Wave Project, Beach School - Surf Therapy Centre Pre-Application March 2021 LAVIGNE LONSDALE MASTER PLANNING | ARCHITECTURE | URBAN DESIGN | LANDSCAPE ARCHITECTURE

22 Lemon Street Truro Cornwall TR1 2LS

First Floor Stable Block Newton St Loe Bath, Revision : - BA2 9BR Date : 30 March 2021 www.lavignelonsdale.co.uk | tel: 01872 273118 | 01225 421539 Prepared : Andrew Walker

COPYRIGHT - The contents of this document must not be copied or reproduced in whole or in part without the written consent of Lavigne Lonsdale.

CONTENTS

1.0 Introduction 2.0 Background Information 3.0 Initial Stakeholder Engagement 4.0 Planning Background 5.0 Baseline - Planning Policy Background 6.0 Scheme Proposal 1.0 | Introduction

Gwithian Introduction Towans

Lavigne Lonsdale have been appointed by Joe Taylor, founder and CEO

of the Wave project. The Wave project is a charity and is the world’s first P

‘surf therapy’ course for young people funded by a government health O

P service. Path E R

H Path I The scheme is to provide much needed facilities in close proximity to L L Gwithian beach to enable the charity to continue its services to the community. Godrevy Cottage A pre-app (PA20/01012/PREAPP) was submitted in 2020 on a preliminary scheme and a response was provided on the 2nd July 2020 from Cornwall Council. Path

This pre-app explores the feedback from the council and looks to Car Park demonstrate that a suitable scheme can be provided in this location without adverse effects on the highways, landscape or visual effects to the local and wider area.

Godrevy Park

Path

Dunes

The Wave Project 4 Pre-Application Document 2.0 | Background Information

What is the Beach School & why is it needed?

Mental health disorders among young people are now reaching critical Beach School is an evidence-based intervention that combines outdoor levels, with the problem getting worse each year. According to the NHS, learning and surfing with innovative schemes of work that help children one in six children had a diagnosed mental health issue in July 2020, to re-engage with the idea of learning. Children usually come to beach compared with one in nine in 2017. According to a BBC report in February school for one full day per week in normal school time. This gives children a 2021, ten children aged 9 to 12 are being admitted to hospital every break from school, and helps them to reset their thinking about learning. week with an injury caused by self harm, and this figure has doubled in six years. In 2019-20, there were 4,962 hospital admissions for children with At Beach School, children spend most of the day in their wetsuits and learn eating disorders – an increase of 19% on the previous year, according to outside, on the beach and in the sea. Lessons are devised to incorporate The Guardian. The effects of the pandemic are predicted to make these the natural environment in the pupils’ learning. For example, the Speed figures worse. Demons lesson uses bodyboarding to teach primary children about maths and physics. In Cornwall, there are more children with a social, emotional and mental health needs than across England as a whole, according to Cornwall The Beach School facility at Gwithian would enable the course to be Council’s Joint Needs Assessment (2019). This includes both primary (2.63%) delivered to up to 75 children each week (15 per day). The design has and secondary (2.73%) school children. Since 2013, rates of self-harm have been developed thoughtfully to give children the sense of being outdoors increased by 321% in the 10-14 age group, and 50% in the 15 to 19 age all the time, whilst keeping them safe. It would be the first facility of its type group. anywhere in the world.

Children with poorer mental health are far more likely to struggle at school, and some may end up being permanently excluded. There were 90 permanent exclusions from schools in Cornwall in 2019/20, and 92 in 2018/19. The long term cost of each of these children to public services is estimated at £370,000 each – which means a total cost of £33m per year in Cornwall alone.

It is against this backdrop that Beach School is being proposed.

