DUPORTH VILLAGE DEVELOPMENT BRIEF
February 2006 Preface
This Development Brief has been prepared in an innovative way in advance of the submission of planning applications and with the close and onging involvement of the local residents by a private development team in consultation with the Borough Council.
It will provide a basis for the future development of the area whichever developers might become involved in development here in the future.
It points the way forward to a better way of managing complex developments which is seen as an exemplar for other developers.
As well as an improved process; the expected outcomes take account of the need for community infrastructure and will provide for contributions to meeting these needs in ways which are a first for the Borough.
I look forward to this adopted Development Brief providing the basis for a model development of high quality.
Cllr Annette Egerton DBE
Portfolio Holder for Planning and Regeneration Restormel Borough Council
duporth holiday village , ST AUSTELL Foreword
Development Briefs provide a stepping stone between the provisions of planning policy and the form and detail of a planning application. They can perform a number of functions, such as promoting a site for development, interpreting Team Development Plan policies, or addressing a particular site constraint or opportunity. Most importantly however, Development Briefs are Turner Holden intended to enhance the efficiency of Planning Consultants the planning process and improve the quality of development.
This Development Brief has been prepared by Turner Holden Town PRP Architects Planning Consultants, PRP Architects Architects and Peter Brett Associates Highway Masterplanning and Infrastructure Consultants, on Landscape Architects behalf of StrongVox Ltd, in consultation with Restormel Borough Council. Consultation on the Development Brief has been completed and the document has been revised to take Peter Brett Associates account of the consultation responses. Highway Consultants Infrastructure
Consensus Public Consultation
duporth holiday village , ST AUSTELL Contents
1.0 Introduction 1.1 Brief and Scope 1.2 Objectives
Part One: Site Assessment Part Two: Development Proposals
2.0 Context 5.0 Design Principles 2.1 Site Location 2.2 Site surroundings 6.0 Development Concept 2.3 Character Assessment 6.1 Land use mix 2.4 Site History 6.2 Access and Movement 2.5 Planning Policy Framework 6.3 Landscaping/Open Space 2.6 Design guidance 6.4 Dwelling Types 2.7 Public Consultation 6.5 Storey Heights 6.6 Character Area 1 3.0 Site Appraisal 6.7 Character Area 1a 3.1 Land Use 6.8 Character Area 1b 3.2 Natural Environment 6.9 Character Area 2 3.3 Built Environment 6.10 Affordable Housing 3.4 Movement 6.11 The Beach 3.5 Infrastructure 6.12 Masterplan
4.0 Analysis 7.0 Implementation 4.1 Constraints 7.1 Outline Planning Application 4.2 Assets/Opportunities 7.2 Full Planning Application 7.3 Legal Agreements
Appendices
A Planning Policy B Planning Obligations C Transport Assessment – Executive Summary
duporth holiday village , ST AUSTELL 1.0 Introduction
1.1 Brief and scope 1.2 Objectives The purpose of this Development Brief (the Brief) is to provide a framework for the This Brief has five main objectives. It is intended to: future development of the Duporth Holiday Village site. The Brief provides guidelines Describe the physical and economic characteristics of the site and its' for the submission of planning applications in respect of the site. surroundings; Clarify the relevant policy context that will influence the development of the This Brief has been prepared by Turner Holden Town Planning Consultants, PRP site; Architects and Peter Brett Associates, Transport and Infrastructure Consultants, in consultation with Restormel Borough Council. It refers to a number of Make clear the general mix of land uses considered appropriate; technical reports, the conclusions of which have been taken into account in the Promote a high standard of design; redevelopment proposals. Provide a clear guide for the determination of planning applications. The Brief has been the subject of a consultation exercise which consisted of a seven week consultation period running from 11 April to 27 May 2005. The purpose In meeting these objectives, Restormel Borough Council believe it is important to of this exercise was to introduce the Brief to the people and organisations that ensure that the Development Brief: will be most affected by the proposed development at the site and to consider Takes on board the views of the wide range of individuals, land owners, changes to the proposals resulting from this process. The technical reports that neighbours and agencies that will be affected by, and involved in, the have been prepared ensure that sustainability issues relating to the proposed redevelopment of the site; development have been comprehensively addressed in line with the thrust of the Promotes a scheme that recognises the particular opportunities, constraints adopted Local Plan. As work on the Brief commenced prior to 21 July 2004, a and challenges presented by the site; and formal Sustainability Appraisal is not required. Ensures that the proposals are genuinely deliverable. The Brief has been amended following consideration by a series of Restormel Borough Council committees. Restormel Borough Council resolved to adopt the The Brief does not seek to be overly prescriptive in terms of the detailed design of Brief as a Supplementary Planning Document on 1st February 2006. the redevelopment of the site. Good design will not be secured by dictating the detailing of new buildings, nor pre-determining the materials to be used. In this respect, the layouts shown within this Brief are to be treated as illustrative. Clearly however, the location, scale, density and massing proposed and illustrated within the Brief respond to the identified constraints, assets and opportunities and it is not anticipated that a planning application proposing significant variation in the illustrated layout would accord with the Brief. The Brief sets out the design principles that Restormel Borough Council believe will provide a sound basis for the detailed design of proposals that will, in due course, be included in planning applications.
Any applicant that submits a proposal that appropriately responds to this guidance can expect his/her application to be approved. Equally, proposals that fail to recognise the content of the Brief are unlikely to be approved.
duporth holiday village , ST AUSTELL 0 Part One: Site Assessment 2.0 Context
2.1 Site Location Key N Duporth Holiday Village is within the development envelope of St Austell and only 2km from the town centre. 1 Community 7 College/ Schools 1 4 2 Bus/ Train Station 1 1 6 3 Town Centre 2 5 7 3 7 4 Superstore 2 7 1 1 1 7 5 Hospital Leisure Centre 4 6 1 7 7 Post Office 2000m Development Envelope 1000m
500m 5
duporth holiday village , ST AUSTELL 0 2.2 Site Surroundings Charlestown N KEY Charlestown provides references for local DUPORTH HOLIDAY VILLAGE SITE BOUNDARY distinctiveness, including examples of the spatial relationships and typical vernacular styles, which the proposed development at Duporth Holiday Village will draw on, whilst placing emphasis on contemporary reinterpretation rather than ad th Ro Dupor reproduction.
Charlestown main street Charlestown to the east is a Conservation Area and is an exceptionally well preserved example of a late 18th and 19th century port. The pattern of development adopts the form of linear terraces and, sited between terraces, are occasional individual houses; these follow the street in a oad simple vernacular cottage style, with balanced
rthpean R facades addressing the harbour basin or roads. It Po is unusual to have vehicular access to a dwelling.
