SOUTHERN URBAN EXTENSION MASTERPLAN DOCUMENT HAYLE TOWN COUNCIL & COUNCIL

DATE : OCTOBER 2020

Contents

1.0 Introduction 4 2.0 Planning Policy Context 8 2.1 Development Plan Document 10 2.2 Climate Change 15 3.0 Stakeholder Engagement 17 3.1 Key stakeholder engagement 18 3.2 Community Engagement 24 4.0 The Existing Situation (baseline) 26 4.1 Topography & drainage 28 4.2 Land use 30 4.3 Access 31 4.4 Historic 34 4.5 Vegetation cover & ecology 36 4.6 Open space network 39 5.0 The Concept Plan 41 5.1 The vision 43 5.2 The concept plan 43 5.3 Parameter plans 46 5.3.1 Access & Movement 46 5.3.2 Street Cross Sections 50 5.3.3 Land use / neighbourhoods / density & quantum 54 5.3.4 Opens Space Quantum 56 5.3.5 Green Infrastructure Strategy 58 5.3.6 Topography & drainage 60 5.3.7 Heritage Assets 62 5.3.8 Topography and drainage 64 5.3.9 Heritage assets 65 5.4 Building with nature 68 6.0 Townscape Character 67 7.0 Key Principles Checklist 74 8.0 Developer Contributions 76 Image 1: Aerial Photograph (Front Cover)

Image 2: Drone photograph (Left) Hayle, Cornwall | Concept plan Document 3 Image 3: Drone photograph 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) for land allocated to the south of Hayle for mixed use development. Figure 1 shows the site location and Image 4 shows an aerial view of the site.

The document should be read in conjunction with the "Hayle Growth Area Masterplan : Summary Document May 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 Hayle ii) A summary of the stakeholder consultation work done to define the framework plan to this stage. iii) A understanding of the existing situation in the context of the site iv) The Concept plan scheme and parameter plans v) Townscape analysis and key principles checklist.

0m 500m

Figure 1: Site Location Study area (DPD)

Extended study area

6 Hayle, Cornwall | Baseline Information | Introduction 1.0

Image 4: Aerial photograph of the site Study area (DPD)

Extended study area

Hayle, Cornwall | Concept plan Document | Introduction 7 Image 5: Drone photograph 2.0 | PLANNING2.0 POLICY CONTEXT 2.0

2.0 POLICY CONTEXT

2.1 Development Plan Document (DPD)

2.1.1 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 land allocations for Hayle. This study has focussed on the following areas;

1) Policy H-UE1 Trevassack

2) Policy H-D1 Barview (housing future direction of growth).

3) Policy H-HS1 Tolroy Safeguarding Area

It also includes the following allocation;

4) Policy H-ED1 Penpol School extension

Table 1 on pages 11 and 12 show the extracts of the DPD document text that explains the components that each of the sites should deliver.

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

Figure 2: DPD land allocations

10 Hayle, Cornwall | Concept plan Document | Policy Context Table 1 : Hayle Site Allocations Policies 2.0 School within the plan period. The exact location will be determined through the PolicyPolicy H H-UE1-UE1 TrevassackTrevassack Policy H-D1 Barview: Future Direction of Growth Site area: 57 hectares Allocation: Approximately 1,000 dwellings; masterplan process. If land is available and deliverable the direction of growth Site area: 57 hectares Allocation: Approximately 1,000 dwellings; Site area: 11.3 hectares Allocation: C3 Housing and ancillary services approximately 9,000 sqm of B1 a/b and area opposite the existing Secondary School could provide land for part or all of a approximately 9,000 sqm of B1 a/b and new school. and facilities 14,00014,000 sqmsqm B1c B1c / B2 / B8B2 employment/ B8 employment space; space; a new 1FE School; a new link road; a new 1FE School; a new link road; area g) The site must provide employment space primarily between the two A30 areasafeguarded safeguarded for a fornew a A30 new junction A30 junction and and related infrastructure; open space junction options (highlighted at location 4 on the above plan), to enable good related infrastructure; open space vehicular access to the wider network in the long term Employment uses should be higher quality providing approx. 9,000 sqm of office space and approx. 14,000 sqm of lower density/ scale light industrial uses, plus storage and distribution.

