38 trunk road. Access into the site itself will need to be Access revised. Retail development in this location is likely to have an impact on the A38. There is a limited amount of surface car parking currently available. The site Parking is large enough to incorporate a sufficient level of car parking as part of any redevelopment. Impacts on Limited impact with the A38 bounding the site to the north and employment neighbouring uses to the east, south and west. properties / land There is currently a large industrial shed and therefore potential to improve Visual Impact the visual impact of the site. Servicing Dependent on ability to revise access. Difficulties with The site is currently occupied by a car auctioneer and therefore this use will displacing need to relocated. existing uses Environmental Potential of contamination on the site. Site is not within Flood zone 2 or 3. impacts E. DEVELOPMENT CHARACTERISTICS & IMPLEMENTATION Given the separation of the site from the town centre this site is not a Land Uses preferred location for retail uses. Development Dependent on the extent of works to revise the existing access. Potential for Costs S.106 obligations should there be an impact upon the capacity of the A38. Timescale Short to medium term Commercial Will be dependant upon the size of site available and ease of access, Attractiveness although in principle this is likely to be an attractive retail development site. F. ADDITIONAL CONSIDERATIONS Need will only arise in Saltash where a proposal is able to claw back trips Ability to Meet and secure a higher market share for the town. In such an instance, the Identified Need impact of the proposal on town centre health will need to be balanced against the benefits of providing new retail floorspace. Significant retail development on this site is likely to have a significant Trade Draw detrimental impact upon the health of Saltash town centre. CONCLUSIONS Overall Conclusions:

This site is located on the edge of the Saltash urban area and retail development in this location would act as a stand alone location. As such retail development on this site is very likely to have a detrimental impact upon Saltash town centre and, therefore, this site is not a preferred location for retail development.

SITE 37: HAYLE HARBOUR ASSESSMENT COMMENTS CRITERIA A. SITE DESCRIPTION A large area of land, forming the South Quay / Foundry Yard, North Quay Location and East Quay areas of Hayle Harbour.

Existing land- Various disused buildings and vacant land spread across a wide area. uses Adjoining land- Open space to the north, the main part of Hayle town to the east and south uses and the estuary to the west. B. PLANNING POLICY ISSUES

Allocated within the adopted Local Plan under Policy TV-D as a mixed use Planning Policy allocation to include the development of Class A1, A2, A3, B1, B2, B8, C1, Status C3, D1 and D2 uses.

C. ACCESSIBILITY Accessibility by Parts of the site lie close to the main vehicular route running through the private car centre of the town, although due to the size of the site access varies Accessibility by dramatically and is in need for wholesale improvement. public transport D. CONSTRAINTS TO DEVELOPMENT The previous maritime use of this area will provide some constraints to Access access, although comprehensive redevelopment is likely to overcome existing problems. Site is large enough to accommodate significant levels of on-site parking for Parking the mixture of uses planned. Impacts on Due to the size, scale and location of this area, impacts on surrounding neighbouring areas will need to be carefully considered. properties / land This is a high profile site, visible from a number of different parts of Hayle Visual Impact and redevelopment will be central to improving the visual appearance of this area. Servicing No onerous constraints envisaged. Difficulties with Individual uses which remain in this area will need to be relocated/re- displacing accommodated as the phased redevelopment of the Harbour area proceeds. existing uses Redevelopment will need to respect the maritime environment and Environmental environmental impacts of any redevelopment scheme will need to be studied impacts closely, including flooding. E. DEVELOPMENT CHARACTERISTICS & IMPLEMENTATION Within the mixture of uses outlined in the adopted Local Plan allocation for Land Uses this area, we consider that retail uses are appropriate. Development The costs of redeveloping this area are likely to be significant. Costs Given the scale of proposed redevelopment, this is likely to be a long term Timescale project delivered in phases (possibly over 10 years). Given the length of time which redevelopment proposals at the harbour have Commercial taken to come to fruition, the commercial attractiveness is not clear-cut. Attractiveness However, the current on-going proposals by ING indicate that redevelopment is attractive. F. ADDITIONAL CONSIDERATIONS Ability to Meet The harbour has the potential to meet a significant amount of the identified Identified Need need for Hayle. As noted in the existing Local Plan, it will be important for retail uses to be closely integrated with the town centre in terms of location, orientation and Trade Draw pedestrian movement. If these objectives can be achieved, then retail uses within the harbour area has the potential to provide a positive impact on the town centre. CONCLUSIONS Overall Conclusions:

This is one of the most important redevelopment sites in the whole of Penwith District and is key to the regeneration of Hayle. The existing Local Plan allocation provides an appropriate context for the mixture of uses which can be provided in the harbour area and we agree that there is clear potential to provide some retail uses as part of a wider mix. However, it is vital that the scale and type of retail uses are appropriate to the Hayle context and they are located in close proximity to the existing defined shopping area on Penpol Terrace and Foundry Square. In addition, the design and visual impact of retail floorspace across the harbour, including South Quay could affect the type and scale of retail floorspace which can be provided. This will ensure that the best possible opportunity is taken for the additional retail floorspace to provide a positive impact on the health and attractiveness of the defined shopping area in Hayle, through linked trips and spin-off benefits.

SITE 38: JEWSONS, SOUTH QUAY, HAYLE ASSESSMENT COMMENTS CRITERIA A. SITE DESCRIPTION Located within the harbour area of Hayle, to the west of existing shops along Location Penpol Terrace

Existing land- Existing operational builders yard, including a collection of warehouse uses buildings and open storage and circulation areas. Site is surrounded to the north, west and east by the Hayle Harbour area. Adjoining land- To the south, on the opposite side of Carnsew Road is a railway line and a uses vacant area of land allocated for redevelopment (see Site No.7) B. PLANNING POLICY ISSUES

Allocated within the adopted Local Plan under Policy TV-D as part of the Planning Policy wider Hayle Harbour mixed use allocation to include the development of Status Class A1, A2, A3, B1, B2, B8, C1, C3, D1 and D2 uses.

C. ACCESSIBILITY Accessibility by Very good accessibility by private car, given the location of the site adjacent private car to the main route into Hayle from the west. Accessibility by Site does not currently have good public transport access, requiring a walk to public transport the east into the Foundry Square area. D. CONSTRAINTS TO DEVELOPMENT Access No onerous constraints envisaged. Site is capable of providing on site parking associated with any Parking redevelopment proposals. Impacts on No significant impacts on neighbouring properties envisaged, although neighbouring ideally redevelopment should be planned to co-ordinate with the adjacent properties / land harbour area being promoted by ING. This is a prominent gateway site on the entrance to Hayle and Visual Impact redevelopment offers the opportunity to improve the appearance of this area. Servicing No onerous constraints envisaged. Difficulties with Redevelopment will depend on the willingness of the present occupier to displacing relocate. existing uses Site is close to the harbour area and Carnsew Pool and any redevelopment Environmental scheme will need to ensure that flooding and marine environmental impacts considerations are fully taken into account. E. DEVELOPMENT CHARACTERISTICS & IMPLEMENTATION The existing Local Plan allocation identifies that a range of land uses can be provided on this site, although retail uses within the wider Hayle Harbour Land Uses area will need to ensure that they are closely integrated with the nearby town centre area. A key consideration will be the relationship between retail development on this site and the adjacent South Quay site. Development Unlikely to be abnormal, depending on environmental considerations. Costs Timescale Medium term opportunity. Commercial Likely to be attractive for retail and a range of other land uses. Attractiveness F. ADDITIONAL CONSIDERATIONS Size of site indicates that it is likely to, in principle, accommodate part of the Ability to Meet identified need for food and/or non-food floorspace in Hayle, subject to the Identified Need tests of impact and the sequential approach to site selection. Site is slightly separated from the town centre area and the impact of retail Trade Draw provision on this site will depend upon its scale, the type of uses provided and the linkages provided between the two locations. CONCLUSIONS Overall Conclusions:

This site is in different ownership to the wider Hayle Harbour regeneration area and we understand that it is not part of the forthcoming masterplan for the harbour. It does however form part of the wider harbour allocation where Class A1, A2, A3, B1, B2, B8, C1, C3, D1 and D2 uses are proposed. This site is not the closest part of the harbour area to the existing defined shopping area and, on this basis, may not be a clear first choice location for Class A uses within the wider harbour development. However, this will depend upon the design of development across both South Quay and this site.