Domestic properties have red brick chimney stacks over each gable end, natural slate roofs and terracotta ridge tiles of constant pitch and
Po rthpean Bea walls constructed out of local killas, granite, brick ch R oad and cob; and occasionally, a detached dwelling is finished in dressed local stone. Painted small pane vertical sliding sash windows sit symmetrically about the centrally located low entrance door in a Georgian style and proportion. Around property boundaries are local dry stone walling and solid walling, with local granite kerbs to roads. 2.3 Character Assessment Existing Buildings Charlestown Design Principles: Duporth Holiday Village includes a range of holiday accommodation from chalet to caravan, with Buildings acknowledge the context, avoid facilities including: reception, shop, restaurant, bars, hall and swimming pool, which vary in scale from pattern book designs and refer to the local one to three storeys. This accommodation is largely dated and in poor condition, with the exception settlement patterns of the 18th and 19th century Home Farm and Lodge and the two 20th century holiday village huts Respect the local context of the particular site which are worthy of retention. Refer to local building forms and proportions Immediate Context Use good quality materials appropriate to context In contrast to the surrounding context to the south, east and west is of domestic, one to two storey, Properties rely on on-street parking; curtilage low-density buildings, set back from the road with large front gardens, driveways and garages. The parking will not be encouraged. built form generally follows the topography and the area has a sinuous, informal morphology. Although this character describes significant areas of St Austell's housing stock, it is not typically Designs should include subtle variations to avoid monotonous repetition of one house type. vernacular in style.
duporth holiday village , ST AUSTELL 0 2.4 Site History The site was formerly a farm within the Duporth estate owned by Charles Rashleigh. N The Manor House and part of the Duporth Estate was bought by Arthur and Lydia Potter and George and Doris Rankin, trading as Seaside Holiday Camps Ltd, in 1933. The camp opened by the Whitsun of 1934. In the first season there were only about 4 rows of chalets. The camp was going from strength to strength when the 1939/45 war broke out and for most of that time the holiday camp was requisitioned by the War View of 18th / 19th century entrance lodge Department. First came the Indian Army, together with their mules. Indian officers and their batmen stayed in the Manor House and the soldiers were billeted in the chalets. When the Indian Army moved out the American Army moved in and hid their tanks and lorries under the trees in the woods. They left Duporth to take part in the D Day landings in June 1944.
When the camp was de-requisitioned after the war it again resumed as a holiday camp. Further land acquisitions took place with the area of the caravan park being purchased at the end of 1947. During the late 50's and early 60's Duporth was mainly a holiday venue for professional people i.e. Doctors, Solicitors, etc. Many people came by train and special coaches were always reserved to bring guests from the railway station. The main complex was built in 1962 following a fire, which gutted the former central building that had housed the dining room, entertainment facilities, kitchens and a shop.
Butlins bought the camp in 1976 and continued to run the camp under the "Freshfields" banner. Duporth Manor began to show serious signs of decay from the late 1970's and eventually became uneconomic to repair. Situated in front View south showing site of former Manor House Views of 18th / 19th century of the main clubroom/restaurant building, it was buildings and tower demolished in 1989.
duporth holiday village , ST AUSTELL 0 1.1 Xxxxx
Duporth Manor House before the fire of 1961
The surviving historical elements include:
The Historic Gardens N The former gardens of the Manor House to the south of Duporth Holiday Village, include Duporth 1870 Duporth 1907 fragments of the original garden features and the mature landscape. This area is retained as amenity for the proposed Duporth Village development and the surrounding residential areas.
The Site of the former Duporth Manor House The former Manor House provides a historical precedent for scale on the site.
18th and 19th Century Listed Buildings The 18th and 19th Century listed buildings give the site character and identity and include 'home' farm at the centre of Duporth Holiday Entrance Lodge Village, with it’s tower, and the lodge at the entrance of the sites on the crossroads to the west.
Early 20th Century Buildings Two of the original early 20th Century holiday village huts remain. These have potential to be retained as sculptural elements in the landscape, as a reminder of the recent history of the site. Duporth 1930’s Home Farm Listed Buildings
duporth holiday village , ST AUSTELL 0 2.5 Planning Policy 2.6 Design Guidance The development proposals will need to take account of the relevant planning A key Government objective is to encourage good design and layout for all new policy framework, which is set by national policy guidance and the Development developments, as set out in PPG1 and PPG3. This is supported by other guidance Plan, comprising RPG10, the Cornwall Structure Plan (adopted in 2004) and the documents, including: Restormel Borough Local Plan 2001 - 2011 (adopted in 2001). i. By Design in the Planning System: Towards Better Practice, CABE and National Policy DETR, May 2000. Government policy of particular relevance to the development strategy for the ii. Places, Streets and Movement - A Companion Guide to Design Bulletin 32 site is contained in PPS1 (Delivering Sustainable Development), PPG3 (Housing), Residential Roads and Footpaths, DETR, September 1998. PPG9 (Nature Conservation), PPG13 (Transport), PPG15 (Planning and the Historic iii. Our Towns and Cities: The Future-Delivering an Urban Renaissance, DETR, Environment), PPG16 (Archaeology and Planning), PPG17 (Planning for open November 2000; and space, Sport and Recreation), PPG20 (Coastal Planning), PPG21 (Tourism), PPS22 iv. Sustainable Urban Extensions: Planning Through Design - A Collaborative (Renewable Energy), PPG25 (Development and Flood Risk). A brief summary of Approach to Developing Sustainable Town Extensions Through Enquiry by the aims of this guidance is set out in Appendix A. Design, The Prince's Foundation, September 2000.
Regional Policy Using these guidelines, the design of the new development will seek a quality RPG10 gives the regional background for local authorities to prepare their environment that: Development Plans. The aim of RPG10 is that most new development should be in the larger cities and towns. This would make the best use of these areas and i. acknowledges and enhance the character of the area; help to reuse land that has already been developed, rather than unnecessarily ii. provides an attractive focus to the wider urban area; using undeveloped greenfield land. iii. promotes a positive sense of local identity; iv. creates a place that people will enjoy living in; and Strategic Policy v. reflects Government guidance on achieving more sustainable communities Strategic policy directs new development to the larger settlements in Cornwall and higher residential development densities. such as St Austell and seeks to promote sustainable development. The relevant Structure Plan policies are summarised within Appendix A.
Local Policy The whole of the site is within the development envelope of St Austell, as defined within the Local Plan, where the planning policy presumption is in favour of development. The Local Plan contains general policies relating to issues of housing, transport, the environment, conservation and community infrastructure. An assessment of these policies and how the brief responds to them is contained with Appendix A.
Supplementary Planning Document Restormel Borough Council have produced a Planning Guidance Note on Section 106 Planning Obligations and Community Infrastructure.
duporth holiday village , ST AUSTELL 0 2.7 Public Consultation Initial consultation was carried out with the site’s nearest neighbours in order to gain an insight into the core issues and concerns of those people that will be most affected by the redevelopment of the site. It was appropriate that they were afforded an early opportunity to contribute their views. Following this, consultation on the Development Brief was extended to encompass the wider community, statutory bodies and other influential third parties. The path that the consultation on the Development Brief has followed is set out below:
1 2 45 Preparation of Near Neighbour Draft Brief Issued to Consultation Draft Consultation. Stautory Consultees Dev. Brief (Key Issues) for comment
3 4 Feed Near Neighbour 4 issues back into Draft Brief Issued for Draft Brief public consultation. (6weeks) 5 Responses fed back into Revised Development Brief 78 66 Brief Acopted by RBC Amended by RBC as SPD
duporth holiday village , ST AUSTELL 0 3.0 Site Appraisal
3.1 Existing Land Use N Duporth Holiday Village is a developed site within KEY the development envelope of St Austell. It is surrounded to the south, east and west by low RESIDENTIAL density large detached houses, a hospital and HOSPITAL / HOSPICE hospice to the west, and has access to the beach and sea to the south. GOLF COURSES The total area of the site (excluding the beach) is DUPORTH HOLIDAY VILLAGE 15.8 Hectares (39.1 Acres). SITE BOUNDARY
VIEWPOINT OF AERIAL PHOTO
Duporth Road
oad
rthpean R
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Air view of Duporth Holiday Village Port hpean B each Road
duporth holiday village , ST AUSTELL 0 3.2 Natural Environment N Landscape and Trees The site is covered by a blanket Tree Preservation Order in recognition of its' area of dense woodland. A full arboricultural survey has been carried out within the guidelines set by British Standards and good arboricultural practice. The data has been tabulated and in accordance with the guidelines contained at Table 1, Section 7 of BS5837: 1991 "Trees in Relation to Construction", an experienced Arboriculturalist has assessed the requirements for tree protection. Ecology An ecological survey has been carried out at the site. This has revealed that the only traces of any protected species were two bat roosts for which further surveys will be required.
duporth holiday village , ST AUSTELL 0 N Topography The site generally falls from west to east, inclined towards the sea.
