LAUNCESTON SOUTHERN GROWTH AREA CONCEPT PLAN DOCUMENT LAUNCESTON TOWN COUNCIL & COUNCIL

OCTOBER 2020

photo credit: David Hastilow / Alamy Stock Photo Contact: Martyn Lonsdale

Prepared by: Martyn Lonsdale and Christian Brown

22 Lemon Street,

Truro,

Cornwall,

TR1 2LS Rev : A Date : 27.02.2020 Checked : ML

www.lavignelonsdale.co.uk | tel: 01872 273118

Image 1: Drone photograph; showing eastern half of the site Contents

1.0 Introduction 5 2.0 Planning Policy Context 8 2.1 Development Plan Document 10 2.2 Climate Change 16 3.0 Stakeholder Engagement & Public Consultation 18 3.1 Stakeholder Engagement 20 3.2 Public Consultation 26 4.0 The Existing Situation (Baseline) 28 4.1 Topography 30 4.2 Drainage Summary 31 4.3 Land Uses 32 4.4 Access 33 4.5 Heritage 34 4.6 Vegetation Cover 35 5.0 Concept Plan 36 5.1 Concept plan 38 5.2 Parameter plans 40 5.2.1 Land use & Neighbourhoods 40 5.2.2 Access & Movement 42 5.2.3 Street Cross Sections 44 5.2.4 Open Space requirements 48 5.2.5 Green Infrastructure Strategy 50 5.2.6 Urban Design Framework 52 5.2.7 Quantum Plan 54 5.2.8 Topography & Drainage 56 5.2.9 Heritage 59 5.3 Building with Nature 62 6.0 Townscape Character 66 7.0 Key Principles Checklist 72 8.0 Developer Contributions 74

Study area (DPD)

Extended study area Launceston, Cornwall | Concept Plan Document | Introduction 3 Image 2: Drone photograph, looking north east 1.01.0 | INTRODUCTION 1.0 1.0 Introduction

This Concept plan document has been prepared by Lavigne Lonsdale Ltd on behalf of in order to support the adopted Site Allocations Development Plan Document (DPD) (2019) for land allocated to the south of Launceston for mixed use development. Refer to Figure 1 for the site location and Image 3 shows an aerial photograph of the site.

The document should be read in conjunction with the “Launceston Southern Growth Area Concept Plan : Summary Document 2020” which provides a summary and public facing content of this document.

The report provides the following information; i) Policy context related to the site allocations in Launceston ii) A summary of the stakeholder work done to define the framework plan to this stage. iii) An understanding of the existing situation in the context of the site iv ) The framework plan scheme and parameter plans v) Townscape analysis and design codes

In addition to the DPD study area, some additional land parcels have been added to the land under consideration in this Southern Growth Area Concept Plan. This includes:

• Land to the west of the DPD area, including Badash Farm and its setting, to provide sensible enabling development to fund the restoration of the Farm complex;

• Land to the south of the DPD area, offering relatively flat land for sports pitches and linear park that allows for development within the DPD area itself to be efficiently used for mixed use development; and

• Land to the east of the DPD area that enables a more integrated 0m 500m and comprehensive concept plan layout for the important gateway into the site from the east including an improved Stourscombe junction Study area (DPD) Figure 1: Aerial with site boundary Extended study area 6 Launceston, Cornwall | Concept Plan Document | Introduction 1.0

Image 3: Drone photograph Study area (DPD)

Extended study area

Launceston, Cornwall | Concept Plan Document | Introduction 7 Image 4: Badash Farm 2.0 | PLANNING2.0 POLICY CONTEXT 2.0

2.0 Policy Context

2.1 Development Plan Document

The DPD document was adopted in 2019 and shows the land allocations for future development in Cornwall up to 2030.

Figure 2 shows the overall DPD land allocations for Launceston. This study has focussed on the following areas;

1) Policy LAU-E2 (Badash)

2) Policy LAU-E1 (Landlake Road)

3) Policy LAU-H2 (Hurdon Road)

4) Policy LAU-H1 (Withnoe)

The extracts of the associated allocation are shown in Table 1.

In order to deliver a coherent and connected concept plan for the entire area, each of the allocations identifies that an overall concept plan is prepared. The process of preparing the concept plan has looked into each of these site allocations in more detail to understand what form of development would be appropriate and to help understand how each site fits together and how they fit with the existing situation.

The allocation policies provide a clear understanding of land use and mix which need to be delivered through the planning process. There is however some flexibility in the mix to ensure that development is appropriate for the location and that schemes are bought forward.

The DPD document also includes strategy plans for both transport and green infrastructure.

Figure 3 shows the Green Infrastructure Strategy and Figure 4 shows the Transport Strategy. Figure 2: DPD land allocations Any emerging masterplans will respond to these strategies.

