ROCHE NEIGHBOURHOOD PLAN

Contents

SECTION 1: INTRODUCTION page 1 WHY ROCHE NEEDS THIS NEIGHBOURHOOD PLAN page 1 ABOUT ROCHE PARISH page 2 CHARACTER OF ROCHE VILLAGE page 5

SECTION 2: POLICIES page 8 A: HOUSING NEEDS AND ALLOCATIONS POLICY A1 - Roche village page 10 POLICY A2 - Trezaise/Higher Trezaise page 13 POLICY A3 - School places page 13 B: TRAFFIC ISSUES POLICY B1 - Link Road west of Roche page 15 POLICY B2 - Potential development of Site D page 18 POLICY B3 - Heavy goods diversion page 19 C: EMPLOYMENT AND COMMERCIAL SERVICES POLICY C1 - Employment and development page 20 POLICY C2 - Mixed use development page 21 POLICY C3 - Protection of existing business premises page 23 POLICY C4 - Co-op car park page 23 D) COMMUNITY GREEN SPACE DESIGNATIONS POLICY D1 - Community Green Space designations page 24 Policy D1(a): The Old Fairground page 24 Policy D1(b): The Glebe Meadow page 24 Policy D1(c): The play and recreation area page 24 Policy D1(d): The duck pond and surrounding green space page 26 POLICY D2 - A coordinated approach to green spaces page 26 E) RENEWABLES POLICY E1 - Wind and solar farms page 26 F) HISTORIC ENVIRONMENT POLICY F1 - Assessment of historic assets page 27 POLICY F2 - Area of special architectural and historic interest page 28 POLICY F3 - Protecting local character page 28 POLICY F4 - Preservation of settlement boundaries page 30 POLICY F5 - Retaining community identity page 30 POLICY F6 - Designated heritage assets page 30 POLICY F7 - Non-designated heritage assets page 30 POLICY F8 - Protection of archaeological assets page 31 G) NATURAL ENVIRONMENT POLICY G1 - Protection of wildlife page 32 H) DESIGN POLICY H1 - Reinforcing character and heritage page 32 POLICY H2 - Ensuring the highest standards of development, protecting landscape character page 34 POLICY H3 - Maintaining a sense of place page 34

APPENDIX: ROCHE DESIGN GUIDE DRAFT Roche Neighbourhood Plan Section 1: Introduction

SECTION 1: INTRODUCTION permission for the development we want to see. The Roche Parish Neighbourhood Plan has To help deliver this vision Roche Parish coun- been developed to ensure that future cil took the proactive approach of initiating growth and development in the parish is this Neighbourhood Plan and seeking to se- shaped by local people to sustain and im- cure the consent of local people in a referen- prove the quality of the community and its dum. In turn, the community will also benefit built and natural environment, in order to from 25 percent of the revenues from the support sustainable development in the Community Infrastructure Levy (once Corn- community. It seeks to protect the unique wall council have that in place) arising from character of this Parish, and ensure that fur- any development that takes place in the Par- ther development will contribute towards ish. This will contribute to Parish funds, ena- creating and maintaining a strong, sustain- bling improved local services. able community with high quality place- making. There was throughout the process of consult- ing upon and drawing up the Roche Neighbourhood Planning builds on the Na- Neighbourhood Plan, recognition that under tional Planning Policy Framework (NPPF) and the legislation it can’t promote less develop- the Cornwall Local Plan to give an extra level ment than is proposed in the Local Plan, but of detail at the local level. In accordance with should build upon its foundations. The NPPF (§184 and §185) the Neighbourhood Neighbourhood Plan that has now been cre- Plan has been prepared so as to be in general ated is pro-growth and consistent with the conformity with the strategic policies con- saved policies from the adopted Restormel tained in the development plan (here the Local Plan, and planned to be consistent with saved policies of the Restormel local plan). the emerging Cornwall Local Plan. The plan is Regard has also been had to the policies of pro-growth provided that such growth seeks the emerging Cornwall Local Plan. to ameliorate any negative impacts of growth Such Neighbourhood Planning enables com- on the community and the Neighbourhood munities to play a much stronger role in shap- Plan sets out how to achieve this. ing the areas in which they live and work and WHY ROCHE NEEDS THIS NEIGHBOUR- in supporting new development proposals. This is because unlike the parish, village or HOOD PLAN town plans that communities may have pre- Rapid housing expansion in the village has pared in the past (as Roche Parish did), a taken place due to relatively cheap land with Neighbourhood Plan forms part of the devel- easy access to main roads and existing ser- opment plan and sits alongside the Local Plan vices. Roche’s location in the county and prepared by the local planning authority. De- lower than average house prices have made it cisions on planning applications will be made an attractive place for young families and first using both the Local Plan and the Neighbour- time buyers to settle. Taken together this has hood Plan, and any other material considera- doubled the parish population over the past tions. 25 years.

Therefore Neighbourhood Planning provides Traffic growth is an even greater issue than the opportunity for Roche Parish to not only the population growth. Roche is located on set out a positive vision for how we want our the B3274 which links St Austell in the south community to develop over the next ten, fif- to the A30 and to Newquay and Padstow in teen, twenty years in ways that meet identi- the north. This channels substantial traffic fied local need and make sense for local peo- through Trezaise, Roche and Victoria, acting ple, but to put in place planning policies that as the main HGV route between the western will help deliver that vision or grant planning communities of St Austell and the china clay

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DRAFT Roche Neighbourhood Plan Section 1: Introduction

to the A30. It is also heavily used by aggre- ises – including some large retail units along gate HGVs from St Dennis and Whitemoor. the old A30, the Victoria Business Park, and The most recent traffic survey in the centre of most recently the Cornwall Services develop- Roche averaged one HGV every minute trav- ment on the new A30 junction. The new A30 elling through the village over a 24 hour pe- dual carriageway intersects the northern edge riod. of the Parish, with a junction and services just east of Victoria. Planners have not always secured high quality place making and there has been too little in Roche Village itself is located 6 miles from St place to achieve high quality place making Austell on the south coast and 12 miles from and design. Moreover, rapid growth has led Newquay on the north coast. The village gets to increased pressure on local services – for its name from a granite outcrop east of the example, local school places are in short sup- village, with Roche being the Norman-French ply. Important green spaces have been under word for rock. On top of Roche Rock is a ru- threat of unwelcome development. Traffic ined chapel (dedicated to St Michael). has increased substantially, yet safe pedes- The parish church of St Gomondas/Gonandus trian routes have not been achieved. The (Fig 1.2), is situated on a vantage point over- Neighbourhood Plan for Roche allows all looking the main body of the village; with the these issues to be addressed (quality, location scheduled Chapel on Roche Rock, it is one of and quantity of development, safe pedestrian the principal focal points in a much wider links, reduced traffic impacts, the preserva- area. It is a grade II* listed building, with a tion and enhancement of rural communities, medieval tower, but with most of the surviv- historic buildings and features, and protecting ing fabric and character dating from the res- key open spaces). It puts the community in toration of 1890 by the great Victorian church charge of its own destiny. architect J.D Sedding, Associated with the Old Rectory to the north, linked to the church The vision for the future of Roche through a formal and informal landscape in Parish is: 'Supporting a thriving the style of a mini Country House and Park, the group stands symbolic of the rich history Parish to meet local needs, and of the village, and of its rich heritage of both enhance its Character and Dis- designated and undesignated historic build- tinctiveness for a Sustainable Fu- ings and sites. ture'.

ABOUT ROCHE PARISH

Roche Parish is a civil parish in mid-Cornwall, on the northern edge of the China Clay com- munities. There were 1592 dwellings in the parish according to the most recent (2011) census and the population was 3381.

