SALTASH NEIGHBOURHOOD DEVELOPMENT PLAN CONSULTATION DRAFT June 2019 - 2030 Saltash Town Council
Neighbourhood Plan Steering Group
1 Saltash Neighbourhood Development Plan—Consultation Draft June 2019
The Saltash Neighbourhood Development Plan has been prepared in accordance with the Neighbourhood Planning Regulations 2012, the Localism Act 2011, the Planning & Compulsory Purchase Act 2004, the European Directive 2001/42 on Strategic Environmental Assessment and the EU Directive 92/43 on Habitats Regulations Assessment.
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Photo 1: Saltash from above, showing the relationship with the River Tamar and surrounding open countryside lying beyond a clearly delineated urban edge.
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CONTENTS • REGENERATION OBJECTIVES FOR THE TOWN CENTRE • POLICY TC1 – DEVELOPMENT AT CARKEEL PREFACE • POLICY TC2 - MAINTAINING THE TOWN CENTRE AS A RETAIL AND SOCIAL DES- 1. INTRODUCTION ………………………………………………………………………………………...…...7 TINATION • FOREWORD • POLICY TC3 – NEW USES FOR UPPER FLOORS IN THE TOWN CENTRE • NEXT STEPS AFTER THIS CONSULTATION • POLICY TC4 – RETENTION OF SMALL SCALE EMPLOYMENT IN TOWN CENTRE • HOW THIS PLAN IS ORGANISED 7. CREATE AND SUPPORT SUSTAINABLE NEIGHBOURHOODS……………………………..32 • STEERING GROUP & WORKING GROUP MEMBERSHIP • POLICY SN 1 – SUPPORT FOR SUSTAINABLE NEIGHBOURHOOD CENTRE AT 2. BACKGROUND……………………………………………………………………………………………….11 BROADMOOR FARM • THE LEGAL BASIS • POLICY SN2 – STRENGTHENING NEIGHBOURHOODS • DESIGNATED NEIGHBOURHOOD PLAN AREA 8. REVITALISE THE WATERFRONT………………………………….…………………………………...35 • NATIONAL PLANNING POLICY FRAMEWORK • POLICY WF1 - MAKING THE MOST OF SALTASH WATERFRONT • CORNWALL LOCAL PLAN 2010 TO 2030 (ADOPTED NOVEMBER 2016) 9. ENSURE A BALANCED RANGE OF QUALITY NEW HOUSING………………………….....38 • CORNWALL LOCAL PLAN SITE ALLOCATIONS DEVELOPMENT PLAN • POLICY H1 – ENSURING HOUSING APPORTIONMENT TARGET UP TO 2030 IS ACHIEVED DOCUMENT • POLICY H2 - ENSURING A CHOICE OF HOUSING • A COMMUNITY LED PLAN • POLICY H3 – CONVERSIONS OF LARGE HOUSES INTO MULTIPLE OCCUPATION • PLANNING AND STRATEGY INITIATIVES • POLICY H4 – MAKING BETTER USE OF LAND – REDEVELOPMENT, RENEWAL 3. EVIDENCE BASE……………………………………………………………………………………………..16 AND INTENSIFICATION • FACTS AND FIGURES • POLICY H5 – MAKING BETTER USE OF LAND – SUBURBAN VILLAS CHARACTER • COMMUNITY ENGAGEMENT SUMMER 2015 AREA: PORT VIEW ESTATE • SUMMARY OF ISSUES • POLICY H6 – EXTENSIONS TO EXISTING DWELLINGS 4. THE VISION FOR SALTASH………………………………..……………….…………………….……..19 10. PROTECT AND ENHANCE THE BUILT ENVIRONMENT………………………………….…42 • POLICY DP1 - DEVELOPMENT BOUNDARY • POLICY ENV1 – DESIGN AND LOCAL DISTINCTIVENESS WITHIN THE CHARACTER 5. SECURE A DIVERSE AND PROSPEROUS LOCAL ECONOMY……………………..………..23 AREAS • POLICY EM1 - ACCESS TO EMPLOYMENT DEVELOPMENT • POLICY ENV 2 – DESIGN AND LOCAL DISTINCTIVENESS OUTSIDE THE HISTORIC • POLICY EM2 - REDEVELOPMENT AND ENHANCEMENT OF EXISTING CORE EMPLOMENT SITES. • POLICY ENV3 – GENERAL DESIGN PRINCIPLES • POLICY EM3 - PARKING, STORAGE AND MOVEMENT ON AND AROUND • POLICY ENV4 - LOCAL LISTING OF NON-DESIGNATED HERITAGE ASSETS EMPLOYMENT SITES • POLICY ENV5 – REUSE OF SALTASH STATION BUILDING • POLICY EM4 - HOME BASED ENTERPRISE • POLICY ENV6 - DEVELOPMENT IN CONSERVATION AREAS • POLICY EM5 - TELECOMMUNICATIONS INFRASTRUCTURE • POLICY ENV7 – DEVELOPMENT WITHIN THE SETTING OF CONSERVATION 6. REGENERATE THE TOWN CENTRE, AND MANAGE THE GROWTH OF “OUT OF AREAS TOWN” SHOPPING…………………………………………………………………………..………………..26 • PROPOSED EXTENSION TO SALTASH CONSERVATION AREA 4 Saltash Neighbourhood Development Plan—Consultation Draft June 2019
• POLICY ENV8 – VIEWS AND VISTAS • POLICY CON4 – BURRATON CROSS HUB 11. PROTECT AND ENHANCE THE NATURAL ENVIRONMENT……………………...………54 • POLICY CON5 – SALTASH STATION • POLICY GRN1 – BIODIVERSITY PROTECTION AND GAIN • POLICY CON 6 – CARKEEL TRAFFIC CALMING AND ENVIRONMENTAL EN- • POLICY GRN2 – THE GREENING OF SALTASH: WOODLANDS, TREES, CORNISH HANCEMENT HEDGES AND HEDGEROWS • POLICY CON 7 – BROADBAND • POLICY GRN5 – COUNTRYSIDE CHARACTER AREAS • POLICY CON 8 SUSTAINABLE TRANSPORT MEASURES IN NEW DEVELOPMENTS • POLICY GRN6 DRAINAGE AND FLOODING • POLICY CON 9 PROTECTION OF FOOTPATHS, BRIDLEWAYS, AND CYCLE PATHS • SEWAGE TREATMENT . • POLICY CON 10 ENHANCING AND EXTENDING THE WALKING AND CYCLE 12. MANAGE THE RURAL AREAS OF THE PARISH IN A SYMPATHETIC MANNER…..59 NETWORK • POLICY RUR1 – SMALL WORKSHOP DEVELOPMENT IN THE COUNTRYSIDE 16. DELIVERY PLAN…………………………………………………………………………………..………..82 • POLICY RUR2 – VILLAGE DEVELOPMENT BOUNDARIES & RURAL HOUSING • POLICY DP1 - MAKING IT HAPPEN – COMMUNITY PRIORITIES SITES 17. MONITORING…………………………………………………………………………………….….……..93 • POLICY RUR3 – AGRICULTURAL DWELLINGS AND SPECIALIST NEED 18. GLOSSARY…………………………………………………………………………………………….………94 13. MEET THE CHANGING DEMAND FOR HEALTH, EDUCATION, COMMUNITY & EMERGENCY SERVICES AND FACILITIES……………………………………………………………....64
• POLICY HWB1 - EDUCATION PROVISION • POLICY HWB 2 - PROTECTION AND ENHANCEMENT OF SALTASH COMMUNITY CAMPUS Abbreviations Used • POLICY HWB 3 – THE FUTURE OF ST BARNABAS HOSPITAL CLP —Cornwall Local Plan • POLICY HWB 4 – PROVISION AND EXPANSION OF G.P. SURGERIES CC—Cornwall Council • POLICY HWB 5 - PROTECTION OF IMPORTANT COMMUNITY FACILITIES 14. MEET THE GROWING DEMAND FOR ADDITIONAL SPORT, RECREATION AND DPD —Cornwall Local Plan Allocations Development Plan Document LEISURE FACILITIES……………………………………………………………………………………………..68 NDP —Neighbourhood Development Plan • POLICY LEI 1 – KEY STRATEGIC OPEN SPACES NPPF —National Planning Policy Framework • POLICY GRN3 –LOCAL GREEN SPACES STC—Saltash Town Council • POLICY GRN4 - CONSERVATION, ENHANCEMENT AND CREATION OF LOCAL PHOTO CREDITS GREEN SPACES Name Organisation • POLICY LEI 2 – DILAPIDATED PLAY SPACES Western Web • POLICY LEI 3 - ALLOTMENTS Steve Besford-Foster PlanSupport 15. IMPROVED AND SUSTAINABLE CONNECTIVITY ……………………………………………..72 David Orr David Orr Consulting • POLICY CON1 – THE GREEN BOULEVARD GRAPHICS • POLICY CON2 – NORTH ROAD/NEW ROAD DISTRIBUTION ROUTE Steve Besford-Foster PlanSupport • POLICY CON3 – TOWN CENTRE TRANSITION ZONES Jane Hamlyn Atelier3
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PREFACE CLLR DAVID YATES, CHAIRMAN OF SALTASH NEIGBOURHOOD DEVELOPMENT PLAN STEERING GROUP
The Saltash Neighbourhood Development Plan has of key policy proposals. been created by the people of Saltash, through a We also need to ‘fit’ in with the National Planning Steering Group made up of residents, local Policy Framework and the Cornwall Local Plan. The organisations and Town and Cornwall Councillors, Saltash section of the Cornwall Site Allocations which reported to the Saltash Town Council. Development Plan Document is of direct relevance, Although the Town Council is the ‘qualifying body’ as it allocates land locally for housing and industry responsible for the progress of the Plan, many (for example Broadmoor Farm). hundreds of residents have been directly involved, as While we have received much professional advice have many other stakeholders, including those and guidance, and must be in conformity with the working and running businesses in the area, local senior documents referred to above, this landowners, those who care about our environment Neighbourhood Plan began, and remains, a very and wildlife (by no means all of whom are residents) much a bottom-up perspective of the way that we and those providing services to our community. The want to see Saltash develop and prosper. Taking Plan is based on the feedback received from these into account community views, we began with a people throughout the process, including a major Vision, and 11 Key Objectives, which we believe will survey carried out in 2015. receive widespread support, and our set of planning A town the size of Saltash will rarely have an entirely policies flow from these. unanimous view, especially when decisions between Finally I would like to thank the Steering Group, alternative planning policies are at issue, but the particularly the core group responsible for writing discussions, and on occasion disagreements, have the Plan in detail. The Group have invested huge been handled well to reach as close to a consensus amounts of their own time, entirely unpaid, to view as can reasonably be expected. create this Plan. We have benefitted throughout from the guidance Now we look forward to a substantial community and advice of professional planners from Cornwall response to this Consultation Draft NDP, and Council. Their Neighbourhood Planning Officers, beyond that to a successful Community supported by the extensive material in their Referendum. Neighbourhood Planning Toolkit, have been an invaluable support. While in the preparation of the draft of the Neighbourhood Plan we were advised by consultants Steve Besford-Foster, David Orr and Tim Kellett, in part funded through the Locality David Yates, organisation. Jane Hamlyn of Atelier3 and Ian Taylor Chairman, Saltash NDP Steering Group of S34 Architecture provided graphical interpretation
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1. INTRODUCTION issues and support the things that we cherish and Cornwall Council, Planning Inspectors, and the which make Saltash such a great place to live, work, Secretary of State. learn and visit. 1.7 Why should we care? If we are all involved, our 1.1 Saltash is a thriving community, with lots of drive 1.12 All the supporting evidence and documentation community’s creativity, energy and diversity can be and ambition to improve. Right at the ‘Gateway to backing this Neighbourhood Plan, including the released to make a plan that is fair, inclusive, and Cornwall’, it has a unique waterfront setting, excellent Visioning Workshops, Working Group Reports and well-balanced. So please get involved and get your transport links, and with the great City of Plymouth just many of the background studies referred to are views across! across the Tamar, it’s a desirable place to live, work, available via the evidence base pages of the Saltash learn and visit. These give immense opportunities for Neighbourhood Plan website at plan4saltash.co.uk prosperity through well balanced growth. 1.8 This is the ‘pre-submission’ draft of the Saltash 1.2 But there are challenges: the affordability of Neighbourhood Development Plan. Please let us housing, low wages, competing land uses, traffic and have your views on the Plan, highlighting anything 1.13 Following this introduction, a summary profile of pedestrian congestion, the changing age balance in the Plan that you think needs to be changed or Saltash and its community is given, identifying the within our community, and global environmental which you support. Forms to make your comments issues to be addressed in the Plan. The overarching change to name but a few. on are available on the website (plan4saltash.co.uk) vision, aims and objectives of the Plan are stated and 1.3 We need to take the opportunities and tackle the the Town Council Office or Saltash Library. it is then divided into sections that are framed around challenges so that our present needs are met without the key objectives. Each section then notes the NPPF harming the ability of future generations to meet their and CLP policy relating to the objective, discusses the 1.9 Any feedback received on this Consultation Draft needs. That is the essence of sustainable issues, and gives the actions (policies) considered Neighbourhood Plan will be carefully considered. development. necessary to deliver the aims of the Plan, with a Changes will be incorporated in the Plan if required reasoned justification and brief reference to evidence 1.4 The Saltash Neighbourhood Plan is the opportunity before it is formally submitted to Cornwall Council, that supports it. In some cases notes on how the for everyone in the town to have a real say as to how the local planning authority. policy may be interpreted are included. Some sections sustainable development is done. It’s a new type of also includes Projects, which do not have the status of plan that has come about from the Localism Act 2011 1.10 Further consultations will be held, and If Cornwall Council assess the Plan as being in formal planning policies, but indicate other actions which gives everyone who lives in a local area the which will help the delivery of the Plan’s vision. democratic right to be involved in drawing up the plan. compliance with the laws and regulations governing Neighbourhood Plan making, it will arrange for the 1.5 What’s more, when it’s written, the plan has to be Plan to be assessed by an Independent Examiner. The agreed through a local referendum, in which everyone Independent Examiner will then recommend whether NPPF —National Planning Policy Framework on the electoral roll gets a vote. If the vote is in favour, the Plan can go to a community referendum. At the CLP —Cornwall Local Plan the Neighbourhood Plan is ‘made’ in law and cannot be referendum, all registered electors in Saltash, will be DPD —Cornwall Local Plan Allocations Development ignored when planning applications are decided by entitled to vote for or against the Plan. Plan Document Cornwall Council, Planning Inspectors, or the NDP —Neighbourhood Development Plan Government. 1.11 If the Neighbourhood Development Plan is supported in the referendum, Cornwall Council will 1.6 A Neighbourhood Plan can help us control the way formally ‘make’ the Plan. This will give it legal that land is used for housing, business, shops and recognition as part of the statutory local leisure; protect green spaces and influence the design development plan for the area. This means it must be of buildings and estates; build consensus on difficult considered when planning decisions are made by
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To help identify the various policies a colour coded box system has been used:
Summaries of National Planning Policy Framework and the Cornwall Local Plan are given in a green colour box.
Saltash Neighbourhood Plan Policies are given in a peach colour box.
Additional information of significance is given in a blue colour box
Saltash Neighbourhood Plan Projects are given in a yellow colour box
Photo 2 : Saltash Fore Street on a busy day.
Photo 3 : The Cornish Cross - an example of the community led projects in Saltash.
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Figure 1: Saltash Neighbourhood Development Plan Designated Area.
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WORKSHOP & WORKING GROUP COMMUNITY VOLUNTEERS
STEERING GROUP Name Status/Representing Name Status/Representing Andrew Wiiliams Resident—North Pill William Holman N&M Pill Landowners Consortium Peter Ryland Chamber of Commerece, CiC STIG Cllr. David Yates Saltash Town Council Andy Rance CC Youth Worker Cllr. Jean Dent Saltash Town Council Richard Hall Resident Cllr Derek Holley Saltash Town Council Tunde Awe Resident Cllr. Bob Austin Saltash Town Council Geoff Mawson Resident Cllr. Lee Russell Saltash Town Council Michael Griffin MA Griffin Associates (Hole Farm) Cllr Richard Bickford Saltash Town Council Simon Walker Landrake and St. Erney N. Assocn. Mike Finch Saltash Environmental Action Sue Newell Landrake and St. Erney N. Assocn. Mike Hocking N&M Pill Neighbourhood Assoc’n Ken Martin Governor Saltash.net Leslie Rust Latchbrook Neighbourhood Assoc’n Alex Sharpe China Fleet Country Club John Percil Latchbrook Neighbourhood Assoc’n Robert Taylor Persimmon Homes Denise Watkins Waterfront Residents Association Ian Broad North & Middle Pill Landowner Consortium Gail Swift Pillmere Community Association Maggie Gee Resident David Bennett SWRA and Essa Cycling Richard Fry Saltash Maritime Cadets Ian Taylor Port View Estate Lizzy Sharpe-Asprey Saltash Heritage Jane Hamlyn Architect and Pillmere Resident Jenny Wreford Engage Saltash Church Pastor DRAFTING TEAM Roger Fursier Forder Community and Conservation Association Name Status/Representing
Cllr David Yates Saltash Town Council PROFESSIONAL SUPPORT Ian Taylor Architect and Port View Estate Cllr Jean Dent Saltash Town Council Name Organisation Steve Besford-Foster PlanSupport John Percil Latchbrook Neighbourhood Assoc’n David Orr David Orr Consulting Mike Hocking N&M Pill Neighbourhood Association Tim Kellett Tim Kellett Urban Design David Bennett SWRA and Essa Cycling Mark Pearson Design Action William Holman N&M Pill Landowners Association 10 Saltash Neighbourhood Development Plan—Consultation Draft June 2019
2. BACKGROUND FIGURE 2: SUSTAINABILITY PRINCIPLES SET OUT IN THE NATIONAL PLANNING POLICY FRAMEWORK (2018)
2.1 The Saltash Neighbourhood Development Plan is OVERARCHING SUSTAINABLE DEVELOPMENT OBJECTIVES required to take into account the National Planning Policy Framework (NPPF) and the adopted Cornwall Economic : to help build a strong, responsive and competitive economy Local Plan 2016 (CLP). It must also take into account Social : to support strong, vibrant and healthy communities the advice given in the National Planning Policy Environmental : to contribute to protecting and enhancing our natural, built Guidance (NPPG). and historic environment 2.2 The Neighbourhood Plan area was designated under the 2012 Regulations on 11th January 2013. It covers the entire administrative area of Saltash Town Delivering a sufficient supply of homes Council (See Fig 1). Building a strong competitive economy 2.3 At the heart of the NPPF is the ‘presumption in favour of sustainable development’ identifying three Ensuring the vitality of town centres overarching and interdependent objectives– economic, social and environmental – which should be a golden thread running through both plan-making and Promoting healthy and safe communities decision-taking. Beneath these overarching objectives are more detailed sustainable development objectives Promoting sustainable transport to which all planning must respond (see Fig 2). This means that planning strategies such as our NDP must help to deliver sustainable development. This is often Supporting high quality communications misunderstood and seen as a ‘green light’ for development, but in fact it means taking a very careful Making effective use of land approach so that we can meet our present day needs while not compromising the needs of future Achieving well-designed places generations. Therefore our NDP must positively seek opportunities to meet the development needs of Saltash, and be sufficiently flexible to adapt to rapid Meeting the challenge of climate change, flooding and coastal change change (NPPF Para 11). It must support the delivery of strategic policies contained in the CLP, and shape and Conserving and enhancing the natural environment direct development that is outside of these strategic policies (NPPF Para 13). Conserving and enhancing the historic environment
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Figure 3: DPD SITE ALLOCATIONS AND SAFEGUARDING POLICIES FOR SALTASH Policy SLT-UE1 Broadmoor Urban Extension (‘Treledan’) 2.4 Sustainable development is also the main purpose of Cornwall Council’s Local Plan which aims to ‘Achieve Site area: 89 hectares Allocation: Approximately 1000 dwellings a leading position in sustainable living’…. through ‘a balance of decisions around economic, social and Policy SLT-E1 Stoketon Cross environmental issues’. The CLP Strategic Policies Site area: 8.5 hectares Allocation: Employment uses providing approx. 8,500 sqm B1 document interprets the NPPF at a county-wide strategic level, and so is the most important part of the a/b and approx. 25,500 sqm B1c, B2 and B8 uses town and country planning context for the Saltash NDP. As well as a range of general strategic policies it Policy SLT-H1 North Pill includes specific objectives relating to Saltash: Site area: 5.9 hectares Allocation: Approximately 85 dwellings Objective 1: Regeneration- Support the regeneration of Saltash town centre. Policy SLT-E2: Saltash Parkway – Safeguarded employment land. Objective 2: Jobs and Services - Improve the provision of and access to jobs and services (including public services), considering the influence of Plymouth. Policy SLT-E3: Moorlands Industrial Estate – Safeguarded employment land. Objective 3: Affordable Housing. - Enable the provision of affordable housing. Objective 4: Transport- Support the improvement of Policy SLT-E4: Saltash Industrial Estate – Safeguarded employment land. public transport between the rural and urban areas. Objective 5: Tourism- Improve Saltash as a tourism Policy SLT-E5: Tamar View – Safeguarded employment land. destination through the promotion of its heritage and regeneration of the waterfront. involved in preparing the NDP.
2.7 However, the NDP gives the opportunity to plan 2.9 Our engagement strategy to achieve this included a 2.5 Sitting alongside the Cornwall Local Plan’s strategic positively to shape and direct such development in mix of travelling roadshows, drop in sessions, summary publications, media releases, use of social policies the ‘DPD’ provides specific objectives and accordance with community views so that it is well media, and the involvement of community volunteers allocations of land to meet the identified strategic designed, in the right places, at the right time, and in the Steering Group and Working Groups. needs of Saltash. The DPD, as modified after its can meet other local needs, while protecting areas Examination allocates and safeguards land as shown in that are locally most valued. 2.10 In spring and summer 2015 hundreds of local Figures 3 and 4. people took part in a major community engagement 2.8 From the outset, we recognised that for the NDP period, visiting our‘ roadshow’ out-and-about, the drop 2.6 The foregoing means that we must support the strategic development policies set out in the CLP and to have local credibility and represent community -in sessions for face to-face discussion, and taking part the DPD, including those for housing and economic views, it must be prepared by the people of Saltash. in a large community survey. Various service providers growth. Therefore we aimed to ensure that all our and adjoining Parish Councils were also consulted. In community’s creativity, energy and diversity was autumn 2015 a community visioning workshop was 12 Saltash Neighbourhood Development Plan—Consultation Draft June 2019
FIGURE 4: CORNWALL LOCAL PLAN SITE ALLOCATIONS DEVELOPMENT PLAN DOCUMENT STRATEGY MAP FOR SALTASH.
Source: Cornwall Local Plan Site Allocations Development Plan Document
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held to review the evidence, following which community-based Working Groups were set up to investigate, analyse and report on the themes of: Housing Moving About Making Communities Invest, Work and Learn 2.11 This was followed by a further ‘visioning workshop’ for Working Groups, Councillors and community volunteers, to bring the work of the Groups Photos 4—7: Visioning Event and Drop-In sessions together and agree a planning strategy around which a small drafting group then set about preparing this Plan.
2.12 Saltash is a town of intensive community projects. Where this involves planning for new development, the NDP can enable such developments and set policies to ensure that they are sustainable in nature. These include: • Saltash Waterside Coastal Community Strategy 2016 • Saltash Community Interest Company Strategic Plan 2006 • Saltash Station Project 2017
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Photos 9 to 13: Drop In Session ready to open.
