Camborne Pool Illogan & Redruth

Camborne Pool Illogan & Redruth CNA

Employment Evidence Report

May 2017 (THIS PAGE IS INTENTIONALLY BLANK)

2 Contents

1. Introduction ...... 4 2. CPIR Background ...... 5 3. Required Employment Space at CPIR (2010-2030) ...... 6 a) LP:SP Employment Requirement (2010-2030) ...... 6 b) Employment developments completed (2010-2015) ...... 6 c) Permitted employment developments (1st April 2015) ...... 8 d) Other capacity (i.e. in existing employment sites and/or sites identified through the Cornwall Employment Sites Study (2012))...... 8 e) The amount of space that needs to be accommodated through site allocation(s) ...... 12 4. Safeguarded Employment Sites ...... 13 5. Urban Extension Employment Site Identification ...... 15 i. The Urban Extension Assessment ...... 16 ii. Sustainability Appraisal (SA) ...... 24 iii. Site Prioritisation Assessment ...... 24 iv. Proposed Sites ...... 29 6. Site Allocations (Employment Space) at CPIR ...... 30 7. CPIR’s Employment Trajectory ...... 32 Appendix 1: SA Tables ...... 33

1. Introduction Cornwall’s Local Plan: Strategic Policies Development Plan Document (LP:SP) sets out that the Camborne-Pool-Illogan-Redruth (CPIR) Community Network Area (CNA) should plan to accommodate 122,250sqm of employment space (B1, B2 and B8 use classes only), through the plan period (2010-30), with this equating to 80,833sqm of office space and 41,417sqm of industrial space. In support of this, the Site Allocations Development Plan Document (DPD) (and associated CPIR Framework Plan ), sets out how CPIR plans to accommodate this strategic employment growth for the CNA. This employment evidence report documents the evidence setting out how the strategic employment growth requirement for CPIR CNA is planned to be accommodated in and adjoining the conurbation of CPIR. In identifying how this growth will be accommodated consideration is given to two aspects:

i. Whether the sites identified meet the required capacity, set by the LP:SP; and, ii. Whether the sites identified are compatible with the economic strategy for the conurbation (e.g. sites located at the end of a narrow road network would not be ideally suited for a town wishing to attract more distribution companies to the area).

It is important to note that this work focuses on sites appropriate to accommodate strategic growth and does not consider smaller scale sites (e.g. less than 0.5 Hectare1). Smaller scale sites will also contribute to growth and can be either identified through a local level Neighbourhood Development Plan (NDP) or proposals addressed through the usual planning application procedure.

The structure of this report is as follows:

Section 2 of this report presents background information, providing the context to CPIR and the aspirations for its local economy.

Section 3 sets out an employment capacity review for the conurbation. By establishing this capacity, it is then possible to calculate how much additional land needs to be identified to accommodate employment uses as site allocations, within the Site Allocations DPD. This section includes a consideration of, where urban sites are identified, whether these are appropriate for the types of employment envisaged.

Section 4 sets out the existing strategic level employment sites within CPIR that meet the criteria within Policy 5 of the Cornwall Local Plan Strategic Policies document, which should be safeguarded within the Cornwall Allocations DPD.

Section 5 of this report considers the identification of appropriate sites to be allocated for employment growth to meet the requirement arrived at in Section 3. This section refers to work previously undertaken as part of an Urban Extension Assessment for CPIR (which was also used to determine appropriate sites to accommodate future housing and mixed use developments); reviews aspects which may influence the potential of a site to accommodate employment uses (for example,

1 The threshold of 0.5Ha is chosen in order that no site is assessed that does not present an opportunity to deliver at least 2,000sqm of employment space as, for the purposes of this work, a site which would deliver less than 2,000sqm is not considered to be of a significant enough scale to be classed as a Strategic Employment Site Allocation (the Cornwall Employment Land Review 2010 (available at www.cornwall.gov) sets out that 1Ha of land can be assumed to deliver 4,000sqm of employment space (either industrial or office) and, following means testing by the Council in 2016, this assumption is considered to remain a robust position for Cornwall).

if recent planning approvals impact a site); and, considers the Sustainability Appraisal (SA) of the potential sites in order to help determine the most appropriate areas to be allocated.

Section 6 then examines the employment sites arrived at through Section 5, considering these in more detail. Specific constraints, opportunities and mitigation aspects for each site are highlighted, which should inform both policy development and future planning proposals on these sites.

Section 7 concludes this report and presents the employment trajectory for CPIR, setting out how the target of 122,250sqm of employment space (2010-2030) is planned to be delivered.

2. CPIR Background CPIR’s ambition is to become one of Cornwall’s most important economic centres, delivering more, higher quality employment opportunities for its local residents. These aspirations are supported by the Cornwall Employment Land Review which indicates that the CPIR-Truro Travel to Work Area represents Cornwall’s greatest opportunity to deliver economic growth.

CPIR’s employment opportunities have traditionally focused on industrial, retail and service industries – predominately in the lower paying sectors. While recognising the continued importance of these industries in providing important employment opportunities, there is an aspiration to broaden CPIR’s economic base; in doing so tapping into underrepresented sectors such as the creative industries, digital economy, advanced manufacturing and elements of the tourism industry.

Truro currently represents Cornwall’s only location for significant office development. However, there is an opportunity for CPIR to develop this sector, with its good transport links; access to serviced sites; and a good supply of labour. Furthermore, CPIR can offer business relocating from outside of Cornwall Superfast Broadband, in doing so overcoming many disadvantages of CPIR’s peripheral location compared with other regional, national and international markets. The development of the Pool Innovation Centre for emerging high growth, office based, businesses has demonstrated the demand that exists for space. Furthermore, with the Innovation Centre’s tenants only being able to occupy space for up to three years, it is recognised that other good quality office space is needed to ensure they remain within the area. In seeking to achieve this, the delivery of ‘Grow-on space’ is required.

Furthermore, a niche has developed within the Pool Innovation Centre relating to businesses operating within the digital economy. An opportunity exists to retain and build upon this cluster by developing workspace with ultra-fast broadband connectivity, in doing so attracting companies whose operations rely upon the speed of connectivity.

CPIR has a relatively significant manufacturing base, so there is an aspiration to build upon this with the promotion of advanced manufacturing, in doing so supporting the aspiration for a higher skilled / better paid workforce.

The creative industries, particularly relating to aspects such as arts & crafts, is an industry cluster that can also be developed. Redruth now has ‘Krowji’, a centre offering studios, workspaces, offices, meeting rooms and other facilities for many creative businesses and individuals; this centre can be used as a catalyst to further enhance this sector. The growth of this sector could also provide opportunities to develop complementary opportunities to strengthen the Redruth’s town centre offer.

Due to CPIR’s inland location it has never represented one of Cornwall’s natural tourism destinations. However, there are opportunities to attract existing tourists to CPIR as a wet weather destination, with attractions such as Heartlands, the leisure centre, Kressen Kernow (Cornwall Archive Centre), etc; in doing so capturing an element of their spend within the locality. Furthermore, an opportunity exists to also deliver a niche tourism offer relating to mining heritage, providing a gateway to Cornwall’s World Heritage Site. Heartlands already acts as the initial focal point, from which visitors can go on to explore CPIR’s other historic assets and town centres, including Kresen Kernow.

3. Required Employment Space at CPIR (2010-2030) This section of the report establishes the amount of land which needs to be planned to accommodate employment space through site allocations in the Site Allocations DPD. It takes into account:

a) The LP:SP Employment Requirement (2010-2030); b) Employment developments completed in CPIR CNA(2010-2016); c) Permitted employment developments and under construction in CPIR CNA (1st April 2016); and, d) Other capacity (i.e. vacant land within existing employment sites; Any SHLAA sites more appropriate for employment uses; and any other urban site opportunities). Within this aspect, consideration is given to whether any of the other sites identified are appropriate for the types of employment envisaged for CPIR (if not, they are not included in the calculation).

Where:

e) The amount of space that needs to be = a – (b + c + d) accommodated through site allocation(s)

a) LP:SP Employment Requirement (2010-2030) Cornwall’s Local Plan: Strategic Policies document (Cornwall LP:SP) sets out that CPIR CNA should plan to accommodate 122,250sqm of employment space (B1, B2 and B8 use classes only), through the Plan period (2010-30), with this equating to 80,833sqm of office space and 41,417sqm of industrial space. Whilst the LP:SP target relates to the amount of employment space required in the CPIR CNA, it is assumed that the focus of new employment space provision will be at the conurbation within the CNA, this being the urban area of Camborne-Pool-Illogan-Redruth. In calculating the additional employment space required at CPIR, existing vacant employment land and permitted employment developments within the wider CNA area are taken into consideration.

b) Employment developments completed (2010-2016) Table 1 sets out the employment developments completed 2010-2016, concluding that there has been 16,297sqm of office space completed and 21,736sqm of industrial space completed, up to 1st April 2016.

