Trevarthian Road, St Austell Development

Trevarthian Road, St Austell Development Brief CORNWALL COLLEGE, ST AUSTELL DEVELOPMENT BRIEF Turner Holden Town Planning Consultants Hawkridge House Chelston Business Park Wellington Somerset TA21 8YA Tel: 01823 666150 Fax. 018F23 666631OR M e-mail: [email protected] E S I G N GROUP

Form Design Group Architects Tin Quay House North Quay Sutton Harbour Plymouth PL4 0RA Tel: 01752 668839 Fax: 01752 273800 e-mail: [email protected]

Environs Partnership Landscape Architecture & Environmental Planning The Old Rectory South Walks Road Dorchester Dorset DT1 1DT Tel: 01305 250455 Fax: 01305 264645 JUNE 2006 e-mail: [email protected] Foreword

This Development Brief is the result of a long and thorough technical and public consultation process which will act as a model for the way Restormel Borough Council deals with major developments in the future. This process involves neighbours of proposed developments and the wider public at an early date. It provides for the Community Benefits that will be the subject of a legal agreement associated with a future planning application to be agreed in broad terms.

This approach is now set out in the Council’s adopted Statement of Community Involvement.

In order for this new way to be effective, the proposed developers need to have imagination and work positively with the Council to ensure that we get the best development for the Borough whilst still reflecting commercial realities.

The former College site is in a wonderful, sustainable location with good access to all facilities. This development brief will ensure a high quality development including affordable homes, employment space and Community uses.

It was adopted by the Council as a Supplementary Development Document on 1st February 2006.

Cllr Annette Egerton DBE Portfolio holder for Planning and Regeneration Restormel Borough Council

Preface

Development Briefs provide a stepping stone between the provisions of planning policy and the form and detail of a planning application. They can perform a number of functions, such as promoting a site for development, interpreting Development Plan policies, or addressing a particular site constraint or opportunity. Most importantly, however, Development Briefs are intended to enhance the efficiency of the planning process and improve the quality of development.

Restormel Borough Council consider that a Development Brief is required for the whole of the site and agreed with the Local Planning Authority before any planning applications are approved.

This Development Brief, hereafter simply referred to as ‘The Brief’, has been prepared by Turner Holden, Town Planning Consultants, Form Design Group, Architects, Environs Partnership, Landscape Architects, WSP Development.

CONTENTS

1. Introduction 6 5. Constraints, Assets and Opportunities 34 1.1 Brief and scope 6 5.1 Constraints 34 1.2 Objectives 6 5.2 Assets & Opportunities 35

2. Background 7 6. Defining the Urban Form 36 2.1 Location 7 6.1 Development Objectives 36 2.2 The History of Cornwall College at St Austell 9 6.2 Design Principles 36 2.3 Planning Policy 10 6.3 Development Proposals 37 2.4 Design Guidance 12 6.4 Site Movement 38 2.5 Existing St Austell Regeneration Initiatives and Studies 6.5 Landscape 39 2.6 Market Conditions 12 6.6 Development Mix 39 2.7 Community Consultation 13 6.7 Concept Plan 42 14 6.8 Future management of the public realm 43 3. Site Context 3.1 Settings and Landform 15 7. Implementation 44 3.2 Land Use 15 3.3 Movement 16 3.4 Built Environment 18 21 4. Site Appraisal 4.1 Topography 25 4.2 Landscape 26 4.3 Ecology 27 4.4 Infrastructure 31 4.5 Archaeology 33 33

1. INTRODUCTION 1.2 Objectives 1.1 Brief and scope This Brief has five main objectives. It is intended to: This brief: • Describe the physical and economic characteristics of the • Describes the Cornwall College site in terms of its site and its surroundings; physical and historical context, and outlines the national, • Clarify the relevant policy context that will influence the strategic and local plans and policies which govern its development of the site; development; • Make clear the general mix of land uses considered appropriate; • Appraises the natural and built form of the site: vegetation, • Promote a high standard of design; ecology, views, history and archaeology, together with • Seek a redevelopment that will contribute towards the the infrastructure, pedestrian and vehicular movement regeneration of this part of St Austell. patterns; In meeting these objectives, Restormel Borough Council believe • Analyses the constraints, assets and opportunities of it is important to ensure that the Brief: the site and outlines urban design issues relating to the • Recognises the views of the wide range of individuals, site. land owners, neighbours and agencies that will be affected by, and involved in, the redevelopment of the The purpose of this Brief is to provide a framework for the future College site; development of the St Austell College site. • Promotes a scheme that recognises the particular opportunities, constraints and challenges presented by The basis for the Brief is the Restormel Borough Local Plan. It the site; and provides guidance as to how the site should be redeveloped, • Ensures that the proposals are genuinely deliverable. and is intended to guide the formulation and submission of future planning applications. The Brief does not seek to be overly prescriptive in terms of the detailed design of the redevelopment of the site. Good The consultation exercise consisted of a seven week period design will not be secured by dictating the detailing or precise commencing on 4 April 2005. The purpose of this exercise was siting of new buildings, nor pre-determining the materials to to introduce the Brief to the people and organisations which will be used. Rather, the Brief sets out the design principles that most be affected by the development at the site, and to consider Restormel Borough Council believe will provide a sound basis changes to the proposals resulting from this process. for the detailed design of proposals that will, in due course, be included in planning applications.

2. BACKGROUND

2.1 Location

St Austell © Crown Copyright All rights reserved Situated in mid Cornwall on a south facing escarpment near (100018632) 2006 to the south coast, with a population of 28,000, St Austell is the largest town in Cornwall. Originally a market town, but expanding over the years through mining and the china clay industry, the historic core of the town retains buildings from the 15th century onwards.

The character of St Austell is defined by its geography. It lies to the south of the Hensbarrow granite massif with its industrial landscape of china clay workings. The town is at the confluence of several steeply sided, densely wooded river valleys. This hillside location affords significant views across and out of the The Site town.

Within the town, the medieval pattern was one of tall buildings and a strong sense of enclosure. Narrow curved streets radiated out from the central focus of the town, Holy Trinity Church. In the last century, this tight development was surrounded by a suburban green belt of large residences in spacious, mature gardens, and the railway line bisected and disrupted the original Holy Trinity street pattern. The town expanded massively with large scale Church housing development from the 1930’s, predominantly on gentler slopes to the north east of the town centre.

The Site and its Setting Town Centre

0 50 100 200 300 400m Diagram 1 0 50 100 200 300 400m

1 2

a 9

N SITE CONTEXT 1 5

L EWIS WAY The area contained within the brief is considered here at two CORNWALL COUNTY th (100018632) 2006 Pa Cookworthy

Path

TRURO AND ST AUSTELL CO CONST

levels: the Cornwall College site itself (the Site) and the part of 2 4

Pavillion 18 St Austell in which it sits (the Site Context). John Keay House Bowling Green

Tennis Courts

The Site Context is defined by its incongruity with the 2 1 surrounding urban fabric. Whilst much of St Austell north of

11 3 the railway line is characterised by small scale post 1907 0

UE EN AV RE O M CA SY

housing development which follows the contours of the FB 36

3 6

hillside, the Site Context area contains large mass, coarse John Keay House 1

79 grained buildings set in open space. These include civic LB 3 Chan 7

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uses (leisure centre, police and fire station), educational 5

5 6

5 5 4 4

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establishments (Cornwall College, Poltair School), 14 2

8m 2. 11

Cappoquin

16 employment establishments (John Keay House, St Austell Hebron Penkerris

3 The Witheys 8

8 3 Brewery) and low density housing. 6 H 86 ILL 84 SI LO D 2 S

E TW 3 St Austell RO 4 O

46 A O 7

D 8 D

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Views exist from the site to the historic industrial landscape Brewery 112.5m 8

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and open countryside to the north and west. John Keay t

2 6

1 4

House dominates the northern prospect, providing a dramatic Y

Poltair School E

Reservoirs B

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El I CORNWALL COUNTY RESTORMEL DISTRICT POLTAIR ED POLTAIR WARD Sub intervention into the landscape close to the skyline. The elevation Sta

1 2

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E of this area offers both strategic panoramas and glimpses back 73

R 67

T B M 1 13 .7 2m

over the town to the sea. Chy El Sub Sta

Tank 2 Playing Field Poltair School POLTAIR CR

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2 6 Cornwall College The Site is the former campus of Cornwall College and is located

51a

Pond 110.9m

Brewery 63 P Tennis Court O

immediately north of St Austell’s railway station. It is bordered L

T Club A I R E D

Grandstand AD Club 1 E by Palace Road to the south and Trevarthian Road to the west RO 6 AV N AIR IA LB LT Fire Station El O H 105.5m Sub P 1 T 4 Sta and north. On its eastern side, a football pitch occupies the AR Football Ground EV TR

BM area between the Site and Poltair Road; to the south east it is 105.17m 37a 39 4 E 7

P 3

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R O A A 27 7 D AH flanked by a public park and to the west of this, by residences Bdy R ard W nd R G D a C E

8 100.9m

2 WB

P Leisure 78.6m

set in extensive grounds. O T CEN RES PC C RRY 21

L E Pavilion NSM CAR AD T RO ON Tank Centre LY AR

A C

Ambulance Station I

R Point Gribben 17 Bowling Green

2 6 Fire Station

O S

N T

O A 15 U

A Vicarage LB R S T T H E L

H D ILL L Poltair Grounds PK 1 Fire Tower

Tennis Courts P 90.2m A Polkyth L Recreation Centre A 11 Corporation Yard C GP E Rosenannon R 94.2m

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O 2 0 Sub A Sta D th Pa Playground D Carlyon House Sta A (Government b El Su 94.8m RO Car Park Offices) Site Context N Car Park EXISTING LAND USE LYO

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c S i f f T Library O CORNWSALTL COAUNUTYSTELL RESTORMEL DISTRICT TREVARNA ED a arn 2.2 History of Cornwall College at St Austell Trev ST AUSTELL

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1 2 S T A

TREVARNA ED TREVARNA WARD U CORNWALL AND WEST PLYCMar OPaUrkTH EURO CONST TRURO AND ST AUSTELL CO CONST S T

Main Line Railway E Pat h L Issues L

Surgery Surgery

Residential MP 286 0 50 100 150 200 250 Police Station FB SL Library 103 81 97 Education Diagram 2

Sport & Recreation

Employment

Civic uses

Transport Interchange

Open Fields In the early part of the 20th Century, the Trevarthian of St Austell’s town centre. This provides an opportunity Road site was predominantly a residential area bordered for a high quality mixed-use re-development scheme by Palace Road and Trevarthian Road. Within the site able to contribute towards Restormel Borough Council’s there were two significant houses – Methleigh House and regeneration objectives in the town. Trevarthian House. During the mid part of the century the owners of Trevarthian House gifted part of their land to the County as a ‘demonstrative garden’. Part of the property was also used as research laboratories for English China Clay, now Imerys. An area adjacent to Methleigh House gardens was used for informal recreation and over the years became a popular cricket field.

In the latter part of the 20th Century, Cornwall County

Council acquired Methleigh House and established an Existing Campus outpost of Cornwall College. By the end of the sixties it became a very successful college in its own right – Mid Cornwall College.

In the mid-seventies a Sixth Form College was built on the cricket ground adjacent to Mid Cornwall College and in 1993 Mid Cornwall College and the Sixth Form College merged to create St Austell College. In August 2001, St Austell College merged with Cornwall College to provide a 21st Century ‘Learning and Skills Centre’ to meet the needs of local people and the business community.