The largest settlement by far is Roche village itself. South of Roche but connected to it is Trezaise, a primarily linear community ex- Figure 1.2 - Roche Parish Church tending from Roche along the main road south. Half a mile north of Roche village is the settlement of Victoria where Roche rail sta- tion is situated along with some housing and services (pub, café) but chiefly business prem-

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Figure 1.1 - Map of Roche Parish 3

DRAFT Roche Neighbourhood Plan Section 1: Introduction

Because over the past 25 years the village has proximately one HGV through Roche every more than doubled in its population, it has minute on average. Trezaise and Higher expanded its housing beyond the traditional Trezaise forms a linear settlement along the limits of the village. This growth was refer- main road south of Roche and comprises a enced in the St Austell, St Blazey and China sporadic extension of the main village. Clay Area Regeneration Plan Guidelines for Transformational Development Projects [Planning Future Cornwall Regeneration Plan] ref

“During the 20 years between 1991-2011 there has been a 28% growth in housing across Cornwall but many of parishes within the plan areas have far exceeded that aver- age. The Parish of Roche has had a 75% in- crease in housing stock…It is important that new development delivers transformational change and isn’t solely focused on those ar- eas that have historically taken the majority Figure 1.3 - Modern housing developments have been allowed to encroach on Roche rock of growth.” Page 10, para 4 They are particularly impacted by the heavy Since then, however, growth in Roche has fast traffic (Fig 1.4), and Higher Trezaise in actually accelerated. The number of comple- particular is badly provisioned for pedestrians tions and commitments since 2010 alone in and dangerous for cyclists and other vulner- the Parish is 393, with more than half of these able road users due to lack of footpaths along in Roche Village and Trezaise. As a result, the the narrow, twisting but heavily trafficked village has had to cope with substantial nega- fast carriageway. tive impacts: including the loss of some sig- nificant views of Roche Rock from the heart of the village through unsympathetic devel- opment (Fig 1.3), a shortage of school places such that siblings of local pupils have been unable to gain places and are having to be taxied to other schools, and substantial traffic growth.

Current transport links to the village consist of easy access to the A30 trunk road to the north, a branch line railway station at Victoria which connects with Newquay to the North and Par (on the main line) to the south. There Figure 1.4 - Heavy traffic through Trezaise is an hourly bus route (the number 27, oper- In contrast to Roche village, Victoria has long ated by FirstGroup) directly connecting with been primarily an industrial/business/retail Bodmin, Truro and to St. Austell. Regular but area. There are however a range of commu- in-direct bus routes to Newquay and other nity assets with the pub/hotel, cafés, petrol destinations are also available. station, and some housing. Alongside are out of town retail units along the old A30, mostly The road through Trezaise, Roche and Victoria quite dilapidated and in some cases empty. (the B3274) forms one of the primary links The modern business estate in contrast is between St. Austell and the A30 (and to thriving. Just down the road, the new Corn- Newquay), a fact that has generated substan- wall Services site has recently opened, adding tial traffic through the settlement, with ap- further facilities (food outlets, coffee shop,

4 DRAFT Roche Neighbourhood Plan Section 1: Introduction newsagent, indoor play and a planned hotel). order to inform plan making and develop- Victoria sits north of the railway line and the ment management going forward. Victoria Road rail bridge – south of which there is a distinct green gap separating Victo- Roche Village was always a churchtown – an ria from Roche. ecclesiastical, administrative, marketing and service centre rather than overtly an indus- Victoria Road, which links Victoria to Roche trial or commercial settlement. There was Village, takes heavy traffic but is narrow certainly an industrial element in the popula- and has no pavement for most of its length. tion (the terraced housing in Tremodrett This is highly dangerous for pedestrians and Road and Chapel Road was reputedly built for cyclists moving between the two settle- clay workers), and much of the economic ments to access work, shops, and the rail- prosperity and employment here was linked way station. to the dominant china industry. However the history of numerous smithies, wheelwrights, Besides the village of Roche and Trezaise, and saw pits, workshops and shops also clearly the business orientated developments around served a thriving agricultural population, and Victoria (which provides the majority of local this is reflected in its character today. employment), the Parish is largely rural in nature, with some small hamlets, and scat- The population of the village has always been tered small groups of buildings and individual a mix of agricultural (including the part-time properties, many agricultural. To the north- smallholders, also active as industrial labour- west is the Goss Moor and Tregoss SAC. To ers and carriers), commercial and what was the east the Parish borders the settlement of termed in 19th century trade directories as Bugle. The rural hamlets are attractive and ‘private’ or ‘gentry’, which included Anglican little impacted by recent development, and and non-conformist clergy, school teachers, include some fine well preserved stone built retired businessmen and professionals. This properties of all sizes. historic range of people, of uses of buildings, of scales of wealth, all still informs the very Although its industrial past was an important varied character of the village today – very element in shaping the village and parish, in different in character from many of the ‘in- contrast with other clay parishes, the settle- dustrial’ villages of the Hensbarrow area. ments and landscape have not been hugely impacted by china clay mining and tipping – Historically there were three main distinct much of the medieval field structure remains, areas to the village. First was the churchtown with tipping confined to the southerly at the top of what is now Fore Street, set boundaries. amid its medieval landscape, with church, rectory, large farms and Inn; second was the CHARACTER OF ROCHE VILLAGE lower town, with shops, houses, cottages, smallholdings and chapels; thirdly, and joining Housing growth in the Parish has been, and is the two is the late 19th century rebuilt com- expected to continue to be, predominantly mercial core around the central road junction focused on Roche Village, although there (and spreading up Fore Street). These divi- have been small developments in Trezaise, sions are to some extent still maintained and and extensive business developments in Vic- visible today, preserved in part by the Local toria (where there is opportunity for regen- Plan development boundary and other desig- eration through mixed development, and ex- nations, and by the ability of the generously tension of the business park). Given the focus scaled plots and open, low density grid of the of housing growth in Roche village, and a his- early 19th century to absorb later develop- tory of unsympathetic large scale develop- ment. Only in recent years has housing spread ment, it has been important to examine and beyond this grid and the historic limits of the understand the character of the settlement in settlement, and encroached upon virgin

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DRAFT Roche Neighbourhood Plan Section 1: Introduction green-field land, the remnant open fields of clubs and associations and a large modern the medieval landscape (Fig 1.5). GP's practice.

Despite this concentration, the negative im- pact of the main road running through the village has had the effect of creating a sense of a lack of focus in the townscape and down- grading the appearance of many of these shops and facilities. The traffic, and the engi- neering and management measures that have been put into place to control it have had a negative effect on the character and appear- ance of the village core. The historic ‘square’, has become little more than a token round- about prioritising traffic over pedestrians (Fig 1.6).

Fig 1.5 - Roche is set within the remnants of a me- dieval field system The historic village was spread over a rela- Figure 1.6 - Roche's historic square has been reduced tively wide area, but densities were low, for to a roundabout the most part. The most striking characteristic The amount of HGV traffic causes consider- of Roche is that there are very few tightly able loss of quality of life, and regular conges- packed terraces and buildings away from the tion in the square and at the Harmony Road central crossroads. The village is mostly made junction in particular, as well as severe safety up of individual, detached buildings standing issues for residents – especially through in good sized, often very generous plots. The Higher Trezaise and Trezaise where footpaths total number of buildings and population was are sporadic; and along Victoria Road (which not, therefore, large. However, the scale of is narrow and has no footpath linking the vil- recent development in and around Roche has lage of Roche and its services to the railway been substantial compared to its size; hun- station and the employment centre). Traffic dreds have in the last few decades turned has seriously eroded the character of the set- into a population of some 3000 and growing - tlement. the size of a small Cornish town. The main road is, unfortunately, what most As a result, and on the positive side the range people see and know of Roche, but there is of shops and facilities in Roche has remained much else of often high quality, both of indi- quite large, including a Co-op store, butchers, vidual buildings, and whole areas and street- newsagent/general store, grocers, post office, scapes. There are distinct sub-areas with dis- beauticians, two pubs, takeaway food shops, cernibly different characteristics, much of it sports and recreation grounds, village and scarcely touched by the noise and pollution of church halls, Infant/Junior school, various the through-roads (Fig 1.7). These areas do sometimes merge (Fore Street in particular

6 DRAFT Roche Neighbourhood Plan Section 1: Introduction acts as a link between the churchtown and The Roche Design Guide (appendixed to the the lower town); sometimes there is a quite Neighbourhood Plan) describes these charac- abrupt transition, a matter of yards, from one ter areas of the village in detail, drawing on to the other (in appearance, in the types of the work of the Cornwall Industrial Settle- buildings, in the levels of noise and pollution ments Initiative report on Roche vil- – as between Fore Street and Tremodrett lage(2005), commissioned jointly by English Road or Victoria Road and Chapel Road). Heritage, Cornwall County Council and the former Restormel Borough Council.

A key aim of this Neighbourhood Plan is to encourage and support the protection and enhancement of these qualities and identity.

