Heritage Impact Assessment

Heamoor, Penzance

June 2017 eritage mpact !ssessment eamoor, Penzance une 2017

Introduction & Purpose The initial desk based heritage assessment1 of the consultation options for Penzance identified the need for additional assessment of the site option at Heamoor in relation to heritage assets affected by the potential site allocation.

The Council has previous to this paper, commissioned two reports that have considered the Historic environment and assets surrounding this land, in addition to a report prepared on behalf of the National Trust specifically addressing Trengwainton. The assessments produced on behalf of the Council by WSP Parsons Brinkerhoff concluded that less than substantial harm would be generated by development of the identified land at Heamoor. This assessment considers the content, evidence and findings of these reports, complimenting them with a final conclusion and recommendation to inform the allocations process and the potential inclusion of land within the Cornwall Site Allocations DPD.

The original version of this Heritage Impact Assessment was published in January 2016. As part of and, in response to discussions with Historic England, elements of Steps 4 and 5 of the assessment have been updated in June 2017. These updates incorporate mitigation measures included in two supplementary papers that look at two specific issues: the main site access from Roscadghill; and the approach to Trengwainton along Boscathnoe Lane. Both supplementary papers dated June 2017 can be viewed in appendix 4.

This assessment is informed by five key assessment ‘steps’, following the guidance provided within Historic England’s !dvice Note 3. The Historic Environment and Site Allocations in Local Plans, and Historic Environment Good Practice !dvice in Planning.3, ‘The Setting of Heritage !ssets’/

The findings and recommendations from this assessment will feed into the Sustainability Appraisal which considers a range of sustainability considerations relating to the strategy for the town in order to prioritise site options for inclusion within the Cornwall Site allocations DPD. It will also directly inform any resultant policy that would form a part of any site allocation, should the site proceed and be allocated for development within an Allocations DPD.

1 Cornwall Council Heritage Desk Based Assessment of DPD Allocations sites- Cornwall Historic Environment Service N Cahill – September 2015

Plan 1: The land identified by WSP Parson Brinkerhoff in conjunction with their outline masterplan

Step 1 Identify which heritage assets are affected by the potential site allocation.

The desk based heritage assessment undertaken by CC Heritage team and the Heamoor Heritage Impact Assessment2 (HHIA) commissioned by the Council with WSP Parsons Brinkerhoff identified a number of heritage assets that are potentially affected by development of the potential site allocation.

The latter WSP report identified some 43 assets within an inner study area to the land, and some 67 assets within an outer study zone. That report has assessed those assets in accordance with Historic England guidance as set out above, and found many of these did not to have any relationship directly with the land or be affected directly by any development of the land in question. It identified a number of sites that were of significance that were directly related to the land in question. This additional assessment will focus on those significant assets, identified within both reports, as having the main relationship with and potential for affects by development of the Heamoor site. These assets include:

Assets acknowledged of having National importance or significance:

 Trengwainton Park and Garden Trengwainton is a Grade II* Registered Park and Garden  Lesingey Round Lesingey Round is Scheduled Ancient Monument of National significance  Stone Cross NE of Boscathnoe Farm A Grade II Listed stone cross.  Roscadghill House & Cottage Roscadghill House and Cottage are Grade II* and Grade II (respectively) Listed buildings.

2 WSP Parsons Brinkerhoff - Heamoor Heritage Impact Assessment – Revised October 2015 for Cornwall Council attached at Appendix 1  Rosehill Manor Rosehill Manor is a Grade II* Listed Building  Nancealverne House Nancealverne House is s a Grade II* Listed Building.  Castle Horneck Castel Horneck is a Grade II* Listed Building  Madron Churchtown Conservation Area The Conservation Area includes two Scheduled Monuments, and the Grade 1 Listed Church of St Maddern, in addition to a range of other listed buildings and structures.