10 Launceston, Cornwall | Concept Plan Document | Planning Policy Context Table 1: Site Allocations Policies 2.0

Policy LAU-H1 Withnoe Urban Extension Policy LAU-E2 Badash Site area: 11.9 hectares Allocation: Approximately 300 dwellings Site area: 5.8 hectares Allocation: Employment Uses including approx. 14,000 sqm B1 a/b and approx. 10,000 sqm B1c, B2 and B8 uses

20-30mph and appropriate for a residential setting, in line with Manual for Streets 2. Transportation related developer contributions from this scheme will be utilised to support the cost of delivering the junction and road within the site to a capacity beyond what this allocation alone would require. It is also anticipated that Cornwall Council would work in collaboration with the developer(s) to ensure the successful delivery of the Southern Loop Road.

e) The development should also provide appropriate sustainable movement connections through the site and into adjoining areas as indicated on figure Lau3. Appropriate links should also be created into the existing community of Stourscombe.

f) Off-site contributions should be provided to enable the expansion of the school to be developed within the Hay Common site (PA11/00339).

g) At least 114sqm of public open space per dwelling should be provided on site, in line with the Launceston Green Infrastructure Strategy and the minimum size thresholds within Table Lau4 . Some or all of this should be placed to the south of the site, to link with the open space provided by permitted developments at Hay Common (PA11/00339) and Withnoe (PA14/08752). Additional Policy Requirements: Additional Policy Requirements: h) To the south of the site is the Grade II listed Newton Farm; development of the site should ensure the listed buildings and its setting are conserved a) Development will only be permitted for B1, B2 and B8 uses with the site a) Land identified as Withnoe offers the opportunity to develop a and where appropriate enhanced. An appropriate assessment of the farm aiming to deliver in the region of 14,000sqm of office space and 10,000sqm of neighbourhood extension to the south east of Launceston, connecting to ‘s significance will be required to ensure the location of any development industrial space. Other ancillary uses will be considered, if it is demonstrated the existing community of Stourscombe and the permitted developments at and other mitigation measures are used to minimise any harm. that they are required to cross subsidise the delivery of the employment Hay Common (PA11/00339) and Withnoe (PA14/08752). space. i) Surface water drainage must be designed in accordance with the b) Development of this site should deliver approximately 300 dwellings. Sustainable Urban Drainage Systems (SUDS) principles and standards set out b) Development of this site must contribute to and seek to deliver elements in the Drainage Guidance for Cornwall to ensure surface water run-off from of the Launceston Transport Strategy. As a result, development of the site c) At least 25% of the dwellings should be provided as ‘accessible homes’, in development is managed appropriately, so that flood risk is not increased. should deliver part of the ‘Southern Loop Road’, connecting to the section line with Policy 13 of the Local Plan Strategic Policies document. Linking the SUDS infrastructure with the open space to the south of the of the road that will be created through the Landlake Road allocation site, will support the GI aims of multi-functionality and also link with the two (LAU-E1). It is expected that the road will connect to Link Road. The road d) Development of the site should deliver the start of the Southern Loop watercourses on the edge of the site. should represent part of a route that will eventually provide a continuous link Road’ in doing so providing an appropriate access on to Tavistock Road. through allocations / future directions of growth LAU-H1, LAU-H2, LAU-E1 and The section of the Southern Loop Road within the site should represent the j) Planning permission for the development of only part of the site will LAU-E2. As a result, the road within this allocation needs to be constructed start of a vehicular route that will eventually provide a continuous link, east- not be granted, unless it is in accordance with a masterplan / concept plan to a capacity that can accommodate the traffic that will be generated by west,-through allocations / future directions of growth LAU-H2, LAU-E1 and for the entire site the combined set of sites. LAU-E2. The road and junction within this allocation needs to be constructed to a capacity that can accommodate the traffic that will be generated c) The development should provide appropriate sustainable movement by the combined set of sites, but it is also expected that the route will be connections through the site, linking to adjacent allocations as indicated on figure Lau3. Table 1: DPD Policy extracts

Launceston, Cornwall | Concept Plan Document | Planning Policy Context 11 2.0 Policy LAU-H2 Hurdon Road: Future Direction of Growth Site area: 26.6 hectares Allocation: Approximately 650 dwellings d) Surface water drainage must be designed in accordance with (LAU-H1), the permited developments at Hay Common (PA11/00339), the SUDS principles and standards set out in the Drainage Guidance Withnoe (PA14/08752) and existing development to the east of Hurdon for Cornwall to ensure surface water run-off from development Way and, where possible, to other existing and planned community is managed appropriately, so that flood risk is not increased. The facilities which may not be within these areas. SUDS design should make best use of the existing water features and geography, linking into the adjoining watercourse e) Development of this site must contribute to and seek to deliver e) To the west of the site is the Grade II listed buildings relating to elements of the Launceston Transport Strategy. As a result, development Badash Farm; development of the site should ensure the listed of the site should deliver part of the ‘Southern Loop Road’, connecting to buildings and immediate setting are appropriately respected. This other sections of the road that have or will be created through Withnoe should be achieved, in part, by locating buildings on the eastern (LAU-H1) and Landlake Road (LAU-E1). The road should represent part of half of the site, drawing them away from the historic assets. a route that will eventually provide a continuous link through allocations / future directions of growth LAU-H1, LAU-H2, LAU-E1 and LAU-E2. As a result, f) Planning permission for the development of only part of the site the road within this Future Direction of Growth needs to be constructed to will not be granted, unless it is in accordance with a masterplan / a capacity that can accommodate the traffic that will be generated by concept plan for the entire site, which sets out appropriate and the combined set of sites. sustainable movement connections through the site and also to existing and planned residential areas. f) Development of this site should provide either an off-site education contribution to enable the expansion of the school to be developed within the Hay Common site (PA11/00339) to two form entry; or, if the Hay Common School can not be expanded to two form entry, provide a new one form entry (seven class) primary school and associated facilities on site.