h) At least 34.3sqm of net additional public open space per dwelling should be provided on site, in line with the Hayle Green Infrastructure Strategy and the minimum size thresholds within Table 2. The development will need to retain or reprovide the onsite sports pitch (point 1 on the accompanying plan).

i) The site should contribute to the delivery of an improved pedestrian and cycle network for the town, in line with the Hayle Transportation Strategy and as indicated on figure H3, creating routes within the site that link into the wider network

j) The site is within the setting of both the Conservation Area and the World Heritage Site (WHS). Any proposed development will need to comply with the WHS Management Plan and a heritage impact assessment must be produced to inform the design solution. This should be based on an understanding of the OUVs of the WHS and the significance of Hayle Conservation Area, and the contribution made by their settings, which should be conserved and where appropriate enhanced. In doing this the development needs to come forward Additional Policy Requirements sensitively, ensuring the setting and the longer views from Phillack and Lelant are all appropriately addressed. Additional Policy Requirements: a) A housing focused, future direction of growth. The site should not be Additional Policy Requirements: delivered until after the Plan period, 2030 k) Confirmation of capacity of local sewage treatment facility, or provision of a) A residential focused mixed use site, delivering approximately 1000 b) 11.3ha of land adjoining the Trevassack Urban Extension area to the a) A residential focused mixed use site, delivering approximately 1000 dwellings alternative facilities is required prior to commencement of the scheme, to ensure dwellings and employment space south. The site should link with the Trevassack Urban Extension (H-UE1), to and employment space there are no significant effects upon Marsh SPA create a well integrated neighbourhood(s) to the south of the town b) At least 25% of the dwellings should be provided as ‘accessible c) As well as linking into the highway network created within the Trevassack b) At least 25% of the dwellings should be provided as ‘accessible homes’, in line Planning permission for the development of only part of the site will not be homes’, in line with Policy 13 of the Local Plan Strategic Policies Urban Extension, an access should also be created on to St Georges Road, with Policy 13 of the Local Plan Strategic Policies document granted, unless it is in accordance with a masterplan / concept plan for the document opposite the Secondary School. Furthermore, the site should not be brought entire site, which will be prepared by Cornwall Council. As well as preparing a forward until the new A30 junction, to the south of the site, has been delivered c) Delivery of later phases of this site (H-UE1) will need to provide improvements masterplan that fits with the surrounding built form, it also needs to be integrated c) Delivery of later phases of this site (H-UE1) will need to provide d) An area to the west of the site, towards the Mellanear Stream, will act on Guilford Road. Furthermore, the development must not stifle the ability to with the permitted development within the site (PA15/03787), marked as area 2 improvements on Guilford Road. Furthermore, the development as a green buffer. This is an important valley and ridge feature, which will help to deliver a new junction on to the A30 at either Tolroy (area 3) or High Lanes (area on the accompanying plan; as well as the Barview H-D1 future direction of growth must not stifle the ability to deliver a new junction on to the A30 at preserve the setting of the WHS designation at Penpol. Built development will not 5). beyond the current plan period (i.e. after 2030) either Tolroy (area 3) or High Lanes (area 5). be appropriate in the buffer area. The Hayle Neighbourhood Plan should also be d) A new link road through the development will be required from the Trevassack referred to regarding this area. d) A new link road through the development will be required from the area in the east, through to Mellanear Road on the west of the site. Plus the road e) At least 34.2sqm of net additional public open space per dwelling should Trevassack area in the east, through to Mellanear Road on the west will need to be of a capacity that can accommodate the level of traffic that will be be provided on site, in line with the Hayle Green Infrastructure Strategy and the of the site. Plus the road will need to be of a capacity that can generated, once the new A30 junction is in place. The exact alignment of this route minimum size thresholds within Table 2. accommodate the level of traffic that will be generated, once the will be determined through the required masterplan process new A30 junction is in place. The exact alignment of this route will f) When developing design proposals, reference should be made to the be determined through the required masterplan process e) When assessing the off-site transportation impacts, particular consideration will World Heritage Site Management Plan. A Heritage Impact Assessment will be need to be given to the capacity and safety of existing routes, such as Guilford required confirmation of capacity of local sewage treatment facility, or provision of Road, Trevassack Hill and Humphry Davy Lane alternative facilities is required prior to commencement of the scheme, to ensure f) The site must provide approx. 2ha of land for a new Primary there are no significant effects upon Marazion Marsh SPA