The slopes across the site will be to taken into account when putting forward outline and detailed proposals for the site. It is traditional for development to follow con- tours or to be at 90o to them.
Views showing site slopes
duporth holiday village , ST AUSTELL 10 N Views Views to and from the site will be influenced by the sloping topography of the site and the location of significant groups of trees, the existing views include views of the sea and the Charlestown valley to the east and the view from the main entrance to the West of the site across the valley to St Austell.
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1
4
3
duporth holiday village , ST AUSTELL 11 3.3 Built Environment Existing buildings and hard standings N The Duporth Holiday Village is a previously developed site with significant areas of building or hardstanding.
The proposed Duporth Village development will largely be restricted to the existing areas of building or hardstanding.
Conservation/Archaeology A heritage appraisal of the site has been carried out. There appear to have been two Grade II Listed structures on the site: The clock tower and the Manor House, the latter of which was demolished in 1988.
The whole of the site is designated as a 'Local Historic Park and Garden' and it would appear that the surviving, aboveground historic garden features are located towards the south of the site.
Aerial view of existing buildings and hardstanding
duporth holiday village , ST AUSTELL 12 3.4 Movement Access and Movement
N Arising out of detailed investigations, four key considerations have been identified: Relatively heavy traffic flows exist along Duporth Road and Treggorrick Road, mainly as a result of ‘rat-running’ which conflicts with pedestrians and cycle movements; Sustainable transport connections between the Duporth Holiday Village and St Austell; Pedestrian/cycle movement between the site and St Austell; Existing bus services serve the site along Duporth Road. These considerations must be taken into account in the formulation of the development proposals.
duporth holiday village , ST AUSTELL 13 3.5 Infrastructure Foul Drainage There is a 150mm and 225mm public foul sewer running across the site leading to the Charlestown Treatment Works to the north. This provides a gravity drainage system for the whole complex, which during the peak period of the season would accommodate in excess of 1500 people.
Surface Water Drainage A detailed soils investigation has been carried out. This has confirmed that the ground conditions are suitable for the use of soakaways.
There will be a requirement to investigate the impact of any proposed development of the site on the coast, i.e. the cliffs and access to Duporth Beach. This is likely to be presented in the form of an Environmental Impact Assessment and should be submitted in support of any planning application for the re-development of the site.
Flooding There is no history of flooding and the site is not within an area deemed to be at risk.
Ground Conditions The site investigation indicated that there were no ground abnormalities. Although high levels of arsenic exist on site, this is a natural occurrence and requires no special remediation.
Mining Although the site is close to the former South Polmear Mine there are no records of any workings within the site. However, as records were only mandatory after 1872 further investigations should be carried out to ensure that there are no redundant shallow workings in the northwest corner.
Radon The site is in a designated area which will require full radon protection for domestic buildings.
Services All main services are available with confirmation received from the statutory authorities.
duporth holiday village , ST AUSTELL 14 4.0 Analysis
4.1 Constraints 4.2 Assets/Opportunities Development is restricted by significant areas of dense mature woodland, The site contains significant areas of woodland, which will provide a mature individual and small groups of trees; landscape framework to the proposed development from day one, and limit its impact on existing development; No development will take place in the area of historic park and garden features identified to the south of Duporth Holiday Village; Listed buildings and surviving heritage features, including fragments of the historic park and garden features,18th and 19th century buildings and two surviving 20th Protected species on the site include two bat roosts; century holiday village huts, give the site, character and identity;
The proposed development area is largely restricted to the existing areas of A significant proportion of the existing accommodation on the site is not development; restricted to holiday occupation;
New development will be designed in harmony with the existing topography The site generally slopes from west to east, inclined towards the sea, providing which generally falls from west to east; long distance views of the sea and Charlestown valley to the east from the site. These views will be influenced by the sloping topography of the site and the New development will be designed sympathetically to the listed buildings, location of significant groups of trees; including the Home Farm tower and entrance Lodge; Vehicular traffic is brought into the site, increasing the viability of the proposed The proposed development will have limited impact on existing housing to the mixed use within the predominantly residential development, including: a village south, east and west and hospital and hospice to the west because of the shop, restaurant and employment land use; and significant areas of mature woodland which acts a buffer to these areas; and The proposed development provides the opportunity for a mixed use, mixed The site will be seen from Long distance views from the Charlestown valley tenure sustainable community, complementing the existing surrounding large to the east and the sea to the south and east limited long distance views of detached dwellings, hospital and hospice, and St Austell town centre to the the entrance of the from the St Austell valley to the north. These views will be north. influenced by the sloping topography of the site and the location of significant groups of trees.
duporth holiday village , ST AUSTELL 15 Part Two: Development Proposals 5.0 Design Principles
Summary of built form design principles A fabric of connected buildings offers a way of creating places that The proposed development will reflect local character and be sensitive to establish a sense of belonging to a greater whole; adjoining urban and rural landscapes; The importance of the role that both the retained mature trees and new New buildings positioned to respond to boundary conditions: rear gardens trees can play in helping to create a sense of place is recognised; adjoin rear gardens, dwelling frontages to public edges; The set back of dwellings from the public footpath are kept to a Dwellings define public space (squares and streets) from private space minimum to achieve the right balance between privacy, surveillance and (gardens); containment, and provision for the car. Dwellings are generally sited at the front of the plot to delineate squares An unfolding journey through the development is marked by 'events' which and streets, optimise private gardens and screen car parking courts; signify the passage from one character area to the next; Dwellings are terraced, linked or detached to maintain a continuous From the principle road lead a series of 'home zones' with links to urban building frontage to the street; lanes around the perimeter of the residential area. Views and vistas are framed by built form; An integrated landscape Architectural language is derived from local forms; The quality of external works has a major impact on the success of the scheme; Housing developed as perimeter blocks to define the public realm and The landscape will be designed as an integral part of the overall design reduce opportunities for crime; process, performing a key architectural function; Landmark buildings positioned at strategic points throughout the village; and Comprise public areas such as streets, squares and homezones; Roofscape is of equal importance to townscape Root the development to their surroundings and bind the various separate elements together; Summary of movement design principles Landscape will be used to define safe areas for outdoor play and for Design is based on best practice guidance contained in the DETR's publication informal gatherings; and 'Places, Streets and Movement' and By Design - Better Places to live; Garden walls, garages, pergolas and other structures will be used to link Streets form a connected and permeable network; buildings to achieve containment. A clear street hierarchy is indicated through use of appropriate scale, enclosure and materials; Security through natural surveillance Traditional street forms where streets are enclosed, defined and overlooked For public places to be valued by residents, they must feel safe and secure. by dwellings are used; Design features will include: Dwellings designed to overlook and provide natural surveillance of the Safe pedestrian and cycle routes are incorporated as part of the overall public places; network; Straightforward building lines used to avoid unnecessary projections and Street lighting will be appropriate to the street type in scale and design; hidden corners; Parking provision to be varied, i.e. a mix of on-street and shared parking courts; Windows of principle rooms and front entrances will be positioned to Parking spaces are conveniently sited, overlooked by dwellings, well lit and maximise casual overlooking of public places; visually inconspicuous. Gables and facades fronting public places will have windows; Parking places are located so as to be easily overlooked; and The setting and making places The proposed scheme comprises a combination of well defined public and Robust walls, railings and fences will define the demarcation and ownership private places where: of public and private space. Homes represent the centre of personal life, streets squares and lanes etc. are where we take part in the world outside; duporth holiday village , ST AUSTELL 16 Dealing with the car Sustainable Design Objectives The requirements of the motor car should be catered for, but not dominate; The development proposals will aspire to meet best practice environmental sustainable standards developed by the BRE ‘Sustainability Checklist for Parking is provided on-street, in garages on forecourts or in small parking Development’ and through the EcoHomes Ratings. courts that are clearly visible and well lit at night; and The road pattern precludes through routes preventing 'rat running'. The development should promote sustainable principles and should adhere to the following principles: Detailing of buildings A coherent approach will be developed to the detail of the dwellings, influenced by a series of timeless principles, such as: Land Use – The proposed development should provide a sustainable pattern of development that maximises the use of this brownfield site. The external appearance of the dwelling will draw inspiration from local traditions and styles whilst placing emphasis on contemporary Urban Design – The proposed layout should accord with government reinterpretation rather than reproduction; guidance on density and urban design principles set out in By Design – Urban design in the planning system: towards better practice, Better Places A family of related architectural details used selectively across the site to to Live: By Design – A Companion Guide to PPG3 and the consultation draft reinforce the character areas; Creating Sustainable Communities. Details which reinforce and express the way in which dwellings work on the Materials – Building materials and insulation should be selected to assist inside; thermal performance and maintain internal comfort levels. A green A choice of materials guided by local tradition; procurement strategy should be promoted, including the sourcing of local Variations in materials and detailing will be subtle and selective. materials where possible. Steeper pitched roofs of 35 degrees or more to make the roof more visible Landscape and Ecology – Landscaping of the development will seek to to provide a more satisfactory top to the building; enhance its conservation value. Existing valuable woodland habitats will be retained and native indigenous species of trees and shrubs will be Gabled ends will be used to reflect local traditions and provide a primary integrated into the planting regime. This will reinforce existing landscape shape. and enhance the overall bio-diversity value of the site. Chimneys; Building Design – Dwellings should be designed to ensure that living areas Over-sailing eaves will reflect the roof pitch; receive adequate daylight and make the best use of natural ventilation. Front entrances are placed so that they face the public realms. They will Energy Conservation – A comprehensive energy and water strategy should be made welcoming to mark the transition from inside to outside; be developed to reduce demand through design and specification, as well as reduce energy and water use during the construction phase. Vertically proportioned window openings; Recycling and Waste – Detailed measures for recycling and waste management should be considered at a planning application stage. Transport – Objectives to reduce the dependence on the car will be strongly encouraged.