The Wave Project Pre-Application Document 5 3.0 | Initial Stakeholder Engagement

In advance of the pre-app, the first phase of stakeholder engagement General conclusions: took place through January and early February. Conversations were had either in person or virtually with those identified through a mapping • Constructive, positive and open dialogue with a community who process as key stakeholders. The sessions were used to explain the project are looking to ensure their environment is not developed in a way concept, its location and early thinking around the design and to garner that detracts or degrades feedback. • Broad support for The Wave Project as an initiative, an understanding of the needs it serves and an appreciation of why Gwithian Parish Council had already received a presentation in The Beach School is needed as a permanent home, near the beach November, 2018 so were not included in this round of conversations. We • Every stakeholder mentioned the need to minimise visual impact of will however be presenting again to them 26th April. The Beach School through creative and sympathetic design, fitting with location. Reassurance asked for that we would look to mitigate Who we have spoken to in phase 1: the impact of the building on views from the AONB, the SSSI, the coast and the road, were raised, but constructive ideas were also • Dick Goodere; Chair, Towans Partnership. Dick in turn liased with suggested Martin Rule – Towans Ranger. We present to the Towans Partnership • The majority indicated that local ecology, wildlife and landscape 21st April are very important and that this must be born in mind in the design, • George Eustice MP not just of the buildings but also the open spaces • Vanessa Luckwell; CC Community Link Officer • Every conversation touched on access and carparking, but this was • Lord Matthew Taylor not a showstopper for anyone provided the access proposed is safe • The Thomas’ family via Fred and Martin Thomas (long time and the volume of cars in and out is not high landowners in the area) • Most mentioned the underlying concern about ‘development • Bill Makin; The National Trust creep’ and the potential for the development of this site to unlock • Andrew George (ex MP) others in the area. The guarantee that there will be no residential • Tyson Greenaway; Gwithian Academy of Surfing accommodation on site was reassuring to all • Andy Nelson; Cornwall Wildlife Trust • Ollie Shilston; RNLI

The Wave Project 6 Pre-Application Document 4.0 | Planning Background

A pre-app was submitted in summer 2020 and a response by Adam reach of the surfing beach at Gwithian Towans. It would also be easily Carlyon was provided by CC on the 2nd July 2020. accessible by public transport” The main comments were: 5. Impact on Landscape & Visual Effects: The case officer stated that: 1. Highways: Concern regarding visibility splays. These have been “the site occupies a distinctly rural, open and windswept location which addressed by our highways consultant (Jon Pearson)- refer to page is devoid of significant built development and is clearly visible from 19, and also his Transport Advisory Note submitted as part of this pre- several parts of the public domain. A development of the proposed application. scale in this location would therefore struggle to comply with the policy requirement to respect the character of the countryside and 2. CLP Policy 5 and NPPF paragraph 83: regarding employment in be sensitive to its surrounding, with the sites location adjacenet to, but rural areas. This pre-app response includes the findings of our initial clearly visible from the “Upton Towans Area of Great Landscape Value landscape & visual appraisal (LVA) which demonstrates that the exacerbating this impact.” scheme is an appropriate scale, design and is in an appropriate location for a “surf school”. The need for the Beach School to be We have explored the landscape & visual effects related to the scheme located close to the coast, within easy access of a beach, is an and can demonstrate that: overriding locational and business need for this development. This was a key consideration in the search for potential development sites, as was i. the scheme is appropriate in this location, the price and availability of land in coastal locations ii. that the study area is not a purely a “distinctive rural area” but does have a significant amount of tourism, leisure and recreation 3. NPPF para 84: The scheme is located outside of a settlement boundary facilities in it; due to the fact that it needs to be in a location that is close to the iii. that this scheme does not have a significant visual effect, beach and the sea at Gwithian. Our transport consultant will provide iv. this scheme responds well to the character of the local area. evidence to show that it is an appropriate location and layout. 6. Ecology: The case officer was concerned that the July 2020 pre-app 4. CLP Policy 4 & NPPF para 92: In relation to the provision of community was not accompanied with a Phase 1 ecological survey, given its facilities, the previous response was that: proximity to the Gwithian to Mexico Towans SSSI and the Gwithian Towans Local nature reserve. A phase 1 survey had been carried out in “The proposal would undoubtedly comply with elements of the above January 2020 and further surveys are currently underway. This pre-app policy guidance, being for a local, charitable surfing organization will identify the initial findings of that assessment which does not identify supporting young people but also providing community facilities, in any potential issues. There will in fact be a net increase in biodiversity a location not too far from the village of Gwithian and within easy across the site as a consequence of the emerging scheme.

