Hayle Site Allocations SA Summary
1 Introduction This appendix sets out:
a background to the Site Allocations at Hayle (Section2); a summary of how the sites at Hayle have been arrived at (Section 3), with a particular focus on o how the SA process has informed the selection of greenfield sites; o a consideration of what alternative greenfield sites were considered; o what alternative greenfield sites were chosen; and, o what alternative greenfield sites were discarded and why they were discarded; an appraisal of the Allocations DPD’s Vision and Objectives for Hayle in the period to 2030 (Section 4); and the individual Site SAs (Section 5).
2 Background
2.1 LP:SP Requirements The LP:SP sets out the following targets for housing and employment delivery in Hayle and its wider Community Network Area (CNA)1 during the plan period (i.e., to 2030). These targets are set out in Table H1 below.
Table L1: Housing and Employment Targets for Hayle (Hayle & St Ives CNA). Housing (Hayle) Employment Target (Hayle & St Ives CNA) Office Industrial LP:SP Target 1,600 19,083 19,083 Quantity for Allocations 513 8,944 13,230 Policies to plan for2
2.2 Hayle Site Allocation Policies The Allocations DPD sets out policies which allocate land at the following locations at Hayle and for the purposes shown:
Policy Reference Site Name Proposed Use Proposed Capacity H-UE1 Trevassack Housing / employment 1000 dwellings / between 20 – 30,000 sqm H-E2 St Erth Employment Up to approx. 20,000 sqm H-E3 Hayle Harbour Employment Approx. 5,360 Employment H-EM1 East Quay Employment Approx. 8,000sqm H-ED1 Penpol Education - H-HS1 Tolroy Highways - infrastructure
1 Whilst the housing target is set on a town basis, the employment targets are set on a CNA basis. 2 This figure takes into account completion and permission data as of April 2016 and other anticipated urban capacity as appropriate. More detail is set out in the Hayle Housing Evidence Report and the Hayle Employment Evidence Report, both available at www.cornwall.gov.uk. H-D1 Direction of Growth A direction of growth - beyond the current plan period H-E1 Marsh Lane Industrial Safeguarded for employment uses (This site has Estate not undergone an appraisal as part of the SA process. This is due to the policies not resulting in allocation or new land uses; instead existing land uses will be protected at this location)
3. Site Selection The following Evidence Base Reports, which are both available at www.cornwall.gov.uk set out how these sites were arrived at:
Hayle Housing Evidence Report; and, Hayle Employment Evidence Report.
Whilst these evidence base reports present the detail behind the site selection, it is useful to also include a summary of the following key stages of the site selection process at Hayle within this SA Report, in particular:
1. What alternatives were considered; 2. What alternatives were chosen; 3. What alternatives were discarded and why they were discarded.
These aspects will be covered in Sections 3.2, 3.3 and 3.4 of this appendix.
It should be noted that these aspects only relate to where sites outside of the existing urban areas have been selected (i.e. greenfield sites). Each town has been examined with regard to how potential future development can contribute to meeting the LP:SP targets. For housing and mixed use sites, this has been done by splitting the areas of search into two:
Within the existing urban areas (generally areas within previous development boundaries); and, Outside of the existing urban areas (greenfield sites immediately adjoining the existing urban areas/permitted development), through an ‘Urban Extension Assessment’.
In order to establish how much land needs to be allocated, Section 1 of the Hayle Housing Evidence Report and Section 3 of the Hayle Employment Evidence Report firstly set out a forecast of what can be assumed to be delivered in the more sustainable locations within the existing urban area. These urban sites primarily comprise previously developed land and as such meet the guidance of the National Planning Policy Framework (NPPF) which sets out in one of its 12 overarching principles to “encourage the effective use of land by reusing land that has been previously developed (brownfield land), provided that it is not of high environmental value”. There is also the emerging principle of a brownfield register that Councils will be obliged to compile and hold. The intention is that any sites that are on this register will in principle be suitable for development, subject to certain criteria which at the time of writing is yet to be confirmed. There is an acceptance that development within the existing urban area, provides a more sustainable location for future development than that on undeveloped greenfield land and an assumption that future development within these areas will progress through the usual planning procedure and with a lesser need for Site Allocation policies. Given the assumption that development within the urban areas is more sustainable than on greenfield land, it was not felt necessary to carry out a SA of any sites referred to but not allocated within the existing urban area. Furthermore policies within the adopted Local Plan which has been subject to Sustainability Appraisal sets the principle for appropriate development on urban sites and brownfield land In Hayle, Hayle Harbour employment (H-E3) and East Quay (H-EM1) are allocated within the existing urban area. In these locations, an allocation policy is considered necessary in order to help shape future development of areas of land which have important locations and functions on the harbour, in relation to the Marine Renewables Business Park, and for retaining access to the water for marine related industries. An SA has been carried to confirm that the sites are appropriate for development and to help inform policy development, i.e., the SA has not been used in order to compare the sites performance to others (as was the case for sites on greenfield land). The SA for Hayle Harbour employment and East Quay are presented within Section 5 of this appendix. There are no other reasonable alternatives to the sites within the urban area, as it is their specific locations on the quayside which require their allocation for particular uses, which are strategically important for Hayle. The rationale behind the allocation of these sites is in order to shape development in these locations than to direct it here over other urban sites.
3.1 Urban Extension Assessment – Overview A 13 step Urban Extension Assessment (UEA) was carried out at Hayle. This examined all the land adjoining the existing built up area in order to assess its suitability to accommodate future development by gaining an understanding of the advantages and limitations of this land and in order to arrive at strategic site allocations.
This 13 step process is set out in Figure H1 and detailed in the Hayle Housing and Employment Evidence Reports. Figure H1 also illustrates the stages following on from this process through to submission and the related key SA stages (please refer to Section 9 of the main body of the SA report for more details on these).
3.2 What alternative greenfield sites were considered? The second step of the UEA process packaged the land surrounding the town into suitable ‘Cells’, with these Cells being manageable areas of land where assessments could be applied. In determining the extent of the individual Cells, consideration was given to features that would potentially create barriers between Cells, such as significant transport corridors and landform features, for instance topography and watercourses. The Cells identified for Hayle are illustrated in Figure H2.
The Housing Evidence Base Report sets out that at Stage 12 of the UEA process (i.e., the Options Consultation Stage) the work to this stage had resulted in 9 sites being considered as reasonable urban extension options for consultation. These sites are set out in Figure L3 and were as follows:
Sites M1a, UE1, M1b, M1c, R3 (all within the Hayle Harbour committed masterplan proposals so included for completeness at this stage i.e. principle had already been set, but shown as permitted schemes in subsequent drafts of the DPD Sites UE3, M2, UE4 – Housing and Mixed Use Options. E1, E2, E3, employment options UE2 (A) and UE2 (B), one large area south of the split into two areas based on landscape and topography
Information about how these options were amended, discounted or carried forward is below.
The SA for these sites, carried out at that stage in the process, are available within ‘Hayle Framework Plan: Interim Sustainability Appraisal (September 2011)’, available at www.cornwall.gov.uk.
3.3 What alternative greenfield sites were chosen? Figure H4 presents the four greenfield sites that were chosen for allocation at Hayle: H-UE1,H-D1, H-ED1, and H-E2; (H-ED1 is an education safeguarding area to allow an existing primary school to expand). It should be noted that H-D1 indicates a future direction of growth to Hayle beyond the current plan period i.e. after the year 2030. This has been included to ensure that the Trevassack allocation (H-UE1) is comprehensively planned and integrates with both the current built area of the town as well as future development opportunities. The rationale behind the selection of these greenfield sites is summarised within Table H2.
It should be noted that the eventual site boundaries of the site allocations have altered from those consulted upon. The reasons for this are a combination of changing Local Plan requirements throughout its progression towards adoption; and further information becoming available regarding the sites (for further info please refer to Housing and Employment Evidence Reports).
Figure H1: The Urban Extension Sites Assessment Process & SA Stages.
Step 1 Mapping review
Step 2 Identify site areas (Cells)
Step 3 Step 4 Desk based Environmental Accessibility Mapping Assessment
Step 5 Review and discount cells
Step 7 Step 6 Step 8 Urban design Landscape Heat mapping analysis assessments exercise
Step 9 Qualitative review and discount inappropriate sites
Step 10 Stakeholder discussions EA/NE/HA etc.
Step 11 Options Stage SA Informal SA review (Reported as part of TFP Background Papers)
Step 12 Submit sites in Core Strategy Consultation
Site Prioritisation Stage SA Step 13 (Reported in the Launceston Finalising Strategic Sites Housing and Employment (Site Prioritisation) Evidence Reports)
Preferred Options Version Final Policy Formation (Public Consultation) Stage SA (Reported in the Site Allocations Preferred Option SA Report) Submission Version Final Submission SA (Presented in this Appendix) Figure H2: UEA Step 2 – Hayle Study Cell Boundaries
Figure H3: Core Strategy (Options Consultation) Sites
Table H2: Hayle’s Greenfield Site Allocations DPD Site Allocations – Hayle’s Preferred Site Reason / Justification Greenfield Sites
H-UE1 Trevassack/High Lanes Trevassack/High Lanes This area is in relatively close proximity to the Copperhouse area of town. Proposals High Lanes/Burnthouse would be required to replace or enhance existing sports pitch facilities. Further highways assessment work may be required within the context of constrained routes (As one larger area) for vehicles. In the longer term this is a logical area for a first phase development within the wider and much larger area to the south and west, which has potential to be developed beyond the current plan period along with appropriate highways infrastructure. High Lanes/Burnthouse The area is in the middle of the two potential neighbourhood extension areas Foundry and Copperhouse, and is opposite the secondary school. There is a need to safeguard an area for potential for a new junction on to the A30 in the medium / long term along with the provision of associated employment space, as well as potential for an east west movement corridor. This area is therefore important for provision of long-term infrastructure for the town.
For both of the above areas, the SA highlights that they are within the setting of the World Heritage Site (WHS) designation, and the Hayle Conservation Area. The Heritage Impact Assessment concludes less than substantial harm to the setting of both designations. In balancing this harm against wider benefits of developing the sites any harm is outweighed by the significant benefits to provision of housing, employment and education space, and also potential for highways infrastructure. H-D1 Direction of Growth This area adjoins the Trevassack urban extension area and the current built area of the town. It has been identified to show the future direction for built development beyond the year 2030, outside of the current plan period. This is important to ensure that the Trevassack allocation can be planned for comprehensively in a way that links up with the current built area of the town. To clarify this direction of growth is not allocated for development within the current plan period. The SA highlights that the area is within the setting of the World Heritage Site (WHS) designation, and the Hayle Conservation Area. The Heritage Impact Assessment concludes less than substantial harm to the setting of both designations. In balancing this harm against wider benefits of developing the sites any harm is outweighed by the significant benefits provided by the provision of housing and possible education expansion. H-E2 St Erth employment The site at St Erth opposite the existing industrial estate offers good potential to accommodate future strategic employment growth. The site would enable larger footprint buildings (industrial/storage & distribution etc) that would not be possible within the urban area of the town. Its location off the A30 junction at St Erth provides direct access to the strategic road network. The site is also in close proximity to St Erth main line rail station and the proposed West Cornwall Park and Ride facility making it a sustainable location for use of public transport. Furthermore St Ives town is constrained in providing for larger employment uses making this location between the two towns appropriate for these uses. Access could be off Nut Lane / Mill Hill to avoid any A30 implications from slowing/turning vehicles. While part of the site is grade 2 agricultural land; on balance this is outweighed by the wider economic benefits provided by developing employment space. The site area offers an area of approximately 5.9Ha, which presents assumed capacity for up to 20,000sqm of employment space over the long term H-ED1 Penpol Education An area directly adjacent to existing Penpol primary school to enable new classrooms safeguarding and school access. The SA highlights that the area is within the setting of the World Heritage Site (WHS) designation, and the Hayle Conservation Area. The Heritage Impact Assessment concludes less than substantial harm to the setting of both designations. In balancing this harm against wider benefits of developing the site any harm is outweighed by the significant benefits provided by the provision of education expansion.
Figure H4: Site Allocations at Hayle
3.4 What alternative greenfield sites were discarded? Table H3 sets out the greenfield sites that have not been progressed into Site Allocation policies and the reason(s) for this.
Table L2: Hayle’s Discounted Greenfield Sites Discounted Sites (Not Site Reason / Justification allocated)
UE2 B (Note this site was Penpol This area is within good proximity to the Foundry town assessed as a reserve site centre area and regeneration proposals. It may enable due to a small part at the provision of land to expand Penpol School. It would also look to enable provision of strategic open space in the north being required for west of the town where there is a deficit. Further education expansion, and highways assessment work may be required within the a corridor at the south context of constrained routes for vehicles. Heritage being required for concerns on the setting of the WHS are however a valid employment and concern regarding development in the north western highways infrastructure area of the site; an application was refused on appeal in as part of the larger 2016 for these reasons i.e. impacts on the setting of the WHS. Trevassack H-UE1 allocation area. Also part of the southern area is also included as a future direction of growth. Therefore the reason / justification applies only to the areas at Penpol not in these locations
UE3 Phillack Not preferred as an urban extension area due to the impact on the separate identity of the smaller settlement of Phillack (also potential for impacts on the setting of the WHS). This area should not be considered as a reserve site due to the potential for negative impacts on local character and identity. M2, UE4 Loggans Mill area Two sites discounted as allocations due to relatively small scale and deliverability issues. Although discounted from the Site Allocations process, this is not to say that these are inappropriate locations for development. Future proposals land would be subject to the usual planning application procedure. E1, E2, E3 Sites at St Erth and These employment option sites were discounted by a Marsh Lane combination of either being built out; obtaining permission for an alternative use, and in the case of E1 being undeliverable due to being landlocked with no means of viable access. 4 SA of Hayle’s Vision and Objectives As well as setting out the site allocation policies for Hayle, the Allocations DPD sets the context of these policies against the overall strategy that the town is working to, including its Vision and Objectives. In order to check whether any of these overarching are in conflict with the SA Objectives, an SA of Hayle’s Vision and Objectives has been carried out. This is reported in Table H3.
The town’s Vision and Objectives are as follows:
Hayle’s Vision is to be: A highly connected community:
• connected by road, rail, cycle-way, sea port and high speed broadband • serving as a centre for renewable energy technology, business and tourism, and as a gateway to West Cornwall; • celebrating a unique heritage of industry and innovation, whilst embracing the outstanding coastal and inland waterways of our cherished natural environment, in a favoured location providing for high- quality living, working and recreation; • supporting individuals to develop and families to have the opportunities to stay together for their whole lives
Hayle’s Objectives:
To continue to deliver the coordinated regeneration of Hayle, including the harbour area To be a highly connected community by road, rail, sea, cycle and high speed broadband To serve as a centre for renewable energy technology, business and tourism, and as an economic gateway to West Cornwall; To significantly improve and enhance community and leisure facilities to enable residents to live, work and spend more leisure time within the town. To be renowned as a visitor destination for tourism and leisure including heritage related tourism; To ensure Hayle has a vibrant retail offer To deliver housing growth that will provide much needed affordable housing and help facilitate the area’s economic aspirations, To ensure change and new development is delivered sensitively, celebrating the unique heritage of industry and innovation as recognized by the World Heritage Site inscription, whilst embracing the outstanding coastal and inland waterways and high quality natural environment
Table H3: The SA of Hayle’s Vision and Objectives Hayle Vision and Objectives Vision: A highly connected 1) To continue to 2) To be a 3) To serve as a 4) To 5) For Hayle to 6) To deliver an 7) To deliver 8) To ensure community: deliver the highly centre for significantly be renowned as improved retail housing growth change and new connected by road, rail, coordinated connected renewable improve and a visitor offer within the that will provide development is cycle-way, sea port and regeneration of community by energy enhance destination for town much needed delivered high speed broadband Hayle, including road, rail, sea, technology, community tourism and affordable sensitively, the harbour area cycle and high business and and leisure leisure including housing and celebrating the serving as a centre for speed tourism, and as facilities to heritage related help facilitate unique heritage renewable energy broadband an economic enable tourism the area’s of industry and technology, business and gateway to West residents to economic innovation, tourism, and as a Cornwall; live, work and aspirations whilst gateway to West spend more embracing the Cornwall; leisure time outstanding celebrating a unique within the coastal and heritage of industry and town inland innovation, whilst waterways and embracing the high quality natural outstanding coastal and environment inland waterways of our cherished natural environment, in a favoured location providing for high-quality living, working and recreation; supporting individuals to develop and families to have the opportunities to stay together for their whole lives
1. Climate factors The appraisal findings show that The appraisal The appraisal The appraisal The appraisal The appraisal The appraisal The appraisal The appraisal while the vision statement could findings show findings show findings show findings show findings show findings show findings show findings show 1. To reduce our potentially have negative effects on that this that this that this that this that this strategic that this that this that this contribution to climate climate factor as any increase in strategic strategic strategic strategic objective has no strategic strategic strategic change through a development will lead to likely objective could objective could objective could objective could effects on climate objective could objective could objective could reduction in increases in greenhouse gas potentially lead potentially lead potentially lead potentially factors. potentially lead potentially lead potentially lead greenhouse gas emissions, improved employment, to increases in to increases in to increases in have positive to increases in to increases in to increases in emissions. retail and other services and greenhouse gas greenhouse gas greenhouse gas effects on greenhouse gas greenhouse gas greenhouse gas 2. To increase facilities within the area will reduce emissions. emissions. Any emissions. The climate factors emissions. emissions.. emissions. resilience to climate the need for travel to work outside However there is increase in marine by reducing However, an However there change, and reduce of the area and reduce the need for no significant vehicle renewables the need for improved retail is no significant vulnerability. vehicle movements and their negative effect movements will business park residents to offer within the negative effect a) Does it limit associated greenhouse gas above the increase will have travel for town will reduce above the greenhouse gas emissions. However, the proposals baseline so emissions; positive effects leisure the need for baseline so emissions? linked to the vision could also effects are however cycle on climate purposes. travel outside of effects are increase in-commuting to the area. uncertain until and high speed through the the area and uncertain until b) Does it secure the details of the broadband encouragement reduce the need details of the highest viable resource development are could both and support of for vehicle development and energy efficiency? available. reduce assist in marine movements and are available. c) Does it encourage reducing the renewable their associated the use of renewable need to uses technologies greenhouse gas energy technologies? motor vehicles emissions d) Does it minimise and associated vulnerability and emissions Hayle Vision and Objectives encourage resilience to the effects of climate change? +/- ? +/- +/- + 0 +/- ? -
2. Waste The appraisal findings show that The appraisal The appraisal The appraisal The appraisal The appraisal The appraisal The appraisal The appraisal 1. To minimise the the vision statement has uncertain findings show findings show findings show findings show findings show findings show findings show findings show generation of waste effects on waste factors as no that this that this that this that this that this strategic that this that this that this and encourage greater specific new development is strategic strategic strategic strategic objective has no strategic strategic strategic re-use and recycling of referred to. However any new objective could objective has objective could objective could effects to waste objective could objective could objective has no materials in development could increase the have a negative no effects to have a negative have a factors. However have a negative have a negative effects to waste accordance with the amount of waste generated. effect on waste waste factors. effect on waste negative effect any new tourism effect on waste effect on waste factors. waste hierarchy. issues as any issues as any on waste or leisure issues as any issues as any However any a) Will it reduce the new new issues as any development will new new new amount of waste development development new increase the development development development produced, collected, could increase could increase development amount of waste could increase could increase will increase the and or landfilled? the amount of the amount of of community generated. the amount of the amount of amount of waste generated. waste and leisure waste waste waste b) Will it increase However this can generated. facilities could generated. generated. generated. levels of composting or anaerobic digestion? be mitigated by However this increase the However this However this the provision of can be mitigated amount of can be can be c) Has space for sufficient storage by the provision waste mitigated by the mitigated by the storage of recycled and collection of sufficient generated. provision of provision of materials been areas for storage and However this sufficient sufficient planned for? recycling, collection areas can be storage and storage and d) Will it reduce the composting and for recycling, mitigated by collection areas collection areas waste management waste as well as composting and the provision for recycling, for recycling, industry’s contribution avoiding waste as well as of sufficient composting and composting and to climate change? unacceptable avoiding storage and waste as well as waste as well as adverse effects unacceptable collection avoiding avoiding of waste during adverse effects areas for unacceptable unacceptable construction and of waste during recycling, adverse effects adverse effects operation construction and composting of waste during of waste during operation and waste as construction construction well as and operation + and operation avoiding unacceptable adverse effects of waste during construction and operation
? +/- 0 +/- +/- - +/- +/- 0 Hayle Vision and Objectives 3. Minerals & No direct contribution to meeting No direct No direct No direct No direct No direct No direct No direct No direct Geodiversity or undermining this objective. contribution to contribution to contribution to contribution to contribution to contribution to contribution to contribution to meeting or meeting or meeting or meeting or meeting or meeting or meeting or meeting or 1. To minimise the undermining this undermining undermining undermining undermining this undermining undermining undermining consumption of objective. this objective. this objective. this objective. objective. this objective. this objective. this objective. mineral resources and ensure the sustainable management of these resources
2. To conserve, enhance and restore the condition of geodiversity in the county. a) Will it minimise the consumption of primary mineral resources and encourage re-use of secondary resources? b) Will it ensure development does not irreversibly sterilise important mineral resources? c) Will it prevent harm to and, where appropriate, enhance geological conservation interests in the county? d) Will mineral working effect on 0 0 0 0 0 0 0 0 designated land? 4. Soil The appraisal findings show that The appraisal The appraisal The appraisal The appraisal The appraisal The appraisal The appraisal The appraisal the vision statement has uncertain findings show findings show findings show findings show findings show findings show findings show findings show 1. To minimise the use effects on soil factors as no specific that this that this that this that this that this strategic that this that this that this of undeveloped land new greenfield development that strategic strategic strategic strategic objective has no strategic strategic strategic and protect and would adversely affect soil is objective could objective as no objective as no objective could effects on the soil objective has no objective could objective is enhance soil quality. referred to. However it refers to have both effects on the effects on the have a SA criteria as effects on the have a negative positive in 2. To encourage and the protection of the natural positive and soil SA criteria. soil SA criteria negative effect long as new soil SA criteria effect on soil regards to soil safeguard local food environment which is positive negative effect as long as new on soil if any development is as long as new because as a as it seeks to production. on soil, e.g. development new not proposed on development is result of protect and a) Will it protect, regeneration of does not expand development Greenfield not proposed on viability tests, promote the enhance and improve brownfield land onto agricultural of community agricultural sites. Greenfield this policy might physical and soil quality in may reduce the land. and leisure agricultural facilitate the natural
Cornwall? need for facilities was sites. development of environment, greenfield; proposed on greenfield sites. however any b) Will it avoid however viability Greenfield For instance, no development on development that issues may lead agricultural remediation Greenfield land leads to the loss of to the land. It is not costs would be can negatively productive soil? development of clear if this incurred with a affect greenfield sites. refers to greenfield site agricultural land For instance, less allotments and and also and food remediation the objective agricultural Hayle Vision and Objectives costs would be could be land, even of a production. incurred with a clarified high quality greenfield site maybe cheaper and also than other
agricultural land. types of land. This may have This would have negative effects negative effects in terms of local in terms of local food production food production and minimising and minimising the use of the use of undeveloped undeveloped land. land.