Fig 1.7 - Roche has distinctive suburbs often charac- terised by high quality individual buildings

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DRAFT Roche Neighbourhood Plan Section 2: Policies

SECTION 2: POLICIES designing wildlife enhancements into all new developments at the earliest The Neighbourhood Plan for Roche Parish has stage. been extensively consulted upon amongst the  Avoiding loss of local services, and local community and clear policy recommen- supporting improved pedestrian link- dations have emerged through this process. age between Roche Village and Victo- Detailed evidence gathering has taken place ria, and between Roche Village and and this has been reviewed by the Roche Higher Trezaise; Neighbourhood Plan Steering Group.  Taking a design led approach to en- sure that future development en- The Plan's vision has been developed through hances character and distinctiveness. extensive community consultation and evi- dence gathering. This has included three full The Plan has taken full account of existing door to door surveys, two consultation policy guidance in the National Planning Pol- events, and targeted surveys of businesses, icy Framework (NPPF), the saved policies of young people (primary, secondary and terti- the Restormel Local Plan and emerging poli- ary), and the Molinis traveller site. cies of the Cornwall Local Plan. All of the poli- cies in this Plan have been designed to sup- The clear wish of the people living in the Par- port and complement these wider national ish is to secure and enhance the quality of life and county policies, and should be read in alongside encouraging new opportunities for that context. growth in ways that do not undermine the character and distinctiveness of the landscape and historic settlements. This will be achieved A: HOUSING NEEDS AND ALLOCATIONS by: Policy background and objectively assessed  Allocating sites to meet the evi- housing need. denced local housing need identified Roche Parish has been subject to very rapid in the draft Cornwall Local Plan and housing growth since 1991 (the great majority local survey; in Roche Village). According to the ‘St Austell,

 Supporting road schemes to take St Blazey and China Clay Area Regeneration through traffic out of Roche and Plan Guidelines for Transformational Devel- Trezaise, enabled by additional hous- opment Projects [Planning Future Cornwall ing growth and economic develop- ment contingent on this being Regeneration Plan]’ (page 10, para 4) achieved; “During the 20 years between 1991-2011  Supporting sensitive economic there has been a 28% growth in housing growth, notably mixed use re- across Cornwall but many of parishes within development at Victoria, subject to the plan areas have far exceeded that aver- unacceptable traffic impact on Roche age. The Parish of Roche has had a 75% in- being avoided; crease in housing stock…It is important that  Protecting Open Spaces and Wildlife new development delivers transformational species and habitats – in particular change and isn’t solely focused on those ar- designating key sites as community open space; maintaining a green gap eas that have historically taken the majority between Roche and Victoria; oppos- of growth.” ing inappropriate development out- The community consultations for this plan side the development boundary; pro- support this concern to take a more meas- tecting Roche Rock from encroach- ured approach to further growth and deliver ment; protect wildlife species and habitats by directing development to transformational change, ensuring in particu- less sensitive sites and retaining im- lar that further development should address portant features of those sites; and local housing needs (in terms of quality, mar-

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DRAFT Roche Neighbourhood Plan Section 2: Policies ket type, and location), and only be supported an overall increase for the Cornwall Draft if policies address the need for sufficient Plan). school places; mitigate traffic impacts; pro- On Tuesday, 17th November the Cornwall vide suitable play and recreation facilities; Council Planning Policy Advisory Committee protect important green spaces, views and had received a report which set out proposed historic areas; and have the support of a well revisions to the Cornwall Draft local Plan thought through design code and protection (“Appendix 1: Cornwall Local Plan: Strategic of historic character areas. Policies - Proposed changes for consultation 2016”). In this the revised China Clay Area At the start of the Neighbourhood Plan proc- housing numbers for the draft Cornwall Local ess (September 2014) advice from Cornwall Plan are set out In addition the paper sug- Council suggested that (taking the Roche Par- gested allocations to the major china clay ish ‘share’ of the then China Clay area draft area settlements, plus a residual for the re- Cornwall Plan housing numbers) the housing maining clay parish areas. Although the needed in the Parish in the plan period 2010- Committee decided not to make the specific 2030 was in the range 150 to 300 (the higher allocations (on the basis that the Cornwall number recognising that Roche is one of the Plan is not elsewhere specifying numbers for larger China Clay area villages and the range rural communities, only Cornwall’s major of facilities within it). towns), the paper does nonetheless show the At that time we were informed by Cornwall pro-rata share for Roche of the latest draft Council that 240 homes had already (Septem- Cornwall local Plan housing figures – 210 new ber 2014) been built or permitted in Roche homes in the 2010-2030 emerging Cornwall Parish in the Cornwall draft local plan period Local Plan. 2010-2030. The paper also shows that, on the latest fig- The Neighbourhood Plan Steering Group de- ures, in the new Cornwall Plan period 2010- cided to take the higher 300 figure as the 2030 the number of completions and com- starting point for consultations for a number mitments in Roche is already 393 (November of reasons: 2015 figure). Of this figure, as of November  The higher number would ensure we 2015 58 are approved but not yet complete. fully met the evidenced need As the paper presented in November 2015  The higher number would cover an makes clear, this means Roche has notionally increase if required in the Cornwall exceeded its pro-rata share already by 183 Draft Plan by the inspector, so the homes – in contrast to other clay communi- neighbourhood plan would remain ties and indeed Cornwall as a whole. up to date  As the lower end of the range had al- This is in contrast to the draft Cornwall Local ready been exceeded, we wished to Plan policy position: The Local Plan policy is allow further organic growth to meet clear that "New development should provide local need a sustainable approach to accommodating growth; providing a well balanced mix of That left a residual requirement (on our 300 economic, social and environmental benefits. home figure) of circa 60 more homes when This should maintain the dispersed develop- we started neighbourhood plan consultation. ment pattern of Cornwall and provide homes This formed the basis of the allocations dis- and jobs in a proportional manner based on cussed in the various consultation stages. the role and function of each place." (Draft However in November 2015 we received up- Policy 2 - Spatial Strategy), dated figures from Cornwall Council on both However the figure of 393, of which 144 were delivery and the updated housing numbers in completed in the last year to November 2015, the draft Cornwall local Plan (which take ac- is misleading: The majority (116) of the 144 count of the inspector’s recommendation for latest consents are lawful use certificates for

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DRAFT Roche Neighbourhood Plan Section 2: Policies residential caravans that have been in situ for (i) Any development outside the Roche at least 10 years (to gain the lawful use) at development boundary within the Minorca Lane, issued as part of the planning Neighbourhood Plan area will normally regularisation of that community; so although be refused (see also policy A4). Excep- they are new consents from a planning per- tions may be made for: spective, they are not really new houses. - new agricultural workers buildings These still form part of the planning figures where a clear case of need has been but the Neighbourhood Plan has taken this established and subject to suitable information into account when making deci- controls; sions about housing need in the plan for - the redevelopment of existing previ- Roche. ously developed land; Therefore the number of new homes com- - the conversion of agricultural build- pleted or permitted so far in the new Corn- ings subject to evidence that such wall Local plan period is taken for the buildings are structurally sound and Neighbourhood Plan purposes as 277. This is capable of conversion; still 67 in excess of the calculated pro-rata - a replacement dwelling that is not ma- share for Roche above. terially larger than the original dwell- ing; On this basis, but recognising the need not to ‘freeze’ housing in the Parish so that further - development comprising 100% afford- able housing which meets an evi- needs are met, the decision was taken by the denced local need; Roche Neighbourhood Plan Steering Group to commit to allocations for up to 50 more - development which strictly accords homes in the plan period (revised down from with policy B2. 60 in the earlier consultations in recognition (ii) Development of Sites A,B and C will only of further completions and permissions since be supported provided that : the September 2014 figure). (a) Site A: The proposal comprises 100% This means that taking completions and per- self-build plots. missions to November 2015, and the alloca- tions proposed in this plan (sites A, B and C A proposal for less than 100% self-build below – policy A1), the Neighbourhood Plan will only be supported if: proposes allocations that will allow the parish - it is demonstrated that 100% is un- to deliver 327 homes (discounting for the law- viable; and ful use certificates) in the draft Cornwall Local - any proposal provides for a mini- Plan period to 2030 plus ‘windfall’, compared mum of 40% affordable housing and/or to its 210 pro rata share. In addition, Policy B1 Starter Homes. and B2 make a further conditional allocation for 150 homes, and we expect continued low (b) Site B & Site C: Any proposal should levels of ‘windfall’ permissions. include at least 20% self-build plots

(iii) Small scale infill development and POLICY A1 development on previously developed land within the settlement boundary will be sup-

Roche village ported where such development conforms The plan establishes a new settlement with other policies in this plan; boundary for the village of Roche, based on(iv) In all cases, designs of high quality and the boundary established by the former Re- sustainability that enhance their setting will stormel Borough Council but incorporating be required. In the case of Sites B and C: the allocation of sites A, B and C, sufficient Each site should be developed in two equal for around 50 further houses covering the phases, the second phase commencing only Cornwall Plan period 2010-2030 (Fig. 2.1)

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DRAFT Roche Neighbourhood Plan Section 2: Policies after the completion of the market housing port for self-build plots as these provide an built in phase 1. affordable route onto the housing ladder – in the January 2015 community survey 77%