The scheme will be required to meet a minimum EcoHomes rating of ‘Very Good’.
duporth holiday village , ST AUSTELL 17 Residential
6.1 Land Use Mix The development will provide approximately 300 dwellings, plus or minus 5%, including holiday dwellings. This represents a density at the lower end of the 30-50 dwellings per hectare target bracket set by planning policy. Given the need for the proposals to integrate successfully into its surroundings but also take account of the policy requirement to make the best use of land this is considered an appropriate intensity of development for the site. Dwelling types will include: four bed, three bed and two bed houses and two bed and one bed apartments although the precise tenure and mix will be agreed at a planning application stage.
In order to reflect the physical characteristics of the site and its topography, the development proposals have been broken down into different character areas:
Character Area 1 and 1A – These areas are more open with falls from west to east permitting medium density development of 2 – 2.5 stories with occasional 3 storey landmark buildings. The listed and historic buildings act as local centre, including a new square and provide opportunity for increased density with limited 4 storey on the former site of the manor house and existing hall.
Character Area 1B – These are relatively small areas and densities should be lower providing a transition in density to the neighbouring properties.
Character Area 2 - This area is constrained by woodland and steep sloping topography. Within the natural valley development of 2-4 storey apartments is appropriate, nestling in the sides of the slope well screened by trees.
Mixed uses
An element of tourist accommodation should be retained on the site in the form of holiday apartments or an 'aparthotel'.
There is potential for the development to provide close care accommodation for the elderly. This could be located alongside the listed buildings. Plan : Illustrative only Key In addition, the proposed development would also provide approximately Mixed Use (potential uses to include holiday apartments or an apart hotel/ 1,088sqm (11,711 sqft) of accommodation close care accomodation for elderly/offices/doctors surgery/shop/café) for mixed uses. This would predominantly be for offices but could also include a shop, Character Areas Residential (including Affordable Housing) a doctors surgery and/or a café/restaurant.
Woodland The developable area of the site is 8.14 hectares (20.14 acres)
duporth holiday village , ST AUSTELL 18 6.2 Movement N Porthpean Road and Duporth Road may be reduced in scale and made emergency BUSES AND vehicles and limited access only. EMERGENCY MAIN PROPOSED VEHICLES ONLY VEHICULAR TRAFFIC-CALMING Improvements are also proposed to the Porthpean Road junction with Duporth Road. ACCESS JUNCTION MEASURES IMPROVMENTS oad In order to improve highway safety, the kerb lines at the staggered cross roads will Duporth R be tightened. Pedestrian crossing facilities and footways should also be provided to improve linkages between the development and St Austell. These measures would provide increased opportunities for use of non-car modes of transport by residents of existing, as well as new, developments.
Off-site Highway Improvements Additionally the junction of Porthpean Road with the A390 is proposed to be signalised EMERGENCY ACCESS to maximise capacity, improve opportunities for integration with adjacent junctions and maximise the provision of non-car modes of transport. The internal layout should oad Public Footpath be designed so that motorists perceive that they should give informal priority to other road users. (Please refer to Appendix C for further details in respect of the proposed
thpean R
r
Po EXISTING highway works.) VILLAGE CENTRE LANE Sustainable transport Improvements The transport strategy is aimed at maximising the use of sustainable modes of transport. In order to increase the use of the local bus services it is proposed to extend Beach Access via Path and Steps the services along Duporth Road into the evening and to increase the existing peak hour frequency service. This will have the added benefit of improving the bus service Porthpe an Beach Road to and from the hospital. A financial contribution will be made towards the St Austell Transport Strategy, which will supplement the existing County Council budget set aside for improvements to transport infrastructure in the town and enable additional projects to be implemented than would otherwise be possible. It is anticipated that the contribution will be about £2000 per dwelling
The proposed highway improvements are also aimed at prioritizing the movement of the mobility impaired and making traveling by these sustainable modes for both Access and Movement existing and new residents as safe and easy as possible. In particular the new footway As a result of the four key considerations that are identified in Section 3.4, an all-encompassing access along Duporth Road and the improvements to crossing facilities of Porthpean Road strategy is proposed which will seek to improve the existing conditions and maximise the opportunities and the A390 will improve pedestrian accessibility and safety. These improvements will for sustainable modes of transport for new residents of the development. This is set out in the Transport significantly improve the pedestrian linkages between the development and the local Assessment that supports this Brief. An Executive Summary is included in Appendix C. schools and facilities. Access into Development site The main principle of the strategy is to improve the existing road conditions by undertaking works to Duporth Road. A series of traffic calming measures are proposed to reduce the traffic flow along this corridor, discourage ‘rat-running’ and reduce the impact upon Charlestown. This will be achieved by applying a sensitive traffic calming scheme. This will enable the provision of a footpath along the south side of Duporth Road. The development will be accessed from two junctions along Duporth Road with the easterly one being for buses, emergency vehicles, pedestrians and cyclists only. The existing access from the junction of
duporth holiday village , ST AUSTELL 19 6.3 Landscape/ Open Space Landscape Open Space As the site is covered by a blanket Tree Preservation Order, the main areas of The development will provide significant areas of open space. The provision mature woodland, as well as smaller groups and individual trees within the site, will of different types of open space will take account of government guidance be retained. The proposed layout will take due account of the proximity of trees contained within PPG17, the standards recommended in the adopted local plan, and appropriate measures shall be taken where necessary to ensure that they particularly Policy 89 (see Appendix A) and the Council’s Supplementary Planning Guidance on ‘Section 106 Planning Obligations and Community Infrastructure’. are protected during the construction period to ensure their future preservation. The development will however be expected to provide the following types of Some trees within the existing developed area of the site should be removed for formal play space: the purposes of sound management whilst a small number can be removed to facilitate development. The landscaping strategy for the site would include new planting where appropriate. The proposals should take account of the Local Area for Play (LAP), for children up to 6 years old; and arboricultural survey that supports this Brief. Local Equipped Area for Play (LEAP) for children aged 4-8 years.