? +/- 0 0 - 0 0 - +/-
5. Air The appraisal findings show that The appraisal The appraisal The appraisal The appraisal The appraisal The appraisal The appraisal The appraisal the vision statement could have findings show findings show findings show findings show findings show findings show findings show findings show 1. To reduce air negative effects in relation to this that this that this that this that this that this strategic that this that this that this pollution and ensure theme as all new development will strategic strategic strategic strategic objective has no strategic strategic strategic air quality continues to generate a level of emissions which objective could objective could objective could objective could effect on the SA objective could objective could objective could improve. affect air quality, through the have a negative have a positive have a negative have a air objectives, have a negative have a negative have a negative a) Will it reduce development itself and the effect of the SA effect on the Air effect of the SA negative effect however any effect of the SA effect of the SA effect of the SA pollution including increased vehicle movements air criteria as all SA objectives air criteria as all of the SA air associated new air criteria as all air criteria as all air criteria as all greenhouse gas generated. However it could also new as improving new criteria as all development new new new emissions? have a positive effect as a thriving development will access and development new could have a development development development b) Will it maintain or town could reduce the need to generate a level movement will generate a development negative effect of will generate a will generate a will generate a improve air quality in travel for shopping and reducing of emissions issues will level of will generate a the SA air criteria level of level of level of Cornwall? car based travel thus reducing the which affect air reduce traffic emissions which level of as all new emissions which emissions which emissions which level of greenhouse gas emissions quality, through congestion and affect air emissions development will affect air affect air affect air and air pollution. the development encourage quality, through which affect air generate a level quality. quality, through quality, through itself and the sustainable and the development quality, of emissions However it the the increased vehicle non-car based itself and the through the which affect air could also have development development movements travel will increased development quality. a positive effect itself and the itself and the generated. This reduce the level vehicle itself and the by reducing the increased increased links with the of greenhouse movements increased need to travel vehicle vehicle design objectives gas emissions generated. This vehicle for shopping movements movements as new and air links with the movements and reducing generated. This generated. This development will pollution. design generated. car based travel links with the links with the need to meet objectives as This links with thus reducing design design high quality new the design the level of objectives as objectives as design and development objectives as greenhouse gas new homes will new homes will construction will need to new emissions and need to meet need to meet standards in meet high development air pollution. high quality high quality order to limit quality design will need to design and design and their and construction meet high construction construction environmental standards in quality design standards in standards in effect. order to limit and order to limit order to limit their construction their their environmental standards in environmental environmental effect. The order to limit effect. effect. However
development of their the restrictions
the marine environmental of historic renewables effect heritage business park designations has by its may limit the nature a development of mitigating effect sustainable Hayle Vision and Objectives as the designs and development of materials that renewable could help energy could reduce contribute to a greenhouse gas reduction of emissions. greenhouse gas emissions and air pollution.
+/- - + +/- - 0 +/- - -
6. Water The appraisal findings show that The appraisal The appraisal The appraisal The appraisal The appraisal The appraisal The appraisal The appraisal the vision statement has uncertain findings show findings show findings show findings show findings show findings show findings show findings show 1. To reduce and effects on water factors as no that this that this that this that this that this strategic that this that this that this manage the risk of specific new development is strategic strategic strategic strategic objective has no strategic strategic strategic flooding and reduce referred to. ? objective will objective will objective will objective will effect on the SA objective will objective will objective vulnerability to have negative have uncertain have negative have negative water objectives, have negative have negative positively flooding, sea level rise effects on water effects on water effects on water effects on however any effects on water effects on water supports these and coastal erosion. objectives as objective. objectives as water associated new objectives as objectives as SA objectives as
2. To maintain and development will development objectives as development development new housing it provides enhance water quality lead to increased ? will lead to development could have a will lead to development protection for and reduce overall water increased will lead to negative effect increased will ultimately the consumption and consumption and overall water increased on the SA water overall water increase the environment, increase efficiency of increased surface consumption overall water criteria as all new consumption overall use of however any water use? water run off and increased consumption development will and increased water resources new (and associated surface water and increased lead to increased surface water (including development a) Does the proposal pollution run off (and will have reduce, or avoid surface water overall water run off (and sewage incidences). associated run off (and consumption and associated treatment) negative effects increasing the risk of However, growth pollution on water flooding overall? associated increased surface pollution However, can be mitigated incidences). pollution water run off incidences). growth can be objectives as b) Does the proposal so that this However, incidences). (and associated However, mitigated so development reduce the overall impact is not growth can be However, pollution growth can be that this impact will lead to demand for water? necessarily mitigated so growth can be incidences). mitigated so is not increased c) Will the proposal negative. that this impact mitigated so However, growth that this impact necessarily overall water provide for greater is not that this can be mitigated is not negative. consumption integrated water necessarily impact is not so that this necessarily and increased catchment negative. necessarily impact is not negative. surface water management and negative. necessarily run off (and strengthen links negative. associated between habitats to pollution increase the likelihood incidences). of adaptation to However, climate change? growth can be d) Will the proposal mitigated so increase the risk of that this impact water pollution is not events? necessarily negative.
? +/- ? +/- +/- +/- +/- +/- +/-
7. Biodiversity The appraisal findings show that The appraisal The appraisal The appraisal The appraisal The appraisal The appraisal The appraisal The appraisal the vision statement is potentially findings show findings show findings show findings show findings show findings show findings show findings show 1. To conserve, positive in regard to the that this that this that this that this that while this that this that this that while any enhance and restore biodiversity criteria as it refers to strategic strategic strategic strategic strategic strategic strategic new the condition and “embracing the outstanding coastal objective could objective will objective could objective could objective has no objective could objective could development extent of biodiversity and inland waterways of our have a negative have uncertain have a negative have a specific effect on have a negative have a negative could have a Hayle Vision and Objectives in the county and cherished natural environment…” effect on the SA effects on water effect on the SA negative effect the biodiversity effect on the SA effect on the SA negative effect allow its adaptation to biodiversity objective. biodiversity on the SA SA criteria as it is biodiversity biodiversity on habitats for climate change. criteria as any criteria as any biodiversity an aspirational criteria as any criteria as any biodiversity, this a) Does the proposal new new criteria as any statement, any new retail new strategic development development new related new development development objective is protect, enhance or restore biodiversity could have a could have a development development could have a could have a positive in interest of BAP negative effect negative effect could have a could have a negative effect negative effect relation to the habitats, Cornwall on habitats for on habitats for negative effect negative effect on habitats for on habitats for biodiversity SA wildlife sites, SSSI’s, biodiversity. biodiversity. on habitats for on habitats for biodiversity. biodiversity. criteria and internationally, However, growth However, biodiversity. biodiversity. However, Infill objectives. nationally and can be mitigated growth can be However, However, growth growth can be development However, regionally designated so that this mitigated so growth can be can be mitigated mitigated so can fragment growth can be areas? impact is not that this impact mitigated so so that this that this impact existing wildlife mitigated so necessarily is not that this impact is not is not connections / that this impact b) Does the proposal negative. necessarily impact is not necessarily necessarily corridors and is not allow adaptation to negative. necessarily negative. negative. habitats. Areas necessarily climate change negative. of wasteland / negative. through the brownfield sites connection of habitats often have very (wildlife corridors)? high biodiversity c) Does it protect not levels and may only designated areas be the only area but also of wildlife of greenspace interest everywhere? within an urban d) Will it encourage area. the provision of new or Biodiversity improved wildlife needs to be habitats? carefully considered when weighing up the options for an infill versus greenfield site development. However, growth can be mitigated so that this impact is not necessarily negative.
+ +/- ? +/- +/- +/- +/- +/- +/- Hayle Vision and Objectives 8. Landscape The appraisal findings show that The appraisal The appraisal The appraisal The appraisal The appraisal The appraisal The appraisal The appraisal the vision statement is potentially findings show findings show findings show findings show findings show findings show findings show findings show 1. To protect and positive in regard to the landscape that this that this that this that this that this strategic that this that this that this enhance the quality of criteria as it refers to “embracing strategic strategic strategic strategic objective could strategic strategic strategic the natural, historic the outstanding coastal and inland objective could objective will objective could objective could be considered to objective could objective could objective is and cultural landscape waterways of our cherished natural have both have uncertain have a negative have a have a positive have a negative have a negative positive in and seascape. environment…” positive and effects on water effect on the SA negative effect effect on the SA effect on the SA effect on the SA relation to the a) Will it sustain and negative effects objective. landscape on the SA landscape landscape landscape SA landscape enhance and/or on the landscape objectives as landscape objectives as it objectives as objectives as criteria restore the distinctive SA objectives. any new built objectives as seeks for Hayle any new any new objectives qualities and features While new development any new to be renowned development development regarding both of the natural, historic development could have development for tourism could have a could have a the natural and cultural landscape could have a negative effects. could have a including negative effect negative effect environment and seascape negative effect negative effect heritage related and the historic character? on the however it also tourism. However and cultural b) Will it conserve and landscape, it has positive it could be landscape and could also effects as such amended to seascape. It enhance the natural provide a high new facilities reflect the could be beauty of the Cornwall AONB and the Tamar quality living will maintain importance of, amended to environment and and enhance a and the need to also refer to Valley AONB, and enhance and/or high quality conserve the landscape increase restore the living natural, historic understanding and enjoyment of the distinctive environment. and cultural qualities and landscape and special qualities of the features of the seascape in AONBs? natural, historic relation to c) Will it protect, and cultural tourism enhance and promote landscape and opportunities for green seascape infrastructure within character and between urban settlements. d) Will it maintain and enhance a high quality living environment? e) Will it encourage the location and design of development to respect and improve landscape character and the + +/- ? - +/- + - - + landscape setting of settlements? 9. Maritime The appraisal findings show that The appraisal The appraisal The appraisal The appraisal The appraisal The appraisal The appraisal The appraisal the vision statement has uncertain findings show findings show findings show findings show findings show findings show findings show findings show 1. To encourage clean, effects as reference is made to the that this that this that this that this that this strategic that this that this that this healthy, productive sea port and embracing the strategic strategic strategic strategic objective has no strategic strategic strategic and diverse waters; To outstanding coastal and inland objective relates objective has objective relates objective effect on objective relates objective relates objective relates protect coastal areas waterways, but no detail is to development uncertain to development relates to maritime factors to development to development to development and ensure sustainable specified in coastal areas effects as in coastal areas development in coastal areas in coastal areas in coastal areas maritime and is likely to reference is and is likely to in coastal and is likely to and is likely to and is likely to environments. have a negative made to being have a negative areas and is have a negative have a negative have a negative a) Will the proposal effect on the highly effect on the likely to have a effect on the effect on the effect on the protect, enhance or maritime connected by maritime negative effect maritime maritime maritime restore maritime environment and sea, but no environment on the environment environment environment heritage, habitat and heritage. detail is and heritage. maritime and heritage. and heritage. and heritage, However it also environment however it could Hayle Vision and Objectives biodiversity, both specified has positive and heritage. also have a designated and effects on positive effect undesignated? maritime on maritime b) Will the proposal factors, such as factors by incorporate adaptation the development respecting and to climate change and of new marine enhancing the its likely effects on the industries maritime sea, coast and associated with environment of estuaries? offshore the harbour and renewable coast c) Will the proposal energy. operate within the Additionally, carrying capacity of maximising the the receiving production of environment, without green and clean adverse effect on its energy reduces sustainability? greenhouse gas d) Will the proposal emissions and operate within safe so this has biological, chemical positive and physical limits? implications for climate change and effects upon maritime environments. However as with other built development, renewable energy technologies can have negative effects from visual effects on the maritime setting although many renewable energy technologies can be removed and adequately remediated. Offshore renewables, such as wave hub and offshore turbines are not within the remit of Cornwall Council. However, the onshore infrastructure associated with such developments has the potential Hayle Vision and Objectives for some negative effects, e.g. cables on the seabed.
? - ? +/- - 0 - - +/-
10. Historic The appraisal findings show that The appraisal The appraisal The appraisal findings show The appraisal The appraisal The appraisal The appraisal Environment the vision statement has positive findings show findings show findings show that this findings show findings show findings show findings show effects as ‘celebrating a unique that this that this that this strategic that while this that this that this that this 1. To protect and heritage’ is specifically referenced strategic strategic strategic objective could strategic strategic strategic strategic enhance the quality objective could objective could objective could have some objective seeks objective has objective could objective is very and local have some have a negative have a negative negative to see Hayle the potential to have a negative positive in distinctiveness of the negative effects effect on the SA effect on the SA effects on the renowned as a be positive for effect on the regards to the historic environment. on the historic historic historic historic destination for the SA objective historic SA Historic a) Does the proposal environment SA environment environment environment heritage related as it could environment as Environment reinforce the objectives as the objectives as objectives as as it aims to tourism which is ensure that the delivery of criteria distinctive character of regeneration, if any the provide the a positive protection is new affordable Cornwall? not development, if development, if infrastructure objective, any given to housing, if not b) Does the proposal sympathetically not not required to related new important sympathetically have an designed will sympathetically sympathetically facilitate tourism existing designed could acceptable/unacceptab affect the historic designed could designed could growth and development shopping be detrimental le level of effect on the environment of be detrimental be detrimental this could have a centres and to historic historic environment? the Hayle to historic to historic infrastructure negative effect facilities helping environment harbour area. It environment environment may be in on the historic maintain, for assets. c) Does the proposal could be assets assets. areas of high environment as, instance, preserve and enhance amended to refer historic and if not market town the cultural and social to respecting the heritage value sympathetically functions. significance of the historic heritage or require the designed could However new historic asset? use of historic be detrimental to development, if d) Will it result in and heritage historic not sympathetic development which is assets. environment could have a sympathetic towards assets. negative effect. the need to promote the Cornwall's unique heritage value, historic environment and culture? e) Have flood mitigation measures been designed to be compatible with the immediate historic environment? f) Has a balance been struck between the level of risk (e.g. in adaptation to climate change or flood risk) and the aspiration to preserve the distinctive qualities of the historic + - - - - +/- +/- - ++ environment?
11. Design The appraisal findings show that The appraisal The appraisal The appraisal The appraisal The appraisal The appraisal The appraisal The appraisal the vision statement has positive findings show findings show findings show findings show findings show findings show findings show findings show 1. To promote and effects as high quality living is that this that this that this that this that this strategic that this that this that this Hayle Vision and Objectives achieve high quality specifically referenced strategic strategic strategic strategic objective has no strategic strategic strategic design in objective objective has objective does objective does effects on design objective does objective does objective does development, positively uncertain not specifically not specifically objectives not specifically not specifically not specifically sustainable land use supports the SA effects refer to design refer to design refer to design refer to design mention design and sustainable built criteria objective and could be and could be and could be and could be but does refer development. by referring to expanded to expanded to expanded to expanded to to local a) Will it encourage “high quality state that all state that all state that all require that all distinctiveness developers to build to regeneration”, new new new new in stating that higher environmental however this development development development development development standards? could be should meet should meet should meet should meet should be strengthened to high design high design high design minimum sensitive to and b) Will it help to state that all new standards such standards such standards such design promote Hayle’s promote local development as BREEAM or as BREEAM or as BREEAM or standards such physical and distinctiveness? should meet high equivalent. equivalent. equivalent. as Code for natural c) Does the proposal design standards Sustainable environment meet targets for such as BREEAM Homes Level 3 including the renewable energy or equivalent. or equivalent. WHS. However, capture and historic sustainable environment construction using restrictions, eg BREEAM or Code for Conservation Sustainable Homes? Area status, d) Will it promote high may restrict quality, sustainable opportunities to and sympathetic create buildings design that takes with high design account of sustainable standards construction and aimed at transport modes, and minimising use green infrastructure? of fossil fuels and or emissions to the air.
+ + ? 0 0 0 0 0 +/-
12. Social Inclusion The appraisal findings show that The appraisal The appraisal The appraisal The appraisal The appraisal The appraisal The appraisal The appraisal the vision statement has very findings show findings show findings show findings show findings show findings show findings show findings show 1. To reduce poverty positive effects as references to that this that this that this that this that this strategic that this that this that this and social exclusion providing for high quality living, strategic strategic strategic strategic objective has no strategic strategic strategic and provide working and recreation, as well as objective has a objective has a objective has a objective effect on the SA objective objective objective has no opportunities for all to supporting individuals to develop very positive very positive very positive performs well Social Inclusion performs well performs well effect on the SA participate fully in and families could assist in effect on the SA effect on the SA effect on the SA against the SA objectives against the SA against the SA Social Inclusion society. reducing poverty and social Social Inclusion Social Inclusion Social Inclusion objective as objective as it objective. objectives a) Will it improve exclusion objectives in objectives in objectives in improved seeks the However, there access to and terms of job terms access to terms of job community enhancement of are some provision of services, creation and jobs and creation and facilities are a good and negative effects health and community employment services and employment good for appropriate as the plan does facilities (including which will reduce facilities, which which will peoples health range of shops, not provide for community youth social exclusion will reduce reduce social and quality of services and enough facilities) especially in social exclusion exclusion life. Improved community affordable rural areas and for the leisure and facilities. housing to meet socially excluded? community Retaining local the existing facilities will shops and need. b) Will it reduce poverty, deprivation, also encourage community discrimination, social social facilities are exclusion and interaction. positive in terms of helping Hayle Vision and Objectives inequalities? to promote access for all especially those who don’t have access to a private car or cannot use public transport or it isn’t provided or is not accessible. The strategic objective is also positive in terms of job creation and employment which will reduce social exclusion
++ ++ ++ ++ + 0 ++ + 0
13. Crime & Anti The appraisal findings show that The appraisal The appraisal The appraisal The appraisal The appraisal The appraisal The appraisal The appraisal Social the vision statement has uncertain findings show findings show findings show findings show findings show findings show findings show findings show Behaviour effects that this that this that this that this that this strategic that this that this that this strategic strategic strategic strategic objective has no strategic strategic strategic 1. To reduce crime, objective has no objective has objective has no objective has effect on the SA objective has no objective objective has no anti-social behaviour significant effect no significant significant effect no effect on crime and anti- significant effect positively significant effect and fear of crime. on these SA effect on these on these SA the SA crime social behaviour on these SA supports the SA on these SA a) Will it reduce crime objectives, SA objectives objectives, and anti-social objectives objectives, objective as it objectives, and anti-social however however behaviour however a more should meet however activity, and in turn, regeneration improved objectives, prosperous local population heritage provide safer leading to a employment however new economy may needs which restrictions may communities in more prosperous opportunities leisure and reduce crime should help to limit Cornwall (particularly local economy leading to a recreational and anti-social reduce crime. development in the most deprived may reduce more facilities could behaviour (eg CCTV neighbourhoods and crime and anti prosperous local help to reduce cameras) which identified hot spots) social behaviour economy may crime. can reduce reduce crime crime (and the b) Will it help reduce and anti social fear of crime) the fear of crime? behaviour
? ? ? ? ? 0 ? + 0 Hayle Vision and Objectives 14. Housing The appraisal findings show that The appraisal The appraisal The appraisal The appraisal The appraisal The appraisal The appraisal The appraisal the vision statement is positive in findings show findings show findings show findings show findings show findings show findings show findings show 1. To meet the needs regard to housing that this that this that this that this that this strategic that this that this that this of the local community strategic strategic strategic strategic objective has no strategic strategic strategic as a whole in terms of objective objective has objective has no objective has significant effect objective has no objective objective has no general market, positively no effect on the effect on the SA no effect on on the SA effect on the SA positively significant effect affordable, adaptable supports the SA SA criteria criteria the SA criteria criteria, however criteria supports the SA on the SA and decent housing. Criteria Objective the effect of Criteria criteria, a) Will it provide an and decision holiday and Objective and however natural appropriate mix of making criteria second homes decision making and heritage housing to ensure related to criteria restrictions may delivery of long-term tourism can limit the regeneration schemes effect the delivery of for the county? housing housing. b) Will it reduce the objectives Physical and number of people natural homeless or in landscape and temporary historic heritage accommodation? restrictions and designations c) Will it contribute may restrict towards the provision opportunities to of affordable, social create new and key worker dwellings and housing? particularly d) Will it reduce the those with high number of unfit design homes, and those standards falling below the aimed at decent homes minimising use standards? of fossil fuels e) Will it deliver and or adaptable housing to emissions to the meet the lifelong air. needs of the population? f) Will it provide a well integrated mix of decent homes of different types and tenures to support a range of household sizes, ages and incomes? g) Will it provide energy efficient development which reduces the annual cost of heating/ lighting and helps reduce greenhouse gas emissions? h) Will it make the + ++ 0 0 0 ? 0 ++ 0 best use of land?