(231) felt that land should be provided for Policy Justification self-build plots. The new sites allocated in this plan were pre- This is a greater priority locally than social ferred in the community consultation over rented housing, since our evidence was that alternative locations. The sites themselves are although there is a waiting list existing stock available and developable, with the land turnover broadly meets local demand, and owners indicating that they would wish to recently built affordable homes have strug- bring them forward in whatever form and gled to find local tenants. Ocean Housing (the timing is proposed by the Neighbourhood largest local Housing Association) explicitly Plan. These sites are supported by the Sus- told us they do not wish to pursue affordable tainability Appraisal and the Strategic Envi- developments in Roche due to low demand ronmental Assessment carried out for the (notwithstanding the numbers on the housing Neighbourhood Plan by AECOM. Alternative needs register). Similarly, Cornwall Council sites were considered around the village, in- told us they did not wish to promote their cluding all those put forward to Cornwall SHLAA land for affordable housing. Council’s Strategic Housing Land Availability Appraisal. The land owners were contacted, In all cases, people told us that development the Neighbourhood Plan process and our should only be supported if it is of high qual- thinking explained, and opportunity given to ity and sustainable design that enhances make representations. The sites were also Roche, so development should be in accor- consulted with the local community. The se- dance with the design guide. lected sites were considered the most sus- Development outside the settlement bound- tainable, as well as receiving community sup- ary is against policy (subject to policies B2 and port. C2 below which provide for additional devel-

opment contingent on achieving new road  78% believe Sites B and C are natural links mitigating through traffic on the B3274). village locations for growth of Roche This policy implements the clear outcome of village. the Neighbourhood Plan consultations that  Of the sites proposed in the SHLAA, development should be focused on the main Site A was both the most popular site settlements of Roche and Victoria, and rec- and the least unpopular site. ommendation 10 of the Cornwall Industrial It should be noted that the parish has a his- Settlements Initiative report (2005) which tory of small infill development (single prop- recommended limiting or restricting devel- erties, renovations, conversions) and we ex- opment beyond the development boundary pect that to add a small number of further of Roche Village. Roche Parish contains homes in the plan period, typically a handful largely unspoilt rural and heritage landscapes each year, and this is reflected in the and hamlets, and various individual and small Neighbourhood Plan policy. groups of rural buildings of often high quality and/or historic interest. Protection and im- As a result, the Neighbourhood Plan ensures provement of these assets was an important sufficient plots are available to more than priority for residents responding to the meet the Parish’s share of the housing num- Neighbourhood Plan consultations. bers for the clay communities in the Cornwall Draft Plan set out above. The policy states the larger sites (B and C) should be developed in two phases over the plan period, to ensure a supply of new homes through the plan period. The policy supports a substantial proportion of self-build plots. We received strong sup-

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DRAFT Roche Neighbourhood Plan Section 2: Policies

Figure 2.1 - New Roche settlement boundary and suggested housing allocations

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DRAFT Roche Neighbourhood Plan Section 2: Policies

that suitable school places are available at POLICY A2 Roche Village school to accommodate any increased need generated by that residential Trezaise/Higher Trezaise development, and if necessary make a suit- able contribution to meeting any unmet Development (including infill development) need for school places. along Trezaise/Higher Trezaise, is not sup- ported (Fig 2.2) Policy Justification A substantial level of concern was expressed Policy Justification throughout the Neighbourhood Plan consul- In the absence of either the full A30-St. Aus- tations about the shortage of places at Roche tell link road or the short section achieving an School. Rapid development in the village, HGV diversion, the experience of current traf- much of it near the school, has led to siblings fic problems makes it clear that no further of pupils already at the school but who live on development should be allowed feeding onto the Trezaise/Higher Trezaise Road. This was the northern side of the village in less prox- the strong view of local residents in the imity to the school, being unable to secure Neighbourhood Plan community consulta- places and therefore having to be taxied to tions. other schools in the area. Currently the school limits classes to 30 (to support its suc-  75% said there should be no more cessful turnaround from special measures development along Trezaise Road due to traffic issues. over the last few years), with one class per academic year. In light of these traffic safety concerns on the main road through Trezaise/Higher Trezaise, The school could consider larger class sizes, and the lack of safe pedestrian pavements but development on the scale proposed in fully linking to Roche Village and the facilities the local plan could still lead to capacity being and school there, the Neighbourhood Plan exceeded. There is space to potentially add Steering Group concluded that no further class rooms, and this could address the issue development should be permitted along this of meeting rising needs caused by further route. development. It is also possible that recent rapid housing growth has caused a ‘bump’ in If a new St. Austell-A30 link road is estab- pupil numbers that may subside. It was clear lished west of Roche bypassing however that the community is concerned Trezaise/Higher Trezaise, this policy should be that further development should not preju- reviewed, to see if there are opportunities to dice places for local children and therefore strengthen the sustainability of this commu- the impact of further development on the nity by improving safe links to Roche Village need for school places at Roche School would and possible improved community infrastruc- need to be assessed, and a suitable contribu- ture for Trezaise residents. tion secured to meeting any unmet need for school places. In the consultation exercise respondents POLICY A3 noted that if more homes are needed to se-

School places cure a bypass (policies B1 and B2), 87% con- sider that there must also be a plan for more Residential development proposals, includ- places at the school. ing on allocated sites, must demonstrate

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Fig 2.2 - Trezaise and Higher Trezaise: no development will be allowed within the settlement boundary

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DRAFT Roche Neighbourhood Plan Section 2: Policies

B: TRAFFIC ISSUES gap with boundary treatment and/or trees to provide road noise reduction for residents. Community consultation for the Neighbour- hood Plan clearly showed that solving the Absent either the full A30-St. Austell link road issues caused by heavy traffic though Roche (policy B1) or a short section achieving an Village and Trezaise is the greatest concern HGV diversion (policy B2), the evidence of for residents of Roche Parish. traffic problems and the clear views of the community made it clear that no further Achieving a good quality link road between housing allocation (beyond the specific alloca- the A30 and St. Austell is also a priority for tions in Policy A1) should be supported in Vic- Cornwall Council, and during the Neighbour- toria, Roche Village or Trezaise/Higher hood Plan process the Council initiated a Trezaise Road, so as to avoid worsening the Route Options Appraisal looking into the vi- existing traffic issues. ability of eight routes. It will now seek to de- velop this into an Outline Business Case for It is therefore intended that residential de- submission to the Department of Transport in velopment should contribute to this neces- 2017. A preferred route status will follow sary road infrastructure and that the extent of public consultation likely to be held on two affordable delivery being subordinate to de- route options in Spring 2016. It is likely that livery of the new road link. one of these routes will be just west of Roche, the other east of Bugle. POLICY B1 Absent such a new route west of Roche (or as a first stage in achieving it), the Roche Link Road west of Roche Neighbourhood Plan Steering Group also ex- This plan supports the principle of an A30-St. plored the possibility of achieving an HGV Austell link road west of Roche as a priority, diversion if a short section of new road is built to relieve traffic issues impacting Higher between Harmony Road and Edgecumbe Trezaise, Trezaise, the village of Roche, and Road. It was agreed with Cornwall Council Victoria Road. that funding this short section of road could in principle be achieved (and the full new The promotion of this scheme will be a ma- route economic case enhanced) by allowing terial consideration in the determination of new homes to be built (additional to the allo- any application along the likely route. cations in Policy 1) in the area between that Support for this route is subject to the fol- new link road and Roche Village. We ex- lowing conditions: plored this in detail with Cornwall Council, who conducted their own study with this op- a) The new road scheme seeks to in- tion as part of their research into possible link clude an HGV diversion banning HGV move- roads. They concluded that this HGV diversion ments through Roche village from the Com- was achievable, and could achieve a reduc- bellack turning off Trezaise Road to the tion in HGV traffic through Trezaise and south of Roche Village, and from the Victoria Roche Village provided it was accompanied by Rail bridge north of Roche, and into the vil- sufficient traffic calming measures on the old lage from Harmony Road east of the new route through Roche Village to make the road, and into Edgecumbe Road south of the through route sufficiently unattractive. new road. HGVs to be directed instead onto Community consultation by the Roche the new link road (Fig .3). Neighbourhood Plan Steering Group clearly b) That measures designed appropri- evidenced very strong community support for ately to the historic context would be taken these road options, and therefore for sup- as part of the new road scheme to improve porting them through allocating additional the central areas of Roche village and to pri- housing provided it is contingent on the road oritise pedestrians, make increased short being achieved, there are sufficient school term parking available for shoppers, and im- places, it is a high quality low-density design, prove the quality of the environment and in there is adequate provision for children’s play so doing deter rat-running through Higher within the development area (D), and a green