Additional Policy Requirements: g) On the north-western edge of the site is the Grade II listed Scarne Farm complex; development of the site must give due consideration to this a) The site represents a future direction for housing growth, which is not anticipated heritage asset. to come forward until after the Plan period (2030). However if after 3 years from adoption of the Site Allocations DPD, it is recognised, through Cornwall Councils h) Development of this site should deliver elements of the Green annual monitoring, that delivery of the Launceston housing apportionment Infrastructure Strategy for Launceston. This includes providing at least is unlikely to be achieved, support would be given for the site to be brought 114sqm of public open space per dwelling on site, in line with the minimum forward within the plan period. size thresholds within Table Lau4 .

b) Development of this site should deliver approximately 650 dwellings. i) Surface water drainage must be designed in accordance with the Sustainable Urban Drainage Systems (SUDS) principles and standards c) At least 25% of the dwellings should be provided as ‘accessible homes’, in line set out in the Drainage Guidance for Cornwall to ensure surface water with Policy 13 of the Local Plan Strategic Policies document. run-off from development is managed appropriately, so that flood risk is not increased. d) The site represents an opportunity to strengthen this area of Launceston as a sustainable neighbourhood to the south of the A30, offering the opportunity to j) Planning permission for the development of only part of the site will create more facilities and services for the new and existing residents within this not be granted, unless it is in accordance with a masterplan or concept area. The design solution for the site needs to ensure appropriate and sustainable plan for the entire site, which sets out the pedestrian and particularly movement linkages are created, as indicated in figure Lau3, between Withnoe vehicular connections through the site. Table 1: continued...

12 Launceston, Cornwall | Concept Plan Document | Planning Policy Context 2.0 Policy LAU-E1 Landlake Road: Future Direction of Growth Site area: 7.6 hectares Allocation: Employment Uses providing approx. 15,000 sqm B1 a/b and approx. 15,000 sqm B1c, B2 and B8 uses

d) The development must provide appropriate sustainable movement connections through the site, linking to the adjoining allocations as indicated on figure Lau3.

e) Due regard should be given to the Grade II listed Hurdon Farm complex, which is located to the south of the site. This should include drawing buildings away from the southern boundary of the site (on the eastern side of the site); plus retaining and enhancing the tree planting on the southern boundary of the site

f) Surface water drainage must be designed in accordance with the Sustainable Urban Drainage Systems (SUDS) principles and standards set out in the Drainage Guidance for Cornwall to ensure surface water run-off from development is managed appropriately, so that flood risk is not increased

g) Development of only part of the site will not be granted, unless it is in accordance with a masterplan / concept plan for the entire site, which sets out appropriate and sustainable movement connections through the site and also to existing and planned residential areas.

Additional Policy Requirements: a) Development will only be permitted for B1, B2 and B8 uses and is expected to come after 2030. b) Uses on the eastern edge of the site should be delivered in a form that would not have a detrimental impact upon the delivery of residential uses on future direction of growth LAU-H2 c) Development of this site must contribute to and seek to deliver elements of the Launceston Transport Strategy. As a result, the development of the site should deliver part of the ‘Southern Loop Road’, connecting to other sections of the road that have or will be created through Hurdon Road (LAU-H2) and Badash (LAU-E2). The road should represent part of a route that will eventually provide a continuous link through allocations / future directions of growth LAU-H1, LAU-H2, LAU-E1 and LAU-E2. As a result, the road within this allocation needs to be constructed to a capacity that can accommodate the traffic that will be generated by the combined set of sites.

Launceston, Cornwall | Concept Plan Document | Planning Policy Context 13 2.0

Fo urwinds

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14 Launceston, Cornwall | Concept Plan Document | Planning Policy Context 2.0

Launceston Site Allocations DPD: Transport Launceston Town Framework: Transport Strategy 2030 Improved pedestrian river Strategy 2030 crossings at Newport and Ridgegrove.

Consultation on the Transport Strategy and on the concept plan of the Southern Growth Area has identified that Route Option A, Town centre public realm the preferred route for the ‘Southern Loop Road’, is considered to improvements to improve the local environment and have a harmful impact on the setting to Badash Farm. Therefore, improve public transport the Concept Plan, in Figure 18, indicates the use of Route Option B access. for the western end of the proposed road. The potential for a future Public Transport Enhancements The One Public Transport System / long term bridge link on the alignment on Route Option A has for Cornwall (OPTSC) project will deliver a high quality, accessible and Car park signage directing been retained in the concept plan layout, although further detailed integrated public transport network for Cornwall by December 2018. Work is underway to identify improvements assessment would be required to minimise detrimental impact on parks to reduce town centre to bus services, vehicles, infrastructure, congestion the setting of the Listed Badash Farm. Connecting Cornwall objectives information, ticketing and branding Respecting and Tackling climate change enhancing the environment and non-users, increasing the appeal of public transport to drive up patronage Supporting economic It should also be noted that the ‘Southern Loop Road’ in the Encouraging healthy on bus and rail and make the network prosperity active lifestyles Transport Strategy is proposed as a ‘Main Street’ and not a Enhancements to Pennygillam Supporting equality to reduce of opportunity congestion and improve highway-orientated Loop Road. access for pedestrians and cyclists Creating an enhanced network of walking and cycling links across A30 to allow for sustainable travel