As part of a major project aimed at enhancing the learning and skills facilities available in St Austell, the College has taken the decision to relocate to John Keay House approximately 400 metres to the north of the existing site. The move, which will take place during 2005, has left the existing site surplus to requirements and created a vacant previously developed site on the northern edge

Existing Campus

2.3 Planning Policy PPG3 also requires the best use of housing land. Local protected and enhanced (Policy 2). authorities are required to avoid developments of less than iii. A mix of house types and tenure that meets the needs of The planning policy context for the Brief is set by national 30 dwellings per hectare (net), and to revise their parking the whole community will be encouraged (Policy 9). policy guidance and the Development Plan, which standards so that on average developments do not have iv. Development should make best use of existing comprises RPG10, the adopted Cornwall Structure Plan more than 1.5 off-street parking spaces per dwelling. infrastructure and ensure that the necessary improvements (2004) and the Restormel Borough Local Plan 2001-2011, to infrastructure are made (Policy 15). which was adopted in 2001. A summary of the relevant PPG 13 emphasises the importance of integrating v. Development should be focused on the Strategic Urban planning policies is set out below. transport planning with the other elements of sustainable Centres (including St Austell) according to their role and development. function. (Policy 16). National Policy vi. Development should support priorities to broaden St Government policy of particular relevance to the PPG 17 sets out the Government’s guidance on planning for Austell’s economic base and the regeneration of the town development strategy for the site is contained in PPS1, new open spaces and advises that in assessing planning centre. (Policy 20). Delivering Sustainable Development (General Policy and applications for development, local authorities should seek vii Consideration should be given to the overall impact on Principle), PPG3 (Housing) and PPG 13 (Transport), PPG opportunities to improve the local open space network. travel patterns and the availability of alternative locations 17, Planning for Open Space, Sport and Recreation, PPG for development in order to minimise the need to travel 25, Development and Flood Risk. PPG 25 sets out the Government’s guidance on how flood and to increase choice of travel by walking, cycling and risk should be considered at all stages of the planning public transport (Policy 28). PPS1 (2005) makes clear that the role of the planning system and development process. It sets out the importance the is to ensure a better quality of life, both now and in the Government attaches to the management and reduction future. It sets out the Government’s overarching planning of flood risk in the land-use planning process, to acting policies on the delivery of sustainable development through on a precautionary basis and taking into account climate the planning system. It also places emphasis on achieving change. good design. Strategic Policy PPG3 expands upon the Government’s objectives for good The principle strategic policy issues relevant to the site are design and encourages local authorities to adopt policies summarised below: which create places and spaces that are attractive, have a distinctive identity, and enhance local character whilst i. Development should bring about a long term and focusing on the needs of pedestrians, rather than the sustainable improvement to Cornwall’s economic, social movement and parking of vehicles, and promoting the and environmental circumstances without harming future energy efficiency of new housing where possible. opportunity (Policy 1).

ii. The quality, character, diversity and local distinctiveness of the natural and built environment of Cornwall will be

10 Local Policy development envelopes will be assessed and permitted xiii. the provision of open space or a commuted sum should if the proposals include any of the following (Policy be secured to allow for such provision in the immediate Within the Local Plan, the College site is designated as a ‘school 71): locality from all residential development via a planning facility’, as is the Poltair School to the north. The southern • Affordable housing; obligation (Policy 89). part of the site and land immediately to the west and east is • High density consistent with the character of the area; xiv. all development should provide adequate provision for designated as an ‘Area of Special Character’. Such an area • Retention and conversion of a large house or building surface water discharge (Policy 110). is described as a property in large grounds, often with mature particularly if it is listed; xv. potential benefits may result from development (Policy gardens, which help to give a green feel to areas of towns. • Housing designed to cater for single people and first 2). Development proposals within such an area should not harm time occupiers. xvi. specific design principles should be applied for new the character of the area (Policy SA4). vii. housing development within development envelopes developments (Policy 6). The football ground to the northeast and the park to the east are will not be permitted if it includes the following (Policy xvii. new developments should provide a save and secure designated as ‘Existing Formal Open Space’. 72): environment (Policy 50). • Development on employment land when such xviii. specific design standards for new employment Trevarthian Road, Palace Road and Carlyon Road (to the south development would be harmful to the availability of development should be met (Policy 51). east of the park) are designated for ‘Area Traffic Calming’ employment land; (Policy SA22), whilst the latter two roads are also designated • Development on open space where it would result in a Emerging Local Plan as a ‘Proposed Leisure Trail/ Cycle Route’. A ‘Secure Bike Park’ shortage of open space; The Local Plan review is at a very early stage, an Issues and is proposed within the railway station site on the southern • Development of land, which is considered to contribute Options Report having been published in 2003. The Issues and boundary of Palace Road, opposite the site. significantly to the character of the area. Options report identifies the college relocation as an emerging viii. a “reasonable provision for affordable housing” should issue and recognises the regeneration opportunities on the A number of further policies are also relevant to development of be secured from new housing developments. The existing sites for a mixture of uses. this site. These are summarised below: proportion required on each site will vary according to i. new development should be directed to specific urban market and site conditions (Policy 74). Supplementary Planning Document areas including St Austell (Policy 1). ix. the maximum required parking standards are as follows The development will be expected to deliver affordable housing ii. development within development envelopes will be (Policy 79): to reflect the identified need in St Austell. Developers should take considered acceptable in principle (Policy 3). • 1 space per residential unit in Town Restraint areas and account of Restormel Borough Council’s specific Supplementary iii. new development will be required to comply with specific 2 spaces elsewhere; Planning Guidance on ‘S106 Planning Obligations and development and design principles • 1 space per 35 sqm GFA for office development. Community Infrastructure’. (Policy 6). x. new development will only be permitted where it will be iv. certain infrastructure that is made necessary by a compatible with the surrounding road network (Policy proposed development should be secured through 80). planning conditions or legal agreements (Policy 7). xi. new development should include provision for v. development should encourage the use of public pedestrians and cyclists (Policy 81). transport and minimise the need for car travel xii. prioritised access for public transport services should be (Policy 9). secured within new housing, industrial and commercial vi. proposals for unidentified housing sites within developments (Policy 82).

11 2.4 Design Guidance 2.5 Existing Studies and Initiatives

A key Government objective is to encourage good design and This Brief has been prepared within the context of other Civic Pride Initiative - Restormel Borough Council have layout for all new developments, as set out in PPS1 and PPG3. initiatives for the regeneration of St Austell. The following successfully applied to The South West Regional Development This is supported by other guidance documents, including: studies/ initiatives are of relevance: Agency for funding through their Civic Pride Initiative which seeks to help towns and cities in the South West to repair and enhance i. By Design in the Planning System: Towards Better Cornwall & Scilly Urban Survey 2002, Historic characterisation their townscape and make urban life more attractive as well as Practice, CABE and DETR, May 2000; for regeneration: St Austell - This presents the major findings improve economic and social prospects. The Stage 1 study for ii. Places, Streets and Movement – A Companion Guide and recommendations arising from a character assessment of the St Austell project looked at the potential for improving the to Design Bulletin 32 Residential Roads and Footpaths, St Austell in connection with the Objective 1 European funding quality of the natural ‘Gateways’ to the town – “the points at DETR, September 1998; programme. The primary study area for this project incorporated which you feel you have arrived in St Austell, whether by train, iii. Our Towns and Cities: The Future-Delivering an Urban the southern part of the proposed development site within a bus, car, foot or bicycle”. This project runs in parallel with the Renaissance, DETR, November 2000; and ‘suburban residential character area’. The report highlighted town centre redevelopment scheme and a major ‘Urban Village’ iv. Sustainable Urban Extensions: Planning Through Design the importance of landscaping as a strong character feature of development to the north of the town centre. – A Collaborative Approach to Developing Sustainable the area. Town Extensions Through Enquiry by Design, The Prince’s Stage 2 of the Civic Pride Initiative related to proposals and ideas Foundation, September 2000. Carlyon Road Urban Village Development Brief, 2000, - This to improve the public realm of St Austell town centre and create was prepared by David Lock Associates Limited on behalf of new spaces for pedestrians. This included the enhancement of Using these guidelines, the design of the new development will Restormel Borough Council, Devon and Cornwall Housing Trevarthian Road on the southern side of the railway footbridge seek a quality environment that: Association, the Regional Development Agency and the Princes which links the College site to the town centre. Foundation. It provides a guide for the implementation of i. acknowledges and enhances the character of the area; proposals for the Carlyon Road development area including These studies show that there is considerable development ii. provides an attractive focus to the wider urban area; housing, employment uses, a hotel, an arts centre/ theatre and either planned or under way in St Austell. This demonstrates iii. promotes a positive sense of local identity; care centre. the commitment at a local and strategic level to regenerate the iv. creates a place that people will enjoy living in; and town. It is within this climate of change that the development of v. reflects Government guidance on achieving more Proposed redevelopment of St Austell Station to create Transport the College site should be considered. The studies and projects sustainable communities and higher residential Interchange – There are tentative proposals to reconfigure the described above should therefore help to shape the nature of development densities. train/ bus station and make the northern side of the railway proposals on the College site. line the main entrance to the railway station and free up the southern side for a bus terminus with a dedicated link to the Eden Project.

12 2.6 Market Conditions

A market appraisal has been undertaken by Maze Consulting. It concludes this is a site of low profile, albeit highly accessible to the town centre. There is an indirect route by road and direct by pedestrian bridge. The railway creates a barrier which is difficult to overcome in commercial use terms. The site also has a profile only on to quiet suburban roads and this will not change even if the railway station is reordered with an access from Palace Road.

This site, therefore, is primarily a residential site where elements of mixed use may be successful. Managed office space in Methleigh may prove successful and a small component of office through the site would be achievable. However, there are other sites better suited for office development within the town. There is also the potential for small retail uses such as a convenience store, designed to meet the immediate local population needs. A doctor’s surgery may also prove to be successful.

The report suggests that a small unit office scheme, together with Methleigh, may be successful at Trevarthian Road. They must, however, be uses that fit comfortably with residential development, are well designed and have low car parking requirements. It is estimated that the market could support total commercial space up to 20,000sqft.

13 2.7 Community Consultation

Initial consultation with residents from Trevarthian Road, Palace Road and North Hill Park raised the following issues:

• Measures needed to reduce congestion outside St Austell Brewery. • Traffic calming on Palace Road. • Improvements to visibility splays as cars enter and exit the College site. • The retention of Methleigh House. • Improved links with the local park and play areas. • Protection of important trees and enhanced landscaping. • New buildings not to exceed the height of existing ones. • Careful attention to issues of proximity and overlooking. • Sensitive treatment of existing boundaries.

1. Preparation of 2. Near Neighbour 4. Draft Issued Following this, consultation on the Development Brief was (Draft) Consultation. to Statutory extended to encompass the wider community, statutory Consultation (Key Issues) Consultees for bodies and other influential third parties. The process of Development Brief comment consultation for the Development Brief project is set out here. 3. Feed Near Neighbour Consultation issues 4. Draft Issued back into Draft Consultation Brief. for public consultation. (6 Weeks)

7. Brief Adopted by 6. Amended by 5. Responses fed back into Restormel BC as Restormal Borough Revised Development Brief SPG Council

14 Diagram 3

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N SITE CONTEXT TOPOGRAPHY 1 5

th Pa Cookworthy

Path (100018632) 2006 TRURO AND ST AUSTELL CO CONST

2 4 3.1 Setting and Landform Pavillion 18

Bowling Green

Tennis Courts

9 2 The town centre lies at the base of a gentle ridge between two 1 river valleys which flow from the north to the south (Diagram 4).