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8.9% of people live in health depriva- 3. EVIDENCE BASE 25.3% in admin and skilled trades tion hotspots compared to 19.8% compared to 22.9% across England across England 3.1 As well as being in conformity with the NPPF and the CLP, the Saltash NDP policies must be based on Working age population is 10,125, or 10.3% in caring and leisure, compared local evidence. This means that the available evidence 60.4% compared to 63.5% in England needs to be analysed carefully and drawn upon to to 9.3% across England explain the intention and rationale of the policies in the Draft Neighbourhood Plan. 21.7% aged 65+ compared to 17.6% in 9.7% in elementary occupations com- 3.2 There are two main sources for this evidence – the various statistics available from local and national England pared to 11.1% across England organisations that tell us something about the conditions in the area, and the results of the 84% of people are satisfied with their comprehensive community engagement activity that 2.8% Black or Minority Ethnic com- local area compared to 79% across tell us of local community aspirations. This information pared to 20.2% in England England is summarised here. Facts and Figures 3.3 The following pages summarise the facts and figures. 5% of 16—24 age group on workless 1,080 crimes between Jan/Dec 2017 , benefits compared to 4.3% in SW of which 30.3% anti social behaviour, 26.7% violence and sexual offences,
9.4% shoplifting, and 8.9% criminal 5.7% receive Disability Living Allow- damage ance compared to 4.7% in England 16,760 people live in Saltash 39% in managerial and professional 24.7% of people live in environmental work, compared to 41.2% across Eng- 19% of people have no qualification deprivation compared to 20.9% in Eng- land compared to 22% across England land 3.5% claim Cornish identity, compared to 13.8% across Cornwall 47% of people feel they belong to a 14% of children live in poverty com- distinct neighbourhood pared to 19% across England 3.4 More specific evidence supporting each objective and policy is given in the text supporting them in each section, and links to various supporting documents are
given in the Evidence Base on the website at: 74.6% of of dwellings are owner occu- 11.7 % provide unpaid help compared plan4saltash.co.uk pied compared to 64.1% across Eng- to 10.3% across England land
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Figure 5: How would you like Saltash to be described in the future? 3.5 The Community Engagement carried out in Summer 2015 created an enormous amount of interest. There were 1438 responses to the community survey (representing about 20% of Households) , 48 responses to the youth survey and 41 responses to business surveys. You told us (see Figure 5) that: Saltash should be a safe, friendly, attractive riverside location, that is prosperous, tranquil, green and eco- friendly. To achieve this, you said that the Neighbourhood Plan should: • Protect and improve green spaces, create better linkages around the town by foot, cycle, road and rail, and strengthen our existing neighbourhoods. • Protect the character of Saltash. • Help businesses grow and supply better jobs • Ensure new housing has a mix of types that meets community needs. • Build on the existing good sense of community in • Support environmental improvements, such • Need to respect special status of Tamar estuary Saltash. as the Station and Carkeel roundabout. as Special Area of Conservation, Site of Special Scientific Interest and Area of Outstanding • Help provide better local leisure sports, play and • Summary of Issues from CLP and DPD Natural Beauty entertainment facilities • heavily influenced/constrained by the • Need for more affordable housing, as well as • Help create variety and better quality shops in proximity and dominance of the large urban meeting strong market demand Fore Street area of Plymouth. • Need to support Saltash as a tourism destination • Improve the ‘evening economy’ of Saltash town • Unsustainable imbalance in the number of centre, through better community safety, more jobs and level of housing found in the area. • Need to conserve and enhance the existing restaurants and cafes, more events, and good urban area and its attractive character • town’s retail provision not reflecting the fact links down to the waterfront. that it is the largest town in SE Cornwall • Substantial transport and access improvements • Support environmental improvements and needed to facilitate growth and tackle existing • Need to protect retail core, and safeguard more leisure uses on the waterfront. problems. strategic employment land from other uses
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Photos 13 to 17: Saltash scenes.
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4.2 This vision and objectives are underpinned and 4. THE VISION FOR SALTASH achieved through the adoption and application of the following two beliefs. Sustainable Saltash Putting the principles of sustainable development and 4.1 Our intention is that…. community participation at the heart of the Neighbourhood Plan. ….by 2030 Saltash will be an envied riverside town, being more 4.3 This means not only taking the opportunities and sustainable and greener in all respects with a reinvigorated Town tackling the challenges so that our present needs are Centre and Waterfront, award-winning new housing, a prosperous met without harming the ability of future generations to meet their needs, but achieving this by creating a and diverse economy, with an excellent quality of life and lifestyle parish structure which enables direct community for all ages. participation in shaping, delivering and reviewing the Plan , and committing to greater involvement in managing public assets and facilities created. The Vision will be achieved by delivering the following objectives to: Fostering community pride and releasing the latent potential. Secure a diverse and prosperous Local Economy 4.4 This means encouraging every resident and Regenerate the Town Centre, especially Fore Street, and Manage the Growth of business in the Parish, as well as the numerous “Out of Town” shopping associations, clubs and bodies within it, to take greater responsibility and work together in delivering the Plan Create and Support Sustainable Neighbourhoods and making Saltash an even more special place to live, work and enjoy. Revitalise the Waterfront
Ensure a Balanced Range of Quality New Housing
Protect and Enhance the Built Environment
Enhance the Natural Environment of the Parish
Manage the Rural Areas of the Parish in a Sympathetic Manner
Meet the Changing demand for Health, Education, and Community Services and Facilities
Meet the growing demand for additional Sport, Recreation and
Leisure facilities
Encourage Improved and Sustainable Connectivity Photo 18: Fore Street Saltash.
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4.8 Dealing with the issues of housing and design, sections 9 and 10 look to make the most efficient 4.5 In spatial terms the vision for Saltash can be realised though the use of existing housing land in our neighbourhoods, and to preserve the essential ’sense of place’ concept of using the ‘backbone’ street formed by Fore Street/ that is Saltash. Additional policies protect the natural environment, support well-being and leisure Callington Road as a ‘green boulevard’ linking to the footpath/cycle provision and address the needs of the rural areas around the town. Section 15, seeking improved network to draw the community together, create a clear hierarchy and sustainable connectivity across the town, develops the ‘Green Boulevard’ concept, whilst between town and neighbourhood supporting the current footpath and cycleway project, and advocating traffic and environmental centres and interlink the outlying improvements at the entry to Fore Street and at Burraton Cross. parts of the town more firmly. It 4.9 In Section 8, the Plan aims to supports a stronger bond between support the revitalisation of the local neighbourhoods and the town Waterfront, as a key recreational centre and helps Treleden and resource, Including a phased scheme Carkeel to relate and belong to to enhance pedestrian comfort and Saltash rather than being seen and improve convenience of access and experienced as dormitories of connectivity with the town centre Plymouth. car parks, bus routes, Cornish Cross 4.6 Section 5 of the Plan, on securing a and Railway station. diverse and prosperous economy , includes policy that aims to ensure that the new employment provision at Treledan incorporates features to ensure that it relates well and links to residential zones within the existing built up area so that employment opportunities become available to local people. 4.7 Section 6 of the Plan, which aims to regenerate the town centre, and manage the growth of “out of town” shopping, includes policy that will help the town centre to offer better variety and choice to existing and future residents of the town. Section 7, on creating and supporting sustainable neighbourhoods, supports a neighbourhood centre of appropriate scale at Treledan, and backs proposals for new or refurbished shops and facilities to strengthen existing neighbourhoods.
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surrounding communities; that will apply to proposals for small scale infill and 4.10 Saltash is a major Cornish town, surrounded by the development of previously developed land that • facilitating the sequential approach to land attractive open countryside, much of which is respect the setting, scale, form and character of the allocation; considered to be of national importance. settlement of Saltash. • containing the spread of the Town, by Summary of relevant National and Cornwall Local B. Outside of the Settlement Boundary development promoting well-balanced development up to Plan Policy will not be supported unless it is in accordance with its natural physical boundaries; NPPF 2018 CLP Policy 7, i.e. replacement dwellings, sub-division • encouraging the re-use of previously- of existing dwellings, re-use of redundant, disused or ✓ Broad locations for development should be developed sites; historic buildings, temporary accommodation for indicated on a key diagram, and land use • making it clear which policies apply to which agricultural workers, dwellings for full time designations and allocations identified on a particular areas of land. agriculture or forestry workers. policies map (Para 23) 4.12 Policy DP1 Intention: The development ✓ Neighbourhood planning gives communities the boundary was drawn up in accordance with the power to develop a shared vision for their area. advice given by Cornwall Local Plan paras 1.68, 2.32 Neighbourhood plans can shape, direct and help NOTE: Development Boundaries are also set for the and 2.33. It forms a boundary between the built-up to deliver sustainable development, by villages in the Neighbourhood Pan area - see Figure 6, area of the settlement and the open countryside. It is influencing local planning decisions as part of the pages 62 and 63. drawn to include any new housing or employment statutory development plan (Par 29) land allocations made by the Allocations DPD or this CLP Neighbourhood Plan, and any recent planning ✓ Uses specific terminology to determine where permissions development can go and says that 4.13 The Development Boundary an easily Neighbourhood Plans can develop the understood way of bringing clarity to the planning boundaries to policy areas (Para 2.32). strategy for Saltash for all its users, and will facilitate the implementation of several of the proposed planning policies. 4.11 JUSTIFICATION: Development boundaries have a role in achieving sustainable development by: POLICY NP1—DEVELOPMENT BOUNDARY • directing future housing, economic and The Saltsh NDP designates the Saltash Development community related development in the Parish Boundary, as shown on Figure 6. to the town of Saltash to enhance its role as a residential, employment, service centre and A. Within the Development Boundary, there is a shopping facility for its residents and the presumption in favour of sustainable development
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FIGURE 6: SALTASH AND VILLAGE DEVELOPMENT BOUNDARIES, (INCLUDING DPD ALLOCATIONS FOR INFORMATION).
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development in South East Cornwall that meets POLICY EM1 – ACCESS TO STOKETON CROSS 5. SECURE A DIVERSE AND the area’s own needs, benefits from its EMPLOYMENT ALLOCATION. PROSPEROUS LOCAL relationship with Plymouth, and strengthens the Proposals for development within DPD Policy SLT- role of Saltash as a gateway to Cornwall. (Policy EM1 area shown on Figure 6 should seek to provide ECONOMY 2) improved connectivity to residential zones within the ✓ CLP Site Allocations DPD existing built up area by: Summary of relevant National and Cornwall Local Plan 1. Provision of a positive walking/cycling environment Policy ✓ Policy SLT-E1 identifies 8.5ha (21 acres) of land at Stoketon Cross for B1, B2 and B8 employment including: NPPG 2018 uses. Four existing employment sites, at i. Street design which incorporates a user ✓ Planning should ensure ‘that sufficient land of the Moorlands (including Moorlands Lane and hierarchy in the order 1. pedestrian, 2 cyclists, 3 right types is available in the right places and at Moorlands Trading Estate), Saltash Industrial public transport, 4 services vehicles, 5 other the right time to support growth, innovation and Estate, Saltash Parkway and Tamar View, are forms of transport; improved productivity’; and identify and identified as being strategically important and ii. Direct networks for walking, cycling and public coordinate the provision of infrastructure (Para 8). are therefore safeguarded under Policies SLT-E2, transport to links which lead to the key services SLT-E3, SLT-E4 and SLT-E5. and facilities in the town; ✓ Planning policies should help create the conditions in which businesses can invest, expand and adapt. iii. Street and pedestrian/cycling routes that are Significant weight should be placed on the need to attractive, well lit, via busy frontages providing support economic growth and productivity, taking natural surveillance and good visibility; into account both local business needs and wider 5.1 JUSTIFICATION: Saltash has a strong economic iv. Retention and enhancement of existing opportunities for development. The approach link to Plymouth immediately to the east, which footpath/cycle routes which run across or run taken should allow each area to build on its creates significant demand to travel, counter to the near to the site; strengths, counter any weaknesses and address principles of sustainability. Saltash needs to address v. Provision of space for cycle storage and changing the challenges of the future… (Para 80). the current imbalance between the number of jobs facilities in the new workplaces; ✓ Planning policy should include a vision and and level of housing found within the town. The DPD vi. Provision of electric vehicle charging points. strategy that ‘positively and proactively allocates a new area for employment growth, and 2. Provision of a positive bus environment including: safeguards existing employment spaces. However it encourages sustainable economic growth’, be i. Liaison with relevant agencies on bus routes and is important to ensure that the new employment is flexible enough to accommodate needs not placement of bus stops at design stage; anticipated in the plan, and allow for new and properly accessible by residents. ii. Pedestrian access to stops as direct as possible, flexible working practices (such as live-work 5.2 Policy EM1 Intention – Whilst DPD Policy SLT-E1 with no workplaces further than 5 to 10 minutes’ accommodation) (Para 81); is strongly supported, it is essential that the site is walk away from a bus stop; CLP developed as sustainably as possible and provides job opportunities for the existing community in iii. Real-time information at stops; ✓ ‘Strategic scale’ growth will be accommodated in Saltash. The site is not well related and accessible to iv. The inclusion of bus laybys and shelters suitable main towns where they can best support the town. Policy EM1 is intended to ensure that this for midi-bus operation and which are fully
regeneration and sustainable development. is addressed by adding detail to Policy SLT-E1 2(a) accessible; The policy complements the Saltash Transport ✓ Homes and jobs should be provided in a v. Where appropriate, an Initial subsidy to cover Strategy and paragraph 13.40 of the DPD. proportional manner, and supports economic risks to operators of providing or diverting a
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service, or to cover ticketing incentive schemes; 2. Proposals should improve pedestrian/cycle links vi. Roads of adequate width to fit buses. to adjoining residential areas and the Town Centre, pedestrian links to public transport routes, and 3. Contributions to off-site measures needed to meet enhance the usability and safety of existing routes. the access needs of the new population occupying the workspaces to be built.
5.5 JUSTIFICATION: Due to the growth in travel to 5.3 JUSTIFICATION: Older industrial and commercial work by car, transfer of goods movement to road and premises, built at a time when car-ownership was less use of bigger commercial vehicles, established common and commercial vehicles were smaller, often industrial and commercial sites may struggle to have inflexible layouts, life-expired buildings, and poor accommodate modern requirements on site, causing environments, which tend not to attract inward parking, vehicle manoeuvring, and even goods investment and higher technology development and handling, to spill over on to adjoining public areas, can cause negative customer impressions that restrict and adjacent roads to the detriment of residential competitiveness. and public amenity. 5.4 Policy EM2 Intention- This policy is intended to 5.6 Policy EM3 Intention- This policy is intended to encourage and enable upgrading and improvement of ensure that new and redeveloped industrial and employment sites to a standard more appropriate to commercial premises incorporate sufficient facilities modern needs, subject to criteria protecting the local to obviate the need for customer/employee car environment and encouraging improved sustainable parking and commercial vehicle movements on transport options. adjacent roads. POLICY EM2 - REDEVELOPMENT AND ENHANCEMENT Photos 19 to 21: Employment sites in Saltash provide a wide OF EXISTING EMPLOYMENT SITES. POLICY EM3 – PARKING, STORAGE AND MOVEMENT variety of jobs. 1. The redevelopment and/or enhancement of ON AND AROUND EMPLOYMENT SITES employment uses on existing sites to provide New and redeveloped employment development upgraded premises and improved environment will will be supported where it incorporates, on-site, be supported subject to there being no significant adequate provision to meet the needs of potential detrimental impact on the amenities of adjoining occupiers for : residential areas in terms of: i. Staff and visitor car parking, i. its scale and visual appearance; ii. Commercial vehicle loading, unloading, ii. noise, effluent or fumes it would emit; parking manoeuvring facilities iii. the traffic it would generate; iii. External storage/transfer space for materials iv. and that it will not add to difficulties with and products. water supply, sewerage and sewage treatment and waste disposal
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commerce and manufacturing, so that the 5.8 JUSTIFICATION: Running businesses at/from home development of existing local firms and the is a major and increasingly valuable part of the local formation or inward movement of new firms to the economy. The 2011 Census indicated 12.4% of area may be encouraged. Saltash’s working population were based at home and according to DBIS figures (2014) 1 in 10 domestic POLICY EM5 – TELECOMMUNICATIONS ON properties are home to at least 1 business. Applied to EMPLOYMENT SITES Saltash this implies around 700 home-based New or redeveloped employment sites should businesses. Planning permission will be required if provide superfast fibre connections or ducting to there are alterations to buildings, or the scale of facilitate such connections, and if appropriate business materially changes the use of the premises. include provision for mobile phone signal towers 5.9 Policy EM4 Intention- In such circumstances, it is and satellite dishes. desirable to encourage the business to continue in operation and to expand by ensuring that their impact on local residential amenity and the environment is acceptable.
POLICY EM4 – HOME BASED ENTERPRISE Photos 22 & 23 left: Satellite dish and mobile phone Home based enterprise proposals requiring Planning masts within employment sites Permission will be supported where it can be shown that there will be no unreasonable adverse impact Photo 24 below: Modernisation of employment sites affecting nearby residents and countryside, the often leads to the introduction of mixed trade/retail character and appearance of the locality, or local road counters and footpath/cycle routes by reason of visual impact, vehicle movements and parking, noise vibration, special lighting, advertising and activity outside of normal business hours.
5.10 JUSTIFICATION: To retain and develop competitiveness it is important that local businesses can take advantage of superfast broadband and trouble-free telephone communications. 5.11 Policy EM5 Intention - This policy is intended to ensure that new and redeveloped employment development incorporates or allows for a standard of telecommunications that supports the latest forms of
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6. REGENERATE THE TOWN CENTRE, AND Restoring the historic fabric MANAGE GROWTH OF ✓ Promote restoration of historic buildings through new sustainable uses ✓ Regenerate the redundant and under-utilised buildings behind Fore Street “OUT OF TOWN” ✓ Reinstate/restore historic shopfronts SHOPPING ✓ Seek consistent design of modern shop fronts. Improving the Public Realm 6.1 Fore Street in Saltash has fared better than many ✓ Reinvigorate the Fore Street environmental scheme, with particular attention to pavement surfac- similar high streets in the UK. It still presents a lively es. and attractive array of shops and businesses, with a ✓ number of new cafés and businesses reflecting the New and replacement street lighting, street furniture etc to be consistent in design and colouring, shift towards social activity. Inevitably there are some and reflect the character and individuality of Saltash signs of decline and decay, but there are relatively few ✓ Landscape car parks to give a better first impression of the town centre. unoccupied shops. However, as modern shopping ✓ Upgrade alleyways and opes to make them more attractive and promote their use to encourage trends develop, and competition for the town centre people into different parts of the town. emerges through new schemes at Carkeel, the health of the town centre is likely to be increasingly Enhancing access and movement challenged. ✓ Planting to support the Green Boulevard running in from Carkeel roundabout 6.2 Outline regeneration objectives (see Figure 7) have ✓ Enhance ‘gateways’ at either end of Fore Street to reinforce the quality of the area and reduce been developed to help with the interpretation of traffic speeds policies and provide guidance to property owners and ✓ Development within and adjoining the town centre to include measures to promote cycle and pe- public bodies when carrying out works (including those which do not require planning permission, listed destrian links to nearby residential areas building, or advertisement consent), and to assist the ✓ Provide secure cycle racks and electric charging points. Town Council when commenting on proposals. It is ✓ Rationalise road traffic signage - remove unnecessary clutter to ensure any redundant or over- intended for these to be endorsed through the NDP scale signs are removed Nb. Many changes to buildings and the public realm ✓ Enhance pedestrian signage to improve connectivity via alleyways and pedestrian only routes to that could help regenerate the town centre do not the town’s areas of interest such as the Waterfront. require planning permission or are covered by other local authority powers. They cannot be managed ✓ Review vehicle movement and car parking management to support a more welcoming pedestrian through Neighbourhood or Local Plan policies. The environment and improve air quality principles set out alongside, which support Enhancing the Town Centre ‘Offer’ regeneration, are also recommended as a guide to be ✓ Encourage independent traders and more national high street shops, cafes and restaurants; referred to when schemes for maintenance or improvement are being designed and considered. ✓ Make greater use of upper storeys for both employment and residential uses, which can help to generate more visitors and footfall. ✓ Support the development of the ‘evening economy’. 26 Saltash Neighbourhood Development Plan—Consultation Draft June 2019
Summary of relevant National and Cornwall Local permitted within town centre primary shopping premises within the area at Carkeel safeguarded by the DPD for employment use are also converting Plan Policy areas, where they do not individually or together undermine the vitality or viability of ‘trade counter’ retailing to the general public. NPPF 2018 the town centre; are consistent with the scale Consequently the growing Carkeel retail area is and function of the town centre; and do not creating an alternative “out of town centre” to ✓ Planning policies and decisions should support prevent separate access arrangements to the Saltash. It is important for the long term economic the role that town centres play at the heart of upper floors, which could be used for residential health of the town centre that the future retail local communities, by taking a positive approach or alternative uses. requirement referred to in para 6.3 is delivered to their growth, management and adaptation within the town centre and not at Carkeel. ✓ Within the primary retail frontages identified on ✓ Plans should: 6.5 The N DP therefore adopts a strategy to the proposals map, the change of use of ground discourage further retail development at Carkeel, and ✓ allow town centres to grow and diversify in a floor Class A1 shop premises to Class A2, A3, A4 take advantage of wat opportunities are available to way that can respond to rapid changes in the and A5 will only be permitted where the revitalise the town centre. retail and leisure industries,; proposed use would not undermine the retail function of the town centre and maintain and ✓ define the extent of town centres and primary enhance its vitality and viability. shopping areas, and make clear the range of uses permitted in such locations ✓ Community facilities should, wherever possible, 6.6 JUSTIFICATION: To avoid the overshadowing of be retained and new ones supported (Policy 4) the historic centre, policies need to be adopted ✓ retain and enhance existing markets and, which provide the ability for the town to support 2 where appropriate, re-introduce or create new linked and non-competing complementary retail/ one 6.3 The Cornwall Retail Study Update 2015 indicated service centres. ✓ recognise that residential development often a potential requirement for 1,012sqm of convenience 6.7 The Council wishes to see the Callington Road plays an important role in ensuring the vitality floorspace (food etc) and 954sqm of comparison from Carkeel roundabout to the town centre become of centres and encourage residential space (‘white goods’ etc) between 2015 and 2030. an important thoroughfare linking both centres via a development on appropriate sites. (Para 85). This is relatively limited and may be due to the fact ‘green boulevard'.and to encourage appropriate that Saltash’s retail function is heavily affected by the development which will revitalise this area. CLP powerful draw of the very wide retail offer of Plymouth city centre. This reduces the capacity for 6.8 The area straddling the Carkeel Roundabout has ✓ Development will be permitted where it supports been subject to several waves of successive the vitality and viability of town centres, and local growth, as do the physical characteristics of the main shopping area. The DPD also says that this development and for many years had a bland semi- supports a good range of shops, services and industrial road-scape character, which offered an community facilities. requirement will not occur until the last 5 to 6 years of the Plan period, and therefore does not allocate unfortunate visual experience after the intriguing ✓ Retail and other main town centre uses outside land for retail growth at Saltash. entrance to the County via the Tamar crossing and defined town centres must take a sequential tunnel. It also presented an unattractive main 6.4 At the same time, major retailer and service approach to site selection, and show there is no gateway into the town itself. Recent development providers tend to draw to the Carkeel area where significant adverse impact on the viability and has offered the opportunity to begin to tackle this advantage can be taken of the strategic road network vitality of, and investment within, the existing poor-quality environment though design which and the significant potential trade flowing into and centres. better reflects Cornwall’s outstanding and distinctive out of Plymouth, as a result providing even more natural and historic environment. ✓ Proposals for financial and professional services, challenges to the vitality and viability of the town and food and drink establishments will be centre. Some commercial storage and distribution
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POLICY TC1 – DEVELOPMENT AT CARKEEL natural environment in this location will be In the Carkeel area, as defined on Figure 8: improved and contribute to the Green Boulevard (see NDP Policy CON1) 1. Business uses (Use classes B1 & B2), Hotel(Use Class vi. how the proposals meet present local needs and C1), Food and Drink (Use Classes A3 & A4), and 6.9 JUSTIFICATION: To deliver the Vision for Saltash, could adapt to those of the future Leisure / Institutional uses (Use Classes D1 & D2) and the objective of the CLP to regenerate Saltash will be supported. vii. how the proposals contribute to the Town Centre (CLP, PP17, Page 71 & 72) the 2. Retail (Use Classes A1 & A2) and Residential (C2 to improvement of pedestrian, cyclist and traffic ‘opportunity for Saltash to recover more of it’s and C4) uses will be discouraged in favour of their conditions on Callington Road. south-east Cornwall’s retail expenditure to support its location within the Town centre vitality’ should be taken. 3. If retail development is involved, proposals for development will be supported only where they demonstrate that they accord with CLP Policy 4 (i.e. show there is no significant adverse impact on the retail health of the town centre); 4. All applications must be accompanied by proportionate statements which must include: i. A Retail Impact Assessment setting out an understanding of the planning context reflecting this Neighbourhood Development Plan’s desire to limit the impact of the Carkeel retail area on the town centre ii. a full site appraisal identifying the constraints and opportunities offered by the site within the planning context iii. the key priorities and objectives identified for the development iv. a detailed design statement which demonstrates that the development: (a) will have either a neutral or positive effect upon the town centre (b) is of a size, height, density, scale and location appropriate to the surrounding built environment (c) reflects the aspiration for Cornwall to have a built environment that matches its outstanding and distinctive natural and historic environment v. A landscape strategy and plan outlining how the FIGURE 8: CARKEEL AREA
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6.9 Opportunities include; enticing both independent POLICY TC2 – MAINTAINING THE TOWN CENTRE AS consumption of food and beverages, as part of a traders and more national high street shops, extending A RETAIL AND SOCIAL DESTINATION development, will be supported where: the offer to a more niche shopping experience and 1.The introduction of new ground floor non-retail i. Its operation and management is the enhancing the evening economy; public realm uses such as financial and professional services, responsibility of the operator of the principle improvements; and making greater use of upper cafes, restaurants (Classes A2, A3, and A4) and sui premises; storeys for both employment and residential uses, -generis uses appropriate to a town centre will be which can help to generate more footfall, ii. Tables, chairs, parasols, space heaters and supported in the Primary Shopping Area, as barriers/enclosures to the external seating area are 6.10 In order to maintain the Town Centre as a retail defined on Figure 9, providing that: capable of being removed and are not permanently and social destination the introduction of new ground i. they comply with the criteria set in CLP Policy fixed to the ground, walls or adjacent structures; floor non-retail uses such as banks and building 4.2; societies, dentists, cafes, restaurants and the like could iii. Barriers/enclosures do not exceed 1.2m above provide a significant increase in footfall and income II. they would not create (or further extend) a ground level; generation and provide options as the spectrum of continuous frontage exceeding two or more non iv. Tables and chairs are of timber or metal retail and other trading demand changes. National A1 units; material and of unified style/design; planning policy encourages diversity in town centres as Iii They would not result in the loss of A1 retail v. No live or recorded music or screened a whole, but highlights the importance of ensuring that units in prominent locations, corner units or those entertainment is to be played; with long frontages. ground floor use class changes to non-retail uses are vi. In the hours of darkness, the external seating not permitted where they create a predominance of 2. Restaurants and Cafes (Class A3, and Drinking areas are lit and that the lighting only illuminates such uses, unacceptably dilute the shopping street Establishments (Class A4) will be supported in the the intended surface(s) and is fitted with feature(s) frontage or undermine the vitality, attractiveness and ground floor of the Primary Retail Frontage designed to control the intensity and direction of viability of a centre. These principles are reflected in providing that: light. CLP Policy 4. i. they comply with the criteria set in CLP Policy vii. The seating area, its equipment and operation, 6.11 Policy TC2 Intention - Policy TC2 seeks to add 4.3; pose no risk to the safety within the public local clarity to CLP policies 4.2 and 4.3 as it is a general ii. Any noise emanating from the premises is not highway or adjoining private land used as part of policy that does not reflect the local circumstances. likely to exceed nationally recognised guidance in the thoroughfare. The desire is to promote footfall and the night-time relation to rating and assessing industrial and economy, without harming the retail character of commercial sound (currently identified as BS4142, prominent locations and corner locations or forming date 2014). continuous non-retail frontages, whilst recognising that iii. The design ensures that disabled people can leisure and night-time economy uses have the enjoy barrier free participation in the potential to generate disturbance to nearby residents. opportunities on offer Hot food takeaways (Class A5) are specifically excluded from Policy TC2, and it should be noted that change of iv. Arrangements are made for the regular use of shops (Class A1) and financial/professional cleansing of the area fronting the premises offices (class A2) to restaurants and cafes (Class A3) is involved, that adequate rubbish storage facilities are made available. permitted development subject to the ‘prior approval’ process. 3. The change of use of land within the public Photo 25: Saltash Fore Street during May Fare 2018. highway [or adjoining private land used as part of the thoroughfare] to external seating areas for the
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FIGURE 9: SALTASH TOWN CENTRE POLICY AREA
Photos 26 to 29: Saltash Town Centre, faring better than many similar high streets in the UK.