Table 1: Employment developments completed in CPIR CNA (2010-2016) Application name PP ref. Parish Full or Office Industrial outline (sqm) (sqm) SWEB site, Trevenson Road PA11/06010 Carn Brea Full 1345 1831 Plot 6 Treleigh Industrial Estate PA11/05531 Redruth Full 951

Plot 22, Units 4-5, Barncoose Gateway W2/PA06/01223/FM Carn Brea Full 818 Park, Barncoose Industrial Estate Robinsons Shaft Artist Studios: The Terrace W2/PA10/00347/F Carn Brea Full 526 and The Muse (15 livework units Station Road 26 Wilson Way, Pool Industrial Estate PA11/09696 Carn Brea Full 1126 unit 15 Barncoose Industrial estate W2/PA09/01653/F Carn Brea Full 924 unit 7 Barncoose Industrial estate W2/PA09/00029/F Carn Brea Full 875 Falmouth Fishselling, Plot 15, Cardrew PA12/08078 Redruth Full 775 Industrial estate, Cardrew Way Plot 20 United Downs Phase 2 C1/PA12/0561/08/B St Day Full 571 Plot 21 South, 4 Gateway Park; units 6,7,& W2/PA09/00882/F Carn Brea Full 1750 8 Barncoose Industrial Estate, Wilson Way The Elms, Green Lane W2/PA09/00838/F Redruth Full 523 Plots 2 & 5 Jon Davey Lane,Treleigh W2/PA09/01401/F Redruth Full 2586 Industrial estate Plots 7 & 8, Jon Davey Drive, Treleigh PA10/05170 Redruth Full 2474 Industrial Estate Pool Innovation Centre, Trevenson Road w2/pa07/00974/fm Carn Brea Full 3695 Units 1-8 Cowlins Mill, Penhallick w2/pa10/00117/f Carn Brea Full 720 Plot 13-16 United Downs Phase 2 C1/pa12/1154/07/B St Day Full 649 Plot 23-24, Unit 1 Barncoose Gateway Park, W2/PA06/01223/FM Carn Brea Full 1837 Barncoose Industrial Estate Plot 21 North, Units 2 & 3 Barncoose W2/PA06/01223/FM Carn Brea Full 848 Gateway Park Phase 2 East, Tolvaddon Business Park PA13/07236 Illogan Full 1202 900 Stralfors PLC, Cardrew Industrial Estate, PA14/03343 Redruth Full 1126 1126 Cardrew Way Plot 1, Jon Davey Drive, Treleigh Industrial PA13/05466 Redruth Full 2787 estate

Old Grammar School, West Park, PA11/00065 Redruth Full 503 1006 The Factory, West of Interchange A30 PA13/05299 Illogan Full 1234 King Edward Mine Museum PA13/03062 Camborne Full 553 Part Plot 1, Agar Way, Wilson Way W2/PA09/01108/F Carn Brea Full 220 330 Industrial Estate, Community Projects, Station Road PA13/07717 Carn Brea Full 1080 Dash News SW unit 3 Barncoose Industrial PA13/02820 Carn Brea Full 810 estate

Other Small sites (under 500sqm) & - - - 1784 -1451 Employment Space Losses Net Completions 16297 21736

c) Permitted employment developments (31st March 2016) Table 2 sets out the employment developments permitted and/or under construction as of 31st March 2016 within the CNA. A review was also undertaken to determine whether there were any permissions known to not be coming forward. It concludes that, after any discounting of sites known not to be progressing, there is a total of 9,046sqm of office space with permission; and 9,277sqm of industrial space.

Table 2: Permitted employment developments and under construction in CPIR CNA (31st March 2016) Application name PP ref. Parish Full or Office Industrial outline (sqm) (sqm) Phase 3 Tolvaddon Business Park (Area PA13/00900 Illogan Full 838 5034 C2) Redruth Brewery & Plumbase sites, PA13/07918 Redruth Outline 1168 504 Foundry Row, Chapel Street Land between Dolcoath/Foundry Road PA12/09647 Camborne Outline 2269 2467 Trevenson Park North - Land between W2/PA10/00156/O Carn Brea Outline 1500 Trevenson Road and Church Road Trevenson Park South - Land between W2/PA09/01593/O Carn Brea Outline 726 726 Trevenson Road, Dudnance Lane and Station Road Car Park at 59 Cardrew Way, Cardrew PA13/04085 Redruth Full 1100 1100 Industrial Estate Part Plot 4 Wheal Harmony, Treleigh PA12/10103 Redruth Outline 1022 4090 Industrial Estate Land At Tuckingmill/Church View Farm PA15/02623 Camborne RM 1700 Rodda's Creamery, North Downs PA11/10929 Redruth Full 500 East Apex Site, Cardrew Industrial Estate PA13/11562 Redruth Full 2139 Candela House 44 Cardrew Industrial PA15/00773 Redruth Full 1700 Estate Cardrew Way Redruth Unit 4 Treleigh Industrial Estate, TR16 PA13/06599 Redruth Outline 521 4AX

Other Small sites (under 500sqm) & - - - 923 -7037 Employment Space Losses Extant PP / UC 11,246 11,744

Discount 2,200 2467 Net Extant PP / UC 9,046 9,277

d) Other capacity (i.e. in existing employment sites and/or sites identified through the Cornwall Employment Sites Study (2012)). This section seeks to determine whether there is land available within the existing urban area (including existing industrial estates) that has not yet been developed and which would be suitable for employment uses, including consideration as to whether the sites present reasonable opportunities to

8 deliver the particular economic aspirations for the town. In order to assess this, a number of existing sites have been reviewed:

i. Vacant land within existing industrial estates, without planning permission ii. Sites submitted through the Strategic Housing Land Availability Assessment (SHLAA); and, iii. Other potential sites within the existing urban area

This section only considers potential sites within the existing urban area; only if there is insufficient land to deliver the targeted level of growth will greenfield land adjoining the edge of the town be considered.

i. Vacant land with existing industrial estates CPIR contains various industrial estates and the following table highlights the land still available for development within the larger estates that are intended to be safeguarded by the Allocations DPD – see later section. The figures below relate to vacant land that did not contain an extant planning permission at the end of March 2016.

Table 3a: Review of existing industrial estates within the CNA that will be safeguarded Name Additional Land Available Ha Potential sqm of employment space (at 1/3/16) Dudnance Lane (ELR: Pool Business Park) 0 0 Dudnance Lane (ELR: Wilsons Way) 0 0 Dudnance Lane (ELR: Pool Industrial Estate) 0 0 Dudnance Lane (ELR: Carn Brea Business Park) 0.53 2120 Dudnance Lane (ELR: Barncoose) 1.32 5280 Treleigh 0 0 Cardrew 0.45 1800 United Downs 1.28 5120 14,320

The assessment shows that existing industrial estates could accommodate approximately 14,300sqm of employment space. When reviewing the nature of the locations it was felt that the site at United Downs is likely to only be attractive for industrial space, whereas the Cardew and Dudnance Lane sites offers an opportunity for a mix of office and industrial uses (assumed to be a 50:50 split). As a result, vacant land within industrial estates that would receive protection through the Allocations DPD, could support the delivery of approximately 4,600sqm of office space and 9,700sqm of industrial space.

ii. Sites submitted through the Strategic Housing Land Availability (SHLAA) Table 3b presents a review of the SHLAA sites in CPIR’s existing urban area, which were considered potentially appropriate for development. Whilst it is acknowledged that the SHLAA sites are sites raised for consideration for housing development, a review of these was considered worthwhile in order to check whether any of these may be more appropriate for employment.

Table 3b: Review of SHLAA sites contained within the existing urban area SHLAA Address Parish Appropriate Reason Site Ref. for Strategic Employment Site Allocation? SHL2 Lidl, North Roskear Road Camborne No Too small to represent a strategic site; plus in a residential area away from the main highway network – considered more appropriate for residential development SHL23 Higher Pengegon Camborne No Constrained access and residential development surrounding the site makes it more appropriate for housing SHL5 Former Mine Blgs, South Camborne No Constrained access and residential Roskear Tce development surrounding the site makes it more appropriate for housing U8 Vean Road Works, Camborne No A small site (0.4ha). Although it Camborne contains industrial space, it is felt that any redevelopment would be more appropriate as a residential scheme, due to its access and residential development surrounding the site SHL8 Park Holly, Treswithian Camborne No Constrained access, small site, and residential development surrounding the site makes it more appropriate for housing SHL14 Off Stray Park Road and Camborne No Within a residential area, without Park Lane good transport links to the main vehicular routes S378 Trevu House, Trevu Road, Camborne No Residential development on three Camborne sides and away from the strategic road network – considered more appropriate for residential development M9/M10 Dudnance Lane Framework Carn Brea Yes Part of the site (north) is permitted for housing development. Land to the south of the East West Link Road is considered appropriate for employment growth (see below) M15 Tolgarrick Park, (Gas Lane) Carn Brea No The challenging topography would suggest that there are more deliverable sites for employment space DIS34 Off Bridge Road, Illogan Illogan No A small site on the edge of Illogan Village, away from the strategic road network – so more appropriate for housing

M6 Redruth Brewery Redruth No Permission granted for a residential focused mixed use site U3 Fmr Flowerpot Chapel/ Redruth No Small site (0.4ha) with significant Belmont Gardens tree cover and constrained vehicular access. Nothing against delivery of employment space in this town centre location, but not considered large enough to bring forward as an allocation SHL30 Drump Road Timber Store Redruth No With residential development to the north and east of the site, plus being away from the strategic road network, it was felt to be more appropriate as a future residential site S377 Nursery Gardens, West Redruth No Small site, with constrained access, Trewirgie Road away from the strategic road network, within a residential setting S375 Falmouth Road Depot Redruth No Current commercial site, but relatively small, away from the strategic road network. No need for industrial sites and unlikely to represent an attractive site for new office space S213 Land adj The Paddocks, Redruth No Although a relatively large site, it Basset Road contains various residential properties that split up the site making it harder for an employment scheme to come forward S396 Land adj to Adams Row, Redruth No The site is relatively small, but its Treleigh location adjacent to a primary school is felt to make it more appropriate for residential use S1301 Murdock & Trevithick Redruth No Current commercial use, so could Centre, Lower Cardrew continue to do so, but not Lane prioritised as an employment allocation due to the relatively poor vehicular connections

As a result of the assessment only one SHLAA site, Dudnance Lane, was considered to represent a more appropriate site for employment development, rather residential.