Assets considered of Regional or Local importance

 Luthergwearne medieval settlement . The recorded site of Luthergwearne medieval settlement is situated within the land being considered for potential allocation, although its precise location or extent is unknown.  Area recorded on the HLC as Anciently Enclosed Land The initial Heritage desk based assessment has identified the landscape within and surrounding the land in question as being anciently enclosed land.  Church path - Tolcarne etc. to Madron The initial Heritage desk based assessment has identified the importance of the local Church path routes towards Madron Churchtown.  Likely to be Leats etc. as well as hedges –associated with PZ water systems The initial Heritage desk based assessment has identified the potential for Leats based systems associated with the historic supply of water to Penzance from the stream and spring systems to the North West of the land being considered potentially for allocation.  Sensitive historic landscape with high archaeological potential because of known sites along stream area, and AEL of whole site. The initial Heritage desk based assessment has identified the wider potential for unknown features or assets below ground within and close to the land in question, arising from the proximity to other known features such as Luthergwearne settlement highlighted above.  structure of the historic landscape as defined by the medieval settlement, historic lanes and field patterns The initial Heritage desk based assessment has identified the importance of the landscape and field patterns within and surrounding the land in question, associated with other features highlighted above.  Setting of Boscathnoe Reservoir The initial Heritage desk based assessment has identified the reservoir to the north of the land in question as representing an important part of the heritage of the water delivery systems for Penzance.

Step 2 Understand what contribution the site (in its current form) makes to the significance of the heritage asset(s) Trengwainton Park and Garden

The Trengwainton Park and Garden is largely and early 19th Century informal gardens and pleasure grounds including Grade II Listed modest mansion house created on the site of an older 17rth Century farm with walled garden by the Price family. In addition the estate includes Grade II Listed coach house, stables courtyard and mounting blocks. The present gardens are sheltered and meander in the planted woods that line the driveway from Boscathnoe Lane up to the main house – largely as creation of the 20th Century by Edward Bolitho. The woodland garden is noted for its rhododendrons and contains a number of Grade II listed assets including: the bothey and Potting shed; the Head Gardeners cottage; the garden wall with spout; Lodge and main entrance to House; garden walls ESE of main House. Importantly, a Terrace is laid out to provide promenade and designed views over the Castle Horneck valley and Rosehill area towards Tolcarne and Newlyn. The woods were expanded to screen views of the Boscathnoe Reservoirs towards the end of the 19th Century. The rural and peripheral location of the Estate beyond the built development of Penzance forms a key role of the setting of the asset. It is a good example of a typical ‘gentleman’s seat’ where the estate and main house sit beyond the town, providing both separation and seclusion from the development of Penzance. Also of significant importance is the pastoral nature of the landscape surrounding the estate, and which form key and designed views from the Estate Terrace, along with the transitional nature of the approach to the estate along Boscathnoe Lane, from built up urban area, to rural and isolated position of Trengwainton. The land falls within and forms part of the wider setting of Trengwainton Park and Garden. In particular, it forms part of the rural pastoral landscape within the designed views from the main Terrace promenade of Trengwainton. The location of the land within the wider pastoral landscape setting of Trengwainton, along with the relationship to the approach lane from Boscathnoe to the main Estate entrance, contribute directly to the setting of the transitional approach to the Estate from the built up area of Penzance (and Heamoor in particular). The land is currently undeveloped pastoral land and which, with the exception of agricultural machinery or tractors would not give rise to external influences on or over Trengwainton in respect of noise, dust smell or other such factors. Indeed it is the pastoral nature of the land that contribute towards the peaceful character of the area generally, and of the Estate. The Councils visits to the land and asset in October- December 2015 also highlighted and reinforced the importance on the designed view from the Terrace, and in particular it added to the understanding of the pastoral nature and prominence of the landscape within that designed view, and the important role of separation that it plays between the built up development of Penzance and the approach to and setting of Trengwainton. Of particular note within the designed view from the Terrace, were a range of the ‘upper’ or southernmost fields and tree line adjacent to North Lodge and highlighted within the Councils October 2015 review3. Also highlighted through this visit was the seclusion of the site from noise, a quiet and tranquil experience moving through the gardens towards the house and terrace. This peaceful experience of the asset also plays a key role in the understanding and interpretation of the role, function and purpose historically of the estate and this contributes greatly towards the significance of the asset. Importantly, the land in question contributes towards that experience through the separation that it affords to Trengwainton from the developed areas of Boscathnoe and Roscadghill. This review also noted reaffirmed the importance of the transitional zone along Boscathnoe Lane, and the change in perception moving along this lane from the built up area around Mounts Bay