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Businesses located close to each other may also derive business benefits from interaction. Protection of existing ground floor employment uses, subject to 6.12 JUSTIFICATION: The introduction or the limitations of current Permitted Development reintroduction of residential, retail and business uses changes of use, may help preserve these benefits. on the upper floors of town centre premises could also Policy TC4 Intention – Policy TC4 sets out the terms increase footfall, extending into the evening economy, on which such changes of use may be permitted. and support income generation, as well as providing for cheaper forms of residential and business POLICY TC4 – RETENTION OF SMALL-SCALE accommodation. EMPLOYMENT IN THE TOWN CENTRE 6.13 Policy TC3 Intention – Policy TC3 is intended to 1. Proposals for the redevelopment or change of use encourage new uses in upper floors of town centre of the ground floor of redundant buildings in the town premises, whilst protecting the important retail roles centre (fig 9) in existing A2, B1(c) B2 or sui-generis* present at ground floor level, and respecting the use to non-employment uses will only be supported if residential amenity of existing town centre dwellers. the existing use is no longer economically viable, (as demonstrated by an assessment of he length of any POLICY TC3 – NEW USES FOR UPPER FLOORS IN THE vacancy of the premises and evidence of unsuccessful TOWN CENTRE marketing for the current permitted use). Within the town centre (Fig 9), the introduction or re- 2. Proposals for the redevelopment or change of use introduction of business, residential and retail uses of redundant land or buildings in employment or will be supported in upper floor accommodation service trade use to retail uses will be supported in above existing retail and business premises provided those areas located within the defined town centre Photos 30 & 31: Saltash Fore Street, unusually wide that: area. * ‘In a class of its own’. with on-street parking and through bus-routes. i. The viability of any ground floor commercial use would not be adversely affected;
ii. The site is well integrated with the primary and Photo 32: Waitrose at Carkeel, outside the town centre but attracting many shoppers from a wide catchment. secondary retail frontages; iii. There would be no adverse impact on the amenities of neighbouring residential users. iv. There is no conflict with CLP Policy 5
6.14 JUSTIFICATION: The town centre, as shown on the Figure 8, is a most sustainable location for employment, central to much of the towns residential areas, and providing a range of services that employees can use before, during and after work. 31 Saltash Neighbourhood Development Plan—Consultation Draft June 2019
7. CREATE AND SUPPORT ✓ Planning policies and decisions should promote Environment public safety (Para 95) ✓ Informal gathering and play spaces within the SUSTAINABLE CLP public realm NEIGHBOURHOODS ✓ Community facilities and village shops should, ✓ Small open performance spaces wherever possible, be retained and new ones ✓ Public wifi 7.1 Saltash is made up of distinctive neighbourhood supported...loss of provision will only be ✓ Seating communities which are seen by local residents to lack acceptable where there is no longer a need for it, ✓ Trees and planting facilities and meeting places within them. The major or it is not viable, or re-provision in nearby ✓ Urban allotment opportunities new Urban extension at Broadmoor Farm (Treledan) accessible locations is possible (Policy 4). will form a new neighbourhood for Saltash and it is ✓ Simple recycling facilities essential that it should incorporate provision to meet Maintenance and Cleansing the new population’s everyday local needs. 7.2 What are the key things that make for a liveable, enduring, human scale neighbourhood? Following ✓ Well maintained buildings and street scene Summary of relevant National and Cornwall Local research and discussion, the NDP Steering Group furniture Plan Policy agreed that the following appear to be the most im- ✓ Clean and visible playspaces portant factors [Figure 10]. This was reflected closely NPPF 2018 ✓ Excellent street cleansing in the 2015 survey which revealed what local people ✓ Minimal dereliction, underutilised and under ✓ Planning policies and decisions should aim to seek in a good neighbourhood [Figure 11 and 12]. maintained spaces and places achieve healthy, inclusive and safe places (Para 91). ✓ Good air quality ✓ To provide the social, recreational and cultural Community Safety facilities and services the community needs, planning policies and decisions should: ✓ ‘Design out crime’ - good visibility, no isolated spaces ✓ support the provision and use of shared spaces, ✓ Balance activities which may be crime generators community facilities (such as local shops, Access to Facilities such as bars, restaurants and entertainment meeting places, sports venues, open space, venues in terms of scale, size and local context cultural buildings, public houses and places of ✓ Essential every-day facilities and services (eg Shop, worship); café, post-box) within 5 to 10 minutes walking ✓ CCTV as necessary distance ✓ Well defined and purposeful open spaces ✓ support the delivery of local health, social and ✓ Health, educational, financial (ATM) and well-being cultural well-being strategies; Design facilities accessible on foot/bike or short bus trip ✓ Human Scale – walkable, eye-level, tactile, ✓ guard against the unnecessary loss of valued ✓ Formal gathering places such as community halls pleasant smelling, quiet facilities and services, particularly where this within 20 minutes walking distance would reduce the community’s ability to meet ✓ Distinctive and unified design that gives a‘sense ✓ Cycle routes and parking spaces its day-to-day needs; of place’ ✓ Clear signage ✓ Use of colour and texture to give definition ✓ ensure that established shops, facilities and ✓ Disabled Parking spaces services are able to develop and modernise. ✓ Respecting scale, height, volume, site coverage ✓ Adequate disabled access and distance from and effect upon, adjacent ✓ Integrate housing, economic uses and ✓ Electric vehicle charging points buildings community facilities and services (Para 92). 32 Saltash Neighbourhood Development Plan—Consultation Draft June 2019
✓ Equality Act 2010 (DDA) compliant FIGURE 11: WHAT FACILITIES WOULD MAKE MY NEIGHBOURHOOD A BETTER PLACE TO LIVE? ✓ Community Spirit ✓ Space for ‘Social Capital’ - where people can engage with others in informal, social activities and membership of groups and associations ✓ Community notice boards
What is Human Scale? Accessible - short walk at less than 5km/h (4MPH) Viewable - main features at eye level 150 cm (5 feet) with viewing angle 72° Seeable – ambient, sunlight, shade, colour Smellable – agreeable, fresh, attractive. Hearable – quiet background, speech distinguishable, pleasant, soft Touchable – tactile, varied, within 2m (6ft) Comfortable – temperate, cover
7.3 JUSTIFICATION: The major development at Broadmoor Farm (Treledan) will form a new neighbourhood for Salltash. This new neighbourhood should be sustainable, and incorporate provision to meet the new population’s everyday local needs, so provision for a neighbourhood centre with appropriate community facilities is planned for POLICY SN1 – PROVISION OF BROADMOOR URBAN through DPD Policy SLT-UE1. This is likely to include the proposed retail provision to a level that meets EXTENSION NEIGHBOURHOOD CENTRE small shops, financial and professional services offices only the everyday ‘corner shop’ needs of the where the services are provided principally to visiting residents within this new development, and will not A Neighbourhood Centre for the Broadmoor Urban members of the public, restaurant/café uses, a pub or have an adverse impact on the Town Centre in order Extension (Treledan) is supported providing it does wine bar, take-away, small business space, residential to implement the intentions set out in Para 13.18 of not exceed more than 1ha in total area with no more flats, a community hall and primary school. the Allocations DPD. than 1,000 sq.m of A Class uses, with a maximum size of foodstore floorspace of 400 sq.m. 7.4 Policy SN1 Intention – Policy SN1 supports the creation of a neighbourhood centre for the new Broadmoor neighbourhood, but restricts the nature of 33 Saltash Neighbourhood Development Plan—Consultation Draft June 2019
FIGURE 12: WHAT SINGLE CHANGE WOULD MOST IMPROVE MY QUALITY OF LIFE ? we want to encourage through the Neighbourhood Development Plan. The key elements found in such neighbourhoods is shown in Figure 10. 7.7 Policy SN2 Intention – Support local neighbourhoods by providing elements that support social interaction and healthy, inclusive communities
POLICY SN2 – NEIGHBOURHOOD SHOPS & FACILITIES Proposals for new or refurbished neighbourhood shops and facilities will be supported, where they: 1. Encourage access on foot/bicycle, or by public transport in line with this NDP’s connectivity policies 2. Improve the viability of established community uses of buildings and facilities 3. Provide additional high-quality public open spaces and landscaping 4. Deliver safer and more generous public realm areas 5. Increase the range of every-day facilities and services within reasonable walking distance of residential areas 6. Are of a design that responds to the ‘human scale’ and sits appropriately within its neighbourhood (See Figure 10) 7. Incorporate opportunities for informal gatherings in a safe and clean environment; and 8. Support the provision of allotments. these by shops and 7% by a community gathering Provided that the resulting increase in use will not place. harm the amenities of adjoining residential 7.5 JUSTIFICATION: Saltash is made up of distinctive 7.6 The provision of facilities and local shops properties. neighbourhood communities (16 identified by the designed to meet each neighbourhood’s present and Residents Survey). Many of these areas currently lack future needs can help to improve social interaction, facilities and meeting places within them where the foster community spirit and responsibility, and community can connect with one another. Over 96% promote environmental sustainability. The Vision for of respondents felt their community could be Saltash therefore includes a perception of liveable, enhanced by improved facilities, nearly a quarter of enduring, human scale neighbourhoods as the building-blocks for the sustainable community that 34 Saltash Neighbourhood Development Plan—Consultation Draft June 2019
historic environment to contribute to a place's • Disused and poorly maintained buildings 8. REVITALISE THE character. (Para 185). • Abandoned boats and mooring management issues WATERFRONT ✓ Great weight to be given to their conservation in all decisions (Para 193). • Chaotic trailer parking • Poor facilities for beach and public pontoon 8.1 The River Tamar is the reason for the existence of ✓ Clear and convincing justification is required for Saltash, at a crossing point and landing, and its any harm to, or loss of, the significance of a users riverside identity continues to be drawn from this designated heritage asset. • Disconnection from the town relationship. At the core of the riverside is the area 8.4 The CCT Economic Plan puts forward many ideas to known as ‘Saltash Waterfront’, which in this NDP is ✓ Substantial harm (direct or by change in the tackle these issues and achieve the overall aim. Whilst defined as the area running north from the Sailing setting) to or total loss of Grade 2 listed buildings many involve non-land use matters such as local Club, under the Bridges, through to Brunel Green (See should be 'exceptional'. management of existing facilities and promotion and Figure 13). The Waterfront is an area that every ✓ Substantial harm to or total loss of Grade 1 or publicity activity, there are proposals which have land- resident of Saltash knows and has become the Grade II* listed buildings should be ‘wholly use implications, such as the provision of improved billboard for Saltash, a vibrant mix of historical bridges exceptional’ (Para 194). facilities for water users, new workshop space, public and buildings, romantic topography with modern realm and building improvements, for which the monuments welcoming visitors to Cornwall, and a key ✓ Substantial harm will require substantial public Planning context can be enabled through the NDP recreational resource. However there has been benefits that outweigh that harm or loss: less widespread discontent with the 1950’s than substantial harm should be weighed against redevelopment of the area immediately between the public benefits of the proposal (Para 195 and PROJECT P1: CCT WATERFRONT IMPROVEMENT Silver Street , Culver Road, and the river, and calls for 196). SCHEME. investment to improve it and the facilities located CLP The CCT project is a joint initiative of: there. ✓ Proposals should be judged against fundamental • Cornwall Council - Marine Management dept Summary of relevant NPPF and Cornwall Local Plan design principles of character, layout, movement, • Saltash Town Council - Devolution Options Group Policy adaptability, inclusiveness, resilience, diversity, • Saltash Community Enterprise CIC and ‘good neighbourliness’ (CLP Policy 12 ). • Saltash Sailing Club NPPF 2018 • Caradon Gig Club ✓ Plans should set out a positive strategy for the • Ashtorre Rock (SWCA) conservation and enjoyment of the historic Saltash CCT aims to promote economic activity in environment, including heritage assets most at risk Saltash through encouraging tourists and local through neglect, decay or other threats (Para 185). people to visit the area by :Exploiting the world 8.2 JUSTIFICATION: The Saltash Coastal Community famous Brunel Bridge; promoting waterside events; ✓ These strategies should reflect the desirability of Team (CCT) has created an Economic Plan which aims promoting waterside businesses; improving sustaining and enhancing heritage assets and to promote economic activity in Saltash as a whole accessibility and linkages; improving the putting them to viable uses consistent with (and the Waterfront area in particular) by attractiveness of the physical environment; and conservation; the wider benefits that conservation encouraging tourists and local people to visit the improving management of the waterside facilities. In can bring; the need for new development to make area. This is an aim that sits squarely and is well- March 2019 the Team were awarded £50,000 to a positive contribution to local character and integrated with the vision and aims of the NDP. 8.3 support detailed studies that will help take the distinctiveness, and the opportunities to use The CCT Economic Plan identifies several issues of project forward. concern which could hamper this aim, including: 35 Saltash Neighbourhood Development Plan—Consultation Draft June 2019
8.5 The link between the town centre facilities and ii. Are of a scale and character appropriate to the i. a full historic environment impact assessment to main car parking areas with Saltash Waterfront suffers setting and preserve or enhance its historic inform the design process, (as detailed in NDP from difficult access by foot, cycle and vehicles because character [See Policy ENV1 and Tables 18 & 19) policies TC 3, 8 -12, and Cornwall Local Plan policy of narrowness of streets, very steep approaches, and a and avoid impinging unacceptably on public views 24); poor mix of surfaces. Pending any more radical and vistas [See Policy ENV8]; ii. a Design and Access Statement derived from a approaches to overcoming these issues, it is iii. Ensure that the setting and significance of any master-planning process and illustrating acknowledged that enhancements to the heritage assets present on and close to the area satisfactorily how the above criteria have been attractiveness of the Waterfront may encourage affected are protected and interpreted to a high met; increased road traffic flows and result in higher parking standard; iii. Construction Environment Management Plan demand and pedestrian/vehicle conflict within the iv. Retain and restore the existing medieval street (CEMP) to ensure that any effects upon the Tamar area. To mitigate against this the NDP requires that the pattern; Estuaries Complex SPA are avoided or CCT plans for the Waterfront must incorporate a v. Retain and if possible improve access to all appropriately mitigated. scheme to enhance pedestrian comfort and improve existing amenities, boat launching and recovery convenience of access and connectivity with the town 3. Any development will be expected to provide an facilities; centre car parks, railway station and other attractions. appropriate off-site contribution to mitigate against vi. Safeguard a safe and suitable access to the Pier adverse in-combination recreational impacts on the 8.6 Proposals for the railway station building may assist for possible ferry services and river cruises; Tamar Estuaries Complex SPA. in this by providing an intermediate stopping point between the Waterfront and town centre as well as vii. Include means of ensuring any environmental 4. No development will be supported prior to encouraging more visits by rail (See policies ENV5 and impact (waste, litter, vandalism, light, noise etc confirmation that the CCT proposals can be CON5) etc.) resulting from the use of any new facilities is accommodated within the headroom of existing managed effectively; treatment works or prior to provision of appropriate 8.7 The Waterfront immediately abuts the Tamar upgrades / new facilities. Estuaries Complex Special Protection Area and the viii. Ensure that the residential amenity enjoyed by 5. Surface water drainage is designed in accordance Plymouth Sound & Estuaries Special Area of local residents is not unreasonably affected; with the Sustainable Urban Drainage Systems (SUDS) Conservation and any detailed proposals may require a ix. Include residents and disabled car-parking; principles and standards set out in the Drainage Habitat Regulations Assessment and mitigation x. Include a phased scheme to enhance pedestrian Guidance for Cornwall to ensure surface water run- measures under CLP Policy 22. and cyclist comfort and improve convenience of off from development is managed appropriately, so access and connectivity with the town centre car 8.8 Policy WF1 Intention is to provide guidance for the that flood risk is not increased, and also to ensure no parks, bus routes, Cornish Cross and Railway master-planning of skilful public and private detrimental impact on Tamar Estuaries Complex station, featuring: investment to enhance the Waterfront and unlock its Special Protection Area (SPA), including as a result of true potential for the benefit of the wider area of A. Improved signage and route-marking; and changes in water quality or flow. Saltash. B. improved access for mobility impaired users (disabled, pushchairs etc) through POLICY WF1 - MAKING THE MOST OF SALTASH improved surfaces, level change transitions, WATERFRONT handrails, user-friendly surfaces etc; and 1. Regeneration proposals for the Waterfront (See cycle parking; Figure 13) will be supported if they: C. Improved facilities for cyclists; and i. Draw out and preserve the economic, cultural and heritage values inherent in the area; D. public seating en-route to the Waterfront 2. Applications will be expected to include: Photo 33: Gig Racing at the Waterfront 36 Saltash Neighbourhood Development Plan—Consultation Draft June 2019
Photo 34: Saltash Waterfront, the beach , Royal Albert Railway and Tamar Road Bridge
Figure 13: MAP ILLUSTRATING EXTENT OF NDP POLICIES ENV5, 6 & 7, POLICY CON 5, AND WF1 IN RELATION TO THE SALTASH WATERFRONT Photo 35: Gig Boats preparing to launch from Brunel Green.