The large tree belt forming the southern and western boundaries provides a In accordance with this policy framework, the precise amount of children’s play natural buffer between proposed and existing development. It is important that space to be provided on the site will be a matter to be negotiated at a planning these areas are maintained. In order to protect the amenities of existing residents, application stage. it is also important that access to these areas is controlled. To achieve these objectives, responsibility for the management and maintenance of trees closest These areas will be dispersed amongst the development. Whilst this will result in to these boundaries could be shared between the adjoining residents and future different areas of open space to that existing on the site at present this will reflect occupiers of the development. This could be achieved through the formation of the change in the use of the site and will more appropriately respond to the a Management company or Management companies. Further details of how the open space demands of a residential development. woodland could be managed is set out in Appendix B. There will also be a considerable amount of informal open space provided on The site is identified as an historic park/garden, being part of the garden of the the site, particularly in the areas of trees and there are plenty of outdoor sports former listed Manor House. The remaining garden features will be preserved and facilities within very close proximity to the site. These include a golf course, tennis remain unaffected by the proposed development. courts, football pitches and rugby pitches.
duporth holiday village , ST AUSTELL 20 6.4 Dwelling Types The listed buildings at the proposed Duporth Village centre provide an opportunity for mixed use including employment, restaurant and village shop, subject to viability. Viability may be improved by diverting Duporth Road into the site, to the proposed village centre.
The remaining parts of the proposed Duporth Village are residential:
Character Area 1 and 1A Are predominantly housing with apartments at corners and clustered around the listed buildings, in the centre of the proposed Duporth Village.
Character Area 1B Low density large houses in the western part of the proposed Duporth Village, furthest from the site access and adjacent to the existing large detached dwellings to the east of the site boundary.
Character Area 2 ‘Buildings set in Tree's’ predominantly apartments following the precedent of the existing holiday chalets.
KEY
Houses
Apartments
Gardens
Mixed use
Neighbouring Properties Site Plan : Illustrative only Boundary
Character Areas
duporth holiday village , ST AUSTELL 21 6.5 Storey Heights Character Area 1 and 1A Predominantly 2 - 2.5 stories houses, with 3 storey apartment and house landmark buildings.
Character Area 1B 2 - 2.5 storey houses
Character Area 2 Predominantly 2-4 storey apartments set in the trees on steeply sloping sites.
KEY
4 Storey
3 Storey
2.5 Storey
2 Storey
1 Storey
Listed Buildings and Buildings Character Areas of Historic Character
Neighbouring Plan : Illustrative only Properties Site Boundary
duporth holiday village , ST AUSTELL 22 6.6 Character Area 1: Village
Building forms to create Existing woodland edge ‘Gateway’ statement at provides buffer to open proposed new main countryside site entrance New development fronts Layout of streets and routes existing lane within the site facilitate easy movement and a high level of permeability Long distance views of valley and sea retained
New development completes Paved squares create perimeter block, enclosing sequence of traffic calming existing exposed back events along streets and lanes gardens
Layout of streets and lanes Varied building heights, forms either follows contours or are set and gaps between buildings, at 90º to contours creates broken edge, reduc- ing visual impact on existing houses and allows views Perimeter block approach ensures good separation of public and private areas Landmark buildings at key and good passive surveillance vantage points of public realm from dwelling frontages Terrace buildings typical of Narrow streets follow local traditional settlements precedent and provide dominant building form opportunities for homezones. Homezones provide a safe Shared parking courts within environment for pedestrians blocks minimise impact of cars and cyclists within the public realm KEY Long View
Exposed Back Gardens
Building Storey Height
Plan : Illustrative only 2 2.5 3
duporth holiday village , ST AUSTELL 23 6.7 Character Area 1A: Listed Buildings
Existing main entrance Mixed use conversion of listed reduced to minor access to building group to employment, serve existing three houses and restaurant and retail use a new house lodge and pro- vide emergency access to development Top of the Grade II Listed tower is to be reinstated
Lodge restored 2-3 storey buildings relate to scale of listed buildings Existing estate road downgraded to ‘green’ lane providing access to dwellings facing green spine Extra Care apartment buildings reinforce tower courtyard
Terrace form dominates
Green spine reinforced by built form
View of tower Buildings arranged New road links Duporth to form gateway road to ‘heart’ of development
Landmark building terminates view
New square and series of linked courtyards KEY
Long View ‘Green’ lanes provides access to dwellings facing the edges Listed Buildings and of the development Buildings of Historic Character Increase in scale of proposed Building Storey Height buildings mark the site of the former manor house Plan : Illustrative only 1 2 2.5 3 4
duporth holiday village , ST AUSTELL 24 6.8 Charcter Area 1B: Development Blocks set in Woodlands
Perimeter block approach ensures good separation of public and private areas and good passive surveillance of public realm from dwelling frontages
Detached houses on upper plateau with sea views
Detacted dwellings complete perimeter block, providing surveillance to woodland play area
KEY
Building Storey Height
Plan : Illustrative only 2 2.5
duporth holiday village , ST AUSTELL 25 6.9 Character Area 2: Buildings set in Trees
Buildings reinforce green spine
View of listed tower preserved
View of Tower
Car parking located within landscape in rear parking Height and form of proposed courts and within basements apartment buildings are varied and gaps between buildings Former landscape gardens reduce the visual impact preserved and enhanced
Buildings set in trees on the slope, follow existing precedent
Woodlands and valley provide buffer to existing houses to the west and south KEY
Long View
Building Storey Height
Plan : Illustrative only 2 3 4
duporth holiday village , ST AUSTELL 26 6.10 Affordable Housing 6.11 The Beach The development will provide affordable housing in accordance with the Public access to the beach will be retained via the existing footpath. However, requirements of Local Plan policy 74 (see Appendix A) and Restormel Borough the development will not provide any facilities to accommodate visitors wishing Council’s Supplementary Planning Document on ‘Section 106 Planning to access the beach. In particular, there will be no parking provided for visitors Obligations and Community Infrastructure’. This will incorporate a variety of and the proposed development will be designed in such a way so as to tenures, to be integrated throughout the development, which will help to achieve discourage roadside parking. Consequently, the beach will be a remote style a mixed and balanced community. The details of the affordable housing to beach only. be provided on the site will be the subject of negotiations at the planning application stage. Management of the beach could be achieved through the formation of a Management Company or Management companies. Further details of how this However, Appendix B sets out further details of the type and mix of affordable could be achieved is set out in Appendix B. housing that could be provided by the development.
duporth holiday village , ST AUSTELL 27 7.0 Implementation
Outline Planning Application Legal Agreements In the event of an outline planning application being submitted, it should Under the terms of Section 106 of the Town and Country Planning Act 1990 or include: Section 278 of the Highways Act 1980, provision of the following issues will need to be covered within legal agreements: i. an illustrative layout (1:500 scale) showing the location of residential development, employment uses, numbers of houses, key routes (walking, i. affordable housing, including definition of range of housing types and cycling and vehicular), public and private spaces, building massing, categories, means of provision and timing; illustrative views and strategic landscaping; ii. woodland management and other formal and informal open space, ii. a statement explaining how the design satisfies the requirements of the including the level of provision, timing and future management; design principles set out in the Brief and in accordance with PPG1; iii. strategic and local transport infrastructure improvements; iii. details of existing and proposed ground levels; iv. education contributions. iv. details of proposed access arrangements, showing how the scheme relates to and connects with adjoining residential development; An example of how these issues could be addressed is provided in Appendix B. v. reference to background studies; and
Full Planning Application In addition to the above, the following information will be provided in a full application:
i. a 1:200 site layout clearly indicating plot layouts, location of house types, vehicular access, pedestrian and cycle access, enclosing walls to streets, soft landscaping, public open space, play areas, ground and floor levels;
ii. details of foul and surface water disposal;
iii. elevations for each house type;
iv. street elevations of public spaces and frontages;
v. perspective studies and illustrative views of the development as viewed from all site approaches; and
vi. perspective views of street scenes as viewed by pedestrians within the site.