3 Cornwall Council – Heamoor Urban Extension & Trengwainton House and Estate – Visual Impact and Setting Considerations – January 2016 is attached at Appendix 2 School, to the lower density of development at Boscathnoe Way to the rural and tree lined approach to the main entrance of Trengwainton. The land contributes towards this transitional zone along Boscathnoe Lane with its rural and pastoral features being present and notable to the south moving though this transitional zone. The review noted how the immediate topography of the landscape falls away from the highway and is less prominent and visible than the higher land beyond and towards North Lodge. The stone hedge system of the boundaries of the land with the highway is also a feature of particular importance as it is prominent visually in the foreground of the land when moving along the public highway. Of equal note also was the dominance of the tree lined highway verges, where trees overhang the highway creating a very distinctive canopy to the road, with a ‘tunnel-like’ effect on the approach towards the main entrance to the asset/ This adds significantly to the impression and interpretation of the isolated, separate location and identity of Trengwainton from the cultural development of Penzance and other built up areas of the surrounding landscape.

o The setting of Trengwainton contributes towards the significance of the asset o The land being considered for potential allocation, and which forms a part of the wider setting and separating buffer of Trengwainton, contributes towards the significance of the

Historic Park and Gardens of Trengwainton.

Lesingey

The Heamoor Heritage Impact Assessment commissioned by the Council highlighted Lesingey Round as a small pre-historic hillfort and later agricultural settlement, situated atop a prominent hill to the south of the land being considered for potential allocation. It takes advantage of the local topography in order to create a prominent position overlooking Newlyn and Mounts Bay. It is situated within arable farmland with little or no development other than the small settlement at Lesingey located at the foot of the hill, to the west of the Round. The Round itself currently supports significant mature trees and vegetation which obscure views from within the asset. From the outermost edges of the asset, the key views are to the southeast and towards Newlyn and Mounts Bay. To the north, views from the Round take in the agricultural landscape, with prominent feature such as Heamoor and Mounts Bay Academy dominating longer views. The land considered for potential allocation sits within the agricultural mid and short distance views to the north from the Round, Within the general landscape, the Round contends with the undulating topography of the wider landscape, and in itself is a relatively indistinct land feature. However, the significant tree growth established on the Round indicates a feature sitting proud from the treeline / skyline. The setting of the Round is linked to the use of the Round as a pre-historic fort and notably an agricultural settlement and provides a strong sensory understanding of the communities that lived within and around the asset. The HHIA identified that the setting of the asset contributes significantly to its significance and importance.

o The setting of Lesingey Round contributes significantly towards the significance of the asset, a Scheduled Ancient Monument.

o The land being considered for potential allocation, sits within the wider rural setting of

Lesingey Round, and therefore contributes in part towards the significance of the asset

http://www.heritagegateway.org.uk/Gateway/Results_Single.aspx?uid=MCO8170&resourceID=1020 Stone Cross NE of Boscathnoe Farm

The stone cross marks a footpath to the south of Madron Churchtown. It once stood a few feet away (presumably its original site), having been moved in the 1960’s to its current location. It lies on a path leading from Rosehill and Castle Horneck towards Madron Churchtown, with the field containing the path being known as ‘Cross Close’/ The HHIA identifies the location of the cross on the footpath route to and from Madron Churchtown as being highly significant to the value of the asset, as it provides historical weight to the route to the local Churchtown at Madron and which continues to link the settlements of Madron, Luthergwearne, and ultimately Penzance. (The route itself is addressed further under local assets below). The land being considered for allocation sits on the separate and lower lying ground to the south of the cross, with the historic pathway marked by the Cross running through it. Notwithstanding that the land in question being entirely separate physically from the asset itself, the presence of the ‘identified’ pathway through the land links the land to the purpose of the cross being in its location. Consequently it is argued that the land does have an important link to the purpose of the cross itself, if not directly related to the physical location of the cross itself.

o The setting of the Cross contributes significantly towards the significance of the asset, a Scheduled Ancient Monument and Grade II Listed Building. o The land being considered for potential allocation, sits within the wider rural setting of the Cross. As the pathway that the cross denotes passes through the land in question that land

therefore contributes towards the significance of the Ancient Monument in respect of the route that the path takes through the land. http://www.heritagegateway.org.uk/Gateway/Results_Single.aspx?uid=MCO5018&resourceID=1020