3 0

UE The Site Context covers an area from the town centre, extending EN AV RE O M CA SY

FB 36

3 north east around the side of the ridge, forming a south facing 6

John Keay House

to south east facing escarpment. Within this, the Site lies in 1 79

3 Chan 7

Jarmel 7 6 6 P 2

O 69 5 the southern portion of the Site Context, on the south facing L 5 6

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escarpment. 4 4

6 2

39 5

a 5

14 2

8m 2. 11

Cappoquin

Hebron

Penkerris

3 The Witheys 8

3 6

HI LLS IDE RO 8 AD 6

LO 8 ST 4 WO OD RO AD

3 4

2 112.5m 8

4 3

2 2

5 6

T 2

1 t

1 4

Poltair School

Reservoirs B

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CORNWALL COUNTY RESTORMEL DISTRICT POLTAIR ED POLTAIR WARD Sta

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D B A M O 1 R 13 .7 Y 2 E m S S I

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Pond 110.9m

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T CEN RES PC Y C 1 ERR 2 Pavilion NSM CAR AD RO N YO Tank RL CA

Ambulance Station

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2 6 Fire Station S T

15 A U Vicarage LB S T E L L

Poltair Grounds 1

Fire Tower

Tennis Courts 90.2m Polkyth Recreation Centre

11 Corporation Yard GP Rosenannon

94.2m

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Playground Carlyon House a b St (Government El Su 94.8m Car Park Offices)

Car Park D 4 ROA N

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SITE TOPOGRAPHY Youth

1 Centre

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P Offi o ces n d Magistrates s s e Court c i

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Pat E h L Context Topography Issues L

Surgery low high Surgery

MP 286

103

Existing Site Topography 81 97 0low h5ig0h 100 150 200 250 15 Diagram 4

1 2

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N EXISTING LAND USE 1 5

th Pa Cookworthy (100018632) 2006 Path TRURO AND ST AUSTELL CO CONST

2 4 The area of St Austell in which the site is located (the Site Pavillion 18 Bowling Green

Context) can be divided into sections, categorised by their land Tennis Courts

9 2 uses. The Site Context is characterised by a variety of uses. 1

3 0

UE EN AV RE O M Transport Interchange CA SY

FB 36

3 3

The St Austell transport interchange, which comprises the 6

John Keay House 1

railway and bus station, lies immediately to the south of the 79 LB

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Jarmel 7 6 6 P 2

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site and is sandwiched between the site and the town centre. I Jacks R

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5 6

5 5 4 4

6 2

39 5

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14 2

8m 2. 11

Civic Uses Cappoquin 16

Hebron

Penkerris

12 3 Civic uses are concentrated to the south-east of the site: The Witheys 8

3 6

HI LLS IDE RO 8 AD 6

LO 84 STW buildings include the police station, fire station and a leisure OO D RO AD

3 4

46 7

centre. 8

2 112.5m 8

4 3

2 2

5 6

T 2

1 t

6 1 Sport and Recreation 4

Poltair School

Reservoirs B

7 In between the site and this civic zone is an area of green space m El Sub

CORNWALL COUNTY RESTORMEL DISTRICT POLTAIR ED POLTAIR WARD Sta

1 2

ST AUSTELL

comprising sport and recreation uses, including Poltair park, a 1 CORNWALL AND WEST PLYMOUTH EURO CONST TRURO AND ST AUSTELL CO CONST POLTAIR WARD 0

D B A M O 1 R 13 .7 Y bowling green and the football club. This effectively provides a 2m E S S I

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Tank 2 Playing Field Poltair green wedge along the eastern boundary of the site from Carlyon School SCENT POLTAIR CRE

Chy

2 Road, up the hill, to Trevarthian Road. 6

EXISTING LAND USE Site Context 51a Pond 110.9m

Brewery 63 P Tennis Court O L

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Development Site 1 6

NUE AVE LB TAIR POL Opposite the football ground, on the northern side of Trevarthian El 105.5m Sub 1 Sta 4 Football Ground

Road and to the northeast of the site is Poltair School and its Residential 8

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4 7

P 3

I associated playing fields. This means that the green wedge R 14

A 27

7 D E ENU dy AV rd B AM Wa AH and R GR ED C

Education 8 100.9m is effectively extended through to the settlement edge to the 2 WB

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Ambulance Sport & Recreation Station Point Gribben 17

Bowling Green

2 6 Fire Station S

received planning approval for educational use. T

15 A U Vicarage LB S T E L L

Poltair Grounds 1

Employment Fire Tower

Tennis Courts 90.2m Polkyth Recreation Centre

11 Corporation Yard GP Rosenannon

94.2m

Pa El 2

Civic uses 0 Sub Sta

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Playground Carlyon House a b St (Government El Su 94.8m Car Park Offices)

Car Park To the north of the site, and to the west of the School, there is D 4 ROA N

RLYO

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Youth

1 Centre

1 2

Transport Interchange P Offi o ces n d Magistrates s s e Court c i

f 2 s O e

c i f f an important employment site, which is dominated by St Austell Library O CORNWSALTL COAUNUTYSTELL RESTORMEL DISTRICT TREVARNA ED a arn

Trev ST AUSCTarEPLaLrk

1 2 S T A

TREVARNA ED TREVARNA WARD U CORNWALL AND WEST PLYCMar OPaUrkTH EURO CONST TRURO AND ST AUSTELL CO CONST brewery. This is accessed from, and fronts onto, Trevarthian S T

Pat E Open Fields h L Issues L

Surgery Surgery

MP 286

103

0 50 100 150 200 250 81 97 16 Diagram 5

1 2

a 9

N VISUAL ENVELOPE 1 5

Road and is a key site providing jobs, history and identity within 8

L EWIS WAY

CORNWALL COUNTY

th the community. Pa Cookworthy

Path

TRURO AND ST AUSTELL CO CONST

2 4

Tennis Courts

9 2 The Site Context contains small pockets of low density housing (100018632) 2006 1 interspersed within the more dominant uses described above.

11 3 Those closest to the site itself are found along Trevarthian Road 0

UE EN AV RE O M CA SY

FB 36 3

(to the west of the brewery) and Palace Road (to the west of the 3 6

park). John Keay House 1

3 Chan 7

Jarmel 7 6 6 P 2

O 69 5 5 L 6

3 T

A Cousin

I Jacks R

FS E

D 9

5 6

5 5 4 4

6 2

39 5

a 5

14 2

m Visual Envelope .8 2 11

Cappoquin

Hebron

Penkerris

3 The Witheys 8

3 6

HI There are three key landmark structures which provide reference LLS IDE RO 8 AD 6

LO 8 ST 4 WO OD RO AD

points within the Site Context: 2

3 4

2 112.5m 8

• D John Keay House sits high on the hillside and is visible A

4 3

2 2

5 6

T 2

1 t

o 2

from a distance on the approaches to the town, as well 6

1 4

Poltair School

as being a dominant feature within Polkyth and adjacent Reservoirs B M

El Sub

CORNWALL COUNTY RESTORMEL DISTRICT POLTAIR ED POLTAIR WARD Sta 1 neighbourhoods. 2

ST AUSTELL

1 CORNWALL AND WEST PLYMOUTH EURO CONST TRURO AND ST AUSTELL CO CONST POLTAIR WARD 0 • The tower structure to St Austell Brewery provides a 73 67

D B A M O 1 R 13 .7 Y 2 E m S S I

O Chy G E R T localised reference point along Trevarthian Road. El Sub Sta

Tank 2 Playing Field Poltair School

SCENT POLTAIR CRE

• The spire of Holy Trinity Church is a marker within the Chy

town centre but is also clearly visible on the skyline 51a

Pond 110.9m

Brewery 63 P Tennis Court O L

T Club from various points within the Site Context. A I R E D

Grandstand Club

1 The topography provides a variety of panoramic, framed and 6 NUE AVE LB TAIR POL

El 105.5m Sub 1 Sta 4 glimpsed views. At various points along the radial routes Football Ground

BM 105.17m 37a secondary views are experienced over the countryside to the 39

4 7

P 3

I R 14

A 27

7 D E ENU dy AV rd B AM Wa AH and R sea. There are serial and contained views throughout the area, GR ED C

8 100.9m

2 WB

78.6m

T CEN RES often framed by the mature planting of boundary enclosures. PC Y C 1 ERR 2 Pavilion NSM Landmark CAR STRATEGIC VIEWS D A RO N YO Tank RL CA

Ambulance Station

Point Gribben 17

Bowling Green

2 6 Fire Station S T

15 A U Vicarage LB S T

Focal Node E L L

Poltair Grounds 1

Fire Tower

Tennis Courts 90.2m Polkyth Recreation Centre

11 Corporation Yard GP Serial & Glimpse Views Rosenannon

94.2m

Pa El

2 0 Sub Sta

th Pa

Playground Carlyon House a b St (Government El Su 94.8m Car Park Offices)

Car Park D 4 ROA N

RLYO

CA 6

Youth

1 Centre 6 1

Panorama 2 P Offi o ces n d Magistrates s s e Court c i

f 2 s O e

c i f f

Library O CORNWSALTL COAUNUTYSTELL RESTORMEL DISTRICT TREVARNA ED a arn

Trev ST AUSCTarEPLaLrk

1 2 S T A

TREVARNA ED TREVARNA WARD U CORNWALL AND WEST PLYCMar OPaUrkTH EURO CONST TRURO AND ST AUSTELL CO CONST S T

Pat E h L Issues L

Surgery Surgery

MP 286 Church FB SL

103 0 50 100 150 200 250 81 97 17 Diagram 6

1 2

a 9 1

N ACCESS & MOVEMENT 5

L EWIS 3.3 Movement WAY CORNWALL COUNTY

th Pa Cookworthy

Path

TRURO AND ST AUSTELL CO CONST

2 4

Trevarthian Road and Palace Road run between the junctions Bowling Green (100018632) 2006 with Tregonissey Road/ Poltair Road and Carlyon Road, serving Tennis Courts

2 1 only local destinations, with no through traffic. As a result

11 3 all vehicular movements associated with the site can only be 0

UE EN AV RE O M CA accommodated through these routes. There are currently two SY

FB 36

3 6

accesses into the site from Palace Road, and three accesses on John Keay House 1

79 Trevarthian Road. Three of the accesses are independent, but LB

3 Chan 7

Jarmel 7 6 6 P 2

O 69 5 5 L 6

3 T

A Cousin

I Jacks R

FS E

D 9

there is a one-way link through from Palace Road to Trevarthian 5 y

5 a 6

5 5

4 4 W

6 2

9 n

3 5 2

Road. There are also two formal pedestrian accesses to the lane a e 5

14 2 d

m E 8 2. 11

Cappoquin along the eastern boundary of the site, adjacent to the football 16 Hebron

Penkerris

3 The Witheys 8

club. 8

3 6

HI LLS IDE RO 8 AD 6

LO 8 ST 4 WO OD RO AD

3 4

46 7

As traffic is limited to local destinations, including the station car Town centre 10 minutes 8

2 112.5m 8

ped shed (800metres) R

4 3

2 2

5 6

park, the total flows are low, with in the order of 460 movements E

T 2

1 t

6 1 on Palace Road in the AM peak and 210 movements in the PM 4

Poltair School

Reservoirs B

El Sub

peak. CORNWALL COUNTY RESTORMEL DISTRICT POLTAIR ED POLTAIR WARD Sta

1 2

ST AUSTELL

1 CORNWALL AND WEST PLYMOUTH EURO CONST TRURO AND ST AUSTELL CO CONST POLTAIR WARD 0

D B A M O 1 R 13 .7 Y 2 E m S S I

O The Draft Transport Assessment Report (Jubb Consulting G Chy E R T El Sub Sta

Tank 2 Playing Field Poltair School

SCENT Engineers Ltd June 2004), considered site accessibility, traffic POLTAIR CRE

Chy

6 generation and trip distribution associated with a proposal

51a

Pond 110.9m

Brewery 63 for 233 mixed residential units and 20,000 sq.ft. of office P Tennis Court O L

T Club A I R E Main line Railway D MOVEMENT & CONNECTIONS Grandstand accommodation. The report included the following points within Club 1 6

NUE AVE LB TAIR POL

El 105.5m Sub 1 Sta 4 the conclusion: Football Ground Primary Access

• There is no off-site parking problem associated with the BM Routes (vehicular) 105.17m 37a 39