duporth holiday village , ST AUSTELL 28 8.0 Bibliography
Arboricultural Survey CBA Trees
Topographical Survey Nationwide Surveys
Ecological Survey Michael Woods Associates
Archaeological and Conservation Study RPS
Transport Assessment Peter Brett Associates
Flooding and Drainage Peter Brett Associates
Services and Utilities Peter Brett Associates
Ground Investigation Yeandle Geotechnical Ltd
Tourism and Planning Report Pinders
duporth holiday village , ST AUSTELL 29 Appendix A: Planning Policy
Planning Policy Strategic Policy National policy guidance and the Development Plan, which comprises RPG10, The principal strategic policy issues relevant to the site are summarised below: The Cornwall Structure Plan, which was adopted in 2004, and the Restormel Local i Development should bring about a long term and sustainable improvement Plan, which was adopted in 2001, set the planning policy context for the Brief. to Cornwall's economic, social and environmental circumstances without harming future opportunity (Policy 1). National Policy ii The quality, character, diversity and local distinctiveness of the natural and PPS1 (Delivery Sustainable development) makes clear that the role of the built environment of Cornwall will be protected and enhanced (Policy 2). planning system is to ensure a better quality of life, both now and in the future. iii. A mix of house type and tenure that meets the needs of the whole community will be encouraged (Policy 9) PPG3 (Housing) expands upon the Government's objectives for good design and iv. Development should make best use of existing infrastructure and ensure encourages local authorities to adopt policies which: that the necessary improvements to infrastructure are made (Policy 15).
i. create places and spaces that are attractive, have a distinctive identity, Local Policy and enhance local character; The site is within the development envelope for St Austell. It is also designated ii. promote developments that are safe and take account of public health, as an 'Historic Park and Garden of Local Importance' and adjoins an 'Area of crime prevention and community safety; Special Character'. iii. focus on the needs of pedestrians, rather than the movement and parking of vehicles, including reduction of road widths and traffic speeds; and The following table set outs the Local Plan policies that are relevant to the iv. promote the energy efficiency of new housing, where possible. development proposals and how the Brief responds to them:
PPG3 also requires the best use of housing land. Local authorities are required Regional Policy to avoid developments of less than 30 dwellings per hectare (net), and to revise RPG10 gives the regional background for local authorities to prepare their their parking standards so that on average developments do not have more Development Plans. The aim of RPG10 is that most new development should be than 1.5 off-street parking spaces per dwelling. The Local Plan and this Brief take in the larger cities and towns. This would make the best use of these areas and account of this guidance. help to reuse land that has already been developed, rather than unnecessarily using undeveloped greenfield land. PPG13 (Transport) emphasises the importance of integrating transport planning with the other elements of sustainable development. The transport objectives are given as:
i. promoting more sustainable transport choices: ii. promoting accessibility to jobs, shopping, leisure facilities and services by public transport, walking and cycling; and iii. reducing the need to travel especially by car.
Other government policy of relevance to the proposals is contained in PPG9 (Nature Conservation), PPG15 (Planning and the Historic Environment), PPG16 (Archaeology and Planning), PPG17 (Planning for Open Space, Sport and Recreation), PPG20 (Coastal Planning), PPG21 (Tourism), PPS22 (Renewable Energy), and PPG25 (Development and Flood Risk).
duporth holiday village , ST AUSTELL 30 Appendix A: Planning Policy Restormel Local Plan Policies
POLICY HOW PROPOSAL RESPONDS TO POLICY REQUIREMENTS
Policy 1: New development should be directed to specific urban areas including St Austell. The site is within the development envelope of St Austell. Policy 3: Development within development envelopes will be considered acceptable in principle.The infrastructure that The site is within the development envelope of St Austell. will be required by the proposed development will be secured by a legal agreement. Policy 6: New development will be required to comply with specific development and design principles. The development will respect and take account of these design principles. Policy 7: Certain infrastructure that is made necessary by a proposed development should be secured through The infrastructure that will be required by the proposed development will be secured by a legal agreement. planning conditions or legal agreements. Policy 8: The conservation of energy should be encouraged through the design and layout of new development. The development will take account of the need to encourage the conservation of energy. Details of this should be proposed as part of a detailed application. Policy 9: Development should encourage the use of public transport and minimise the need for car travel. The proposed development will promote the use of public transport. Policy 35: Development that involves an increase in density to the detriment of the character and/or appearance of The development will propose a density that is in accordance with that encouraged in PPG3 but will be designed so as not the surrounding area should be avoided. be detrimental to character or appearance of the area. Policy 50: New development should provide a safe and secure environment through design, layout, lighting and landscaping. The design and layout of the development will promote natural surveillance.
Policy 65: Seeks to protect hotels, guesthouses or holiday apartments, which are important to the tourism character in This policy is not applicable to the development proposals as the site is not is not the type of facility that it seeks to protect. the locality. Policy 71: Proposals for unidentified housing sites within development envelopes will be assessed and permitted if the The development would provide all of these criteria. proposals include any of the following: Affordable housing: High density consistent with the character of the area: Retention and conversion of a large house or building particularly if it is listed: Housing designed to cater for single people and first time occupiers. Policy 72: Housing development within development envelopes will not be permitted if it includes the following: The site is not employment land and, as part of a comprehensive redevelopment scheme, due regard is given to the Development on employment land when such development would be harmful to the availability of character of the area and the need to provide open space. employment land; Development on open space where it would result in a shortage of open space; Development of land, which is considered to contribute significantly to the character of the area.
Policy 74: A "reasonable provision for affordable housing" should be secured from new housing developments. The The development will provide an element of affordable housing to meet local needs. proportion required on each site will vary according to market and site conditions. Policy 79: The maximum required parking standards are as follows: It is envisaged that the parking provision would be based on a ratio of 1 space per apartment and 1.5 spaces per house. 1 space per residential unit in Town Restraint areas and 2 spaces elsewhere: 1 space per 35 sqm GFA for office development. Policy 80: New development will only be permitted where it will be compatible with the surrounding road network. The development will propose measures to integrate it with the surrounding network. Policy 81: New development should include provision for pedestrians and cyclists. The proposed development will be designed so as to give priority to pedestrians and cyclists.