The Wave Project Pre-Application Document 7 5.0 | Baseline - Planning Policy Background

The site covers an area of approximately 0.9ha and is located on the • County Wildlife Site (Hayle Dune System): CLP Policy 23: the site is circa B3301, St Ives Lane (See Figure 1 - Site Location Plan) 0.53km from the County Wildlife Site. It is unlikely that there will be any adverse effects. It is circa 0.5km from the settlement edge of Gwithian (Gwithin Neighbourhood Plan Policy 6) and circa 0.47km from the settlement edge • SSSI (Gwithian to Mexico Towans): CLP Policy 23: The site adjoins the SSSI of Upton Towans (refer to Figure 4 & 5). and so will need to demonstrate that there are no adverse effects, or that the need and benefits clearly outweigh the loss. Figures 2 & 3 shows the local plan designations in this area. This includes:

• The Godrevy to Portreath Area of Outstanding Natural Beauty (AONB). CLP Policy 23: This is a National landscape designation. Proposals must conserve or enhance the landscape character and natural beauty of the AONB. The scheme is outside of the AONB and is located circa 1.3km away but is within the setting.

• The Upton Towans AGLV & Heritage Coast. These are local designations. CLP Policy 23 : The scheme adjoins the AGLV and sits outside the Heritage coast by circa 1.3km. Policy 23 only refers to schemes that are within the AGLV. We have however sought to ensure that the scheme maintains the landscape character and distinctive landscape qualities of the local area.

• Gwithian Common Towan: The land around the site (but not including the site), is designated as Common land.

• Local Nature Reserve (Gwithian Towans): CLP Policy 23: The site adjoins the Gwithian Towans Local nature reserve and will therefore need to demonstrate that there are no adverse effects or that the need and benefits clearly outweigh the loss.

The Wave Project 8 Pre-Application Document 5.0 | Baseline - Planning Policy Background - Planning Designations "ÿ67ÿ8 9ÿ" ÿ ÿ+,- "-ÿ45665ÿ5"

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The Gwinear - Gwithian Neighbourhood Plan (Adopted 2017)

The neighbourhood plan is an adopted document and carries great weight. Key objectives include community infrastructure and the environment, both of which contribute to sustainable development. One of the relevant policy is as follows;

GGP Policy 13- the Environment the PEOPLETowans Area AND HOUSING – UPTON TOWANS

“Development will not be permitted within the red line delineated on Map 7 where it would (either individually or in combinationBACKGROUND with other developments) harm the nature conservation or geological interestUpton of areas Towans of previouslySpecial Scientific known as Great Interest Towan unless is the the site of the National Explosives Works which was benefits of the development clearlyest ablishedoutweigh in 1888 both to thesupply adverse explosives impacts to the local on themines. site and any adverse impacts on the widerThe network dunes wereof SSSI.” flattened and small enclosures made to house individual buildings for the manufacture of the explosives. The enclosures were built to avoid chain reactions when an explosion occurred and The scheme is within the red line shownalthough in overgrownGGP Map with 7, vegetation,relevant toare Policy still clearly GGP13 seen todayand soas is the network of single-track railways. needs to demonstrate that there will be no harm. Moving on the settlement has evolved into a sustainable community where a number of residents live. The PEOPLE AND HOUSING - GWITHIAN settlement boundary ensures development takes place in the most appropriate areas, to a scale and design which is in keeping with the settlement and contributes to preserving the identity of Upton Towans. To help shape development within the settlement boundaries a Character Area Appraisal has been created for Upton Towans. BACKGROUND

The settlement of Gwithian has been drawn to INTENTION include the built development which primarily consists of residential properties. GGPP 7 seeks to ensure that development within the The settlement has access to a number of settlement boundary of facilities which comprise of the following: church, Upton Towans is appropriate cafes, public house and village hall. and takes full account of the criteria set out. This policy In developing a settlement boundary it was has been carefully recognised that development should be limited formulated in line with due to the historic nature of the settlement. The Section 6 of the National settlement boundary ensures development takes Planning Policy Framework place in the most appropriate areas, to a scale and Policies 2 and 3 of the and design which is in keeping with the Cornwall Local Plan: settlement and contributes to preserving the Strategic Policies. identity of Gwithian.