15. Health, Sport The appraisal findings show that The appraisal The appraisal The appraisal The appraisal The appraisal The appraisal The appraisal The appraisal the vision statement is very findings show findings show findings show findings show findings show findings show findings show findings show Hayle Vision and Objectives and Recreation positive in regard to health sport that this that this that this that this that this strategic that this that this that this and recreation with reference to strategic strategic strategic strategic objective has no strategic strategic strategic 1. To improve health “outstanding coastal and inland objective could objective could objective has no objective could significant effect objective could objective objective has no through the promotion waterways and high quality living, have a positive potentially have significant effect have a positive on these SA have a positive positively effect on these of healthier lifestyles working and recreation” effect on the SA positive effect on the SA effect on the objectives, effect on the SA supports the SA SA objectives, and improving access criteria as the the SA criteria objectives, SA criteria as however criteria as the health objective however it could to open space and enhancement of with reference however any the improvements in enhancement of as housing is lead to new health, recreation and local facilities to a highly increase of enhancement tourism facilities local retail important for development sports facilities. through connected employment of local could result in facilities, health as it can improving a) Will it improve regeneration, community by within the town community better access to enables services lead to a better access to the health and well-being such as shops, ‘cycle’ may result in a and leisure recreation to be accessed quality of life coast and and reduce inequalities enables services reduction of facilities, facilities and the by sustainable and life countryside. in health? to be accessed commuting out enables coast and forms of expectancy. b) Will it improve by sustainable of the town and services to be countryside. transport such access to health forms of allow the use of accessed by as walking and services? transport such as more sustainable cycling which walking and sustainable forms of would help to c) Will it improve cycling which forms of transport such deliver health access to the would help to transport such as walking and benefits by countryside, coast, deliver health as walking and cycling which increasing recreation and open benefits by cycling which would help to physical spaces? increasing would help to deliver health activity. d) Will it increase physical activity. deliver health benefits by participation and Housing is also benefits by increasing engagement in important for increasing physical physical activity and health as it can physical activity activity. sport? lead to a better e) Will it lead to quality of life and unacceptable noise life expectancy. levels? ++ + + + + 0 + + 0
16. Economic The appraisal findings show that The appraisal The appraisal The appraisal The appraisal The appraisal The appraisal The appraisal The appraisal Development, the vision statement is very findings show findings show findings show findings show findings show findings show findings show findings show Regeneration and positive in regard to economic that this that this that this that this that this strategic that this that this that this Tourism development regeneration and strategic strategic strategic strategic objective delivers strategic strategic strategic tourism objective delivers objective objective objective, very positive objective objective has objective 1. To support a very positive delivers very delivers very while not benefits in delivers very potential delivers positive balanced and low benefits in positive positive benefits directly of relation to the positive benefits positive effect benefits in carbon economy that relation to the benefits in in relation to the benefit to economic in relation to on the economic relation to the meets the needs of the economic relation to the economic tourism, would development, the economic regeneration economic area and promotes a development, economic development, have a positive regeneration and development, and tourism SA development, diverse range of regeneration and development, regeneration effect as tourism SA regeneration objective by regeneration quality employment tourism SA regeneration and tourism SA enhanced objective and tourism SA referencing and tourism SA opportunities. objective and tourism SA objective facilities will objective facilitating the objective as a a) Will it promote a objective also benefit areas economic high quality diverse range of tourists. aspirations built employment environment is opportunities? important for b) Will it provide economic affordable, small scale, growth and managed workspace to investment. The support local need? World Heritage Site is c) Will it support the particularly development of access important for Hayle Vision and Objectives to ICT facilities tourism. including Broadband, particularly in rural areas? d) Will it raise the quality of employment and reduce seasonality ++ ++ ++ ++ + ++ ++ + +
17. Education & The appraisal findings show that The appraisal The appraisal The appraisal The appraisal The appraisal The appraisal The appraisal The appraisal Skills the vision statement has an findings show findings show findings show findings show findings show findings show findings show findings show uncertain effect in relation to the that this that this that this that this that this strategic that this that this that this 1. To maximise education and skills SA criteria strategic strategic strategic strategic objective has no strategic strategic strategic accessibility for all to objective has no objective has objective has no objective has a significant effect objective has no objective has no objective has no the necessary significant effect potential significant effect positive effect on the education significant effect effect on the effect on the education, skills and on the education positive effect on the education on the SA and skills SA on the education and education and knowledge to play a and skills SA by reference to and skills SA education and criteria, however education and skills SA criteria skills SA criteria full role in society. criteria. However high speed criteria. skills heritage tourism skills SA a) Will it help improve any employment broadband and However any objectives could involve an criteria. the qualifications and related a highly employment assuming aspect of However any skills of young people? development connected related community education. employment b) Will it improve brings with it the community development facilities related facilities and opportunities for brings with it include development apprenticeships, the education. brings with it opportunities for lifelong learning training and opportunities for the
(particularly for those learning apprentiships, opportunities for with greatest need)? development. training and apprenticeships, learning training and c) Will it help increase development. learning the County's skilled development. and professional workforce? d) Will it support a viable future for rural communities? e) Will it encourage a greater diversity of choice in skills training as part of regeneration efforts? f) Will it increase accessibility to training ? ? + ? + 0 ? 0 0 facilities? Hayle Vision and Objectives 18. Transport and The appraisal findings show that The appraisal The appraisal The appraisal The appraisal The appraisal The appraisal The appraisal The appraisal Accessibility the vision statement is very findings show findings show findings show findings show findings show findings show findings show findings show positive in regard to “a highly that this that this that this that this that this strategic that this that this that this 1. To improve access connected community by road, rail, strategic strategic is very strategic strategic objective could strategic strategic strategic to key services and cycle way and sea port…” objective positive in objective meets objective have a negative objective objective has no objective has no facilities by reducing supports the SA regard to “a the SA supports the effect on the positively meets significant effect significant effect the need to travel and Transport and highly objectives by SA objectives Transport and the SA on the on the SA by providing safe Accessibility connected improving by improving Accessibility SA objectives by Transport and transport and sustainable travel objectives by community by employment and enhancing objectives as it seeking to Accessibility SA accessibility choices. seeking to road, rail, cycle opportunities community has the potential improve the objectives, objectives, 2. To reduce traffic balance homes, way and sea within the town and leisure to increase the retail offer however it could however the congestion and jobs, services port…” and therefore facilities within number of within the town contribute to protection of minimise transport and facilities and reducing the the town and visitors to the and therefore reducing the the natural and related greenhouse therefore need to travel therefore town reducing the need to travel built gas emissions. reducing the reducing the need to travel by seeking to environment a) Will it promote need for need to travel balance homes, could possibly sustainable forms of unsustainable jobs, services restrict transport (public travel and facilities transport transport including bus sustainable and rail, cycle and solutions pedestrian routes) and ensure the necessary associated infrastructure is made available? b) Will it reduce traffic congestion by promoting alternative modes of transport? c) Will it reduce the need to travel by seeking to balance homes, jobs, services and facilities? d) Will it lead to a reduction in greenhouse gas emissions? e) Will it improve service provision or provide a service or facility which is accessible to all, including those with disabilities and those in the more rural areas? f) Will it transfer freight from road to rail and/or sea? ++ + ++ + + - + ? 0
19. Energy The appraisal findings show that The appraisal The appraisal The appraisal The appraisal The appraisal The appraisal The appraisal The appraisal the vision statement is very findings show findings show findings show findings show findings show findings show findings show findings show 1. To encourage the positive in regard to energy as it that this that this that this that this that this strategic that this that this that this use of renewable refers to the marine renewables strategic strategic strategic strategic objective has no strategic strategic strategic energy, increase objective could objective objective has a objective could significant effect objective could objective has objective will Hayle Vision and Objectives energy efficiency and industry potentially have uncertain effect positive effect potentially on the SA energy potentially have the potential to have a negative security and reduce a negative effect on the SA on the SA have a objectives, a negative support the SA effect on the SA fuel poverty. on the SA energy energy negative effect however any new effect on the SA objective to objective as it a) Will it promote objective as new objective objectives as it on the SA related objective as encourage the reduces the energy conservation development will specifically objective as development new retail use of number of sites and efficiency? increase energy relates to new could potentially development renewable being suitable consumption marine development have a negative will increase energy, for deployment b) Will it promote and overall. It is renewables and will increase effect on the SA energy increase energy of renewable support the use of unclear how it related low energy objective as new consumption efficiency and and low carbon renewable and low will support a carbon consumption development will overall. It is security and energy carbon energy move to the technologies overall. It is increase energy unclear how it reduce fuel technologies technologies? adoption of unclear how it consumption will support a poverty. All new due to c) Will it help reduce renewable and will support a overall. It is move to the housing should potentially fuel poverty? low carbon move to the unclear how it adoption of meet high favouring d) Will it encourage energy and also adoption of will support a renewable and standards of natural, local energy if any design renewable and move to the low carbon sustainability cultural, production? standards will be low carbon adoption of energy and also design. At landscape and adopted e.g. energy and renewable and if any design present only historical BREEAM or also if any low carbon standards will publicly funded assets. equivalent. design energy and also be adopted e.g. affordable standards will if any design BREEAM or housing meets be adopted standards will be equivalent. Code for
e.g. BREEAM adopted e.g. Sustainable
or equivalent. BREEAM or Homes Level 3. equivalent. However it
could also
potentially have a negative effect on the SA objective as new development will increase energy consumption overall ++ - ? ++ - 0 - +/- -
Comments and Recommendations
No SA criteria were scored as The following SA The following The following SA The following The following SA The following The following The following negative in the appraisal of the criteria were SA criteria were criteria were SA criteria criteria was SA criteria were SA criteria were SA criteria were Vision scored as scored as scored as were scored as scored as scored as scored as scored as Negative in the Negative in the Negative in the Negative in the Negative in the Negative in the Negative in the Negative in the No changes necessary appraisal of this appraisal of this appraisal of this appraisal of appraisal of this appraisal of this appraisal of this appraisal of this objective objective objective this objective objective objective objective objective
Soil Climate factors Landscape Air Transport and Maritime Soil Climate factors While it is While the DPD While the DPD While the DPD Accessibility Higher level While it is While the DPD acknowledged does not does not does not This criteria is policy provision acknowledged does not that new specifically specifically refer specifically positively seeks to meet that new specifically refer development on refer to these to these factors refer to these covered in this objective, development on to these factors greenfield sites factors it is it is considered factors it is Objective 7. for instance greenfield sites it is considered will lead to the considered that that the Higher considered These issues LP:SP Policy 26 will lead to the that the Higher loss of the Higher level level policy that the Higher have also been (Flood Risk loss of level policy agricultural land, policy provisions which level policy addressed by Management agricultural provisions in the site options provisions in seek to meet provisions reference in the and Coastal land, the site Local Plan Hayle Vision and Objectives have been Local Plan this objective, which seek to DPD to the Hayle Change) options have policies 13 & 14 subject to a policies 13 & 14 for instance meet this Transport No further been subject to (Design and prioritisation (Design and LP:SP Policy 23 objective Strategy. New wording is a prioritisation Development exercise Development provides the through Local paras added to required. exercise Standards) and including Standards) and necessary Plan policies the site including which seek to sustainability which seek to protection. 13 and 14 allocations: Energy sustainability secure high appraisal secure high No change is (Design and “Development of This criteria is appraisal quality safe, throughout the quality safe, necessary Development this site must positively throughout the sustainable and DPD process. sustainable and standards), contribute to and covered in DPD process. inclusive design Text has been inclusive design Historic and which seek to deliver Objective 2 in Text has been and added relating to and environment seek to secure elements of the regards to added relating development the Green development This criteria is high quality HayleTransport marine to the Green standards. The Infrastructure standards. The positively safe, Strategy” renewables. It Infrastructure se policies Study in each se policies covered in sustainable No change is is also Study in each require site allocation. require Objective 8 in and inclusive necessary considered that site allocation. development to This sets out the development to regard to the design and the Higher level This sets out demonstrate the open space demonstrate World Heritage development policy provisions the open space application of requirements the application Site. It is also standards. which seek to requirements the guidance set which includes of the guidance considered that These policies meet this which includes out within the allotment set out within Higher level require objective allotment Council’s Design provision. the Council’s policy provisions development through Local provision. Guide No change is Design Guide seek to meet to Plan policies 13 No change is Supplementary necessary Supplementary this objective, demonstrate and 14 (Design necessary Planning Planning for instance the application and document Air document LP:SP Policy 24. of the Development Air provides the While the DPD provides the (Historic guidance set standards), and While the DPD necessary does not necessary Environment) out within the which seek to does not protection. specifically refer protection. this sets out Council’s secure high specifically refer Also relevant to to these factors Also relevant to that proposals Design Guide quality safe, to these factors this criteria is it is considered this criteria is should be Supplementary sustainable and it is considered LP Policy 15 that the higher LP Policy 15 informed by Planning inclusive design that the Higher (Renewable and level policy (Renewable and appropriate document and level policy Low Carbon provisions Low Carbon assessments provides the development provisions which Energy) support this Energy) and evaluations, necessary standards. seek to meet No change is objective, No change is provides the protection. These policies this objective necessary including Local necessary necessary No change is require through Local Plan policies 13 protection. necessary development to Plan policies 13 Air and 14 (Design No change is demonstrate the and 14 (Design While the DPD and Historic necessary Maritime application of and does not Development environment Higher level the guidance set Development specifically refer standards, which This criteria is policy out within the standards), and to these factors seek to secure positively provision Council’s Design which seek to it is considered high quality safe, covered in seeks to meet Guide secure high that the Higher sustainable and Objective 8 in this objective, Supplementary quality safe, level policy inclusive design regard to the for instance Planning sustainable and provisions which and development World Heritage LP:SP Policy document inclusive design seek to meet standards).These Site. It is also 26 (Flood Risk provides the and this objective policies require considered that Management necessary development through Local development to Higher level and Coastal protection. standards. Plan policies 13 demonstrate the policy Change) No change is These policies and 14 (Design application of the provisions seek No further necessary require and guidance set out to meet this wording is development to Development within the objective, for required. demonstrate the standards), and Council’s Design instance LP:SP application of which seek to Guide Policy 24. Historic the guidance set secure high Supplementary (Historic environment out within the quality safe, Planning Environment) This criteria is Council’s Design sustainable and document. this sets out positively Guide inclusive design Hayle Vision and Objectives No change is that proposals covered in Supplementary and necessary should be Objective 8 in Planning development informed by regard to the document standards. The Maritime appropriate World Heritage provides the se policies Higher level assessments Site. It is also necessary require policy provision and considered protection. development to seeks to meet evaluations, that Higher No change is demonstrate the this objective, for provides the level policy necessary application of instance LP:SP necessary provisions the guidance set Policy 26 (Flood protection. seek to meet Landscape out within the Risk No change is this objective, While the DPD Council’s Design Management and necessary for instance does not Guide Coastal Change) LP:SP Policy specifically refer Supplementary No further 24. (Historic to these factors Planning wording is Environment) it is considered document required. this sets out that the Higher provides the that proposals level policy necessary Historic should be provisions which protection. environment informed by seek to meet No change is This criteria is appropriate this objective, necessary positively assessments for instance covered in and LP:SP Policy 23 Energy Objective 8 in evaluations, provides the This criteria is regard to the provides the necessary positively World Heritage necessary protection. covered in Site. It is also protection. No change is Objective 2 in considered that No change is necessary regards to Higher level necessary marine policy provisions Maritime renewables. It seek to meet this Energy Higher level is also objective, for This criteria is policy provision considered that instance LP:SP positively seeks to meet the higher level Policy 24. covered in this objective, policy provisions (Historic Objective 2 in for instance which seek to Environment) regards to LP:SP Policy 26 meet this this sets out that marine (Flood Risk objective proposals should renewables. It Management through Local be informed by is also and Coastal Plan policies 13 appropriate considered Change) and 14 (Design assessments and that the higher No further and evaluations, level policy wording is Development provides the provisions required. standards), and necessary which seek to which seek to protection. meet this Historic secure high No change is objective environment quality safe, necessary through Local This criteria is sustainable and Plan policies positively inclusive design Energy 13 and 14 covered in and This criteria is (Design and Objective 8 in development positively Development regard to the standards. The covered in standards), World Heritage se policies Objective 2 in and which Site. It is also require regards to seek to secure considered that development to marine high quality higher level demonstrate the renewables. It is safe, policy provisions application of also considered sustainable seek to meet the guidance set that the Higher and inclusive this objective, out within the level policy design and for instance Council’s Design Hayle Vision and Objectives provisions which development LP:SP Policy 24. Guide seek to meet this standards. (Historic Supplementary objective These policies Environment) Planning through Local require this sets out document Plan policies 13 development that proposals provides the and 14 (Design to should be necessary and demonstrate informed by protection. Development the application appropriate No change is standards), and of the assessments necessary which seek to guidance set and evaluations, secure high out within the provides the quality safe, Council’s necessary sustainable and Design Guide protection. inclusive design Supplementary No change is and development Planning necessary standards. Thes document e policies require provides the development to necessary demonstrate the protection. application of the No change is guidance set out necessary within the Council’s Design Guide Supplementary Planning document provides the necessary protection. No change is necessary
5 The individual Site SAs. Sections s 5.1-5.9 below set out the SA of each of the Site Allocation policies for Hayle:
Section 5.1 – The SA of H-UE1 (Trevassack)
Section 5.2 – The SA of H-D1 (Future Direction of Growth)
Section 5.3 – The SA of H-EM1 (East Quay)
Section 5.4 – The SA of H-E2 (St Erth)
Section 5.5 – The SA of H-E3 (Hayle Harbour Employment)
Section 5.6 – The SA of H-ED1 (Penpol)
Section 5.1 SA of H-UE1 – Trevassack (Mixed Use)
LDF SA Objectives Score Impacts of proposal Proposed mitigation How the considerations have been measures and taken into account by Policy considerations Planners 1. Climatic Factors +/- The site is conveniently New development should seek to Paragraph c) states “Delivery of later stages of the located adjacent to the urban maximise use of sustainable modes site will need to provide a new access on to the A30; 1. To reduce our contribution to climate change area of Hayle and offers a of transport and reduce reliance on at Tolroy (point C). Development must not stifle the through a reduction in greenhouse gas location which could optimise private vehicles for short trips. ability to deliver this junction or related highways emissions. use of more sustainable infrastructure” 2. To increase resilience to climate change, and modes of transport thereby Where possible linkages for walking reduce vulnerability. minimising any increase in and cycling between the new Paragraph e) states “When considering the off-site greenhouse gas emissions as development and facilities outside of transportation impacts, particular consideration will a) Does it limit greenhouse gas emissions? it is more accessible to the the site area should be encouraged. need to be given to the capacity and safety of b) Does it secure the highest viable resource and Copperhouse town centre, existing routes, such as Guilford Road, Trevassack energy efficiency? employment, education and For public bus services, when road Hill and Humphry Davy Lane” c) Does it encourage the use of renewable other facilities.+ links are built a cul de sac energy technologies? arrangement should be avoided as Paragraph i) states “The site should contribute to the d) Does it minimise vulnerability and encourage The site has a generally this will discourage bus operators delivery of an improved pedestrian and cycle resilience to the effects of climate change? northerly and westerly and from operating services through the network for the town, in line with the Hayle aspect. This does not allow future site. Roads that allow buses to Transportation Strategy, creating routes within the development to be orientated run through a site using separate site that link into the wider network” to utilise maximised solar access and egress are preferred as gain and would not enable this will encourage bus services to be the maximised use of routed through areas. renewable technologies.- 2. Waste +/- Site location unlikely to have New development will seek to reduce No action necessary any positive or negative waste by increasing recycling, the 1. To minimise the generation of waste and impact on the overall amount provision of sufficient storage and encourage greater re-use and recycling of of waste produced, collected collection areas for recycling, materials in accordance with the waste and or land filled.+/- composting and waste and hierarchy. addressing waste as a resource and a) Will it reduce the amount of waste produced, looking to disposal as the last option. collected, and or land filled? b) Will it increase levels of composting or Higher level policy provisions seek to anaerobic digestion? meet this objective through Local Plan policies 12 and 13 (design and c) Has space for storage of recycled materials Development standards), and which been planned for? seek to secure high quality safe, d) Will it reduce the waste management sustainable and inclusive design and industry’s contribution to climate change? development standards. These policies require development to demonstrate the application of the guidance set out within the Councils Design Guide Supplementary Planning document.