Roscadghill House and Cottage

Roscadghill house and cottage are located towards the peak of a ridge within secluded woodlands to the east of the land being assessed. The assets are separated from the residential edge of Heamoor by a single field. The mature, dense woodland and the field separate and protect the wider setting of the asset for the residential estate at Heamoor. The HHIA identifies the protection afforded by these features, and that influences the experience of the setting of the asset, which can be characterised by a sense of tranquillity and isolation. It also notes that the principal buildings are orientated to the southeast to take advantage of views over the enclosed fields and mature tree belts on the land that slopes towards Penzance further to the southeast. It also sets out that the field referred to above that separates the wider setting of the assets from the existing estates of Heamoor, form a part of the land proposed for allocation, with the main and larger body of land being assessed sitting beyond the ridge in the landscape immediately to the north west of these assets, approximately half a kilometre to the North West. This paper concurs with the findings set out above regarding setting, and that it contributes significantly to the importance of the asset.

o The setting of the asset makes a significant contribution to the significance of both of the assets o The land being assessed for possible allocation (and in particular the single field immediately to the northwest of the assets) contributes towards the experience of the assets and therefore in part also contributes towards the significance of the assets.

http://www.heritagegateway.org.uk/Gateway/Results_Single.aspx?uid=1143171&resourceID=5

Rosehill Manor

Rosehill Manor nestles within woodland on gently rising ground within the wider Rosehill Park to which it is historically linked. The frontage of the building faces eastward, (away from the land being considered for allocation), overlooking its pasture and woodland grounds. The HHIA considered this asset and its setting identifying that the immediate woodland area, grounds and pasture land defines the setting of the asset. It notes that the landscape character of the setting has changed little with time with views being well screened by the parkland comprised of woodland. The experience of the asset is one of seclusion, privacy and tranquillity. The assessment concluded that the setting of the asset makes a significant contribution to the significance of the asset. This January 2016 review, has reassessed the asset and the Heamoor Heritage Desk Based Assessment, and concurs with the findings that the land being considered for allocation has no direct relationship with the asset or its immediate or wider setting.

o The setting of Rosehill Manor contributes significantly to the significance of the historic

asset. o The land being considered for possible allocation does not form a part of the setting to the asset and consequently does not contribute towards the significance of the asset.

http://www.heritagegateway.org.uk/Gateway/Results_Single.aspx?uid=MCO37891&resourceID=102 0

Nancealverne House

Nancealverne House sits within a natural dip in the landscape within wooded grounds of Nancealverne Park to which it is historically linked. The frontage of the building faces to the east, overlooking the A30 highway and Pensans School where each of these developments divorces the parcels of the park from one another, causing traffic and noise related pollution that degrades the other otherwise tranquil experience of the asset. Due to topography, and the woodland surrounding the asset, there would be no inter-visibility between the land being considered for allocation and the asset, notwithstanding the relatively close proximity to the asset. The HHIA considered that the land being assessed does not form a part of the setting of the Nancealverne House due to its location, surrounding topography, mature woodland and trees that enclose the asset within it natural arising within the landscape. Considering the relationship of the asset to the A30 and other close developments that degrade the experience of the asset, the setting of Nancealverne house contributes moderately to the significance of the asset. This October 2015 review, has reassessed the asset and the Heamoor Heritage Desk Based Assessment, and concurs with its findings, and that the land being assessed for possible allocation does not form a part of the setting of Nancealverne House, considering the landscape, topography and the mature trees and woodland that surround it.

o The setting of Nancealverne House contributes moderately to the significance of the historic asset. o The land being considered for possible allocation does not form a part of the setting to the asset and consequently does not contribute towards the significance of the asset.

http://www.heritagegateway.org.uk/Gateway/Results_Single.aspx?uid=1291315&resourceID=5

Castle Horneck

Castel Horneck is set within its own distinct grounds some three quarters of a kilometre to the south west of the main body of the land in question. It sits on the sides of a separate valley to the south west of the land being considered for potential allocation, and is surrounded by mature, dense treelines. The immediate setting of the asset comprises a car park and campsite within the relative enclosure of the wider topography and tree lined landscape. The HHIA assessed this asset and set out that due to topography, distance and the substantial screening of this asset, that the land has no direct bearing on the asset or its setting. This January 2016 assessment has reassessed the asset and the Heamoor Heritage Desk Based Assessment, and concurs with the findings that the land being considered for allocation has no direct relationship with the asset or its immediate or wider setting.

o Castel Horneck is enclosed and set within its own grounds, surrounded by mature and

dense trees, which contribute towards its character. Its setting is comprises a campsite and car park that do not contribute towards the significance of the asset. o The land does not have a direct relationship with e asset or its setting, and does not contribute towards the significance of the asset.