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Trezaise, Trezaise, the village of Roche, and to be diverted around Roche village and Victoria Road. Trezaise. c) Where reasonably practicable, that a Cornwall Council are now carrying out de- footpath is established along Victoria Road tailed investigation of this route and alterna- as part of the new road scheme to provide tives, preparatory to a possible funding bid. safe pedestrian access between Roche Vil- The Neighbourhood Plan support this route in lage and the railway station/ employment at principle, based on the substantial support for Victoria it shown in our public consultation and the In the absence of a full A30-St Austell link clear benefits to the Parish road, this plan supports the principle of the delivery of a new road linking Harmony Road  82% supported the proposal to get to Edgecumbe Road north of the settlement HGVs out of Trezaise and Roche boundary (see Fig 2.3) to address the traffic  93% (278) believe that pavement im- issues in Roche. provements should be a requirement Proposals for residential development in for developers. excess of 5 units within this plan area will be  87% (259) thought an A30-St Austell required to make a proportionate contribu- link road should be supported to re- tion to cost of the delivery of the Harmony duce traffic through Roche. Road to Edgecumbe Road road link (or in the  79% (234) felt that improvements to alternative the A30-St Austell Link Road if it Roche centre should be made to can be demonstrated that A30-St Austell link make it more pedestrian friendly is committed and a contribution to its cost rather than prioritising traffic. has been secured). However, if either this link road/HGV diver- sion or the full A30-St.Austell link road route is implemented by Cornwall Council, it is im- Policy Justification portant that either is accompanied by meas- Our evidence is that the dominance of traffic ures to deter rat-running through Roche and though Trezaise/Higher Trezaise, Roche Vil- Bugle by traffic calming, pedestrian prioritisa- lage and Victoria Road is the number one is- tion, improving the village centre and creating sue for residents. This policy supports meas- a safe, HGV free pedestrian link between ures to tackle these issues. Roche village and Victoria. These measures In addition, Cornwall Council has long stand- were all strongly supported in the Neighbour- ing policy to achieve an improved A30-St. hood Plan community consultations. Austell link road, which the Neighbourhood Plan can support. During the development of the Neighbourhood Plan, Cornwall Council carried out a study to determine possible routes for this link. The study suggested a route west of Roche village provides the most viable and cost-effective solution to achieve this link, and would also allow through traffic

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Figure 2.3 - the possible route of a diversion for heavy goods vehicles

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DRAFT Roche Neighbourhood Plan Section 2: Policies

- a pavement is established along Vic- toria Road linking Roach Village to Vic- POLICY B2 toria Potential development of Site D - there is evidence that sufficient Development of Site D (Fig 2.4), (which shall school places can be accommodated include an equipped local play area, provi- at Roche Village School to meet local sion of open, natural space and sufficient needs including any additional de- Cornish hedges and tree cover along the mand from new homes road to screen noise) will only be supported for a low density development of up to 150 c) A children’s play area and open, houses, provided that any planning permis- natural public space including trees sion results in either: and/or Cornish hedges to mitigate road

noise is included in the new development (i) a proportionate contribution to the delivery of the A30-St Austell link road (in- d) The conditions for the allocation of cluding appropriate means to prevent this site for 150 homes will also be con- through traffic passing through Roche vil- sidered met if the new A30-St.Auslell link lage) if it can be demonstrated that A30-St route referred to in Policy 2 is built, sub- Austell link is committed and a contribution ject to the conditions in Policy B1 and to its cost has been secured, and there is a condition B2 d) above reasonable prospect of its delivery; or alter- natively The costs of meeting the above conditions

will be taken into account in determining (ii) an enforceable contract for the con- S106 contributions from the 150 home con- struction of the new link road has been tingent allocation, the extent of affordable agreed by Cornwall Council for the delivery delivery being subordinate to delivery of the of the Harmony Road to Edgecumbe Road new road link. link subject to the following conditions:

a) Upon opening of the new road HGV movements will be prevented through Roche village from the Combellack turn- ing off Trezaise Road to the south of Roche Village, and from the Victoria Rail bridge north of Roche, and into the vil- lage from Harmony Road east of the new road, and into Edgecumbe Road south of the new road. HGVs will be directed in- stead on the route shown (see map at- tached).

b) No more than 50 new homes in this contingent allocation can be occupied un- til:

- the new road has been completed and the HGV diversion established

- Street works and traffic calming to support the HGV ban by HGVs from Trezaise Road, Roche Village centre and Victoria Road are completed Figure 2.4 - Site D: Potential development area, local play area and sufficient green infrastructure to screen road noise

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Policy Justification gate traffic noise and provide significant new Our evidence is that the dominance of traffic community open space for recreation and though Trezaise/Higher Trezaise, Roche Vil- play. lage and Victoria Road is of greatest concern The new road would divert HGVs slightly for residents. This policy supports measures closer to Tregoss Moor which is a SAC, how- to tackle these issues. ever our advice is that the main environ- Currently Roche forms part of the main mental impact of concern to the SAC is emis- Newquay-St. Austell traffic route, receives sions. Because stop-start delays for HGVs cur- Whitemoor/St.Dennis/western China Clay- rently travelling through Roche village should A30 HGV traffic diverted away from St. Den- be significantly reduced, the new route would nis, and receives A30-St. Austell traffic. The therefore lower emissions, and thereby make most recent traffic survey shows an average a net reduction in current impacts on the SAC. of one HGV through the village every minute. The housing allocation (up to 150 homes) will This seriously detracts from the quality of the support through contributions the funding environment within the centre of the village required for the road section, the securing of and has a consequent impact upon the quality planning permission for the road and ensur- of life of residents. Achieving a solution to the ing that it is deliverable. The Roche traffic issues, especially HGVs, is the first pri- Neighbourhood Plan Steering Group recog- ority of the Neighbourhood Plan. Policy B2 nise these contribution requirements could enables such a solution. reduce the affordable housing contribution The Roche Neighbourhood Plan Steering on viability grounds, though specific evidence Group explored a number of options for tak- on an ‘open book’ basis would be required to ing the HGV traffic around Roche. Cornwall demonstrate this. Council confirmed a new link road between The development of the 150 homes should be Harmony Road and Edgecumbe Road would carefully designed to avoid the impression of allow this, subject to sufficient suitable traffic a single large housing estate, achieving a high calming in the centre of the village, together quality, low density development with gener- with advanced signage etc to deter HGVs ous garden space and natural, open public from the village. space and well integrated development in line Our proposal is therefore to allocate a pro- with the Roche Neighbourhood Plan design portion of the area formed between the vil- guide. lage and the proposed Harmony Road to This reflects current housing needs and com- Edgecumbe Road link road for housing, condi- plements recent new developments which tional on: have generally been high density with an over a) the road having been built, provision of affordable housing. b) the diversion made, c) sufficient traffic calming being in place to POLICY B3 deter HGV rat-running. Heavy goods diversion d) sufficient places being made available at Proposals for a new St. Austell Link Road or Roche school to meet increased demand HGV diversion must: be accompanied by a arising from the development through a fully integrated review of existing policies of contribution to meet any new demand. traffic and traffic management measures and The Neighbourhood Plan is clear that the jus- produce design guidance specific to the B tification for this additional contingent hous- 3274 in its passage through the village, ing allocation is solely on the basis that it se- based on a detailed audit of surrounding cures the means of delivery of this link road, landscapes, wildlife habitats, buildings, ma- as otherwise the development is not sustain- terials and streetscape and a high quality able and so would not be acceptable. An area approach to enhancement and improvement of land between the development and the of streetscape; any scheme to be thoroughly new road will need to be landscaped to miti- grounded on the creation of a street and a