4 7

P 3

I R 14

A 27 current site usage; 7 D UE VEN Bdy Town centre A ard AM W AH and R GR ED C

Secondary Access 8 100.9m 5 minutes 2 WB

• The site is well served by both rail and bus being located 78.6m T Routes (vehicular) CEN RES PC Y C 1 ped shed ERR 2 Pavilion NSM CAR AD RO N YO Tank RL CA

(400metres) Ambulance 250m from a major public transport interchange; Station

Point Gribben 17

Pedestrian Paths Bowling Green

2 6 Fire Station S T

15 A • U Vicarage LB

The level of traffic generated by the housing is considerably S T E L L

Poltair Grounds 1 lower than that of the College and therefore will not cause Strategic Cycle Route Fire Tower

Tennis Courts 90.2m Polkyth Recreation Centre

any further delay or capacity problems; 11 Corporation Yard GP Rosenannon Urban

94.2m

Pa El

2 0 Sub Sta

th Site Context Pa Village • The main vehicular access points currently serving Playground Carlyon House a b St (Government El Su 94.8m Car Park Offices)

Car Park D 4 ROA N

RLYO CA 6

the site are established from Trevarthian Road which Youth

1 Centre

1 2

P Offi o ces n d Magistrates s s e Court c i f

f Development Site 2 s O n e c i f f

Library O represents the most suitable area from which to pursue w CORNWSALTL COAUNUTYSTELL RESTORMEL DISTRICT TREVARNA ED rna reva ST AUSTELL

o T Car Park 1

t e 2

r S T

t A s U TREVARNA ED TREVARNA WARD CORNWALL AND WEST PLYCMar OPaUrkTH EURO CONST TRURO AND ST AUSTELL CO CONST o S

n T

n a n E Pat r h L Issues T st ow L e u t Surgery Urban Gateway/ c S To Surgery re t MP 286 Node cen FB

SL 103 ce 7 n 81 Padding9 ton - Penza lway 0 50 100 150 200 250 main line rai 18 Diagram 7 access arrangements to serve a future redevelopment. Carlyon Road crossing is longer and more indirect, but is gently Public Transport The primary access points will therefore be located along sloping, although greatly exceeds disability access standards. the northern stretch of Trevarthian Road. Within the site, terracing has created steep level changes on The site is located adjacent to the main rail and bus stations the north-south axis, while from west to east the gradient is for St Austell, providing the highest standard of access to these In December 2004 WSP produced an ‘Access and Movement more gradual. The public footpath which runs adjacent to the services. The existing transport proposals for St Austell include Strategy’ for the site which supplemented the Jubb assessment Poltair Road football ground and diagonally through Poltair for the regeneration of these facilities by 2006 to provide an up and dealt with all modes of travel. The impact of the relocation Park makes use of an attractive setting and moderate gradients to date, high quality transport interchange. of Cornwall College to John Keay House has been assessed by to take pedestrians from the north east of the town to the town Hyder in a ‘Transportation Assessment’ dated 2002. centre. It is understood that the redevelopment of the rail station will mean that the main station facilities and parking will be on the Pedestrian Movement The main destinations available within walking distance are: northern side of the line. • the town centre Much of St Austell is built on a sloping hillside, and the • the rail and bus interchange The rail services have been set out in the draft Transport escarpment to the north of the town means that it is not possible • the library, leisure centre and civic uses on Carlyon Assessment Report (Jubb Consulting Engineers Ltd June 2004) to accommodate wheelchair accessible routes within the Road. provided to support the site development proposals. The report existing urban framework. • The new college site at John Keay House. highlights 19 train movements in each direction per day. These are operated by 3 companies, First Great Western, Virgin and Most of the site lies within 500m of the town centre (defined as Cycle Movement Wessex Trains. The most frequent services are those provided by

Holy Trinity Church) However, because of the barrier created TheWessex site Trainslies a verywith short14 per distance day in each from direction.Sustrans NationalThese provide Cycle by the railway line, the site lies wholly outside the 400m ‘ped The local destinations for cycle trips are essentially the same as Routelinks to no.3 most (Sustainable of the minor Transport rail stations Charity: on the The main National line as Cycle well shed’ (the 5 minutes walking distance people would be willing for pedestrians; however there are also more distant destinations Network,as branch whichlines including will deliver Newquay 10,000 and miles Falmouth of safe, Docks. attractive to walk to reach a neighbourhood centre) but wholly within the for which cycle use is appropriate. These include: cycle routes by 2005). 800m ‘ped shed’ (10 minutes walking distance from a district or • The District Council Offices 1000m to the southwest; The bus services are also set out in the draft Transport

regional centre). • Retail Park on Pentewan Road 1000m to the southwest; NationalAssessment Cycle Report Route and no.3 this passes indicates just beyond a total the of eastern 21 service end • Superstore 1500m to the south-east; ofroutes the sitebeing on served Carlyon from Road, the Buswhere Station. it is on-road, The principal passing external south The Paddington to Penzance railway line creates a strong • Employment Land at Holmbush 2000m to the east, and; ofdestinations the Railway with Station direct on services High Cross are: Street, where it becomes a barrier to pedestrian movement from the site to the town. • the National Cycle Network Route No.3 on Carlyon Road traffic-free• London; route. Thus the site not only has direct connections to Consequently, pedestrians in the northern part of St Austell 200m to the east linking to the Eden Project and the the• townPenzance; centre, it also has cycleway connections to attractions wishing to cross to the town centre have two options: to cross Cornish Way and West Country Way cycle routes. such• asHelston; the Eden Project, and to the national cycle routes of the the pedestrian footbridge over the railway line at the foot of As with pedestrians, there are very strong desire lines from and Cornish• Eden Way Project; (123 mile long route from Padstow to Bude) and Trevarthian Road, or to use the vehicular bridge at the junction through the site focused upon movement to the north side of the• WestTruro; Country Way (252 miles of cycle route from Cornwall of Palace and Carlyon Roads. Trevarthian Road and along Palace Road, and the track through to• the RiverBodmin; Avon), both of which connect into the national cycle the playing fields to Carlyon Road. These desire lines are shown network.• Falmouth, and; The footbridge crossing is closer to the site but is inaccessible on Diagram 16 (page 32). • Newquay. to cyclists, wheelchair users and those with pushchairs. The

19 N SITE MOVEMENT

The principal internal destinations with direct services include:

El CORNWALL COUNTY RESTORMEL DISTRICT POLTAIR ED POLTAIR WARD Sub

• Holmbush; Sta

1 2

• ASDA, and; ST AUSTELL

D B A M O 1 R 13 .7 Y (100018632) 2006 2 E m S S I

O Chy G E R T El Sub Sta

Tank 2 Poltair Playing Field School

SCENT POLTAIR CRE

Chy

51a

Pond 110.9m

Brewery 63 Tennis Court

Club

Grandstand Club

1 6

NUE AVE LB TAIR POL

El 105.5m Sub 1 Sta 4 Football Ground

BM 105.17m

7 D NUE AVE HAM GRA

100.9m

PC Pavilion

Point Gribben

Bowling Green S T

15 A U S T

SITE MOVEMENT Primary Access Routes E L L

(vehicular) Poltair Grounds 1 Secondary Access Routes

(vehicular) Tennis Courts

11 GP Traffic Calming Rosenannon

94.2m th Pa

th Pa Pedestrian Desire Lines Playground a b St El Su 94.8m

Car Park D 4 ROA

Strategic Cycle Route LYON R CA 6

P o n d s s e

c i

f 2 s O e

c i f f

Library O a arn Site Boundary Trev

0 50 100 150 20 Diagram 8

0 50 100 150 3.4 Built Environment

Townscape Character Assessment

Part of the study area has undergone a character assessment within the report prepared by the Cornwall and Isles of Scilly Urban Survey (June 2002). This examined the south of the area where the mature gardens and trees provide a green backdrop for the whole town. The study identifies that the introduction of high density modern housing, and subdivision of large plots is likely to be detrimental to important character features, especially where boundary enclosures are at risk. The study also advises against the introduction of new street frontages that detract from the sense of enclosure provided by mature planting.

Along Trevarthian Road the elevated semi-detached Victorian villas make a positive contribution to the townscape. A mixture of two and three storey granite faced elevations together with dormer windows, dressed stone bays and well proportioned windows contrast strongly with the robust industrial stone and render enclosure to the brewery. John Keay House St Austell Brewery

The open boundary to the College site at this position exposes the poor quality of the College buildings, which are mainly faced with calcium silicate brick. Within the site, Methleigh House is the only building of architectural merit. It is recommended that this structure is retained and integrated within the redevelopment if possible. The Cornwall Urban Survey has identified buildings of historical interest in the neighbourhood but none are listed or within the site curtilage.

To the north of Trevarthian and Carlyon Road the townscape is fragmented, varying between the larger buildings of Poltair Upper Trevarthian Road

21 N URBAN GRAIN

Community School and John Keay House and separate pockets of suburban housing. The character here is more open, a © Crown Copyright All rights reserved transition between the town and the upland landscape. This is (100018632) 2006 a visible feature from the long view on the approaches to the town.

Urban Grain

Diagram 8 illustrates the varying footprints of different forms of building. The inherent fragmentation in the townscape results from the juxtaposition of these forms, low-density housing sits between industrial and educational uses. There is a low ratio of building to site area and this also contributes to a sense of disconnection. There is opportunity to intensify land use, to conform to accepted urban densities, provided the dominant character areas are respected.

EXISTING LAND USE Site Context

Development Site 0 50 100 150 200 250 22 Diagram 9 Residential

Education

Sport & Recreation

Employment

Civic uses

Transport Interchange

Open Fields

1 2

a 9

N EDGES & INTERFACES 1 5

Edges and Interfaces 8

L EWIS WAY

CORNWALL COUNTY

th Pa Cookworthy

Path

TRURO AND ST AUSTELL CO CONST

2 4

Character zones within the study area are partially defined by Pavillion 18 boundary treatments and landscape interventions. Close to Bowling Green

9 2 the town centre mature gardens and granite walls dominate 1 (100018632) 2006 and these give way to hedgerows then more open lawns as

11 3 one moves north. Diagram 9 analyses how these enclosures 0 UE EN AV RE O M CA SY

FB 36 3

influence perception of the townscape along the radial routes. 3 6

John Keay House 1

3 Chan 7

Jarmel 7

6 6 It describes the nature of enclosure and highlights the P 2

O 69 5 5 L 6

3 T

A Cousin

I Jacks R

FS E

D 9

5 6

5 opportunities for repair and maintaining visual continuity. 5 4 4

6 2

39 5

a 5

14 2

8m 2. 11

Cappoquin

Hebron

Penkerris

3 The Witheys 8

3 6

HI LLS IDE RO 8 AD 6

LO 8 ST 4 WO OD RO AD

3 4

46 7

LANDSCAPE FEATURES Site Context 8

2 112.5m 8

4 3

2 2

5 6

T 2

1 t

o 2 EDGES & INTERFACES 6

Positive Townscape

1 4

Poltair School

Reservoirs B

El Sub

CORNWALL COUNTY RESTORMEL DISTRICT POLTAIR ED POLTAIR WARD Sta 1 Strong Landscaped 2

ST AUSTELL 1 Enclosure CORNWALL AND WEST PLYMOUTH EURO CONST TRURO AND ST AUSTELL CO CONST POLTAIR WARD 0 73

D B A M O 1 R 13 .7 Y 2 E m S S I

O Chy G E R T El Sub Sta

Tank 2 Playing Field Poltair Fragmented Townscape School

SCENT POLTAIR CRE

Chy

51a Fragmented Landscape Pond 110.9m

Brewery 63 P Tennis Court O L

T Club A I R

Edge E D

Grandstand Club

1 6

NUE AVE LB TAIR POL

El 105.5m Sub 1 Sta 4 Weak Townscape Football Ground

BM 105.17m 37a

4 7

P 3

I R 14 Special Character/ R

A 27

7 D E ENU dy AV rd B AM Wa AH and R GR ED C

8 Mature Gardens 100.9m 2 WB

78.6m

T CEN RES PC Y C 1 ERR 2 Pavilion NSM CAR AD RO N YO Tank RL Mature Gardens CA Ambulance Station