http://www.heritagegateway.org.uk/Gateway/Results_Single.aspx?uid=MCO13914&resourceID=102 0

Madron Churchtown Conservation Area

Madron Churchtown conservation area comprises a large proportion of modern day Madron village. It is situated on prominent rising ground to the north of the land being considered for potential allocation. The Conservation Area has two scheduled monuments; the Grade I listed Church of St Maddern, and some 35 Grade II Listed Buildings, twenty three of which are within the church (comprising of burial stones, fragments of crosses and other similar items). The village comprises buildings dating from the late medieval period to the modern periods, typically constructed of local granite, and are similar in character and stature. The high density nature of the village results in limited views out of the village over surrounding countryside, including views from the Church. From the southern parts of the Conservation Area and from the public footpath (with Scheduled Cross marking the route), views are afforded to the south over large swathes of agricultural and pastoral land that form the wider setting of the Conservation Area sitting prominently within the rising landscape. The land being considered for possible allocation forms part of the wider landscape to the south of the Conservation Area, and consequently forms a part of the wider setting of the Conservation area

o The setting of Madron Churchtown Conservation Area contributes significantly towards its significance. o The land being considered for potential allocation, sits within the wider historical landscape that forms a part of the wider setting of the Madron Churchtown Conservation Area, and therefore makes some limited contribution towards the significance of the Conservation Area

 Luthergwearne medieval settlement The Heamoor Heritage Desk Based Assessment identified that the precise location of this medieval settlement is unknown, although it is believed to be within the land being assessed for potential allocation.

Whatever remains of Luthergwearne is below ground and does not in itself have any setting. The greater importance surrounding this settlement are the physical remains and its link in historic context with any other surrounding remains associated with the original settlement.

o The below ground remains of Luthergwearne Settlement do not benefit from any setting, and do not contribute towards the importance of the asset. o The importance of the asset arises from whatever (unknown) physical remains are present below ground, of both the settlement itself and any wider historical or contextual remains associated with Luthergwearne.

 Church path - Tolcarne etc. to Madron The local church pathway that leads to Madron Churchtown, running in part through the land being considered potentially for allocation does benefit from the wider rural pastoral landscape through which it runs. This in part contributes towards its importance as the rural route from wider rural settlements to the Churchtown, and as the route travelled by pilgrims to the Church of St Maddern.

Of greater significance is the route itself and in particular the direction through the land which it takes from the south and west to the north. Further to the north of the land being considered for potential allocation, towards Madron Churchtown, the route is also marked by the Scheduled and listed stone cross to the NE of Boscathnoe Farm (addressed in detail above).

 Anciently Enclosed Land Anciently enclosed land in itself forms a part of the wider local landscape setting and character of the area. This is predominantly expressed through the form and pattern of field systems and hedgerows spread across the wider landscape around Heamoor and Penzance.

Its importance is expressed in the contribution that it makes to the wider landscape character and to the specific setting of the assets designated as being of National importance and is addressed more appropriately in this paper above.

 Likely to be Leats etc. as well as hedges –associated with PZ water systems The initial Heritage desk based assessment has identified the potential for Leats based systems associated with the historic supply of water to Penzance from the stream and spring systems to the North West of the land being considered potentially for allocation. Any such remains are undesignated and likely to be buried within the landscape. Consequently, and as their presence is unknown, they do not benefit from any setting that contributes towards their significance. The importance of the asset would be any physical remains, along with the cultural understanding associated with the development of the water supply to Penzance.

 Sensitive historic landscape with high archaeological potential because of known sites along stream area, and AEL of whole site. The initial Heritage desk based assessment has identified the wider potential for unknown features or assets below ground within and close to the land in question, arising from the proximity to other known features such as Luthergwearne settlement highlighted above. Such unknown and undesignated assets have no setting and any importance associated with them would relate to the physical remains, along with the cultural understanding associated with the landscape surrounding Penzance.  structure of the historic landscape as defined by the medieval settlement, historic lanes and field patterns The initial Heritage desk based assessment has identified the importance of the landscape and field patterns within and surrounding the land in question, associated with other features highlighted above. The landscape itself is undesignated and this item relates more generally to the wider landscape and to the consideration of the anciently enclosed land assessed above.  Setting of Boscathnoe Reservoir The water reservoir at Boscathnoe has been identified within the desk based assessment as an undesignated asset of local importance. It is surrounded by maturing trees and embankments which wholly enclose the reservoir. The land being considered for potential allocation forms part of the rural landscape that surrounds the reservoir. Both the tree lined reservoir and the wider rural landscape form an important part of the landscape character, although the land in question forms a part of the wider setting of the reservoir. Moreover it is a part of the wider landscape setting within which the reservoir is situated. The setting of the reservoir does not in itself contribute significantly to its importance.