Dudnance Lane – The southern part of the SHLAA site, south of the East West Link Road is recognised as being appropriate to deliver employment uses. The site is well located within the centre of the CPIR conurbation, plus it is located adjacent to the East West Link Road, the main vehicular route through the Camborne-Pool-Redruth area. The location of a permitted Mine Processing Plant, to the south of the proposed allocation site, means that commercial uses are likely to represent a more appropriate use

11 than residential development. The site area extends beyond the SHLAA site (6.9ha) to incorporate the land within the Dudnance Lane Framework area to the south of the Link Road and north of the permitted Mine Processing Plant. It is anticipated that it could be a commercially focused mixed use site, that could accommodate in the region of 6,000sqm of office space.

iii. Other potential sites

Station Road, Pool When reviewing other land within the existing urban area, a 5.1ha site was identified at Station Road, Pool. The site is part derelict, but sits within the heart of the Pool area, within an area identified as a regeneration priority. The land owner has indicated his interest in the site coming forward for development. The site is adjacent to Heartlands, which includes a 6ha park; plus the site is located on the ‘East West Link Road’ which is being prioritised as the main vehicular route through the Camborne- Pool-Redruth area. Moreover the site is within easy access of the strategic road network. It is felt that the allocation of the site would:

 Support the regeneration of the Pool area  Provide an appropriate backdrop to Heartlands  Offer a good location for office development, including grow-on space, which is within close proximity to the Pool Innovation Centre

As a result, it is felt that the 5.1ha site could accommodate approximately 15,000sqm of office space, during the course of the Plan period, creating an office hub at the centre of the CPIR conurbation.

Tolvaddon Business Park Tolvaddon Business Park is identified as another site that would be appropriate to deliver employment space. The site was masterplanned and planning permission secured as an employment site. The site has been serviced and the first units have been built. However, at the time of writing the overall outline permission had expired, although one part of the site still benefits from an extant permission (PA13/00900).

As the site represents a good location for employment space on the edge of the conurbation with excellent links to the A30, the intention is to allocate the site, to ensure the remainder of the masterplanned site comes forward for employment uses. It is estimated that the remainder of the land could deliver approximately 33,872sqm of employment space, of which 5,872sqm relates to the extant permission PA13/00900 (838sqm office and 5034sqm industrial). With its edge of centre location and transport links a greater focus should be placed on the delivery of industrial space. As a result it is assumed that the split, excluding the permitted development, should be approximately 11,000sqm office space and 17,000sqm industrial space.

e) The amount of space that needs to be accommodated through site allocation(s)

Table 4 collates the information provided throughout this section

Table 4: Employment Capacity and Residual Employment Target for CPIR CNA. Office Floor Industrial Floor Space (sqm) Space (sqm) a) LP:SP Target 80,833 41,417 b) Employment completions 16,297 21,736 (2010-2015) c) Net Permitted employment developments 9,046 9,277 (1st April 15) d) Other capacity 36,600 26,700 Residual Employment Requirement 18,890 -16,296 (a-(b+c+d))

The table shows that completions, permissions and existing industrial estates can cater for the CPIR CNA Industrial target, so there is no need to allocate further land for industrial employment space. However, completions, permissions and other capacity within the existing urban area for office development doesn’t reach the CPIR CNA Office target. Whilst the target covers the whole of the CNA, so does not have to be fully met within the CPIR conurbation, Section 5 below undertakes a review of land surrounding the existing urban area, to determine whether there are any sites that would be appropriate to allocate, to help deliver some of this residual office space requirement.

Prior to undertaking this review, Section 4 sets out the sites that are intended to be safeguarded as Strategically Important, and the reasoning for it.

4. Safeguarded Employment Sites

The Site Allocations DPD identifies existing strategically important employment sites to be safeguarded, in line with Policy 5 of the LP:SP document. Safeguarding policies are important in order to ‘safeguard’ land for employment uses (B1, B2 and B8), to protect against their loss to other uses. In CPIR the Safeguarding Policies will apply to the following existing sites (these sites are illustrated in Figure 4):

Safeguarded Site Reason Barncoose Meets the criteria of being a site in excess of 5ha with multiple employers Industrial Estate in the B1 B2 B8 use classes. The site represents an important location with reasonable good access to the A30 and is on the main spine road through the conurbation. The site offers the opportunity to support the aspirations relating to manufacturing / grow-on space related industry. Plus the site contains space that can contribute towards meeting the Local Plan employment targets. Treleigh Industrial Meets the criteria of being a site in excess of 5ha with multiple employers Estate in the B1 B2 B8 use classes. It is well located near to a junction on to the A30. The site offers the opportunity to support the aspirations relating to manufacturing / grow-on space related industry. Cardrew Meets the criteria of being a site in excess of 5ha with multiple employers Industrial Estate in the B1 B2 B8 use classes. The site represents an important location with good access to the A30, which supports the aspirations relating to manufacturing / grow-on space related industry.

Whilst it is recognised that Completions and Permissions for industrial space, the predominant uses on the above estates, are already above the Local Plan target, they continue to be safeguarded because it is recognised that there is a significant amount of employment space (B1 / B2 / B8) lost to other uses.

Within Cornwall 75,000sqm of B1 / B2 / B8 uses have been lost in the first 5 years of the Plan period; if this trend continues, it would result in a loss of up to 300,000sqm within the Plan period. These continued losses could have a detrimental impact on the ability to deliver the Local Plan targets; as a result giving protection to an element of Cornwall’s industrial base, will help to ensure the Local Plan targets can be achieved.

5. Urban Extension Employment Site Identification Having completed the search for appropriate employment sites within the existing urban area, there remains a small residual of Office space. This section of the report considers whether there are appropriate sites to be allocated for office growth on the edge of the existing settlement, to support the delivery of the residual requirement

In working towards developing the Site Allocations DPD and Town Framework Plans (TFPs)2 for some of the main towns across Cornwall, an Urban Extension Assessment was carried out. CPIR’s Urban Extension Assessment is set out in detail within the CPIR Housing Evidence Report3.

In considering the suitability of areas for employment uses, the Urban Extension Assessment provides a robust foundation and an understanding of the advantages and limitations of land surrounding the conurbation. It contributes to this report by informing why some areas have been discounted as site options and why others have been considered more appropriate. Some elements of the Urban Extension Assessment, such as Access to Services and Facilities and the Urban Design Assessment (which considered issues such as connectivity to facilities, such as schools) are arguably of limited importance when considering the suitability of land for employment. Therefore, this report draws only information which is pertinent to employment uses, from the Urban Extension Assessment, and uses this in order to outline which sites are appropriate for consideration as ‘option sites’ with potential to accommodate employment growth (Section 5i and Figure 3).

A Sustainability Appraisal (SA) is then applied to these option sites (Section 5ii), which is used to inform a Site Prioritisation exercise (Section 5iii). The Site Prioritisation exercise compares the option sites according to how sustainable a proposed development would be in each location; whether there is land owner/developer interest in the site; how viable the site is; and, how development of the site for employment purposes would benefit the wider town and economic strategies. The amount of space each site offers is also considered. This section then concludes by arriving at the sites which are to be allocated for employment uses within Cornwall’s Site Allocations DPD (Section 5iv). Section 6 of this report then continues to consider these individual sites in more detail.

Two key maps are presented within this section:

- A map illustrating the Study Cells resulting from Step 2 of the Urban Extension Assessment (Figure 2); and, - Employment Site Options, 2016 (Figure 3).

2 Not all towns are finalising TFPs, with some opting instead to develop Neighbourhood Development Plans. 3 Available at www.cornwall.gov.uk.

i. The Urban Extension Assessment The Urban Extension Assessment was undertaken in order to gain an understanding of the advantages and limitations of land surrounding the town, with a view to establishing sites which would be allocated for future development. The first steps of the 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 CPIR are illustrated in Figure 2.

The Urban Extension Assessment subjected these cells to a series of assessments in order to determine a smaller number of potentially suitable site options which could then be subject to public consultation.

Table 5 sets out a summary of how each of these Cell’s are considered in relation to potential suitability as a strategic employment allocation (whether they are now proposed as a Strategic Employment Site Allocation and the reasons for/against this).

Figure 2: Map illustrating the Study Cells

Table 5: Summary of the potential of each Cell to accommodate strategic employment space at CPIR

Cell Potential Reason(s) Employment Site Allocation (2016)? 1 No Inappropriate due to topography and historical importance and its landscape designations 2 No Part of World Heritage site; poor access to strategic road network 3 No Away from the strategic road network 4 No Topographical constraints and away from the strategic road network 5 No Topography, landscape impact make it less desirable than other options. Furthermore, the A393 represents a natural edge to Redruth 6 No Contains a TPO wood, plus other parts of the cell have permission for residential development 7 Yes Relatively flat with good access to the A30, so the western part of the cell should be considered further. However, it located on the north of the A30, so its ability for residents within the main CPIR area to access the site by foot/car is poor compared with other options 8 No The topography on a significant part of the site makes its less desirable to place employment space development on the site 9 Yes (as part of a Site already recognised as a good site to deliver housing growth on the edge of Redruth. It has good vehicular access to the A30. mixed use site) Considered appropriate to provide some employment space, as part of a mixed use site 10 No Lack of good vehicular connections to site 11 No Located to the north of the A30, away from the majority of the residential development within the conurbation; plus links to the strategic road network are more tenuous than other sites 12 No Visually prominent; plus a significant proportion of the site is topographically challenging 13 No Some distance from the main urban area of CPIR, plus does not have good connection to the strategic road network 14 No Land between Illogan and Park Bottom, which if developed would join the two communities together, which would go against the position of maintaining the separate identities of communities 15 No Does not have as good an access to the Strategic road network as other site options 16 No The land contains a dispersed set of dwellings within a rural/wooded landscape; employment uses would not sit comfortably within this setting 17 No The A30 creates a barrier between the site and the majority of the conurbation; plus the vehicular connections are not good 18 No Although it has relatively good access to the A30, the site is to the north of the A30 in the open countryside, with a generally high

Cell Potential Reason(s) Employment Site Allocation (2016)? landscape sensitivity. Plus there is poor access to the site for CPR residents by sustainable modes 19 Yes The far north of the site could represent a good site, due to it siting on the edge of Camborne, without any major barriers between the site and the community. The location would also have good access to the Strategic Road Network 20 No Poor connection to Strategic Road Network and it is not felt appropriate to have significant employment space proposals in or around the small rural communities of Barripper and/or Penponds 21 No The could have a relatively good connection to the railway station, but has poor access to the strategic road network 22 No The cell is impacted upon by the World Heritage Site, plus has poor access to the strategic road network 23 No Visually prominent site, which is impacted upon by the World Heritage site and other listed buildings. Has poor access to the Strategic Road Network. Challenging topography on part of the site 24 No Challenging topography and highly visible within the surrounding area. Impacted upon by the World Heritage site and listed structures 25 No Potential good access to the Strategic road network; but on the opposite side of the A30 from Camborne. The A30 represents a north border for Camborne, so to extend beyond it seems unnecessary when other site opportunities exist

As a result of the assessment three sites have been identified as potentially appropriate locations for employment space development, which are:

 an element of Cell 9;  the far northern extent of Cell 19; and  the western part of Cell 7.