Hayle, Cornwall | Concept plan Document | Policy Context 11 c)d) confirmation of capacity of local sewage treatment facility, or The site represents an existing strategically important employment site, so is safeguarded in line with Policy 5 of the Cornwall Local Plan: Strategicprovision Policies of alternative facilities is required prior to commencement document. of the scheme, to ensure there are no significant effects upon Marazion Marsh SPA Any new2.0 development within the sites should be B1, B2, B8 uses

Policy H-ED1 Penpol School Policy H-HS1 Tolroy Safeguarding Area Policy H-HS1 Tolroy Safeguarding Area Site area: 1.7 hectares Allocation: D1 Education Use Site area: 12.9 Allocation: Safeguarded for Highways Infrastructure Strategy. Site area:hectares Approx 12.9 Allocation:Infrastructure Safeguarded for Highways Policy H-ED1 Penpol School hectares Infrastructure Site area: 1.7 hectares Allocation: D1 Education Use Figure 3 shows the Transport Strategy and Figure 4 shows the Green Infrastructure Strategy.

Any emerging masterplans will respond to the Hayle Transport Strategy ( Figure 3) and the Hayle Green Infrastructure Strategy in terms of broad aims and objectives but detail considerations are covered by this masterplan document.

Other documents that need to be taken into consideration are ;

1) The Cornwall Local Plan ( Strategic Policies 2010-2030) 2) The Hayle Neighbourhood Plan ( Adopted June 2018)

Additional Policy Requirements: Additional Policy Requirements: AdditionalAdditional Policy Policy Requirements Requirements a) 1.7ha of land adjacent to the existing Penpol Primary School is allocated to enable an expansion of the school and deliver a new a) 1.7ha of land adjacent to the existing Penpol Primary School is allocateda) Anto areaa) Anof area land of land to tobe be safeguardedsafeguarded to ensure to thatensure a new junction that anda newrelated junction and vehicular access enable an expansion of the school and deliver a new vehicular access relatedinfrastructure, infrastructure, e.g.A30 slips, e.g.A30 can be deliveredslips, tocan support be laterdelivered phases of theto support later Trevassack site; and in response to longer term issues of sea level rise at the b) Builtb) Built development development should beshould directed be todirected the area to thethe east area of theto thecurrent eastphases of theCauseway. of the Trevassack site; and in response to longer term issues of school currentbuildings, s pluschool building buildings, heights plus should building be no more heights than 2should storey. This besea nowill morelevel rise at the Causeway. ensurethan the setting 2 storey. of the Mill This Complex will ensureScheduled the Monument setting to of the the west Mill of the Complex b) If the Council concludes that the new A30 junction for Hayle is at High Lanes, site, whichScheduled forms part Monument of the World to Heritage the west Site, of is notthe inappropriately site, which impacted forms part ofthis safeguarding policy will no longer apply upon. Whenthe World developing Heritage design proposals,Site, is referencenot inappropriately should be made impacted tob) the If World theupon. Council concludes that the new A30 junction for Hayle is at High HeritageWhen Site Managementdeveloping Plan.design A Heritage proposals, Impact reference Assessment should will be requiredbe Lanes,made to c)this Delivery safeguarding of an A30 junction policy and related will eastno / longerwest slips applyand local highways the World Heritage Site Management Plan. A Heritage Impactjunctions will need to integrate in this area with Mellanear Road and with the c) DeliveryAssessment of a new access will be to required the school should be delivered on the eastern proposed link road through the Trevassack H-UE1 urban extension edge of the site, in doing so the road and junction should be delivered toc) a designDelivery of an A30 junction and related east / west slips and local standardc) Delivery that would of allowa new it toaccess accommodate to the trafficschool from should further be builtdelivered developmenthighways on theThe sitejunctions is within St Erthwill Parish. need St toErth integrateParish Council in are thispreparing area a with Mellanear to the southeastern of the edge site, ofbeyond the site,the Plan in perioddoing confirmationso the road of acapacitynd junction of localRoad should andNeighbourhood with the Plan proposed which should also link be road referred through to, when developing the Trevassack any H-UE1 sewagebe treatment delivered facility, to or provisiona design of alternative standard facilities that is requiredwould prior allowurban to it toextensionproposals for this site commencementaccommodate of the scheme,traffic from to ensure further there built are no development significant effects to the upon south of Marazionthe Marsh site, SPAbeyond the Plan period d) The site is within St Erth Parish. St Erth Parish Council are preparing a Neighbourhood Plan which should also be referred to, when developing Table 1: Continued any proposals for this site