Point Gribben 17

Bowling Green

2 6 Fire Station S T

15 A U Vicarage LB S T E L L

Poltair Grounds

Sport Grounds 1

Fire Tower

Tennis Courts 90.2m Polkyth Recreation Centre

11 Corporation Yard GP Open Lawns Rosenannon 94.2m

Pa El

2 0 Sub Sta

th Pa

Playground Carlyon House a b St (Government El Su 94.8m Car Park Offices)

Car Park D 4 ROA N

RLYO CA 6

Park Youth

1 Centre

1 2

P Offi o ces n d Magistrates s s e Court c i

f 2 s O e

c i f f

Library O CORNWSALTL COAUNUTYSTELL RESTORMEL DISTRICT TREVARNA ED a arn

Trev ST AUSCTarEPLaLrk

1 2 S T A

Open Fields U TREVARNA ED TREVARNA WARD CORNWALL AND WEST PLYCMar OPaUrkTH EURO CONST TRURO AND ST AUSTELL CO CONST S T

Pat E h L Issues L

Surgery Surgery

MP 286

SL 0 50 100 150 200 250 103 81 97 23 Diagram 10

1 2

a 9

N FACILITIES & FUNCTIONS 1 5

8 Facilities L EWIS WAY

CORNWALL COUNTY

th Pa Cookworthy public Path

TRURO AND ST AUSTELL CO CONST house

Bowling Green educational and employment functions. These loosely relate to (100018632) 2006 Tennis Courts

9 2 a green recreational spine that includes Poltair Park, the football 1 club and the grounds of Poltair school. Diagram 10 shows how

3 0

UE EN AV these “campus “ developments are grouped and relate to each RE O M CA SY

FB 36

3 3

other within the study area. 6

John Keay House 1

3 Chan 7

Jarmel 7 6 6 P 2

O 69 5 5 L 6

3 T

A Cousin

I Jacks R

FS E

D 9

5 6

5 5 Scale, Form and Massing 4 4 6 2

39 5

a 5

14 2

8m 2. 11

Cappoquin

Hebron

Penkerris

12 3 The scale and mass of buildings within the Site Context varies The Witheys 8

3 6

HI LLS IDE RO 8 AD 6

considerably. Few of the buildings exceed three storeys except LO 8 ST 4 WO OD RO AD

3 4

at John Keay House, where the open landscape setting softens 7

2 112.5m 8

2 4 their impact. 3 Y

2 2

5 6

T 2

1 t

1 4

Poltair School

Reservoirs B

El Sub

CORNWALL COUNTY RESTORMEL DISTRICT POLTAIR ED POLTAIR WARD Sta

1 2

ST AUSTELL

1 CORNWALL AND WEST PLYMOUTH EURO CONST TRURO AND ST AUSTELL CO CONST POLTAIR WARD 0

D B A M O 1 R 13 .7 Y 2 E m S S I

O Chy G E R T El Sub Sta

Tank 2 Playing Field Poltair School

SCENT POLTAIR CRE

Chy

FACILITIES & FUNCTIONS Site Context 51a Pond 110.9m

Brewery 63 P Tennis Court O L

T Club A I R E D

Grandstand Club

Development Site 1 6

NUE AVE LB TAIR POL

El 105.5m Sub 1 Sta 4 Football Ground

Residential 8

BM 105.17m 37a

4 7

P 3

I R 14

A 27

7 D E ENU dy AV rd B AM Wa AH and R GR ED C

Education 8 100.9m

2 WB

78.6m

T CEN RES PC Y C 1 ERR 2 Pavilion NSM CAR AD RO N YO Tank RL CA

Ambulance Sport & Recreation Station Point Gribben 17

Bowling Green

2 6 Fire Station S T

15 A U Vicarage LB S T E L L

Poltair Grounds 1

Employment Fire Tower

Tennis Courts 90.2m Polkyth Recreation Centre

11 Corporation Yard GP Rosenannon

94.2m

Pa El 2

Civic uses 0 Sub Sta

th e Pa Playground Carlyon House r a b St (Government El Su t 94.8m Car Park Offices) n Car Park

e D 4 ROA N

RLYO

c CA 6

Youth

1 Centre

1 2

Transport Interchange P Offi n o ce s n d Magistrates s s e Court c i

f 2 s O e

c w i f f

Library O o CORNWSALTL COAUNUTYSTELL RESTORMEL DISTRICT TREVARNA ED t rna a

Trev ST AUSCTarEPLaLrk 1

o 2 S t T A

TREVARNA ED TREVARNA WARD U CORNWALL AND WEST PLYCMar OPaUrkTH EURO CONST TRURO AND ST AUSTELL CO CONST S T

Pat E Community/ Public h L Issues L

Surgery Destinations Surgery MP 286

103

81 97 0 50 100 150 200 250 24 Diagram 11 N SITE AS EXISTING

4 SITE APPRAISAL

El Sub CORNWALL COUNTY RESTORMEL DISTRICT POLTAIR ED POLTAIR WARD Sta

(100018632) 2006 1 CORNWALL AND WEST PLYMOUTH EURO CONST TRURO AND ST AUSTELL CO CONST POLTAIR WARD 0

sculpted to accommodate these buildings over time. The 73

D B A M O 1 R 13 result is a dense site coverage with significant visual Y .7 2 E m S S I

O Chy G E R T impact. The buildings themselves lack architectural merit El Sub Sta

Tank 2 Poltair and sit uncomfortably in the landscape. The exception Playing Field School

SCENT POLTAIR CRE is Methliegh House and the potential for retention of this Chy

6 premises should be thoroughly investigated as part of any planning application. 51a

Pond 110.9m

Brewery 63 Tennis Court

Club

Grandstand Club

1 6

NUE AVE LB TAIR POL

El 105.5m Sub 1 Sta 4 Football Ground

BM 105.17m

7 D NUE AVE HAM GRA

100.9m

PC Pavilion

Point Gribben

Bowling Green S T

15 A U S T E L L

Poltair Grounds 1

Tennis Courts

11 GP Rosenannon

94.2m th Pa

th Pa

Playground

a b St El Su 94.8m

Car Park D 4 ROA N

RLYO CA 6

P o n d s s e

c i

f 2 s O e

c i f f

Library O a arn SITE AS EXISTING Site Boundary Trev

0 50 100 150 25 Diagram 12 N SITE TOPOGRAPHY

4.1 Topography

El CORNWALL COUNTY RESTORMEL DISTRICT POLTAIR ED POLTAIR WARD Sub

Whilst the natural topography of the site would have been of a Sta

1 2

1 CORNWALL AND WEST PLYMOUTH EURO CONST TRURO AND ST AUSTELL CO CONST POLTAIR WARD 0

large, level footprints of the Cornwall College buildings have (100018632) 2006 73

D B A M 1 O necessitated significant terracing. They also break the grain 1 R 3 .7 Y 2 E m S S I

O Chy G E R and orientation of the adjacent pre 1907 development, which T El Sub Sta

Tank 2 Poltair followed the contours. Playing Field School

SCENT POLTAIR CRE

Chy

51a

Pond 110.9m

Brewery 63 Tennis Court

Club

Grandstand Club

1 6

NUE AVE LB TAIR POL

El 105.5m Sub 1 Sta 4 Football Ground

BM 105.17m

7 D NUE AVE HAM GRA

100.9m

PC Pavilion

Point Gribben

Bowling Green S T

15 A U S T E L L

Poltair Grounds 1

Tennis Courts

11 GP Rosenannon

94.2m th Pa

th Pa

Playground

a b St El Su 94.8m

Car Park D 4 Existing Topography ROA SITE TOPOGRAPHY N RLYO

low high CA 6

P o n d s s e

c i

f 2 s O e

c i f f

Library O rna Site Boundary reva T

0 50 100 150 26 Diagram 13

0 50 100 150 4.2 Landscape Between the Brewery and the residential buildings, a more East: The eastern boundary of the site, adjacent to the football recent addition to the Brewery site presents a blank, bulky ground, is characterised by a 1.5m high Cornish hedge planted Vistas, Views and Boundaries gable end to the street, the only unattractive element of this with beech. The hedge has not been managed and so creates frontage. a dense screen up to 8-10m high, blocking views both into and North: From the northern side of the site along Trevarthian Road out of the site. there are good views out from the site to the north, towards a The same situation occurs on the southeast section of the site, well established urban townscape, comprising Victorian granite adjacent to Poltair Gardens, with a hawthorn hedge on top of 3 storey buildings, semi detached and elevated, set well back the wall. from the road. East of this the view is dominated by the historic St Austell Brewery building, with its landmark tower which sits high on the skyline.

St Austell Brewery / Trevarthian Road

The view south into the site provides the most open aspect of the entire site. The car park to the northeast has been well screened from the road, but while there are a number of trees along the northern edge of the site, they do not screen the views of the large mass of the college buildings from Trevarthian Road. Public Pathway to Rifle Club / Football Club

St Austell Brewery

Upper Trevarthian Road

27 South East: West of Poltair Gardens, the site abuts the rear of a itself. This may change when the improvement works to the number of properties on Palace Road. No.2 (Polkirt) and no.3 station take place. Beyond this are distant, attractive, southerly have the advantage of dense summer screen from hawthorn views of open countryside. hedges on the boundary, and cupressus and birch trees on the site; this screening is lessened after leaf fall. There are direct On the western frontage of the site, the narrowness of Trevarthian views into the upper windows of no. 4 Palace Road (Tall Trees) Road is emphasised by high granite walls, which in some from within the site. sections are backed by tall, dense planting. A small terrace of houses abuts the site on this western side, screening views into and out of the site.

Methleigh House / Palace Road

Rear Boundary to Palace Road Properties

Palace Road / Railway Station Car Park

South West: The entire south western frontage of the site, where

it abuts Palace Road, is characterised by a long established, Palace Road / Railway Station Car Park 1.2m high granite boundary wall and dense, mature trees, except for a more open section in front of Methleigh House. This This townscape character echoes the few remaining Victorian character continues along the entire length of Palace Road and elements of the railway station, such as the platform footbridge. forms an attractive, mature backdrop to the station platforms, The foreground views towards the station from the site are broken by a glimpse of Methleigh House. unattractive, consisting of an open, unscreened car park, beyond which are the rather dilapidated buildings of the station

Palace Road / Railway Station Car Park

28 N SITE VIEWS - OPPORTUNITIES & PRIVACY ISSUES

Views

El CORNWALL COUNTY RESTORMEL DISTRICT POLTAIR ED POLTAIR WARD Sub

facing site. Diagram 13 illustrates where views into and from ST AUSTELL

(100018632) 2006 1 CORNWALL AND WEST PLYMOUTH EURO CONST TRURO AND ST AUSTELL CO CONST POLTAIR WARD 0

the site offer constraints and opportunities. Building close to 73

D B A M O the site boundary must avoid overlooking. The natural falls can 1 R 13 .7 Y 2 E m S S I

O Chy G E R assist in protecting existing views and creating new vistas. T El Sub Sta

Tank 2 Poltair Playing Field School

SCENT The detailed proposals should take account of the need to prevent POLTAIR CRE Chy

2 the overlooking of properties along Palace Road. Reinforced 6 landscaping would be beneficial along this boundary. 51a