These sites will be considered further through the sustainability appraisal

Tolgus (Cell 9) – The site has already been identified through the Housing Assessment, as the most appropriate (and only) urban extension to deliver the remaining housing growth for the conurbation. To prioritise this site for employment space as well, as a mixed use site, would enable the housing targets to still be achieved and deliver mixed use scheme. Being part of a mixed use proposal would also provide some support for the deliverability of any employment space; plus it is within a good location for the strategic road network, so should represent a more commercially attractive location

Treswithian (Upper extend of Cell 19) – The site, bounded by the A30 to the North and A3407 to the south, represents a good location to support the delivery of the remaining office space target, with its good access to the strategic road network; plus it is an inappropriate location for housing. However, when considering this against the other proposed allocations, this does not offer clear additional regeneration opportunities for the area, compared to the other urban sites identified. Furthermore, with the significant scale of office target, together with the number of sites already identified to support its deliver, it is proposed not to allocate this site at the current time. This will enable the other sites to be delivered and in turn support the wider regeneration aspirations.

North Country (Western part of Cell 7) – The site, is well located off of the Avers Junction on the A30; with parts of the site relatively flat. Plus the landscape assessment (contained within the CPIR Assessment of Land for Urban Extensions) highlights some of the land as having relatively low landscape sensitivity. However, for the site to work well as an employment site for the CPIR conurbation, it would need to improve sustainable transport connections between the site and the CPIR urban area.

Figure 3: Employment Site Options, 2016.

ii. Sustainability Appraisal (SA) A SA for the option sites (see Figure 3) has been carried out and the SA tables for the sites are presented in Appendix 1. The SA incorporates information obtained throughout all previous stages of the site selection process. Summary SA scores have been extracted from the SA Tables in Appendix 1 to inform the Site Prioritisation Assessment – see below. Further supporting information around the SA, carried out as part of the Site Allocations DPD process, can be found on www.cornwall.gov.uk. iii. Site Prioritisation Assessment This step involved an assessment of how the option sites (Treswithian; Tolgus; North Country) perform against the SA criteria and also an assessment of how these perform in relation to availability, viability and benefit to the wider town strategy.

The purpose of the Prioritisation Assessment is to compare the option sites in order to determine which should be prioritised to feature in the Site Allocations DPD. This is necessary, as the allocation of all sites would result in land being allocated for far in excess of the requirement sought. The SA forms a large component of the Prioritisation Assessment – it is considered a useful element to inform this as, by its nature, it is assessing how sustainable the site options are and, in doing so, it picks up on all aspects of work carried out throughout the urban assessment process.

Tables 6-9 present the Prioritisation Assessment:

Table 6 sets out the scoring used in the Prioritisation Assessment (i) (Table 7);

Table 7 sets out the Prioritisation Assessment (i) which incorporates a summary of the SA scores using the traffic light system (as set out in Table 6). Land owner and developer interest; and benefit to wider town/economic strategies are additional aspects considered within this element of the assessment: - Land ownership information/developer interest is relevant to this assessment as site allocations need to be deliverable and landowners need to be willing to develop their land for employment purposes. Information contributing to this element of the assessment has been gained from on- line planning records and/or through landowner contact; - Benefit to wider town/economic strategies is a key element of this assessment. Whilst a site may demonstrate it is a sustainable option, presents limited infrastructure costs and has a landowner keen to develop it for employment, if the site would not serve to contribute the wider town and economic strategies (or worse, work against these) then this needs to be taken into account.

Table 8 sets out the next step in the Prioritisation Assessment (ii), which provides a summary of the site options

Table 9 sets out the final stage of the Prioritisation Assessment (iii) and presents the order in which the sites have been prioritised as a result of the previous steps (i-ii).

Table 6: Traffic Light Scoring in the Prioritisation Assessment.

For the SA criteria: -- Likely to significantly undermines the SA Objective - Likely to undermine the SA Objective --/+ More likely than not to undermine the SA Objective +/- Likely to neither undermine or contribute to meeting the SA Objective ++/- More likely than not to contribute towards meeting the SA Objective + Likely to contribute towards meeting the SA Objective ++ Likely to significantly contribute towards meeting the SA Objective ? Impacts unknown 0 Objective/criteria not relevant

For other criteria: Red - Yellow -/+ Green + Land Ownership & Majority of land owners All landowners All land owners Developer Interest indicating land is interested with interested with available, but with no developer interest developers actively developer interest or activity on part pursuing a scheme of the area at on whole area e.g. present PPA, application etc. Benefit to wider Development of site Development of Development of site town strategy unlikely to positively site unlikely to likely to positively contribute to the wider either positively or contribute to the town strategy negatively impact wider town strategy the wider town strategy

Table 7: Site Prioritisation Assessment (i) (Summary Results) Treswithian Tolgus North Country Overall comments The site is well located at the The site has already been The site is well located at Treswithian A30 junction. The prioritised for residential the Avers A30 junction. site offers the opportunity to development, so providing However, the site has create a good quality employment space as part of a relatively poor access to entrance to the town; mixed use scheme, might help sustainable transport although its potential to with viability of the employment options. Plus the site does support the wider space. It is well located off of the little to support the wider regeneration of CPIR is more Avers A30 junction, plus is well aspirations for CPIR limited. The site would be served by public transport; plus inappropriate for residential other sustainable transport development. proposals are being put in place (cycle lane etc) 1. Climate + + - 2. Waste +/- +/- +/- 3. Minerals and Geodiversity + +/- + 4. Soil --/+ --/+ --/+ 5. Air ++/- - ++/- 6. Water +/- +/- + 7. Biodiversity + + + 8. Landscape + + + 9. Maritime o o o 10. Historic Environment ++/- --/+ ++/- 11. Design + + + 12. Social Inclusion + + + 13. Crime & Antisocial Behaviour ? ? ? 14. Housing o + o 15. Health, Sport and Recreation ? + ? 16. Economic Development, ++ ++ ++ Regeneration and Tourism 17. Education and Skills + + + 18. Transport and Accessibility + + - 19. Energy ++ + - Land Ownership & Developer Interest The landowner would like to The landowners are interested in There is no known bring the site forward for bringing forward the site. The developer interest on the commercial development. It element that is likely to site is unknown whether there is accommodate the employment

developer interest at the space (adjacent to the A3047) current time has developer interest Benefit to Wider Town If developed with a high If developed with a high quality Apart from the general Strategy/Economic Strategy quality scheme, the site scheme, the site offers the principle of delivering offers the opportunity to opportunity to improve the further employment space, improve the entrance to entrance to Redruth. the site does not offer any Camborne; however its Development of the site, along noticeable contribution greenfield, edge of town with the residential development, towards the wider strategy location means its positive will help to create a sustainable for the area. contribution to the CPIR neighbourhood on the edge of strategy is less than some of Redruth the other options

Table 8: CPIR Site Prioritisation Sheet (ii) (Site Areas) Site Site Area Potential Employment Space (sqm) Treswithian 3.6ha 14,500sqm Tolgus 10.6ha 3,000sqm (as part of residential focused mixed use scheme) North Country Up to 5.6ha Up to 22,000sqm

Table 9: CPIR Site Prioritisation Sheet (iii) (Preferred allocations) Prioritisation Sites Reason / Justification Conclusions

Preferred Tolgus Tolgus – the site is already identified as the preferred site to deliver Sites (to be residential development, as a second phase of a masterplanned area.

Allocated) The first phase has some employment space permitted. Prioritising this site will enable the second phase of the wider masterplanned area to also come forward as a mixed use scheme. The site is well located off the A30; plus will help to create a good entrance to the town. Plus the site is in an area which will have ped/ cycle improvements, making it a more sustainable location

Reserve Site Treswithian Whilst it is recognised that the site could offer an opportunity to create a good entrance to Camborne, it is not felt that the site offers the same advantages to the overall strategy than the sites identified within the existing urban area, discussed earlier in the document. However, the site still represents a good opportunity for employment space development.