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DRAFT Roche Neighbourhood Plan Section 2: Policies sense of place rather than the mere exigen- way, and has no pavement, despite currently cies of traffic management. This should con- being the HGV route to/from St. Austell and centrate restoration/enhancement schemes being well used by pedestrians. The traffic on some of Roche’s important focal points, and pedestrian safety issues will be resolved if particularly the area around the Victoria the new link road or the HGV diversion de- Road/Harmony Road/Edgecumbe Road/Fore scribed in polices B1 and B2 are achieved. Street junction, the Fore Street, the Without this resolution, substantive employ- Churchtown, and at gateway points ment growth is not sustainable at Victoria if it (Churchtown Roundabout/Harmony Road/ increases traffic on Victoria Road. Chapel Road/Tremodrett Road junction. Longer term there is potential for the busi- ness estate to grow in the area between the Policy Justification existing business estate and the new Cornwall This policy is designed to enhance the special Services (shaded orange in the attached character of Roche, and promote transforma- map), provided any development does not tional change that will assist a pedestrian unduly increase traffic issues on the B3274, friendly environment in Roche Village and and/or on achieving either policy B1 or B2. Trezaise; and assist in discouraging traf- There is also potential for further mixed use fic/HGVs ‘rat-running through the village’, ensuring any investment in an alternative development and regeneration within the route achieves the objective of relieving the existing built area (red lined in the attached traffic issues though Trezaise/Higher Trezaise, map as the Victoria Development area). Roche Village and Victoria Road. It thus sup- Many employees at Victoria either live in ports policies B1 and B2. Roche or use its services. However, the lack of a pavement between Victoria and Roche C) EMPLOYMENT AND COMMERCIAL makes this route extremely dangerous. Any SERVICES growth at Victoria must be contingent on re- Victoria is the main employment centre in solving this pedestrian safety issue. Therefore Roche Parish, and the plan proposes to sup- expansion at Victoria must be subject to a port further employment growth here. Victo- requirement that a pavement is built along ria sits north of the railway line and the Victo- Victoria road to link it safely to Roche for pe- ria Road rail bridge – south of which there is a destrians. distinct green gap separating it from Roche. The rail bridge forms a natural barrier to the In contrast to Roche village, Victoria has long south, forming the northern edge of the been primarily a business and industrial area. highly valued ‘green gap’ between Victoria The business estate is thriving, and benefits and Roche. There is strong support in the from direct access to the A30 as well as the Neighbourhood Plan consultations for pre- Railway Station. Alongside are old out of town serving this green gap. retail units along the old A30, mostly quite dilapidated and in some cases empty – these POLICY C1 provide regeneration potential. There are however a range of community assets with Employment and development the pub/hotel, cafés, petrol station, and some Employment related development will be housing. Just down the road, the new Corn- supported: wall Services site has recently opened, adding further facilities (food outlets, coffee shop, (i) within the settlement boundary of Roche, where it results in small scale com- newsagent, indoor play and a planned hotel). mercial development which is in keeping Whilst Victoria benefits from direct access to with its immediate context; both the A30 and to rail, in contrast the road (ii) in the area between the existing link to Roche is narrow, has a light controlled Business Park and Cornwall Services (see single carriageway road bridge over the rail-

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DRAFT Roche Neighbourhood Plan Section 2: Policies map), subject to the following conditions: (a). Change of use from an existing busi- ness use to residential will only be sup- a). A safe pedestrian route being estab- ported if it is clearly demonstrated that lished along Victoria Road to Roche; there is no reasonable prospect of the ex- isting business use being taken up in the b). All new proposals for development foreseeable future, or alternatively that must be accompanied by a Travel Plan some residential is required to support a which shows the volume of HGV traffic primarily business use. that is likely to be created by the new de- velopment. The Travel Plan must show (b). A safe pedestrian route has been es- the likely routes of any additional HGV tablished along Victoria Road to Roche; traffic travelling from or to the site. Any development which would result in in- creased HGV traffic through Roche / Policy Justification. Trezaise will not be supported. There is already a small amount of residential

in addition to the business development at Policy Justification: Victoria, and there is a rail station and other facilities including the pub and petrol station The Neighbourhood Plan community consul- as well as the new Cornwall services. Com- tation shows support for expansion of em- munity surveys indicated support for mixed ployment at Victoria. It is well connected to use development to support regeneration at the A30 and has a rail way station. However, Victoria, business growth and local employ- there is also strong support for maintaining ment, providing the ‘green gap’ between the green gap between Roche and Victoria, Roche and Victoria is not encroached; there is with no development of Victoria south of the no risk of generation of increased traffic thor- railway bridge and line. Pedestrian safety on ough Roche village; sufficient school places Victoria road is resolved by condition a). The are available; and there is a safe pedestrian concern that development at Victoria should link. not increase HGV traffic through Roche Vil- lage and so worsen existing traffic issues is Change of use from business use to residen- resolved by condition b). tial use would not normally be supported however since this is an important business POLICY C2 centre and opportunity for economic growth not only for the parish, but for mid-Cornwall, Mixed use development and in any event Victoria is not well con- To support employment at Victoria, within nected to local schools. the development redline mixed use devel- opment is supported (Fig 2.5). However any residential element is subject to the follow- ing conditions:

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DRAFT Roche Neighbourhood Plan Section 2: Policies

Fig 2.5 development between the existing business park and Cornwall Services at Victoria will be supported

Fig 2.6 - No development will be permitted in the green gap between Victoria and Roche village

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DRAFT Roche Neighbourhood Plan Section 2: Policies

mercial services such as food and retail provi- POLICY C3 sion.

 94% (279) believe we should have poli- Protection of existing business premises cies to support keeping shops and pubs The loss of business premises in Class A of open the Use Classes Order in the commercial area of Roche Village indicated in Fig 2.7) to other POLICY C4 uses will not be supported unless: Co-op car park  it can be demonstrated that there is Development on the car park adjacent to the no reasonable prospect of the existing busi- Co-op (as indicated in Fig 2.8) will not be ness use being taken up in the foreseeable supported unless suitable alternative parking future. The viability of maintaining these provision can be provided nearby. uses must be tested, if challenged, by at least six months marketing. Policy Justification The Co-op car park provides much needed car parking for the village centre. Loss of this fa- cility would impact on local businesses and inconvenience residents, and on street park- ing is limited. Development on this site will not therefore be supported unless alternative parking can be provided nearby.

Fig 2.7 There is clear community support for retain- ing shops and services in the central business district within Roche village

Policy Justification: Roche village benefits from a range of com- mercial services, especially shops and pubs and food outlets. The Roche Neighbourhood Plan Steering Group received clear commu- nity representations that the range of pubs and shops in the village is of high value to the Fig. 2.8 The Co-op car park will be retained and ef- forts made to increase spaces available community, and should if possible be pre- served, and that the character of the central square and Fore street is also that of com-

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DRAFT Roche Neighbourhood Plan Section 2: Policies

D) COMMUNITY GREEN SPACE DESIG- used as such. Both for its original historic sig- NATIONS nificance and to protect its new community educational use against possible develop- The Neighbourhood Plan consultations ment, its designation as a community green showed a high importance attached to space is recommended. 92% of survey re- protecting significant community green sponses supported this designation, as did the spaces. School.

Four community green space designations Policy D1(b): Community Green Space des- have been strongly supported during the ignation - The Glebe Meadow (Fig 2.9) Neighbourhood Plan consultations – two to preserve green spaces of historic importance that also have a history of community used Policy Justification: and are important to the setting of the The Glebe Meadow is part of an 1820’s de- historic village centre (the old fair ground and signed landscape between the Church and the glebe meadow), and the third for its the Old Rectory, bordered by a planted ‘Ave- community recreational use and its visual nue’ and a Ha-Ha, and recommended for pro- relationship with Roche Rock. All are tection by the Cornwall Industrial Settlements important to their setting. Initiative (an initiative by English Heritage, Cornwall Council and the former Restormel Borough Council) as locally and regionally In addition, there was general support for important. Historically it has been used for protecting and enhancing green spaces and community events and clubs including church the natural environment. Open space provi- fetes, community fairs and dances, and com- sion has been delivered historically without munity sports such as the tug-of-war team. always considering potential for wider envi- Unlike agricultural land around Roche it is ronmental benefits. A playing field or a play undisturbed or semi-disturbed grass land and park provided with new development can therefore of ecological value, and contains a also provide ecological value, value to local listed Celtic cross. Its designation as a com- character or connectivity to other open munity green space was supported by a vil- spaces if a joined up approach is taken. The lage petition of 260 residents, and 90% sup- Neighbourhood Plan is intended to encourage port in the Neighbourhood Plan surveys, as and enable a joined up approach. well as the CISI recommendations Policy D1(c): Community Green Space des-

POLICY D1 ignation - The play and recreation area (Fig 2.9)

Community Green Space designations Policy Justification: Roche has a substantial recreation asset, with Built development on land which has been the play area, tennis courts, cricket pitch and identified as Community Green Space will be football fields and training area. Located west resisted unless it small scale and is incidental of Roche rock, this area is not only of huge to the use of the land as green space. recreational value, but any development here Policy D1(a): Community Green Space des- would also be of significant detrimental visual ignation The Old Fairground (Fig 2.9) impact on the setting of Roche Rock. Its des- ignation was proposed to the Roche Policy Justification: Neighbourhood Plan Steering Group by local The Old Fair Ground on the North West cor- councillors and members of the Roche ner of the school grounds was donated for Neighbourhood Plan Steering Group. use as a nature area by the school. It is now