Walking and Cycling Enhanced walking and cycling network linking the town centre, employment areas, residential areas and principal leisure destinations, including extensions to existing networks, dedicated cycle lanes, additional crossings points, better signage, additional cycle parking and promotion New Southern Loop Road route through developments to allow good public transport access and walking and cycling to key services and amenities in local area

Figure 4: Launceston Transport Strategy 2030 from the DPD document

Launceston, Cornwall | Concept Plan Document | Planning Policy Context 15 2.0 2.2 Climate Change and moving towards a future of Energy efficiency and low carbon heat net zero carbon emissions At present, national building regulations set the standards for energy Policy Context efficiency in all new homes. At the time of writing building regulations are proposed to increase energy efficiency standards by mid / late 2020 Cornwall Council, as have many other local authorities, declared when it is proposed that an average new dwelling will produce 31% less a Climate Change emergency in 2019. Launceston Town Council carbon dioxide compared to present standards. Building regulations are has also declared a climate emergency. In relation to proposals for then proposed to raise again in 2025 to a future home’s standard, where built development, and considering its longevity, nothing should it is proposed that an average new dwelling would produce 75 – 80% less be planned now without considering and demonstrating how it can carbon dioxide than one built to present standards. These are seen as actively reduce carbon emissions with an eventual aim that all new key targets to ensure that the road to zero carbon is achieved. development will be carbon net zero emissions. Meeting higher building regulations will require a combination of higher The concept plan site in Launceston will be built out over the next levels of insulation and low carbon heating, which for example would 10 to 20-year period, and the first houses on the site are not likely mean an average new home would have a heat pump, a waste water to start being built until late 2021 or 2022 at the earliest, when new heat recovery system, triple glazing and minimum standards for walls, building regulations are due to apply. Therefore, any emerging floors and roofs that significantly limit any heat loss. Homes will also be applications will need to demonstrate how they will seek to reduce required to be future proofed to enable further energy efficiency measures emissions and mitigate against the effects of climate change. to ensure the path to zero carbon is achievable.

Cornwall Council published a Climate Change Action Plan, which The above higher standards will apply to the homes proposed within the Image 5: Electric car charging port states the following commitments in relation to the role of planning concept plan site due to the timescales involved in site delivery. and development:….”Reinstating of the Zero Carbon Homes for new homes through legislation outlining a trajectory towards the Building with Nature : introduction net-zero targets for all new homes and near zero-carbon for commercial buildings at the earliest opportunity….. Require Cornwall Council supports the Building with Nature standard and is that new developments should respect the highest standards of using it in the development of concept plans and the Council’s own sustainability in every aspect (design, drainage, green infrastructure, development proposals. It is expected that any scheme coming forward transport)”. in the area covered by the concept plan should be capable of achieving award of the standard. Further to the above document, a Climate Change Development Plan document is being prepared by the council which will set out Building with Nature was developed to help develop successful green further policies and allocations to help Cornwall meet climate change infrastructure as part of comprehensive development planning and is a mitigation and adaptation measures and is due to be adopted in recognised industry standard. It sets out five core standards to define 2021. a green infrastructure approach to planning and development alongside standards for design related to water, wellbeing and wildlife. They The emerging proposals for the Launceston Southern Growth Area distinguish green infrastructure from a more conventional approach of Concept Plan will be required to adhere to this changing policy the design and delivery of open and green space. The CORE standards context, and in particular to refer to the Cornwall Council climate encompass the following principles and set out how a successful scheme change documents. led by green infrastructure can be drawn together as part of a concept planned approach:

Image 6: CC Graphic to symbolise sustainable living

16 Launceston, Cornwall | Concept Plan Document | Planning Policy Context 2.0 Integrated net zero concept plan approach • The type, quality and function of green infrastructure responds to the local policy context. Ensures green infrastructure effectively In order to ensure that future proofing can be integrated into the concept meets local priorities and needs as articulated in local policy or plan the following principles and parameters will be included; through consultation with local stakeholders.

Transport & Land Use : • Green infrastructure is resilient to climate change and enhances environmental quality. Ensures that green infrastructure is resilient • A public transport ( bus) route with Real Time Passenger to climate change, and opportunities for shade provision, carbon Information (RTPI) will be integrated and provided through the storage, improved soil and air quality, and reduced noise and light site to allow for bus stops with walking distances of no more than pollution are maximised. 400m. • Provision is made for long-term management and maintenance of • A network of streets designed to provide excellent connectivity for green infrastructure. Ensures that adequate provision is made for pedestrians and cyclists, to reduce car travel use, will be a priority. how green infrastructure will be managed and maintained including the responsibility for these activities and their funding. • A network of footpaths and cycleways to encourage walking and cycling. The standards may be accessed at: https://www.buildingwithnature. org.uk/how-it-works • The integration of electric points for cars and cycles in the streets and in proposed housing/ garages to meet future demand ( quantity Open Space, Biodiversity & Drainage : Image 8: Shared Streets, town making and energy efficient buildings , to be confirmed by CC highways during any pre-application Goldsmith Street, Mikhail Riches discussions.) • A net gain ( minimum 10%) in ecological habitat types and an increase in tree planting within streets/ spaces and gardens to • Pedestrian and cycle priority support the Forest for Cornwall project • Creating mixed use developments with integrated employment/ leisure and living to minimise vehicular travel. • A scheme needs to be Good under Building with Nature and aspire to Excellent. • The creation of strong linkages into the town to encourage the use of local facilities and ensure a more resilient and sustainable town • A scheme that manages water use and flood prevention to the centre. highest and most creative, sustainable standards.