The Design Guide includes guidance and standards relating to waste LDF SA Objectives Score Impacts of proposal Proposed mitigation How the considerations have been measures and taken into account by Policy considerations Planners efficiency. 3. Minerals and Geodiversity ++ The whole site is outside of a None required No action necessary mineral safeguarding 1. To minimise the consumption of mineral area.++ resources and ensure the sustainable management of these resources The site is not in proximity to 2. To conserve, enhance and restore the a County Geology (RIGS) condition of geodiversity in the county. site.+ a) Will it minimise the consumption of primary mineral resources and encourage re-use of secondary resources? b) Will it ensure development does not irreversibly sterilise important mineral resources? c) Will it prevent harm to and, where appropriate, enhance geological conservation interests in the county? d) Will mineral working impact on designated land? 4. Soil -- The site consists of Grade 3a The proposed site could include new When considering the benefits that the site offers, Agricultural Land with some allotments. against the loss of agricultural land, it is felt that the 1. To minimise the use of undeveloped land and small areas classified as balance should be in favour of bringing forward the protect and enhance soil quality. “other”. Development would The requirement for open space proposed development 2. To encourage and safeguard local food therefore lead to the loss of (including allotments) is set out in production. the best and most versatile Table H4 of the DPD) Paragraph h) states “f)h) At least 34.2sqm of net agricultural land.-- additional public open space per dwelling should be a) Will it protect, enhance and improve soil provided on site, in line with the Hayle Green quality in Cornwall? * Source Agricultural Land Infrastructure Strategy and the minimum size b) Will it avoid development that leads to the Classification field survey thresholds within Table 1. The development will need loss of productive soil? post 88 to retain or reprovide the onsite sports pitch (point A on the accompanying plan).” This could include allotments 5. Air + Any development will have an The extent of air pollution resulting No action necessary impact on air pollution the from the proposal could be 1. To reduce air pollution and ensure air quality extent to which can be minimised through careful design continues to improve. minimised through careful and construction and sustainable a) Will it reduce pollution including greenhouse design and construction. transport infrastructure gas emissions? enhancements. The site does not fall within b) Will it maintain or improve air quality in an existing or proposed Air Higher level policy provisions seek to Cornwall? Quality Management Area.+ meet this objective through Local Plan policies 12 and 13 (design and Development standards), and which LDF SA Objectives Score Impacts of proposal Proposed mitigation How the considerations have been measures and taken into account by Policy considerations Planners seek to secure high quality safe, sustainable and inclusive design and development standards. These policies require development to demonstrate the application of the guidance set out within the Councils Design Guide Supplementary Planning document. 6. Water +/- All development will increase Development will have potential No action necessary the overall demand for water. negative impacts on water related 1. To reduce and manage the risk of flooding and issues, however appropriate reduce vulnerability to flooding, sea level rise Flood risk assessment implementation of SUDS can mitigate and coastal erosion. demonstrates the proposed these issues. 2. To maintain and enhance water quality and use is compatible with the reduce consumption and increase efficiency of flood zone status of the entire The SFRA made the following water use? site.++ recommendations : Surface water drainage will need to a) Does the proposal reduce, or avoid increasing The site is entirely covered by be designed in accordance with the the risk of flooding overall? a Critical Drainage Area.-- SUDS principles and standards set b) Does the proposal reduce the overall demand out in the Drainage Guidance for for water? Cornwall to ensure surface water c) Will the proposal provide for greater run-off from development is integrated water catchment management and managed appropriately so that flood strengthen links between habitats to increase the risk is not increased. likelihood of adaptation to climate change? d) Will the proposal increase the risk of water Provision of SUDS and other Green pollution events? Infrastructure requirements are specified within the Green Infrastructure Section of the DPD. 7. Biodiversity + The site is not covered by or Development in the area could be No action necessary in proximity to an SAC or accompanied by enhancements to 1. To conserve, enhance and restore the other designated site of habitats and improvements to condition and extent of biodiversity in the county national or regional ecological networks. and allow its adaptation to climate change. importance. It is not covered a) Does the proposal protect, enhance or restore by an SSSI but the Hayle Provision and enhancement of biodiversity interest of BAP habitats, Cornwall Estuary and Carrick Gladden wildlife habitats and corridors and wildlife sites, SSSI’s, and internationally, SSSI lies approximately other Green Infrastructure nationally and regionally designated areas? 350m to the north (at its requirements are specified within the nearest point). This is Green Infrastructure Strategy section b) Does the proposal allow adaptation to climate separated from the proposed of the DPD. change through the connection of habitats site by the built up area of (wildlife corridors)? Hayle.+ c) Does it protect not only designated areas but also of wildlife interest everywhere? The site is not covered by or LDF SA Objectives Score Impacts of proposal Proposed mitigation How the considerations have been measures and taken into account by Policy considerations Planners d) Will it encourage the provision of new or in proximity to a Cornwall improved wildlife habitats? Wildlife Site.+
The site is not within or in close proximity to a BAP habitat. (The Hayle Estuary SSSI is also a BAP habitat)+ 8. Landscape + The site is not within or in Mitigation will be required if the site No action necessary proximity to a designated option is developed and this will be 1. To protect and enhance the quality of the AONB or AGLV. + looked at in more detail at a later natural, historic and cultural landscape and stage to reduce harm to the higher seascape. The landscape assessment of quality landscape in particular. a) Will it sustain and enhance and/or restore the the original cell concluded distinctive qualities and features of the natural, that the site has an Higher level policy provisions seek to historic and cultural landscape and seascape intermediate overall meet this objective, for instance character? landscape value.+/- LP:SP Policy 23. No further specific wording is required. b) Will it conserve and enhance the natural At this stage it is not possible beauty of the Cornwall AONB and the Tamar to assess whether any Valley AONB, and increase understanding and proposal could have a enjoyment of the special qualities of the AONBs? positive impact on green c) Will it protect, enhance and promote infrastructure. opportunities for green infrastructure within and between urban settlements. d) Will it maintain and enhance a high quality living environment? e) Will it encourage the location and design of development to respect and improve landscape character and the landscape setting of settlements? 9. Maritime o The site is in proximity to, Higher level policy provision seek to No action necessary but does not adjoin the Hayle meet this objective, for instance 1. To encourage clean, healthy, productive and Estuary. LP:SP Policy 26 (Flood Risk diverse waters; To protect coastal areas and Management and Coastal Change). ensure sustainable maritime environments. a) Will the proposal protect, enhance or restore maritime heritage, habitat and biodiversity, both designated and undesignated? b) Will the proposal incorporate adaptation to climate change and its likely effects on the sea, coast and estuaries? c) Will the proposal operate within the carrying capacity of the receiving environment, without LDF SA Objectives Score Impacts of proposal Proposed mitigation How the considerations have been measures and taken into account by Policy considerations Planners adverse effect on its sustainability? d) Will the proposal operate within safe biological, chemical and physical limits? 10. Historic Environment - All development is likely to 1. Assessments to be done to Further Heritage Assessment work was undertaken have some effect on the inform master plan stage: and concluded less than substantial harm, which was 1. To protect and enhance the quality and local historic environment. • Desk Based Assessment & outweighed by wider benefits Paragraph/ Allocation distinctiveness of the historic environment. Walk Over Survey policy, para j) states “The site is within the setting of a) Does the proposal reinforce the distinctive Outcome of Historic • Impact Assessment both the conservation area and the World Heritage character of Cornwall? Environment Assessment • Geophysical survey to Site (WHS) Any proposed development will need to implies less than substantial minimise impact & target excavation comply with the WHS Management Plan and a b) Does the proposal have an harm and the potential for 2. Assessment /HE issues to heritage impact assessment must be produced to acceptable/unacceptable level of impact on the mitigation.- inform extent of development and inform the design solution. This should be based on historic environment? design solutions within the allocation an understanding of the OUVs of the WHS and the c) Does the proposal preserve and enhance the The site covers an open cell significance of Hayle Conservation Area, and the cultural and social significance of the historic agricultural area on the 3. specifics: contribution made by their settings, which should be asset? southern fringe of Hayle. It is • Proposal(s) should comply conserved and where appropriate enhanced. In doing d) Will it result in development which is adjoining a modern with the WHS Management Plan. this the development needs to come forward sympathetic towards the need to promote the development to the west, • Setting issues likely to be sensitively, ensuring the setting and the longer views Cornwall's unique heritage value, historic however it is in proximity to paramount –of individual sites and from Phillack and Lelant are all appropriately environment and culture? part of the World Heritage settlements within cell, but also of addressed.” e) Have flood mitigation measures been designed Site (the other side of the WHS as a whole. to be compatible with the immediate historic railway line) • Character and environment? historic/archaeological interest of The proposed site contains a lanes and roads require detailed f) Has a balance been struck between the level of number of features recorded consideration risk (e.g. in adaptation to climate change or on the Cornwall Sites and • Requires integrated master flood risk) and the aspiration to preserve the Monuments Register including plan at early stage to tie together distinctive qualities of the historic environment? post medieval, houses and a multiple applications being proposed. milestone on the boundary. It also adjoins a number of Higher level policy provisions seek to other recorded within the meet this objective, for instance small areas excluded from LP:SP Policy 24. (Historic the allocation. Environment) this sets out that proposals should be informed by The site is mostly classed as proportionte assessments and Ancient Enclosed Land with evaluations. some classed Post Medieval Enclosed Land and some as settled.
The site is in proximity to part of the World Heritage Site (the other side of the railway line) LDF SA Objectives Score Impacts of proposal Proposed mitigation How the considerations have been measures and taken into account by Policy considerations Planners 11. Design + The site includes land with Higher level policy provisions seek to Paragraph g) states “The site must provide varying northerly gradients, meet this objective through Local employment space highlighted in the east of the new 1. To promote and achieve high quality design in however topography is Plan policies 12 and 13 (design and junction (point D) to enable good vehicular access to development, sustainable land use and unlikely to impede the Development standards), and which the wider network. Employment uses should be sustainable built development. sustainable design of seek to secure high quality safe, higher quality focusing on office and lower density/ a) Will it encourage developers to build to higher development in this area.+ sustainable and inclusive design and scale light industrial uses, plus storage and environmental standards? development standards. These distribution.” policies require development to b) Will it help to promote local distinctiveness? demonstrate the application of the Paragraph k) states “Planning permission for the c) Does the proposal meet targets for renewable guidance set out within the Councils development of only part of the site will not be energy capture and sustainable construction Design Guide Supplementary granted, unless it is in accordance with a masterplan using BREEAM or Code for Sustainable Homes? Planning document. / concept plan for the entire site. As well as d) Will it promote high quality, sustainable and preparing a masterplan that fits with the surrounding sympathetic design that takes account of The Design Guide includes guidance built form, it also needs to be integrated with the sustainable construction and transport modes, and standards relating to, amongst permitted development within the site and green infrastructure? others, energy and waste efficiency, (PA15/03787), marked as area B on the crime and disorder, design, social accompanying plan; as well as the direction of inclusion, drainage and health and growth beyond the current plan period (i.e. after wellbeing. 2030) ” 12. Social Inclusion + Its location is accessible to a At the scheme design stage, efforts Paragraph i) states “The site should contribute to the number of existing services should be made to incorporate delivery of an improved pedestrian and cycle 1. To reduce poverty and social exclusion and and facilities and the elements that will reduce poverty network for the town, in line with the Hayle provide opportunities for all to participate fully in Copperhouse town centre eg and social exclusion. Access to Transportation Strategy, creating routes within the society. supermarket, schools.+ services and facilities need to be site that link into the wider network” a) Will it improve access to and provision of considered. services, health and community facilities Paragraph g) states “The site must provide (including community youth facilities) especially The policy includes employment uses employment space highlighted in the east of the new in rural areas and for the socially excluded? and land for a new school. junction (point D) to enable good vehicular access to the wider network. Employment uses should be b) Will it reduce poverty, deprivation, higher quality focusing on office and lower density/ discrimination, social exclusion and inequalities? scale light industrial uses, plus storage and distribution.”
Paragraph f) states “The site must provide approx. 20,000 sqm of land for a new Primary School within the plan period. The exact location will be determined through the masterplan process. If land is available and deliverable the direction of growth area opposite the existing Secondary School could provide and for part or all of a new school” 13. Crime & Anti Social ? At this stage, it is difficult to At the scheme design stage, crime No action necessary. establish what impacts and safety issues need to be Behaviour development in this area will considered e.g. overlooking of public 1. To reduce crime, anti-social behaviour and have on crime and antisocial spaces and well lit footpaths in order LDF SA Objectives Score Impacts of proposal Proposed mitigation How the considerations have been measures and taken into account by Policy considerations Planners fear of crime. behaviour. to ‘design out crime’. a) Will it reduce crime and anti-social activity, and in turn, provide safer communities in Higher level policy provisions seek to Cornwall (particularly in the most deprived meet this objective through Local neighbourhoods and identified hot spots) Plan policies 12 and 13 (design and Development standards), and which b) Will it help reduce the fear of crime? seek to secure high quality safe, sustainable and inclusive design and development standards. These policies require development to demonstrate the application of the guidance set out within the Councils Design Guide Supplementary Planning document.
The Design Guide includes guidance and standards relating to crime and disorder, design and social inclusion. 14. Housing + The site has varying northerly None required. Paragraph a) states “A residential focused mixed use gradients but there are no site, delivering approximately 1000 dwellings and 1. To meet the needs of the local community as topographical constraints. approximately 3000sqm of office space” a whole in terms of general market, affordable, Therefore this will maximise adaptable and decent housing. opportunities for developing Paragraph b) states “At least 25% of the dwellings a) Will it provide an appropriate mix of housing an optimum quantity and mix should be provided as ‘accessible homes’; plus some to ensure delivery of long-term regeneration of development including of the dwellings should be specialised housing schemes for the county? affordable housing.+ (including extra care housing)” b) Will it reduce the number of people homeless The site is of a scale to or in temporary accommodation? provide an appropriate mix of c) Will it contribute towards the provision of housing type and tenure.+ affordable, social and key worker housing? d) Will it reduce the number of unfit homes, and those falling below the decent homes standards? e) Will it deliver adaptable housing to meet the lifelong needs of the population? f) Will it provide a well integrated mix of decent homes of different types and tenures to support a range of household sizes, ages and incomes? g) Will it provide energy efficient development which reduces the annual cost of heating/lighting and helps reduce greenhouse gas emissions? h) Will it make the best use of land? LDF SA Objectives Score Impacts of proposal Proposed mitigation How the considerations have been measures and taken into account by Policy considerations Planners 15. Health, Sport and Recreation + Assumption – the criteria “e) At the design stage, developers Paragraph h) states “At least 34.2sqm of net will it lead to unacceptable should be encouraged to incorporate additional public open space per dwelling should be 1. To improve health through the promotion of noise levels?” has been new and improve existing pedestrian provided on site, in line with the Hayle Green healthier lifestyles and improving access to open considered as the noise that and cycle links for future residents. Infrastructure Strategy and the minimum size space and health, recreation and sports facilities. would be generated by the thresholds within Table 1. The development will need a) Will it improve health and well-being and development – and therefore Give the below average quantity of to retain or reprovide the onsite sports pitch (point A reduce inequalities in health? not scored as not relevant to open space in Hayle, provision for on the accompanying plan). “ housing proposals. this should be provided in any b) Will it improve access to health services? scheme. Paragraph i) states “The site should contribute to the c) Will it improve access to the countryside, The site is in close proximity delivery of an improved pedestrian and cycle coast, recreation and open spaces? to existing health facilities.+ Ensure that the existing sports network for the town, in line with the Hayle d) Will it increase participation and engagement provision within the site is retained, Transportation Strategy, creating routes within the in physical activity and sport? The site incorporates existing replaced, or enhanced. site that link into the wider network” e) Will it lead to unacceptable noise levels? sports facilities (training pitches), however the allocation states that this pitch should be retained or reprovided. -
The site is adjacent to the open countryside and the public footpath network which could encourage access for recreation, however the barrier of the A30 restricts access.+
The site is within walking distance of existing areas of open space and other sports facilities.+
Development of the site could provide a potential opportunity to make provision for new designated play space.+ 16. Economic Development, ++ The site is in close proximity Access is required from the A30 Paragraph a) states “A residential focused mixed use (800m) to existing site, delivering approximately 1000 dwellings and Regeneration and Tourism employment areas to the east approximately 3000sqm of office space” 1. To support a balanced and low carbon at Guildford Road economy that meets the needs of the area and IndustriaLEstate. Paragraph c) states “Delivery of later stages of the promotes a diverse range of quality employment site will need to provide a new access on to the A30; opportunities. The site does not have good at Tolroy (point C). Development must not stifle the LDF SA Objectives Score Impacts of proposal Proposed mitigation How the considerations have been measures and taken into account by Policy considerations Planners a) Will it promote a diverse range of employment links to the strategic ability to deliver this junction or related highways opportunities? transport network with access infrastructure”. b) Will it provide affordable, small scale, through urban and residential managed workspace to support local need? areas. Paragraph g) states “The site must provide employment space highlighted in the east of the new c) Will it support the development of access to The allocation includes junction (point D) to enable good vehicular access to ICT facilities including Broadband, particularly in employment space. ++ the wider network. Employment uses should be rural areas? higher quality focusing on office and lower density/ d) Will it raise the quality of employment and scale light industrial uses, plus storage and reduce seasonality? distribution.” 17. Education & Skills ++ The site is in proximity to Site is directly adjacent to Bodriggy Paragraph f) states “The site must provide approx. both a secondary school and Primary school. The policy refers to 20,000 sqm of land for a new Primary School within 1. To maximise accessibility for all to the a Primary School. ++ the provision of land for a new the plan period. The exact location will be necessary education, skills and knowledge to primary school. determined through the masterplan process. If land play a full role in society. The site allocation includes is available and deliverable the direction of growth a) Will it help improve the qualifications and provision of approx. area opposite the existing Secondary School could skills of young people? 20,000sqm of land for a new provide and for part or all of a new school”. b) Will it improve facilities and opportunities for primary school + lifelong learning (particularly for those with greatest need)? This site allocation includes Paragraph i) states “The site should contribute to the c) Will it help increase the County's skilled and employment uses and may delivery of an improved pedestrian and cycle professional workforce? provide opportunities for network for the town, in line with the Hayle d) Will it support a viable future for rural work placed training facilities. Transportation Strategy, creating routes within the communities? site that link into the wider network”. e) Will it encourage a greater diversity of choice in skills training as part of regeneration efforts? f) Will it increase accessibility to training facilities? 18. Transport and Accessibility + It is acknowledged that Transport improvements including Paragraph c) states “Delivery of later stages of the realistically development both an access onto the A30 and site will need to provide a new access on to the A30; 1. To improve access to key services and increases use of motor pedestrian and cycle improvements at Tolroy (point C). Development must not stifle the facilities by reducing the need to travel and by vehicles. will improve accessibility and ability to deliver this junction or related highways providing safe sustainable travel choices. connectivity infrastructure” 2. To reduce traffic congestion and minimise The site is conveniently transport related greenhouse gas emissions. located for a number of The policy proposes a link road Paragraph e) states “When considering the off-site facilities and, in comparison through the development to improve transportation impacts, particular consideration will a) Will it promote sustainable forms of transport to other areas, offers a access and connectivity need to be given to the capacity and safety of (public transport including bus and rail, cycle and location which could optimise existing routes, such as Guilford Road, Travassack pedestrian routes) and ensure the necessary use of more sustainable Hill and Humphrey Davy Lane” associated infrastructure is made available? modes of transport including b) Will it reduce traffic congestion by promoting walking and cycling.+ Paragraph d) states “A new link road through the alternative modes of transport? development will be required from the Trevassack c) Will it reduce the need to travel by seeking to The development of the area in the east, through to the new A30 access at balance homes, jobs, services and facilities? entire site could provide Tolroy in the long term. This will include a bridge LDF SA Objectives Score Impacts of proposal Proposed mitigation How the considerations have been measures and taken into account by Policy considerations Planners d) Will it lead to a reduction in greenhouse gas linkages where public over the Mellanear Stream at the eastern extent of emissions? transport services could be the employment area shown. The exact alignment e) Will it improve service provision or provide a encouraged to operate.+ of this route will be determined through the required service or facility which is accessible to all, masterplan process” including those with disabilities and those in the Development of the site may more rural areas? cause a significant increase in Paragraph g) states “The site must provide local traffic movements employment space highlighted in the east of the new f) Will it transfer freight from road to rail and/or through existing residential junction (point D) to enable good vehicular access to sea? areas and/or the town centre the wider network. Employment uses should be and may cause safety and higher quality focusing on office and lower density/ capacity issues.- scale light industrial uses, plus storage and distribution.”
Paragraph i) states “The site should contribute to the delivery of an improved pedestrian and cycle network for the town, in line with the Hayle Transportation Strategy, creating routes within the site that link into the wider network “ 19. Energy +/- Heat mapping analysis of the Higher level policy provisions seek to No action necessary original cell demonstrated meet this objective through Local 1. To encourage the use of renewable energy, that the site has the greatest Plan policies 12 and 13 (design and increase energy efficiency and security and potential to support a district Development standards), and which reduce fuel poverty. heat scheme.++ seek to secure high quality safe, a) Will it promote energy conservation and sustainable and inclusive design and efficiency? The site has a generally development standards. These northerly and westerly aspect policies require development to b) Will it promote and support the use of which is unfavourable to solar demonstrate the application of the renewable and low carbon energy technologies? PV.- guidance set out within the Councils c) Will it help reduce fuel poverty? Design Guide Supplementary d) Will it encourage local energy production? Planning document.
The Design Guide includes guidance and standards relating to energy and waste efficiency.
Section 5.2 SA of H-D1 – Future Direction of Growth
LDF SA Objectives Score Impacts of proposal Proposed mitigation How the considerations have been measures and taken into account by Policy considerations Planners 1. Climatic Factors +/- The site is conveniently New development should seek to Paragraph b) states “16.7ha of land adjoining the located adjacent to the urban maximise use of sustainable modes Trevassack urban extension area to the south. The 1. To reduce our contribution to climate change area of Hayle and offers a of transport and reduce reliance on site should link with the Trevassack Urban Extension through a reduction in greenhouse gas location which could optimise private vehicles for short trips. (H-UE1, to create a well integrated neighbourhood(s) emissions. use of more sustainable to the south of the town” 2. To increase resilience to climate change, and modes of transport thereby Where possible linkages for walking reduce vulnerability. minimising any increase in and cycling between the new greenhouse gas emissions as development and facilities outside of a) Does it limit greenhouse gas emissions? it is more accessible to the the site area should be encouraged. b) Does it secure the highest viable resource and Foundry town centre, energy efficiency? employment, education and For public bus services, when road c) Does it encourage the use of renewable other facilities.+ links are built a cul de sac energy technologies? arrangement should be avoided as d) Does it minimise vulnerability and encourage The site has a largely gentle this will discourage bus operators resilience to the effects of climate change? north westerly aspect with from operating services through the the western most two fields future site. Roads that allow buses to having a south westerly run through a site using separate aspect. This does not allow access and egress are preferred as development to be orientated this will encourage bus services to be to utilise maximised solar routed through areas. gain and would not enable the maximised use of renewable technologies.- 2. Waste +/- Site location unlikely to have New development will seek to reduce No action necessary any positive or negative waste by increasing recycling, the 1. To minimise the generation of waste and impact on the overall amount provision of sufficient storage and encourage greater re-use and recycling of of waste produced, collected collection areas for recycling, materials in accordance with the waste and or land filled.+/- composting and waste and hierarchy. addressing waste as a resource and a) Will it reduce the amount of waste produced, looking to disposal as the last option. collected, and or land filled? b) Will it increase levels of composting or Higher level policy provisions seek to anaerobic digestion? meet this objective through Local Plan policies 12 and 13 (design and c) Has space for storage of recycled materials Development standards), and which been planned for? seek to secure high quality safe, d) Will it reduce the waste management sustainable and inclusive design and industry’s contribution to climate change? development standards. These policies require development to demonstrate the application of the guidance set out within the Councils Design Guide Supplementary Planning document.