Figure 3 - Gwinear - GwithianTo help sParishhape development Proposals within Map the Figure 4 - Gwithian boundary Figure 5 - Upton Towans settlement boundary settlement boundaries a Character Area Appraisal has been created for Gwithian. 31 GGP POLICY 7 – UPTON TOWANS – SETTLEMENT BOUNDARY The Wave Project 10 Pre-Application Document Housing development will be permitted within the Upton Towans boundary of Gwinear-Gwithian identified on ‘Map 5 of the Proposals Map Insets’ where the development would meet the following INTENTION criteria: GGPP 6 seeks to ensure that development within the settlement boundary of Gwithian is appropriate and takes full account of the criteria set out. This policy has been carefully formulated in line with Section 6 of the National Planning Policy Framework and Policies 2 and 3 of the Cornwall Local Plan: Strategic Policies. (a) Proposals must provide a high quality of design and layout which accords with the Character Area guidance for Upton Towans and takes into account the ‘Development Proposal’ supplementary document; (b) Proposals consider the need to design out crime, disorder and anti-social behaviour to ensure GGP POLICY 6 – GWITHIAN – SETTLEMENT BOUNDARY ongoing community safety and cohesion; Housing development will be permitted within the Gwithian boundary of Gwinear-Gwithian identified on (c) Proposals affecting a heritage asset should assess in a proportionate manner the local or national ‘Map 4 of the Proposals Map Insets’ where the development would meet the following criteria: importance of the historic fabric, features and setting of any building or site, using as a minimum the (a) Proposals must provide a high quality of design and layout which accords with the Character Area HERs; guidance for Gwithian and takes into account the ‘Development Proposal’ supplementary document; (d) Adequate car parking and safe highway access is provided; (b) Proposal must seek to preserve and enhance the Conservation Area of Gwithian and not harm the (e) Connections with existing walking and cycling routes are made and on-site infrastructure is provided significance of the Grade II* and Grade II heritage assets identified on ‘Map 12 of the Proposals Map to support sustainable modes of travel where feasible; Insets’; and that proposals affecting a heritage asset should assess in a proportionate manner the local (f) Education contributions are provided to the Local Authority; or national importance of the historic fabric, features and setting of any building or site, using as a (g) Financial contributions, or on site provisions are made through the Local Authority with a suitable minimum the HERs; S106 agreement and/or from CIL contributions to assist in the delivery of the Infrastructure Needs (c) Proposals consider the need to design out crime, disorder and anti-social behaviour to ensure ongoing Assessment for Gwinear-Gwithian. community safety and cohesion; (d) Adequate car parking and safe highway access is provided; (e) Connections with existing walking and cycling routes are made and on-site infrastructure is provided to support sustainable modes of travel where feasible; (f) Financial contributions, or on site provisions are made through the Local Authority with a suitable S10615 agreement and/or from CIL contributions to assist in the delivery of the Infrastructure Needs Assessment for Gwinear-Gwithian.