Building with Nature : • The ability to grow food within the open space areas. Community orchards and allotments are proposed to encourage children and • Green infrastructure forms a multifunctional network, operating adults to enjoy the pleasure of growing their own food and in the at a landscape scale. Ensures that individual features form and process co-work and understand the natural life cycle. contribute to a multifunctional network of green infrastructure operating at a landscape scale. • Choosing resilient plant species that are drought and water tolerant.

• Green infrastructure reflects and enhances the character of the local environment. Ensures that the green infrastructure reflects the character of the local environment and positively contributes to local identity, landscape character and vernacular, and a sense of place. Image 7: Maximising solar gain

Launceston, Cornwall | Concept Plan Document | Planning Policy Context 17 Image 9: Entrance to Badash Farm from Link road 3.0 | STAKEHOLDER ENGAGMENT & PUBLIC3.0 CONSULTATION 3.0 3.0 Stakeholder Engagement

3.1 Key Stakeholder Engagement :

As part of the process of developing the concept plan, a series of stakeholder meetings, workshops and public engagement events have been carried out over a 12 month period. These have included separate workshops with Cornwall Council officers, councillors and landowners to ensure that technical, realistic and aspirational solutions can be sought and delivered. A 6 week public consultation was then carried following the stakeholder workshops between 2nd September 2019 to 14th October 2019, with exhibitions taking place in the town on 27/28 October. The concept plan has been informed by the feedback from these consultations. In addition, the draft concept plan was presented to the Cornwall Design Review Panel which has helped to define the final proposal. Consultation reports which set out more detail on the stakeholder engagement and public consultation can be viewed on the Cornwall Council website.

The first meetings with key stakeholders focused on trying to understanding the town better and work out ‘what works’ and ‘what doesn’t work’ very well and to see if the proposed urban extensions can assist in resolving any current issues and help to create a better place to live and work. A summary of these findings are as follows;

3.1.1 Neighbourhoods and Land Use :

Councillors meeting : Cornwall Council officers meeting :

• Recognised neighbourhoods are identified with their names showing the approximate size • The existing playing fields north of Link Road were managed by the school and not freely available to members of the public. However, the facilities were bookable by private or other community • The retail park is in a good central position for the south of the town but is car dominated and groups outside the school’s needs. It was felt that this area could provide further public access in designed for primary car access, not as a local centre with a high street the future, subject to agreement with the school.

• The retail park area has established a daytime destination focus within Launceston, with the town • Playing fields for sports were not well provided for locally, primarily because of the steep topography. centre becoming also an evening destination focus, with people going to restaurants etc. • Provision of open fields for casual playing and walking would be important in the new growth area • There is no pub on the south side of the town and this may need to be focused straight away on the more level areas of land, for example on the identified hilltop. • There are no community buildings currently in this southern area nor are there any proposed to be • The provision of smaller MUGA’s could be achieved here aimed mainly at teenager use. built in new development coming forward in the south east of the expansion area. • A network of open space provision linked by pedestrian routes would be important rather than just • Off-site sports priorities – improvements to sports pitches and tennis club are in demand. isolated areas.

• There could be an opportunity to improve public access to existing sports pitches and facilities. • The absence of local facilities in the existing Stourscombe area and the new housing being provided for in the north side was considered to be a major problem and the large distances and other barriers, between them and existing facilities which are preventing walking access. However, it was noted that that some residents from the western end of Stourscombe did walk to the Tesco store.

• The existing small spaces in the Stourscombe area were not that good quality or useful.

• It was noted that residents at the eastern end of the allocated sites and proposed application sites] would not have facilities within walking distance unless they were designed in.

• The new retail area, while not designed currently as a neighbourhood or local centre did provide some local shopping services. It has been designed primarily around car use but has a limited walking catchment.

20 Launceston, Cornwall | Concept Plan Document | Stakeholder Engagment & Public Consultation • Stourscombe, west side, has a reasonable pedestrian link to the Tesco store. 3.0

Figure 5: Neighbourhoods and land use - councillors Figure 6: Neighbourhoods and land use - officers

Launceston, Cornwall | Concept Plan Document | Stakeholder Engagment & Public Consultation 21 3.0

3.1.2 Transport & Access :

Councillors meeting : Cornwall Council officers meeting :