Due to the significant employment space targets for the CPIR area, the preferred urban sites would not be able to deliver all of the office space requirements. However, to ensure the sites with the greatest regeneration potential (Dudnance Lane, Trevenson Gateway and Station Road) are given every opportunity to come forward, the Treswthian site is not proposed to be allocated at the current time. However, during the regular monitoring of the Allocations DPD, when it is recognised that either demand for employment space outstrips permitted / allocated sites (or the three allocations have been built out), then the Treswithian site will be allocated in a later draft of the document

Second North Whilst the site offers good access to the A30, this is similar to the other Reserve Country site options. Furthermore, while this site is further away from the World Heritage Site compared to some of the other options, it is felt that this does not outweigh some of the other disadvantages of the site, primarily the poor access for ped/cyclists and the fact that it doesn’t positively contribute to the wider strategy of the CPIR area,

Prioritisation Sites Reason / Justification Conclusions

unlike other sites. As the other options will deliver the vast majority of the remaining Local Plan employment space targets, there is no need to bring the site forward, unless it is demonstrated that demand exists for a further employment site beyond what the other identified sites could deliver

iv. Proposed Sites As a result of the assessment it is proposed that three areas are potentially appropriate; however only the best performing site (Tolgus), is taken forward into the Allocations DPD at the current time.

During the regular monitoring of the Allocations DPD, when the current permitted schemes and allocated sites have or are being delivered (and further demand exists), one or both of the other two sites (Treswithian and North Country) will be allocated in a later version of the Allocations DPD (with Treswithian representing the better of the two sites).

The reason for not allocating Treswithian or North Country at the current time is that it is important to direct demand to the areas that could offer the greatest opportunity to support the wider objectives for the CPIR area, which includes the regeneration of the various urban sites.

6. Site Allocations (Employment Space) at CPIR The land to be allocated to accommodate future employment space site at CPIR, in Cornwall’s Site Allocations DPD, is illustrated within Figure 4. More detailed information relating to these sites is presented below:

Tolgus Urban Extension (CPIR-UE1) The site should deliver 3000sqm office space as part of a mixed use scheme. The employment space should be located within a highly accessible location, away from the World Heritage Site area, which is to the north-east of the site. Tolvaddon Energy Park (CPIR-E1) The site should deliver 11,838sqm of office space (of which 838sqm is part of the extant permission PA13/00900); plus the site should deliver 22,034sqm of industrial space (of which 5034sqm is part of the same extant permission).

Dudnance Lane (CPIR-E5) 6,000sqm office space should be delivered on site. Development of the space, as part of a wider commercial scheme must have due regard to the setting of the World Heritage Site, with the design and layout informed by a Heritage Impact Assessment. The site must also retain the New Cooks Headgear which is located within the site. Buildings should provide a quality frontage to Dudnance Lane and the East West Link Road, which are to the east and north of the site respectively. The site is relatively close to a SSSI, so any development must ensure it does not adversely impact upon it.

Station Road (CPIR-E7) Approximately 15,000sqm of office space should be provided on site. The site is located within close proximity to the World Heritage Site, which includes the Robinsons Complex, to the north of the site, at Heartlands. Careful consideration (though a HIA) must be given to the scale and massing of buildings to ensure it doesn’t dominate the setting. Design quality fronting onto Dudnance Lane and Heartlands is important.

Figure 4: CPIR Site Allocations, including the Employment Allocations and Safeguarded Employment Sites

7. CPIR’s Employment Trajectory This report has documented the assessments with regard to the existing employment capacity of CPIR and site selection for future employment growth for the town. The conclusions of both of these assessments have resulted in an employment trajectory for CPIR (see Table 10) which shows how the employment space target of 122,250sqm for the CPIR CNA, between 2010 and 2030, will be accommodated (and where additional strategic employment site allocations are focused).

Table 10: Employment Space Trajectory for CPIR CNA. Office Floor Industrial Floor Space (sqm) Space (sqm) a) LP:SP Target 80,833 41,417 b) Employment completions 16,297 21,736 (2010-2016) c) Net Permitted employment 9,046 9,277 developments (31st March 16) d) Other capacity 36,600 26,700

Tolgus Urban 3,000 - Extension

Residual Employment 15,890 -16,296 Requirement

Within the ‘Other Capacity’ it includes the allocated sites at Tolvaddon Business Park; and Station Road, Pool.

Two further sites have been identified within this report that might be appropriate to deliver the remainder of the CPIR office space target. After further assessment, these could be allocated at an appropriate time (starting with Treswithian), if it is demonstrated that demand exceeds the supply of sites that have been permitted, allocated or safeguarded.

Appendix 1: Sustainability Appraisal Tables

CPIR Allocations Prioritisation SA

Employment

Tolgus

LDF SA Objectives Score Impacts of proposal Proposed mitigation measures and considerations 1. Climatic Factors + The site is conveniently located adjacent to the New development should seek to maximise use of urban area and its facilities and, in comparison to sustainable modes of transport and reduce reliance on 1. To reduce our contribution to climate change other site options, offers a location which could private vehicles for short trips. through a reduction in greenhouse gas emissions. optimise use of more sustainable modes of transport 2. To increase resilience to climate change, and thereby minimising any increase in greenhouse gas Where possible linkages for walking and cycling between reduce vulnerability. emissions.+ the new development and facilities outside of the site area should be encouraged. a) Does it limit greenhouse gas emissions? The site occupies relatively flat land with a slight b) Does it secure the highest viable resource and south-easterly and easterly aspect which would allow For public bus services, when road links are built a cul de energy efficiency? development to be orientated to maximise solar gain sac arrangement should be avoided as this will discourage c) Does it encourage the use of renewable energy and would enable the use of renewable bus operators from operating services through the future technologies? technologies.+ site. Roads that allow buses to run through a site using d) Does it minimise vulnerability and encourage separate access and egress are preferred as this will resilience to the effects of climate change? encourage bus services to be routed through areas. 2. Waste +/- Site location unlikely to have any positive or New development will seek to reduce waste by increasing negative impact on the overall amount of waste recycling, the provision of sufficient storage and collection 1. To minimise the generation of waste and encourage produced, collected and or land filled.+/- areas for recycling, composting and waste and addressing greater re-use and recycling of materials in waste as a resource and looking to disposal as the last accordance with the waste hierarchy. option. a) Will it reduce the amount of waste produced, collected, and or land filled? Higher level policy provisions seek to meet this objective b) Will it increase levels of composting or anaerobic through Local Plan policies 13 and 14 (Design and digestion? Development standards), and which seek to secure high quality safe, sustainable and inclusive design and c) Has space for storage of recycled materials been development standards. These policies require planned for? development to demonstrate the application of the d) Will it reduce the waste management industry’s guidance set out within the Council’s Design Guide contribution to climate change? Supplementary Planning document.

The Design Guide includes guidance and standards amongst others relating to energy and waste efficiency, crime and disorder, design, social inclusion, drainage and Health and well being 3. Minerals and Geodiversity +/- The whole site is outside but in proximity to a Higher level policy provisions seek to meet this objective mineral consultation area.--/+ through LP:SP Policy 19: Minerals Safeguarding, which 1. To minimise the consumption of mineral resources sets out specific requirements to safeguard important and ensure the sustainable management of these The site is not in proximity to a County Geology mineral resources and reserves against sterilisation from resources (RIGS) site.+ other forms of development. 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 35

LDF SA Objectives Score Impacts of proposal Proposed mitigation measures and considerations county? d) Will mineral working impact on designated land? 4. Soil --/+ The site is classified as Grade 3b Agricultural Land. The wider site area could include new allotments However this is not classed as the best and most 1. To minimise the use of undeveloped land and versatile agricultural land.--/+ protect and enhance soil quality. 2. To encourage and safeguard local food production. * Source Agricultural Land Classification field survey pre 88 (not surveyed post 88) a) Will it protect, enhance and improve soil quality in Cornwall? b) Will it avoid development that leads to the loss of productive soil? 5. Air - Any development will have an impact on air pollution The extent of air pollution resulting from the proposal can the extent to which can be minimised through careful be minimised through careful design and construction 1. To reduce air pollution and ensure air quality design and construction. continues to improve. Higher level policy provisions seek to meet this objective a) Will it reduce pollution including greenhouse gas The Camborne Pool Redruth area was designated as through Local Plan policies 13 and 14 (Design and emissions? an Air Quality Management Area in 2005. - The site Development standards), and which seek to secure high falls within this designation - quality safe, sustainable and inclusive design and b) Will it maintain or improve air quality in Cornwall? development standards. These policies require development to demonstrate the application of the guidance set out within the Council’s Design Guide Supplementary Planning document.

The Design Guide includes guidance and standards amongst others relating to energy and waste efficiency, crime and disorder, design, social inclusion, drainage and Health and well being 6. Water +/- All development will increase the overall demand for Development will have potential negative impacts on water. water related issues, however appropriate implementation 1. To reduce and manage the risk of flooding and of SUDS can mitigate these issues. reduce vulnerability to flooding, sea level rise and Flood Risk assessment demonstrates the proposed coastal erosion. use is compatible with the Flood Zone status of the Higher level policy provisions seek to meet this objective, 2. To maintain and enhance water quality and reduce entire site.++ for instance LP:SP Policy 26 (Flood Risk Management and consumption and increase efficiency of water use? Coastal Change). The site is entirely covered by a Critical Drainage a) Does the proposal reduce, or avoid increasing the Area.-- Provision of SUDS and other Green Infrastructure risk of flooding overall? requirements are specified within the Green Infrastructure b) Does the proposal reduce the overall demand for Section of the DPD and within paragraph 5 of the Policy water? CPIR-UE1. c) Will the proposal provide for greater integrated water catchment management and strengthen links between habitats to increase the likelihood of adaptation to climate change? d) Will the proposal increase the risk of water pollution events? 7. Biodiversity + At this stage it is not possible to assess whether any Development in this area could be accompanied by the proposal could have a positive impact on provision of some wildlife habitats and these could be an 36