Policy: H-D1 Barview: Future Direction of Growth 12 Hayle, Cornwall | Concept plan Document | Policy ContextSite area: 11.3 hectares Allocation: C3 Housing and ancillary services and facilities FigureFigure 3: H2Hayle: Hayle Transport Transport Strategy map Strategy Map Hayle, Cornwall | Concept plan Document | Policy Context 13 E AR NO N LA N T R E V Sch s L MU C T T h ginHae h ON E H

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Figure 4: Hayle Green Infrastructure Strategy map 2.0 2.2 Climate Change and moving towards a future of net zero carbon Energy efficiency and low carbon heat 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 a Climate when it is proposed that an average new dwelling will produce 31% less Change emergency in 2019. Hayle Town Council has also declared carbon dioxide compared to present standards. Building regulations are a climate emergency. In relation to proposals for built development, then proposed to raise again in 2025 to a future home’s standard, where and considering its longevity, nothing should be planned now without it is proposed that an average new dwelling would produce 75 – 80% less considering and demonstrating how it can actively reduce carbon carbon dioxide than one built to present standards. These are seen as emissions with an eventual aim that all new development will be carbon key targets to ensure that the road to zero carbon is achieved. net zero. Meeting higher building regulations will require a combination of higher The concept plan site in Hayle will be built out over the next 10 to 20- levels of insulation and low carbon heating, which for example would year period, and the first houses on the site are not likely to start being mean an average new home would have a heat pump, a waste water built until late 2021 or 2022 at the earliest, when new building regulations heat recovery system, triple glazing and minimum standards for walls, are due to apply. Therefore, any emerging applications will need to floors and roofs that significantly limit any heat loss. Homes will also be demonstrate how they will seek to reduce emissions and mitigate against required to be future proofed to enable further energy efficiency measures the effects of climate change. to ensure the path to zero carbon is achievable. Image 6: Electric car charging port Cornwall Council published a Climate Change Action Plan, which The above higher standards will apply to the homes proposed within the states the following commitments in relation to the role of planning and masterplan site due to the timescales involved in site delivery. development:…. Building with Nature : ”Reinstating of the Zero Carbon Homes for new homes through legislation outlining a trajectory towards the introduction net-zero targets for all new Cornwall Council supports the Building with Nature standard and is using homes and near zero-carbon for commercial buildings at the earliest it in the development of masterplans and the Council’s own development opportunity….. Require that new developments should respect the highest proposals. It is expected that any scheme coming forward in the area standards of sustainability in every aspect (design, drainage, green covered by the concept plan should be capable of achieving award of the infrastructure, transport)”. standard.