37 Saltash Neighbourhood Development Plan—Consultation Draft June 2019
9. ENSURE A BALANCED improves the character of the area (Paras 124 to hamlets where at least 50% of the housing is 132). affordable. RANGE OF QUALITY • Making effective use of land is also strongly ✓ Cornwall Local Plan Policy 12 provides guidance on NEW HOUSING encouraged (Paras 117 to 123) design expectations generally across Cornwall. CLP 9.1 The Cornwall Local Plan Allocations Development ✓ The aim is to meet housing need for everyone in Plan Document for Saltash identifies the Treledan the community with the opportunity of living in (Broadmoor) Urban extension to meet the majority of an appropriate home, supported by local Saltash’s market and social housing needs. community facilities (Obj 4). 9.2 Justification: The CLP Target for housing growth ✓ Most development should go to those areas between 2010 and 2030 has been set at 1200 Summary of relevant NPPF and Cornwall Local Plan capable of sustaining it, including a housing completed dwellings for Saltash. Treledan and North Policy apportionment of 1,200 dwellings to Saltash to be Pill have been identified as the most suitable locations NPPF 2018 managed through the Allocations DPD (Policies 2, for the required development in the Allocations DPD. However, should there be a problem with delivery of ✓ Neighbourhood Plans should not promote less 2a and 3). Treledan in a way that reduces its ability to contribute development than set out in the strategic policies ✓ Neighbourhood Plans can provide detailed the required number of completions by 2030, it is for an area (Para 29). guidance on which settlements outside the town likely that other sites will come under pressure for are appropriate for infill and rounding off to meet ✓ A 5 year supply of deliverable sites must be release in replacement. It is essential that if such local needs and support community sustainability maintained and a supply of developable sites of up circumstances occur the replacement site(s) should be at a scale appropriate to its character and role to 20% if conditions require it (Para 73). as sustainable as possible. Initially this may be made (Para 1.64 to 1.68). ✓ Plans should provide for a mix of housing catering up through better use of existing urban land (See for different groups, identify the size, type, and ✓ Sites of 10 dwellings or more should include a mix Policy H4) but if the shortfall is large then replacement tenure of housing required and where an of house size, type, price and tenure to address sites beyond the town development boundary may affordable housing need has been identified, plans identified needs and market demand and to need to be released. support mixed communities (Policy 6). should provide for it (Para 61). 9.3 Policy H1 Intention– To ensure that any such The Saltash NDP area includes open countryside and ✓ On sites of 200 dwellings or more, additional extension of development is only in response to an within these areas the NPPF says that: specialised housing (including extra care housing) identified requirement and scale established in should be considered where demand exists, to • new isolated homes in the countryside should be Cornwall Council’s annual Local Plan Housing meet specialist needs. avoided unless there are special circumstances Implementation Strategy Report, to ensure it which includes meeting the needs of rural ✓ On sites of 10 or more dwellings at least 30% maximises sustainable development value and workers, enabling development to secure the should be affordable housing (of which 70% integrates appropriately with the provisions of this future of heritage assets, or reuse redundant should be for rental and 30% for rental/sale at a NDP. price affordable to a typical local household buildings, or where a building is of exceptional POLICY H1 - ENSURING HOUSING APPORTIONMENT (Policy 8). quality or innovative nature (Para 79); TARGET UP TO 2030 IS ACHIEVED
• Great importance is placed on ensuring quality ✓ Outside the town the threshold at which If the Broadmoor Farm Urban Extension significantly* sustainable design in development and ensuring affordable provision is required is set at 6 or more under-delivers towards the 2030 housing target then that housing reflects local distinctiveness and dwellings. CLP Policy 9 allows for ‘exceptions an extension of development beyond the sites’ on the edge of smaller towns, villages and development boundary will be supported if : 38 Saltash Neighbourhood Development Plan—Consultation Draft June 2019
i. It is of appropriate scale to the area, Figure 14: Council Tax Bands 2015 need’ and 283 dwellings to meet all need. Some 80% ii. It accords with the DPD’s assessment ranking in of the rental ned was for 1 and 2 bedroom homes. terms of sustainability and suitability (based on This evidence suggests that Saltash’s dwelling stock criteria of location, access, impact and viability); needs to be adjusted to increase the proportion of smaller dwellings to assist in addressing local iii. Over 250 dwellings, comprises a mix of uses affordable housing needs and those wishing to enter which could include employment land, live/work the housing market. Equally, adjustment to provide a units, workshops to be delivered in-phase with the better mix of properties in the higher value tax bands housing element; to attract and support a more diverse population may iv. It includes provision for enhanced or additional help create a wider social mix, and support community space and facilities; employment land allocations. v. It include measures to ensure that the 9.6 Cornwall Council are actively promoting ‘extra - development integrates and is connected with care’ housing provision through its care and housing Saltash and relates well with adjoining FigureTABLE 15:X: NUMBER No. of BedroomsOF BEDROOMS 2011 2011 Census CENSUS. strategies. About 135 units are needed by 2025 in the neighbourhoods, in accordance with Policy SN3. Saltash Cornwall South West England Saltash area according to the procurement On sites of more than 50 dwellings the opportunity to 1 BED 6.9% 9.0% 10.7% 11.8% memorandum. provide affordable housing in the form of serviced 1/2 32.2% 38.3% 38.0% 39.6% plots available for self-build and self-completion BED 9.7 Policy H2 Intention – To encourage a rebalancing developments should be included as part of proposals 3/4 64.2% 56.6% 56.5% 55.5% of the housing stock to provide a wide choice of high BED at a level related to the demand for such housing in quality homes, widen opportunities for home 5 BED 3.5% 5.0% 5.3% 4.6% ownership and create sustainable, inclusive and mixed the Cornwall Gateway CNA identified in CLP SOURCE: 2011 CENSUS TABLE QS411EW communities in accordance with Govt. policy. Monitoring Indicator 6.3 for the most recent base FigureTABLE 16: Z: Total TOTAL Housing HOUSING Need NEED JuneJUNE 2017 period. TYPE OF Rental Purchase Total AH POLICY H2 - ENSURING A CHOICE OF HOUSING *as identified by Cornwall Council’s annual Local Plan Housing WELFARE 105 32 137 1. On sites over 0.25 hectares in size residential ALL 218 65 283 developments will be supported if they provide a mix of formats and sizes of dwellings to ensure a range of the SW, and of lower proportion of small properties housing choice is available to meet housing need. 9.4 Justification: Council Tax banding assesses than in Cornwall and the SW. On the other hand, the These should include larger family and ‘aspirational properties according to their rental value and can be town has a higher proportion of medium sized homes’, bungalows, units that provide enhanced used as a surrogate measure of the quality and properties than in Cornwall and the SW as illustrated opportunities to ‘work from home’, and small attractiveness of dwellings. Data on the number of in Figure 15 above. dwellings for the young and elderly. dwellings by council tax band confirms that Saltash’s 9.5 Current levels of housing need, as recorded in 2. On larger sites, over 1 hectare, a mix of tenures will dwelling stock is skewed towards bands ‘b’ and ‘c’ Cornwall Council’s HomeChoice Register in June also be required to cater for different needs including properties (the second and third lowest value of seven 2019, are shown in Figure 16. As HomeChoice gives market housing and affordable housing. bands) compared to the rest of the county [see Figure the need for rental accommodation and CLP Policy 8 3. An exception to these requirements will only be 14]. Recent data on the period from 2006 to 2015 provides that 70% of affordable housing should be in supported where the intention is to provide extra indicates that little change in this balance has occurred. the form of rental, and 30% for purchase, by simple care accommodation The 2011 Census showed that Saltash had a lower calculation (as shown in Figure 16) the overall 4. When applications for housing are being proportion of larger properties than in Cornwall and requirement is for 137 dwellings to meet the ‘welfare 39 Saltash Neighbourhood Development Plan—Consultation Draft June 2019 considered developers should assess current iii. The scale and intensity of the use proposed effective form of sustainable development where it demographic and market information to determine would not have an unacceptable impact on occurs close to established public transport routes and the proportional balance of specialist housing neighbouring residential amenities through near to the town centre by contributing to the critical required. increased levels of activity, noise and mass needed to support more shops, better and more disturbance; diverse local services, and improved social and Note: Larger family homes are those with 4 or more transport infrastructure. bedrooms, whilst ‘aspirational homes’ may be more iv. Any associated extensions or external 9.12 Higher density should not be seen as bad design, substantial dwellings in their own grounds, part of an alterations required as part of the change-of- although the quality of design is critical to the success estate development, or high quality apartments within use would not have an unacceptable impact on of intensification. Therefore, it is important that design building conversions. neighbouring residential amenities through reduced levels of daylight, sunlight, outlook or is given a high priority in redevelopment schemes, and privacy; that they should not be viewed in isolation but well v. Amenity space, refuse storage and car and related to their surroundings. With excellent design 9.8 Justification– see Policy H2 above. bicycle parking are provided at an appropriate high quality developments at densities of 50 dwellings quantity and standard of design, and are per hectare (dph) and above can be successfully 9.9 Policy H3 Intention – to allow for sensitive controlled through practical management achieved. The Building for Life 12 standard (or any conversions of larger residences in the ‘Suburban Villa’ arrangements; successor schemes) and the Cornwall Design Guide are Character Area (See section 10) to provide smaller particularly important references for this. homes in ways that help to support a sustainable, vi. The proposal conforms to the current inclusive and mixed-use community without harming accessibility standards at the time of the 9.13 Policy H4 Intention – The policy sets out the key the character and appearance of the area or its application; matters against which higher density schemes on residential amenity. vii. The proposal will not generate a demand for redevelopment sites will be considered. on-street car parking that would prejudice the 9.10 N.B. Change of Use from dwelling house (Class C3) POLICY H4 – MAKING BETTER USE OF LAND safe operation of the highway or cause to a House in Multiple Occupation use (Class C4) where detriment to amenity; Proposals coming forward (1) as redevelopment no more than 6 people share is ‘Permitted within or on the edge of the town centre boundary viii. The proposal provides acceptable levels of development’ for which planning permission is not See Figure 9), and (2) as the regeneration of outworn amenity for its occupants in terms of noise, required. residential estates, will be supported where: outlook, light, privacy, access and air quality. POLICY H3 – CONVERSIONS OF LARGE HOUSES INTO 1. They are at the highest appropriate densities, MULTIPLE OCCUPATION IN THE SUBURBAN VILLA taking into account: CHARACTER AREA OF SALTASH i. The relationship with adjoining buildings and The change of use of dwelling houses in Class 3 to self- the relevant Character Area (See Policy ENV1) as contained flats or into a sui generis House in Multiple 9.11 Justification – In order to meet the market a whole. Occupation use (more than six people sharing) will be housing requirements set out in the Cornwall Local ii. The significance of any heritage assets affected, supported if: Plan, and to ensure that provision is made to meet (including any contribution made by their i. The proposal would not harm the visual the continuing need for housing that is affordable by setting), the potential impact of the proposal on character and appearance of the neighbourhood local people, it is important that the best use of land those assets, and the effectiveness of the and street scene; is made when opportunities for redevelopment arise. mitigation proposed. ii. The proposal would not harm the character and Increased densities can help to reduce development iii. Policy ENV1 relating to the Character Areas appearance of the building; pressure on the countryside and can be a particularly 2. The scale, mass, height and positioning of the new
40 Saltash Neighbourhood Development Plan—Consultation Draft June 2019 buildings reflects the purpose for which they are important ‘green ring’ around the densely v. Does not involve the loss of trees that proposed but does not overwhelm buildings nearby or developed Saltash town centre, greatly enhance the contribute to the overall character of the area. impinge unacceptably into cherished local views. streetscape and make an important contribution to 3. They maintain a human scale and follow the character of the town as a whole. The established ‘building lines’. substantial detached and semi-detached properties make a significant contribution to the diversity and 4. They demonstrate a positive relationship with the quality of the housing stock in Saltash. Their loss public realm by maintaining and improving 9.17 Justification - In addition to providing new build would have a detrimental impact on the character permeability of pedestrian routes, and contributing to housing stock it is important that the Neighbourhood of the area and the town as a whole. The the ‘greening’ of Saltash. Plan ensures that the existing housing stock is used incremental alterations and demolition could, in effectively to help meet housing needs. Many 5. They include design cues taken from locally aggregate, seriously undermine the historic value of households can meet their need for a new or larger distinctive features noted in the Character Area. the area. Maintaining the overall quality of the area house by extending the home they occupy. Permitted 6. They include measures for energy efficiency and in terms of its streetscape, green areas and historic Development rights allow householders to extend their high environmental standards for drainage, sewage buildings adds to the overall attractiveness of the homes within generous limits. Where planning control, surface water management and flood control. town as a place to live and invest in. permission is required beyond these limits it is 7. Where the current affordable housing threshold is 9.16 Policy H5 intention- To ensure high quality essential that are in keeping with the scale and design met, they include a minimum of 30% affordable development in the Port View estate area that of the original house, respect the street scene and housing provision for small dwellings suitable for first- reflects the quality and particular distinctiveness of respect the living conditions of neighbours. time buyers, and purchase or renting by the elderly, this part of Saltash’s urban environment. 9.18 Policy H6 Intention – To set the key principles on and other small households. which extensions which require planning permission 8. They include provision for mixed use development POLICY H5 – MAKING BETTER USE OF LAND - can be judged. such as live/work units, with ’common room’ and SUBURBAN VILLAS CHARACTER AREA: PORT VIEW ‘maker-space’ facilities. ESTATE POLICY H6 – EXTENSIONS TO EXISTING DWELLINGS Applications should be accompanied by detailed Proposals for new residential development within Extensions to existing dwellings beyond permitted Design and Access Statements which clearly the Suburban Villas Character Area: Port View development limits will be supported where: demonstrate how the proposal meets the Estate will be supported where: i. The scale and design of the extension considerations given above. i. The design, layout and appearance preserves complements and respects the scale and design and enhances the character and appearance of the original property; of the Character Area; ii. It follows established building lines; ii. The extension respects the character of the iii. It voids development which subdivides villa street scene; and gardens in a way which would not reflect the iii. It would not have an unacceptable impact on 9.15 Justification - The Port View Estate is a unique existing character of the area, or impairs the neighbouring residential amenities through example of a planned development that survives from function of the villa gardens as a green area reduced levels of daylight, sunlight, or privacy. the 1850s. The pattern of development established giving views into the town and enhancing the through the deed of covenant that continues to apply streetscape; to all properties within the Port View Estate has iv. It avoids the loss of historic garden walls, survived largely intact since that time. As a result, the outbuildings and walls defining service lanes; well cultivated gardens with mature trees form an
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10. PROTECT AND ✓ Great weight to be given to their conservation in a. look for opportunities to avoid, minimise or all decisions (Para 193). mitigate impact, ENHANCE THE BUILT ✓ Clear and convincing justification is required for b. look for opportunities to better reveal or ENVIRONMENT any harm to, or loss of, the significance of a enhance significance, create a more sustainable designated heritage asset; and interesting place, Summary of relevant NPPF and Cornwall Local Plan ✓ Substantial harm (direct or by change in the c. justify any harmful impacts (in terms of Policy setting) to or total loss of Grade 2 listed buildings sustainable development, the need for change, NPPF 2018 should be 'exceptional'; and overriding benefits etc). ✓ Good design is a key aspect of sustainable ✓ Substantial harm to or total loss of Grade 1 or development, creates better places in which to live Grade II* listed buildings should be ‘wholly and work and helps make development acceptable exceptional’ (Para 194). to communities (para 124). ✓ Substantial harm will require substantial public ✓ Design policies should be developed with local benefits that outweigh that harm or loss: less than 10.1 Justification – Saltash has heritage significance communities so they reflect local aspirations, and substantial harm should be weighed against the through its long and varied history as one of the oldest are grounded in an understanding and evaluation of public benefits of the proposal (Para 195 and 196). boroughs in Cornwall: an ancient river-crossing place, then a planned medieval settlement and market, a Civil each area’s defining characteristics. Neighbourhood CLP plans can play an important role in identifying the War stronghold and scene of bombardment, an special qualities of each area and explaining how ✓ Proposals should be judged against fundamental example of the first waves of railway led suburban this should be reflected in development (Para 125). design principles of character, layout, movement, expansion in Victorian times, and a strategic target in adaptability, inclusiveness, resilience, diversity, WW2. Although modern development has removed ✓ Planning policies should ensure that developments: and ‘good neighbourliness’ (Policy 12). some key features the town still retains its medieval function well and add to the overall quality of the street pattern, has a number of key historic buildings area, are visually attractive through good ✓ Proposals will be permitted where they protect, and pleasantly elegant historic residential streets, with architecture, layout and appropriate landscaping; conserve and where appropriate enhance good period street surfaces. Its riverside location are sympathetic to local character and history, designated and non-designated heritage assets, provides commercial and leisure opportunities and appropriately innovative, establish or maintain a and requires historic environment assessments to stunning views throughout the town, whilst the strong sense of place that is attractive, welcoming accompany all proposals. (Policy 24) waterfront, railway and road bridges give the town a and distinctive, optimise the potential of the site, Supplementary Planning Document [SPD] requires distinctive identity. are safe, inclusive and accessible and which the historic environment impact assessments to: 10.2 An assessment of the built form of different parts promote health and well-being, and where crime 1) identify the site, the heritage assets and their of the historic core of the NDP area has identified and disorder, and the fear of crime, do not settings; undermine the quality of life or community several different character areas which are 2) Understand its significance, its sensitivities and cohesion and resilience (Para 127). characteristically different to each other. They are: capacity for change irrespective of any known 1. The Waterside ✓ Great weight should be given to outstanding or proposals; 1b. Waterside North innovative designs which help raise the standard of 3) Understand the potential impact of specific 2. The Old Town design more generally in the area (Para 131). proposals on that significance; 3. Suburban Villas ✓ Poor design that fails to improve local character 4. Circa 1900 Urban Expansion 4) Use that understanding to inform the design and function should be refused (Para 130). These Character Areas identify the historic features and process to: buildings which make Saltash a recognisably distinctive 42 Saltash Neighbourhood Development Plan—Consultation Draft June 2019
th FIGURE 17: SALTASH DESIGN STATEMENT—CHARACTERISTICS OF GOOD DESIGN place. Unfortunately, much of the late 20 century development has been of lower design standard which is To achieve high quality, sustainable development the following characteristics are supported in all poorly related to these distinctive characteristics. Thus, it is proposals, whether planning permission is required or not: very important that new development respects the High Quality Townscape, Landscape and Amenity characteristics of good design (See Fig 17) and reinforce the aspects that provide its character, where possible removing or Accessible layouts of buildings, routes and spaces that promote health and well-being of the remedying features that detract. This is particularly important community, and which complement the existing settlement. Good enclosure; support the ‘greening’ of within the historic core, but is also desirable elsewhere. the townscape and green infrastructure, public and private spaces, busy frontages, visual delight and 10.3 Policy ENV1 Intention – To ensure high quality design that residential amenity. reflects the quality and particular distinctiveness of Saltash’s High Architectural Quality urban environment and provide a means by which development within the historic Character Areas shown in Dwellings that are fit for purpose, providing space standards and facilities which can adapt to meet a Figure 18 can be guided. Fig 19 records the distinctive features range of needs over time, which minimise energy consumption and can respond to climate change. and regeneration opportunities that development proposals in Buildings and boundary treatments that are designed to be durable, well built and aesthetically the historic core should seek to respond to under Policy ENV1. pleasing and respond to their context. POLICY ENV1 – DESIGN AND LOCAL DISTINCTIVENESS WITHIN Conservation Areas and THE DEFINED CHARACTER AREAS (see Figures 15 and 16) Developments in conservation and other historically significant areas and changes to traditionally Development proposals within the Character Areas will be styled buildings are appropriate in character and appearance. supported where they : Town Centre Shopping Area i. Reflect the Locally Distinctive Features identified in the Positive enhancements include upgrading and enhancing fascias, shop fronts and signs. Character Area in terms of height, scale, massing, orientation, roof-scape and location within the site, Places Which have their own distinct identity (Character Areas) follow established/traditional building line practice; be Development works with sites natural assets whilst either enhancing and/or creating local integrated into the historic topography and settlement distinctiveness and helps people find their way around by the layout and building design. form, and reflect existing historic street patterns; and ii. Avoid pastiche and ‘token’ local distinctiveness, by Schemes which are built using or reflecting the local palette of materials and architectural details and taking design detailing cues from Locally Distinctive which have a clear design rationale related to the built form proposed. Features and Landmark Buildings present in the Permeable Layouts Character Area, and ensuring that doors, windows, fascia, boxboards, pilasters and other detailing features Development has good connections within the site and to places and facilities beyond it for all modes are of similar proportions to the existing; and reflect of movement and transport. local building traditions by making careful use of Pedestrian and Cycle Friendly Places and Routes appropriate materials to ensure sufficient richness of detail. Layouts give priority to pedestrian and cycle movement with safe and convenient routes within development sites and to destinations beyond. iii. Where appropriate and feasible, help to address any Negative Features and take up Enhancement Opportunities.
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iv. Applications should be accompanied by detailed Design and Access Statements which clearly demonstrate how the proposal meets the considerations given above.
10.14 Developers are encouraged to engage with the local community before a scheme is fully designed so that there is a realistic opportunity for comments to be taken on board in the final designs before a planning application is submitted. Understanding local perception of how the place looks and feels at the time of application is very important. The character area descriptions in Figures 18 and 19 are a snapshot in time and there may be other aspects that Photo 36: Saltash Waterfront, an opportunity for enhancement. become more apparent over this plan’s lifetime approach to identify the design cues that influence disorder problems. It is also important to link design to the proposed development. sustainability issues. 10.19 Policy EN3 Intention – To identify the issues 10.15 Justification – As well as ensuring that new 10.17 A ‘pattern book approach’ involves sampling additional to CLP Policy 12 that are to be taken into schemes within the Character areas contribute to the the urban and architectural forms that exist in a place account in the Saltash area. locally distinctive character of Saltash, it is important which provide its unique local characteristics, and that new developments outside those areas also using this to develop guidance as to the street POLICY ENV3 - GENERAL DESIGN PRINCIPLES have design features that reflect the connections patterns, scale, density, massing, height, landscape, New development will be supported where it between people and places and ensures the proper layout, materials and the architectural detailing that complies with Cornwall Local Plan Policy 12 and: integration of new development into the existing, give a place its essential character. This can help i. Responds to and if possible provides built and historic environment. developers and designers to provide schemes which remediation of existing environmental or match the physical and social patterns that exist 10.16 Policy ENV2 Intention – To encourage design issues that are detrimental . within the town, contributing to sustainable developers to base designs on characteristic and ii. Incorporates design features that enhance development. typical features in the historic core of Saltash. prevention of crime, anti-social behaviour and disorder and provide a secure environment by POLICY ENV2 – DESIGN AND LOCAL DISTINCTIVENESS application of ‘Secure by Design’ standards. 10.18 Justification- Every new development, of OUTSIDE THE CHARACTER AREAS iii. Exploits any opportunities to reduce surface whatever scale, has a potentially significant effect on water run-off. All development proposals outside the character the appearance and character of an area, and areas will be supported where they contribute to the impacts on local functionality, quality and iv. Takes into account the Saltash Design ‘sense of place’ and reflect the local distinctiveness of sustainability. Cornwall Local Plan Policy 12 provides Statement See Figure 17) the Saltash are by using design cues drawn from the guidance on design expectations generally across Character Areas identified in Figure 18 and 19. Larger Cornwall. In Saltash, there are issues with areas of scale developments may use a ‘Pattern Book’ poor design or sensitivity and perceived crime and
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PROJECT P2: DESIGN GUIDE FOR SHOP FRONTS IN SALTASH. Historic shopfronts are important features within the town centre and contribute greatly to its character and appearance. Unsympathetic new shopfronts and unsightly signage could all too easily harm the special character of Saltash. The Cornwall Shopfront Design Guide was approved on 15 September 2017 as a Cornwall Council guidance document. It gives general advice on the design of new shopfronts and is intended to be used as a reference to improve the quality of new shopfronts and signs. Local Council's are encouraged to produce appendices to the general guide addressing the particular circumstances of their town. Saltash Town Council will support a partnership based project to prepare such an appendix for Saltash.
Photos 37 to 39: A mix of traditional and modern shopfronts, mostly well conceived, add variety.
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FIGURE 18: CHARACTER AREAS AND HISTORIC
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FIGURE 19 - CHARACTER AREAS *Cornwall & Scilly Urban Survey Historic characterisation for regeneration , 2005 The Waterside Character Area: Description of Key Features Overview This area includes the oldest part of the settlement and physically links the town with the river. The area is important for its historical significance as the site of the ferry crossing, the vibrant fishing community, boat building and Victorian industry. Today it is an important recreational resource and residential area. Locally Distinctive Features • Dominated by Royal Albert Bridge • Historic (Medieval) street pattern • Some 16th century and 19th century fabric remains, as cottages and Public Houses, some of which are Listed. • Mid 20th century redevelopment on two/three storey form • Recreational use • Limited accessibility Landmark Buildings • Historic Town Quay • Royal Albert Bridge • Mary Newman’s Cottage • Historic walls and steps • WWII Landing Craft Maintenance Gridiron • Tamar Road Bridge Negative Features & Enhancement Opportunities Little definition of the different spaces both public and private. Some of the public housing and the Boys’ Club are beginning to look tired and in need of a general overhaul. Neglected and the untended verges contrast with the beautifully maintained private gardens. Town Quay which dates from the sixteenth century is at present unlisted. North of the bridges, the green open spaces have an ad hoc unfinished character, and make no reference to their historic industrial past Character of road between Town Quay and Brunel Green does not encourage pedestrians to move from one area to the other. WW2 Landing Craft Gridiron is a scheduled monument, but lacks any interpretation ✓ Better define the boundaries between the private and public space. ✓ Better maintain the public housing and community buildings. ✓ Interpret the D Day landing craft site. ✓ Continue to develop Jubilee Green and Brunel Green as recreational areas.
✓ Improve the link between Town Quay and Brunel Green. ✓ Designate Town Quay as a locally listed building.
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The Old Town Character Area: Description of Key Features Overview The site of the original medieval planted town and still the busy commercial heart of Saltash. Despite a number of significant losses this area still holds the greatest diversity of architectural styles in the town and its most significant buildings, all sited within the original medieval street pattern. Locally Distinctive Features • Historic street pattern with alleyways and opes. • Buildings date from 18th Century through to today. • Predominant building type late Edwardian terraced house with rendered façade and slate roof, modified on Fore Street to include shopfronts. • Mix of render, rubblestone, slate hung, ashlar and brick facades enlivened by applied pilasters, plat bands, doorway pediments and keystones, brick arches and pillars • Classical motifs dominate style features, but there are a number of Gothic designs including pointed arch windows and doorways and Art Deco features on later buildings. • Traditional wooden shopfronts with central doorways, stallrisers, fascia and consols, many hidden by modern treatments. • Dramatic views and vistas out of the town, across interesting roofscapes, plus more intimate views at east end. • Lower Fore Street narrower and more historic in character. • Arcaded north side of Fore Street. Landmark Buildings • Guildhall. • Duncan House. • Brunel Pub. • Railway Hotel. • St Nicholas and St Faith Church. Negative Features & Enhancement Opportunities Shopfronts on many historic and modern buildings are badly designed and of poor quality materials. Environmental scheme tired. Poor Car Park environments. Cluttered signage. ✓ reinstating/restoring historic shopfronts and through good consistent design of modern shopfronts. ✓ Reinvigorate the Fore Street environmental scheme. ✓ Upgrade the alleyways and opes - to make them more attractive and promote their use. ✓ Restoration of the historic buildings and to find new sustainable uses. ✓ Enhance the ‘gateways’ at either end of Fore Street to reinforce the quality of the area. ✓ Regenerate redundant buildings behind Fore Street.
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The Suburban Villas Character Area: Description of Key Features Overview An area of carefully planned housing of good design and materials built in the Victorian age with views to the river. The villas have well cultivated gardens with mature trees which form an important ‘green ring’ around the densely developed town centre.
Locally Distinctive Features • Port View Estate is a unique example of a planned development surviving from the 1850s. A deed of covenant established the pattern of development and continues to apply to so the Estate has survived largely intact since that time. • Well cultivated gardens with mature trees form an important ‘green ring’ around the densely developed Saltash town centre. • Boulevard character, accentuated by the planting in the gardens and the large number of mature trees. • Some uniformity of design and materials from early 19th century – gable ended slate roofs, rendered facades, bay windows, decorative features such as crested ridge tiles, carved barge-boards and terracotta finials. • Other areas more piecemeal - Lower Port View a grand scale in a variety of styles including Italianate - with campanile-style towers, Venetian windows and classical detailing, and Gothic detailing. • Majority of historic garden walls, outbuildings and walls defining service lanes still survive. • Some typical early twentieth century rendered villas and several Arts and Crafts designs. • Some do not address the street, but face towards the River frontage.
Landmark Buildings • Culver House. • St Barnabas.
Negative Features & Enhancement Opportunities Loss of large gardens to sub-division. Historic garden walls and outbuildings under threat from incremental alterations and demolition. Some unsympathetic modernisations and adaptions. ✓ Avoid development in villa gardens that provide the ‘green ring’ around the mediaeval core of the town. ✓ Support for management measures to prevent loss of features to modernisation and development. ✓ Contribute to measures to retain and conserve historic garden walls, outbuildings and walls defining service lanes.
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The Circa 1900 Urban Expansion Character Area: Description of Key Features Overview The villas and terraces that make up much of this character area are an important element in the overall character of the town. They reflect the town’s expansion and growth in wealth following the arrival of the railway. Both streets and buildings survive relatively unaltered, and provide a strong reminder of the character of early twentieth century Saltash.
Locally Distinctive Features • Planned street pattern with service lanes and long stone walls. • Mostly houses sharing late Victorian/early twentieth century pattern book style of pitched slate roof, regular façade, small front garden, long back garden and discreet decorative features such as crested ridge tiles or terracotta finials. • Detached houses are set in large gardens and include flourishes such as classical detailing and crenulations, verandas, canted bay windows and small cast-iron balconies.
Landmark Buildings Railway Station
Negative Features & Enhancement Opportunities Poor streetscape on North Road Walls and outbuildings at risk of demolition Poor condition of station building detracts from Brunel linked heritage core around the station and bridge. ✓ Improve streetscape in order to make the area more pedestrian friendly. ✓ New use should be found for the station to ensure its repair, continued maintenance and to give public access.