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DRAFT Roche Neighbourhood Plan Section 2: Policies

Fig 2.9 Community Green Space designations: The Glebe Meadow, The Old Fairground and the sports and recrea- tion areas to the west of Roche Rock

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DRAFT Roche Neighbourhood Plan Section 2: Policies

Policy D1(d): Community Green Space des- ignation - The duck pond and surrounding POLICY E1 green space (Fig 2.9)

Policy Justification: Wind and solar farms The duck pond is in part a flood attenuation In considering applications for wind farms pond, but also provides an important local and solar farms: recreational and nature resource. Its reten- tion, including the surrounding green space a. Importance will be placed on considering (which has in the past been subject to devel- siting against national guidance that opment proposals which have been refused) stresses visual impact, and particularly cu- - is important for its amenity value to the mulative impact community, as well as the ponds drainage b. In the absence of clear community sup- management role. The Roche Neighbourhood port, wind turbine applications will not be Plan Steering Group received community rep- supported resentations for its protection. c. Wind or solar farm applications that ma- terially impact the setting of Roche Rock POLICY D2 will not be supported. A coordinated approach to green spaces Policy Justification Proposed enhancements to open space pro- Roche Parish has recently seen a number of vision in Roche should be delivered through wind turbines approved to the north-west of a coordinated green infrastructure approach, Roche village. The wider mid-Cornwall area including in conjunction with existing green has seen large numbers of individual turbines infrastructure work being undertaken by approved as well as a small number of wind Cornwall Council, Natural England and other farms. The result is that from many vantage organisations locally. points multiple wind turbines can be seen scattered across the landscape.

Justification Similar concerns were raised about solar The delivery of new and improved green in- farms, since along main roads in Cornwall frastructure provision is most effective when multiple solar farms have also been approved it is planned through a partnership approach. in often highly visible locations. This helps ensure that the full range of bene- fits from a high quality green infrastructure The community consultations that took place network can be realised, including (but not (prior to the Secretary of State’s statement limited to) improvements to recreational of- that wind turbines should not be permitted in fer, enhancements to landscape and town- the absence of demonstrable community scape character, the protection and enrich- support), showed strong concern about in- ment of the historic environment, climate sensitive siting of wind turbines in the Parish. change mitigation and adaptation and en- The new national policy makes it clear that in hancements to ecological networks. the absence of clear community support, wind turbine applications should not be sup- In Roche, it is therefore anticipated that a ported. coordinated approach will be significantly more effective in designing and managing  95% (281) want the Neighbourhood Plan green infrastructure as a multifunctional re- to emphasise that windmills and solar source capable of delivering a wide range of farms must be sensitively sited. environmental and quality of life benefits than a piecemeal approach. National planning guidance is clear that visual impact, including cumulative impact is a ma- terial consideration, and given the wind tur- E) RENEWABLES bines already erected in and near the Parish

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DRAFT Roche Neighbourhood Plan Section 2: Policies this will also be a particularly important con- required by these Policies, and in order to sideration in considering any further applica- give certainty and reduce risk to future devel- tions – a view clearly held by Roche residents opment proposals, the Neighbourhood Plan responding to the Neighbourhood Plan con- Steering Group has also recommended the sultations. Parish Council seek the designation of a con- servation area, if deemed appropriate, to- Given there is demonstrable community con- gether with revision of national designations, cern, and given the likely cumulative impact and /or development of a list of locally signifi- of further permissions, the plan does not support further wind turbine permissions. cant buildings and sites. More specifically, the setting of Roche Rock is particularly sensitive and proposals that im- pact on its setting would not be acceptable in POLICY F1 any event. Assessment of historic assets As part of any development or management F) HISTORIC ENVIRONMENT proposal, applications should provide a pro- portionate assessment of the significance of The Neighbourhood Plan evidenced strong any historic assets affected by the proposals, support for protecting the historic environ- designated or otherwise, including buildings, ment of the Parish landscapes, archaeological features or areas  93% (281) want policies to protect of locally distinctive character, and including traditional hedges, meadows and any contribution made by their setting. woodland Assessments should be detailed enough to  94% (282) agreed conservation poli- show how the proposal will affect that sig- cies should be adopted to protect tra- nificance (positively or negatively) with, if ditional features. necessary, an explanation of the public benefits of the proposal. Proposals will be  89% (263) thought new developments determined in line with statutory require- should not encroach on Roche Rock. ments, national policy guidance and relevant In 2005 a comprehensive report into Roche specific guidance, principles and best prac- Village was published through the Cornwall tice. Industrial Settlement Initiative (CISI), jointly commissioned by English Heritage and the then Cornwall County and Restormel Borough Policy Justification: Councils. To ensure decision making is based on sound The meticulously researched report forms evidence, is appropriate to the importance of part of Cornwall Council’s evidence base, but the site, to ensure the preservation and en- it is not clear it has fully informed subsequent hancement of locally distinctive character and planning decisions. This may be in part be- historic assets, but not to be over- cause action on the CISI recommendations burdensome on smaller applications in less was eclipsed by the subsequent merger of the sensitive areas. councils. The report has been used to inform The principle will be that the more important the Roche Parish Neighbourhood Plan how- the asset, the more assessment would be re- ever, and the Plan formalises a number of quired. Assessments should, where relevant, historic environment policies based on the utilise the existing available evidence base, recommendations and evidence base of that particularly the Cornwall and Scilly Historic report. Environment Record, the 2005 CISI report and In order to enhance the evidence base behind other relevant studies and locally specific this Plan, to aid the process of assessment guidance such as the Guidance for Methodist

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DRAFT Roche Neighbourhood Plan Section 2: Policies and Nonconformist chapels in Cornwall, as hancing the historic character of the older well as national guidance, such as Historic areas of the village. This support is under- England publications (e.g. on types of heri- pinned by Recommendation I of the CISI re- tage assets, but also on principles and best port, which proposed the designation of a practice, as in the relevant Historic Environ- conservation area “replacing and extending ment Good Practice Advice in Planning Notes the existing area of local architectural and or Conservation Principles). historic character”; the analysis in the CISI report should be the basis for understanding In those, probably rare, cases where there is the locally treasured character of the village. likely to be a substantial degree of harm to Policy F2 recognises the important areas of historic assets of demonstrable importance, special architectural and historic importance more detailed assessment may be required to in Roche to promote the preservation and include: enhancement of those areas. These areas are  Desk Based Assessment within the ‘area of special architectural and/or historic interest’ in the proposals map  Historic building Fig 2.10 assessments/archaeological trial trenching etc. where appropriate POLICY F3  Historic Area Impact Assessment Protecting local character  Assessment of impact on setting, Development will be refused in open areas context and inter-relationship of that contribute to local character, including: heritage assets/historic townscapes or landscapes a. The areas designated as Community Open Space;  Mitigation to include appropriate design responding to historic context; b. Encroachment on the open areas around historic building recording; the Church and around Roche Rock, archaeological assessments/watching briefs/targeted excavation/recording c. Development proposals that would signifi- etc. as appropriate. cantly impact on the setting of and views into and from Roche Rock, to retain an open moorland setting visually linked to and seen POLICY F2 from the village of Roche, but not en- croached by it.

Area of special architectural and historic interest Policy Justification: Within the historic areas of Roche village To retain both the rural identity of Roche, and (the area in Fig 2.10) development proposals to manage and protect the setting of the his- must demonstrate that the proposed devel- toric Roche Village, Church and Roche Rock. opment is consistent with the locally distinc- Protection of open areas had considerable tive character of the village. Proposals that support in the Neighbourhood Plan consulta- result in substantial harm to the character of tions, and also reflects the CISI recommenda- the area identified in Fig 2.10 as a locally tion 3, to ‘Protect open areas that contribute significant area of special architectural and to character’. historic interest will be resisted Policy Justification: In the Neighbourhood Plan consultation there was strong support for protecting and en-

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DRAFT Roche Neighbourhood Plan Section 2: Policies

Fig 2.10 Locally significant area of architectural and historic significance

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POLICY F4 Proposals which result in substantial harm to the significance of any designated heritage assets will be resisted. Preservation of settlement boundaries Where a proposal will give rise to less than Where new development forms an edge of substantial harm to a designated heritage any settlement boundary, such as the alloca- asset then considerable importance will be tions in this Neighbourhood Plan, the pro- attached to such harm, and planning permis- posal must be fully integrated into the his- sion will only be granted if the public inter- toric topography and settlement form with est clearly and demonstrably outweighs such appropriate traditional boundary treat- harm. ments, and consistent with the Roche Parish Design Guide (see appendix 1). Policy Justification This policy seeks to give weight to the signifi- cance of historic assets, to strengthen the Policy Justification statutory and national policy requirements to To retain both the discrete identity of Roche avoid harm or loss to designated assets, in- and the setting of Roche Rock, and comply cluding cumulative impacts and less than sub- with existing Local Plan commitments, this stantial harm, and to require clear and con- implements recommendation 10 of the CISI vincing justification to allow the harm to be report, and reflects the strong representa- balanced against any public benefits of a pro- tions made to the Neighbourhood Plan con- posal. sultations about development being sensitive to the landscape and visual impacts POLICY F7