Step 3 Identify what impact the allocation might have on that significance

Trengwainton Park and Garden

The assets at Trengwainton are physically separate from the land being considered for potential allocation. The land however forms a part of the setting of Trengwainton which contributes significantly to its importance.

There would be no direct physical effects on the designated assets from any development of the land being considered for allocation. The main impacts of development across the extent of the land identified would be on the setting of the asset in relation to the loss of pastoral landscape, and on a part of the designed views from the Terrace, along with the contextual setting and transition along the main approach to Trengwainton at Boscathnoe Lane.

The partial loss of the rural pastoral landscape within the wider designated views from the asset and its viewing terrace would erode the gap and separation of the estate form the wider development of Penzance, which are key characteristics of the setting of the estate. The loss of pastoral land to development and the reduction to the separation area would be permanent.

The development of the land alongside Boscathnoe lane would also potentially alter the transitional nature of the access route to the main entrance to Trengwainton, which currently gently changes form built environment to a more rural feel and approach to the estate entrance.

The Heamoor Heritage Desk Based Assessment revised document from October 2015, along with the Councils own October 2015 review considered these particular impacts.

The previous assessments of the land by Parsons Brinkerhoff had identified an outline masterplan for the land which identified key areas including:

 some areas of land for built development,  other areas central within the land set aside for open space with no buildings (area 7 within Plan 2 below)  a neighbourhood centre (area 5 within Plan 2 below) with denser development surrounding it, and some areas of land being discounted entirely, and  footpath links and a controlled bus gate access to Boscathnoe Lane (1 and 2 in within Plan 2 below)

Plan2: Outline masterplan taken from PB Heamoor Impact Assessment: April – August 2015 In acknowledging the prominence of the landscape in relation to views from and the setting of Trengwainton, the masterplan sought to limit built development to areas that were less prominent and visual within the views, avoiding a prominent zone central within the land which forms a key and central position within the designed views from the asset. It also identified green buffer zones of ‘no development’/ It is likely that without avoiding development in these locations, there would be a peripheral intrusion into the designed views from the terrace, and that the transitional role of the land along Boscathnoe Lane is altered thereby altering the perception of the change from built up area to rural and tranquil setting of the estate at Trengwainton.

The council considered this further in October - December 2015 when it revisited the site and carried out its own analysis of the designed views. This assessment reinforced many aspects of the HHIA by Parsons Brinkerhoff, highlighting that development of the central and prominent fields within the designed views would have an impact on the pastoral nature of the landscape which forms both a key designed view, but also a key characteristic of the setting of the asset itself. This assessment found that many fields within the land are of much less prominence and are not visible within the designed views and where the impacts on the setting of the asset are lessened slightly.

The development of the land would potentially give rise to temporary impacts on the tranquillity of the asset in the main during construction from noise odours and dust related to the construction process, although it is acknowledged that this could be controlled and limited through appropriate master planning of development areas. It is not anticipated that there would be any permanent noise, dust or vibration related impacts on the asset once development is completed and the development is in use. This is predominantly due to the distance between the land and the asset, as well as the presence of the existing residential developments at Boscathnoe and Roscadghill in addition to the public highway that separates the land and the asset currently.

It is acknowledged that without appropriate design input and control, that the isolated nature of the asset and its designed views would be harmed by a predominance of street lighting and from car headlights within the setting of the asset if not properly designed and planned for, and that any such impacts would be permanent. While the majority of movements within the site would not be visible from the asset there is one area where vehicle lights are likely to be seen around the access route detailed within the masterplan at Plan 2 above where a route is shown from Roscadghill into the land and towards Boscathnoe Lane, and that this access route has the potential to generate harm to the significance of the asset, but that this harm would be less than substantial.

It is not anticipated that the development of the land in question would generate significant additional traffic movements in proximity to the asset as the main access route for the site would be at Roscadghill, and not from Boscathnoe. It is acknowledged that there would be increased traffic movement’s within the land in question, and that this would generate impacts in relation to lights as set out above. Such impacts if not properly planned for would be permanent.