Neighbourhood Plan, in line with guidance set by • Historical Association Historic England. (Advice note 7: Local Heritage Listing • Landmark Status May 2016 p6): ‘work in preparing a Neighbourhood 10.20 Justification - As part of the process of • Social and Communal Value Plan may indicate buildings and sites which merit developing the Saltash Neighbourhood 10.22 Policy ENV4 Intention – To identify the local inclusion on the local list’. Each of the candidates Development Plan it was noted that several heritage assets that should be protected through the identified was assessed using the following criteria: notable local buildings and structures (‘heritage application of Cornwall Local Plan Policy 24. assets’) were not protected by a formal ‘listing’ as • Age POLICY ENV4 - LOCAL LISTING OF NON-DESIGNATED Buildings of Special Architectural or Historic • Rarity HERITAGE ASSETS IN THE TOWN CENTRE AND Interest. • Aesthetic Interest CONSERVATION AREAS • Group Value 10.21 The Steering Group assessed these buildings The following buildings and grounds are locally and others to see if they merited ‘local listing’ and • Archaeological Interest listed as being of architectural significance, local protection under a policy to be include in to the • Archival Interest distinctiveness, character and historic importance:
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a. Saltash Station Building 10.25 Although formal listing was rejected by 10.30 Policy ENV5 Intention – This policy is in tended b. Saltash Town Quay Historic England in 2015, the building is of some to facilitate that intention and ensure that the c. Saltash Library Building merit. It was first built in 1858/59 with the opening outcome is appropriate to the setting and delivers sustainable development. d. St Barnabas Community Hospital of the Cornwall Railway, built to a design originating in I. K. Brunel’s Architecture Office. It was e. Bishop Cornish Education Centre POLICY ENV5 - REUSE OF SALTASH STATION substantially rebuilt in 1880 following the takeover BUILDING f. Tamar Road Bridge of the Cornwall Railway by the GWR, and again in Proposals for the reuse of existing Saltash Station g. St Stephens School (Former Grammar School) 1906, and has lost its platform canopy, but it still Building will be supported if they: h. Saltash Drill Hall retains its most handsome features and essential i. Old Saltash Police Station Great Western Railway character. i. bring it back into viable and environmentally sustainable uses, and j. Old Wheatsheaf Public House 10.26 The retention and preservation of the building ii. preserve the historic fabric and form of the k. Maurice Huggins Room is considered to be important in view of its building, and l. Elliott’s Store contribution to the economic and social heritage of iii. contribute to the setting of the Royal Albert m. Two Bridges Public House Saltash, its relationship with nearby Listed Buildings, and its own value as an example of the essential Bridge, and n. Union Inn character of the original GWR. iv. encourage greater use of the railway for o. War Memorial, St Stephens journeys, and p. Waterside Ferry Slipway 10.27 Saltash Station Building has been in a semi- derelict state which detracted from the setting of the v. incorporate social and/or economic activities. Proposals impacting on these buildings and grounds Royal Albert Bridge (a Grade 1 Listed Building), will be considered under CLP Policy 24 ‘Historic substantially harmed the impression given to environment’. From time to time additional sites may thousands of tourist and business visitors arriving/ be locally listed, in which case NDP Policy ENV4 and departing from Cornwall via this gateway, and may CLP Policy 24 will apply to them. deter local rail users. The retention, preservation and reuse of the will bring substantial environmental and economic benefits. 10.28 In a community survey held during summer 10.23 Justification—Saltash station and this building 2016, some 96.8% of people supported the idea of had a central role in the late Victorian and 20th Century providing passenger facilities, such as a cafe, toilets, growth of Saltash and important links with the waiting room and ticket sales, at Saltash Station, agricultural economy of the Tamar Valley. It also has making use of the current station building. Around social associations for many in the community for 89% of respondents said they would be more likely Photo 40: Railway Station Building: a major opportunity whom the station was the main route to school and to use the railway if such facilities were available. for enhancement. work for generations. 10.29 Proposals for the railway station building may PROJECT P3—SALTASH STATION REFURBISHMENT 10.24 It also forms an integral part of the setting for assist proposals to enhance the Waterside by the Grade 1 Listed Royal Albert Bridge (indeed, it is providing an intermediate stopping point between PROJECT really a key part of that structure’s historic railway the Waterfront and town centre as well as Saltash Town Council has bought the building and is footprint), and the Grade 2 Listed building at 28 Albert encouraging more visits by rail. working to transform the site into a modern station, Road, which overlooks the station forecourt. complete with a café, toilets and ticket office. 51 Saltash Neighbourhood Development Plan—Consultation Draft June 2019
pattern linking the modern town and the historic impact on heritage assets (Statutorily Listed and waterfront, and contains the greatest local locally listed) should seek to preserve the building or concentration of nationally and locally listed its setting or any features of special architectural or 10.31 The ‘Cornwall & Scilly Urban Survey Historic buildings. Overall it provides a kernel of distinctive historic interest which it possesses. Such proposals characterisation for regeneration’ Report of 2005 character to the town and sense of place for local must be accompanied by an assessment of the recommended that the formal Conservation Area people. Forder and Antony Passage Conservation significance of the asset and the impact of the should be extended to include the 1900 Urban Area connects the two settlements along Forder proposal upon its significance, identifying mitigating Expansion, Old Town and Suburban Villas Character Creek, and was important for flour milling, fulling, measures to be incorporated into the development, Areas in order to control future design and water transport, market gardening, lime burning, as necessary. development, and to preserve the historic spaces and roadstone quarrying and concrete-block making, and views. The importance of including areas of featured a mineral tramway. Set beneath Trematon unsuccessful modern development within the Castle and Forder Viaduct, the area retains a conservation area is recognised by Historic England in distinctive character. Together these areas have their notes regarding conservation area appraisals, as promotional, educational and social value, which 10.35 Justification - As with listed buildings the these negative elements can ‘offer a welcome should be respected in new developments. character of Conservation Areas is also affected by their setting. Development proposals outside the opportunity for change’. 10.34 Policy ENV6 Intention – To encourage new Conservation Area can therefore still adversely affect development that responds sympathetically to the 10.32 The Portview estate within the Suburban Villas its character. The distance within which they may have special character of these areas and contributes to Character Area is a carefully planned housing an impact will vary depending upon the location and their distinctive qualities. community of good design and materials with views to nature of the proposed development and the the river. The villas have well cultivated gardens with POLICY ENV6 - DEVELOPMENT IN CONSERVATION surrounding landscape/townscape. Proposals can also mature trees which form an important ‘green ring’ AREAS affect important views in or out of the Conservation around the densely developed town centre. It is Area recommended that extension of Saltash Conservation 1. The design of new development proposals within Area to include the estate be a priority, as this status the Saltash and Forder and Antony Passage 10.36 Policy ENV7 Intention –To ensure that would recognise the special architectural and historic Conservation Areas will be supported where they: developments occurring that are visually close to Conservation areas are designed in such a way as not importance of this unusual planned development and i. are informed by and consistent with the scale, to detract from the distinctive characteristics of the promote policies and schemes for its preservation and design and character of the surroundings, enhancement. Saltash Town Council will request Conservation Area concerned. ii. are integrated into the historic topography and Cornwall Council to review the Conservation Area POLICY ENV7: DEVELOPMENT WITHIN THE SETTING settlement form, boundary and consider extension as soon as is OF CONSERVATION AREAS practicable. iii. reinforce the existing‘ sense of place’ and local 1. Development proposals visually close to distinctiveness Conservation Areas should be sensitive to their iv. reflect existing historic street patterns and the potential impact upon the setting of the 10.33 Justification- Conservation Areas are historic streetline. Conservation Area and inward or outward public views the Conservation area. designated where an area has a particular historical or v. avoid pastiche and ‘token’ local distinctiveness, architectural interest, the character and appearance making use of appropriate materials and 2. In appropriate cases, usually involving significant of which is worthy of protection and enhancement. detailing to reflect local building traditions or major development, an assessment of the impact The Saltash Conservation area covers the extent of the 2. Proposals for development, which would have an upon the character of Conservation Area should original planted settlement, the medieval street accompany the planning application. 52 Saltash Neighbourhood Development Plan—Consultation Draft June 2019
10.37 Justification– A major element of Saltash’s FIGURE 20: VIEWS AND VISTAS POINTS distinctive character is its location on the banks of the River Tamar, with views down into and along the river View and vista point indicating direction and angle of view into the adjoining AONB from much of the town. The two bridges are major landmarks with national significance. , now added to by the Cornish Cross, These local views are complemented by more distant views into Devon revealing the city to the south and east, and distant Dartmoor to the north-east. It is important to note the effect of the local topography which may make certain proposals very prominent and have a significant impact on these views. 10.38 Policy ENV8 Intention— to ensure that these impacts can be assessed in appropriate cases.
POLICY ENV 8: IMPACT ON VIEWS AND VISTAS. Proposals that rise significantly above the average roof height of surrounding development or develop previously undeveloped areas on the development boundary edges should be accompanied by a Landscape and Visual Impact Assessment and photomontages which a. sets out a description of the views and vistas crossing and into the site, and describes the nature of the impact or harm to the view from • St. Stephens Church western panorama. • Saltash .net north eastwards to the bridges. the proposals, considering the cumulative • Churchtown Farm Reserve south and western • General panoramic views to the southern area impact on the view from any existing panorama. of AONB. unimplemented development proposals • Saltash Library western panorama. • Yellow Tor Road western/north western b. identify any mitigating measures to be • Longstone Park northern panorama. panorama from Broadmoor to Trematon Castle. incorporated into the development as • Victoria Gardens eastwards down Fore Street • Salt Mill Park panorami from the bridges necessary. towards the bridges. upstream towards the River Tavy. Proposals that are considered to have a detrimental • Lower Fore Street eastwards towards the • Saltmill views of Saltash roofscape effect on key viewpoints or vistas of the townscape bridges. • Panorama westwards from the ridge road or surrounding landscape will not be supported (See • Railway Station eastwards towards the bridges. between Stokedon Cross and Roods Cross. Figure 17). • West end of Lower Port View Road towards the • Antony Passage views into Lynher River. Dockyard. • Town Centre glimpses of bridges
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ancient woodland and the loss of aged or protection should apply to SSSI, SPA and SAC. 11. PROTECT & ENHANCE veteran trees found outside ancient woodland ✓ Locally designated sites are also protected, THE NATURAL (Para 175), unless the need and benefits of the development ✓ Special Protection Areas and Special Areas of clearly outweigh the loss, Biodiversity should be ENVIRONMENT Conservation and important wetlands sites are protected and where possible improved. also protected from harm (Para 176) ✓ Paragraphs 93 to 108 of the NPPF deal with the Summary of relevant NPPF and Cornwall Local Plan ✓ The effects (including cumulative effects) of challenge of climate change, flooding and coastal Policy pollution on health, the natural environment or change, whilst CLP Policy 26 covers flood risk general amenity, and the potential sensitivity of NPPF 2018 management. the area or proposed development to adverse ✓ Planning should effects from pollution, should be taken into ✓ Protect and enhance valued landscapes, account (Para 180). biodiversity, geological or soils; ✓ Ground conditions and land instability, including 11.1 Justification – The protection and enhancements, ✓ Recognise the intrinsic character and beauty from natural hazards or former activities such as where possible, of biodiversity opportunities is a key of the countryside, and the wider benefits mining, and contamination should also be taken principle of the NPPF . The Saltash section of the DPD from natural capital and ecosystem services into account. (Para 178). (Para 13.47) lists important links which should be ✓ Maintain the character of the undeveloped ✓ Tranquil areas which have remained relatively protected where possible: coast, undisturbed by noise and are prized for their • Plymouth Sound and Estuaries SAC and Tamar ✓ Minimise impacts on and provide net gains recreational and amenity value for this reason Estuaries Complex for biodiversity, and establish coherent may be protected (Para 180b). • SPA (this includes the Lynher Estuary and Tamar/ ecological networks ; ✓ The impact of light pollution from artificial light Tavy SSSI) and areas such as Saltmill, Skinham ✓ Avoid unacceptable levels of soil, air, water on local amenity, intrinsically dark landscapes and Hole Creek or noise pollution or land instability, and and nature conservation should be limited (Para • Latchbrook, Burraton Coombe to Antony ✓ Encourage remediation and mitigation of 180c). Passage valley despoiled, degraded, derelict, contaminated CLP • Tincombe valley and unstable land (Para 170). ✓ Mitigation measures are required for the ✓ Green areas of particular importance to local recreational impacts on European Sites where • Broadmoor/Marsh Wood and streams communities can be designated to rule out new development is proposed within their zones of • Smallacombe Valley development other than in very special influence (Policy 23) • South Pill to Burraton circumstances (Para 99—101). ✓ Development proposals must sustain local • Habitats associated with the railway line. ✓ Planning permission should be refused for major distinctiveness and character and protect and • The A38 corridor from the west through to the developments in AONBs, where great weight enhance Cornwall’s natural environment. Tamar Bridge tunnel should be given to conserving landscape and ✓ Development should be of an appropriate scale, 11.2 The key habitat/biodiversity corridors identified scenic beauty (Para 172), mass and design that recognises and respects on the accompanying proposals map (Figure 21) link ✓ Planning permission should be refused where it landscape character of both designated and un- and enhance green links through the town and the will have an adverse effect on a Site of Special designated landscapes. green space to the west of the settlement. Public open Scientific Interest or result in the loss or ✓ Only the most exceptional developments should space and the Public Right of Way networks may also deterioration of irreplaceable habitats, including be permitted in, and that the highest levels of be utilised as biodiversity corridors, as may Integrated 54 Saltash Neighbourhood Development Plan—Consultation Draft June 2019
green and engineered flood attenuation and relief Note: Saltash sits within the zone of influence of the arboricultural and amenity value into the measures. In addition, steps can be taken to enhance Plymouth Sound & Estuaries Special Area of overall design of the scheme; biodiversity through the inclusion of enhancement Conservation (SAC) and the Tamar Estuaries Complex ii. Include measures to ensure their protection measures in new developments, as advocated in the Special Protection Area (SPA). As a result, during the course of development and their Cornwall Council Biodiversity Supplementary Planning development proposals within the town will be continued survival in the long term; required to provide mitigation to address Document and British Standard 42020. iii. Maintain a minimum buffer of at least 15 recreational impact upon the SAC and SPA. Further 11.3 Policy GRN1 – Intention. This policy develops the metres in width between ancient woodland detail on the nature of the mitigation measures are guidance, given in the DPD into specific requirements and any development boundary; set out in the European Sites Mitigation Strategy for new development. Supplementary Planning Document. iv. Incorporate the planting of additional trees at a minimum of 3 trees for each dwelling or 1 tree POLICY GRN1 - BIODIVERSITY PROTECTION AND GAIN for each 50 SqM of gross business floorspace. 1. Development within or close to the Biodiversity/ Where development proposals result in the loss of Habitat Corridors shown on Figure 21 will be trees replacement should be at a ratio of 3:1 to supported where it includes: ensure rapid canopy replacement. Any replacement 11.4 Justification – The Saltash NDP area is not i. measures to protect the integrity of the affected planting should be of a proven Cornish provenance. particularly well wooded and there has been corridor, and [See Cornwall Council Guidance] substantial hedge and hedgerow loss in the 20th Proposals should be accompanied by a survey that ii. adequate mitigation of any harmful impact; Century, although sufficient remains to give the establishes the health and longevity of any affected iii. linkages across sites to provide new landscape outside the town a distinctly Cornish rural connections between corridors character. Within the built-up area existing trees and trees or hedgerows and a management plan to demonstrate how they will be so maintained 2. Generally new development proposals will be Cornish hedges can add to the quality of supported where they minimise impacts on and result development, provide useful boundaries, and help No loss of deciduous woodland identified in the in net gains to biodiversity through: support urban biodiversity. Woodlands incorporated Habitat Action Plan will be accepted. i. Provision of either a bat or bird box/brick into development can provide good recreational within the structure of the building, or within opportunities, and help to ‘green up’ the town and it’s the site boundaries on non-built features if this appearance from outside is not possible; 11.5 Policy GRN2 - Intention. To support 11.6 Justification – Between Saltash urban area and ii. a bee brick built in to an appropriately located development and ensure existing woodlands, trees, the surrounding AONB there are areas of open wall; Cornish hedges and hedgerows are effectively countryside which form a green foreground or iii. the intentional use of SUDS, and drainage accommodated. This policy links with the ‘Green background that is important to the setting of Saltash ponding, as habitat; Boulevard’ policy (CON1). or its villages. These areas, which have no special protection, contain trees, meadows, Cornish Hedges, iv. where appropriate, contributions to a ‘green POLICY GRN2 – TREES, CORNISH HEDGES AND reserve’ nearby. hedgerows, ponds, springs, streams and rivers, public HEDGEROWS rights of way, parish paths and quiet byways, scattered 3. Development which results in the loss of or Development proposals that impact on trees, Cornish amongst which are a few traditional buildings all of significant harm to the ecological or landscape value Hedges or hedgerows will be supported providing which contributes to the present character and natural of private residential gardens will not be supported. that they: environment of the area. It may be that these areas i. Sympathetically incorporate and retain trees might be developed in the long-term future as Saltash and Cornish Hedges or hedgerows of good expands, but such features can also be valuable assets 55 Saltash Neighbourhood Development Plan—Consultation Draft June 2019
in development. catchment for the Latchbrook Leat is a Critical Groundwater Protection Guides include SUDS as 11.7 Intention of Policy GRN3 – It is important that Drainage area. CLP Policy 26 requires that the first method of surface water disposal. the key features of these areas are protected as part developments of 10 or more dwellings should 3. Connection to the surface water sewer should only of the current setting of Saltash and as environmental provide a Surface Water Management Plan. be used as a last option; and where either SUDS is not and leisure assets for inclusion in any future 11.9 Policy GRN4 – Intention. To ensure that all new feasible/appropriate or if the development is of a size developments that might come forward beyond this developments incorporate both soft and hard and nature that will likely exacerbate existing NDP’s horizon. engineering drainage solutions that are adequate drainage issues elsewhere within the Plan Area, an enough to prevent escalation in flooding but are also appropriate payment towards off-site drainage and POLICY GRN3 – COUNTRYSIDE CHARACTER AREAS be designed to anticipate future changes resulting water run-off management will be required. 1. In the Countryside Character Areas identified in from updated climate change forecasts for extreme 4. Phased developments should include provision for Figure 22, any development which is permitted rainfall predictions for the England South West and the review of their flood risk assessment and should: Wales South Climate Region, and the predicted management plans in the context of the predicted i. include measures to ensure that no harm occurs increase in the severity of storm events and tidal flood data available at the time of construction of to the key features of their landscape character, surges. each phase, [ie not at the time of the original including trees, meadows, Cornish Hedges, permission], in the light of the assessed effects of hedgerows, ponds, springs, streams and rivers, POLICY GRN4 - DRAINAGE AND FLOODING completed development on the site and nearby and and 1. All new developments [within the Saltash Critical any changes in nationally adopted climate change ii. incorporate public rights of way, parish paths Drainage Area] must demonstrate that they have a forecasts. and quiet byways in ways that minimise site-specific flood risk assessment and management deviation plan showing that the risk of flooding both on and off site is effectively minimised and managed. iii. reflect the traditional building styles, materials and design of the local area. 2, Unless it can be demonstrated that any of the The DPD reports that Sewage is piped across the River measures below are unreasonable, unnecessary or Tamar for treatment at Ernesettle, on the edge of 2. Proposals to create greater recreational linkages in would impact unacceptably on the viability of the Plymouth. The treatment capacity at Ernesettle is likely the form of permissive paths connecting to the scheme, developers should demonstrate that the to be exceeded in the medium term; plus pipe capacity existing network of paths and bridleways, signage and proposals: across the Tamar may also be exceeded. South West interpretive material will be supported. i. Are supported by a sequential, risk-based Water is investigating the delivery of a new treatment See also Policy ENV8 approach to the location of the development, in works on the edge of Saltash/upgrades to the current order to avoid possible flood risk to people and works at Ernesettle and enhancing the capacity of the property; as well as setting out measures to network on the Saltash side of the Tamar, which will manage any residual future risk. have a 3-4 year lead in time. Ifa new facility was required it is likely to be a ‘regulated investment’ and 11.8 Justification - The low-lying area adjacent to ii. Help mitigate and adapt to climate change and as a result no developer contributions would be Saltash Pier, Town Quay and Forder are subject to tidal alleviate increased vulnerability to the range of expected. However, as a consequence, the proposals flooding, whilst the Anthony Passage and Forder areas impacts arising from climate change. covered by this NDP will not be able to proceed prior have experienced both tidal and surface water iii.Incorporate proportionate and appropriate flooding. Surface water management at Forder, to confirmation that they can be accommodated pollution control measures to prevent adverse within the ‘headroom’ of existing treatment works or through the storage pond and dam on the Latchbrook impacts on the water environment. Leat may also need enhancing because of changed prior to provision of appropriate upgrades / new iv. Are in line with Environment Agency environmental circumstances. The entire western facilities. 56 Saltash Neighbourhood Development Plan—Consultation Draft June 2019
FIGURE 21: HABITAT AND BIOIDIVERSITY CORRIDORS
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FIGURE 22: AONB AND COUNTRYSIDE CHARACTER POLICY AREAS
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Plans can provide detailed definition on which 12. MANAGE THE RURAL AREAS OF THE PARISH IN A settlements are appropriate for infill and boundaries to which the policy will operate (Para SYMPATHETIC MANNER 1.68).
12.1 Saltash town is surrounded by very attractive ✓ new isolated homes in the countryside should be countryside of great quality, with a scattering of small avoided unless there are special circumstances villages and hamlets, and individual isolated houses. such as the needs of rural workers, enabling 12.2 Justification – Small rural workshops can aid This provides a fine setting for the town, a recreational development to secure the future of heritage diversification and encourage new small firms, provide resource, but also a place where many of our assets, or reuse redundant buildings, or where a employment opportunities close to rural communities, community live and work. building is of exceptional quality or innovative so reducing commuting, and enabling the start-up and nature (Para 79). Summary of relevant NPPF and Cornwall Local Plan development of businesses specializing in everything CLP Policy from traditional crafts to advanced ‘digital businesses’. ✓ ‘Outside main towns, housing and employment They also provide opportunities for inward investment NPPF 2018 growth will be delivered for Community Network that supports rural vitality. Planning policies should support economic growth in Area housing requirements through: 12.3 Policy RUR1 Intention – This Neighbourhood rural areas by: ✓ identification of sites through Plan policy aims to support the development of ✓ sustainable growth and expansion of all types of Neighbourhood Plans; employment in the rural area outside the town business and enterprise, through conversion of ✓ rounding off settlements and development boundary, taking into account the beautiful and varied existing buildings and well-designed new buildings; of previously developed land within or character of our countryside, and the heritage ✓ development and diversification of agricultural and immediately adjoining of a scale appropriate buildings within it, which must be conserved. The other land-based rural businesses; to its size and role; conversion of redundant farm buildings for employment (including holiday rental) is encouraged. ✓ sustainable rural tourism and leisure developments ✓ infill schemes that fill a small gap in an Any conversion will be required to be of a compatible which respect the character of the countryside; otherwise continuous built frontage and do size, design and material with the existing building and ✓ retention and development of accessible local not physically extend the settlement into any existing nearby properties. services and community facilities, such as local the open countryside; shops, meeting places, sports venues, open space, ✓ rural exception sites under Policy 9 (Policy POLICY RUR1 – SMALL WORKSHOP DEVELOPMENT IN cultural buildings, public houses and places of 3.3 ) THE COUNTRYSIDE worship (Para 83); ✓ Within the AONB or its setting, development 1. Where planning permission is required, the ✓ Recognition that sites to meet local business and should demonstrate that it conserves and conversion of an existing buildings to small community needs in rural areas may have to be enhances landscape character and natural workshop use will be supported if: found adjacent to or beyond existing settlements beauty’ (Policy 3.4). a. It will not add to difficulties with water supply, (para 84); ✓ In smaller villages and hamlets in which ‘infill’ sewerage and sewage treatment and waste ✓ Supporting new housing where it will enhance or sites of one-two housing units are allowed, the disposal; maintain the vitality of rural communities, settlement should have a form and shape and b. It will not have a materially adverse impact on the identifying opportunities for villages to grow and clearly definable boundaries, not just a low- rural environment in terms of, noise, effluent or thrive (Para 78); density straggle of dwellings…. Neighbourhood fumes it would emit, and the traffic it would
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generate; NOTE: Certain forms of conversion are ‘Permitted • Follow clearly defined features such as field c. It will not conflict with the need to conserve the Development’: Development of buildings for boundaries, roads, streams, walls, well- best and most versatile agricultural land and agricultural purposes up to 465 Sq.m is ‘permitted established fences, curtilage of properties minimise interference with farming; development’ subject to various criteria in Part 6 (dwellings and other uses) physically linked to the Class A ‘Agricultural and forestry’ of the Town and built part of the settlement except for large d. It will not have a materially adverse impact on Country Planning (General Permitted Development) gardens, separate curtilages to dwellings (eg nature conservation or landscape interests; (England) Order 2015. Change of use of existing allotments), or where it may significantly e. It includes measures to improve access on foot, agricultural buildings established for 10 years to a and inappropriately extend the built form of the cycling or public transport; flexible A1, A2, A3, B1, B8, C1 use, C3 and D2 or State settlement, or encroach on an important ‘green f. Reasonable measures have been taken to provide Funded School/nursery is also permitted subject to gap’ between settlements. for any nature conservation interest. criteria in Part 3 of the same. Include: g. The building is capable of change or conversion without the need for major extension or • development permitted outside the boundaries rebuilding; since 2007, and existing commitments for built development on the edge of a settlement. h. If extension is required the scale, design and use of materials retain the existing character of the 12.4 Justification – Whilst there is a need to protect • built sites and small-scale amenity space on the building and relate to its surroundings; and conserve the rich countryside and ecology of the edge of a settlement which contribute to surrounding countryside, it is an area that has its own the economic & social life of the settlement 2. Where development involves conversion or housing needs for both low cost and more expensive change of use of a listed building, CLP strategic policy • traditional rural buildings which have been housing, the latter which could also serve to support 24 will apply. converted to residential use, together with their the economy of SE Cornwall and Plymouth by residential boundaries. 3. Where the need cannot be met by the conversion providing larger dwellings set in a pleasant setting, • redundant agricultural or industrial buildings of an existing building, proposals for new sites will likely to be favoured by managerial staff and providing they are of a scale appropriate to the be supported where in addition to 1.a to 1.f above: entrepreneurs. However, it is important to ensure size and role of the settlement, and have no a. They are located within or adjacent to existing that such development does not overwhelm the impact on important ‘green gaps’ between groups of buildings or use previously developed character of the villages or exceed the capacity of settlements. land. local services, nor harm the open, spacious and green • redundant modern agricultural buildings but only b. The scale, form, bulk and general design is character of the rural areas of Saltash. if the buildings have had a lawful use and have appropriate to its location. 12.5 To achieve this outcome, the Village been redundant for at least 10 years. c. They do not create road hazards that are development boundaries, first established in the now • land which is outside of a settlement where at considered unacceptable by the Highway superseded Caradon Local Plan, have been reviewed least two-thirds of the existing edge substantially Authority; and to identify where acceptable small scale encloses it with development, and where its edge developments might occur and what criteria should d. Where appropriate and feasible, supports is clearly defined by a physical feature that can be used to the forms of development required. opportunities to make the location more act as a barrier to further growth (such as a road, sustainable by improving the scope for access on Cornish hedge, or substantial hedgerow) and foot, by cycling or by public transport. 12.6 The village development boundary review has taken into account the following criteria: would not visually extend development into the open countryside. • Reflect and respect the character and built form Exclude: of the settlement. 60 Saltash Neighbourhood Development Plan—Consultation Draft June 2019
• isolated or sporadic development, free standing, and the setting of Listed Buildings within the individual or groups of dwellings, farm buildings village (In accordance with policies ENV 2 and 3); or other structures detached from the main built ii. The development having a net density 12.8 Justification. Outside the development boundary area of settlements consistent with but not substantially exceeding and village settlement boundaries there may be a need • larger scale amenity land, such as parkland, kick- the existing densities of the settlement; to accommodate agricultural and other specialist about areas, and club playing fields iii. Being of a similar curtilage to adjacent existing workers close to their workplace, particularly where a • single depth development (ribbon development) properties, appropriate to the scale of the 24 hour attendance is required. along roads leading out of settlements unless property (with 50sqm normally being min 12.9 Policy RU3 Intention – to set the conditions physically well related to the settlement. requirement); and under which such specialist need housing is to be • working farms with modern agricultural iv. Inclusion of starter/later life homes and family permitted. buildings situated alongside a settlement homes, and aspirational dwellings where boundary, should be outside. appropriate; and POLICY RUR3 – AGRICULTURAL DWELLINGS AND Land which is within a settlement boundary but which v. Incorporates a garage or provides adequate off- SPECIALIST NEED DWELLINGS Any new dwelling re- performs a role as a green space that contributes to road parking for private vehicles (with the quired to serve the essential uses of agriculture, the character and/or provides recreational minimum provision for at least one vehicle). forestry or some other special need shall be sited opportunities to the local community are identified as 3. Development of up to 5 dwellings per site will be within or immediately adjacent to an existing group Green Spaces under Policy GRN3. supported, subject to the same criteria as in of dwellings suitably located to serve the purpose, paragraph 2 i to v above, at (See Figures 23 to 25): unless it can be shown that there are overriding rea- 12.7. Policy RU2 – Intention. This policy seeks to focus sons why it must be built elsewhere most new development in the rural area on to the 1). Land opposite the Old Farm, Trematon; established villages, whilst ensuring that they are not 2). Land opposite Pandrama, Trehan; harmed, through the use of settlement development 3). Land at former allotment gardens, Trehan. boundaries and criteria which guide the forms of Proposals for sites 1) and 2) above should include a development required. basic heritage impact assessment and demonstrate how the design will improve setting of the Listing POLICY RUR2 – VILLAGE DEVELOPMENT BOUNDARIES Buildings opposite, in accordance with SNDP Policies AND RURAL HOUSING SITES RUR2.2, ENV 2 & ENV3 and CLP policies 12 and 24. 1. Village development boundaries are set for the 4. Outside village settlement boundaries only following villages: affordable housing led local needs residential Trehan development under CLP Policy 9 will be supported Forder subject to: Trematon. i. a maximum of 8 dwellings that reflect the nature of the local housing need; and 2. New residential infill development will be supported within these boundaries, subject to: ii. the site immediately adjoins a suitable part of Photo 41: Forder Viaduct the village settlement boundary as defined in i. Design being of a style which respects the this policy. character, appearance and setting, where appropriate, of the AONB and Conservation areas
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FIGURE 24: TREHAN DEVELOPMENT FIGURE 23: TREMATON DEVELOPMENT BOUNDARY BOUNDARY
© Crown copyright and database right. All rights reserved (100051032) 2019
62 Saltash Neighbourhood Development Plan—Consultation Draft June 2019
Figure 25: FORDER DEVELOPMENT BOUNDARY Photo 42: Forder Viaduct, an important part of Saltash’s beautiful setting.