LDF SA Objectives Score Impacts of proposal Proposed mitigation How the considerations have been measures and taken into account by Policy considerations Planners The Design Guide includes guidance and standards relating to waste. 3. Minerals and Geodiversity ++ The whole site is outside of a None required No action necessary mineral safeguarding 1. To minimise the consumption of mineral area.++ resources and ensure the sustainable management of these resources The site is not in proximity to 2. To conserve, enhance and restore the a County Geology (RIGS) condition of geodiversity in the county. site.+ a) Will it minimise the consumption of primary mineral resources and encourage re-use of secondary resources? b) Will it ensure development does not irreversibly sterilise important mineral resources? c) Will it prevent harm to and, where appropriate, enhance geological conservation interests in the county? d) Will mineral working impact on designated land? 4. Soil -- The site consists of Grade 3a The proposed site could include new When considering the benefits that the site offers, Agricultural Land with some allotments. against the loss of agricultural land, it is felt that the 1. To minimise the use of undeveloped land and small areas of tracks balance should be in favour of bringing forward the protect and enhance soil quality. classified as “other”. The requirement for open space proposed development 2. To encourage and safeguard local food Development would therefore (including allotments) is set out in production. lead to the loss of the best Table H4 of the DPD) and most versatile a) Will it protect, enhance and improve soil agricultural land.-- quality in Cornwall? b) Will it avoid development that leads to the * Source Agricultural Land loss of productive soil? Classification field survey post 88 5. Air + Any development will have an The extent of air pollution resulting No action necessary impact on air pollution the from the proposal could be 1. To reduce air pollution and ensure air quality extent to which can be minimised through careful design continues to improve. minimised through careful and construction and sustainable a) Will it reduce pollution including greenhouse design and construction. transport infrastructure gas emissions? enhancements. The site does not fall within b) Will it maintain or improve air quality in an existing or proposed Air Higher level policy provisions seek to Cornwall? Quality Management Area.+ meet this objective through Local Plan policies 12 and 13 (design and Development standards), and which LDF SA Objectives Score Impacts of proposal Proposed mitigation How the considerations have been measures and taken into account by Policy considerations Planners seek to secure high quality safe, sustainable and inclusive design and development standards. These policies require development to demonstrate the application of the guidance set out within the Councils Design Guide Supplementary Planning document. 6. Water +/- All development will increase Development will have potential No action necessary the overall demand for water. negative impacts on water related 1. To reduce and manage the risk of flooding and issues, however appropriate reduce vulnerability to flooding, sea level rise Flood risk assessment implementation of SUDS can mitigate and coastal erosion. demonstrates the proposed these issues. 2. To maintain and enhance water quality and use is compatible with the reduce consumption and increase efficiency of flood zone status of the entire The SFRA (of the neighbouring site) water use? site.++ made the following recommendations : a) Does the proposal reduce, or avoid increasing The site is entirely covered by Surface water drainage will need to the risk of flooding overall? a Critical Drainage Area.-- be designed in accordance with the b) Does the proposal reduce the overall demand SUDS principles and standards set for water? out in the Drainage Guidance for c) Will the proposal provide for greater Cornwall to ensure surface water integrated water catchment management and run-off from development is strengthen links between habitats to increase the managed appropriately so that flood likelihood of adaptation to climate change? risk is not increased. d) Will the proposal increase the risk of water pollution events? Provision of SUDS and other Green Infrastructure requirements are specified within the Green Infrastructure Section of the DPD. 7. Biodiversity + The site is not covered by or Development in the area could be Paragraph d) states “An area beyond the north- in proximity to an SAC or accompanied by enhancements to western edge of the site, towards the Mellanear 1. To conserve, enhance and restore the other designated site of habitats and improvements to Stream, will act as a green buffer. This is an condition and extent of biodiversity in the county national or regional ecological networks. important valley feature, which will help to also and allow its adaptation to climate change. importance. It is not covered preserve the setting of the WHS designation at a) Does the proposal protect, enhance or restore by an SSSI but the Hayle Provision and enhancement of Penpol. Built development will not be appropriate in biodiversity interest of BAP habitats, Cornwall Estuary and Carrick Gladden wildlife habitats and corridors and the buffer area. The Hayle Neighbourhood Plan wildlife sites, SSSI’s, and internationally, SSSI lies approximately other Green Infrastructure should also be referred to regarding this area.” nationally and regionally designated areas? 350m to the north (at its requirements are specified within the nearest point). This is Green Infrastructure Strategy section b) Does the proposal allow adaptation to climate separated from the proposed of the DPD. change through the connection of habitats site by the built up area of (wildlife corridors)? Hayle.+ c) Does it protect not only designated areas but LDF SA Objectives Score Impacts of proposal Proposed mitigation How the considerations have been measures and taken into account by Policy considerations Planners also of wildlife interest everywhere? The site is not covered by or d) Will it encourage the provision of new or in proximity to a Cornwall improved wildlife habitats? Wildlife Site.+
The site is not within or in close proximity to a BAP habitat. (The Hayle Estuary SSSI is also a BAP habitat)+ 8. Landscape + The site is not within or in Mitigation will be required if the site Paragraph d) states “An area beyond the north- proximity to a designated option is developed and this will be western edge of the site, towards the Mellanear 1. To protect and enhance the quality of the AONB or AGLV. + looked at in more detail at a later Stream, will act as a green buffer. This is an natural, historic and cultural landscape and stage to reduce harm to the higher important valley feature, which will help to also seascape. The landscape assessment of quality landscape in particular. preserve the setting of the WHS designation at a) Will it sustain and enhance and/or restore the the original cell concluded Penpol. Built development will not be appropriate in distinctive qualities and features of the natural, that the site has an Higher level policy provisions seek to the buffer area. The Hayle Neighbourhood Plan historic and cultural landscape and seascape intermediate overall meet this objective, for instance should also be referred to regarding this area.” character? landscape value.+/- LP:SP Policy 23. No further specific wording is required. Paragraph e) states “The two fields south of the b) Will it conserve and enhance the natural At this stage it is not possible green buffer are more sensitive locations due to the beauty of the Cornwall AONB and the Tamar to assess whether any landform and landscape in this area, with views to Valley AONB, and increase understanding and proposal could have a the Foundry area at the north. As a result, scale and enjoyment of the special qualities of the AONBs? positive impact on green massing of development in this area must be c) Will it protect, enhance and promote infrastructure. particularly sensitive to the setting of the World opportunities for green infrastructure within and Heritage Site” between urban settlements. d) Will it maintain and enhance a high quality living environment? e) Will it encourage the location and design of development to respect and improve landscape character and the landscape setting of settlements? 9. Maritime o The site is in proximity to, Higher level policy provision seek to No action necessary but does not adjoin the Hayle meet this objective, for instance 1. To encourage clean, healthy, productive and Estuary. LP:SP Policy 26 (Flood Risk diverse waters; To protect coastal areas and Management and Coastal Change). ensure sustainable maritime environments. a) Will the proposal protect, enhance or restore maritime heritage, habitat and biodiversity, both designated and undesignated? b) Will the proposal incorporate adaptation to climate change and its likely effects on the sea, coast and estuaries? c) Will the proposal operate within the carrying LDF SA Objectives Score Impacts of proposal Proposed mitigation How the considerations have been measures and taken into account by Policy considerations Planners capacity of the receiving environment, without adverse effect on its sustainability? d) Will the proposal operate within safe biological, chemical and physical limits? 10. Historic Environment - All development is likely to 1. Assessments to be done to Further Heritage Assessment work was undertaken have some effect on the inform master plan stage: and concluded less than substantial harm, which was 1. To protect and enhance the quality and local historic environment. • Desk Based Assessment & outweighed by wider benefits. distinctiveness of the historic environment. Walk Over Survey a) Does the proposal reinforce the distinctive The site has not been • Impact Assessment Allocation policy, para Paragraph d) states “An area character of Cornwall? subject to a Historic • Geophysical survey to beyond the north-western edge of the site, towards Environment Assessment minimise impact & target excavation the Mellanear Stream, will act as a green buffer. This b) Does the proposal have an 2. Assessment /HE issues to is an important valley feature, which will help to also acceptable/unacceptable level of impact on the The site covers an open inform extent of development and preserve the setting of the WHS designation at historic environment? agricultural area on the design solutions within the allocation Penpol. Built development will not be appropriate in c) Does the proposal preserve and enhance the southern fringe of Hayle. It is cell the buffer area. The Hayle Neighbourhood Plan cultural and social significance of the historic in proximity to part of the 3. specifics: should also be referred to regarding this area.” asset? World Heritage Site • Proposal(s) should comply d) Will it result in development which is with the WHS Management Plan. Paragraph e) states “The two fields south of the sympathetic towards the need to promote the The proposed site two • Setting issues likely to be green buffer are more sensitive locations due to the Cornwall's unique heritage value, historic features recorded on the paramount –of individual sites and landform and landscape in this area, with views to environment and culture? Cornwall Sites and settlements within cell, but also of the Foundry area at the north. As a result, scale and e) Have flood mitigation measures been designed Monuments Register – a post WHS as a whole. massing of development in this area must be to be compatible with the immediate historic medieval, house and a post • Character and particularly sensitive to the setting of the World environment? medieval shaft. historic/archaeological interest of Heritage Site” lanes and roads require detailed f) Has a balance been struck between the level of The site is mostly classed as consideration Paragraph f) states “When developing design risk (e.g. in adaptation to climate change or Ancient Enclosed Land with • Requires integrated master proposals, reference should be made to the World flood risk) and the aspiration to preserve the some classed Post Medieval plan at early stage to tie together Heritage Site Management Plan. A Heritage Impact distinctive qualities of the historic environment? Enclosed Land. multiple applications being proposed. Assessment will be required “
The site is in proximity to Higher level policy provisions seek to part of the World Heritage meet this objective, for instance Site LP:SP Policy 24. (Historic Environment) this sets out that proposals should be informed by proportionate assessments and evaluations. 11. Design + The site includes gentle north Higher level policy provisions seek to Paragraph f) states “When developing design westerly and south westerly meet this objective through Local proposals, reference should be made to the World 1. To promote and achieve high quality design in gradients, however Plan policies 12 and 13 (design and Heritage Site Management Plan. A Heritage Impact development, sustainable land use and topography is unlikely to Development standards), and which Assessment will be required “ sustainable built development. impede the sustainable seek to secure high quality safe, a) Will it encourage developers to build to higher design of development in this sustainable and inclusive design and area.+ development standards. These LDF SA Objectives Score Impacts of proposal Proposed mitigation How the considerations have been measures and taken into account by Policy considerations Planners environmental standards? policies require development to b) Will it help to promote local distinctiveness? demonstrate the application of the guidance set out within the Councils c) Does the proposal meet targets for renewable Design Guide Supplementary energy capture and sustainable construction Planning document. using BREEAM or Code for Sustainable Homes? d) Will it promote high quality, sustainable and The Design Guide includes guidance sympathetic design that takes account of and standards relating to, amongst sustainable construction and transport modes, others, energy and waste efficiency, and green infrastructure? crime and disorder, design, social inclusion, drainage and health and wellbeing. 12. Social Inclusion + Its location is accessible to a At the scheme design stage, efforts Paragraph b) states “16.7ha of land adjoining the number of existing services should be made to incorporate Trevassack urban extension area to the south. The 1. To reduce poverty and social exclusion and and facilities and the Foundry elements that will reduce poverty site should link with the Trevassack Urban Extension provide opportunities for all to participate fully in town centre eg supermarket, and social exclusion. Access to (H-UE1, to create a well integrated neighbourhood(s) society. schools.+ services and facilities need to be to the south of the town” a) Will it improve access to and provision of considered. services, health and community facilities (including community youth facilities) especially in rural areas and for the socially excluded? b) Will it reduce poverty, deprivation, discrimination, social exclusion and inequalities? 13. Crime & Anti Social ? At this stage, it is difficult to At the scheme design stage, crime No action necessary establish what impacts and safety issues need to be Behaviour development in this area will considered e.g. overlooking of public 1. To reduce crime, anti-social behaviour and have on crime and antisocial spaces and well lit footpaths in order fear of crime. behaviour. to ‘design out crime’. a) Will it reduce crime and anti-social activity, Higher level policy provisions seek to and in turn, provide safer communities in meet this objective through Local Cornwall (particularly in the most deprived Plan policies 12 and 13 (design and neighbourhoods and identified hot spots) Development standards), and which b) Will it help reduce the fear of crime? seek to secure high quality safe, sustainable and inclusive design and development standards. These policies require development to demonstrate the application of the guidance set out within the Councils Design Guide Supplementary Planning document.
The Design Guide includes guidance and standards relating to crime and LDF SA Objectives Score Impacts of proposal Proposed mitigation How the considerations have been measures and taken into account by Policy considerations Planners disorder, design and social inclusion. 14. Housing + The site has north westerly None required Paragraph a) states “A housing focused, future and south westerly gradients direction of growth, which should does not need to 1. To meet the needs of the local community as but there are no be delivered until after the Plan period, 2030” a whole in terms of general market, affordable, topographical constraints. adaptable and decent housing. Therefore this will maximise a) Will it provide an appropriate mix of housing the opportunity of developing to ensure delivery of long-term regeneration an optimum quantity and mix schemes for the county? of development including affordable housing.+ b) Will it reduce the number of people homeless or in temporary accommodation? The site is of a scale to c) Will it contribute towards the provision of provide an appropriate mix of affordable, social and key worker housing? housing type and tenure.+ d) Will it reduce the number of unfit homes, and those falling below the decent homes standards? e) Will it deliver adaptable housing to meet the lifelong needs of the population? f) Will it provide a well integrated mix of decent homes of different types and tenures to support a range of household sizes, ages and incomes? g) Will it provide energy efficient development which reduces the annual cost of heating/lighting and helps reduce greenhouse gas emissions? h) Will it make the best use of land? 15. Health, Sport and Recreation + Assumption – the criteria “e) At the design stage, developers No action necessary will it lead to unacceptable should be encouraged to incorporate 1. To improve health through the promotion of noise levels?” has been new and improve existing pedestrian healthier lifestyles and improving access to open considered as the noise that and cycle links for future residents. space and health, recreation and sports facilities. would be generated by the a) Will it improve health and well-being and development – and therefore Give the below average quantity of reduce inequalities in health? not scored as not relevant to open space in Hayle, provision for housing proposals. this should be provided in any b) Will it improve access to health services? scheme. c) Will it improve access to the countryside, The site is in close proximity coast, recreation and open spaces? to existing health facilities.+ d) Will it increase participation and engagement in physical activity and sport? The site does not incorporate e) Will it lead to unacceptable noise levels? existing sports facilities. +
The site is adjacent to the open countryside and the public footpath network which LDF SA Objectives Score Impacts of proposal Proposed mitigation How the considerations have been measures and taken into account by Policy considerations Planners could encourage access for recreation, however the barrier of the A30 restricts access.+
The site is within walking distance of existing areas of open space and other sports facilities.+
Development of the site could provide a potential opportunity to make provision for new designated play space.+ 16. Economic Development, +/- The site is in close proximity Access is required from the A30. No action necessary (800m) to existing Regeneration and Tourism employment.+ 1. To support a balanced and low carbon economy that meets the needs of the area and The site does not have good promotes a diverse range of quality employment links to the strategic opportunities. transport network with access through urban and residential a) Will it promote a diverse range of employment areas. – opportunities? b) Will it provide affordable, small scale, The policy text for the managed workspace to support local need? direction of growth allocation c) Will it support the development of access to does not give details of any ICT facilities including Broadband, particularly in possible employment uses ? rural areas? d) Will it raise the quality of employment and reduce seasonality? 17. Education & Skills ++ The site is in proximity to Site is in proximity to Penpol Primary No action necessary both a secondary school and school. 1. To maximise accessibility for all to the a Primary School. ++ necessary education, skills and knowledge to play a full role in society. The site is of a scale and a) Will it help improve the qualifications and location to improve training skills of young people? and educational facilities. b) Will it improve facilities and opportunities for However as the allocation is a lifelong learning (particularly for those with future direction of growth, greatest need)? specific details are unknown c) Will it help increase the County's skilled and at present ? professional workforce? LDF SA Objectives Score Impacts of proposal Proposed mitigation How the considerations have been measures and taken into account by Policy considerations Planners d) Will it support a viable future for rural communities? e) Will it encourage a greater diversity of choice in skills training as part of regeneration efforts? f) Will it increase accessibility to training facilities? 18. Transport and Accessibility + It is acknowledged that Transport improvements including Paragraph c) states “As well as linking into the realistically development both an access onto the A30 and highway network created within the Trevassack 1. To improve access to key services and increases use of motor pedestrian and cycle improvements Urban Extension, an access should also be created facilities by reducing the need to travel and by vehicles. will improve accessibility and on to St Georges Road, opposite the Secondary providing safe sustainable travel choices. connectivity School.” 2. To reduce traffic congestion and minimise The site is conveniently transport related greenhouse gas emissions. located for a number of The proposed a link road through the facilities and, in comparison adjoining Trevassack allocation would a) Will it promote sustainable forms of transport to other areas, offers a improve access and connectivity to (public transport including bus and rail, cycle and location which could optimise this site. pedestrian routes) and ensure the necessary use of more sustainable associated infrastructure is made available? modes of transport including b) Will it reduce traffic congestion by promoting walking and cycling.+ alternative modes of transport? c) Will it reduce the need to travel by seeking to The development of the balance homes, jobs, services and facilities? entire site could provide d) Will it lead to a reduction in greenhouse gas linkages where public emissions? transport services could be encouraged to operate.+ e) Will it improve service provision or provide a service or facility which is accessible to all, Development of the site may including those with disabilities and those in the cause a significant increase in more rural areas? local traffic movements f) Will it transfer freight from road to rail and/or through existing residential sea? areas and/or the town centre and may cause safety and capacity issues.- 19. Energy +/- Heat mapping analysis of the Higher level policy provisions seek to No action necessary original cell demonstrated meet this objective through Local 1. To encourage the use of renewable energy, that the site has the greatest Plan policies 12 and 13 (design and increase energy efficiency and security and potential to support a district Development standards), and which reduce fuel poverty. heat scheme.++ seek to secure high quality safe, a) Will it promote energy conservation and sustainable and inclusive design and efficiency? The site has a generally north development standards. These westerly and south westerly policies require development to b) Will it promote and support the use of aspect which is unfavourable demonstrate the application of the renewable and low carbon energy technologies? to solar PV.- guidance set out within the Councils c) Will it help reduce fuel poverty? Design Guide Supplementary LDF SA Objectives Score Impacts of proposal Proposed mitigation How the considerations have been measures and taken into account by Policy considerations Planners d) Will it encourage local energy production? Planning document.
The Design Guide includes guidance and standards relating to energy and waste efficiency.
Section 5.3 SA of H-EM1 – East Quay (Marine Employment)
LDF SA Objectives Score Impacts of proposal Proposed mitigation How the considerations have been measures and taken into account by Policy considerations Planners 1. Climatic Factors + The site is located within the New development should seek to No action necessary built up area of Hayle and is maximise use of sustainable modes 1. To reduce our contribution to climate change reasonably accessible to both of transport and reduce reliance on through a reduction in greenhouse gas of the Hayle town centres. It private vehicles for short trips. emissions. offers a location which could 2. To increase resilience to climate change, and allow use of more sustainable Where possible linkages for walking reduce vulnerability. modes of transport thereby and cycling between the new minimising any increase in development and facilities outside of a) Does it limit greenhouse gas emissions? greenhouse gas emissions.+ the site area should be encouraged. b) Does it secure the highest viable resource and energy efficiency? The site has a level aspect. c) Does it encourage the use of renewable This allows development to energy technologies? maximise solar gain and use d) Does it minimise vulnerability and encourage of renewable technologies .+ resilience to the effects of climate change? 2. Waste +/- Site location unlikely to have New development will seek to reduce No action necessary any positive or negative waste by increasing recycling, the 1. To minimise the generation of waste and impact on the overall amount provision of sufficient storage and encourage greater re-use and recycling of of waste produced, collected collection areas for recycling, materials in accordance with the waste and or land filled.+/- composting and waste and hierarchy. addressing waste as a resource and a) Will it reduce the amount of waste produced, looking to disposal as the last option. collected, and or land filled? b) Will it increase levels of composting or Higher level policy provisions seek to anaerobic digestion? meet this objective through Local Plan policies 12 and 13 (design and c) Has space for storage of recycled materials Development standards), and which been planned for? seek to secure high quality safe, d) Will it reduce the waste management sustainable and inclusive design and industry’s contribution to climate change? development standards. These policies require development to demonstrate the application of the guidance set out within the Councils Design Guide Supplementary Planning document.
The Design Guide includes guidance and standards relating to waste. 3. Minerals and Geodiversity ++ The whole site is outside of a None required No action necessary mineral safeguarding 1. To minimise the consumption of mineral area.++ resources and ensure the sustainable management of these resources The site is not in close proximity to a County LDF SA Objectives Score Impacts of proposal Proposed mitigation How the considerations have been measures and taken into account by Policy considerations Planners 2. To conserve, enhance and restore the Geology (RIGS) site.+ condition of geodiversity in the county. a) Will it minimise the consumption of primary mineral resources and encourage re-use of secondary resources? b) Will it ensure development does not irreversibly sterilise important mineral resources? c) Will it prevent harm to and, where appropriate, enhance geological conservation interests in the county? d) Will mineral working impact on designated land? 4. Soil + The site does not consist of None required No action necessary Agricultural Land. It was not 1. To minimise the use of undeveloped land and covered by the post 88 protect and enhance soil quality. survey and was classed as 2. To encourage and safeguard local food “other” pre 88. Development production. would therefore not lead to the loss of the best and most a) Will it protect, enhance and improve soil versatile agricultural land.+ quality in Cornwall? b) Will it avoid development that leads to the * Source Agricultural Land loss of productive soil? Classification field survey post 88/ pre 88 5. Air + Any development will have an The extent of air pollution resulting No action necessary impact on air pollution the from the proposal could be 1. To reduce air pollution and ensure air quality extent to which can be minimised through careful design continues to improve. minimised through careful and construction and sustainable a) Will it reduce pollution including greenhouse design and construction. transport infrastructure gas emissions? enhancements. The site does not fall within b) Will it maintain or improve air quality in an existing or proposed Air Higher level policy provisions seek to Cornwall? Quality Management Area.+ meet this objective through Local Plan policies 12 and 13 (design and Development standards), and which seek to secure high quality safe, sustainable and inclusive design and development standards. These policies require development to demonstrate the application of the guidance set out within the Councils Design Guide Supplementary Planning document. LDF SA Objectives Score Impacts of proposal Proposed mitigation How the considerations have been measures and taken into account by Policy considerations Planners 6. Water ? All development will increase Development will have potential No action necessary the overall demand for water. negative impacts on water related 1. To reduce and manage the risk of flooding and issues, however appropriate reduce vulnerability to flooding, sea level rise The site is not covered by, implementation of SUDS can mitigate and coastal erosion. but is adjacent to a Critical these issues. 2. To maintain and enhance water quality and Drainage Area.+/- reduce consumption and increase efficiency of The SFRA made the following water use? The site is adjacent to and recommendations : almost completely Area already has outline permission a) Does the proposal reduce, or avoid increasing surrounded by a flood zone for employment uses. Harbour walls the risk of flooding overall? have been raised in recent years as b) Does the proposal reduce the overall demand The allocation is for marine part of regeneration proposals. for water? related employment Surface water drainage will need to c) Will the proposal provide for greater be designed in accordance with the integrated water catchment management and SUDS principles and standards set strengthen links between habitats to increase the out in the Drainage Guidance for likelihood of adaptation to climate change? Cornwall to ensure surface water d) Will the proposal increase the risk of water run-off from development is pollution events? managed appropriately so that flood risk is not increased.
Provision of SUDS and other Green Infrastructure requirements are specified within the Green Infrastructure Section of the DPD. 7. Biodiversity - The site is not covered by or Development in the area should be No action necessary in proximity to an SAC but is accompanied by enhancements to 1. To conserve, enhance and restore the in proximity to an SSSI, the habitats and improvements to condition and extent of biodiversity in the county Hayle Estuary and Carrick ecological networks. and allow its adaptation to climate change. Gladden SSSI being in close a) Does the proposal protect, enhance or restore proximity to the east.- Provision and enhancement of biodiversity interest of BAP habitats, Cornwall wildlife habitats and corridors and wildlife sites, SSSI’s, and internationally, The site is not covered but is other Green Infrastructure nationally and regionally designated areas? adjacent to a Cornwall requirements are specified within the Wildlife Site, being Green Infrastructure Strategy section b) Does the proposal allow adaptation to climate surrounded on three sides.- of the DPD. change through the connection of habitats
(wildlife corridors)? The site is within close c) Does it protect not only designated areas but proximity to a BAP habitat also of wildlife interest everywhere? (mudflats). – d) Will it encourage the provision of new or improved wildlife habitats? The site is in close proximity to the RSPB Hayle Estuary bird reserve LDF SA Objectives Score Impacts of proposal Proposed mitigation How the considerations have been measures and taken into account by Policy considerations Planners 8. Landscape -- The site is not within or in Mitigation will be required if the site Although the site is visible from the estuary, it is not proximity to a designated option is developed and this will be considered that this will have a detrimental effect on 1. To protect and enhance the quality of the AONB, however it is in looked at in more detail at a later the seascape as the area is derelict brownfield land natural, historic and cultural landscape and proximity to (and visible stage to reduce harm to the higher with previous industrial uses. Good quality seascape. from) an AGLV to the west. - quality landscape in particular. development could have a beneficial effect. a) Will it sustain and enhance and/or restore the distinctive qualities and features of the natural, This urban site was not Higher level policy provisions seek to historic and cultural landscape and seascape covered by a landscape meet this objective, for instance character? assessment. LP:SP Policy 23. No further specific wording is required. b) Will it conserve and enhance the natural Development of the site will beauty of the Cornwall AONB and the Tamar be visible from the Hayle Valley AONB, and increase understanding and estuary so will have a high enjoyment of the special qualities of the AONBs? impact on the seascape.— c) Will it protect, enhance and promote opportunities for green infrastructure within and At this stage it is not possible between urban settlements. to assess whether any d) Will it maintain and enhance a high quality proposal could have a living environment? positive impact on green e) Will it encourage the location and design of infrastructure. development to respect and improve landscape character and the landscape setting of settlements? 9. Maritime +/- The site adjoins the Hayle Higher level policy provision seek to Paragraph a) states “An employment site that should Estuary.+/- meet this objective, for instance deliver B1 B2 B8 marine related employment space 1. To encourage clean, healthy, productive and LP:SP Policy 26 (Flood Risk diverse waters; To protect coastal areas and Management and Coastal Change). ensure sustainable maritime environments. a) Will the proposal protect, enhance or restore maritime heritage, habitat and biodiversity, both designated and undesignated? b) Will the proposal incorporate adaptation to climate change and its likely effects on the sea, coast and estuaries? c) Will the proposal operate within the carrying capacity of the receiving environment, without adverse effect on its sustainability? d) Will the proposal operate within safe biological, chemical and physical limits? 10. Historic Environment - All development is likely to 1. Assessments to be done to Paragraph b) states “The site is within both the have some effect on the inform master plan stage: conservation area and the World Heritage Site 1. To protect and enhance the quality and local historic environment. (WHS). Any proposed development will need to Desk Based Assessment & LDF SA Objectives Score Impacts of proposal Proposed mitigation How the considerations have been measures and taken into account by Policy considerations Planners distinctiveness of the historic environment. Walk Over Survey comply with the WHS Management Plan and a The site covers a previously heritage impact assessment must be produced to a) Does the proposal reinforce the distinctive Impact Assessment character of Cornwall? developed area on the fringe inform the design solution. This should be based on of the Hayle estuary. The Geophysical survey to an understanding of the OUVs of the World Heritage b) Does the proposal have an whole the site falls within the Site and the significance of the Hayle Conservation acceptable/unacceptable level of impact on the minimise impact & target World Heritage Site of the excavation Area, and the contribution made by their settings, historic environment? Port of Hayle as well as the which should be conserved and where appropriate c) Does the proposal preserve and enhance the Hayle Conservation Area. - 2. Assessment /HE issues to inform enhanced.” cultural and social significance of the historic extent of development and asset? The proposed site contains a design solutions within the d) Will it result in development which is number of features recorded allocation cell on the Cornwall Sites and sympathetic towards the need to promote the 3. specifics: Cornwall's unique heritage value, historic Monuments Register.- environment and culture? Proposal(s) should comply with The site is classed as the WHS Management Plan. e) Have flood mitigation measures been designed Recreation Land on the 1994 to be compatible with the immediate historic HLC assessment. Setting issues likely to be environment? paramount –of individual sites f) Has a balance been struck between the level of and settlements within cell, but risk (e.g. in adaptation to climate change or also of WHS as a whole. flood risk) and the aspiration to preserve the Character and distinctive qualities of the historic environment? historic/archaeological interest of lanes and roads require detailed consideration Requires integrated master plan at early stage.