Further to the above document, a Climate Change Development Plan Building with Nature was developed to help develop successful green document is being prepared by the council which will set out further infrastructure as part of comprehensive development planning and is a policies and allocations to help Cornwall meet climate change mitigation recognised industry standard. It sets out five core standards to define and adaptation measures and is due to be adopted in 2021. a green infrastructure approach to planning and development alongside The emerging proposals for the Hayle Southern Growth Area Concept standards for design related to water, wellbeing and wildlife. They Plan will be required to adhere to this changing policy context, and in distinguish green infrastructure from a more conventional approach of particular to refer to the Cornwall Council climate change documents. the design and delivery of open and green space. The CORE standards encompass the following principles and set out how a successful scheme led by green infrastructure can be drawn together as part of a Image 7: CC Graphic to symbolise sustainable living masterplanned approach:

Hayle, Cornwall | Concept plan Document | Policy Context 15 2.0 Integrated net zero masterplan 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 meets local priorities and needs as articulated in local policy or masterplan, 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, paths and cycleways designed to provide green infrastructure. Ensures that adequate provision is made for good connectivity for pedestrians and cyclists whilst also reducing how green infrastructure will be managed and maintained including car travel distances, will be a priority. the responsibility for these activities and their funding.

• The integration of electric points for cars and cycles in the streets The standards may be accessed at: and in proposed housing/ garages to meet future demand ( quantity https://www.buildingwithnature.org.uk to be confirmed by CC highways during any pre-application Image 8: Shared Streets, town making and energy efficient buildings , discussions.) Goldsmith Street, Mikhail Riches Open Space, Biodiversity & Drainage : • Pedestrian and cycle priority. • A biodiversity net gain ( minimum 10%) in ecological habitat types • Creating mixed use developments with integrated employment/ and an increase in tree planting within streets/ spaces and gardens leisure and living to minimise the need for vehicular travel. to support the Forest for Cornwall project

• The creation of strong sustainable transport linkages into the town • A scheme that follows the principles of and could achieve Good or to encourage the use of local facilities and ensure a more resilient Excellent under the Building with Nature criteria. and sustainable town centre. • A scheme that manages water use and flood prevention to the Building with Nature : highest and most creative and sustainable standards, creating amenity and space for nature. • Green infrastructure forms a multifunctional network, operating at a landscape scale. Ensures that individual features form and • The ability to grow food on site, including within the open space contribute to a multifunctional network of green infrastructure areas. Community orchards and allotments are proposed to operating at a landscape scale. encourage children and adults to enjoy the pleasure of growing ehir own food and in the proccess co-work and understand the • Green infrastructure reflects and enhances the character of the natural life cycle. local environment. Ensures that the green infrastructure reflects the character of the local environment and positively contributes • Choosing resilient plant species and planting that help us manage to local identity, landscape character and vernacular, and a sense climate change ( including plants that are drought and water of place. tolerant). Image 9: Maximising solar gain 16 Hayle, Cornwall | Concept plan Document | Policy Context 3.0 | STAKEHOLDER3.0 CONSULTATION 3.0 3.0 STAKEHOLDER ENGAGEMENT