The effects of the development of the land as set out above would potentially have a direct impact on the importance of the asset at Trengwainton, as they would occur within its wider setting and generate some harm, but this harm would be less than substantial

Lesingey There would be no direct physical impact on the asset at Lesingey Round.

The main impacts arising from the development of the land would be on the rural setting of the Round. The encroachment of development into the rural landscape that forms part of the wider setting of the Round would reduce the interpretation of the Round within the wider landscape. These effects would be permanent. However, the Round would remain dominant feature within the landscape due predominantly to the mature trees that are present, and which dominant the local skyline. The PB desk based study review in October 2015, found that the development of the land would generate some impact and harm on the wider setting but would not be substantial, as other key viewpoints remain intact. It is not envisaged that due to distance and topography that the asset would experience any impacts arising from noise, dust vibration or odour or lighting generated by the development. There would be no secondary impacts arising from increased traffic flows that would affect the asset.

The effects of the development of the land as set out above would potentially have a direct impact on the importance of the asset at Lesingey, as they would occur within its wider and not immediate setting, and the asset would remain a dominant feature within the wider landscape. Its immediate setting would remain rural in its form, with development generating some harm to the wider setting but which would not be substantial.

Stone Cross NE of Boscathnoe Farm

There would be no physical impacts on the cross arising from the development.

Development of the land would occur within the wider setting of the cross which contributes in part to its significance. The change of the wider landscape from a rural and pastoral landscape to one with built development within it would generate some impacts on the tranquillity of the wider setting of the asset, with noise, dust and vibration being experienced during construction. This impact would be temporary during that time and be greatly reduced during occupancy of any development due to distance and topography. The main and permanent impact would be on the wider landscape setting of the asset through the loss of the rural landscape to built development. However, as the land is at a lower level than the cross and separated by a public highway this impact is very much within the wider context. The immediate setting of the cross would remain unaffected within the agricultural field.

In light of the topographical relationship between the asset and the land, any impact on the asset would it is concluded be no more than slight.

The effects of the development of the land as set out above would potentially have a direct impact on the importance of the stone cross, as they would occur within its wider setting and

would generate some limited, and less than substantial harm.

Roscadghill House and Cottage

There would be no physical impacts on the asset arising from the development of the land being considered for allocation. These assets are situated within secluded woodland, separated from Heamoor by a single field and a strip of mature woodland that screens the asset from view. The development of this particular field will give rise to an impact on the setting of the asset, bringing built development significantly closer to it.

The desk based assessment considered this encroachment and acknowledges that developing within this single field would generate an impact on the setting and experience of the asset, but that the substantial strip of woodland would screen any visual impacts. The report concludes that the harm would not be to a substantial degree, due to the isolated and secluded nature of the setting and particularly the wooded area that encompasses it. The harmful impact would arise from the significant noise that would be generated during the construction period in the first instance (although this would be temporary), but also the more permanent noise generated from a new road system that would potentially be delivered by the development of the land. The desk based assessment concludes that the impact would harm significance of the asset, but not to any substantial degree.

The effects of the development of the land as set out above would potentially have a direct impact on the importance of the asset at Roscadghill House and Cottage, as they would occur within its setting, and would generate some harm to a less than substantial degree.

Rosehill Manor

There would be no physical impacts on the asset arising from the development of the land being considered for allocation.

There is no direct inter-visibility between the asset and the land because of topography and mature woodlands that form its setting, and that the orientation and layout of the site and building is away from the land being considered for allocation. There would be no direct impacts, on the setting of the asset arising form the form or scale of the development.

It is envisaged that because of the proximity of the land to the asset that there would be some impacts on the tranquillity of the asset during the construction phase by noise and vibration and dust / smells associated with the construction process. These would degrade the experience of the asset during this phase; however this impact would be temporary during construction only.

It is not envisaged that any such impacts would arise from the use of the development once completed.

The Desk based assessment considered these potential for impacts and found that less than substantial and minor harm would arise as a result of development of the land.

The effects of the development of the land as set out above would not have a direct impact on the importance of the asset at Rosehill Manor and would generate less than substantial minor harm.

Nancealverne House There would be no physical impacts on the asset arising from the development of the land being considered for allocation.

Nancealverne House sits within its own setting surrounded by wooded grounds, overlooking the main A30 road. There is no direct inter-visibility between the land being considered for allocation and the asset, and its development would not generate any direct impacts on tis setting.