• The A30 creates a physical barrier in the town, restricting the number of pedestrian and vehicular • Pedestrian and cycle links between existing and new residential areas has been allowed for in routes between north and south Launceston. emerging applications. This will help with connectivity, particularly for the new primary School. Access and integration should however be improved. • The A30 junctions create complex road arrangements which are not very pedestrian friendly, • The retail area along Hurdon Road is the potential neighbourhood hub/ centre for south Launceston. • Western Road provides the main vehicular route into the town centre as Race Hill is too restrictive. • Roundabout designs at Stourscombe could be improved but they are a product of having a policy • There are a number of steep hills in Launceston which puts people off cycling and walking, vacuum. The solution of a roundabout junction at Stourscombe was a solution for traffic but created many problems for pedestrian movement and connecting existing settlement areas in the new • The street system and mix of uses is more “integrated” to the north of the A30, with a network of development. connected streets, spaces and uses ( schools/ leisure centre/strategic open space/town hall/town centre/Library etc) . • All felt that the new “loop Road” should be called a “street” with a reduced speed (less than 40mph) as this also helps to reduce costs as there is more flexibility in the design of the road at lower • The network of roads and landuses south of the A30 is less “integrated”. Whilst there are community speeds. facilities ( hospital/ medical centre/ school playing fields/retail park/ industrial estates) they are all designed to be accessed by car and do not create a logical sense of “place” . • Some of the public “perception” of the role of the road as a fast link for heavy goods vehicles is as a consequence of calling it a Loop Road. This should be changed through this process. • Residential areas do not appear to be connected. More specifically, Tavistock Road has no footways along its length. Walkable catchments ( 5 minute walking routes) to key local facilties are therefore • Tavistock Road : CC Highways are not wedded to a roundabout design on Tavistock Road. They limited and there are large areas of the existing town ( Stourscombe) that have no / limited access just want to see a safe junction that has the capacity to allow for future growth. They are also unclear to community facilties. as to how the Tavistock Road can change its design speed given the potential difficulties of getting frontage development. They need to be convinced. There was some potential for an alternative signalised junction at some point along the A388 but it had yet to be established where and how that could be designed. This was related to the danger of fast-moving traffic approaching north on the A388, coming suddenly around the bend into a red light or tail lights of stopped cars. The location of the roundabout at the point of the existing Stourscombe junction has clear advantages in this respect but might be moved further west as an alternative.

22 Launceston, Cornwall | Concept Plan Document | Stakeholder Engagment & Public Consultation 3.0

Figure 7: Transport and access - councillors Figure 8: Transport and access - officers

Launceston, Cornwall | Concept Plan Document | Stakeholder Engagment & Public Consultation 23 3.0

3.1.3 Heritage & Environment :

Councillors meeting :

• Two historic routes Hurdon Road and Landlake Rd key links to town, these should be prominent • A continuous green corridor should be established connecting the playing fields north of Link Road in development of a new network southwards through Badash Farm and from there southwards through the treed valley to the south. While this is outside the allocated sites it can become an important strategic corridor and can link • 4 historic farms are key assets. These include listed buildings and their surrounding landscape in to the allocated sites. features such as hedgerows, orchards (e.g. Scarne Farm), trees, yards spaces. All should be protected as part of their setting. • A network of SUDS routes and attenuation ponds could be incorporated on this route and the streams which flow from it. This includes the E/W corridor identified along the southern boundary • Badash Farm is a hidden at moment but will become prominent in view from new road, as will of the current building sites which is often wet and boggy land. Hurdon and Newton. • Individual ponds could be allocated to specific sites and section of the road network to more easily • The valley leading south from Badash is special environment and includes two lines of hedgerows identify maintenance responsibilities. and trees. • Attenuation ponds must be located outside the flood areas of the existing streams to ensure their • Views across the valley from Tavistock Road are very dramatic its is important to retain some capacity is not negated in times of flood. sense of these views from the development. The impact of trees and hedgerows connecting with woods to south is very significant • Opportunities for creating green links or footpaths and cycleways through the existing industrial estate between Hurdon and Landlake Road looks possible and could be explored as a benefit of • Wind turbine will have an impact on housing to the south of the site and will need to be moved. this wider development.

• Wetland area on the northern boundary adjacent to existing housing sites - of great wildlife value. • There is a key link in the street and green pedestrian network that is currently unrealised. This is the section of Link Road between the two historic routes of Hurdon way and Landlake Road. In Cornwall Council Officers meeting : effect this would naturally form a high street in the emerging neighbourhood because of its position and connections and may have a more vital role to play in the future along with its properties. • Primary aim should be to create a series of linked green corridors that loop around and through the development areas- linking the heritage and green assets. Local distinctiveness – future designs should take account of local colour, materials, forms.

• The hilltops were identified as particularly important locations and respect should be paidto New build close to historic farmsteads should respect the scale of original buildings opportunities to views out [good for public space] and the impact of views of them from outside [avoid housing, consider large trees on the skyline] The second meeting focused on some emerging concept plan proposals that responded to the first workshop. The summary of this meeting found that all parties were largely supportive of the emerging • These areas must focus on the historic farms and their surrounding spaces, small adjoining fields, solution, including officers, Town Council members, CC councillors and landowners. orchards and enclosing hedgerows. Comments were made which resulted in some minor amendments to the scheme.