3.1 Key Stakeholder Engagement : • Hayle is now seen as having three retail centres with the • Most of the convenience stores and retail are all focussed development, of the Marsh Lane West Cornwall Retail Park, around the core town centres. Small local stores located which generates significant turnover. within the residential areas seem to struggle due to the As part of the process of developing the concept plan, a series of • There are 3 schools – Penpol Primary School, Bodriggy Primary influence of ASDA and budget shopping. People seem stakeholder meetings and workshops have been carried out over School and Hayle Academy Secondary School serving the town ( happy to walk to these shops rather than pay extra with the a 6 month period. These have included separate workshops with in addition, there is a private school, St Pirans) convenience of having a shop on their door step. Cornwall Council officers, councillors and landowners to ensure • The A30 is seen as a natural/ physical boundary for any future • The new harbour scheme does not provide any additional that technical, realistic and aspirational solutions can be sought and development to avoid development spreading out into open community facilities for the town. delivered. A 6 week public consultation was then carried out following countryside. the stakeholder workshops, with exhibitions taking place in the town • Paradise Park is a massive tourist attraction for the town and is Cornwall Council officers meeting on 13/14 September 2019. The concept plan has been informed by the biggest in Hayle. • Desperate need for sports pitch provision due to the lack of the feedback from these consultations. In addition, the draft concept • Lack of facilities is a main issue for residents. any dual use pitches in partnership with the local schools plan was presented to the Cornwall Design Review Panel which has • The rugby, football, tennis and cricket clubs all own their own and sports clubs. Either enable dual use of existing pitches helped to define the final proposal. Consultation reports which set out grounds and therefore aren’t obliged to provide dual use pitches. or provide new recreational pitch provision in the DPD site more detail on the stakeholder engagement and public consultation • Open space provision isn’t necessarily an issue with the three allocation. Topography of the site may limit location of any can be viewed on the Cornwall Council website. miles of golden sand available; however there is lack of ‘walkable’ new pitches. open space. • Three retail centres were identified – Copperhouse, Foundry The first meetings with key stakeholders focused on trying to better • Hayle is the only town without a sports hall with local residents and Marsh Lane West Cornwall Retail Park. understand the town and establish ‘what works’ and ‘what doesn’t having to travel out of town to places such as Carn Brea or • Open space provision is generally very good with the work’ very well and to see if the proposed urban extensions can assist to use such facilities. beaches and the Towans. Trelissick is slightly isolated with in resolving any current issues and help to create a better place to live • A leisure centre with indoor sports provision including a swimming limited access to nearby open space. and work. A summary of these findings are as follows; pool is desired. • Primary schools are at capacity with a new primary school • There are no large scale community halls or large floor spaces to identified within the DPD site allocation. 3.1.1 Neighbourhoods and Land Use hire. The existing spaces for events can hold a maximum of circa • Two main routes identified through the town – the local’s 50 people. Large community events have nowhere local to use. route to avoid tourist traffic along High Lanes and the Councillors meeting • Local sports clubs even go out of town for their annual dinners main route along Penpol Terrace and around the harbour, Key messages were: because of the lack of available facilities. sometimes referred to as the tourist route. • Hayle’s two town centres are due to the huge industrial • Only one hotel in the town – The White Hart – which has no • Allotment take up in Hayle is high with the potential need for heritage of the town and the creation of two iron foundries. function rooms to cater for large events. new allotment space. Cornwall Council’s minimum allotment These rival foundries created two communities – Foundry and • 17,000 self catering holiday units within Hayle – second only to size is 2,500sqm. Copperhouse. . These benefit the town through local employment and • Penpol School and Bodriggy School were associated with each tourist expenditure within the town. community respectively. • Hayle is popular for bird watchers with the large RSPB bird • Over time, with the closure of the foundries and continued reserve. It’s also popular with walkers who use the South West development the two distinct communities have become Coast Path. blurred and have perhaps led to the creation of new perceived • The retail centres comprise of a lot of independent shops which ‘neighbourhoods’ within Hayle. These include Ventonleague, seem to be flourishing in the town. Some shops draw local Copperhouse Pool, Trelissick, Mount Pleasant etc. people from out of town in – such as Mr B’s ice cream and Philps Pasties. 18 Hayle, Cornwall | Concept plan Document | Stakeholder Engagement 3.0

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

Hayle, Cornwall | Concept plan Document | Stakeholder Engagement 19 3.0

3.1.2 Transport and Access

Councillors meeting • Existing pedestrian and cycle connections should be improved • The Councillors reiterated the baseline situation that the and new routes designed into the scheme to ensure that junctions onto the A30 are at capacity and that there is an access to key facilities ( Foundry and Copperhouse ) is straight existing capacity issue on the networks along Guildford Road/ forward Carwin Rise, Foundry and Penpol / St Georges Hill / High Lanes. Proposed drainage There needs to be an improvement. • Returning water at source through natural percolation is the • The harbour scheme will also increase traffic flows on the main best stratergy for drainage. Drainage percolation rates are routes, Hayle Terrace etc. variable in the area and so attenuation may be necessary. • A preference for the Tolroy junction onto the A30 and that it • Attenuation should be in the form of above ground features ( should be constructed in advance of any further development ponds/ swales). in the town. Timing is a key issue. If the alternative option at • There needs to be a strategic drainage strategy for the whole High Lanes were to be progressed, it must include a road site rather than piece meal development. linking it to Mellanear Road. • The proposed framework plan should aim to explore more • The creation of a new spine road is necessary to alleviate ground breaking strategies for drainage. pressure on Penpol /St Georges Hill / High Lanes. Any change to existing lanes should be done sensitively and if hedgebanks are removed, they should be replaced. • Current development schemes do not understand or reflect the sense of “place” that is related to Hayle. • The new primary school needs to be located outside of the existing school catchment areas. • The scheme should include/allow for additional community facilities ( eg small shop) for emergency supplies. Supply and demand will dictate.