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13. MEET THE CHANGING DEMAND FOR HEALTH, EDUCATION, COMMUNITY & EMERGENCY SERVICES AND FACILITIES
13.1 The population of Saltash and the surrounding communities are supported by the St Barnabas CLP POLICY HWB1 – EDUCATION PROVISION Community Hospital, four junior schools, the ✓ Community facilities should, wherever possible, Proposals for the expansion of existing schools, pre- Saltash.net senior school, and a range of community be retained and new ones supported (Policy 4). schools and nurseries or the development of new and ‘blue light’ services clustered around Warfelton, ✓ loss will only be acceptable where the proposal schools pre-schools and nurseries will be supported supplemented by higher level but more distant shows there is no need for the facility or service, it where it can be demonstrated that: services located in Plymouth and elsewhere. Facilities is not viable; or adequate facilities or services exist a. expansion would not exacerbate existing access in Saltash are also impacted upon by growth in the or the service can be re- provided in accessible related or traffic circulation problems, or that nearby parts of Plymouth. The improvement of this locations (Policy 4). suitable mitigation measures are being brought social infrastructure is recognised in the allocations forward as part of the proposal; ✓ Developer contributions will be sought to ensure DPD as being a fundamental element for the future that the necessary physical, social, economic and b. new development would be safely accessible by growth of Saltash. green infrastructure is in place to deliver pedestrians and cyclists and is well related to bus routes and/or there is adequate provision for Summary of relevant NPPF and Cornwall Local Plan development (policy 28). waiting school buses to park; Policy c. the development has appropriate vehicular NPPF 2018 access and does not adversely impact upon ✓ The social role of the planning system should traffic circulation; 13.2 Justification – although local primary schools support ‘vibrant and healthy communities’ with d. the development would not result in a significant cumulatively have some limited spare capacity, the ‘accessible local services that reflect the loss of amenity to local residents or other housing growth forecast in the DPD will lead to a community’s needs and support its health, social adjacent uses. and cultural well-being’ (Para 8). deficit of some 200 places. Similarly the secondary school, already near to or at capacity, will have a ✓ Planning policies and decisions should plan for the deficit of 250 by 2030. Provision is made in the DPD provision and use of shared space, community to support new primary provision and secondary facilities and other local services to enhance the school expansion to meet this need, which may also sustainability of communities and residential create interest in private investment in education 13.4 Justification – The Saltash Community Campus environments. facilities in the form of academies and ‘free schools’. is an area of mainly community uses established ✓ support the delivery of local strategies to improve Travel to school generates traffic flow through the under the first post war Town Map for Saltash, and health, social and cultural well being. town centre and along residential distributor roads includes a number of socially valuable facilities that ✓ ensure that established shops, facilities and services at school start and finishing times, especially the contribute substantially to the health and well-being are able to develop and modernise in a way that is morning peak travel period. of the community. The area was purposefully located at the heart of the town and is highly sustainable, and retained for the benefit of the 13.3 Policy HWB 1 Intention – to ensure that community. accessible. It is bounded by Callington Road, Tobruk adequate educational provision is facilitated. Road, Alamein Road, Warfelton Crescent and served in part off Plougastel Drive, and includes the Brunel 64 Saltash Neighbourhood Development Plan—Consultation Draft June 2019
Primary and Nursery Academy buildings and sites, the POLICY HWB 3 – FUTURE OF ST BARNABAS HOSPITAL Saltash Health Centre building and site, the Saltash 1. Proposals for the regeneration and enhancement Library site, the Saltash Police Station site, the Saltash 13.6 JUSTIFICATION - The community hospital is of St Barnabas Community Hospital and GP Surgery Leisure Centre, Warfelton Field, Kimberley Stadium, located at an accessible site reasonably well related (see Fig 26) which retain and extend their health and the Tennis Club site and the Guides site. In 2009 the to the town centre, and to main circulation roads social use (such as a a hub for integrated community former Caradon District Council applied to have the linking to surrounding settlements. The NHS care teams)cwill be supported, subject to: Warfelton Open Space established as a Village Green, Transformation Plan (STP) for Cornwall sets a priority i. Retention of the hospital building and a decision on this is awaited. In recent years there on redesigning current community hospital provision have been several threats to this area, including ii. Improvement of the access and parking to provide an enhanced offer of community based supermarket development and housing pressure, arrangements support which reduces reliance on care in which it is important should be resisted. Also, the area iii. The provision of space for social and institutional and pressure on acute hospital settings. has a number of buildings added in an ad-hoc manner community services Alongside this the Minor Injuries Unit in the site was which has impacted on its appearance and functioning. closed in December 2016, and the 9 inpatient beds 2. The following enabling development will be 13.5 Policy HWB 2 Intention – To both protect the closed in February 2017. In summer 2018 several supported: area from inappropriate development and encourage community health teams were based at the hospital, i. Workshop, business and retail space for health its enhancement. some 70 staff in all, and regular clinics continue to be -related activities offered from the site. ii. Residential development including key sector POLICY HWB 2 – PROTECTION AND ENHANCEMENT worker housing OF SALTASH COMMUNITY CAMPUS 13.7 The implications of all this for St Barnabas iii. Extra care housing Development options for the Saltash Community Hospital are under discussion. Given the town’s Campus area, as shown on the Fig 26, will be proposed growth to 2030, it would be inappropriate iv. Fitness facilities supported where they maximise the social and to lose such a valuable local service centre from the cultural benefits that support the health and well- supporting social infrastructure. The community being of the community. hospital and adjoining health centre have considerable potential for rationalisation and Proposals must : regeneration to provide a modern community health 13.9 JUSTIFICATION – Both surgeries in Saltash are i. Be for community uses such as leisure, sports, hub that meets current and future needs and could considered to be physically undersized for their patient health, education, policing, volunteering and enhance cooperation across medical and social lists and the proposed growth to 2030 will add community events, special needs provision etc. services. The Hospital is also an important building demand for 1 new FTE General Practitioner. It is also ii. Complement adjoining uses and provide that contributes strongly to the Suburban Villas possible that the outline NHS Transformation Plan opportunities for joint initiatives; character area (see Policy ENV1). (STP) for Cornwall, which includes proposals for integrated community care teams may add to the iii. Maintain and improve the permeability of 13.8 Policy HWB 3 Intention — The following policy pressure on these premises. Funding for the pedestrian routes through the site; and is intended to encourage and enable the retention improvement of Saltash Health Centre has been iv. Comply with a master plan to be prepared as a and enhancement of the site as a key health facility approved by NHS. The Treledan housing allocation in Project stemming from this NDP to met the current and future community health the DPD requires the development to address health needs of Saltash and its adjoining communities in PROJECT P4 COMMUNITY CAMPUS MASTER PLAN care requirements (with the preference being the Prepare a master plan for the future management and provision of an on-site health facility). development of the campus area. 13.10 Policy HWB 4 Intention – To ensure that necessary new health facilities are supported. 65 Saltash Neighbourhood Development Plan—Consultation Draft June 2019
community facilities should, wherever possible, be POLICY HWB 4 – PROVISION AND EXPANSION OF retained and new ones supported, and that loss will G.P. SURGERIES only be acceptable where the proposal shows there Improvements to existing GP surgeries and other is no need for the facility or service, it is not viable; health care provision will be supported, including the or adequate facilities or services exist or the service provision of physical infrastructure that allows for can be re- provided in accessible locations. the efficient operation of integrated community care teams, where it is demonstrated that 13.13 Policy HWB 5 Intention – to identify the community facilities to which CLP Policy 4 will apply. i. Any expansion would not exacerbate existing access related or traffic circulation problems, or POLICY HWB 5 - PROTECTION OF IMPORTANT that suitable mitigation measures are being COMMUNITY FACILITIES brought forward as part of the proposal; The following assets are identified, in accordance ii. Any new development would be safely with CLP Policy 4, as key community facilities in accessible by pedestrians and cyclists and is well Saltash related to bus routes and/or there is adequate a. Post Office; provision for waiting school buses to park; and b. Library; iii. The development has appropriate vehicular c. Town Council offices; access and does not adversely impact upon d. Churches and Chapels traffic circulation; and e. Police Station Photo 43: St Barnabas Hospital future uses should remain iv. The development would not result in a f. Fire Station related to community health services. significant loss of amenity to local residents or g. Ambulance Station Development proposals which would enable the other adjacent uses. Photo 44 Below : St Barnabas Hospital and adjoining GP rationalisation of ‘blue light’ services to provide surgery. enhanced coverage and improved services will be
13.11 JUSTIFICATION – Saltash has a good and wide range of community facilities, which meet the day to day needs of the community (see CLP Para 1.81 for definition of community facilities). However there is concern about a gradual decline in and centralisation of community facilities, which has resulted in residents having to travel further to access facilities. There is also further concern about the impact that proposed growth will have on the capacity of facilities which are highly valued and
prized by the local community. 13.12 The Cornwall Local Plan Policy 4 says that
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Figure 26: SALTASH COMMUNITY CAMPUS AND ST BARNABAS POLICY AREAS
67 Saltash Neighbourhood Development Plan—Consultation Draft June 2019
14. MEET THE GROWING DEMAND FOR ADDITIONAL SPORT, RECREATION & LEISURE FACILITIES
14.1 ‘Green Infrastructure’ forms an important part of assessments of the needs. ✓ Maximise the opportunity for physical activity the overall spatial strategy set out in the allocations ✓ The assessments should be used to determine through the use of open space, indoor and DPD. The GI Strategy for Saltash provides a proactive what open space, sports and recreational outdoor sports and leisure facilities……. approach to the management and enhancement of the provision is required. (Para 96). network of green assets. By adopting the principle of ✓ Encourage provision for growing local food in multi-function spaces, the aim is to ensure that the ✓ Existing open space, playing fields, sports and private gardens which are large enough to green assets of the Plan area are better used, cheaper recreational buildings and land, should not be accommodate vegetable growing or to deliver, easier and cheaper to maintain, and built on unless: greenhouses or through the provision of maintained to a high standard. allotments; and • The facilities are clearly shown the open space, The DPD Green Infrastructure Strategy for Saltash has buildings or land to be surplus to ✓ Provide flexible community open spaces that four key elements: requirements; can be adapted to the health needs of the a) Public open space community and encourage social interaction • the loss would be replaced by equivalent or b) Green links better provision in terms of quantity and c) Sustainable Urban Drainage Systems (SUDS) quality in a suitable location; d) Biodiversity • the development is for an alternative and 14.4 JUSTIFICATION – Open spaces are a key element better sports and recreational provision (Para 14.2 This section of the Neighbourhood Development of comuniy well being (see Figure 27). The DPD 97). Plan deals with items a) and b), whist items c) and d) records (in Para 13.49) that Saltash has a higher than are dealt with under section 11 above. ✓ Planning policies should protect and enhance average amount of publicly accessible open spaces. 14.3 It is important to note that the elements of public public rights of way and access (Para 98). Many perform a strategic purpose, implying that NPPF open space and green links also relate closely to health Para 97 should apply to them. The Draft Cornwall ✓ Green areas of particular importance to local and well-being policies set out in the preceding section Sports Pitch Strategy indicates a latent demand for communities can be designated to rule out new of the NDP. sports pitches of 0.88ha. The proposed strategic development other than in very special housing area at Treledan will be too far from existing circumstances (Para 99—101). Summary of relevant NPPF and Cornwall Local Plan open spaces to benefit from them, and therefore new Policy CLP - open space and recreation sites covering Broadmoor woods and playing fields fronting Stoketon Cross Road NPPF – 2018 ✓ All new development will be expected to achieve Public open space on-site, in proportion to the will be provided as part of that development. ✓ Access to high quality open spaces and scale of the development and providing for 14.5 Policy LEI 1 Intention – For the avoidance of opportunities for sport and recreation make an different types of open space based on local doubt, this policy identifies the Key Strategic Open important contribution to the health and well- need (Policy 13). spaces that it is considered should be protected under being of communities (Para 96). ✓ Development should: NPPF Para 97. The new Treledan area will include ✓ Policies should be based on robust and up-to-date green spaces and leisure facilities that will also be covered by policy LEI1 68 Saltash Neighbourhood Development Plan—Consultation Draft June 2019
significance, recreational value (including as a FIGURE 27: THE VALUE OF OPEN SPACE POLICY LEI 1 – KEY STRATEGIC OPEN SPACES playing field), tranquillity or richness of its The following key strategic open spaces (See Figure The presence of open space close to residents has wildlife; 28) are protected from loss except where it is been shown to increase the level of satisfaction with c) is local in character and is not an extensive demonstrated that the site is surplus to requirements; the local area, and improve physical health and well- tract of land. or equivalent or better facilities will be provided; or being from exercise and relaxation. Parks & open the development is for alternative sports and 14.7 Policy LEI2 – Intention. To ensure that the space performs a considerable range of other vital recreational provision, the needs for which clearly green spaces of saltash are identified so that they functions for the community such as the following: - outweigh the loss: can be protected by Policy LEI3 • Habitat for wildlife and movement corridors for i. Jubilee Green POLICY LEI2 LOCAL GREEN SPACES animals, important to local nature conservation. ii. Brunel Green The following locations (see Figure 28) are • Flood protection providing areas for rainfall to iii. Warfelton Park designated as Local Green Spaces, : drain away. iv. Saltmill Park i. Elwell Woods • Space for trees, too large for many gardens, which in turn provide shade, climate regulation v. Longstone Park ii. Chapelfield and shelter. vi. Tincombe iii. Victoria Gdns • Air and water purification. vii. Pillmere Drive POS iv. Latchbrook OS North and South • Aesthetic & landscape enhancement and protec- viii.Moorlands Lane POS v. Pillmere OS tion of green vistas. ix. Summerfields POS vi. Allotments • Sense of well-being, improving desirability of an x. Churchtown Farm vii. Land at Trematon and Trehan area and increase in property value. xi. Broadmoor Woods POS (Proposed) viii. St Stephens Cemetery • A venue for social interaction, public art and xii. Broadmoor Playing Fields (Proposed) community events. • An outdoor classroom allowing children to ex- plore and learn about the natural world. • Land for community food growing and enjoying 14.6 JUSTIFICATION – Saltash has many green spaces 14.8 JUSTIFICATION – NPPF (Para 99) says that horticultural achievements. of importance to the amenity of the community of designated Local Green Space can be protected from local neighbourhoods. DPD para 13.45 indicates that new development other than in very special • Protection of areas and structures of heritage Saltash’s green infrastructure should be mufti- circumstances. Local policy for managing development value. functional within a Local Green Space should be consistent with • Carbon sequestration in tackling the causes of policy for Green Belts (Para 101). climate change. 14.7 Many of these spaces fulfil the requirements of the NPPF Para 99 for Local Green Space designation in 14.9 Policy LEI3 – Intention. To ensure that the green that each green space: spaces of Saltash are retained in order to serve a a) Is in reasonably close proximity to the multiplicity of functions. community it serves; POLICY LEI3- CONSERVATION, ENHANCEMENT AND b) Is demonstrably special to a local community CREATION OF LOCAL GREEN SPACES. and holds a particular local significance, for No development will be supported within or adjacent example because of its beauty, historic to the local green spaces listed in Policy LEI2 and 69 Saltash Neighbourhood Development Plan—Consultation Draft June 2019 shown on the local green spaces proposals map if it would impair its beauty, historic significance, POLICY LEI 5 - ALLOTMENTS give such consent if satisfied that adequate provision recreational value (including as a playing field), will be made for allotment holders displaced or that 1. New proposals for allotments will be supported tranquillity or richness of its wildlife . such provision is not necessary or reasonably subject to an appropriate condition incorporating an practicable organisational management plan, operational specification and maintenance plan is agreed. 14.15 This policy seeks to apply a similar approach to non-statutory allotments. It also covers the situation 2. Proposals that result in harm to or loss of 14.10 Justification – there are several small play areas where development is proposed alongside statutory where equipment has been removed or the site closed allotments will be supported if: due to safety, vandalism or maintenance issues. These i. There are vacant plots and evidence of long- PROJECT P5—Green Infrastructure for Growth sites retain the potential to return to a useful term insufficient demand for continued use of This is an EU programme lead by Cornwall Council, recreational and educational purpose when these land as allotments; or involving continuing discussions with the Town Council management issues have been resolved. on greening – up and increasing the bio-diversity of ii. Where clear and significant social, economic urban landscape areas. Sites included are: 14.11 Policy LEI4 Intention – To ensure that he and environmental community benefits could potential of such sites is not lost during the be derived from the proposal; and • Grenfell Estate, intervening period in which management solutions are • Longstone Park, established. iii. Replacement provision is to be made, of at least equivalent quality, located at reasonable • Warfelton POLICY LEI4– DELAPIDATED PLAY SPACES convenience for the existing plot holders; • Saltmill Any Children’s play area where equipment has been iv. The proceeds from the sale of the site is re- Work specifications and budget estimates have been removed due to safety or economic reasons should invested in developing the allotment service. prepared following public consultation. be preserved for future reinstatement or retained Implementation will be from October 2018. as Public Open Space. In the event of the decision 14.14 Under the Allotments Act 1925 a local Saltash Town Council is a partner in this initiative. authority cannot sell, use or otherwise dispose of being taken to abandon the use, tree planting and Further details can be found by following this link: landscaping would be the required alternative use. land which it acquired for use as allotments without first obtaining the consent of the Secretary of State Green Infrastructure for Growth for the Environment. The Secretary of State can only 14.12 JUSTIFICATION – Saltash has limited allotment provision. However, that which does exist is highly valued by the community. There is growing interest in allotments as a means of growing healthy organic food, and aa a means of obtaining leisure opportunities. However, allotment sites are often flat and in locations that are attractive for development. 14.13 Policy LEI 5 Intention – To ensure that new
opportunities for allotments are created and operated effectively in a way that does not cause Photo 45: Saltash Leisure Centre, central to the Warfelton Community Campus, clustered environmental problems., and for existing with library, elderly accommodation, SHADO centre, School and GP Surgery. allotments to be conserved . 70 Saltash Neighbourhood Development Plan—Consultation Draft June 2019
FIGURE 28: KEY STRATEGIC & LOCAL GREEN SPACES
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15. IMPROVED AND SUSTAINABLE CONNECTIVITY
15.1 Improving the connectivity of Saltash’s The Allocations DPD includes a Transport Strategy for particularly at Carkeel, which also serves the neighbourhoods is fundamental to the vision for the Saltash which is drawn on and amplified in this nearby retail and employments areas and the Neighbourhood Plan, and requires steps which will Neighbourhood Plan’s Sustainable Connectivity planned new neighbourhood at Broadmoor, bring environmental, social, and economic benefits. Strategy. and at Burraton Cross. These steps are:- • The severance of the new neighbourhood from 15.3 Key issues to be addressed include: the existing town by the A38 and physical 1. Environmental • The relationship between Saltash and distance, which is likely to encourage reliance 1. Improving air quality Plymouth, with over 9000 daily commuter on trips by car, and encourage people to access 2. Reducing carbon dioxide emissions trips, mostly originating from Saltash (43% of general shopping/services at locations other 3. Providing corridors for wildlife alongside footpaths the working population work in Plymouth), has than the town centre. and cycleways a significant impact on circulation and • The expectation that the route from the accessibility within the town. Latchbrook A38 junction along North Road to 2. Social • Capacity improvements that are required to connect with bottom of Fore Street/Tamar 1. Encouraging active travel that enhances the health the Bridge and associated road network, of the population 2. Improving access to health facilities FIGURE 29: TRAVEL HIERARCHY - SUSTAINABLE TRANSPORT AND CONNECTIVITY 3. Ensuring access for emergency vehicles 4. Improving access to community facilities and the Consider First Pedestrian waterfront, improving quality of life and social cohesion Cyclist 5. Improving access for wheelchairs and buggies, Public transport users improving quality of life for people with mobility difficulties and for young families
Specialist Service Vehicles (Emergency Services, Waste etc.)