• Utilise and strengthen the N/S historic routes in the movement network [Hurdon was an ancient highway, now a lane and Landlake an ancient road]

24 Launceston, Cornwall | Concept Plan Document | Stakeholder Engagment & Public Consultation 3.0

Figure 9: Heritage and environment - councillors Figure 10: Heritage and environment - officers

Launceston, Cornwall | Concept Plan Document | Stakeholder Engagment & Public Consultation 25 3.0

3.2 Public Consultation :

Consultation on the Launceston Concept plan document took place for a 6 week period between 2 reached 13,757 people. Twitter was also used and reached a further 5,501. Social media posts were September and 14 October 2019. A public notice publicising the consultation was published in the undertaken at the start of the consultation period, in the middle and close to the end, in order to remind Cornish weekly papers from 2 September depending on publication times. All statutory bodies and other people of the deadline. A link to the Launceston Concept plan remained on the front page of the council’s important local bodies were notified of the consultation period, including how and where documents website throughout. Summary of the main issues raised A total of 59 email representations were received could be viewed, and how to make representations. during the 6 week consultation period. A large number of respondent’s comments were received via the Story Map and automated email responses to the specific questions raised throughout the Concept plan Letters/ emails were also sent to landowners and residents/ organisations that had previously responded document. to Local Plan/ CSADPD consultations and wished to be kept informed. A link to all the documentation was on the front page of the council’s website. A similar number of comments were made by those attending the two day exhibition in the town. A summary of the main considerations/ recommendations for the next draft of the Concept plan arising The document was available to download online from the Council’s website. Paper copies of the document from the consultation feedback are as follows: and the response form were also available to view at Launceston Town Council and Launceston Library.

A series of questions were presented throughout the consultation document, which could be answered while viewing an online Story Map. By clicking on the question online an email box opened where a response could be sent to the Delivery Team to collate. The questions could also be downloaded from the Council’s website. Paper copies where made available at the same locations as the paper copies of the main document, detailed above, and were also available at the two day public exhibition held in the town.

A leaflet was produced which summarised the purpose and content of the Launceston Concept plan and advertising a two day public exhibition in the town during the consultation period.

Leaflets were distributed to every address in the town through a postal drop which took place during the week beginning 2 September. Copies of the leaflet were also available at Launceston Town Council and Launceston Library.

A two day public exhibition was held in the town at Launceston Town Hall, at the following times: ● Friday 27 September 2019, 10am to 3.30pm ● Saturday 28 September 2019, 10am to 1pm

185 members of the public attended the exhibition over the two days. Officers from Cornwall Council and Town Councillors were present to discuss the proposals and answer questions.

The Council’s Facebook page and the Community Network page carried details of the consultation and Image 10: Public consultation

26 Launceston, Cornwall | Concept Plan Document | Stakeholder Engagment & Public Consultation 3.0

• Reference to the Launceston Cornwall and Scilly Urban Survey Document to be made within the next draft of the document, as well as reference to an existing heritage assessment undertaken for the site area which references considerations in relation to the four listed Farmhouses.

• Consider if appropriate to reference Sport ’s Active Design checklist in the Concept plan document.

• Ongoing engagement with health providers to be reflected and capacity of health facilities and expansion plans to be clarified in the next draft of the concept plan.

• While the document will not be overly detailed, the next draft should highlight routes, trails, and important existing and future routes to the existing town and centres, in more detail.

• The next draft of the concept plan to clarify some of the facilities/ amenities that would be expected to be delivered in the valley park.

• The next draft of the concept plan should make reference to the broader transport strategy for the town.

• Consideration given to the concept plan layout and referencing designing out crime in the next draft of the concept plan.

• The Creating Better Townscape and design element of the concept plan to be reviewed and amended as appropriate within the next draft, and an Urban Design Framework and Parameter Plans should be included as part of the next draft giving some key fixes for a subsequent design code.

• References to the recent Cornwall Climate Change Action Plan to be included in the next draft and climate change mitigation and adaptation measures included.

• Include the recommendations on the draft concept plan from the Cornwall Design Review Panel meeting on the 2 October 2019.

Image 11: Public consultation

Launceston, Cornwall | Concept Plan Document | Stakeholder Engagment & Public Consultation 27 Image 12: Hurdon Farm track 4.0 | THE EXISTING4.0 SITUATION (BASELINE) 4.0

4.0 The Existing Situation (Baseline)

In order to understand how you can plan a site, you must first understand the existing situation and what existing features exist that need to be retained, protected, removed or improved. This has been done by looking at the site through various subject headings including;

• Topography • Drainage • Land use • Access (vehicular and pedestrian / cycle) • Heritage • Vegetation cover and ecology

The following figures and text provide a description of the baseline (existing) situation.

4.1 Topography

Topography in Launceston is challenging, with many steep hills. This effects cycling and walking.

There are flatter plateaus associated with the site. These plateaus are intersected by steep valley features which create stream corridors that feed down to the south. Downstream flooding needs to be avoided.

Views from the upper levels are panoramic and long distant and help contribute towards the very attractive nature of the site.

0m 500m

Figure 11: Baseline: Topography Plateau Stream Valley slope Wind Turbine

30 Launceston, Cornwall | Concept Plan Document | Baseline Assessment 4.0

4.2 Drainage

The main flood risk areas are to the north of the town.

There are no flood risk zones within the site. However, the down stream flood areas need to be considered and so on site storage will be required to ensure that the green field water run off rate is not exceeded. Due to the steepness of the valley features, finding water storage out of the flood easements of the existing streams may be difficult.

0m 500m

Figure 12: Baseline: Drainage Flood Zone 1 Flood Zone 2 Stream / River

Launceston, Cornwall | Concept Plan Document | Baseline Assessment 31 4.0 4.3 Land Uses

The main town centre is located approximately 1.2km to the north of the site and the A30. This provides an attractive mixed use town centre albeit with limited retail provision.