Cornwall Council officers meeting • There is a need for a new junction onto the A30 at either Tolroy or further east. • There is an improvement scheme for Loggans A30 roundabout • A new spine road should be included in the framework plan to alleviate extra movements on the existing road network ( Penpol /St Georges Hill / High Lanes) • There should be multiple connections from the spine road into the existing road network to future mitigate capacity on existing junctions.

20 Hayle, Cornwall | Concept plan Document | Stakeholder Engagement 3.0

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

Hayle, Cornwall | Concept plan Document | Stakeholder Engagement 21 3.0 3.1.3 Heritage and Environment

Councillors meeting • Developments along Highlanes are changing the character • Penpol fields are perceived as having the greatest influence/ • There are few ‘Green Assets’ within the town but location near of the landscape – more needs to be done to replace and effect on the World Heritage Site and best used as a ‘Green beaches is noted. enhance the boundaries (ie where hedgebank are removed Gap’. This should be low impact/sustainable and semi natural • Sustainable walkways and ex – mining rail routes are available they need to be replaced/made better). and informal in use (low intervention). Town park? – perhaps (King George V walkway) and have a number of hertitage including SUDS and green initiatives for habitat creation ? assets (bridges and structures) of interest to walkers and • Mellanear Valley and Millponds is a mature landscaped valley Cornwall Council officers meeting visitors. (no known designations) – although there is a SAM associated • Historic coach road (Highlanes) was the main turnpike access • Trelisick housing area has no green space (1930’s) and other with the Millponds and Foundry. Some synergy with Penpol to town with a number of drop down access roads linking to new developments have limited/small individual play provision Site and ‘Green Gap’ would be welcomed. foreshore and site of industry and harbour. and open space. • Other area of landscape investigation within the site should be • There are a number of listed buildings along Highlanes and • Green Assets within town include Millpond area, Mellanear the hedge banks (no classification known) and also the areas the road should be viewed as a heritage asset which is being Valley, Ellis Park, King George V walkway, Bayview open to the west of the site where some mature landscape/scrub is weakened by adjoining developments. space, the Rec (including skate park) and of course the links to evident centred on known mining and industrial usage. • High Lanes is now a primary ‘locals’ cut through at peak times the beaches and Towans. • Full ecological, hedgebank and arboricultural survey should be – the perception is this is at capacity already and not really fit • Wilsons Pool could be made a more useable asset (flat) but carried out ahead of masterplanning to know constraints. for purpose (not wide enough / no continuous paths) need to would need fairly extensive reclamation. • Acoustic and visual studies with massing may be required – encourage for other modes of transport other than car use. • Penpol site is viewed as a green gap – ‘leave it alone’ area. especially along the upper North East portion of site where • HUE-1 site was historically owned by three manors (Penpol, History of appeal site and impact on WHS is understood. This panoramic views from A30 over Hayle and out to St Ives may Bodriggy and Trevassick) – using different landuse techniques could be an asset to Trelisick and Melanear Valley as a corridor be affected by development. and included industrial mining activities. or green area and buffer to any development – the question • Historic links from the site to the town need to be explored – is what is it? (Community orchards? Allotments? Fields? Dog The second meeting focused on some emerging masterplan permeability is there but needs to be highlighted and explored walking? All of these? Habitat creations and possible SANG proposals that responded to the first workshop. The summary of to maximise links. (Suitable Alternative Natural Greenspace?). Site needs to this meeting found that all parties were largely supportive of the • A number of historic links through the site (from Highlanes to define and designate use to protect it. emerging solution, including officers, Town Council members, CC north) are visible but underused due to physical boundary of • Investigate linear parks linking with the Penpol site (green councillors and landowners. A30 – there are some linkages (tunnel /underpass) – these corridors?) for alternative access to POS. routes also have hedge banks. • Allotments are in high demand • East- West links are poor generally – and new developments • Holiday season is now 5-6 months / year due to location and are impermeable islands within Hayle. links with natural environment, beaches and being well placed • Play provision across the whole town is fairly low and would for ‘things to do’. not fully serve an urban extension. • Flooding is a concern locally with the causeway being possibly • School pitches are not open to public use (dual use) and do not impassable in years to come. Flood alleviation and SUDS have higher demand activities (gym/school hall) available to scheme (on plot and attenuation locally) is preferred – not the community out of hours. increase pressure on main system.