Higher level policy provisions seek to meet this objective, for instance LP:SP Policy 24. (Historic Environment) this sets out that proposals should be informed by proportionate assessments and evaluations. 11. Design + The site is relatively level Higher level policy provisions seek to Paragraph b) states “The site is within both the ground, therefore topography meet this objective through Local conservation area and the World Heritage Site 1. To promote and achieve high quality design in is unlikely to impede the Plan policies 12 and 13 (design and (WHS). Any proposed development will need to development, sustainable land use and sustainable design of Development standards), and which comply with the WHS Management Plan and a sustainable built development. development in this area.+ seek to secure high quality safe, heritage impact assessment must be produced to a) Will it encourage developers to build to higher sustainable and inclusive design and inform the design solution. This should be based on environmental standards? development standards. These an understanding of the OUVs of the World Heritage policies require development to Site and the significance of the Hayle Conservation b) Will it help to promote local distinctiveness? demonstrate the application of the Area, and the contribution made by their settings, LDF SA Objectives Score Impacts of proposal Proposed mitigation How the considerations have been measures and taken into account by Policy considerations Planners c) Does the proposal meet targets for renewable guidance set out within the Councils which should be conserved and where appropriate energy capture and sustainable construction Design Guide Supplementary enhanced.” using BREEAM or Code for Sustainable Homes? Planning document. d) Will it promote high quality, sustainable and Paragraph c) states “There are three residential sympathetic design that takes account of The Design Guide includes guidance properties within the site which are not within the sustainable construction and transport modes, and standards relating to, amongst employment allocation. Planning permission for the and green infrastructure? others, energy and waste efficiency, development of only part of the site will not be crime and disorder, design, social granted, unless it is in accordance with a masterplan inclusion, drainage and health and or concept plan for the entire site” wellbeing. 12. Social Inclusion + Development of this site for At the scheme design stage, efforts No action necessary employment purposes will should be made to incorporate 1. To reduce poverty and social exclusion and improve access to elements that will reduce poverty provide opportunities for all to participate fully in employment opportunities and social exclusion. Access to society. contributing to reducing services and facilities need to be a) Will it improve access to and provision of poverty and social considered. services, health and community facilities exclusion.+ (including community youth facilities) especially The development will improve access in rural areas and for the socially excluded? to employment opportunities. No further wording is required. b) Will it reduce poverty, deprivation, discrimination, social exclusion and inequalities? 13. Crime & Anti Social ? At this stage, it is difficult to At the scheme design stage, crime No action necessary establish what impacts and safety issues need to be Behaviour development in this area will considered e.g. overlooking of public 1. To reduce crime, anti-social behaviour and have on crime and antisocial spaces and well lit footpaths in order fear of crime. behaviour. to ‘design out crime’. a) Will it reduce crime and anti-social activity, Higher level policy provisions seek to and in turn, provide safer communities in meet this objective through Local Cornwall (particularly in the most deprived Plan policies 12 and 13 (design and neighbourhoods and identified hot spots) Development standards), and which b) Will it help reduce the fear of crime? seek to secure high quality safe, sustainable and inclusive design and development standards. These policies require development to demonstrate the application of the guidance set out within the Councils Design Guide Supplementary Planning document.
The Design Guide includes guidance and standards relating to crime and disorder, design and social inclusion. LDF SA Objectives Score Impacts of proposal Proposed mitigation How the considerations have been measures and taken into account by Policy considerations Planners 14. Housing o This allocation is for marine None required No action necessary employment uses. 1. To meet the needs of the local community as a whole in terms of general market, affordable, adaptable and decent housing. a) Will it provide an appropriate mix of housing to ensure delivery of long-term regeneration schemes for the county? b) Will it reduce the number of people homeless or in temporary accommodation? c) Will it contribute towards the provision of affordable, social and key worker housing? d) Will it reduce the number of unfit homes, and those falling below the decent homes standards? e) Will it deliver adaptable housing to meet the lifelong needs of the population? f) Will it provide a well integrated mix of decent homes of different types and tenures to support a range of household sizes, ages and incomes? g) Will it provide energy efficient development which reduces the annual cost of heating/lighting and helps reduce greenhouse gas emissions? h) Will it make the best use of land? 15. Health, Sport and Recreation ? Assumption – the criteria “e) At the design stage, developers No action necessary will it lead to unacceptable should be encouraged to incorporate 1. To improve health through the promotion of noise levels?” has been new and improve existing pedestrian healthier lifestyles and improving access to open considered as the noise that and cycle links for future employees. space and health, recreation and sports facilities. would be generated by the a) Will it improve health and well-being and development. As an The site is an extension to a recently reduce inequalities in health? employment development completed development which focus it is possible there will benefits from access improvements. b) Will it improve access to health services? be a noise impact that will c) Will it improve access to the countryside, require mitigation. At this coast, recreation and open spaces? stage future occupiers of the d) Will it increase participation and engagement proposed employment units in physical activity and sport? are unknown and noise e) Will it lead to unacceptable noise levels? impacts uncertain 16. Economic Development, ++ The site is proposed to be No specific measures required to Paragraph a) states “An employment site that should allocated for marine address this objective. The site is deliver B1 B2 B8 marine related employment space” Regeneration and Tourism employment uses.++ allocated for employment 1. To support a balanced and low carbon development. LDF SA Objectives Score Impacts of proposal Proposed mitigation How the considerations have been measures and taken into account by Policy considerations Planners economy that meets the needs of the area and promotes a diverse range of quality employment opportunities. a) Will it promote a diverse range of employment opportunities? b) Will it provide affordable, small scale, managed workspace to support local need? c) Will it support the development of access to ICT facilities including Broadband, particularly in rural areas? d) Will it raise the quality of employment and reduce seasonality? 17. Education & Skills + This site is allocated for None required No action necessary employment uses and may 1. To maximise accessibility for all to the provide opportunities for necessary education, skills and knowledge to work-based training play a full role in society. facilities.+ a) Will it help improve the qualifications and skills of young people? b) Will it improve facilities and opportunities for lifelong learning (particularly for those with greatest need)? c) Will it help increase the County's skilled and professional workforce? d) Will it support a viable future for rural communities? e) Will it encourage a greater diversity of choice in skills training as part of regeneration efforts? f) Will it increase accessibility to training facilities? 18. Transport and Accessibility +/- It is acknowledged that The site benefits from a recently No action necessary realistically development improved road access. 1. To improve access to key services and increases use of motor facilities by reducing the need to travel and by vehicles. providing safe sustainable travel choices. 2. To reduce traffic congestion and minimise Site location very accessible transport related greenhouse gas emissions. and favourable for use of more sustainable forms of a) Will it promote sustainable forms of transport transport, including walking (public transport including bus and rail, cycle and and cycling.++ pedestrian routes) and ensure the necessary associated infrastructure is made available? This small site is not b) Will it reduce traffic congestion by promoting appropriate or of a scale to LDF SA Objectives Score Impacts of proposal Proposed mitigation How the considerations have been measures and taken into account by Policy considerations Planners alternative modes of transport? provide new linkages where c) Will it reduce the need to travel by seeking to public transport could be balance homes, jobs, services and facilities? encouraged to operate, however it is in close d) Will it lead to a reduction in greenhouse gas proximity to a bus stop .- emissions? e) Will it improve service provision or provide a service or facility which is accessible to all, including those with disabilities and those in the more rural areas? f) Will it transfer freight from road to rail and/or sea? 19. Energy + This urban site was not Higher level policy provisions seek to No action necessary covered by the Heat mapping meet this objective through Local 1. To encourage the use of renewable energy, analysis. Plan policies 12 and 13 (design and increase energy efficiency and security and Development standards), and which reduce fuel poverty. The site is largely level seek to secure high quality safe, a) Will it promote energy conservation and ground and future built sustainable and inclusive design and efficiency? development would be able to development standards. These benefit from solar PV+ policies require development to b) Will it promote and support the use of demonstrate the application of the renewable and low carbon energy technologies? guidance set out within the Councils c) Will it help reduce fuel poverty? Design Guide Supplementary d) Will it encourage local energy production? Planning document.
The Design Guide includes guidance and standards relating to energy and waste efficiency.
Specific policy wording should be added to safeguard the Marine Renewables Business Park.
Conclusion
The site is part of the wider Hayle Harbour regeneration development, which is a council priority. The site is within the WHS designation and Conservation Area; however it is currently in poor condition with some damage to existing walls. Any potential for harm in developing the site, on balance, would be outweighed by the significant benefits provided by waterside regeneration and marine related employment uses, plus opportunity to enhance the site and ensure repairs to the harbour walls.
Section 5.4 SA of H-E2 – St Erth (Employment)
LDF SA Objectives Score Impacts of proposal Proposed mitigation How the considerations have been measures and taken into account by Policy considerations Planners 1. Climatic Factors - The site is located close to New development should seek to Paragraph b) states “The vehicular access must be the existing St Erth Industrial maximise use of sustainable modes provided from Mill Hill, outside of the flood zone. 1. To reduce our contribution to climate change Estate. However it is less of transport and reduce reliance on Delivery of the site should also consider the creation through a reduction in greenhouse gas accessible to either of the private vehicles for short trips. of pedestrian connectivity to the St Erth railway emissions. Hayle town centres, and station and park & ride facility” 2. To increase resilience to climate change, and other facilities. It is though, Where possible linkages for walking reduce vulnerability. in reasonable proximity to and cycling between the new both a main line and branch development and facilities outside of a) Does it limit greenhouse gas emissions? line railway station and on a the site area should be encouraged. b) Does it secure the highest viable resource and frequent bus route and offers energy efficiency? a location which could allow c) Does it encourage the use of renewable some use of more sustainable energy technologies? modes of transport thereby d) Does it minimise vulnerability and encourage minimising any increase in resilience to the effects of climate change? greenhouse gas emissions.+/-
The site has an easterly and north easterly aspect. This does not allow development to maximise solar gain or the maximised use of renewable technologies.- 2. Waste +/- Site location unlikely to have New development will seek to reduce No action necessary any positive or negative waste by increasing recycling, the 1. To minimise the generation of waste and impact on the overall amount provision of sufficient storage and encourage greater re-use and recycling of of waste produced, collected collection areas for recycling, materials in accordance with the waste and or land filled.+/- composting and waste and hierarchy. addressing waste as a resource and a) Will it reduce the amount of waste produced, looking to disposal as the last option. collected, and or land filled? b) Will it increase levels of composting or Higher level policy provisions seek to anaerobic digestion? meet this objective through Local Plan policies 12 and 13 (design and c) Has space for storage of recycled materials Development standards), and which been planned for? seek to secure high quality safe, d) Will it reduce the waste management sustainable and inclusive design and industry’s contribution to climate change? development standards. These policies require development to demonstrate the application of the guidance set out within the Councils Design Guide Supplementary Planning document.
LDF SA Objectives Score Impacts of proposal Proposed mitigation How the considerations have been measures and taken into account by Policy considerations Planners The Design Guide includes guidance and standards relating to waste. 3. Minerals and Geodiversity ++ The whole site is outside of a None required No action necessary mineral safeguarding 1. To minimise the consumption of mineral area.++ resources and ensure the sustainable management of these resources The site is not in proximity to 2. To conserve, enhance and restore the a County Geology (RIGS) site condition of geodiversity in the county. + a) Will it minimise the consumption of primary mineral resources and encourage re-use of secondary resources? b) Will it ensure development does not irreversibly sterilise important mineral resources? c) Will it prevent harm to and, where appropriate, enhance geological conservation interests in the county? d) Will mineral working impact on designated land? 4. Soil -- The site consists of Grade 2 None required Whilst the land is Grade 2 and 3a, on balance it is and Grade 3a Agricultural felt that its loss is outweighed in favour of the 1. To minimise the use of undeveloped land and Land. Development would opportunity to create jobs from the site. protect and enhance soil quality. therefore lead to the loss of 2. To encourage and safeguard local food the best and most versatile production. agricultural land.-- a) Will it protect, enhance and improve soil * Source Agricultural Land quality in Cornwall? Classification field survey b) Will it avoid development that leads to the post 88 loss of productive soil? 5. Air + Any development will have an The extent of air pollution resulting No action necessary impact on air pollution the from the proposal could be 1. To reduce air pollution and ensure air quality extent to which can be minimised through careful design continues to improve. minimised through careful and construction and sustainable a) Will it reduce pollution including greenhouse design and construction. transport infrastructure gas emissions? enhancements. The site does not fall within b) Will it maintain or improve air quality in an existing or proposed Air Higher level policy provisions seek to Cornwall? Quality Management Area.+ meet this objective through Local Plan policies 12 and 13 (design and Development standards), and which seek to secure high quality safe, LDF SA Objectives Score Impacts of proposal Proposed mitigation How the considerations have been measures and taken into account by Policy considerations Planners sustainable and inclusive design and development standards. These policies require development to demonstrate the application of the guidance set out within the Councils Design Guide Supplementary Planning document. 6. Water ++ All development will increase Development will have potential Paragraph b) states “The vehicular access must be the overall demand for water. negative impacts on water related provided from Mill Hill, outside of the flood zone. 1. To reduce and manage the risk of flooding and issues, however appropriate Delivery of the site should also consider the creation reduce vulnerability to flooding, sea level rise Flood risk assessment implementation of SUDS can mitigate of pedestrian connectivity to the St Erth railway and coastal erosion. demonstrates the proposed these issues. station and park & ride facility” 2. To maintain and enhance water quality and use is compatible with the reduce consumption and increase efficiency of flood zone status of the entire The SFRA made the following Paragraph d) states “Built development should be water use? site. However A very small recommendations : located outside of the floodzone” part of the amended site falls Surface water drainage will need to a) Does the proposal reduce, or avoid increasing within flood zone 3b the be designed in accordance with the the risk of flooding overall? functional flood plain + SUDS principles and standards set b) Does the proposal reduce the overall demand out in the Drainage Guidance for for water? The site is not covered by a Cornwall to ensure surface water c) Will the proposal provide for greater Critical Drainage Area.++ run-off from development is integrated water catchment management and managed appropriately so that flood strengthen links between habitats to increase the risk is not increased. likelihood of adaptation to climate change? d) Will the proposal increase the risk of water The policy has been amended to pollution events? ensure access is not within the small area within a flood zone.
Provision of SUDS and other Green Infrastructure requirements are specified within the Green Infrastructure Section of the DPD. 7. Biodiversity - The site is not covered by or Development in the area should be No action necessary in proximity to an SAC but is accompanied by enhancements to 1. To conserve, enhance and restore the in proximity to an SSSI, the habitats and improvements to condition and extent of biodiversity in the county Hayle Estuary and Carrick ecological networks. and allow its adaptation to climate change. Gladden SSSI being in close a) Does the proposal protect, enhance or restore proximity to the east.- Provision and enhancement of biodiversity interest of BAP habitats, Cornwall wildlife habitats and corridors and wildlife sites, SSSI’s, and internationally, The site is not covered by or other Green Infrastructure nationally and regionally designated areas? in proximity to a Cornwall requirements are specified within the Wildlife Site.+ Green Infrastructure Strategy section b) Does the proposal allow adaptation to climate of the DPD. change through the connection of habitats The site is within proximity to LDF SA Objectives Score Impacts of proposal Proposed mitigation How the considerations have been measures and taken into account by Policy considerations Planners (wildlife corridors)? a BAP habitat woodland. - c) Does it protect not only designated areas but also of wildlife interest everywhere? d) Will it encourage the provision of new or improved wildlife habitats? 8. Landscape - The site is not within or in Mitigation will be required if the site No action necessary proximity to a designated option is developed and this will be 1. To protect and enhance the quality of the AONB, however it is in close looked at in more detail at a later natural, historic and cultural landscape and proximity to an AGLV. - stage to reduce harm to the higher seascape. quality landscape in particular. a) Will it sustain and enhance and/or restore the The site was not covered by a distinctive qualities and features of the natural, landscape assessment. Higher level policy provisions seek to historic and cultural landscape and seascape meet this objective, for instance character? At this stage it is not possible LP:SP Policy 23. No further specific to assess whether any wording is required. b) Will it conserve and enhance the natural proposal could have a beauty of the Cornwall AONB and the Tamar positive impact on green Valley AONB, and increase understanding and infrastructure. enjoyment of the special qualities of the AONBs? c) Will it protect, enhance and promote opportunities for green infrastructure within and between urban settlements. d) Will it maintain and enhance a high quality living environment? e) Will it encourage the location and design of development to respect and improve landscape character and the landscape setting of settlements? 9. Maritime o The site is in very close Higher level policy provision seek to No action necessary proximity, but not adjacent to meet this objective, for instance 1. To encourage clean, healthy, productive and the Hayle Estuary.o LP:SP Policy 26 (Flood Risk diverse waters; To protect coastal areas and Management and Coastal Change). ensure sustainable maritime environments. a) Will the proposal protect, enhance or restore maritime heritage, habitat and biodiversity, both designated and undesignated? b) Will the proposal incorporate adaptation to climate change and its likely effects on the sea, coast and estuaries? c) Will the proposal operate within the carrying capacity of the receiving environment, without adverse effect on its sustainability? LDF SA Objectives Score Impacts of proposal Proposed mitigation How the considerations have been measures and taken into account by Policy considerations Planners d) Will the proposal operate within safe biological, chemical and physical limits? 10. Historic Environment +/- All development is likely to 4. Assessments to be done to No action necessary have some effect on the inform master plan stage: 1. To protect and enhance the quality and local historic environment. distinctiveness of the historic environment. Desk Based Assessment & Walk Over Survey a) Does the proposal reinforce the distinctive The site covers an open character of Cornwall? agricultural area west of Impact Assessment Hayle and in proximity to St b) Does the proposal have an Erth Industrial Estate and Geophysical survey to acceptable/unacceptable level of impact on the opposite a garden centre minimise impact & target historic environment? complex. The area has not excavation c) Does the proposal preserve and enhance the been subject to a Historic 5. Assessment /HE issues to inform cultural and social significance of the historic Environment Assessment. extent of development and asset? design solutions within the d) Will it result in development which is The proposed site contains no allocation cell sympathetic towards the need to promote the features recorded on the Cornwall's unique heritage value, historic Cornwall Sites and 6. specifics: environment and culture? Monuments Register.++ Proposal(s) should comply with e) Have flood mitigation measures been designed the WHS Management Plan. to be compatible with the immediate historic The site is classed as environment? Recently Enclosed Land. Setting issues likely to be paramount –of individual sites f) Has a balance been struck between the level of The site is in proximity to risk (e.g. in adaptation to climate change or and settlements within cell, but part of the World Heritage also of WHS as a whole. flood risk) and the aspiration to preserve the Site (Port of Hayle)- distinctive qualities of the historic environment? Character and historic/archaeological interest of lanes and roads require detailed consideration Requires integrated master plan at early stage.
Higher level policy provisions seek to meet this objective, for instance LP:SP Policy 24. (Historic Environment) this sets out that proposals should be informed by proportionate assessments and evaluations. 11. Design + The site has a gentle north Higher level policy provisions seek to Paragraph c) states “Facades facing on to Nut Lane easterly gradient, therefore meet this objective through Local and the A30 should be of a high quality, reflecting 1. To promote and achieve high quality design in topography is unlikely to Plan policies 12 and 13 (design and their prominent location, as a gateway location to LDF SA Objectives Score Impacts of proposal Proposed mitigation How the considerations have been measures and taken into account by Policy considerations Planners development, sustainable land use and impede the sustainable Development standards), and which West Penwith” sustainable built development. design of development in this seek to secure high quality safe, a) Will it encourage developers to build to higher area.+ sustainable and inclusive design and Paragraph e) states “Ludgvan Parish are preparing a environmental standards? development standards. These Neighbourhood Plan which should also be referred to policies require development to when developing proposals for the site” b) Will it help to promote local distinctiveness? demonstrate the application of the c) Does the proposal meet targets for renewable guidance set out within the Councils energy capture and sustainable construction Design Guide Supplementary using BREEAM or Code for Sustainable Homes? Planning document. d) Will it promote high quality, sustainable and sympathetic design that takes account of The Design Guide includes guidance sustainable construction and transport modes, and standards relating to, amongst and green infrastructure? others, energy and waste efficiency, crime and disorder, design, social inclusion, drainage and health and wellbeing. 12. Social Inclusion + Development of this site for At the scheme design stage, efforts No action necessary employment purposes will should be made to incorporate 1. To reduce poverty and social exclusion and improve access to elements that will reduce poverty provide opportunities for all to participate fully in employment opportunities and social exclusion. Access to society. contributing to reducing services and facilities need to be a) Will it improve access to and provision of poverty and social considered. services, health and community facilities exclusion.+ (including community youth facilities) especially The development will improve access in rural areas and for the socially excluded? to employment opportunities. No further wording is required. b) Will it reduce poverty, deprivation, discrimination, social exclusion and inequalities? 13. Crime & Anti Social ? At this stage, it is difficult to At the scheme design stage, crime No action necessary establish what impacts and safety issues need to be Behaviour development in this area will considered e.g. overlooking of public 1. To reduce crime, anti-social behaviour and have on crime and antisocial spaces and well lit footpaths in order fear of crime. behaviour. to ‘design out crime’. a) Will it reduce crime and anti-social activity, Higher level policy provisions seek to and in turn, provide safer communities in meet this objective through Local Cornwall (particularly in the most deprived Plan policies 12 and 13 (design and neighbourhoods and identified hot spots) Development standards), and which b) Will it help reduce the fear of crime? seek to secure high quality safe, sustainable and inclusive design and development standards. These policies require development to demonstrate the application of the guidance set out within the Councils Design Guide Supplementary LDF SA Objectives Score Impacts of proposal Proposed mitigation How the considerations have been measures and taken into account by Policy considerations Planners Planning document.