LDF SA Objectives Score Impacts of proposal Proposed mitigation measures and considerations 1. To conserve, enhance and restore the condition and biodiversity. improvement to some areas within the site however extent of biodiversity in the county and allow its overall provisions would be unlikely to improve what adaptation to climate change. The site is not covered by or in proximity to an SAC, already exists. SSSI or other designated site of national or regional a) Does the proposal protect, enhance or restore importance.+ Provision and enhancement of wildlife habitats and biodiversity interest of BAP habitats, Cornwall wildlife corridors and other Green Infrastructure requirements are sites, SSSI’s, and internationally, nationally and The site is not covered by or in proximity to a specified within the Green Infrastructure Strategy section regionally designated areas? Cornwall Wildlife Site.+ of the DPD. b) Does the proposal allow adaptation to climate change through the connection of habitats (wildlife The site is not within or in proximity to a BAP corridors)? habitat.+ 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 is in proximity to a Mitigation will be required if the site option is developed designated AONB or AGLV. + and this will be looked at in more detail at a later stage to 1. To protect and enhance the quality of the natural, reduce harm to the higher quality landscape in particular. historic and cultural landscape and seascape. The landscape assessment of the cell concluded that a) Will it sustain and enhance and/or restore the majority of the site has a moderate overall landscape Higher level policy provisions seek to meet this objective, distinctive qualities and features of the natural, assessment, with a narrow strip alongside the A30 for instance LP:SP Policy 23 historic and cultural landscape and seascape having a high landscape assessment. +/- character? Habitats Regulation Assessment considered b) Will it conserve and enhance the natural beauty of development of the site could have a negative the Cornwall AONB and the Tamar Valley AONB, and impact on the SAC through dog walking. However it increase understanding and enjoyment of the special was considered this could be mitigated by provision qualities of the AONBs? of open space, as part of the wider residential c) Will it protect, enhance and promote opportunities proposal. 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 not in proximity to the coast. None required 1. To encourage clean, healthy, productive and 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 climate change and its likely effects on the sea, coast and estuaries? 37

LDF SA Objectives Score Impacts of proposal Proposed mitigation measures and considerations 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 --/+ Assessments need to be done at the appropriate master Outcome of Historic Environment Assessment implies plan stage in order to inform precise layouts, densities 1. To protect and enhance the quality and local less than substantial harm and the potential for etc. distinctiveness of the historic environment. mitigation.--/+ Assessments to be carried out, as part of the overall a) Does the proposal reinforce the distinctive mixed use scheme: character of Cornwall? The site is adjacent to the Listed Sara’s Foundry  Desk Based Assessment and walk over survey which forms part of the World Heritage Site to the Impact Assessment b) Does the proposal have an acceptable/unacceptable  north east However the topography and tree cover Setting of designated and undesignated Historic level of impact on the historic environment?  significantly limits the ability to see the site from environment assets to be considered c) Does the proposal preserve and enhance the these historic assets. Furthermore, the likely location  Geophysical survey to minimise impact and cultural and social significance of the historic asset? of the employment space within the site is away target excavation d) Will it result in development which is sympathetic from this part of the site Assessment/ Historic Environment issues to inform extent towards the need to promote the Cornwall's unique of the development and design solutions within the heritage value, historic environment and culture? The site contains three features recorded on the allocation site: e) Have flood mitigation measures been designed to Cornwall Sites and Monuments Register, a medieval  Mitigation may affect number and location of be compatible with the immediate historic field boundary, post medieval spoil heap and an development environment? early medieval building.  Consider retention of hedgerows if present on

site f) Has a balance been struck between the level of risk The site is classed as Post Medieval Enclosed Land. (e.g. in adaptation to climate change or flood risk) and the aspiration to preserve the distinctive qualities The policy should ensure that built development is drawn of the historic environment? away from the eastern edge of the site, to minimise impact on the heritage assets beyond its boundary.

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 appropriate assessments and evaluations.

The employment space should be developed away from the eastern edge of the site 11. Design + The site is relatively level with a slight south easterly Higher level policy provisions seek to meet this objective and easterly gradient, therefore topography is through Local Plan policies 13 and 14 (Design and 1. To promote and achieve high quality design in unlikely to impede the sustainable design of Development standards), and which seek to secure high development, sustainable land use and sustainable development in this area.+ quality safe, sustainable and inclusive design and built development. development standards. These policies require a) Will it encourage developers to build to higher development to demonstrate the application of the environmental standards? guidance set out within the Council’s Design Guide Supplementary Planning document. b) Will it help to promote local distinctiveness? c) Does the proposal meet targets for renewable The Design Guide includes guidance and standards energy capture and sustainable construction using amongst others relating to energy and waste efficiency, BREEAM or Code for Sustainable Homes? crime and disorder, design, social inclusion, drainage and d) Will it promote high quality, sustainable and Health and well being 38

LDF SA Objectives Score Impacts of proposal Proposed mitigation measures and considerations sympathetic design that takes account of sustainable construction and transport modes, and green infrastructure? 12. Social Inclusion + The proposed site is adjacent to an area with At the scheme design stage, efforts should be made to planning consent for housing. This allocation would incorporate elements that will reduce poverty and social 1. To reduce poverty and social exclusion and provide provide a second phase to the committed exclusion. Access to services and facilities need to be opportunities for all to participate fully in society. development. Together, the site would provide a mix considered. a) Will it improve access to and provision of services, of uses that would make it a more sustainable health and community facilities (including community neighbourhood and improve access to and provision youth facilities) especially in rural areas and for the of additional services and facilities.+ socially excluded? b) Will it reduce poverty, deprivation, discrimination, social exclusion and inequalities? 13. Crime & Anti Social Behaviour ? At this stage, it is difficult to establish what impacts At the scheme design stage, crime and safety issues need development in this area will have on crime and to be considered eg overlooking of public spaces and well 1. To reduce crime, anti-social behaviour and fear of antisocial behaviour. lit footpaths in order to design out crime. crime. Higher level policy provisions seek to meet this objective a) Will it reduce crime and anti-social activity, and in through Local Plan policies 13 and 14 (Design and turn, provide safer communities in Cornwall Development standards), and which seek to secure high (particularly in the most deprived neighbourhoods and quality safe, sustainable and inclusive design and identified hot spots) development standards. These policies require b) Will it help reduce the fear of crime? development to demonstrate the application of the guidance set out within the Council’s Design Guide Supplementary Planning document.

The Design Guide includes guidance and standards amongst others relating to energy and waste efficiency, crime and disorder, design, social inclusion, drainage and Health and well being 14. Housing + The site offers the opportunity to deliver housing None required development alongside the employment space + 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 39

LDF SA Objectives Score Impacts of proposal Proposed mitigation measures and considerations 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) will it lead to At the design stage, developers should be encouraged to unacceptable noise levels?” has been considered as incorporate new and improve existing pedestrian and 1. To improve health through the promotion of the noise that would be generated by the cycle links for future residents. healthier lifestyles and improving access to open development – and therefore not scored as not space and health, recreation and sports facilities. relevant to housing proposals. Give the below average quantity of open space in CPIR, a) Will it improve health and well-being and reduce provision for this should be provided in any scheme. inequalities in health? The site is in close proximity to existing health facilities.+ There could be noise implications from the site’s proximity b) Will it improve access to health services? to the A30 dual carriageway. c) Will it improve access to the countryside, coast, The site does not incorporate any existing sports recreation and open spaces? facilities, which the wider proposal for the site could Paragraph 7 relates to noise attenuation to mitigate d) Will it increase participation and engagement in help provide.+ against the noise generated by the A30. No further physical activity and sport? wording is required e) Will it lead to unacceptable noise levels? The site is adjacent to the open countryside and the public footpath network which could encourage access for recreation.+

Development of the site option could provide a potential opportunity to make provision for new designated play space, as part of the wider development proposal.+ 16. Economic Development, ++ The site is in proximity (800m) to existing No specific measures required to address this objective. employment areas. + The site is allocated for housing development. Regeneration and Tourism 1. To support a balanced and low carbon economy The site has good links to the strategic transport that meets the needs of the area and promotes a network, in comparison to other areas around the diverse range of quality employment opportunities. urban area.+ a) Will it promote a diverse range of employment The site is of a scale to enable the development of opportunities? new employment units as part of the development. b) Will it provide affordable, small scale, managed The proposal specifically includes B1a uses ++ 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 + The site is within close proximity of a Secondary Site is not in proximity to primary schools. Improved School, which might offer opportunities in relation to cycling, pedestrian and bus routes and services could 1. To maximise accessibility for all to the necessary life long learning in the future + mitigate this. education, skills and knowledge to play a full role in society. 40

LDF SA Objectives Score Impacts of proposal Proposed mitigation measures and considerations a) Will it help improve the qualifications and skills of Within the first phase of the masterplanned area with young people? planning consent, there is a community facility b) Will it improve facilities and opportunities for planned which could offer an opportunity to improve lifelong learning (particularly for those with greatest the towns training and/or educational facilities. 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 realistically development Mitigation is required to address the issue of the A3047 increases use of motor vehicles. 1. To improve access to key services and facilities by Future transport arrangements and accessibility issues reducing the need to travel and by providing safe The site is conveniently located to most facilities and, need to be considered as part of any policy development. sustainable travel choices. in comparison to other areas, offers a location which Sustainable linkages through the site to existing and 2. To reduce traffic congestion and minimise transport could optimise use of more sustainable modes of planned facilities will be required. related greenhouse gas emissions. transport including walking and cycling. Funding is in place to address the issue of the A3047 which will a) Will it promote sustainable forms of transport facilitate this access – works due to be complete by (public transport including bus and rail, cycle and end of 2016).+ pedestrian routes) and ensure the necessary associated infrastructure is made available? The development of the entire site (including the b) Will it reduce traffic congestion by promoting adjacent site with planning consent) could provide alternative modes of transport? linkages where public transport services could be c) Will it reduce the need to travel by seeking to encouraged to operate.+ 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? 19. Energy + Heat Mapping Analysis carried out as part of the Higher level policy provisions seek to meet this objective CPIR Energy Strategy concluded that the cell has through Local Plan policies 13 and 14 (Design and 1. To encourage the use of renewable energy, some potential to support a District Heating scheme Development standards), and which seek to secure high increase energy efficiency and security and reduce due to the proximity to major heat loads such as the quality safe, sustainable and inclusive design and fuel poverty. school but with some limitations/ constraints.+ development standards. These policies require a) Will it promote energy conservation and efficiency? development to demonstrate the application of the The site has a relatively level south easterly aspect guidance set out within the Council’s Design Guide b) Will it promote and support the use of renewable which is most favourable to solar PV.++ Supplementary Planning document. and low carbon energy technologies? c) Will it help reduce fuel poverty? The Design Guide includes guidance and standards amongst others relating to energy and waste efficiency, d) Will it encourage local energy production? crime and disorder, design, social inclusion, drainage and Health and well being 41