22 Hayle, Cornwall | Concept plan Document | Stakeholder Engagement 3.0

Figure 9: Heritage and environment ; councillors Figure 10: Heritage and environment ; CC officers

Hayle, Cornwall | Concept plan Document | Stakeholder Engagement 23 3.0

3.2 Community Engagement : day public exhibition was held in the town at the Passmore Edwards consultation period. A large number of those received were via the Institute, at the following times: ● Friday 13 September 2019, 10am Story Map’s automated email responses to the specific question Consultation on the Hayle Masterplan document took place for a 6 to 4pm ● Saturday 14 September 2019, 10am to 1pm. raised throughout the Masterplan document. A similar number of week period between 2 September and 14 October 2019. A public comments were made by those attending the two day exhibition in notice publicising the consultation was published in the Cornish 137 members of the public attended the exhibition over the two days. the town. weekly papers the week commencing 2 September depending on Officers from Cornwall Council and Town Councillors were present to publication times. discuss the proposals and answer questions. A summary of the main considerations/ recommendations for the next draft of the Concept plan arising from the consultation feedback All statutory bodies and other important local bodies were notified A total of 89 email representations were received during the 6 week are as follows: of the consultation period, including how and where documents could be viewed, and how to make representations. Letters/ emails were also sent to landowners and residents/ organisations that had previously responded and wished to be kept informed.

A link to all the documentation was on the front page of the council’s website. The document was available to download online from the Council’s website. Paper copies of the document and the response form were also available to view at One Stop Shop, Hayle Town Council Offices and Hayle Library and One Stop Shop.

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 were 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 bite size summary leaflet was produced which summarised the purpose and content of the Hayle Masterplan 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 Hayle Town Council and Hayle Library. Hayle Draft Masterplan Consultation Report December 2019 5 Information Classification: PUBLIC A two Image 10: Public Exhibition Images

24 Hayle, Cornwall | Concept plan Document | Stakeholder Engagement • Reference to the Hayle 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 3.0 for the site area.

• Consideration to making reference to visual and noise buffers in the Concept plan document in relation to proximity to the A30 road, particularly near the proposed new school.

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

• Give consideration to sports pitch provision in the west of the site.

• Ongoing engagement with health providers to be reflected with the next draft of the Concept plan.

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

• Continue to reflect opportunities for sustainable transport in the next draft of the document.

• Consideration to be given to the next draft of the Concept plan better reflecting the phased approach to delivering the wider Hayle transport strategy.

• The scope and purpose of green spaces to continue to be reflected in the next draft of the document.

• Review the layout and guidance within the concept plan and give consideration whether any employment area amendments are required within the next draft.

• The Creating Better Townscape and design element of the concept plan to be reviewed and amended as appropriate within the next draft.

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

• Consideration given to including the recommendations on the Image 11 : Public Exhibition Images draft concept plan from the Cornwall Design Review Panel meeting on the 2 October 2019 Hayle, Cornwall | Concept plan Document | Stakeholder Engagement 25 Image 11: Drone photograph