Policy 82: Prioritised access for public transport services should be secured within new housing, industrial and Public transport provision will be enhanced through improved bus services. commercial developments. Policy 89: The provision of open space or a commuted sum should be secured to allow for such provision in the Open space will be provided within the proposed development. immediate locality from all residential development via a planning obligation. Policy 110: All development should provide adequate provision for surface water discharge. The appropriate provision for surface water discharge will be made.
duporth holiday village , ST AUSTELL 31 Appendix B: Planning Obligations
Planning Obligations The proposed development will create a need for certain infrastructure and/or The Beach and Woods are to be accessible by the public. management arrangements, which should be secured through legal agreements attached to the grant of planning permission. An example of what should be The initial treatment and future management of the Beach and Woods shall be included in these agreements is set out below: generally in accordance with the following provisions:
The following ‘Heads of Terms’ should be included within a Section 106 Agreement: 1. A Management Company (MC) being a company limited by guarantee will be incorporated by the Developer at the commencement of the development. Affordable Housing 30% of the units constructed in the residential element of the development identified 2. Control of MC will remain with Developer throughout the course of the in the Development Brief (the “Development”) shall be used to provide Affordable development. Housing. The mix of the Affordable Housing will be as follows: 3. The Developer will be responsible, as part of the Section 106 obligations, for (i) The development will provide a close care unit for the elderly/sheltered elderly carrying out such works to the Woodland and the Beach as are necessary to bring housing scheme. This shall comprise a minimum of 41 units together with ancillary both to the required state and condition where they are suitable for handover of facilities. management responsibility. This will be dealt with by a detailed specification of work to be agreed between the Developer and the Local Planning Authority (LPA). (ii) The remaining affordable housing provision shall be half shared ownership/ retained equity dwellings, with a range of shares or prices of shares available, and 4. When development commences, the Developer procure that MC enters into a half shall be let as social rented dwellings via an RSL. long-term agreement with a suitable service or landscaping company of adequate financial standing engaged in the long-term maintenance of such open space Health Contribution areas approved by the LPA whereby that Company (OSC) contracts to maintain the The Developer shall pay a financial contribution per dwelling towards the provision Beach and Woodland to the standard required by the LPA for a consideration to be or improvement of health facilities to the extent that such provision or improvement agreed. This consideration will be a combination of a commuted sum payment and has been directly occasioned by the Development. For this purpose “dwelling” shall regular annual payments by the residents of the development. mean unrestricted open market houses or flats. Affordable housing units, sheltered units and holiday units comprised in the Development shall not pay a contribution. 5. The Transfer of each dwelling within the development will contain an obligation upon the part of the purchaser to pay the regular annual maintenance sum to MC Education Contribution. and a covenant not to transfer the dwelling until the Transferee has entered The Developer shall pay a financial contribution of £1,370 per dwelling towards the into a direct covenant with MC to pay these relevant sums. The Transfer will also provision or improvement of education facilities to the extent that it such provision or include the right to use the Beach and the Woodland subject to the observance of improvement has been directly occasioned by the Development. For this purpose regulations imposed by MC. In practice OSC will receive these payments and “dwelling” shall mean unrestricted open market houses or flats of two beds or administer the regulations. more. Affordable Housing Units, Sheltered Units and Holiday Units comprised in the Development shall not pay a contribution. 6. Each tenant and/or freeholders of all premises within the development site will become a member of MC and the LPA will be given a 50% controlling interest. Amenity Space – Beach and Woods The Beach and Woods shall be transferred to Restormel Borough Council (the 7.Upon completion of the development and the sale of the final dwelling, the “Council”) or such other body (for example the Woodland Trust or a Management freehold ownership of the Beach and the Woodland will be transferred to MC subject Company) as may be agreed between the Council and the Developer. to a covenant in favour of the Developer that it will perform the ongoing maintenance and use the Beach and Woodland only for the purposes permitted The Beach and Woods shall be maintained and managed by a Management by the planning permission. Company set up in conjunction with the Development to a specification to be agreed with the Council. duporth holiday village , ST AUSTELL 032 Appendix B: Planning Obligations
Public Transport The above measures are generally in accordance with drawing numbers The Developer shall pay an annual contribution of £67,000 over a period of 15360/001/001 and 003/A appended to the Transport Assessment undertaken by three years to fund the cost of extending Bus Service 25 running between Fowey Peter Brett Associates in September 2004 and submitted to the Council in November –Mevagissey - Fowey so that it access the Development and provides additional 2004. In addition the drawings are subject to approval by the highway authority and journeys to serve the Development during the morning and evening peak periods are also subject to change as part of the detailed design process. and in the evenings. This funding may be spread over a longer time period if considered more appropriate following discussions with the County Council.
The Developer shall carry out works to facilitate access and egress of the Bus Service into the Development and shall also provide two bus-stops on site.
Strategic Transport Infrastructure Contribution The Developer shall pay a consequential proportionate financial contribution towards the cost of providing or improving projects identified within the St Austell Transport Strategy. The amount of the contribution will be about £2000 per dwelling.
The following offsite highway works required to be carried out for the purposes of the development will be secured by means of a separate agreement entered into with Cornwall County Council pursuant to Section 278 of the Highways Act 1980:
A new footway along the southern side of Duporth Road between Porthpean Road and Duporth Bay Road;
Improvements to the geometry and the pedestrian facilities at the junction of Porthpean Road, Duporth Road and Tregorrick Road;
Implementation of traffic calming measures in the form of horizontal deflections and supporting measures along Duporth Road between Porthpean Road and Duporth Bay Road;
On-carriageway cycle lanes along Porthpean Road that will extend southbound from the junction with the A390 up to the junction with Duporth Road;
Provision of a footway along Tregorrick Road from the junction with Porthpean Road up to the off road footpath linking Tregorrick Road to the A390 and ASDA;
Signalisation of the A390 junction with Porthpean Road including the provision of improved facilities for pedestrians and cyclists; and
Construction of a new access from the Development onto Duporth Road and the remodelling of the current access from the Development onto Duporth Road. duporth holiday village , ST AUSTELL 033 Appendix C: Transport Assessment - Executive Summary
Introduction Peter Brett Associates (PBA) were commissioned to provide a Transport Assessment The following facilities are all within easy access of the development site by a range (TA) for the proposed redevelopment of the Duporth Holiday Village in St Austell. The of transport modes: TA investigated the use of the existing site and condition of the local road network in terms of scale and capacity. The impact of the proposed development was • 1000 metres to Foodstore; appraised in terms of its impact on the local transport network. • 1200 metres to Primary School; The TA contains an access strategy for the site founded on the principles of • 800 metres to Secondary School; sustainable development and aimed at overcoming the existing problems in • 400 metres to Health Park; • 2200 metres to centre of St Austell; and the local road network whilst accommodating the predicted impact of the • 2000 metres to bus and rail station. development. Public Transport Site Location The existing site benefits from good public transport connections with: The proposed development site is located to the south of St Austell between Charlestown and Lower Porthpean. It is a developed site within the development • An hourly bus service along Duporth Road past the site; envelope of St Austell. • A bus journey time to St Austell of 11 minutes; • The bus route connecting to other services from the bus station Key factors in respect of the development of the site are as follows:- serving a variety of destinations; and • Local and National rail services from St Austell Station. Located to the south of St Austell; Bounded by Duporth Road to the north; Walking and Cycling Limited frontage onto the highway network; From on site observations it is clear that: Main access to the A390 is via Porthpean Road; A390 provides strategic access to the site from the A30 Trunk Road Network; • Existing opportunities for walking and cyclist are limited. Within the and local area there are only short sections of cycle way along the A390; Existing topography of the area conducive to walking and cycling. • Cycling is restricted by heavy traffic flows which make cycling unsafe for sensitive cyclists; Existing Situation • There is no provision for cyclists at the majority of the junctions along The site is currently a holiday village providing residential accommodation for holiday the A390; makers wishing to visit the south west. Significant leisure opportunities are available • Pedestrians are provided with full crossing facilities of the A390 in the form of footways and crossings; on site in terms of sports facilities and the beach. However off site activity occurs • Footways south of the A390 are limited and pedestrians have to walk with trips to local leisure opportunities. It is apparent that: along the road unprotected from traffic; • Pedestrian activity along Duporth Road in the vicinity of the site is not The Holiday Village provides accommodation for 1200 visitors; encouraged due to the lack of footways. Main activity periods of holiday village occur during the day after 10AM; The existing development compounds traffic congestion problems on A390; Existing Network Review Limited activity on site creates a significant number of leisure trips; and An on site highway safety network audit was undertaken for all modes of transport. There are approximately 300 part time and full time non resident employees. Consultation was also held with officers of Cornwall County Council to establish perceived problems. The following problems were observed:- Local Facilities The site is well located in terms of local facilities. Institution of Highways and Transportation guidelines recommend acceptable walking distances to town centres of 400 metres and schools of 1000 metres. The following facilities are all located close to the Duporth Holiday Village.