SITE 39: MARSH LANE NORTH, HAYLE ASSESSMENT COMMENTS CRITERIA A. SITE DESCRIPTION Location Located on the eastern edge of the Hayle urban area

Existing land- Vacant undeveloped site. uses Adjoining land- To the west of this site is the recently developed West Cornwall Retail Park. uses B. PLANNING POLICY ISSUES

Not allocated for any specific use within the adopted Local Plan, although Planning Policy proposals map indicates that site is liable to flood. This is also a County Status Wildlife site

C. ACCESSIBILITY Accessibility by Very good, given close proximity to A30. private car Accessibility by At present, site is not close to public transport facilities. There is a footbridge public transport over the A30 to main part of town. D. CONSTRAINTS TO DEVELOPMENT Unlikely to constrain development, although given proximity to A30 Highways Access Agency will need to be consulted regarding development proposals. Site is large enough to potentially provide on site parking provision to support Parking development. Impacts on Neighbouring uses are generally commercial in nature and retail/leisure uses neighbouring on this site are unlikely to have a detrimental impact. properties / land Site is in a prominent location on the edge of Hayle and high quality design Visual Impact will be required. Site is large enough to accommodate servicing arrangements, subject to Servicing design considerations. Difficulties with n/a displacing existing uses Environmental Site is liable to flood, so consultation will be required with the Environment impacts Agency. This site is also a County Wildlife site. E. DEVELOPMENT CHARACTERISTICS & IMPLEMENTATION Site is in an out-of-centre location, which is not a preferred location for retail Land Uses and/or leisure development. Any proposals would need to satisfy the

sequential approach to site selection and other PPS6 policy tests. Development Subject to measures required to alleviate flooding, no abnormal development Costs costs are envisaged. Timescale Site could be developed in the short to medium term. Commercial Likely to be attractive to a range of uses, including retail. Attractiveness F. ADDITIONAL CONSIDERATIONS Site is capable of accommodating a significant amount of retail and leisure Ability to Meet development and, therefore, could meet a significant amount of the identified Identified Need need in Hayle. Given its out-of-centre location, retail development, depending on the scale and type provided, has the potential to have a detrimental impact on Hayle Trade Draw and other town centres in the local area.

CONCLUSIONS Overall Conclusions:

This is a large undeveloped site on the edge of Hayle, close to the recently developed West Cornwall Retail Park. Its out of centre location indicates that it is not a preferred location for retail development and any retail proposals will need to demonstrate that it meets the sequential approach to site selection and that it will not have a detrimental impact upon the defined town centres in Hayle.

SITE 40: RUGBY CLUB AND PLAYING FIELDS, MARSH LANE, HAYLE ASSESSMENT COMMENTS CRITERIA A. SITE DESCRIPTION Located on the eastern edge of the Hayle urban area, separated from the Location town by the A30.

Existing land- Existing rugby club and open space, including a collection of buildings uses associated with the existing uses. Adjoining land- To the north of this site is the recently developed West Cornwall Retail Park. uses B. PLANNING POLICY ISSUES

Planning Policy Status Site is not allocated for any specific use within the adopted Local Plan.

C. ACCESSIBILITY Accessibility by Very good, given close proximity to A30. private car Accessibility by At present, site is not close to public transport facilities. There is also a public transport footbridge over the A30 to the main part of the town. D. CONSTRAINTS TO DEVELOPMENT Access is likely to be taken from Marsh Lane and would require upgrading in Access order to accommodate commercial development on this site. Parking Site is large enough to enable on-site parking to be provided. Impacts on No significant impacts envisaged. neighbouring properties / land Site is in a very prominent location, close to A30 on the edge of Hayle. High Visual Impact quality design approach would be required on this important gateway site. Servicing No onerous constraints envisaged. Difficulties with Existing uses provide an important facility for Hayle and relocation would be displacing required, and considered acceptable, if redevelopment of this site can occur. existing uses Environmental Reference should be made to the PDC open spaces audit and play space impacts strategy. E. DEVELOPMENT CHARACTERISTICS & IMPLEMENTATION Site is in an out-of-centre location, which is not a preferred location for retail Land Uses and/or leisure development. Any proposals would need to satisfy the sequential approach to site selection and other PPS4 policy tests. Costs associated with the relocation of rugby club and provision of new open Development space (to compensate for loss on this site) may well increase overall cost of Costs redeveloping this site. Could be a short to medium term scheme, depending on the ability to Timescale relocate existing use. Commercial Given the location and prominence of this site, redevelopment is likely to be Attractiveness commercially attractive (depending on costs of relocating existing uses). F. ADDITIONAL CONSIDERATIONS Site is capable of accommodating a significant amount of retail and leisure Ability to Meet development and, therefore, could meet a significant amount of the identified Identified Need need in Hayle. Given its out-of-centre location, retail development, depending on the scale and type provided, has the potential to have a detrimental impact on Hayle Trade Draw and other town centres in the local area.