Non-designated heritage assets POLICY F5 Where development will impact upon build-

Retaining community identity ings or features that are of heritage impor- Within the area designated as Green Gap on tance but not designated, then full account the proposals map (Fig 2.6), development must be taken of any impact upon their heri- which will erode the separation between tage significance in determining a planning Roche and Victoria, and thereby undermine application. Non-designated assets of local their distinct character and identities will be importance include: Cornish hedges/banks resisted. Fig 2.11), the remnant medieval field sys- tems and associated farmsteads and ham-

lets; sites already identified in relevant stud- Policy Justification ies (CISI) or in the Cornwall and Scilly Historic Environment Record. The protection of the green gap between Roche and Victoria (bounded by the Roche Policy Justification: development boundary to the south, and the The Roche Neighbourhood Plan consultations railway line to the north) was strongly sup- showed strong support for protecting these ported throughout the consultations on the assets, and the CISI report also recommended Neighbourhood Plan, to protect the distinct policy should recognise the intrinsic value and identities of the two settlements. importance of our historic settlements and landscapes, including the remnant medieval field systems and associated farmsteads and POLICY F6 hamlets. D esignated heritage assets

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DRAFT Roche Neighbourhood Plan Section 2: Policies

Roche Parish contains many areas designated for their important species and habitats in- cluding those with international, national and local designations. These include part of the Breney Common Goss and Tregoss Moor Special area of Conservation (SAC); the Goss and Tregoss Moors Site of Special Scientific interest (SSSI) which cover similar areas; River Camel SAC and River Camel Val- ley and Tributaries SSSI (which cover similar areas); St Austell Clay Pits SAC and St Austell Clay Pits SSSI (which cover similar areas); Tre- Figure 2.11 Full account must be taken by potential gonetha & Belowda Downs - Belowda Beacon development of the impact of non-designated heri- tage assets such as Cornish hedges SSSI (geological designation); Roche Rock SSSI (geological designation); Hensbarrow and Criggan Moor County Wildlife Sites. Collec- tively these sites contain significant tracts POLICY F8 of Biodiversity Action Plan habitats includ- Protection of archaeological assets ing Lowland Heathland, Wet Woodland and Purple Moor Grass and Rush Pasture. There Where applications have the potential to are also significant areas of non-designated impact on archaeological remains (including semi-natural habitat, particularly to the industrial archaeology), and before any de- north and east of Carbis. The Parish also velopment is approved, there must be suffi- contains part of the Goonbarrow County cient assessments and field evaluations to Geology Site on its south east border. These define the significance and scale of potential are set out in Fig 2.12. impact. Applicants should outline any miti- gation measures and the steps to be taken to Site allocations have been chosen to avoid record, retain, incorporate, protect, enhance these sensitive areas so as not to undermine and where appropriate manage the archaeo- the nature conservation or geodiversity con- logical interest, as part of the proposals. servation value of these key internationally and nationally designated sites, and where Non designated heritage assets of archaeo- possible, seek to support enhancements. logical interest of equivalent significance to Scheduled Monuments shall be dealt with as However, even non-designated sites include subject to the same policy weight as the des- habitat features that can be harmed by built ignated heritage assets. development, particularly Cornish hedges, trees and areas of scrub. Habitat features should be retained and designed into devel- Policy Justification. opments and opportunities to build-in en- Roche Parish includes many areas of archaeo- hancements for wildlife should be maximised. logical sensitivity, both medieval and earlier, Some species groups are particularly vulner- as well as more modern industrial heritage. able to disturbance but also can benefit from This policy is to ensure all proposals comply enhancements. Whilst there is existing na- with and strengthen existing Local Plan com- tional and local planning policy and national mitments to assess the archaeological heri- legislation that is relevant, this policy adds tage of the Parish. This supports recommen- locally relevant detail to make sure wildlife habitats and species are both protected and dation 6 of the CISI report. enhanced.

G) NATURAL ENVIRONMENT

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DRAFT Roche Neighbourhood Plan Section 2: Policies

signed to supplement the policies in this Neighbourhood Plan, and includes both key POLICY G1 tasks developers need to address and back- Protection of wildlife ground material specific to the historic areas of Roche. Both housing and industrial developments will be expected to demonstrate how the The principles outlined in the Roche Design proposed development will protect the wild- Guide section should be applied to all devel- life of the Parish. In particular, planning ap- opments across the parish to ensure high plications should: quality, thoughtfully planned and designed developments which enhance the commu- (a) protect Cornish hedges and the spe- nity. cies they support from loss, damage and street lighting  92% (275) agreed the design of new homes should 'fit in'. (b) provide for nesting birds, roosting bats and hedgehogs. POLICY H1 (c) maximise opportunities for enhancing wildlife in new areas of public open Reinforcing character and heritage space. Developers must demonstrate in a Design Where loss of habitat is unavoidable, any and Access Statement how their proposed mitigation will be expected to enhance bio- development reinforces Roche’s character diversity. and heritage. In particular the statement must set out how the proposals follow the Policy Justification policies and guidance in the NPPF, the Corn- It is important not only to protect existing wall Design Guide and the Roche Parish De- national and international designations but sign Guide together with any subsequent also to recognise the important value of other revision to those Design Guides. The Design sites and connected wildlife corridors. It is also important where possible to seek to pro- and Access Statement must address the fol- tect and enhance the natural environment lowing: Context and character; Historic char- whenever development takes place. This pol- acter; Connection with the countryside; icy also reflects the importance attached to Quality for pedestrians; cyclists and the wildlife and biodiversity in the public consul- physically disadvantaged; Development den- tations. sity and build quality; Car Parking; Landscap-  93% wanted to protect traditional ing and access to open and green space; Oc- hedges, meadows and woodland. cupier controlled access to fibre, copper and other home office services; Environmental footprint.

H) DESIGN These requirements apply to new commer- It is important that all development in Roche cial buildings as much as to new homes. The Parish enhances and respects the quality of Parish Council reserves the right to require the historic environment, and maintains and an individual design review on any develop- enhances the sustainability of the community. ment application. It is essential proposals are drawn up with careful consideration of local context and to achieve the highest possible design quality, clearly setting out how they will achieve this to enable informed community consultation and decision taking. The Roche Design Guide (annexed to this Neighbourhood Plan) is de-

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DRAFT Roche Neighbourhood Plan Section 2: Policies

Fig 2.12 Roche Parish Wildlife Resource Map 2015 -kindly supplied by Cornwall Wildlife Trust

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DRAFT Roche Neighbourhood Plan Section 2: Policies

Policy Justification a. The demolition of walls and hedges, espe- High Quality design which takes full account cially for the creation of hard standings, of the best qualities of Roche Parish was should be avoided strongly supported through the Neighbour- hood Plan consultations, and Policy F1 helps b. Demolition of freestanding outbuildings give effect to this desire, especially when read and the loss of historic features will be re- sisted. in conjunction with the Roche Parish Design Guide (attached as an annex to this Neighbourhood Plan). Policy Justification Protecting the traditional design features and

‘sense of place’ in the historic areas of set- POLICY H2 tlement throughout the Parish was strongly supported through the Neighbourhood Plan Ensuring the highest standards of devel- consultations, and Policy F3 helps give effect opment, protecting landscape character to this desire, especially when read in con- Layouts for new development should be de- junction with the Roche Design Guide. signed to the highest possible standard and protect historic and landscape character against inappropriate incremental altera- tions and demolition, in particular:

(a) Make sensitive use of local land- scape features.

(b) Make generous provision for open green spaces which are linked to the wider natural environment and accessible to the public.

Policy Justification High Quality design which takes full account of landscape and provides opportunities to access green space was strongly supported through the Neighbourhood Plan consulta- tions, and Policy F2 helps give effect to this desire, especially when read in conjunction with the deign guide section of the Neighbourhood Plan. Good design is impor- tant in making new development acceptable for the community and therefore enabling its delivery.

POLICY H3

Maintaining a sense of place To protect the character of Roche against inappropriate incremental alterations and demolition, especially in historic areas and around historic properties

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