The Design Guide includes guidance and standards relating to crime and disorder, design and social inclusion. 14. Housing o This allocation is for None required No action necessary employment uses. 1. To meet the needs of the local community as a whole in terms of general market, affordable, adaptable and decent housing. a) Will it provide an appropriate mix of housing to ensure delivery of long-term regeneration schemes for the county? b) Will it reduce the number of people homeless or in temporary accommodation? c) Will it contribute towards the provision of affordable, social and key worker housing? d) Will it reduce the number of unfit homes, and those falling below the decent homes standards? e) Will it deliver adaptable housing to meet the lifelong needs of the population? f) Will it provide a well integrated mix of decent homes of different types and tenures to support a range of household sizes, ages and incomes? g) Will it provide energy efficient development which reduces the annual cost of heating/lighting and helps reduce greenhouse gas emissions? h) Will it make the best use of land? 15. Health, Sport and Recreation ? Assumption – the criteria “e) At the design stage, developers No action necessary will it lead to unacceptable should be encouraged to incorporate 1. To improve health through the promotion of noise levels?” has been new and improve existing pedestrian healthier lifestyles and improving access to open considered as the noise that and cycle links for future employees. space and health, recreation and sports facilities. would be generated by the a) Will it improve health and well-being and development. As an reduce inequalities in health? employment development focus it is possible there will b) Will it improve access to health services? be a noise impact that will c) Will it improve access to the countryside, require mitigation. At this coast, recreation and open spaces? stage future occupiers of the d) Will it increase participation and engagement proposed employment units in physical activity and sport? are unknown and noise impacts uncertain LDF SA Objectives Score Impacts of proposal Proposed mitigation How the considerations have been measures and taken into account by Policy considerations Planners e) Will it lead to unacceptable noise levels? 16. Economic Development, ++ The site is proposed to be No specific measures required to Paragraph a) states “An employment site that should allocated for employment address this objective. The site is deliver B1 B2 B8 employment space, with a focus on Regeneration and Tourism uses.++ allocated for employment B2 and B8 space” 1. To support a balanced and low carbon development. economy that meets the needs of the area and The site is in close proximity promotes a diverse range of quality employment to existing employment areas In regards to the possible tourism opportunities. at St Erth IndustriaLEstate. impact, mitigation, such as screening could reduce or alleviate the impact. a) Will it promote a diverse range of employment The site has good links to the opportunities? strategic transport network, b) Will it provide affordable, small scale, in comparison to other sites managed workspace to support local need? around the urban area. c) Will it support the development of access to ICT facilities including Broadband, particularly in Development of this site rural areas? would not have an adverse effect on tourism although it d) Will it raise the quality of employment and would be visible to those reduce seasonality? accessing the tourist resort and facilities of St Ives. 17. Education & Skills + This site is allocated for None required No action necessary employment uses and may 1. To maximise accessibility for all to the provide opportunities for necessary education, skills and knowledge to work placed training play a full role in society. facilities.+ a) Will it help improve the qualifications and skills of young people? b) Will it improve facilities and opportunities for lifelong learning (particularly for those with greatest need)? c) Will it help increase the County's skilled and professional workforce? d) Will it support a viable future for rural communities? e) Will it encourage a greater diversity of choice in skills training as part of regeneration efforts? f) Will it increase accessibility to training facilities? 18. Transport and Accessibility - It is acknowledged that Future transport arrangements and Paragraph b) states “The vehicular access must be realistically development accessibility issues need to be provided from Mill Hill, outside of the flood zone. 1. To improve access to key services and increases use of motor considered as part of any policy Delivery of the site should also consider the creation facilities by reducing the need to travel and by vehicles. development. Sustainable linkages of pedestrian connectivity to the St Erth railway providing safe sustainable travel choices. through the site to existing and station and park & ride facility” 2. To reduce traffic congestion and minimise Site location less accessible planned facilities will be required. LDF SA Objectives Score Impacts of proposal Proposed mitigation How the considerations have been measures and taken into account by Policy considerations Planners transport related greenhouse gas emissions. and less favourable for use of The site is close to the main rail line a) Will it promote sustainable forms of transport more sustainable forms of station at St Erth and a bus stop (public transport including bus and rail, cycle and transport. including walking providing opportunity for use of pedestrian routes) and ensure the necessary and cycling.- public transport. associated infrastructure is made available? Site not appropriate or of a b) Will it reduce traffic congestion by promoting scale to provide linkages alternative modes of transport? where public transport could c) Will it reduce the need to travel by seeking to be encourage to operate. balance homes, jobs, services and facilities? However it is well served by d) Will it lead to a reduction in greenhouse gas bus routes and services and emissions? is near to St Erth and Lelant Saltings Railway Stations +/- e) Will it improve service provision or provide a service or facility which is accessible to all, including those with disabilities and those in the more rural areas? f) Will it transfer freight from road to rail and/or sea? 19. Energy - The site was not covered by Higher level policy provisions seek to No action necessary Heat mapping analysis . meet this objective through Local 1. To encourage the use of renewable energy, Plan policies 12 and 13 (design and increase energy efficiency and security and The site has a north easterly Development standards), and which reduce fuel poverty. aspect. This does not allow seek to secure high quality safe, a) Will it promote energy conservation and development to maximise sustainable and inclusive design and efficiency? solar PV over the entire site - development standards. These policies require development to b) Will it promote and support the use of demonstrate the application of the renewable and low carbon energy technologies? guidance set out within the Councils c) Will it help reduce fuel poverty? Design Guide Supplementary d) Will it encourage local energy production? Planning document.
The Design Guide includes guidance and standards relating to energy and waste efficiency.
Section 5.5 SA of H-E3 – Hayle Harbour Employment (Employment)
LDF SA Objectives Score Impacts of proposal Proposed mitigation How the considerations have been measures and taken into account by Policy considerations Planners 1. Climatic Factors + The site is located in New development should seek to No action necessary proximity to the built up area maximise use of sustainable modes 1. To reduce our contribution to climate change of Hayle and is reasonably of transport and reduce reliance on through a reduction in greenhouse gas accessible to both of the private vehicles for short trips. emissions. Hayle town centres. It offers 2. To increase resilience to climate change, and a location which could allow Where possible linkages for walking reduce vulnerability. use of more sustainable and cycling between the new modes of transport thereby development and facilities outside of a) Does it limit greenhouse gas emissions? minimising any increase in the site area should be encouraged. b) Does it secure the highest viable resource and greenhouse gas emissions.+ energy efficiency? c) Does it encourage the use of renewable The site has a level aspect. energy technologies? This allows development to d) Does it minimise vulnerability and encourage maximise solar gain and use resilience to the effects of climate change? of renewable technologies .+ 2. Waste +/- Site location unlikely to have New development will seek to reduce No action necessary any positive or negative waste by increasing recycling, the 1. To minimise the generation of waste and impact on the overall amount provision of sufficient storage and encourage greater re-use and recycling of of waste produced, collected collection areas for recycling, materials in accordance with the waste and or land filled.+/- composting and waste and hierarchy. addressing waste as a resource and a) Will it reduce the amount of waste produced, looking to disposal as the last option. collected, and or land filled? b) Will it increase levels of composting or Higher level policy provisions seek to anaerobic digestion? meet this objective through Local Plan policies 12 and 13 (design and c) Has space for storage of recycled materials Development standards), and which been planned for? seek to secure high quality safe, d) Will it reduce the waste management sustainable and inclusive design and industry’s contribution to climate change? development standards. These policies require development to demonstrate the application of the guidance set out within the Councils Design Guide Supplementary Planning document.
The Design Guide includes guidance and standards relating to waste. 3. Minerals and Geodiversity ++ The whole site is outside of a None required No action necessary mineral safeguarding 1. To minimise the consumption of mineral area.++ resources and ensure the sustainable management of these resources The site is not in close proximity to a County LDF SA Objectives Score Impacts of proposal Proposed mitigation How the considerations have been measures and taken into account by Policy considerations Planners 2. To conserve, enhance and restore the Geology (RIGS) site. However condition of geodiversity in the county. there is a site 160m to the a) Will it minimise the consumption of primary north along the cliffs.+ mineral resources and encourage re-use of secondary resources? b) Will it ensure development does not irreversibly sterilise important mineral resources? c) Will it prevent harm to and, where appropriate, enhance geological conservation interests in the county? d) Will mineral working impact on designated land? 4. Soil + The site does not consist of None required No action necessary Agricultural Land. It was not 1. To minimise the use of undeveloped land and covered by the post 88 protect and enhance soil quality. survey and was classed as 2. To encourage and safeguard local food “other” pre 88. Development production. would therefore not lead to the loss of the best and most a) Will it protect, enhance and improve soil versatile agricultural land.+ quality in Cornwall? b) Will it avoid development that leads to the * Source Agricultural Land loss of productive soil? Classification field survey post 88/ pre 88 5. Air + Any development will have an The extent of air pollution resulting No action necessary impact on air pollution the from the proposal could be 1. To reduce air pollution and ensure air quality extent to which can be minimised through careful design continues to improve. minimised through careful and construction and sustainable a) Will it reduce pollution including greenhouse design and construction. transport infrastructure gas emissions? enhancements. The site does not fall within b) Will it maintain or improve air quality in an existing or proposed Air Higher level policy provisions seek to Cornwall? Quality Management Area.+ meet this objective through Local Plan policies 12 and 13 (design and Development standards), and which seek to secure high quality safe, sustainable and inclusive design and development standards. These policies require development to demonstrate the application of the guidance set out within the Councils Design Guide Supplementary Planning document. LDF SA Objectives Score Impacts of proposal Proposed mitigation How the considerations have been measures and taken into account by Policy considerations Planners 6. Water ++ All development will increase Development will have potential No action necessary the overall demand for water. negative impacts on water related 1. To reduce and manage the risk of flooding and issues, however appropriate reduce vulnerability to flooding, sea level rise Flood risk assessment implementation of SUDS can mitigate and coastal erosion. demonstrates the proposed these issues. 2. To maintain and enhance water quality and use is compatible with the reduce consumption and increase efficiency of flood zone status of the entire The SFRA made the following water use? site.++ recommendations : Area already has outline permission a) Does the proposal reduce, or avoid increasing The site is not covered by a for employment uses. Harbour walls the risk of flooding overall? Critical Drainage Area.++ have been raised in recent years as b) Does the proposal reduce the overall demand part of regeneration proposals. for water? Small area adjoining the Surface water drainage will need to c) Will the proposal provide for greater water appears to be within be designed in accordance with the integrated water catchment management and flood zone 2 However this SUDS principles and standards set strengthen links between habitats to increase the area has been added to the out in the Drainage Guidance for likelihood of adaptation to climate change? allocation to ensure access to Cornwall to ensure surface water d) Will the proposal increase the risk of water the water run-off from development is pollution events? managed appropriately so that flood risk is not increased.
Provision of SUDS and other Green Infrastructure requirements are specified within the Green Infrastructure Section of the DPD. 7. Biodiversity - The site is not covered by or Development in the area should be No action necessary in proximity to an SAC but is accompanied by enhancements to 1. To conserve, enhance and restore the in proximity to an SSSI, the habitats and improvements to condition and extent of biodiversity in the county Hayle Estuary and Carrick ecological networks. and allow its adaptation to climate change. Gladden SSSI being in close a) Does the proposal protect, enhance or restore proximity to the west and Provision and enhancement of biodiversity interest of BAP habitats, Cornwall north.- wildlife habitats and corridors and wildlife sites, SSSI’s, and internationally, other Green Infrastructure nationally and regionally designated areas? The site is not covered but is requirements are specified within the adjacent to a Cornwall Green Infrastructure Strategy section b) Does the proposal allow adaptation to climate Wildlife Site.- of the DPD. change through the connection of habitats
(wildlife corridors)? The site is within proximity to c) Does it protect not only designated areas but a BAP habitat. – also of wildlife interest everywhere? d) Will it encourage the provision of new or The site is in close proximity improved wildlife habitats? to the RSPB Hayle Estuary bird reserve 8. Landscape -- The site is not within or in Mitigation will be required if the site Although the site is visible from the estuary, it is not LDF SA Objectives Score Impacts of proposal Proposed mitigation How the considerations have been measures and taken into account by Policy considerations Planners 1. To protect and enhance the quality of the proximity to a designated option is developed and this will be considered that this will have a detrimental effect on natural, historic and cultural landscape and AONB, however it is in looked at in more detail at a later the seascape as the area is derelict brownfield land seascape. proximity to an AGLV, both to stage to reduce harm to the higher with previous industrial uses. Good quality the west and east. - quality landscape in particular. development could have a beneficial effect. a) Will it sustain and enhance and/or restore the distinctive qualities and features of the natural, The landscape assessment of Higher level policy provisions seek to historic and cultural landscape and seascape the original cell concluded meet this objective, for instance character? that the site has a low overall LP:SP Policy 23. No further specific b) Will it conserve and enhance the natural landscape value.+ wording is required. beauty of the Cornwall AONB and the Tamar Valley AONB, and increase understanding and Development of the site will enjoyment of the special qualities of the AONBs? be visible from the Hayle c) Will it protect, enhance and promote estuary so will have a high opportunities for green infrastructure within and impact on the seascape.— between urban settlements. At this stage it is not possible d) Will it maintain and enhance a high quality to assess whether any living environment? proposal could have a e) Will it encourage the location and design of positive impact on green development to respect and improve landscape infrastructure. character and the landscape setting of settlements? 9. Maritime +/- The site adjoins the Hayle Higher level policy provision seek to Paragraph e) states “Additional uses will be Estuary.+/- meet this objective, for instance considered on upper storeys on the parcel of land 1. To encourage clean, healthy, productive and LP:SP Policy 26 (Flood Risk fronting onto the quayside (southern parcel of land diverse waters; To protect coastal areas and Management and Coastal Change). within the allocation), so long as it does not stifle the ensure sustainable maritime environments. future harbour operation and the operation of the a) Will the proposal protect, enhance or restore Marine Renewables Business Park” maritime heritage, habitat and biodiversity, both designated and undesignated? b) Will the proposal incorporate adaptation to climate change and its likely effects on the sea, coast and estuaries? c) Will the proposal operate within the carrying capacity of the receiving environment, without adverse effect on its sustainability? d) Will the proposal operate within safe biological, chemical and physical limits? 10. Historic Environment - All development is likely to 7. Assessments to be done to Paragraph c) states “The site is adjacent and within have some effect on the inform master plan stage: the setting of both the conservation area and the 1. To protect and enhance the quality and local historic environment. World Heritage (WHS). Any proposed development distinctiveness of the historic environment. Desk Based Assessment & will need to comply with the WHS Management Plan a) Does the proposal reinforce the distinctive The site covers a previously and a heritage impact assessment must be produced LDF SA Objectives Score Impacts of proposal Proposed mitigation How the considerations have been measures and taken into account by Policy considerations Planners character of Cornwall? developed area on the Walk Over Survey to inform the design solution. This should be based northern fringe of the Hayle on an understanding of the OUVs of the WHS and the b) Does the proposal have an Impact Assessment acceptable/unacceptable level of impact on the estuary. A part of the site to significance of Hayle Conservation Area, and the historic environment? the south forming the access Geophysical survey to contribution made by their settings, which should be falls within the World conserved and where appropriate enhanced. c) Does the proposal preserve and enhance the minimise impact & target Heritage Site of the Port of excavation cultural and social significance of the historic Hayle. However the site is asset? already partly developed for 8. Assessment /HE issues to inform d) Will it result in development which is employment use and extent of development and sympathetic towards the need to promote the therefore it is considered that design solutions within the Cornwall's unique heritage value, historic no adverse impact would be allocation cell environment and culture? caused. - 9. specifics: e) Have flood mitigation measures been designed to be compatible with the immediate historic The proposed site contains Proposal(s) should comply with environment? three features recorded on the WHS Management Plan. the Cornwall Sites and f) Has a balance been struck between the level of Monuments Register however Setting issues likely to be risk (e.g. in adaptation to climate change or two refer to the former power paramount –of individual sites flood risk) and the aspiration to preserve the station on the site which was and settlements within cell, but distinctive qualities of the historic environment? demolished in the 1980s.- also of WHS as a whole. Character and The site is classed as historic/archaeological interest of Recreation Land on the 1994 lanes and roads require detailed HLC assessment. consideration
Requires integrated master plan at early stage.
Higher level policy provisions seek to meet this objective, for instance LP:SP Policy 24. (Historic Environment) this sets out that proposals should be informed by proportionate assessments and evaluations. 11. Design + The site is relatively level Higher level policy provisions seek to Paragraph c) states “The site is adjacent and within ground, therefore topography meet this objective through Local the setting of both the conservation area and the 1. To promote and achieve high quality design in is unlikely to impede the Plan policies 12 and 13 (design and World Heritage (WHS). Any proposed development development, sustainable land use and sustainable design of Development standards), and which will need to comply with the WHS Management Plan sustainable built development. development in this area.+ seek to secure high quality safe, and a heritage impact assessment must be produced a) Will it encourage developers to build to higher sustainable and inclusive design and to inform the design solution. This should be based environmental standards? development standards. These on an understanding of the OUVs of the WHS and the policies require development to significance of Hayle Conservation Area, and the b) Will it help to promote local distinctiveness? demonstrate the application of the contribution made by their settings, which should be LDF SA Objectives Score Impacts of proposal Proposed mitigation How the considerations have been measures and taken into account by Policy considerations Planners c) Does the proposal meet targets for renewable guidance set out within the Councils conserved and where appropriate enhanced.” energy capture and sustainable construction Design Guide Supplementary using BREEAM or Code for Sustainable Homes? Planning document. Paragraph d) states “The height, massing, location d) Will it promote high quality, sustainable and and type of employment space must ensure it does sympathetic design that takes account of The Design Guide includes guidance not stifle the ability to deliver residential sustainable construction and transport modes, and standards relating to, amongst development on the surrounding land that is and green infrastructure? others, energy and waste efficiency, contained within the outline planning permission for crime and disorder, design, social Hayle Harbour (W1/08-0613)” inclusion, drainage and health and wellbeing. 12. Social Inclusion + Development of this site for At the scheme design stage, efforts No action necessary employment purposes will should be made to incorporate 1. To reduce poverty and social exclusion and improve access to elements that will reduce poverty provide opportunities for all to participate fully in employment opportunities and social exclusion. Access to society. contributing to reducing services and facilities need to be a) Will it improve access to and provision of poverty and social considered. services, health and community facilities exclusion.+ (including community youth facilities) especially The development will improve access in rural areas and for the socially excluded? to employment opportunities. No further wording is required. b) Will it reduce poverty, deprivation, discrimination, social exclusion and inequalities? 13. Crime & Anti Social ? At this stage, it is difficult to At the scheme design stage, crime No action necessary establish what impacts and safety issues need to be Behaviour development in this area will considered e.g. overlooking of public 1. To reduce crime, anti-social behaviour and have on crime and antisocial spaces and well lit footpaths in order fear of crime. behaviour. to ‘design out crime’. a) Will it reduce crime and anti-social activity, Higher level policy provisions seek to and in turn, provide safer communities in meet this objective through Local Cornwall (particularly in the most deprived Plan policies 12 and 13 (design and neighbourhoods and identified hot spots) Development standards), and which b) Will it help reduce the fear of crime? seek to secure high quality safe, sustainable and inclusive design and development standards. These policies require development to demonstrate the application of the guidance set out within the Councils Design Guide Supplementary Planning document.