Pond 110.9m

Brewery 63 Tennis Court

Club

Grandstand Club

1 6

NUE AVE LB TAIR POL

El 105.5m Sub 1 Sta 4 Football Ground

BM 105.17m

7 D NUE AVE Good Views HAM SITE VIEWS - OPPORTUNITIES &PRIVACY ISSUES A GR

100.9m

2 Poor Views / PC Views Needing Blocking Pavilion

Point Gribben

Retain Screening Bowling Green S T

15 A U S T E L L

Poltair Grounds More Screening Needed 1

Site Boundary Tennis Courts

11 GP Rosenannon

94.2m th Pa

th Pa Single Storey Buildings Playground a b St El Su 94.8m

Car Park D 4 ROA N RLYO Two Storey Buildings CA 6

P o n d s s e

c i

f 2 s O e

c i f f

Library O a arn Three Storey Buildings Trev

0 50 100 150 29 Diagram 14 N SITE VEGETATION & ENCLOSURE

Vegetation Survey An arboriculture survey was undertaken by JP Associates, the

El CORNWALL COUNTY RESTORMEL DISTRICT POLTAIR ED POLTAIR WARD Sub

shrub groups which are recommended for retention as a result ST AUSTELL 1 CORNWALL AND(10001863WEST PLYMOUTH EURO CO2NS)T 2006 TRURO AND ST AUSTELL CO CONST POLTAIR WARD 0 of the survey. 73

D B A M O 1 R 13 .7 Y 2 E m S S I

O Chy G E R The report noted that the landscaped areas are so closely linked T El Sub Sta

Tank 2 Poltair with the current built form that it would be difficult to retain Playing Field School

SCENT many of them in any proposed new pattern of land use. This POLTAIR CRE Chy

2 would particularly be the case if the site were to be re-graded. 6 Most of the trees worthy of retention are in the lower, south west 51a section of the site: of particular merit are the three mature Lime Pond 110.9m

Brewery 63 Tennis Court

trees in the central and southern parts of the site, and a number Club of trees in the southwest corner of the site on Trevarthian and Grandstand Club

1 Palace Roads. Additionally, dense hedgerows, Cornish hedges 6

NUE AVE LB TAIR (hedge on a dry stone wall) and tree planting create screening POL El 105.5m Sub 1 Sta 4 and enclosure on all sides of the site except for the northern Football Ground

edge on Trevarthian Road. 8

BM 105.17m

7 D NUE AVE Vegetation to retain HAM VEGETATION & ENCLOSURES A GR

100.9m

2 Vegetation to retain PC where possible Pavilion

Point Gribben

Cornish Hedge Bowling Green S

- retain and manage T

15 A U S T E L L

Poltair Grounds Hedge next to Dry Stone 1 Wall - retain and manage

Mortared Stone Wall Tennis Courts

11 GP Rosenannon

94.2m th Pa

th Hedge behind Mortared Pa Playground

a b St El Su Stone Wall 94.8m

Car Park D 4 ROA N RLYO

Chainlink Fence CA 6

P o n d s s e

c i

f 2 s O e

c i f f

Library O a arn Site Boundary Trev

0 50 100 150 30 Diagram 15 4.3 Ecology The survey work was undertaken rather too late in summer to buildings (with the exception of Lombard House and confirm the conservation status of this roost and further survey buildings around the flue roost) could be demolished in An Ecological Report has been prepared by Andrew McCarthy work in late May to late June in 2005 is required prior to late autumn / winter 2005, following receipt of the DEFRA Associates and is appended to this report. The findings are submission of a DEFRA licence application. licence. summarised below: Maintaining the integrity of breeding or ‘maternity’ roost sites 6. The building on or in which the purpose-built breeding Ecological surveys carried out at Cornwall College, Trevarthian will form a critical element of any mitigation strategy. English roost would be situated should be constructed at an early Road, St Austell on 9 August and 14 September 2004 revealed Nature best-practice guidelines state that for “maternity sites of stage and the new roost installed before spring 2006. the presence of two bat roosts within the site environs, at least common species,” substantial mitigation in the form of purpose one of which was confirmed as a breeding (or maternity) roost. built replacement roosts at or near the current roost site/s would 7. Exclusion of Lombard House and flue roost in late winter A number of additional (potential) roost sites, probably for be required and timing constraints will be placed upon works. / early spring 2006. Immediately followed by demolition small numbers of bats, were also noted and autumn surveys are There will also be a recommendation for monitoring the new in spring. recommended to check these. The main roosts were situated in roosts for at least three years post development. Non breeding Lombard House and the Pencarrow Building. roosts require less effort, however any works involving removal From our knowledge of the site based on survey work to date, it or disturbance of bats still require provision of alternative roosts. is concluded that a course of action with associated mitigation No evidence of reptiles was found and consequently no further Subject to further survey and confirmation of our initial findings, similar to that outlined above would be the minimum required survey work is proposed for these taxa. No other habitats or the following schedule of works is likely to be appropriate: to secure the bat colony at ‘favourable conservation status’ and flora were found that might present a constraint to development, obtain a DEFRA licence to enable works to lawfully proceed. although there are a number of mature trees, two areas of scrub 1. Ecologists to work with the developers and identify a and a small section of semi-improved grassland that should be suitable location for a replacement (electrically heated) retained if possible. breeding roost within easy flight of existing roosts; identify opportunities for other new roost provision - for example Bats and their roost sites are protected under Schedule 5 of the in garages abutting on the fringes of the site (ideally Wildlife and Countryside Act 1981 and EC ‘Habitats’ Directive, these will be situated close to retained vegetation and which is implemented in the UK by the Conservation (Natural existing foraging ‘hotspots’). Habitats & c.) Regulations 1994. This makes it an offence to intentionally kill or injure bats, or to damage, destroy or 2. Retain marginal vegetation, trees and some amenity obstruct access to their roosts. A license from the Department grassland for bat foraging within the new development. of Food, Environment and Rural Affairs (DEFRA) is required prior to development commencing and formal mitigation (i.e. 3. Identify smaller roosts in Autumn 2004 and undertake new roost provision) is required. survey work in early-mid summer 2005 to confirm roost status and enable the mitigation plan to be prepared. The bat species recorded roosting on site were Pipistrelles; almost certainly Common pipistrelle. The roost in the Pencarrow 4. Apply for DEFRA licence in summer 2005. Building was confirmed as a breeding roost, while the roost in Lombard House may be either a pre-breeding or breeding roost. 5. Demolish and undertake new build in phases; most

31 HABITAT SURVEY

32 Diagram 16 4.4 Infrastructure document. No Scheduled or Listed sites, have been identified. Electricity The SMR records (Cornwall and Scilly Historic Environment Foul Drainage There are both high voltage and low voltage supplies adjacent Record) indicates a listed building which appears to have been There are existing foul sewers in both Trevarthian Road and to the site and Western Power have confirmed that they can demolished some time ago. The site was not developed until the Palace Road, but with the topography of the site the principal make the necessary provisions. late 19th century and was agricultural land before this. Villas drainage route would be to the 150mm sewer in Palace Road. were build in the South West area of the site by the 1890’s. South West Water have confirmed that there is sufficient capacity Gas There was a ropewalk at the South end but this will not leave for the proposed development in this sewer and the levels are The nearest point of adequacy is an existing main in Trevarthian any archaeological trace. A brewery is recorded to the north such to facilitate a total gravity system. Road and within 5m of the site boundary. British Gas have and another “round” to the North West, both outside the site. confirmed that a supply is available. There is also terracing and landscaping on this site which are Surface Water Drainage likely to have removed archaeological deposits. The site is located in a low flood risk area with no history of Telecom flooding taking place and with the proposed re-development the There are currently pole mounted BT cables crossing the site impermeable area is likely to be reduced as will the amount of which will require removal but connections will be available to surface water run-off. Further flood risk analysis will need to the new dwellings without any abnormal requirements. confirm the level of risk as part of a planning application.

A detailed ground investigation was carried out and clearly indicated a high permeability factor which would enable the return of surface water to the ground, providing a Sustainable Urban Drainage System (SUDS) to be deployed in accordance with the recommendations of PPG25. There does however appear to be a positive discharge for surface water drainage in the south east corner of the site at the lowest point and this will be further investigated. If satisfactory it may be utilised for some of the highway drainage to reduce the number of soakaways. The extent of surface water run off from the site will be agreed with the Environment Agency.

Water Supply There is an existing 150mm water main in Trevarthian Road and a 100mm main in Palace Road with spare capacity. South West Water have confirmed that they can provide a supply but 4.5 Archaeological Assessment may require some minor improvement works to upgrade the system. An assessment was undertaken by Exeter Archaeology in July 2004. The full report is included as an appendix to this

33 5. Constraints, Assets and Opportunities like many of the roads in St Austell, greatly exceeds disability access standards. 5.1 Constraints • There is no record of a surface water sewer anywhere on the site. However the site is conducive to the provision The following constraints have been identified in the development of soakaways to deal with surface water drainage. of the site: • An environmental investigation was carried out which • Existing landform. The construction of the large building revealed that arsenic was found in soil samples; however footprints of Cornwall College necessitated extensive, the total arsenic levels were below the Contaminated level areas being cut into the hillside. As a consequence Land Exposure Assessment, Soil Guidance Values and there are steep slopes between these level platforms. hence would not pose an unacceptable human health It will be necessary to re-grade in places or adapt the risk. design to work within these levels. • Some of the trees in the interior of the site, which were planted after the College was developed, will be lost if re-grading takes place. • Consideration should be given to the southerly views from the houses on the north side of Trevarthian Road. • There are direct views from within the site into the upper windows of no. 4 Palace Road, which will need to be addressed. • The entry to the Brewery on Trevarthian Road appears to be inadequate for the types of vehicles using it. Conflicts could potentially occur with vehicles using the college entrance. • The existing accesses on Palace Road are in need of improvement. • Pedestrians travelling from the town centre to the educational and employment areas of Trevarthian and Tregonissey Roads have to negotiate steep gradients. As a result, it is envisaged that more people will drive, creating more traffic. • The footbridge crossing of the railway line is close to the site but is inaccessible to cyclists, wheelchair users and those with pushchairs. The Carlyon Road crossing is longer and more indirect, but is gently sloping, although,

Methleigh House St Austell Brewery

34 5.2 Assets and Opportunities access to the town and the railway platforms. • The south-facing slope of the site affords attractive • With large existing trees, an historic building and panoramas to the south towards the church, town, proximity to the town centre, the Methleigh area of the countryside and coast. site has a distinctive character which should be exploited • The southern aspect allows good utilisation of solar as a special area within the scheme. orientation, increasing environmental sustainability. • The mortared stone wall along the northern side of • Cornish hedges, walls and planting already provide good Palace Road is a strong architectural feature: vehicular screening and strong enclosure on all but the north side entrances could be retained or rebuilt to keep the existing of the site. style. • Where existing trees can be retained, it would give an • The opportunity exists to build houses of a similar style air of maturity to the scheme. opposite the existing houses on Trevarthian Road, to • The location of the site close to the centre of the town and reinstate a strong residential streetscape. near to buses and trains contribute to its sustainability. • There is scope to improve the accesses on Trevarthian • The close proximity of sports grounds, a leisure centre Road and Palace Road. and a park add to the amenity of the site. • The western ends of Trevarthian Road and Palace Road can • Adjacent to the parkland and football ground in the be traffic calmed to provide an improved environment. southeast corner of the site, the opportunity exists to • Improved pedestrian facilities could be achieved on reduce the height of the hedges, allowing views from Trevarthian Road and Palace Road. the upper storeys of the proposed dwellings into the public open space. This would have the effect of not only enhancing the value of these properties by affording attractive close and distant views, but also increasing safety and security for users of the football ground, park and adjacent footpaths by increasing natural surveillance of the public realm. • The Brewery entrance could be redesigned to accommodate delivery vehicles and create more of an industrial/ commercial hub. The road design could lead to traffic calming at the eastern end of Trevarthian Road. • South West trains could examine the feasibility of an at-grade crossing of the railway line at the southern end of Trevarthian Road, to achieve universal

