Land Adjacent to Milpool Car Park Assessment Comments Criteria A
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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.