14 5.1 | Baseline - Initial Landscape & Visual Appraisal

Lavigne Lonsdale (an experienced multi-disciplinary practice that carries out The following section demonstrates how the scheme can be successfully complex LVIA’s) carried out an initial appraisal in February and March 2021. This integrated into this landscape. initial review identified the following; Visual Effects: Landscape Character: A Zone of Visual Influence (ZVI) (refer to figure 6) was produced by LL which The site falls within the St Ives bay LCA (CA05). The description states: identified the likely areas where the site would be visible from. This was followed “The area forms the coastal strip of St Ives Bay with its sweeping sandy beaches, by site visits to ascertain key viewpoints. These are shown in Figures 6 -8. This is sand dunes, estuary of the River Hayle, the settlements of Phillack and Lelant not an exhaustive selection of views at this stage but it does provide a useful and a fringe of pastoral/arable land. The extensive sand dunes have spread appraisal of how the site is seen in the wider setting. onto low cliffs and reach 72mAOD. They have been developed over time to provide tourism facilities including chalets and caravan sites, and exhibit the Long Distant Views (circa 2km distance) - (refer to views 7,8,9 & 10 pg 15-16): remains of a former ordnance factory. The limited agricultural land is pastoral and arable with low cut Cornish hedges and hedgerows. The tidal estuary, once Views from circa 2km distance are generally found to the north on rising ground. dredged as part of the access to Hayle harbour, provides a semi-natural core to These viewpoints are within the AONB and are therefore very sensitive receptors. the area and a setting to Lelant, an historic settlement with wooded surrounds. However, what is clear is that the site is very difficult to see with the naked eye Development on the outskirts of Hayle forms ribbon development and there is an from such a distance, that the key attractor in the view is the coast and the appearance of development pressure. Leisure uses include a golf course north sea and the site is seen within the foreground context of existing chalets, car of Lelant. The patchy development of the area forms a contrast to the simplicity parks and other tourist related facilities, including agricultural buildings and of the bay itself” (text highlighted by LL) farmsteads. This is not an undeveloped area of coast. The site and proposals would form a very small component in the views and would have a negligible Under land use, it states: change to the views.

“Land use is primarily tourism and recreation centred on the beaches including Local Views (within 1km) - (refer to views 1, 2, 3, 4, 5 & 6 pg 15-16): camp and caravan sites, chalets, leisure buildings and golf course. Post industrial land with disused docks line the estuary and there are old military remains One would expect views of the site to be fairly open but in actual fact, the within the dunes that have also been excavated for their sand. The commercial presence of scrub and hedgebanks and the undulating topography means that use of the estuary and wharves necessitated regular dredging of the estuary, views into the site are fairly restricted. The site is also falling by circa 2.5m which thus keeping the waterway open for larger vessels, including fishing boats. means that as you approach from the south, only the front hedge is visible and With the loss of local industry, the estuary is no longer safe for larger vessels, the Godrevy light house is seen in the distance. compounding the effects of local economic depression. There are settlements at Lelant, Phillack and Gwithian. Agricultural uses of pastoral and arable land More elevated views are available from the top of the dunes to the south but fringe the coastal area. Pylons dominate the skyline around the Hayle sub- from there, your main attractor is the coast and the sea and you also see the station and former power station.” (text highlighted by LL) site in the context of the existing car parking and activity. It is not a “quiet” rural landscape. This clearly states that the landscape is not distinctly rural, as identified in the previous pre-app, but is a mixed (and developed) landscape containing camping sites, chalets, holiday parks, small hamlets, individual houses and farmsteads. This doesn’t mean that any form of development should be allowed, but clearly a yound people’s education surf facility that is related to the coast, is appropriate.

The Wave Project Pre-Application Document 11 5.1 | Baseline - Initial Landscape & Visual Appraisal | ZVI Existing

N 0 500m N 0 1000m

Key Key Site Boundary Radius from SWCP PROW Site Boundary Radius from Woodland Block (15m high) Urban Extent (15m high) centre of site includes; public footpath, bridleway, byway centre of site barrier generated from OS barrier generated from OS (1km increments) (1km increments) vectormap local (.dwg CAD) vectormap local(.dwg CAD)

Figure 6: ZVI - 1-25000 WITH PROW AND SWCP Figure 7: ZVI - 1-50000 BARRIERS

The Wave Project 12 Pre-Application Document 5.1 | Baseline - Viewpoint Location Plan

7 9

3 6 5 2 1

Figure 8: Viewpoint Location Plan

The Wave Project Pre-Application Document 13 5.1 | Baseline - Existing Panoramic Photographs