3. Economic 1. Facilitating access to the town centre, so helping Other motor traffic local businesses Include: 2. Reducing congestion on the roads and facilitating ✓ Direct networks for walking, cycling and public transport to links which lead to the key services, access to the industrial estates facilities, workplaces and leisure opportunities in and beyond the town; ✓ Street and pedestrian/cycling routes that are attractive and well lit, via busy frontages providing 15.2 To achieve this objective, we need to improve natural surveillance and good visibility; our connectivity to key services, facilities, workplaces ✓ Any necessary supporting facilities; and leisure opportunities in and beyond the town, ✓ Using walking and cycling routes as wildlife corridors. following a travel hierarchy that emphasises the more sustainable methods of movement (see Fig 29). 72 Saltash Neighbourhood Development Plan—Consultation Draft June 2019
Bridge will become more frequented following and within larger scale sites, to minimise the ✓ encourage vibrant, accessible and safe town the development at Broadmoor. number and length of journeys needed for environments; • The impact that road capacity improvements employment, shopping, leisure, education and ✓ provide strong links between communities. may have on the quality and distinctiveness of other activities; the public realm. ✓ provide for high quality walking and cycling • Improving the connectedness of the town networks and supporting facilities such as cycle centre and the Waterside, with the Town Centre parking (Para 103); car parks, bus routes, Cornish Cross and Railway 15.6 Justification - The A38 trunk road and physical station. ✓ ensure an adequate provision of spaces for distance effectively sever the new neighbourhood at • The need for transition spaces between the charging plug-in and other ultra-low emission Broadmoor from the main body of the town and the higher speed context of the highway and the vehicles. (Para 105); town centre. Many of the routes to the town centre are unattractive and difficult to use. It is considered lower speed more complex environment of the ✓ give priority first to pedestrian and cycle town. that these factors are is likely to encourage reliance on movements and second to facilitating access to journeys by car, and encourage people to access • Encouraging ‘modal transfer’ from cars to buses high quality public transport; and rail (67% of travel to work journeys are by general shopping/services at locations other than the car, only 1% by rail). ✓ address the needs of people with disabilities and town centre. The Vision for Saltash relies, in spatial reduced mobility in relation to all modes of terms, on the efficient use of the routes that link the 15.4 The Allocations DPD Transport Strategy deals with transport; community together. many of these issues, whilst the Neighbourhood Plan 15.7 Policy CON1 Intention – The route from Carkeel covers others or adds detail to the DPD strategy. ✓ create places that are safe, secure and attractive– via Callington Road to Fore Street is the main link Together these are summarised as the Saltash which minimise the scope for conflicts between which connects the ‘top’ of Saltash, all the way to the Sustainable Connectivity Strategy as illustrated in pedestrians, cyclists and vehicles, avoid Waterfront area. It also connects with all the other Figure 30. unnecessary street clutter, and respond to local character and design standards; parts of the town. Enhancing this route with quality 15.5 Although not required for Cornwall’s growth up urban design, substantial tree planting and to 2030, Cornwall Council has indicated that it will ✓ allow for the efficient delivery of goods, and landscaping, improved surface treatments and work with Plymouth City Council to examine access by service and emergency vehicles; and rationalised signage to create a ‘backbone street’, opportunities for a western corridor Park and Ride ✓ be designed to enable charging of plug-in and forming one clear and cohesive route will help draw facility to serve both the communities of Cornwall and other ultra-low emission vehicles in safe, the community together, create a clear hierarchy Plymouth. accessible and convenient locations. between town and neighbourhood centres and interlink the outlying parts of the town more firmly. It Summary of relevant NPPF and Cornwall Local Plan CLP supports a clear inter-relationship of local Policy ✓ All developments should provide safe and neighbourhoods, and ensures that Broadmoor and NPPF 2018 suitable access and not cause significantly Carkeel look to the town (and vice versa) rather than being suburbs of Plymouth. This can also serve Transport issues should be considered from the earliest adverse impacts on the road network (Policy 27) multiple forms of transport, allow for connections stages of plan-making and development proposals Connecting Cornwall: 2030 between them making sustainable travel easier, and (Para 102) ✓ support economic prosperity potentially ‘capture’ passing traffic to improve town Planning policies should ✓ move towards more sustainable travel, with less centre vitality and viability. reliance on the private car; ✓ support an appropriate mix of uses across an area,
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FIGURE 30: SALTASH SUSTAINABLE CONNECTIVITY STRATEGY Policy Refer- Notes NPD Scheme DPD Scheme ence
Connecting Saltash– Capacity Improvements, Traffic Management and Environmental Improvements The Green Boulevard CON1 North Road/ New Road Distributor route improve- CON2 ment Burraton Cross Transition Zone and Hub B3271/New Road junction DPD 13.39 Proposed upgrading CON4
Carkeel Roundabout Phase 1 and DPD 13.38 Completed overbridge Carkeel Roundabout Phase 2 (larger DPD 13.38 Completed junction, signalisation) A38/B3271 Liskeard Road on slip DPD 13.39 (widening) Stoketon Cross Roundabout scheme DPD 13.40 To provide access to new employment land at Stoketon Cross
Rood’s Corner junction roundabout scheme, Carkeel A388 traffic calming DPD 13.40
Town wide cycle and pedestrian network Town wide cycle and pedestrian net- Enhanced pedestrian and cycle network to include designated work cycle lanes and improved crossing points linking residential areas with key destinations. First priority is the ‘Green Boule- vard’ route. Improving Safety - Town Centre Improvements Victoria Gateway Transition Zone CON3 Simons Corner Transition Zone CON3 Modal Shift– Sustainable Transport Station frontage and access improvements Station frontage and access improve- CON5 Improved access and legibility of walking and cycling routes to ments ENV5 the stations; additional cycle storage; Rail Service Improvements Half-hourly mainline rail service between Penzance and Exeter. Bus services and infrastructure/RTPI Sustainable transport in New Development CON 8 74 Saltash Neighbourhood Development Plan—Consultation Draft June 2019
POLICY CON1 – THE GREEN BOULEVARD A phased scheme to develop and implement a ‘Saltash Green Boulevard’ is proposed (See Figure 31). Development alongside or gaining access via the Green Boulevard route will be supported where its design takes into account and contributes to the implementation of this proposal. Developer contributions to the Green Boulevard will be encouraged.
PROJECT P6: THE GREEN BOULEVARD Photo 46 Above : Callington Road Design, implement and maintain the green boulevard.
15.8 Justification – Following assessment it is expected that the route from the Latchbrook A38 junction along North Road to connect with bottom of Fore Street/ Tamar Bridge will become more frequented following the development at Treledan, partly as a means of avoiding potential congestion at Carkeel. It is possible that this will have impacts on new development along FIGURE 31: THE GREEN BOULEVARD these routes, and create possible congestion issues.
15.9 Policy CON2 Intention – To prepare for increased traffic from Burraton Cross and also to serve communities located off North Road.
POLICY CON2 – NORTH ROAD/ NEW ROAD DISTRIBUTOR Developments gaining access via North Road will be expected to show, in an accompanying Design and Access Statement, how the potential increased traffic resulting from the development of the Treledan Neighbourhood and potential congestion at Carkeel has been taken into account and has influenced the design.
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reduce traffic speeds ii. rationalised signage 15.10 Justification- Fore Street suffers from poor iii. enhanced hard and soft landscaping connectivity and a lack of suitable gateways to iv. space for buses to stop safely announce arrival at the Town Centre. At the top of The use of speed bumps should be avoided. the hill to the west, the potentially attractive small park, Victoria Gardens, is isolated from Fore Street by All new development within the town will be highway measures. This potentially important space expected to contribute towards the these is dominated by an oversized mini-roundabout, with improvements. pedestrian connections left to narrow sidelines. Similarly, at the foot of Fore Street the junction with North Road, “Simon’s Corner”, presents a large, Photo 47 Above: Simons Corner candidate transition zone sweeping car-dominated space which interrupts the from national road network to local Fore Street. continuity with Lower Fore Street. The loss of a Photos 48 & 49 Below: Busy mini-roundabout junction. A suitable landmark space to terminate Fore Street is a legacy of the widening of the street in the transition zone wi bring Victoria gardens in to the town 1970s. Currently there can be issues when too many centre. larger vehicles/buses arrive at the same time.
15.11 Policy CON3 Intention - Clear and distinctive transition points to provide motorists with an explicit gateway from the higher speed context of the highway to the lower-speed, more complex environment of the town are of great importance. Changes in the landscaping, highway treatment and FIGURE 32: TRANSITION ZONE 1 built form can: • provide an appropriate change of scale and speed context • signify arrival in the town centre FIGURE 33: TRANSITION ZONE 2 • de-clutter signage to avoid confusion and distraction • improve pedestrian safety
POLICY CON3—TOWN CENTRE TRANSITION ZONES Gateway Transition Zones at either end of Fore Street are proposed, (See Figures 32 and 33) which should include: i. visual and surface treatment measures to
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15.12 Justification– The Callington Road / Liskeard Road / New Road crossing is a key intersection in the street network of Saltash. It suffers significant congestion during peak hours, when the traffic signals generate long delays for inbound and outbound traffic. Unlike most crossroads, it does not generate much economic activity, apart from a somewhat isolated convenience store. Old photographs illustrate a more intimate and active space. Today the very wide dimensions sterilise the space and make crossing the roads uncomfortable and unattractive. The Saltash Transport Strategy proposes to upgrade the junction before 2030. If these issues were resolved the location could become a more useful neighbourhood space and a stopping off point for pedestrians and cyclists travelling between the more distant neighbourhoods and the town centre, thus encouraging more sustainable neighbourhoods and travel methods.
15.13 Policy CON4 Intention - The intention of this policy is to take into account all types of road user in a way that allows them to all use the junction safely simultaneously and traffic should be allowed to move slowly but freely. The principles of ‘shared space’ are FIGURE 34: BURRATON CROSS HUB considered a useful approach for this intersection, as
POLICY CON4 – BURRATON CROSS HUB Proposals for the improvement of Burraton Cross junction (See Figure 34) and development in the im- mediate area will be supported which include: i. Improved surfaces ii. Wider footpaths and cycle lane provision iii. On street parking, cycle parking iv. Tree planting v. Public seating areas vi. Small scale A1 (Shopping), A3 (Cafes) and A4 (Drinking establishments). Photo 50 - 52: Burraton Cross, an opportunity to re-create the neighbourhood centre.
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Proposals for the railway station building may assist of the Callington Road through the area as a quiet, proposals to enhance the Waterside by providing an pedestrian-friendly, low-speed street., and help intermediate stopping point between the Waterfront improve air quality. 15.14 JUSTIFICATION - The Saltash Station Building is and Town Centre as well as encouraging more visits 15.19 Policy CON6 Intention – In association with currently in a semi-derelict state which detracts from by rail. the setting of the Royal Albert Bridge (a Grade 1 traffic calming measures, environmental enhancement Listed Building), substantially harms the impression 15.17 Policy CON5 Intention – To enhance access to will ensure that the character of this part of Saltash will given to thousands of tourist and business visitors and the appearance of the station. support the return of the area to being a sustainable arriving/departing from Cornwall via this gateway, POLICY CON5 – SALTASH STATION neighbourhood. and may deter local rail users. The retention, Regeneration proposals for Saltash Station building POLICY CON 6 – CARKEEL TRAFFIC CALMING AND preservation and re-use of the building could bring will be supported if they incorporate measures to ENVIRONMENTAL ENHANCEMENT substantial environmental and economic benefits. support the delivery of an enhanced public realm Proposals for the improvement of the A388 at Carkeel around the station aimed at reducing conflicts and 15.15 Only 1% of journeys to work from Saltash are and development in the immediate area will be promoting sense of place for arriving/departing by rail and significant potential exists to attract more supported which include: users by improving the access and attractive of the passengers. These may include: a. Improved surfaces; station. i. improved comfort and convenience of b. Wider footpaths and cycle lane provision; pedestrian access, including improved access 15.16 In the Community Survey held during summer for mobility impaired users through improved c. On street parking; 2016, some 96.8% of people supported the idea of surfaces, level transitions and handrails; d. cycle parking. providing passenger facilities such as a cafe, toilets, waiting room and ticket sales at Saltash Station, ii. quality signage; Within the core of the village, as shown on the proposals map, hard and soft landscaping and public making use of the current station building. Around iii. tree planting; seating areas may be provided to create a pleasant 89% of respondents said they would be more likely iv. cycle parking; and accessible pedestrian environment. to use the railway if such facilities were available. v. public seating; vi. trolley friendly surfaces; vii. disabled parking; viii. drop-off; 15.20 JUSTIFICATION. Social interaction, health, well- ix. a taxi rank ; being and employability and business activity are now x. cycle and car electric charging points all increasingly dependent on the internet to access information, services and support. Absence of such access can lead to significant isolation socio-economic disadvantage and reduced business investment. It is the view of the Saltash Neighbourhood Plan that such a fundamental requirement is a planning issue that 15.18 JUSTIFICATION - To support a diversion of should be addressed in the Plan. traffic and make pedestrian and cycling trips more 15.21 Policy CON7 Intention – This Policy aims to attractive along the A388, calming measures are ensure that new developments have the capability to Photo 53: Saltash Railway Station Building. Timely revival proposed in the Saltash Transport Strategy to drive connect to the internet with the best available speed will match service improvements introduced in Spring 2019. down speed. This should support the reconfiguration and with realistic future proof upgrade capability, 78 Saltash Neighbourhood Development Plan—Consultation Draft June 2019 subject to NPPF Para 34 and NPPG on viability and POLICY CON8 - SUSTAINABLE TRANSPORT 3. Street and pedestrian/cycling routes that are deliverability. This will help to ensure that all current MEASURES IN NEW DEVELOPMENT attractive, well lit, via busy frontages providing and future members of the community of Saltash are natural surveillance and good visibility; not digitally disadvantaged and that inward 15.21 JUSTIFICATION: It is important to ensure that 4. Retention and enhancement of existing investment is is not restricted by any local inadequacy new developments make a consistent and reasonable footpath/cycle routes which cross a site; in digital communications. contribution to meeting the transport and connectivity needs of neighbourhoods in the most sustainable 5. Provision of space for cycle storage in new POLICY CON7—BROADBAND manner. The aim is to increase overall mobility and dwellings and workplaces; interconnections between neighbourhoods and the 1. New developments should demonstrate how they 6. Low emission vehicle charging points; Town Centre whilst reducing levels of car dependency will contribute to, and be compatible with, existing 7. Provision of electric bikes with each and improving opportunities to improve health and local fibre or internet connectivity. This could be property; well-being. through a ‘Connectivity Statement’ provided with 8. Street layout which should favour 15.22 Policy CON8 Intention - This policy seeks to relevant planning applications. Such statements could interconnected street and avoid the use of culs-de- contribute to the means by which the DPD Transport consider such aspects as: - sac; i. The intended land use and the anticipated Strategy will be implemented in a way that will help to 9. Incorporation of the cycle routes proposed connectivity requirements of the development; integrate new and existing neighbourhoods into the town. under Policy CON10; ii. Existing or proposed data networks and their B. Provision of a positive public transport (bus rail anticipated speed (fixed copper, 3G, 4G, fibre POLICY CON8: SUSTAINABLE TRANSPORT MEASURES and ferry) environment including: etc.); IN NEW DEVELOPMENT i. Liaison on bus routes and placement of bus stops iii. Realistic assessments of connection potential or New developments that incorporate measures to at design stage; contribution to any such networks. meet the sustainable transport and connectivity 2. Suitable ducting that can accept fibre should be needs of the local community and businesses will be ii. Pedestrian access to stops as direct as possible, provided either to: - supported. These may include: with no dwellings further than 5 minutes’ walk away from a bus stop; i. the nearest access point to existing internet A. Provision of a positive walking/cycling providers; or environment including: iii. Real-time information at stops; ii. a local access network; or 1. street design which incorporates a user iv. On main streets, the inclusion of bus friendly traffic calming measures, bus laybys and iii. another location that can be justified through hierarchy in the order: shelters suitable for midi-bus operation and the connectivity statement. i. pedestrian which are fully accessible; 3. Infrastructure supporting major development ii. cyclists should provide ducting that is available for v. Where appropriate, an initial subsidy to cover iii. public transport community owned local access network or fibre optic risks to operators of providing or diverting a cable deployment. iv. services vehicles service or to cover ticketing incentive schemes. v. other forms of transport; In addition to this and in line with current practice, developers of larger schemes will also be expected to 2. Direct networks for walking, cycling and produce comprehensive travel plans as part of their public transport to links which lead to the key planning application. These will identify the specific, services, workplaces, facilities and leisure detailed, on site improvements that may also be opportunities in the town; required as a result of more detailed transport 79 Saltash Neighbourhood Development Plan—Consultation Draft June 2019
POLICY CON9 - PROTECTION OF FOOTPATHS, 15.25 Justification– Whilst pedestrian and cycle links Route 9 – Trelawney Road via Vincent Wayy/Coombe BRIDLEWAYS AND CYCLE PATHS. are important throughout Saltash, linking residential Park to Town Centre area to key destinations, such as schools, the town 2. The provision of additional cycle parking and charg- 15.22 Justification– In view of the important centre, local facilities, workplaces and transport hubs contribution that footpaths, bridleways and cycle ing points will be supported at public transport nodes is particularly important. A well designed pedestrian and at community, education and social facilities. paths can make to sustainable connectivity, the and cycle network could achieve this whilst helping Development proposals which seek to remove cycle reduction in greenhouse gas emissions, and to to reduce vehicle journeys and improve health. healthy activity and leisure, it is essential that they parking will only be supported where either: are retained and not made less convenient or 15.26 A high-level network plan has been drawn up i. adequate replacements are provided; or, by Cornwall Council with an allocation of comfortable for users. Such routes are only useful if ii. it is demonstrated that the existing provision is approximately £1m to implement in a phased they are perceived to be safe, reasonably pleasant surplus to requirements. and take a reasonably direct route from where people programme for an enhanced pedestrian and cycle start from (usually their home) to where people want network to include designated on and off- carriageway cycle lanes and improved crossing to be. Such routes may also be wildlife corridors PROJECT P7—TOWN WIDE CYCLE AND PEDESTRIAN points, appropriate signing and cycle parking. through fields and built up areas. NETWORK 15.23 They may also be important links in the 15.27 Policy CON10 Intention – to identify and A high-level network plan has been drawn up by Corn- proposed improvements to such routes as given in protect the principal routes for the enhanced wall Council with an allocation of approximately £1m CON10 below. pedestrian and cycle network, and associated to implement in a phased programme for an enhanced facilities. pedestrian and cycle network to include designated on 15.24 Policy CON9 Intention – to ensure that development proposals do not impinge unacceptably and off-carriageway cycle lanes and improved crossing on effectiveness of existing routes. points, appropriate signing and cycle parking. Saltash Town Council supports the initiative and will 1. Development proposals for the improvement of work closely with Cornwall Council to help bring it POLICY CON9 PROTECTION OF FOOTPATHS, pedestrian and cycle access which better connect the about. BRIDLEWAYS AND CYCLE PATHS. locations and routes identified below, either by im- Development proposals which result in the closure or proving existing links or creating new ones, will be diversion of public footpaths, bridleways and cycle supported on the following routes (as shown on Fig- paths should protect the existing rights of way ure 30): network and its ambiance. Where they are routed or Route 1 – Town Centre cycle enhancement realigned through new development, they should be Route 2 – Town Centre to Carkeel Green Boulevard designed as part of landscaped wildlife corridors Route 3 – North Road/New Road Distributor rather than being routed along estate road pavements as part of the highway network and Route 4 – Circular Route (E & N) Waterfront via Salt- should be accessible to all, including wheelchair users. mill to Carkeel Route 5 – Pillmere and South Pill to Town Centre Route 6 – Circular Route (S & W) Broadmoor via Latchbrook to Waterfront Route 7 – Latchbrook and Burraton to Town Centre Route 8 – St Stephens Network Photo 54: Safety Helmets should always be worn!. 80 Saltash Neighbourhood Development Plan—Consultation Draft June 2019
FIGURE 35: CYCLE AND FOOTPATH LINKS
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16. DELIVERY PLAN
• Ongoing - throughout the lifetime of the Plan 2. The use of Community Infrastructure Levy an annual monitoring report will be produced receipts by Cornwall Council (the ‘Strategic to indicate progress with the plans intentions. Share’) that are directed to the to the Saltash 16.1 Justification—In order for the vision, objectives Neighbourhood Development Plan area should 16.4 Policy DP1 Intention – To ensure that Saltash and policies of this Plan to be delivered, a range of provide funding for the strategic open space achieves its vision, that the needs of existing and organisations and groups will need to work in close requirements set out in policy LE1, and the new population are met, that any adverse impacts of collaboration, bringing together funding from many projects set out in table 2 below, recognising growth and climate change are mitigated against, sources, in particular from planning obligations the Town Council/community prioritisation of and that existing infrastructure is maintained at (Including Section 106 agreements, Community them. Infrastructure Levy, and Highways agreements). The suitable levels to accommodate both the existing Delivery Plan sets out the mechanism for this to and additional populations. The Plan’s policies, happen during the lifetime of this Neighbourhood proposals and projects should be the main recipients 16.5 Table 1 sets out timescales for each Policy and Plan. of planning gain monies (such as S106 agreements, Proposal. A suggested process for the delivery of CIL, and any other such schemes) in the area. The Projects is set out in Table 2, which will involve 16.2 Delivery Plan Table 1 sets out the policies and lists below set out the main priority areas for such community groups in decisions about the scope, proposals of this NDP, identifying the tasks necessary spending. In areas with approved Neighbourhood priority and timing of the projects. While the projects to ensure that the plans intentions are delivered, and Plans, the Government has decided that a minimum do not form part of the policies of the Plan, they play identifying the key organisations involved in that of 25% of CIL money should be spent in the local an important and significant part in its delivery. The delivery. It forms the basis for partnership working. area. If CIL financing becomes available a plan to use recommendations should guide Cornwall Council, Delivery Plan Table 2 sets out the same for the the 25% retained locally is necessary to ensure that developers, and other relevant agencies in how the Projects included in this Plan. the funding is used effectively. community wants development to be shaped in the 16.3 The timescales set out in Table 1 and Table 2 are Saltash area. However, the recommendations should defined as follows: POLICY DP1 – MAKING IT HAPPEN - COMMUNITY inform Cornwall Council policy - in particular on the PRIORITIES spending of Section 106 and Community • Immediate - upon approval of the Neighbourhood Plan 1. Community Infrastructure Levy receipts by Infrastructure Levy funds to meet the local the Saltash Town Council (the community’s priorities. Table 2 should also guide the • Short - within one year of the approval of the ‘Neighbourhood Portion’) will be directed Town Council in its allocation of resources Plan towards support for the Projects set out in • Medium - between one and five years of the Table 2. Plan being approved • Long - between five years of the Plan being approved and the end period of the Plan
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Community Infrastructure Levy How does it Work? The Community Infrastructure Levy (CIL) allows local Parishes will receive 15% of the CIL income raised authorities to raise funds from new building projects from development within it’s area (the undertaken in their area, and is governed by the CIL Neighbourhood Portion), and this will increase to Regulations 2010 (as amended). CIL is charged as a 25% for parishes with an adopted Neighbourhood fixed rate per square metre of new floor space created, Development Plan. The remaining amount (the and the money raised can be used to help fund a wide Strategic Share) will be retained by Cornwall Council range of infrastructure that is needed to support and distributed to strategic investments. development. Saltash is within CIL Charging zone 4, but only a small A development is liable for CIL if it: part is in the ’designated rural area’ so new developments of 1-10 dwellings will be liable to pay • creates a new dwelling of any size; or £100 per sqm, and developments of 11 or more • creates over 100sqm of gross internal floorspace dwellings will be liable to pay £35 per sqm. Out of (new build, and before making deductions for town retailing with a floorspace greater than 280SqM existing floorspace that is to be demolished); and and out of town restaurants greater than 100 SqM pay £100 per SqM. • involves new buildings or floorspace into which people normally go. However, affordable housing and self-build developments are able to claim exemption from The CIL Charging Schedule sets out the rates that will liability to pay a CIL charge. Rural Exception Sites are be charged on new development in Cornwall, and also also exempt from CIL. details the types of development that will not be charged and those that can apply for exemption from CIL came into effect in Cornwall on 1 January 2019. paying CIL. The CIL Discretionary Relief Policy sets out additional relief available in Cornwall.