35 6. DEFINING THE URBAN FORM Movement, universal access, permeability: • Establish a form and density that strengthens the urban Establish a footpath network to enable easy access through core. In this section the key urban design issues which relate to the the development. • Respond to the historic development pattern to increase site are outlined, with reference to the constraints, assets and diversity and interest. opportunities which the site offers. Sustainability and adaptability: • Introduce a contemporary architectural language that Maximise solar orientation. Design to encourage walking establishes a distinct sense of place. 6.1 Development Objectives rather than driving. Link with existing Quality, character and distinctiveness: Understanding Stakeholder Interests: • Integrate the site as a transition between the urban and sub- To make this development distinct from others and to resist To take account of the needs, desires and concerns of all urban context, and address the character and demands of the ‘anywhere’ development which typifies many modern parties with an acknowledged interest in the redevelopment the “edges”. housing schemes. of the site. Develop a footpath network Integration of design and land use, which respects the Deliverability: • Propose a pedestrian network that links existing paths neighbourhood context: To encourage a form of development which responds to with new and potential desire lines. Ease movement by To promote a harmonious and coherent development across market demands and does not place any undue burdens so offering choices to cope with gradients. the whole site, which complements the adjoining built as to prejudice its viability. form. 6.2 Design Principles Responding to policy guidance: To ensure that the development appropriately reflects the Five design principles will underpin the masterplan: requirements of planning policy. Blend site edges Topography: • Create a successful interface with existing uses bordering Reconcile slope with urban form. the perimeter of the site: industry, residences, recreation and transportation. Integration: Establish an appropriate interface with the surrounding Create new entries neighbourhood. • Reinforce links and connections with the town centre. • Redefine the area adjacent to St. Austell brewery as an Legibility and sense of place: urban gateway. Use the landscape setting to promote local distinctiveness • Residential gateways and thresholds – appropriate to and character, to create an attractive living and working their function and position along Trevarthian Road and environment. Palace Road. Create a new identity

36 6.3 Development Proposals • Boundaries – The conditions and enclosures to the • Land Use - The proposed development should provide a Key Design Drivers Trevarthian Road site vary considerably. Along Palace sustainable pattern of development that maximises the Road the enclosing granite walls and mature trees are use of this brownfield site. • Density – Given the proximity to the town centre there designated as a special character zone in the local • Urban Design - The proposed layout should accord is potential to integrate the site more successfully with plan. This walled enclosure to the western boundary with government guidance on density and urban design its surroundings by creating an appropriate townscape terminates as Trevarthian Road climbs to the northwest principles set out in By Design - Urban design in the grain. This must take the Cornwall Urban Survey findings and the boundary is weak, lacking in spatial definition. planning system: towards better practice, Better Places into account. This changes again to hedgerows along the eastern and to Live: By Design - A Companion Guide to PPG3 and the • Levels – The inherent falls across the site to the southern boundaries. There is a need to reinforce these consultation draft Creating Sustainable Communities. southwest, together with three plateau areas associated hedgerows, especially where they enclose the rear • Materials - Building materials and insulation should be with the existing buildings, pose both constraints and gardens of the large existing properties along Palace selected to assist thermal performance and maintain opportunities for the layout. The existing properties to Road. There is an opportunity to enhance surveillance of internal comfort levels. A green procurement strategy the north of Trevarthian are elevated and therefore will the pedestrian pathways serving the football ground and should be promoted, including the sourcing of local have views over the site. The terraced part of the site the park, where they abut the site materials where possible. adjacent to the southern boundary increases the potential • Landscape and Ecology - Landscaping of the development for overlooking to the detached properties along Palace • Sustainability - The accessibility of this site and its will seek to enhance its conservation value. Existing Road. The existing levels also constrain circulation proximity to the town centre considerably improves the valuable habitats will be retained and native indigenous within the site and therefore will define the approach, the potential to reduce car usage. Parking provision should be species of trees and shrubs will be integrated into the highway strategy and the layout of the development. less than 1.5 spaces per dwelling. Good public transport planting regime. This will reinforce existing landscape • Views – The appraisal has identified opportunities for and pedestrian footpath links should be provided to and enhance the overall bio-diversity value of the site. panoramic and framed views over the town and beyond. further reduce car dependency. • Energy Conservation - A comprehensive energy and water Views from existing properties must also be protected Maximum use of levels and orientation should be strategy should be developed to reduce demand through where possible. The roofscapes cluster around the church incorporated to assist with passive solar gain and natural design and specification, as well as reduce energy and tower, providing a rich jumble of forms. This weakens as daylight. Buildings should be designed with habitable water use during the construction phase. the more suburban forms relate to the radial roads or spaces orientated to minimise heat loss as part of an • Recycling and Waste - Detailed measures for recycling where mature trees dominate the backdrops. The visual energy conservation strategy and to gain natural shelter and waste management should be considered at a structure should be engineered to maximise the aspect from north winds. Sustainable Urban Drainage Systems planning application stage. of the site by addressing the levels, solar orientation (SUDS) will be required throughout. and organising building heights to maintain views as Re properties step up the hill. This maintains the underlying character of St Austell as a hillside town with layered tiers of buildings set in a mature landscape.

The following principles should be adhered to:-

37 areas as well as demand from the new development. These facilities 6.4 Site Movement will also benefit pedestrian movements to and from the College In addition to access arrangements from Trevarthian Road, at John Keay House. Pedestrian trips to the south-east along the development proposals will also benefit from access being The site will help deliver the traffic calming works identified in Palace Road will link into the existing facilities on Carlyon Road. maintained from Palace Road for the southern part of the site. Policy SA22 of the local plan for the residential block bounded by Palace Road, Trevarthian Road, Tregonissey Road, Slade Road, The strategy will therefore accommodate the existing and There are currently two existing vehicular accesses from Palace Polkyth Road and Carlyon Road. The measures are set out below. development generated pedestrian movements by providing safe Road to the south of the site which are acknowledged to be sub- and direct linked pedestrian routes through the site, by providing standard. It is considered that at least one of these should be The site has the opportunity to provide for safe pedestrian movement new, safe crossings for the local roads, and by linking into the retained subject to improvement and traffic calming. This would throughout the area by providing high quality routes through the existing local footways and crossings. These routes will focus then serve as a separate and individual access for a limited development and across local roads with the benefit of natural upon the pedestrian desire lines and aim to minimise the impact commercial development as well as providing a pedestrian and surveillance at all times. The internal arrangements allow for of vehicular traffic upon pedestrians. emergency vehicular link to the remainder of the site. It is proposed pedestrians to use all of the vehicular accesses and the dedicated that the western sections of Trevarthian Road and Palace Road pedestrian / cycle accesses onto the path to the east of the site. Internally, the provision for cyclists will be by use of the on site including the connection between the two will be traffic calmed The links are via footways adjacent to all of the site roads and roads, for which the traffic calming will provide an environment restricting traffic movement to a maximum 20mph limit in order pedestrian only links between and through development blocks. suitable for cyclists to use. There will also be some cycle links to deter extraneous traffic and create a better environment for The internal crossing points are either raised tables or shared provided to allow more direct movement of cyclists to the external residents, pedestrians and cyclists. It is anticipated that the traffic surface sections of the roads and therefore form part of the overall links where these are appropriate. calming will take the form of build-outs, chicanes and changes in traffic calming works for the development aimed at integrating all The movement strategy provides for cycle movements through the surface type. modes of travel. site connecting to existing and future cycle routes in the area. The The links and accesses are shown in Diagram 17 (Page 40). proposed traffic calming will benefit cyclists. To the south west the principal pedestrian route is proposed through All access arrangements and highway improvements are subject to an access onto the Palace Road footway. This is directly linked All highway works will incorporate provision for the disabled for relevant approvals by the local highway authority. to a proposed crossing facility on Palace Road linking to the rail example drop kerbs and tactile paving. The provision of safe and Parking will be provided within the site in compliance with Policy station. There is an opportunity to combine a pedestrian crossing direct pedestrian routes through the development and across 79 of the local plan. The maximum parking provision will be 1.5 facility with traffic calming features. Pedestrians are then able to Palace Road to the bus/ rail interchange will make the use of spaces per dwelling on average and 1 space per 35 sqm GFA for follow the existing footway across to the bridge over the railway public transport more attractive as a mode of travel. This will offices. and into the town centre. It is anticipated that redevelopment of the maximise use of public transport to and from the site and increase rail station will include the provision of a footway along its Palace the potential for other local developments to make use of the It is important that all new developments contribute to the cost Road frontage, where there is none at present. development pedestrian and cycle links. of wider strategic transport projects and the principles of this It is intended that the existing principal access from Trevarthian are set out in section 7 of this Development Brief. Pedestrian facilities on Trevarthian Road are associated with Road be retained and the junction improved to ensure that access traffic calming proposals for this section of the road. The facilities and egress from the development is not hampered by the brewery are linked directly with the existing pedestrian desire line along access on the opposite side of the road. It may also be possible the footpath between Carlyon Road and Trevarthian Road. These to improve movement to and from the brewery access. There is crossings and the routes through the site will provide for the an existing secondary access from Trevarthian Road which may existing pedestrian movements between the town centre, the rail/ be considered to serve a limited area of development subject to bus station, Poltair School, St Austell Brewery and the residential improvement and agreement with the Highway Authority.

38 6.5 Landscape in establishing a longer-term approach to the enclosure to the Rifle groups no larger than ten dwellings. Club/ Football Club and raise the potential for future redevelopment. Valuable trees will be incorporated, especially in the mature part of Commercial buildings of sufficient scale also offer opportunities to Employment the site adjacent to Palace Road. The following landscape issues must vary scale and create focal points in the townscape. also to be addressed: There should be some employment uses within a proposed Methliegh House is to be evaluated for potential conversion to development. These could include office accommodation as defined in • Return the site to natural levels by re-grading if possible; community or commercial uses. If this proves unfeasible the options the market appraisal. The site is also suitable for community facilities • Maintain the trees and hedgerows identified in the vegetation in respect of its retention or replacement should be explored. given the site’s proximity to the town centre and public transport. survey; Potential exists to locate commercial and employment uses in both • Reinforce planting belts to screen overlooking into the existing The density will vary across the site. This is an opportunity to the north-east and south-west extremities of the site where larger detached dwellings along Palace Road; maximise density towards the centre of the site, however, there will scale buildings can respond to the particular setting and contribute to • Retain granite walling along Palace Road and sense of need to be lower densities towards the southern boundary adjacent to architectural diversity. enclosure; the properties along Palace Road. • Maintain and reinforce hedgerow boundaries to the Football Facilities such as a health and community support services should be Club and Poltair Grounds and incorporate pedestrian entry Residential integrated into the mix if the demand can be established. The need from the site at appropriate positions to reinforce access and identified via the consultations on the Council’s community strategy connection to recreational and amenity areas;. The site occupies an area of 3.046ha. (7.53 acres). The house types and via the other processes is for a building to house various voluntary • Methleigh House should be given a carefully crafted landscape should provide a mix of one,two and three bedrooms as appropriate to community advice and support agencies and, for example, to provide setting. the setting within the site. The residential proposals should provide a some meeting rooms for local groups. Any developer will be expected variety of dwelling types including one and two bedroom apartments to work with the Council and the other partners to achieve such a together with two, three and four bedroom houses. Given the size building as part of the overall development. The Methleigh house site 6.6 Development Mix of the site, the constraints and design objectives identified and and/or the adjacent frontage to Palace Road is considered to be the the mix of uses it is anticipated that about 150 dwellings could be most appropriate location for this use given ease of access to public The site is suitable for a mixed-use development consisting mainly of accommodated. transport, the town centre and car parking. housing with some employment and community accommodation. The development must respond to Local Plan Policy SA4 which stipulates The development will be expected to provide an element of that the special character of the area will not be harmed. affordable housing in line with Local Plan Policy and the Council’s adopted supplementary planning guidance on Section 106: Planning Typology and form – An ambition of the scheme is to identify Obligations and Community Infrastructure. This should comprise a opportunities for diversification in uses. Given the market demand, mix of types, sizes and tenures and take account of the results of an an obvious location for commercial activity is to the southwest of up-to-date Housing Needs Survey, relevant at the time of any planning the site, close to the town centre. This helps with sustainability and application. Consideration should also be given to the provision of convenience. Land adjacent to the St Austell Brewery would be a good supported housing schemes and/or student accommodation. the location for a prominent building, which could relate well to the robust affordable homes should generally reflect the types of open market industrial architecture of the brewery buildings. This can also assist dwellings to be comprised in the development and shall be located in