There is a secondary retail hub at Hurdon Road which acts as a focal point to the area close to the site. This provides a larger ‘chain’ store focus ( M&S, Costa Coffee, B&M, Argos, Lidl etc) that is car orientated ( shops around a car park). 1 2 2 Pennygillam Industrial estate includes some additional retail, leisure provision as well as light and heavy industrial and is an important part of the towns employment provision.

Scarne Industrial estate is located in the heart of the southern centre of Launceston. Whilst the employment provision is very important, the location and character of the estate is poor in terms of its relationship with the ‘future’ centre of Launceston. 4 The existing sports pitches which are located on flat land next to the A30 are school pitches 3 associated with Launceston College which is located on the opposite side of the A30 and 5 accessed via a pedestrian bridge. There is some dual use but there is a recognised shortfall 12 in pitch provision in the town largely due to the limited provision of flat ground. The leisure 7 6 3 centre is co-located with the school. These are within a 500m walking catchment of the 11 12a proposed development areas. 9a 10 8 6 No primary schools in the town are located south of the A30. A new primary School has been identified as part of the existing southern growth area. This would provide sufficient capacity 6a for the future development. 9b There are limited leisure facilities south of the A30. There are no public houses although one has been identified in the approved concept plan east of the Pennygillam estate which is now owned by Cornwall Council.

2 The existing residential area at Stourscombe has no community provision for meeting, retail or leisure uses. It is quite isolated although improvements for cyclist’s and pedestrians have 0m 500m been identified around the new junction with the A30 to improve connectivity to Tescos’s and the town centre. Figure 13: Baseline: Broad land use

1. Town centre 8. Mixed use (health related) Site boundary Predominantly residential 2. Predominately agriculture land 9a. Pennygillam industrial estate Extended site boundary Green spaces / Sports pitches 3. Predominately sub-urban/residential 9b. Scarne Insustral estate Built Form Education 4. Town park 10. Sports pitches (school) Approved planning application Health facilities 5. Leisure centre 11. A30 Junction Historic town core Predominantly employment & industrial 6. Retail areas 12. Primary school Predominantly agriculture A30 Road 6a. Proposed hotel and retail areas 12a. Proposed Primary school Retail 7. Launceston College

32 Launceston, Cornwall | Concept Plan Document | Baseline Assessment 4.0 4.4 Access

Vehicular

The A30 creates a physical barrier between the north and south parts of the town.

The A30 junctions are complex for pedestrians and cyclists to navigate. These could be improved.

The steep hills put people off from walking and cycling.

The street system is more integrated and connected on the north side of the A30 and creates a much more attractive townscape environment. The street system on the south side is car orientated – the Link Road would appear to be a remnant of a construction haul road.

Tavistock Road is an important arterial route and will become more important as the development progresses. There are no footways on the eastern section of Tavistock Road and traffic speeds are perceived to be high.

Pedestrian and cycle

The northern area of the town is better served with footpaths and cycle routes that provide Link Road access into the wider countryside. Tavistock Road

There are no public footpaths on the south side of the town that provide access to the wider countryside. Future routes and linkages should be considered.

0m 500m

Figure 14: Baseline: Road hierarchy

A30 Site Boundary Primary road Built form Secondary road Recreational route Tertiary road Footpath / public right of way Access road Foot Bridge

Launceston, Cornwall | Concept Plan Document | Baseline Assessment 33 4.0

4.5 Heritage

Launceston has a rich history and heritage as the one-time capital of Cornwall. The historic core is a conservation area covering much of the historic built fabric as well as significant open areas. There are numerous listed buildings across the town with the historic castle (also a significant scheduled monument) and walled town centre being the focus of, and defining the character of, a much wider area around Launceston.

The site is to the south and lies outside of the conservation area. However, the scale of the site will have an impact on the setting of the historic town and conservation area. This is, moreover, an historic landscape of interest in its own right. In particular, the site will impact on the setting of four listed farmhouses and their outbuildings.

Figure 17 shows the historic designations and listed buildings in Launceston.

The historic assets south of the A30 relate to four listed farmsteads:

I) Badash Farm II) Hurdon Farm III) Scarne Court IV) Newton Farm Badash Farm Scarne Court Badash Farm is an important Methodist meeting house but is in a poor state of repair and requires Newton Farm significant improvement.

Hurdon Farm Site specific recommendations for each of the four farmstead sites is provided in section 5.2.9. Figure 15: Baseline: Heritage

34 Launceston, Cornwall | Concept Plan Document | Baseline Assessment 4.0

4.6 Vegetation Cover

There are well defined hedgerows with mature tree groups and feature trees within the site. These need to be retained, protected and augmented where possible.

The north / south and east / west wildlife corridors along the stream valleys and upper plateau need to be retained and augmented.

The stream corridors are very sensitive features and will require buffer zones.

An initial ecological survey has been carried out and it shows that a majority of hedgerows are medium sensitivity with high value vegetation in the stream corridors.

The less ecological valuable hedgerows are located along the road corridors.

Figure 16: Baseline:Trees and hedges

Key Fig 17

High value Medium / high value Medium value Low / medium value Low value

Key Fig 18 Woodland and hedgerows

0m 500m

Figure 17: Baseline: Hedgerow assessment (study area)

Launceston, Cornwall | Concept Plan Document | Baseline Assessment 35 Image 13: Entrance to Newton Farm, looking west over the site.