CPIR Allocations Prioritisation SA Employment Treswithian

LDF SA Objectives Score Impacts of proposal Proposed mitigation measures and considerations

1. Climatic Factors + The site is conveniently located close to the urban area New development should seek to maximise use of of Camborne and facilities. It therefore offers a location sustainable modes of transport and reduce reliance on which could optimise use of more sustainable modes of private vehicles for short trips. 1. To reduce our contribution to climate change transport thereby minimising any increase in through a reduction in greenhouse gas greenhouse gas emissions. (+). emissions.

2. To increase resilience to climate change, and Where possible linkages for walking and cycling between reduce vulnerability. the new development and facilities outside of the site area a) Does it limit greenhouse gas emissions? The site occupies land with a level aspect which would should be encouraged. facilitate development to be orientated to maximise b) Does it secure the highest viable resource and solar gain and enable the use of renewable technologies energy efficiency? (+) c) Does it encourage the use of renewable For public bus services, when road links are built a cul de energy technologies? sac arrangement should be avoided as this will discourage d) Does it minimise vulnerability and encourage bus operators from operating services through the future resilience to the effects of climate change? site. Roads that allow buses to run through a site using separate access and egress are preferred as this will encourage bus services to be routed through areas.

2. Waste +/- Site location unlikely to have any positive or negative New development will seek to reduce waste by increasing impact on the overall amount of waste produced, recycling, the provision of sufficient storage and collection collected and or land filled.+/- areas for recycling, composting and waste and addressing 1. To minimise the generation of waste and waste as a resource and looking to disposal as the last encourage greater re-use and recycling of option. materials in accordance with the waste hierarchy. a) Will it reduce the amount of waste produced, collected, and or land filled? b) Will it increase levels of composting or anaerobic digestion? c) Has space for storage of recycled materials been planned for? d) Will it reduce the waste management industry’s contribution to climate change?

3. Minerals and Geodiversity + The whole site is outside any mineral consultation area None required (++). 1. To minimise the consumption of mineral 43

LDF SA Objectives Score Impacts of proposal Proposed mitigation measures and considerations resources and ensure the sustainable management of these resources The site is not in proximity to a County Geology (RIGS) 2. To conserve, enhance and restore the 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 is classified as Grade 3b Agricultural Land, so if developed would lead to a loss of productive soil, although this is not classified as the best and most 1. To minimise the use of undeveloped land and versatile --/+ protect and enhance soil quality.

2. To encourage and safeguard local food production. a) Will it protect, enhance and improve soil * Source Agricultural Land Classification field survey quality in Cornwall? post 88 b) Will it avoid development that leads to the loss of productive soil?

5. Air ++/- Any development will have an impact on air pollution The extent of air pollution resulting from the proposal could the extent to which can be minimised through careful be minimised through careful design and construction design and construction. 1. To reduce air pollution and ensure air quality continues to improve. a) Will it reduce pollution including greenhouse gas emissions? The Camborne Pool Redruth area was designated as an b) Will it maintain or improve air quality in Air Quality Management Area in 2005. The site is not Cornwall? covered by but is adjacent to the AQMA ++/-

6. Water +/- All development will increase the overall demand for Development will have potential negative impacts on water water. related issues, however appropriate implementation of

LDF SA Objectives Score Impacts of proposal Proposed mitigation measures and considerations

1. To reduce and manage the risk of flooding and SUDS can mitigate these issues. reduce vulnerability to flooding, sea level rise and coastal erosion. The site is not covered by or adjacent to, a flood zone.++ 2. To maintain and enhance water quality and reduce consumption and increase efficiency of water use? a) Does the proposal reduce, or avoid increasing The site is covered by a Critical Drainage Area.-- the risk of flooding overall? b) Does the proposal reduce the overall demand for water? c) Will the proposal provide for greater integrated water catchment management and strengthen links between habitats to increase the likelihood of adaptation to climate change? d) Will the proposal increase the risk of water pollution events?

7. Biodiversity + At this stage it is not possible to assess whether any Development in this area could be accompanied by the proposal could have a positive impact on biodiversity. provision of some wildlife habitats and these could be an improvement to some areas within the site however overall 1. To conserve, enhance and restore the provisions would be unlikely to improve what already exists. condition and extent of biodiversity in the county and allow its adaptation to climate change. The site is not covered by or in proximity to an SAC, a) Does the proposal protect, enhance or restore SSSI or other designated site of national or regional biodiversity interest of BAP habitats, Cornwall importance.+ wildlife sites, SSSI’s, and internationally, nationally and regionally designated areas? b) Does the proposal allow adaptation to climate change through the connection of habitats The site is not covered by or in proximity to a Cornwall (wildlife corridors)? Wildlife Site.+ c) Does it protect not only designated areas but also of wildlife interest everywhere? d) Will it encourage the provision of new or The site is in not proximity to a BAP habitat.+ improved wildlife habitats?

8. Landscape + Mitigation will be required if the site option is developed and this will be looked at in more detail at a later stage to The site is not within or in close proximity to a reduce harm to the higher quality landscape in particular. 1. To protect and enhance the quality of the designated AONB or AGLV. + natural, historic and cultural landscape and 45

LDF SA Objectives Score Impacts of proposal Proposed mitigation measures and considerations seascape. a) Will it sustain and enhance and/or restore the The site was not covered by a landscape assessment, distinctive qualities and features of the natural, however the cell directly to the south was judged to be historic and cultural landscape and seascape appropriate for development in landscape terms. character? Furthermore, the site is bounded to the north and south b) Will it conserve and enhance the natural by the A30 and A3047.+ beauty of the Cornwall AONB and the Tamar Valley AONB, and increase understanding and 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 does not adjoin the coast, so maritime issues None required should not be affected. 1. To encourage clean, healthy, productive and 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 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 have some effect on the Assessments need to be done at the appropriate master historic environment. plan stage in order to inform precise layouts, densities etc. 1. To protect and enhance the quality and local

LDF SA Objectives Score Impacts of proposal Proposed mitigation measures and considerations distinctiveness of the historic environment. Assessments to be carried out: a) Does the proposal reinforce the distinctive This site has not been subject to a Historic Environment  Desk Based Assessment and walk over survey character of Cornwall? Assessment – so has been scored on the individual  Impact Assessment b) Does the proposal have an criteria.  Setting of designated and undesignated Historic acceptable/unacceptable level of impact on the environment assets to be considered historic environment?  Geophysical survey to minimise impact and target c) Does the proposal preserve and enhance the excavation cultural and social significance of the historic The site covers an open agricultural area on the Assessment/ Historic Environment issues to inform extent of asset? western fringe of the Treswithian area of Camborne. the development and design solutions within the allocation Development will not have a negative impact on the d) Will it result in development which is site: historic character and identity to the town. sympathetic towards the need to promote the Cornwall's unique heritage value, historic  Mitigation may affect number and location of environment and culture? development  Consider retention of hedgerows if present on site e) Have flood mitigation measures been designed The site contains no features recorded on the Cornwall to be compatible with the immediate historic Sites and Monuments Register (++) 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 The site is classed as Post Medieval Enclosed Land.- distinctive qualities of the historic environment?

11. Design + Topography is unlikely to impede the sustainable design None required of development in this area (+). 1. To promote and achieve high quality design in development, sustainable land use and sustainable built development. a) Will it encourage developers to build to higher environmental standards? b) Will it help to promote local distinctiveness? c) Does the proposal meet targets for renewable energy capture and sustainable construction using BREEAM or Code for Sustainable Homes? d) Will it promote high quality, sustainable and sympathetic design that takes account of sustainable construction and transport modes, and green infrastructure?

LDF SA Objectives Score Impacts of proposal Proposed mitigation measures and considerations

12. Social Inclusion + Development of this site for employment purposes will At the scheme design stage, efforts should be made to improve access to employment opportunities incorporate elements that will reduce poverty and social contributing to reducing poverty and social exclusion.+ exclusion. Access to services and facilities need to be 1. To reduce poverty and social exclusion and considered. provide opportunities for all to participate fully in society. a) Will it improve access to and provision of 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 establish what impacts At the scheme design stage, crime and safety issues need development in this area will have on crime and to be considered eg overlooking of public spaces and well lit Behaviour antisocial behaviour. footpaths in order to design out crime

1. To reduce crime, anti-social behaviour and fear of crime. a) Will it reduce crime and anti-social activity, and in turn, provide safer communities in Cornwall (particularly in the most deprived neighbourhoods and identified hot spots) b) Will it help reduce the fear of crime?

14. Housing o This allocation is for employment uses and so this None required criteria is not relevant 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?