39 El Sub

CORNWALL COUNTY RESTORMEL DISTRICT POLTAIR ED POLTAIR WARD Sta

1 2

ST AUSTELL

1 CORNWALL AND WEST PLYMOUTH EURO CONST TRURO AND ST AUSTELL CO CONST POLTAIR WARD 0

D B A M O 1 R 13 .7 Y 2 E m S S I

O Chy G E R T El Sub Sta

N INTERNAL CIRCULATION Tank 2 Poltair Playing Field School

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Chy

2 Site Organisation 6

The opportunity to re-profile the existing terraces on the 51a © Crown Copyright All rights reserved Pond 110.9m site would enable development zones to be created, which (100018632) 2006 Brewery 63 sensitively relate to the neighbouring uses. Identifying these Tennis Court Club zones is key to informing the approach to the layout, scale and

Grandstand form of the design to achieve diversity and legibility. Careful Club

1 consideration must be given to: 6

NUE AVE LB TAIR y POL wa te El 105.5m a Sub g 1 Sta 4 • Solar orientation; Football Ground

• Establish a geometry which responds to the natural y ewa gat

contours; 8

BM • Internal circulation and street pattern, which provides 105.17m

visual continuity and enclosure; P

• Screened parking courts where possible; A secure/ screened 7 D NUE AVE parking courts HAM • Shared spaces, which are secure, favour the pedestrian GRA

100.9m

and cyclist, and link to pedestrian desire lines. 2 secure/ screened parking courts

PC Pavilion

internal circulation should

help determine character Point Gribben

zones Bowling Green S T

15 A U S T

main pedestrian route E L

to town centre L Poltair Grounds

INTERNAL CIRCULATION Connection to Existing 1 Pathway Network

Opportunities for Public Tennis Courts ga tew Realm Spaces/ Urban 'Events' ay

11 GP Rosenannon

94.2m th Pedestrian Network reflecting Pa

Desire Lines/ Ease of Movement/ h t Pa Levels Playground a b St El Su 94.8m

Car Park

Vegetation to retain D 4 ROA N

RLYO CA 6

P o n d s s Vegetation to retain e c i

f 2 s O e

c i f where possible f Library O a arn Trev

Existing Buildings Retained

0 50 100 150 40 Diagram 17

0 50 100 150 El Sub

CORNWALL COUNTY RESTORMEL DISTRICT POLTAIR ED POLTAIR WARD Sta

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ST AUSTELL

1 CORNWALL AND WEST PLYMOUTH EURO CONST TRURO AND ST AUSTELL CO CONST POLTAIR WARD 0

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2 Scale 6

(100018632) 2006 Brewery 63 maximisation of existing and new views, and the integration Tennis Court Club of existing buildings, dictate the scale of development within

Grandstand the defined zones. The development must be sensitive to the Club

1 following: - 6

NUE AVE LB TAIR POL

El 105.5m Sub 1 potential for 4 storey Sta 4 • Potential for greater massing and scale adjacent to to relate to Brewery Football Ground CHARACTER ZONES the St. Austell Brewery.Mor eThisFra gism ean suitableted Indiv ilocationdual for More Fragmented Individual Buildings in Landscape Setting Buildings in Landscape Setting opportunity for landmark commercial or mixed-use buildings but must respect the gateway building 8

Formal - Address Boundary BM relationship with the existing buildings. 105.17m Conditions Formal - address Boundary

• More informal and intimate scale demanded by the P Conditions O Informal - Integrate Existing area sensitive to neighbouring villas/ views L

I construct new streetscene opportunity for 2 and 3 storey R

relationship of the C existingottages cottages on the site at A

larger scale/ urban development 7 D NUE AVE to overlook parkland/ views AM Informal - integrate Existing RAH Trevarthian Road. High Point/ Gateway/ Landmark smaller scale/dense G Cottages tight spaces/ integrate 100.9m

• The need to respect the views from the existing villas to with existing buildings/ 2 Transition - Relationship with mainly 2 storey the north of Trevarthian Road existing properties High Point/ Gateway/ Landmark PC • The scale and setting of Methleigh House integrating Pavilion Reinforced Planting the mature trees and granite enclosures at this point. individual buildings Transition - Relationship with set into the landscape • The more fragmented site pattern of the individual existing properties signalling a change in Buffer Zone townscape grain/ Point Gribben looser townscape grain/ Bowling Green protect trees views properties along Palace Road. scale relates to existing

Vehicular Access detached properties/ protect S T

Street Scene mature landscape and trees/ 15 A • The potential for a visual hierarchy that captures views U S

good location for commercial T E L to the south, across the town, the recreational park and activity close to town centre/ L 3 and 4 storey Vegetation to Retain Reinforced Planting Poltair Grounds distant countryside. 1 Vegetation to Retain • The need to create variety in the scale across the site, Buffer Zone where possible which responds to the above and creates a distinctive Special Character/ Tennis Courts neighbourhood. Mature Gardens Street Scene views 11 GP • Where appropriate in the context of site constraints, Rosenannon 94.2m Existing Buildings Retained th Pa opportunity should be taken to achieve buildings up to Vegetation to retain h t Pa five storeys. Playground a b St El Su 94.8m

Vegetation to retain Car Park where possible D 4 ROA N

RLYO CA 6

P o n d Special Character/ s s e

c i

f 2 s O e

c i f Mature Gardens f Library O a arn Trev Existing Buildings Retained

0 50 100 150 41 Diagram 18

0 50 100 150 El Sub

CORNWALL COUNTY RESTORMEL DISTRICT POLTAIR ED POLTAIR WARD Sta

1 2

ST AUSTELL

1 CORNWALL AND WEST PLYMOUTH EURO CONST TRURO AND ST AUSTELL CO CONST POLTAIR WARD 0

D B A M O 1 R 13 .7 Y 2 E m S S I

O Chy G E R T N CONCEPT PLAN El Sub Sta

Tank 2 Poltair Playing Field School

SCENT POLTAIR CRE

Chy

2 Public Space and Amenity 6 The amenities at Poltair Park and the associated sporting facilities can be reinforced as part of the redevelopment of this 51a © Crown Copyright All rights reserved Pond 110.9m site. Equally the need to integrate landscaped or equipped play (100018632) 2006 Brewery 63 areas, and open space within the development is reduced. A Tennis Court

Club preferred strategy is to ensure greater accessibility to the existing facilities and create better landscape and public realm settings Grandstand Club

1 for new and existing buildings within the development. 6 ROAD WIDENING ADJACENT NUE AVE LB TAIR TO ST. AUSTELL BREWERY POL

El 105.5m Sub 1 Sta 4 Materials Football Ground The surrounding buildings employ a mix of materials. Mainly POTENTIAL MIXED USE

traditional, they include grey slate, Cornish granite, white 8

BM roughcast render, with counterpoints of red brick in window 105.17m

surrounds and terracotta ridge tiles. This is essentially a neutral 4

palette that sits successfully in a mature green backdrop. O

7 D NUE AVE HAM The vegetation dominates and therefore it is recommended GRA

100.9m

that this informs an approach and is integral to the aesthetic 2 considerations of the development. This would allow modest

PC materials to be successfully used to maintain the architectural Pavilion language. Roofscapes become prominent in this hillside setting, and care should be exercised to ensure that the impact REINFORCED PLANTING Point Gribben on distant views is properly considered. A material strategy ADJACENT TO PALACE RD Bowling Green S

POTENTIAL T

that respects and responds to these dominant characteristics 15 A MIXED USE U S T E L

is essential. Materials should wherever possible be obtained L Concept Plan Vehicular Routes Poltair Grounds from sustainable sources and minimise the embedded energy 1 requirements of manufacture. Pedestrian Routes

Tennis Courts 6.7 Concept Plan Development Sites 11 GP The development concept is a culmination of the process Rosenannon 94.2m th outlined in the previous sections. It explores the finer grain Pa

th key architectural locations Pa detail in order to respond sensitively to the context and Playground a b St El Su constraints. It establishes fundamental parameters to guide 94.8m Public Realm/ Shared Areas Car Park

detailed development plans, as well as testing the validity of D 4 ROA N

RLYO CA 6 development objectives for the site.

P o Reinforced Planting n d s s e

c i

f 2 s O e

c i f f

Library O a arn Trev Methleigh House, Retained

0 50 100 150 42 Diagram 19

0 50 100 150 6.8 Future Management of the public realm

The council wishes to promote Community management of new major mixed use and housing areas. The model for this is the nearby urban village development. The council will work with potential developers to set up a trust on commencement of the development to which the public realm assets will be transferred on completion.

Funds for the management of the assets will be derived from an appropriate mix of section 106 capital contributions (either via cash and/or via a gift of an income generating asset) and covenanted annual contributions from freeholders and commercial leaseholders and RSL management charges. Any section 106 agreement will be required to set out the details of such arrangements.

All new residents and other occupiers with a property interest will be members of the trust.

43 7. IMPLEMENTATION of the following issues will need to be covered within legal v. Reference to background studies. This contribution will agreements: It is anticipated that the following process may be followed in be retained for the future development of 16-18 level the event of either outline or full planning applications being education facilities in St Austell. i. affordable housing, including definition of range of housing submitted: types and categories, means of provision and timing will constitute a key element of a detailed application, but Outline Planning Application Full Planning Application will be qualified by reference to the sum of community involvement resulting from the project as a whole; An outline planning application will include: In addition to the above, the following information will be provided in a full application: ii. formal and informal open space, including the level of i. An illustrative layout (1:500 scale) showing the location provision, timing and future management; of residential development, employment uses, numbers i. A 1:200 site layout clearly indicating plot layouts, location of houses, key routes (walking, cycling and vehicular), of house types, vehicular access, pedestrian and cycle iii. infrastructure required to serve the development; public and private spaces, building massing, illustrative access, enclosing walls to streets, soft landscaping, views and strategic landscaping; public open space, play areas, ground and floor levels; iv. the project is a comprehensive investment in facilities for the town, and it is likely that some components of the ii. A statement explaining how the design satisfies the ii. Details of foul and surface water disposal; College’s investment may constitute planning gain; requirements of the design principles set out in the Brief and in accordance with PPS1; iii. Elevations for each house type; v. a financial contribution towards education infrastructure.

iii. Details of existing and proposed ground levels. The iv. Street elevations of public spaces and frontages; section 278 agreement will cover works necessary for the proper and safe operation of the development. The v. Perspective studies and illustrative views of the section 106 agreement will include an agreed financial development as viewed from all site approaches; and contribution earmarked for adding value to the public funds secured for the implementation of the St Austell vi. Perspective views of street scenes as viewed by pedestrians transport plan and/or support for local bus services for within the site. the 5 years 2006-2011 and other measures to 2016 as set out in the Local Transport Plan.

These will be subject to change as needs and circumstances warrant over the 2006-2016 period. Legal Agreements iv. Details of proposed access arrangements, showing how the scheme relates to, and connects with, adjoining Under the terms of Section 106 of the Town and Country Planning residential development; Act 1990 or Section 278 of the Highways Act 1980, provision