The Design Guide includes guidance and standards relating to crime and disorder, design and social inclusion. LDF SA Objectives Score Impacts of proposal Proposed mitigation How the considerations have been measures and taken into account by Policy considerations Planners 14. Housing o This allocation is for None required No action necessary employment uses. 1. To meet the needs of the local community as a whole in terms of general market, affordable, adaptable and decent housing. a) Will it provide an appropriate mix of housing to ensure delivery of long-term regeneration schemes for the county? b) Will it reduce the number of people homeless or in temporary accommodation? c) Will it contribute towards the provision of affordable, social and key worker housing? d) Will it reduce the number of unfit homes, and those falling below the decent homes standards? e) Will it deliver adaptable housing to meet the lifelong needs of the population? f) Will it provide a well integrated mix of decent homes of different types and tenures to support a range of household sizes, ages and incomes? g) Will it provide energy efficient development which reduces the annual cost of heating/lighting and helps reduce greenhouse gas emissions? h) Will it make the best use of land? 15. Health, Sport and Recreation ? Assumption – the criteria “e) At the design stage, developers No action necessary will it lead to unacceptable should be encouraged to incorporate 1. To improve health through the promotion of noise levels?” has been new and improve existing pedestrian healthier lifestyles and improving access to open considered as the noise that and cycle links for future employees. space and health, recreation and sports facilities. would be generated by the a) Will it improve health and well-being and development. As an The site is an extension to a recently reduce inequalities in health? employment development completed development which focus it is possible there will benefits from access improvements. b) Will it improve access to health services? be a noise impact that will c) Will it improve access to the countryside, require mitigation. At this coast, recreation and open spaces? stage future occupiers of the d) Will it increase participation and engagement proposed employment units in physical activity and sport? are unknown and noise e) Will it lead to unacceptable noise levels? impacts uncertain. 16. Economic Development, ++ The site is proposed to be No specific measures required to Paragraph a) states “An employment site to deliver allocated for employment address this objective. The site is 5360sqm of additional B1 and B2 employment space, Regeneration and Tourism uses.++ allocated for employment as part of the wider outline planning permission for a 1. To support a balanced and low carbon development. mixed use site at Hayle Harbour (W1/08-0613). This LDF SA Objectives Score Impacts of proposal Proposed mitigation How the considerations have been measures and taken into account by Policy considerations Planners economy that meets the needs of the area and The site is an extension to requirement is in addition to the 2,395sqm of promotes a diverse range of quality employment the existing employment area employment space permitted within the site opportunities. at the Marine Renewables (PA13/00636)” a) Will it promote a diverse range of employment Business Park. opportunities? b) Will it provide affordable, small scale, managed workspace to support local need? c) Will it support the development of access to ICT facilities including Broadband, particularly in rural areas? d) Will it raise the quality of employment and reduce seasonality? 17. Education & Skills + This site is allocated for None required No action necessary employment uses and may 1. To maximise accessibility for all to the provide opportunities for necessary education, skills and knowledge to work placed training play a full role in society. facilities.+ a) Will it help improve the qualifications and skills of young people? b) Will it improve facilities and opportunities for lifelong learning (particularly for those with greatest need)? c) Will it help increase the County's skilled and professional workforce? d) Will it support a viable future for rural communities? e) Will it encourage a greater diversity of choice in skills training as part of regeneration efforts? f) Will it increase accessibility to training facilities? 18. Transport and Accessibility +/- It is acknowledged that The site benefits from a recently Paragraph b) states “Development of the site must realistically development improved road access. ensure appropriate water access is maintained to 1. To improve access to key services and increases use of motor service the marine renewables business park. Area A facilities by reducing the need to travel and by vehicles. at the southern extent of the site should be retained providing safe sustainable travel choices. and left open, ensuring that access to slips are not 2. To reduce traffic congestion and minimise Site location accessible and constrained.” transport related greenhouse gas emissions. favourable for use of more sustainable forms of Paragraph e) states “Additional uses will be a) Will it promote sustainable forms of transport transport, including walking considered on upper storeys on the parcel of land (public transport including bus and rail, cycle and and cycling.+ fronting onto the quayside (southern parcel of land pedestrian routes) and ensure the necessary within the allocation), so long as it does not stifle the associated infrastructure is made available? The site is not appropriate or future harbour operation and the operation of the b) Will it reduce traffic congestion by promoting of a scale to provide linkages Marine Renewables Business Park” LDF SA Objectives Score Impacts of proposal Proposed mitigation How the considerations have been measures and taken into account by Policy considerations Planners alternative modes of transport? where public transport could c) Will it reduce the need to travel by seeking to be encouraged to operate. balance homes, jobs, services and facilities? However this is not clear at this stage.- d) Will it lead to a reduction in greenhouse gas emissions? e) Will it improve service provision or provide a service or facility which is accessible to all, including those with disabilities and those in the more rural areas? f) Will it transfer freight from road to rail and/or sea? 19. Energy + Heat mapping analysis of the Higher level policy provisions seek to Paragraph b) states “Development of the site must original cell demonstrated meet this objective through Local ensure appropriate water access is maintained to 1. To encourage the use of renewable energy, that the site has some Plan policies 12 and 13 (design and service the marine renewables business park. Area A increase energy efficiency and security and potential to support a district Development standards), and which at the southern extent of the site should be retained reduce fuel poverty. heat scheme.+ seek to secure high quality safe, and left open, ensuring that access to slips are not a) Will it promote energy conservation and sustainable and inclusive design and constrained.” efficiency? The site is largely level development standards. These ground. The existing marine policies require development to Paragraph e) states “Additional uses will be b) Will it promote and support the use of renewables park buildings demonstrate the application of the considered on upper storeys on the parcel of land renewable and low carbon energy technologies? have a largely south westerly guidance set out within the Councils fronting onto the quayside (southern parcel of land c) Will it help reduce fuel poverty? aspect and benefit from solar Design Guide Supplementary within the allocation), so long as it does not stifle the d) Will it encourage local energy production? PV. Future additional Planning document. future harbour operation and the operation of the development would also be Marine Renewables Business Park” able to benefit from solar The Design Guide includes guidance PV.+ and standards relating to energy and waste efficiency. The site is in proximity to the Marine Renewables Business Specific policy wording should be Park added to safeguard the Marine Renewables Business Park.
Conclusion
The site is part of the original outline Hayle Harbour permission for regeneration development, which is a council priority. It is being allocated to ensure that the original aspirations for the site are retained. The site is within the WHS designation; however detailed heritage assessments exist for the Hayle Harbour. Any potential for harm in developing the site, on balance, would be outweighed by the significant benefits provided waterside regeneration. The site is also an important location to provide slipway water access for marine use which is within the policy.
Section 5.6 SA of H-ED1 – Penpol School (Education)
LDF SA Objectives Score Impacts of proposal Proposed mitigation How the considerations have been measures and taken into account by Policy considerations Planners 1. Climatic Factors +/- The site is located adjacent to New development should seek to No action necessary existing urban area of Hayle maximise use of sustainable modes 1. To reduce our contribution to climate change and offers a location which of transport and reduce reliance on through a reduction in greenhouse gas could optimise use of more private vehicles for short trips. emissions. sustainable modes of 2. To increase resilience to climate change, and transport thereby minimising Where possible linkages for walking reduce vulnerability. any increase in greenhouse and cycling between the new gas emissions as it is more development and facilities outside of a) Does it limit greenhouse gas emissions? accessible to the Foundry the site area should be encouraged. b) Does it secure the highest viable resource and town centre and other energy efficiency? facilities as well as residential For public bus services, when road c) Does it encourage the use of renewable areas.+ links are built a cul de sac energy technologies? arrangement should be avoided as d) Does it minimise vulnerability and encourage The site has a westerly this will discourage bus operators resilience to the effects of climate change? aspect. This would be less from operating services through the favourable for development future site. Roads that allow buses to to be orientated to utilise run through a site using separate solar gain and would be less access and egress are preferred as favourable for the use of this will encourage bus services to be renewable technologies. - routed through areas.
The site allocations DPD sets out minimal policy requirements for an education safeguarding area apart from ensuring appropriate land is available for education purposes. Schools have travel plans outside of planning policy which set out sustainable journeys to school including cycling and walking. No further action. 2. Waste +/- Site location unlikely to have New development will seek to reduce No action necessary any positive or negative waste by increasing recycling, the 1. To minimise the generation of waste and impact on the overall amount provision of sufficient storage and encourage greater re-use and recycling of of waste produced, collected collection areas for recycling, materials in accordance with the waste and or land filled. +/- composting and waste and hierarchy. addressing waste as a resource and a) Will it reduce the amount of waste produced, looking to disposal as the last option. collected, and or land filled? b) Will it increase levels of composting or Higher level policy provisions seek to anaerobic digestion? meet this objective through Local Plan policies 12 and 13 (design and c) Has space for storage of recycled materials Development standards), and which been planned for? seek to secure high quality safe, d) Will it reduce the waste management LDF SA Objectives Score Impacts of proposal Proposed mitigation How the considerations have been measures and taken into account by Policy considerations Planners industry’s contribution to climate change? sustainable and inclusive design and development standards. These policies require development to demonstrate the application of the guidance set out within the Councils Design Guide Supplementary Planning document.
The Design Guide includes guidance and standards relating to waste. 3. Minerals and Geodiversity ++ The site is not within a None required No action necessary mineral safeguarding 1. To minimise the consumption of mineral area.++ resources and ensure the sustainable management of these resources The site is not within or in 2. To conserve, enhance and restore the proximity to a County condition of geodiversity in the county. Geology (RIGS) site.+ a) Will it minimise the consumption of primary mineral resources and encourage re-use of secondary resources? b) Will it ensure development does not irreversibly sterilise important mineral resources? c) Will it prevent harm to and, where appropriate, enhance geological conservation interests in the county? d) Will mineral working impact on designated land? 4. Soil -- The site consists of Grade3a Site is adjacent to existing school Whilst the land is Grade 3a, on balance it is felt that Agricultural Land. that needs to expand its loss is outweighed by the need to expand the 1. To minimise the use of undeveloped land and Development would therefore existing school to increase capacity. protect and enhance soil quality. lead to the loss of the best 2. To encourage and safeguard local food and most versatile production. agricultural land.-- a) Will it protect, enhance and improve soil * Source Agricultural Land quality in Cornwall? Classification field survey b) Will it avoid development that leads to the post 88 loss of productive soil? 5. Air + Any development will have an The extent of air pollution resulting No action necessary impact on air pollution the from the proposal could be 1. To reduce air pollution and ensure air quality extent to which can be minimised through careful design continues to improve. minimised through careful and construction and sustainable a) Will it reduce pollution including greenhouse design and construction transport infrastructure gas emissions? enhancements. The site does not fall within LDF SA Objectives Score Impacts of proposal Proposed mitigation How the considerations have been measures and taken into account by Policy considerations Planners b) Will it maintain or improve air quality in an existing or proposed Air Higher level policy provisions seek to Cornwall? Quality Management Area.+ meet this objective through Local Plan policies 12 and 13 (design and Development standards), and which seek to secure high quality safe, sustainable and inclusive design and development standards. These policies require development to demonstrate the application of the guidance set out within the Councils Design Guide Supplementary Planning document. 6. Water +/- All development will increase Development will have potential No action necessary the overall demand for water. negative impacts on water related 1. To reduce and manage the risk of flooding and issues, however appropriate reduce vulnerability to flooding, sea level rise Flood risk assessment implementation of SUDS can mitigate and coastal erosion. demonstrates the proposed these issues. 2. To maintain and enhance water quality and use is compatible with the reduce consumption and increase efficiency of flood zone status of the entire The SFRA made the following water use? site.++ recommendations : Surface water drainage will need to a) Does the proposal reduce, or avoid increasing The site is entirely covered by be designed in accordance with the the risk of flooding overall? a Critical Drainage Area.-- SUDS principles and standards set b) Does the proposal reduce the overall demand out in the Drainage Guidance for for water? Cornwall to ensure surface water c) Will the proposal provide for greater run-off from development is integrated water catchment management and managed appropriately so that flood strengthen links between habitats to increase the risk is not increased. likelihood of adaptation to climate change? d) Will the proposal increase the risk of water Higher level policy provisions seek to pollution events? meet this objective, for instance LP:SP Policy 26. (Flood Risk Management and Coastal Change) 7. Biodiversity + The area does not fall within Development in the area should be No action necessary a Special Area of accompanied by enhancements to 1. To conserve, enhance and restore the Conservation, Site of Special habitats and improvements to condition and extent of biodiversity in the county Scientific Interest, or other ecological networks. and allow its adaptation to climate change. designated site of a) Does the proposal protect, enhance or restore international, national or Higher level policy provisions seek to biodiversity interest of BAP habitats, Cornwall regional significance. meet this objective, for instance wildlife sites, SSSI’s, and internationally, However the Hayle Estuary LP:SP Policy 23. nationally and regionally designated areas? and Carrack Gladden SSSI lies approximately 650m to Provision and enhancement of b) Does the proposal allow adaptation to climate the west.+ wildlife habitats and corridors and change through the connection of habitats LDF SA Objectives Score Impacts of proposal Proposed mitigation How the considerations have been measures and taken into account by Policy considerations Planners (wildlife corridors)? other Green Infrastructure c) Does it protect not only designated areas but The site does not fall within requirements are specified within the also of wildlife interest everywhere? or is adjacent to a Cornwall Green Infrastructure Strategy section Wildlife Site.+ of the DPD. d) Will it encourage the provision of new or improved wildlife habitats? The site does not fall within or is adjacent to a BAP habitat. However there is a BAP habitat (a saline lagoon) approximately 550m to the north west at Carnsew Pool.+ 8. Landscape +/- At this stage it is not possible Mitigation may be required if the site No action necessary to assess whether any option is developed and this will be 1. To protect and enhance the quality of the proposal could have a looked at in more detail at a later natural, historic and cultural landscape and positive impact on green stage to reduce harm to the higher seascape. infrastructure. This can be quality landscape in particular. a) Will it sustain and enhance and/or restore the assessed at the distinctive qualities and features of the natural, masterplanning stage. Higher level policy provisions seek to historic and cultural landscape and seascape meet this objective, for instance character? The site is not within or in LP:SP Policy 23. close proximity to a b) Will it conserve and enhance the natural designated AONB or AGLV.+ beauty of the Cornwall AONB and the Tamar
Valley AONB, and increase understanding and The site was assessed as enjoyment of the special qualities of the AONBs? being of the highest c) Will it protect, enhance and promote landscape value.-- opportunities for green infrastructure within and between urban settlements. Development of the site d) Will it maintain and enhance a high quality would not have a high impact living environment? on the seascape e) Will it encourage the location and design of development to respect and improve landscape character and the landscape setting of settlements? 9. Maritime o The site is in proximity of None required No action necessary (but does not adjoin) the 1. To encourage clean, healthy, productive and coast – Hayle estuary. diverse waters; To protect coastal areas and ensure sustainable maritime environments. a) Will the proposal protect, enhance or restore maritime heritage, habitat and biodiversity, both designated and undesignated? b) Will the proposal incorporate adaptation to LDF SA Objectives Score Impacts of proposal Proposed mitigation How the considerations have been measures and taken into account by Policy considerations Planners climate change and its likely effects on the sea, coast and estuaries? c) Will the proposal operate within the carrying capacity of the receiving environment, without adverse effect on its sustainability? d) Will the proposal operate within safe biological, chemical and physical limits? 10. Historic Environment - All development is likely to The HIA assessment of ED1 Heritage Assessment work was undertaken and have some effect on the recommended the following concluded less than substantial harm, which was 1. To protect and enhance the quality and local historic environment. mitigation measures: outweighed by wider benefits. distinctiveness of the historic environment. 10. Assessments to be done to a) Does the proposal reinforce the distinctive Outcome of Historic Paragraph b) states “Built development should be inform master plan stage: character of Cornwall? Environment Assessment for directed to the area to the east of the current school the original wider site implies buildings, plus building heights should be no more b) Does the proposal have an Desk Based Assessment & a potential for substantial than 2 storey. This will ensure the setting of the Mill acceptable/unacceptable level of impact on the Walk Over Survey harm to the historic Complex Scheduled Monument to the west of the historic environment? environment, however this Impact Assessment site, which forms part of the World Heritage Site, is c) Does the proposal preserve and enhance the could be avoided or not inappropriately impacted upon. When developing Geophysical survey to cultural and social significance of the historic mitigated.- design proposals, reference should be made to the minimise impact & target asset? World Heritage Site Management Plan. A Heritage excavation d) Will it result in development which is The proposed site does not Impact Assessment will be required.” sympathetic towards the need to promote the contain any features recorded 11. Assessment /HE issues to inform Cornwall's unique heritage value, historic on the Cornwall Sites and extent of development and environment and culture? Monuments Register. design solutions within the e) Have flood mitigation measures been designed allocation cell The site is classed as to be compatible with the immediate historic 12. specifics: environment? recreational land. Proposal(s) should f) Has a balance been struck between the level of The site is in close proximity risk (e.g. in adaptation to climate change or comply with the WHS to part of the World Heritage Management Plan. flood risk) and the aspiration to preserve the Site and adjacent to a distinctive qualities of the historic environment? The cell edges would scheduled monument – a late likely have to be pulled C18-19 mill complex. in, particularly in the Development could have a valley bottom detrimental impact. Density and design constraints likely to be severe, time consuming and therefore costly, and the temptation to overload the site with numbers to compensate cost could lead to conflict. LDF SA Objectives Score Impacts of proposal Proposed mitigation How the considerations have been measures and taken into account by Policy considerations Planners
4. Remains need for caution on this cell from HE perspective.
Higher level policy provisions seek to meet this objective, for instance LP:SP Policy 24. (Historic Environment) this sets out that proposals should be informed by proportionate assessments and evaluations. 11. Design + The site has a westerly Higher level policy provisions seek to Paragraph b) states “Built development should be gradient. However meet this objective through Local directed to the area to the east of the current school 1. To promote and achieve high quality design in topography should not Plan policies 12 and 13 (design and buildings, plus building heights should be no more development, sustainable land use and impede the sustainable Development standards), and which than 2 storey. This will ensure the setting of the Mill sustainable built development. design of development over seek to secure high quality safe, Complex Scheduled Monument to the west of the a) Will it encourage developers to build to higher this area.+ sustainable and inclusive design and site, which forms part of the World Heritage Site, is environmental standards? development standards. These not inappropriately impacted upon. When developing policies require development to design proposals, reference should be made to the b) Will it help to promote local distinctiveness? demonstrate the application of the World Heritage Site Management Plan. A Heritage c) Does the proposal meet targets for renewable guidance set out within the Councils Impact Assessment will be required.” energy capture and sustainable construction Design Guide Supplementary using BREEAM or Code for Sustainable Homes? Planning document. d) Will it promote high quality, sustainable and sympathetic design that takes account of The Design Guide includes guidance sustainable construction and transport modes, and standards relating to, amongst and green infrastructure? others, energy and waste efficiency, crime and disorder, design, social inclusion, drainage and health and wellbeing. 12. Social Inclusion o This allocation is for None required No action necessary education uses and so this 1. To reduce poverty and social exclusion and criteria is not relevant. provide opportunities for all to participate fully in Increased education capacity society. by its nature improves social a) Will it improve access to and provision of inclusion services, health and community facilities (including community youth facilities) especially in rural areas and for the socially excluded? b) Will it reduce poverty, deprivation, discrimination, social exclusion and inequalities? 13. Crime & Anti Social ? At this stage, it is difficult to At the scheme design stage, crime No action necessary establish what impacts and safety issues need to be Behaviour development in this area will considered eg overlooking of public LDF SA Objectives Score Impacts of proposal Proposed mitigation How the considerations have been measures and taken into account by Policy considerations Planners 1. To reduce crime, anti-social behaviour and have on crime and antisocial spaces and well lit footpaths in order fear of crime. behaviour. Whilst to design out crime. development may reduce the a) Will it reduce crime and anti-social activity, fear of crime as current Higher level policy provisions seek to and in turn, provide safer communities in dwellings in the area feel less meet this objective through Local Cornwall (particularly in the most deprived isolated, the increased Plan policies 12 and 13 (design and neighbourhoods and identified hot spots) population may increase anti- Development standards), and which b) Will it help reduce the fear of crime? social behaviour. seek to secure high quality safe, sustainable and inclusive design and development standards. These policies require development to demonstrate the application of the guidance set out within the Councils Design Guide Supplementary Planning document.
The Design Guide includes guidance and standards relating to crime and disorder, design and social inclusion. 14. Housing o This allocation is for None required No action necessary education uses and so this 1. To meet the needs of the local community as criteria is not relevant’ a whole in terms of general market, affordable, adaptable and decent housing. a) Will it provide an appropriate mix of housing to ensure delivery of long-term regeneration schemes for the county? b) Will it reduce the number of people homeless or in temporary accommodation? c) Will it contribute towards the provision of affordable, social and key worker housing? d) Will it reduce the number of unfit homes, and those falling below the decent homes standards? e) Will it deliver adaptable housing to meet the lifelong needs of the population? f) Will it provide a well integrated mix of decent homes of different types and tenures to support a range of household sizes, ages and incomes? g) Will it provide energy efficient development which reduces the annual cost of heating/lighting and helps reduce greenhouse gas emissions? h) Will it make the best use of land? LDF SA Objectives Score Impacts of proposal Proposed mitigation How the considerations have been measures and taken into account by Policy considerations Planners 15. Health, Sport and Recreation o This allocation is for None required No action necessary education uses and so this 1. To improve health through the promotion of criteria is not relevant healthier lifestyles and improving access to open space and health, recreation and sports facilities. a) Will it improve health and well-being and reduce inequalities in health? b) Will it improve access to health services? c) Will it improve access to the countryside, coast, recreation and open spaces? d) Will it increase participation and engagement in physical activity and sport? e) Will it lead to unacceptable noise levels? 16. Economic Development, o This allocation is for None required No action necessary education uses and so this Regeneration and Tourism criteria is not relevant 1. To support a balanced and low carbon economy that meets the needs of the area and promotes a diverse range of quality employment opportunities. a) Will it promote a diverse range of employment opportunities? b) Will it provide affordable, small scale, managed workspace to support local need? c) Will it support the development of access to ICT facilities including Broadband, particularly in rural areas? d) Will it raise the quality of employment and reduce seasonality? 17. Education & Skills ++ This site is allocated for None required Paragraph a) states “1.7ha of land adjacent to the education uses.++ existing Penpol Primary School is allocated to enable 1. To maximise accessibility for all to the an expansion of the school and deliver a new necessary education, skills and knowledge to vehicular access” play a full role in society. a) Will it help improve the qualifications and skills of young people? b) Will it improve facilities and opportunities for lifelong learning (particularly for those with greatest need)? c) Will it help increase the County's skilled and professional workforce? LDF SA Objectives Score Impacts of proposal Proposed mitigation How the considerations have been measures and taken into account by Policy considerations Planners d) Will it support a viable future for rural communities? e) Will it encourage a greater diversity of choice in skills training as part of regeneration efforts? f) Will it increase accessibility to training facilities? 18. Transport and Accessibility +/- It is acknowledged that The school has existing access Paragraph c) states “Delivery of a new access to the realistically development issues. Development on the site school should be delivered on the eastern edge of 1. To improve access to key services and increases use of motor could help mitigate this through the site, in doing so the road and junction should be facilities by reducing the need to travel and by vehicles. facilitating access enhancements. delivered to a design standard that would allow it to providing safe sustainable travel choices. accommodate traffic from further built development 2. To reduce traffic congestion and minimise The site is very accessible to the south of the site, beyond the Plan period” transport related greenhouse gas emissions. and very favourable for the use of sustainable forms of a) Will it promote sustainable forms of transport transport.++ (public transport including bus and rail, cycle and pedestrian routes) and ensure the necessary Development of the site may associated infrastructure is made available? cause a significant increase in b) Will it reduce traffic congestion by promoting local traffic movements alternative modes of transport? through existing residential c) Will it reduce the need to travel by seeking to areas and/or the town centre balance homes, jobs, services and facilities? which may cause safety and d) Will it lead to a reduction in greenhouse gas capacity issues.- emissions? e) Will it improve service provision or provide a service or facility which is accessible to all, including those with disabilities and those in the more rural areas? f) Will it transfer freight from road to rail and/or sea? 19. Energy +/- Heat mapping analysis of the Higher level policy provisions seek to No action necessary original cell demonstrated meet this objective through Local 1. To encourage the use of renewable energy, that the site has the greatest Plan policies 12 and 13 (design and increase energy efficiency and security and potential to support a district Development standards), and which reduce fuel poverty. heat scheme.++ seek to secure high quality safe, a) Will it promote energy conservation and sustainable and inclusive design and efficiency? The site has a westerly development standards. These aspect which is less policies require development to b) Will it promote and support the use of favourable to solar PV. - demonstrate the application of the renewable and low carbon energy technologies? guidance set out within the Councils c) Will it help reduce fuel poverty? Design Guide Supplementary d) Will it encourage local energy production? Planning document.
LDF SA Objectives Score Impacts of proposal Proposed mitigation How the considerations have been measures and taken into account by Policy considerations Planners The Design Guide includes guidance and standards relating to energy and waste efficiency.