CONCLUSIONS Overall Conclusions:

This is a large site on the edge of Hayle, close to the recently developed West Cornwall Retail Park. Its out of centre location indicates that it is not a preferred location for retail development and any retail proposals will need to demonstrate that it complies with the sequential approach to site selection and that it will not have a detrimental impact upon the health of the two town centres in Hayle. In addition to these issues, further policy issues relating to the redevelopment of existing sporting and open space facilities will need to be overcome.

SITE 41: PYDAR STREET, TRURO ASSESSMENT COMMENTS CRITERIA A. SITE DESCRIPTION Location Land off Pydar Street, immediately to the north of Truro town centre

Existing land- Office buildings (Council), employment units and car parking. uses Adjoining land- Retail land to the south (primary shopping area), offices to the west, viaduct uses to the north, hospital and established residential land to the east B. PLANNING POLICY ISSUES ‘Saved’ policy 7D of the adopted Local identifies the land at Pydar Street for mixed use development incorporating A1, A2 and residential uses. The draft Planning Policy Truro and Threemilestone Area Action Plan identifies the land as the ‘Pydar Status Street redevelopment site’ as being suitable for a mix of uses including residential, office, leisure and retail growth. C. ACCESSIBILITY Accessibility by The site has access on to the B3284, which links to the A39/A390 to the private car east. Accessibility by The site is within comfortable walking distance of the town centre but St public transport Clement Street (B3284) is a barrier for pedestrian linkages. D. CONSTRAINTS TO DEVELOPMENT There may be issues with accommodating additional traffic movements in this location and a revised access which minimises the barrier of St Clement Access Street is desirable. A reconfiguration of the site and local highway network should be explored. Opportunity to consolidate parking and provide on-site provision, potentially Parking multi-storey. Impacts on Redevelopment of the site for mixed use purposes is unlikely to raise neighbouring significant issues for neighbouring properties properties / land The existing development is of poor visual significance and redevelopment Visual Impact would represent an enhancement to the local surroundings. The site is within close proximity to the central shopping area therefore Servicing servicing is unlikely to provide issues. Difficulties with Existing occupiers would need to be relocated which could restrict the site displacing coming forward in the immediate short term. existing uses Environmental Far eastern section of the site may be prone to flooding. Recommend this is impacts confirmed with the Environment Agency. E. DEVELOPMENT CHARACTERISTICS & IMPLEMENTATION The site is allocated for mixed use provision, incorporating retail development. The development of this site for large scale retail is impeded Land Uses by the existing barrier presented by the local road network. However, we consider that this site is suitable for retail use. Development Dependent on the scope for improving the local highway network and Costs improving connectivity with the town centre. Timescale Medium term. This is a large site with the potential for a considerable amount of Commercial development close to the town centre. Therefore, consider it to be a Attractiveness commercially attractive site. F. ADDITIONAL CONSIDERATIONS Ability to Meet Site has the potential to accommodate part of the identified need for Identified Need additional convenience and comparison floorspace in Truro. Retail development on this site has the potential to improve the Trade Draw attractiveness of Truro city centre, although the barrier presented by St Clement Street will need to be dealt with. CONCLUSIONS Overall Conclusions:

The Pydar Street area represents a clear opportunity to expand the core retail area in Truro city centre. The site is large enough to accommodate a significant amount of retail development as part of a wider mixed use scheme, which could accommodate a number of the known retailer requirements for the city. However, a number of issues will need to be considered when planning for the scale and type of retail development in this location. First, the development of this site cannot be considered in isolation when there are other potential retail development sites elsewhere in and around the city centre. For example, significant levels of comparison goods floorspace retail provision at Pydar Street could have an impact upon the delivery of other schemes with similar types of uses elsewhere (both in Truro and other nearby settlements). This may not be an issue where Pydar Street is the focus for new retail development in the city centre, but would need consideration when a scenario, as outlined in the draft Truro AAP, is proposed. Second, Pydar Street is a potential relocation site for an expanded Tesco store and consideration will need to be given to whether a large supermarket use is more appropriate than high street style comparison goods floorspace provision. Third, the site is separated from the core retail area by St Clement Road and there is a need for any future redevelopment site to consider how this barrier is removed. One potential option which we consider should be explored is the incorporation of the Highcross multi-storey car park and adjacent retail uses into a redevelopment scheme and redirection of St Clement Road through another part of the site. this should be explored although we acknowledge that viability issues may affect such an approach. Overall, we consider that the Pydar Street area remains one of the most important potential retail development sites within Truro city centre and should form part of the focus for new retail development within the Cornwall LDF.

SITE 42: MOORFIELD CAR PARK, TRURO ASSESSMENT COMMENTS CRITERIA A. SITE DESCRIPTION Location Moorfields Car Park, south west of the central shopping area

Existing land- Council owned pay and display car park incorporating surface car parking on uses the southern half and a three storey MSCP in the north of the site. Adjoining land- Retail and commercial land uses to the north, mixed city centre uses to west, uses south and east B. PLANNING POLICY ISSUES The site is identified as being suitable for mixed use redevelopment under Planning Policy policy 7D of the Local Plan (Old Bridge Street car park) and is located within Status the central shopping area. The draft Truro and Threemilestone AAP identifies the site as being suitable for mixed use redevelopment. C. ACCESSIBILITY Accessibility by Access is currently subject to one-way flow leading from Calenick Street and private car exiting onto Charles Street. Accessibility by Within convenient walking distance of the primary shopping area. Bus stop public transport located on Calenick Street. D. CONSTRAINTS TO DEVELOPMENT Access is restricted by the local road network. However, a mixed use Access development close to the city centre will benefit from public transport and pedestrian linkages. Parking There is potential to consolidate some of the existing parking on site. There are a number of residential properties to the east of the site which Impacts on would need to be given due consideration. The other boundaries are neighbouring predominantly commercial uses and the impact of redevelopment on their properties / land servicing arrangements will need to be considered. The intensification of the site could provide an opportunity to enhance this Visual Impact area of the city centre and would require a high quality scheme Access from local network is restricted, which may affect how retail Servicing development on this site is serviced. Difficulties with Redevelopment of core site will be dependant on the ability to revise car displacing parking arrangements and ensure that any loss of provision does not impact existing uses upon parking capacity across the city centre. Environmental Site is potentially subject to flooding. Recommend this is confirmed with the impacts Environment Agency. E. DEVELOPMENT CHARACTERISTICS & IMPLEMENTATION Site was being explored for mixed use development in the emerging draft AAP. This is dependent on the requirement to retain the existing parking Land Uses provision in order to support the city centre. We consider that this is an appropriate approach for this site. Development Demolition of MSCP and potential highway works and enhanced pedestrian Costs routes to the city centre. Timescale medium term.

The car park alone is unlikely to be significantly attractive as a retail development opportunity. Therefore, in order to improve the attractiveness Commercial of this site, further properties may be required and the draft AAP has Attractiveness identified the potential for incorporation of the existing Somerfield/Argos unit into the development area. F. ADDITIONAL CONSIDERATIONS Ability to Meet Site has the potential to meet part of the identified comparison and Identified Need convenience goods capacity in Truro. If retail development can be provided across this site, then it is likely to have Trade Draw a positive impact upon the performance and attractiveness of the city centre. CONCLUSIONS Overall Conclusions:

The Moorfield car park presents a reasonably large potential retail development opportunity within Truro city centre. It has attracted historic proposals for large scale high street style retail development although, despite a resolution to grant permission, a planning permission was never issued. There are a number of issues associated with delivering retail development on this site. First, this site provides a significant amount of car parking provision and redevelopment will need to consider how parking capacity can be re-provided for either on site or elsewhere in the city centre. Second, the car parking area itself is hidden from the main retail circuit in the city centre and as such its commercial attractiveness is reduced. As suggested in the draft Truro AAP, the inclusion of the Somerfield/Argos building will provide some much needed retail frontage to this potential development site, although will not be able to extend the retail circuit unless further properties are incorporated. Overall, we do consider that this site has the potential for redevelopment, but is unlikely to ever be as attractive as the Pydar Street area and therefore this site may well play a smaller part in future retail development in the city centre.