What can CIL be used on? Photo 55: Improvements to surface treatments could be part of Project P1, enhancing the leisure potential of this • Community Infrastructure Levy can be used to important area. fund: • Local speed management and safety projects • Community buildings & social facilities
• Economic regeneration • Local flood risk management
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DELIVERY PLAN TABLE 1: POLICIES & PROPOSALS Reference Actions/Tasks Timescale By Whom? POLICY NP1 SALTASH SETTLEMENT Use Settlement Boundary to determine which policies apply in to Immediate All users of the Neighbourhood BOUNDARY development proposals. Development Plan
POLICY EM1 – ACCESS TO STOKETON Use in conjunction with DPD Policy SLT-E1 when considering planning Immediate CC Development Management, CC CROSS EMPLOYMENT ALLOCATION. applications to ensure that the site is developed as sustainably as and ongoing Planning Committees, STC Planning possible and provides job opportunities for the existing community in Committee Saltash. POLICY EM2 - REDEVELOPMENT AND A) Promote redevelopment and enhancement of existing employment Immediate A) CC Economic Dev team, ENHANCEMENT OF EXISTING sites. and ongoing landowners, STC. EMPLOYMENT SITES. B) Refer to policy to guide proposals for redevelopment and B) CC Development Management, enhancement of existing employment sites. CC Planning Committees, STC Planning Committee
POLICY EM3 – PARKING, STORAGE AND Refer to policy and apply when considering proposals for new Immediate CC Development Management, CC MOVEMENT ON AND AROUND employment development. and ongoing Planning Committees, STC Planning EMPLOYMENT SITES Committee POLICY EM4 – HOME BASED Refer to policy and apply when considering planning applications for Immediate CC Development Management, CC ENTERPRISE home based enterprises (where PP is required). and ongoing Planning Committees, STC Planning Committee
POLICY EM5 – TELECOMMUNICATIONS Refer to policy to guide proposals for new and redeveloped and Immediate CC Development Management, CC ON EMPLOYMENT SITES enhancement of existing employment sites. and ongoing Planning Committees, STC Planning Committee
POLICY TC1 – DEVELOPMENT AT A) Take policy into account when designing new schemes in the Immediate A) Landowners, Developers, CARKEEL policy area. and ongoing Agents, Architects B) Take policy into account when considering planning applications in B) CC Development Management, the policy area. CC Planning Committees, STC Planning Committee
POLICY TC2 – MAINTAINING THE TOWN Refer to and apply policy alongside CLP Policy 4.3 when considering Immediate CC Development Management, CC CENTRE AS A RETAIL AND SOCIAL planning applications and ongoing Planning Committees, STC Planning DESTINATION Committee
POLICY TC3 – NEW USES FOR UPPER Refer to and apply policy when considering planning applications relating Immediate CC Development Management, CC FLOORS IN THE TOWN CENTRE to upper floors in Saltash Town Centre and ongoing Planning Committees, STC Planning Committee
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TABLE 1: POLICIES & PROPOSALS Reference Actions/Tasks Timescale By Whom? POLICY TC4 – RETENTION OF SMALL- Refer to and apply policy when considering planning applications for non Immediate and CC Development Management, SCALE EMPLOYMENT IN THE TOWN retail and employment uses in the Town Centre Area ongoing CC Planning Committees, STC CENTRE Planning Committee POLICY SN1 – PROVISION OF Use in conjunction with DPD Policy SLT-UE1. when considering planning Immediate and CC Development Management, BROADMOOR URBAN EXTENSION applications to ensure that the site is developed as sustainably as possible ongoing CC Planning Committees, STC NEIGHBOURHOOD CENTRE but does not adversely impact on the Town Centre. Planning Committee
POLICY SN2 – NEIGHBOURHOOD SHOPS Refer to and apply policy when considering proposals for new or refurbished Immediate and CC Development Management, AND FACILITIES neighbourhood shops and facilities ongoing CC Planning Committees, STC Planning Committee POLICY WF1 – MAKING THE MOST OF A) Take policy into account in detailed design of Waterfront proposals Medium/Long A) Saltash Coastal Community SALTASH WATERFRONT B) Take policy into account as evidence of local support when applying Team for investment funds and grants B) Saltash Coastal Community Team, Funding agencies C) Refer to and apply policy when considering planning applications for C) CC Development waterfront improvements are considered. Management, CC Planning Committees, STC Planning Committee POLICY H1 - ENSURING HOUSING Take policy into account and apply if housing delivery trajectory indicates a Medium/Long CC Planning Policy team, APPORTIONMENT TARGET UP TO 2030 shortfall and there is a need top release additional land for housing. Development Management, CC IS ACHIEVED Planning Committees, STC Planning Committee POLICY H2 - ENSURING A CHOICE OF A) Take into account when designing new housing development Immediate and CC Development Management, HOUSING B) Refer to and apply policy when considering planning applications for ongoing CC Planning Committees, STC new housing Planning Committee
POLICY H3 – CONVERSIONS OF LARGE Refer to and apply policy when considering proposals for the change of use Immediate and CC Development Management, HOUSES INTO MULTIPLE OCCUPATION of dwelling houses in Class 3 to self-contained flats or into a sui generis ongoing CC Planning Committees, STC IN THE SUBURBAN VILLA CHARACTER House in Multiple Occupation use (more than six people sharing) Planning Committee AREA OF SALTASH POLICY H4 – MAKING BETTER USE OF Refer to and apply policy when considering proposals for redevelopment Immediate and Developers, landowners, LAND within or on the edge of the town centre boundary, or the regeneration of ongoing architects, CC Development outworn residential estates. Management, CC Planning Committees, STC Planning Committee
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TABLE 1: POLICIES & PROPOSALS Reference Actions/Tasks Timescale By Whom? POLICY H5 – MAKING BETTER USE OF Refer to and apply policy when considering proposals for new residential Immediate and Developers, landowners, LAND - SUBURBAN VILLAS CHARACTER development within the Suburban Villas Character Area: Port View Estate ongoing architects, CC Development AREA: PORT VIEW ESTATE Management, CC Planning Committees, STC Planning Committee POLICY H6 – EXTENSIONS TO EXISTING Refer to and apply policy when considering proposals for residential Immediate and Developers, landowners, DWELLINGS extensions, where planning permission is required. ongoing architects, CC Development Management, CC Planning Committees, STC Planning Committee POLICY ENV1 – DESIGN AND LOCAL Refer to and apply policy when considering proposals for development Immediate and Developers, landowners, DISTINCTIVENESS WITHIN THE DEFINED within the defined character areas. ongoing architects, CC Development CHARACTER AREAS Management, CC Planning Committees, STC Planning Committee POLICY ENV2 – DESIGN AND LOCAL A) Refer to and apply policy when considering proposals for Immediate and A) Developers, landowners, DISTINCTIVENESS OUTSIDE THE development outside the historic core, ongoing architects, CC Development HISTORIC CORE B) Develop ‘Pattern Books’ for larger scale developments Management, CC Planning Committees, STC Planning Committee B) Developers, and designers of larger schemes. POLICY ENV3 - GENERAL DESIGN Refer to and apply policy when considering proposals for development Immediate and Developers, landowners, PRINCIPLES throughout Saltash ongoing architects, CC Development Management, CC Planning Committees, STC Planning Committee POLICY ENV4 - LOCAL LISTING OF NON- Refer to and apply policy ENV4 and CLP Policy 24 to proposals affecting the Immediate and CC Development Management, DESIGNATED HERITAGE ASSETS IN THE identified unlisted heritage assets. ongoing CC Planning Committees, STC TOWN CENTRE AND CONSERVATION Planning Committee AREAS POLICY ENV5 - REUSE OF SALTASH A) Refer to and apply policy when developing proposals for reuse of Immediate and A) Saltash Town Council STATION BUILDING Saltash Railway Station ongoing B) CC Development B) Refer to and apply policy when considering planning applications for Management, CC Planning the Station Committees, STC Planning C) Refer to and apply policy when designing public realm in vicinity. Committee
86 Saltash Neighbourhood Development Plan—Consultation Draft June 2019 C) CC Transport team
TABLE 1: POLICIES & PROPOSALS Reference Actions/Tasks Timescale By Whom? POLICY ENV6 - DEVELOPMENT IN Refer to and apply policy when considering proposals for new development in Immediate and Developers, landowners, CONSERVATION AREAS Conservation Areas ongoing architects, CC Development Management, CC Planning Committees, STC Planning Committee POLICY ENV7: DEVELOPMENT Refer to and apply policy when considering proposals for new development in Immediate and Developers, landowners, WITHIN THE SETTING OF Conservation Areas ongoing architects, CC Development CONSERVATION AREAS Management, CC Planning Committees, STC Planning Committee POLICY ENV 8: IMPACT ON VIEWS Refer to and apply policy when considering proposals for new development that Immediate and Developers, landowners, AND VISTAS. rise significantly above the average roof height of surrounding development or ongoing architects, CC Development develop previously undeveloped areas on the settlement edges Management, CC Planning Committees, STC Planning Committee POLICY GRN1 - BIODIVERSITY Refer to and apply policy when considering proposals for new development within Immediate and Developers, landowners, PROTECTION AND GAIN or close to the Biodiversity/Habitat Corridors shown on the proposals map ongoing architects, CC Development Management, CC Planning Committees, STC Planning Committee POLICY GRN2 – TREES, CORNISH Refer to and apply policy when considering proposals for new development that Immediate and Developers, landowners, HEDGES AND HEDGEROWS impact on a trees, Cornish Hedges or hedgerows ongoing architects, CC Development Management, CC Planning Committees, STC Planning Committee POLICY GRN3 – COUNTRYSIDE Refer to and apply policy when considering proposals for new development in the Immediate and Developers, landowners, CHARACTER AREAS Countryside Character ongoing architects, CC Development Management, CC Planning Committees, STC Planning Committee
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TABLE 1: POLICIES & PROPOSALS
Reference Actions/Tasks Timescale By Whom?
POLICY GRN4 - DRAINAGE AND Refer to and apply policy when considering proposals for new development Immediate and Developers, landowners, FLOODING within the Saltash Critical Drainage Area ongoing architects, CC Development Management, CC Planning Committees, STC Planning Committee POLICY RUR1 – SMALL Refer to and apply policy when considering proposals for appropriate Immediate and Developers, landowners, WORKSHOP DEVELOPMENT IN development of employment sites ongoing architects, CC Economic THE COUNTRYSIDE Development team, CC Development Management, CC Planning Committees, STC Planning Committee POLICY RUR2 – VILLAGE Refer to and apply policy when considering proposals for appropriate Immediate and Developers, landowners, SETTLEMENT BOUNDARIES AND development of affordable and market housing. ongoing architects, CC Affordable Housing RURAL HOUSING SITES team, CC Development Management, CC Planning Committees, STC Planning Committee POLICY RUR3 – AGRICULTURAL Refer to and apply policy when considering proposals for appropriate Immediate and Farming community, businesses, DWELLINGS AND SPECIALIST NEED development of specialist need housing. ongoing CC Development Management, CC DWELLINGS Planning Committees, STC Planning Committee POLICY HWB1 – EDUCATION Refer to and apply policy when considering pre-apps and proposals for Ongoing Developers, landowners, PROVISION residential development, new schools, and extension to existing schools. architects, School managers, CC Education team, CC Development Management, CC Planning Committees, STC Planning Committee POLICY HWB 2 – PROTECTION A) Promote concept of area as a ‘Community Campus’ Ongoing A) Saltash Town Council AND ENHANCEMENT OF SALTASH B) Take steps to see area managed as a community resource in B) Saltash Town Council and other COMMUNITY CAMPUS cooperation with the landowners and agencies present in the campus agencies in the area. area. C) Landowners, agencies present in C) Refer to and apply policy when considering proposals pre-apps and area, architects, , CC Development proposals for development in the area. Management, CC Planning Committees, STC Planning Committee
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TABLE 1: POLICIES & PROPOSALS
Reference Actions/Tasks Timescale By Whom?
POLICY HWB 3 – FUTURE OF ST A) Encourage and lobby for the retention and enhancement of the site as a Immediate and A) Saltash Town Council BARNABAS HOSPITAL key health facility for Saltash and its adjoining communities ongoing B) Developers, landowners, B) Refer to and apply policy when considering pre-apps and proposals for architects, CC Development the site Management, CC Planning Committees, STC Planning Committee POLICY HWB 4 – PROVISION AND Refer to and apply policy when considering pre-apps and proposals for new or Ongoing Developers, landowners, EXPANSION OF G.P. SURGERIES expanded GP Surgeries architects, CC Development Management, CC Planning Committees, STC Planning Committee POLICY HWB 5 - PROTECTION OF Refer to and apply policy when considering pre-apps and proposals which Ongoing Developers, landowners, IMPORTANT COMMUNITY involve the listed facilities. architects, CC Development FACILITIES Management, CC Planning Committees, STC Planning Committee POLICY LEI 1 – KEY STRATEGIC Refer to and apply policy when considering pre-apps and proposals which Ongoing Developers, landowners, OPEN SPACES involve the listed facilities. architects, CC Development Management, CC Planning Committees, STC Planning Committee POLICY LEI 2 LOCAL GREEN Note and recognise that green spaces are designated and refer to Policy LEI 3. Immediate and Developers, landowners, SPACES ongoing architects, CC Development Management, CC Planning Committees, STC Planning Committee POLICY LEI 3 - CONSERVATION, Refer to and apply policy when considering proposals for new development Immediate and Developers, landowners, ENHANCEMENT AND CREATION that impact on the green spaces identified in policy LEI 2 ongoing architects, CC Development OF LOCAL GREEN SPACES. Management, CC Planning Committees, STC Planning Committee
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TABLE 1: POLICIES & PROPOSALS
Reference Actions/Tasks Timescale By Whom? POLICY LEI 4 – DELAPIDATED PLAY A) Refer to and apply policy when considering pre-apps and proposals Ongoing A) Developers, landowners, architects, SPACES which involve the listed facilities. CC Development Management, CC Planning Committees, STC Planning B) Take policy into account in management of playspaces. Committee B) Saltash Town Council, CC Open Spaces team.
POLICY LEI 5 - ALLOTMENTS Refer to and apply policy when considering pre-apps and proposals which Ongoing Developers, landowners, architects, involve the listed facilities. CC Development Management, CC Planning Committees, STC Planning
Committee POLICY CON1 – THE GREEN A) Promote concept of Green Boulevard Ongoing A) Saltash Town Council BOULEVARD B) Commission a Local Design Code giving guidance on the street B) Saltash Town Council environmental form that will deliver the desired outcomes C) Developers, landowners, architects, C) Refer to and apply policy when considering pre-apps and proposals for CC Development Management, CC development in the vicinity. Planning Committees, STC Planning Committee POLICY CON2 – NORTH ROAD/ Refer to and apply policy when considering pre-apps and proposals for new Ongoing Developers, landowners, architects, NEW ROAD DISTRIBUTOR development gaining access via North Road. CC Development Management, CC Planning Committees, STC Planning Committee POLICY CON3—TOWN CENTRE A) Develop concept and carry out consultations Medium A) CC Highways/Saltash Town Council TRANSITION ZONES B) Seek funding and implement B) CC Highways C) Refer to and apply policy when considering pre-apps and proposals for C) Developers, landowners, architects, new development in vicinity of the proposal area. CC Development Management, CC Planning Committees, STC Planning Committee POLICY CON4 – BURRATON CROSS A) Develop concept and carry out consultations Medium A) CC Highways/Saltash Town Council HUB B) Seek funding and implement B) CC Highways C) Refer to and apply policy when considering pre-apps and proposals for C) Developers, landowners, architects, new development in vicinity of the proposal area. CC Development Management, CC Planning Committees, STC Planning Committee
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TABLE 1: POLICIES & PROPOSALS
Reference Actions/Tasks Timescale By Whom?
POLICY CON5 – SALTASH STATION A) Refer to and apply policy when developing proposals for reuse of Medium A) Saltash Town Council Saltash Railway Station B) CC Development Management, B) Refer to and apply policy when considering planning applications for CC Planning Committees, STC the Station Planning Committee C) Refer to and apply policy when designing public realm in vicinity. C) CC Transport team
POLICY CON 6 – CARKEEL TRAFFIC A) Develop concept and carry out consultations Medium A) CC Highways/Saltash Town CALMING AND ENVIRONMENTAL B) Seek funding and implement Council. B) CC Highways ENHANCEMENT C) Refer to and apply policy when considering pre-apps and proposals for C) Developers, landowners, new development in vicinity of the proposal area. architects, CC Development Management, CC Planning Committees, STC Planning Committee POLICY CON7—BROADBAND Refer to and apply policy when considering pre-apps and proposals for new Ongoing Developers, landowners, development in vicinity of the proposal area. architects, CC Development Management, CC Planning Committees, STC Planning Committee POLICY CON8: SUSTAINABLE Refer to and apply policy when considering pre-apps and proposals for new Ongoing Developers, landowners, TRANSPORT MEASURES IN NEW development. architects, CC Development DEVELOPMENT Management, CC Planning Committees, STC Planning Committee POLICY CON9 PROTECTION OF Refer to and apply policy when considering pre-apps and proposals for new Ongoing Developers, landowners, FOOTPATHS, BRIDLEWAYS AND development. architects, CC Development CYCLE PATHS. Management, CC Planning Committees, STC Planning Committee POLICY CON10 – ENHANCING AND Liaise with CC Highways re the Cycle Project Immediate and A) Saltash Town Council/CC EXTENDING THE WALKING AND Refer to and apply policy when considering pre-apps and proposals for new ongoing highways CYCLE NETWORK development B) Developers, landowners, architects, CC Development Management, CC Planning Committees, STC Planning Committee
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DELIVERY PLAN TABLE 2: PROJECTS
Reference Actions/Tasks Timescale By Whom? Project P1— Saltash Coastal Develop Economic Plan Medium Cornwall Council - Community Team Waterfront Develop outline proposals Marine Improvement Consult community Management dept Identify preferred option Saltash Town Council - Develop detailed plans Devolution Options Install appropriate management and responsibility organisation Group Seek Habitats Regulations Screening and Impact Assessment Saltash Community Prepare Design and Access Statement Enterprise CIC Prepare Planning and Heritage Statement Saltash Sailing Club Prepare Planning Application(s) Caradon Gig Club Seek funding Ashtorre Rock Oversee implementation (SWCA) PROJECT P2: Design Guide for Set up Shopfront Design Partnership Medium Saltash TC Shop Fronts in Saltash. Clarify objectives Cornwall Council Prepare evidence Saltash Chamber of Prepare Design Guiide Commerce Consult Adopt PROJECT P3 Saltash Community Prepare a master plan for the future management and development of the campus area. Short Saltash TC Campus Master plan Cornwall Council PROJECT P4—Saltash Station Implement agreed scheme Immediate Saltash TC Project Cornwall Council ACORP GWR Network Rail PROJECT P5—Green Infrastructure Work with Cornwall Council GiG Team Immediate Saltash TC for Growth Cornwall Council PROJECT P6—The Green Work with CC Highways, STC Grounds, landowners and residents to define the detailsof the Immediate Saltash TC Boulevard scheme, implement, and subsequently maintain the new planting/landscaping. Cornwall Council PROJECT P7—Town wide cycle Work with Cornwall Council Highways Immediate Saltash TC and pedestrian network Cornwall Council
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17. MONITORING
The Saltash Neighbourhood Development Plan will be (mostly already collected by Cornwall Council): policy content monitored on a regular basis to provide evidence to i. Net additional dwellings in previous • Appeal and court decision trends (where known) support an annual review of its effectiveness years; Net additional dwellings for • wider development and investment trends and Items to be monitored include: the reporting year; forecast net ad- their local impacts. 1. STC responses on planning applications, and an ditional dwellings in future years To assist this process, Cornwall Council are requested assessment of how far the LPA (Cornwall Coun- ii. Number of affordable homes pro- to advise Saltash Town Council of any alterations in cil) has taken them into consideration, as an in- vided: national planning policy and practice that impact on dicator of success in getting policies implement- iii. Vacancy rates in main town centre policies in your plan. ed and to identify policies that are not working to influencing development proposals as intend- iv. Amount and type of employment If the monitoring indicates implementation problems ed. floorspace provided and lost: are emerging, consideration will be given to reviewing the neighbourhood Development Plan. 2. Discussion with Development Management at v. Amount of employment land lost to Cornwall Council to identify why a policy may other uses from safeguarded em- not be working as intended. ployment sites 3. Whether permissions have been granted, or a vi. Amount of new housing provided start made on allocated sites, including an as- by house type, tenure and size sessment as to whether the form of the devel- vii. Number of self build and custom opment, type of houses etc is as was intended?. build housing provided 4. Effectiveness of protection of community facili- If it is apparent that policies are not successful, an anal- ties ysis of the reasons why will be prepared, covering the 5. An assessment of change in the identified char- following points: acter areas • drafting errors or wording interpretation issues
6. An assessment of progress in the delivery of new • NPPF and NPPG policy changes affecting rele-
cycleways, footpaths, transition zones, traffic vancy of policy content calming etc • Local Plan policy changes affecting relevancy of 7. Statistical analysis including the following
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18. JARGON BUSTER
Community Plan (also known as Parish Plans) underpin the government’s approach to decentralisa- A neighbourhood area has to be formally designated tion.• Community rights • Neighbourhood plan- for a neighbourhood plan or order to be produced Community plans are produced through collaboration ning • Housing • General power of competence • between local residents and representatives of public, Neighbourhood Plans Empowering cities and other local areas voluntary and private sector organisations and busi- New type of plans introduced by the Localism Act. They nesses. Community plans seek to influence and inform Listed Building will be prepared by town/parish councils, and develop public bodies, organisations and other service provid- A building or structure listed under the Planning detailed planning policies for a town/parish (or part of ers about the priorities for people in the plan area. (Listed Buildings and Conservation Areas) Act 1990 as them) in general conformity with the council’s Local Cornwall Local Plan having special historic or architectural interest. Plan Listing brings it under the consideration of the plan- A plan setting out the spatial vision and strategic ob- Pattern Book ning system, so that it can be protected for future jectives of the planning framework for Cornwall. Our generations. A ‘pattern book approach’ involves sampling the ur-ban Neighbourhood Plan must conform to the strategic and architectural forms that exist in a place and pro- principles and polices of the Local Plan. Grade I buildings are of exceptional interest, only vide its unique local characteristics, and using this to 2.5% of listed buildings are Grade I Habitats Regulation Assessment develop guidance as to the street patterns, scale, densi- Grade II* (referred to as ‘two star’) buildings are par- ty, massing, height, landscape, layout, ma-terials and This is a requirement for plans that are likely to lead to ticularly important buildings of more than special the architectural detailing that give a place its essential significant effects on European sites of nature conser- interest; 5.8% of listed buildings are Grade II* character. This can help developers and designers to vation importance. provide schemes which match the physical and social Grade II buildings are of special interest; 91.7% of all Homeworking patterns that exist within the town, contributing to sus- listed buildings are in this class and it is the most like- tainable development. This is defined as a householder and one or two other ly grade of listing for a home owner. people working in a way which does not intrude on Planning Advisory Service National Planning Policy Framework (NPPF) neighbouring properties adversely, for instance by in- The Planning Advisory Service helps councils provide creasing traffic, receiving large vehicles, generating The NPPF sets out the planning policies for England. faster, fairer, more efficient and better quality planning noise of odours, or by working anti-social hours. This was a key part of the reforms to make the plan- services. See www.pas.gov.uk ning system less complex and more accessible, and Local Planning Authority to promote sustainable growth. The Framework sets Permitted development A local planning authority is the local authority or out planning policies for England and how they are Certain types of work can be carried out without need- council that is empowered by law to exercise statutory expected to be applied. It provides guidance for local ing to apply for planning permission. These are called town planning functions for a particular area of the planning authorities and decision-takers, both in "permitted development rights". Often referred to as United Kingdom drawing up plans and making decisions about plan- ‘PD’. Localism Act ning applications. They derive from a general planning permission grant- Neighbourhood area The Localism Act 2011 includes five key measures that ed not by the local authority but by Parliament. The
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permitted development rights which apply to many Strategic Environmental Assessment fined under the General Development orders and vari- common projects for houses do not apply to flats, An assessment of certain plans and policies on the ous regulations. maisonettes or other buildings. Similarly, commercial environment. The most common include: properties have different permitted development Class A – shops (including some services) rights to dwellings. ‘Social Capital’ Class A1 – shops and retail outlets Permitted development rights are more restricted. In This refers to the network that exist between people, the Conservation Areas, and the Area of Outstanding voluntary organisations, clubs and societies who Class A2 – professional services have common values and are able to work together Natural Beauty. Class A3 – food and drink to make things happen in their community, for exam- ‘Prior approval’ process. ple by caring for Class A4 – drinking establishments Some proposals for ‘PD’ developments involving tele- more vulnerable people, environmental action, arts Class A5 – hot food and takeaway communications, demolition, agriculture or forestry and community events. A sustainable community has are subject to a process whereby details strong social capital Class B1 (Business): are notified to the local planning authority prior to the Sui Generis Use for all or any of the following purposes: development taking place Latin phrase used to describe land uses which are (a) as an office other than a use within class RAMSAR Site literally, ‘in a class of their own’ and not found else- A2 (financial and professional services), The Convention on Wetlands, called the Ramsar Con- where in the Use Classes Order. (b) for research and development of products vention, is an intergovernmental treaty that provides Sustainability Appraisal (including Environmental or processes, the framework for national action and international Appraisal) cooperation for the conservation and wise use of wet- (c) for any industrial process, lands and their resources. Sites which An appraisal of the economic, environmental and being a use which can be carried out in any social effects of a plan from the outset of the prepa- Qualifying Body residential area without detriment to the ration process to allow decisions to be made that amenity of that area by reason of noise, vibra- This is a town or parish council authorised to act in accord with sustainable development. tion, smell, fumes, smoke, soot, ash, dust or relation to a neighbourhood area for the purposes of a (Environmental appraisal covers only environmental grit. neighbourhood development plan impacts) Class B2 (General industrial): Statutory Consultees Town and Country Planning Act 1990 Use for the carrying on of an industrial process Statutory consultees for the purposes of neighbour- The Town and Country Planning Act 1990 is an act of other than one falling within class B1 above. hood planning are defined within the Neighbourhood the British Parliament regulating the development of Planning (General) Regulations land in England and Wales. Class B8 (Storage or distribution): Steering Group The Regs Use for storage or as a distribution centre. A steering group is a committee of individuals made The Neighbourhood Planning Regulations 2012 which Class C – hotels, hostels and dwelling houses up of community representatives who will drive for- set out the detailed rules for Neighbourhood Plan- Class C1— hotels, boarding houses, guest houses ward the neighbourhood planning project on behalf of ning. Class C2— Hospitals and nursing homes, the town or parish council. Use Classes Order Schools, colleges or training centres The legal definition of Planning land use classes de-
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Class C3— dwelling houses Class C4—Houses in multiple occupation Class D – non-residential institutions Class D1
• Medical or health services premises which don’t form a part of the practitioner’s home • Crèches, day nurseries or day centres • Premises for education, • Premises which display works of art without commercial transactions (sale or hire) • Museums • Public libraries or reading rooms • Public or exhibition halls • Premises “for, or in connection with, public worship or religious instruction” Class D2
• Cinemas • Concert halls • Bingo halls or casinos, • Dance halls • Swimming baths, skating rinks, gymnasiums or “area for other indoor or outdoor sports or recreations, not involving motorised vehi- cles or firearms See also ‘Sui Generis’
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