LDF SA Objectives Score Impacts of proposal Proposed mitigation measures and considerations 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 ? This allocation is for employment uses and so this criteria is not relevant. At this stage future occupiers of the proposed employment units are unknown and noise 1. To improve health through the promotion of impacts uncertain 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, ++ This site will be allocated for employment uses. ++ Regeneration and Tourism

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

LDF SA Objectives Score Impacts of proposal Proposed mitigation measures and considerations rural areas? d) Will it raise the quality of employment and reduce seasonality? 17. Education & Skills + This site is allocated for employment uses and may provide opportunities for work placed training facilities.+ 1. To maximise accessibility for all to the necessary education, skills and knowledge to 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? 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 realistically development Future transport arrangements and accessibility issues need increases use of motor vehicles. to be considered as part of any policy development. Sustainable linkages through the site to existing and 1. To improve access to key services and planned facilities will be required. facilities by reducing the need to travel and by providing safe sustainable travel choices. The site is conveniently located to the west of 2. To reduce traffic congestion and minimise Camborne. The site location more accessible and more transport related greenhouse gas emissions. favourable for use of more 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 associated infrastructure is made available? The site has very good links to the strategic transport b) Will it reduce traffic congestion by promoting 50

LDF SA Objectives Score Impacts of proposal Proposed mitigation measures and considerations alternative modes of transport? network, being adjacent to the A30 Treswithian junction 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? 19. Energy ++ Heat Mapping Analysis carried out as part of the CPIR None required Energy Strategy concluded that the adjacent site has some potential to support a District Heating scheme but 1. To encourage the use of renewable energy, with some limitations/constraints. +/-. (unable to increase energy efficiency and security and access heat mapping data for this site) reduce fuel poverty. a) Will it promote energy conservation and efficiency? b) Will it promote and support the use of The site occupies level land and in comparison with renewable and low carbon energy technologies? other site options is favourable to solar PV (++) c) Will it help reduce fuel poverty? d) Will it encourage local energy production?

CPIR Allocations Prioritisation SA Employment North Country

LDF SA Objectives Score Impacts of proposal Proposed mitigation measures and considerations

1. Climatic Factors - The site is not as conveniently located adjacent to the New development should seek to maximise use of town centre and facilities in comparison to other site sustainable modes of transport and reduce reliance on options. It therefore does not offer a location which private vehicles for short trips. 1. To reduce our contribution to climate change could optimise use of more sustainable modes of through a reduction in greenhouse gas transport thereby minimising any increase in emissions. greenhouse gas emissions. However, it is adjacent to 2. To increase resilience to climate change, and the residential area of North Country (-). Where possible linkages for walking and cycling between reduce vulnerability. the new development and facilities outside of the site area a) Does it limit greenhouse gas emissions? should be encouraged. b) Does it secure the highest viable resource and The site occupies land with a slight northerly aspect energy efficiency? which in comparison with other site options would not c) Does it encourage the use of renewable facilitate development to be orientated to maximise For public bus services, when road links are built a cul de energy technologies? solar gain and enable the use of renewable technologies sac arrangement should be avoided as this will discourage d) Does it minimise vulnerability and encourage (-) bus operators from operating services through the future resilience to the effects of climate change? site. Roads that allow buses to run through a site using separate access and egress are preferred as this will encourage bus services to be routed through areas.

3. Minerals and Geodiversity + The whole site is outside any mineral consultation area None required (++). 1. To minimise the consumption of mineral resources and ensure the sustainable The site is not in proximity to a County Geology (RIGS) 53

LDF SA Objectives Score Impacts of proposal Proposed mitigation measures and considerations management of these resources site (+)

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 impact on designated land? 4. Soil --/+ The site is classified as Grade 3 Agricultural Land, so if developed would lead to a loss of productive soil. However the area was not covered by the detailed post 1. To minimise the use of undeveloped land and or pre 88 survey --/+ protect and enhance soil quality.

2. To encourage and safeguard local food production. a) Will it protect, enhance and improve soil * Source Agricultural Land Classification quality in Cornwall? b) Will it avoid development that leads to the loss of productive soil?

6. Water + All development will increase the overall demand for Development will have potential negative impacts on water water. related issues, however appropriate implementation of SUDS can mitigate these issues. 1. To reduce and manage the risk of flooding and

LDF SA Objectives Score Impacts of proposal Proposed mitigation measures and considerations reduce vulnerability to flooding, sea level rise and coastal erosion. The site is not within or adjacent to, a flood zone.++ 2. To maintain and enhance water quality and reduce consumption and increase efficiency of water use? a) Does the proposal reduce, or avoid increasing The site is not covered by, but is in proximity to a the risk of flooding overall? Critical Drainage Area.++/- b) Does the proposal reduce the overall demand for water? c) Will the proposal provide for greater integrated water catchment management and strengthen links between habitats to increase the likelihood of adaptation to climate change? d) Will the proposal increase the risk of water pollution events?

8. Landscape + At this stage it is not possible to assess whether any Mitigation will be required if the site option is developed and proposal could have a positive impact on green this will be looked at in more detail at a later stage to infrastructure. reduce harm to the higher quality landscape in particular. 1. To protect and enhance the quality of the natural, historic and cultural landscape and seascape. 55

LDF SA Objectives Score Impacts of proposal Proposed mitigation measures and considerations a) Will it sustain and enhance and/or restore the The site is not within or in close proximity to a distinctive qualities and features of the natural, designated AONB or AGLV. + historic and cultural landscape and seascape character? b) Will it conserve and enhance the natural The landscape character assessment of the original cell beauty of the Cornwall AONB and the Tamar concluded that the site was appropriate for Valley AONB, and increase understanding and development.+ 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 does not adjoin the coast, so maritime issues None required should not be affected. 1. To encourage clean, healthy, productive and 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 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 have some effect on the Assessments need to be done at the appropriate master historic environment. plan stage in order to inform precise layouts, densities etc. 1. To protect and enhance the quality and local Assessments to be carried out: distinctiveness of the historic environment.

LDF SA Objectives Score Impacts of proposal Proposed mitigation measures and considerations a) Does the proposal reinforce the distinctive This site has not been subject to a Historic Environment  Desk Based Assessment and walk over survey character of Cornwall? Assessment – so has been scored on the individual  Impact Assessment b) Does the proposal have an criteria.  Setting of designated and undesignated Historic acceptable/unacceptable level of impact on the environment assets to be considered historic environment?  Geophysical survey to minimise impact and target excavation c) Does the proposal preserve and enhance the The site covers an open agricultural area on the Assessment/ Historic Environment issues to inform extent of cultural and social significance of the historic southern fringe of North Country. Development will not the development and design solutions within the allocation asset? have a negative impact on the historic character and site: d) Will it result in development which is identity to the town of Redruth. sympathetic towards the need to promote the  Mitigation may affect number and location of Cornwall's unique heritage value, historic development environment and culture?  Consider retention of hedgerows if present on site The site contains no features recorded on the Cornwall e) Have flood mitigation measures been designed Sites and Monuments Register (++) 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 The site is classed as Post Medieval Enclosed Land.- flood risk) and the aspiration to preserve the distinctive qualities of the historic environment?

LDF SA Objectives Score Impacts of proposal Proposed mitigation measures and considerations

1. To reduce poverty and social exclusion and contributing to reducing poverty and social exclusion. Access to services and facilities need to be provide opportunities for all to participate fully in exclusion.(+) considered. society. a) Will it improve access to and provision of 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?

LDF SA Objectives Score Impacts of proposal Proposed mitigation measures and considerations 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 ? This allocation is for employment uses and so this criteria is not relevant. At this stage future occupiers of the proposed employment units are unknown and noise 1. To improve health through the promotion of impacts uncertain 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, ++ The site will be allocated for employment uses ++ Regeneration and Tourism

LDF SA Objectives Score Impacts of proposal Proposed mitigation measures and considerations reduce seasonality? 17. Education & Skills + This site is allocated for employment uses and may provide opportunities for work placed training facilities.

1. To maximise accessibility for all to the necessary education, skills and knowledge to 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? 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 realistically development Future transport arrangements and accessibility issues need increases use of motor vehicles. to be considered as part of any policy development. Sustainable linkages through the site to existing and 1. To improve access to key services and planned facilities will be required. facilities by reducing the need to travel and by providing safe sustainable travel choices. The site is located to the west of Redruth, in proximity 2. To reduce traffic congestion and minimise to the village of North Country. However, it is situated transport related greenhouse gas emissions. on the other side of the A30 dual carriageway from the a) Will it promote sustainable forms of transport main residential areas of Redruth, with relatively poor (public transport including bus and rail, cycle and provision for cycling and particularly walking. The site pedestrian routes) and ensure the necessary location is therefore less accessible and more associated infrastructure is made available? favourable for use of more sustainable forms of transport -- b) Will it reduce traffic congestion by promoting alternative modes of transport? c) Will it reduce the need to travel by seeking to 60

LDF SA Objectives Score Impacts of proposal Proposed mitigation measures and considerations balance homes, jobs, services and facilities? d) Will it lead to a reduction in greenhouse gas The site has very good links to the strategic transport emissions? network, being adjacent to the A30 Avers roundabout e) Will it improve service provision or provide a junction + 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 data for this site was not None required available. However despite its relative proximity to existing employment area at Cardrew and Treleigh, 1. To encourage the use of renewable energy, these are separated from the site by the barriers of the increase energy efficiency and security and A30 and the mainline railway. This would imply little reduce fuel poverty. potential for a district heating scheme - a) Will it promote energy conservation and efficiency? b) Will it promote and support the use of renewable and low carbon energy technologies? The site occupies land with a slight northerly aspect which in comparison with other site options is less c) Will it help reduce fuel poverty? favourable to solar PV (-) d) Will it encourage local energy production?