SITE 43: GARRAS WHARF, TRURO ASSESSMENT COMMENTS CRITERIA A. SITE DESCRIPTION Location Large plot of land situated south west of Truro city centre.

Existing land- Tesco superstore and public car parking, plus retail warehouses uses Adjoining land- River to the north and east, the A39 to the west and south uses B. PLANNING POLICY ISSUES The site is located within the central shopping area in the Local Plan. The draft Truro and Threemilestone AAP identifies the site as having Planning Policy redevelopment potential if it can be demonstrated that the Tesco store can Status be relocated into a sustainable location. If this can be demonstrated then the site would be suitable for a mix of uses. Alternatively, the draft AAP indicates that there is scope for an extension of the existing store. C. ACCESSIBILITY Accessibility by The site is accessed off the A39 private car Accessibility by The site has potential to improve pedestrian and cycle links to the town public transport centre. D. CONSTRAINTS TO DEVELOPMENT Access The site benefits from convenient access from the A39/A390 There is a significant level of parking on the site which could be maintained and consolidated if retail uses remain. The parking associated with the Parking existing Tesco store does become congested at peak periods, although it does provide a benefit to the attractiveness of the city centre. The site is contained by a highway and the river so there would not be any Impacts on impact on adjoining users. However, redevelopment does have the potential neighbouring to impact upon linked trips with the city centre and flooding issues in the properties / land surrounding area This site is in a very prominent location in the waterfront area in central Truro. Redevelopment of this site offers the potential to improve the Visual Impact appearance of this site and views across the waterfront area and the city centre. Servicing Unlikely to be any significant servicing constraints In order to provide for redevelopment of this site, the future of the Tesco Difficulties with store will need to be resolved. On site reprovision will need to allow for a displacing larger store and remodelled car parking, plus the likely removal of the existing uses existing retail warehouses. Movement of the Tesco store, will require a suitable alternative location. Site is subject to flood risk. Further development will require appropriate Environmental mitigation measures. Flood risk issues may also influence the final scale impacts and mix of land uses in this location. E. DEVELOPMENT CHARACTERISTICS & IMPLEMENTATION In principle, we consider that this site provided an important contribution to retailing in the centre of Truro. Linked trips from the Tesco store benefit the Land Uses city centre, although we do not consider that this site is suitable for large scale comparison goods floorspace provision. Development Major cost is likely to be flood mitigation works and acquisition of Costs surrounding properties Timescale Medium term. The site has strong links with the town centre and there is a high footfall Commercial leading up to the existing Tesco site which enhances its attractiveness for Attractiveness additional retail provision. F. ADDITIONAL CONSIDERATIONS Site has the potential to accommodate part of the identified convenience Ability to Meet floorspace need and some of the comparison need – although we do not Identified Need consider this site to be a large scale comparison goods development opportunity The existing convenience (food) retail floorspace on this site benefits the town centre. Removal of the Tesco use should only occur where an Trade Draw alternative suitable location for Tesco can be found. Large scale comparison goods floorspace uses on this site are not considered appropriate given the barrier to movement presented by Morlaix Avenue. CONCLUSIONS Overall Conclusions:

The existing Tesco store on this site provides both a successful grocery shopping destination and also a benefit to the town centre via linked trips. Tesco has aspirations to expand its store in Truro and this site should be an option to achieve this expansion. However, to deliver this expansion, it is likely that the existing retail warehouse units will need to be removed and there are other non-retail issues (such as design, planning for the future of the waterfront area and flooding issues) which will influence future development proposals. From a retail planning perspective, we would support a strategy which seeks to either retain of the Tesco use on this site or re-accommodate Tesco at another location around the city centre which offer similar benefits to the city centre in terms of linked trips.