duporth holiday village , ST AUSTELL 034 Appendix C: Executive Summary of Transport Assessment
Accommodate the daily movement of traffic to and from the site; and Heavy traffic flows and congestion along A390; Provide a clear and safe environment around the site for all users. Constant heavy traffic flow throughout the day along A390; Tregorrick Road and Duporth Road used as rat runs; The Access Strategy for the development site seeks to address the problems Alignment of Tregorrick Road and Duporth Road not suitable for level of identified in the review of existing conditions and follow the principles of the national traffic carried; and local transport policy together with the principles identified within the St Austell Charlestown Road and Charlestown very sensitive to additional traffic flow; Transport Strategy. The proposed highway mitigation measures necessary as part of and this development to ameliorate the impact on the existing highway network have Poor alignment of Duporth Road and relatively heavy traffic flows inhibit been agreed ‘in principle’ with the highway authority. These measures are proposed pedestrian movement. to be included as part of the planning application and implemented as part of a Section 278 and Section 106 agreement. Proposed Development Overview In order to provide a sustainable access strategy and to mitigate the impact of the The proposed development of Duporth Holiday Village will comprise of proposed development the following measures are proposed. The key components approximately 300 residential units of a mixed size and tenure. The development of this are outlined below:- will create an opportunity to provide a self supporting sustainable community. The proposed development will maximise opportunities for non car modes of transport Highway Works and the road network will be designed to ensure that the “car is not king”. Proposal 1 Signalisation of Porthpean Road junction with A390 including the provision of The proposed road network is designed to be in keeping with the new Home Zone improved facilities for pedestrians and cyclists. design principles: These are aimed at: Maximising the capacity along the A390; “Home Zones are residential streets in which the road space is shared between Providing improved pedestrian and cycle movement; drivers of motor vehicles and other road users, with the wider needs of residents Improving linkage between the site and the town centre together with the (including people who walk and cycle, and children) in mind. The aim is to change local schools; and the way that streets are used and to improve the quality of life in residential streets Creating spare capacity on the A390 for the development. by making them a place fro all people not just for traffic. Changes to the layout of the street should emphasise this change of use, so that motorists perceived that they Proposal 2 should give informal priority to other road users”. Works to Tregorrick Road / Duporth Road corridor and Duporth Road / Porthpean Road junction involving implementation of traffic calming measures in the form The development is also of sufficient scale to accommodate local facilities including of horizontal defections and supporting measures along Duporth Road between a small shop and community facilities. Good juxtapositioning of these community Porthpean Road and Duporth Bay Road. facilities with the residential development will ensure that the external impact of the development is minimised. These are aimed at: Reducing the traffic flow along the corridor including ratrunning; Integrated Access Strategy Reducing the traffic flow through Charlestown; The integrated access strategy that will be provided for the development will be all Improving the conditions for pedestrians and cyclists; and encompassing and will seek to achieve the following issues: Creating a higher quality access into the development site. Address the problems identified on the local road network; Comply to the sustainable credentials of local and national transport policy; Minimise the impact on the existing local road network; Provide improved non car mode accessibility to the site;
duporth holiday village , ST AUSTELL 035 Appendix C: Executive Summary of Transport Assessment
Bus Access The existing bus route between Charlestown and St Austell passing along Duporth occupancy it is predicted that the site could have generated approximately 1000 Road will be diverted through the site. This will ensure high quality bus access for the two way trips. new residents and increased patronage for the bus route thus improving its viability. It is proposed to enter into a Section 106 agreement in order to fund improvements The vehicular trip generation rates for the proposed residential development have to the local bus service which currently serves Duporth Road and is operated by First been derived from the TRICS database. These rates were then be used to calculate Bus. The contribution will assist in improving the frequency (at AM and PM peaks) and arrivals and departures throughout a typical day and combined to provide a profile extending the operating times of the no. 25 service which also serves the Hospital of movements and identify peak periods. and Charlestown. The analysis that was undertaken was for a 350 unit residential development. Walking and Cycling However the development mix has since been revised and lowered so therefore The need to provide for pedestrians and cyclist is emphasised in the Transport White the analysis is likely to be a ‘worst case’ scenario. The peak hours for arrivals and Paper. This states that “…..walking is considered to be an essential part of promoting departures differ for the proposed development as they occur between 0800-0900 social inclusion, creating high quality sustainable communities, promoting a healthier and 1700-1800. The latter is due to the overlap between people arriving home from lifestyle, reducing air and noise pollution, and improving road safety…..” work and leaving on shopping trips or for leisure/social trips. It is anticipated that a Proposals include: 350 unit residential development will generate approximately 450 additional vehicle Improvements to the geometry and the pedestrian facilities at the junction movements over a 12 hour period when compared to the holiday village at full of Porthpean Road, Duporth Road and Tregorrick Road; occupancy. A new footway along the southern side of Duporth Road between Porthpean Road and Duporth Bay Road; The traffic generation of the proposed residential development has also been On-carriageway cycle lanes along Porthpean Road that will extend compared to that of a leisure/tourist development. This comparison has been southbound from the junction with the A390 up to the junction with Duporth drawn as it is feasible that a new development of this nature could be developed Road; and upon the site. It is apparent that a sports centre would generate more traffic than Provision of a footway along Tregorrick Road from the junction with the proposed residential development as it could produce approximately 2,178 Porthpean Road up to the off road footpath linking Tregorrick Road to the daily (0700 – 1900) movements. Therefore if the site was redeveloped in order to A390 and ASDA. retain leisure and tourism it could have an even greater impact than the proposed residential development. Why? Improved pedestrian facilities along Duporth Road and Porthpean Road will The access strategy proposed for the site is aimed at minimising the impact on the improve conditions for pedestrians and cyclists; local road network and improving the overall conditions. The access strategy within Signalisation of the Porthpean Road / A390 junction will provide improved the TA is founded on the principles of sustainable development and it addresses facilities for pedestrians and cyclists; existing issues on the local road network whilst accommodating the predicted Works to Duporth Road will improve the situation for pedestrians and cyclists; impact of the development. Improvements to existing footway along Porthpean Road by creating a shared use surface will improve connection between the site and the A390; and Summary Improvements to existing footpath between Tregorrick Road and A390 will The TA has considered the impact of the proposed redevelopment of the Duporth improve the link to the Asda superstore. Holiday Village. It concludes the following: Based on the preliminary analysis it is believed that the redevelopment of the Traffic Impact Duporth Holiday Village will not result in a significant impact on the overall Traffic surveys where undertaken in August and September 2004 which indicated operation of the local road network; that the holiday village generates a significant volume of traffic especially between A new leisure/tourist development could have a greater traffic impact when 10.00 -11.00 when presumably guests are leaving to visit other leisure developments compared with the proposed residential development; across the County. It was also noticeable that the evening peak of the site occurs The site represents an excellent location for providing sustainable development during the period 17.00-18.00 when the base traffic will also be at its peak. The on a brownfield site in St Austell; and holiday village generated 679 two way trips over a 12 hour period with 119 and 92 Redevelopment of the site also brings about significant improvements in terms of trips generated during the AM and PM peaks respectively. However at full highway safety and pedestrian and cycle movement. duporth holiday village , ST AUSTELL 036 Appendix C: Executive Summary of Transport Assessment
duporth holiday village , ST AUSTELL 037 Appendix C: Executive Summary of Transport Assessment
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