It is envisaged that predominantly noise, but possibly vibration from the construction phase might impact the asset. Any such noise would act in a cumulative manner with the noise already generated by the A30 road and interrupt the tranquillity of the asset. This impact would be temporary, and it is not envisaged that any such effects would arise from the use of the development once completed.

The Desk based assessment considered these potential for impacts and found that less than substantial and minor harm would arise as a result of development of the land.

The effects of the development of the land as set out above would not have a direct impact on the importance of the asset at Nancealverne House and would generate some minor harm

temporarily during construction.

Castle Horneck

There would be no physical impacts on the asset arising from the development of the land being considered for allocation.

This asset is situated well within its own grounds some significant distance away from the land in question, and with dominant topographic features intervening between the asset and the land.

It is not envisaged that there would be any impacts on the asset arising from the development of the land either temporarily or permanently during construction phases or from the use of the development.

This assessment concurs with the findings of the HHIA, which considered these relationships and concluded that no impacts would arise, including from potential pollutants such as noise dust or vibration.

There would be no impacts arising from the development of the land on the asset at Castle Horneck.

Madron Churchtown Conservation Area

There would be no physical impacts on the asset arising from the development of the land being considered for allocation.

The Conservation area and its associated listed buildings sit on high ground within the landscape, with the land in question forming a distinct part of the wider rural setting of the Conservation area. Development of the land would be visible within the wider landscape when viewed from the Conservation area, although it is acknowledged that there are limited viewpoints from within the conservation area over this land. However, the land forms a part of the setting that contributes towards the significance of the asset and its development would create a permanent loss in a small part of its wider historic rural setting.

It is not anticipated that there would be any pollutant impacts arising from development due in the main to topography, the intervening public highway and the distance between the land and the asset.

The desk based assessment considered the impacts arising from development of the land, acknowledging the loss of wider rural setting, but concluded that whilst harm would arise from development, it would not be substantial, due predominantly to the distance and topography between the asset and the land, and that it sits within a much wider landscape that forms the setting of the conservation area.

There would be an impact from the development of the land on the wider setting of the Conservation Area through the permanent loss of a small part of the rural landscape. It is considered that this impact would not be substantial and in accord with the NPPF would be less than substantial

 Luthergwearne medieval settlement The presence and location of this asset is unknown, although there are records indicating its presence within the land. The extent of any remains is also unknown, although it is acknowledged that there is potential for substantial harm to arise to any physical remains and their contextual setting from the development of the land without appropriate investigation that informs master planning of the site.

It is envisaged that with appropriate planning and investigation, the presence of any remains can be established and appropriately recorded and incorporated into any development.

There is some potential for impacts on the physical asset of any buried remains, if present within the land in question.

 Area recorded on the HLC as Anciently Enclosed Land The desk based assessment considered the impacts potentially on anciently enclosed land and accepts that if these systems are destroyed, that the wider landscape could be harmed.

It is possible to retain field patterns and hedgerow enclosures within development schemes in order to minimise impacts arising from the development of the land.

There is some potential for impacts on the physical asset of anciently enclosed land and field system boundaries / hedgerows.

 Church path - Tolcarne etc. to Madron It is considered that without appropriate planning surrounding the layout of the site that the route of the pathway could be lost by development of the land. This would be a harmful impact on this undesignated asset resulting potentially in its total loss throughout the land being considered for allocation.

However, it is possible, as this route is a public right of way to retain its route and function within the layout of any scheme to secure the thoroughfare through the site from the communities to the south to the Churchtown and Madron.

There Likely is some to be potential Leats etc. for as impacts well as onhedges the route – associated of the undesignatedwith PZ water pathway systems through the Sensitiveland. Its historicloss would landscape generate with harm high due archaeological to its links with potential the stone because cross of andknown the sites Conservation along Area and Church at Madron. Structure of the historic landscape as defined by the medieval settlement, historic lanes and field patterns

This is addressed above as part of anciently enclosed land which could give rise to some impacts from the development of the land.

There is some potential for impacts on anciently enclosed land within the land. Its loss would generate harm due to its links with potentially buried remains within the land and surrounding landscape.

 Setting of Boscathnoe Reservoir The reservoir is significantly screened by mature trees along its boundaries. The land in question if developed would create an impact on the wider landscape setting of the area, which includes the reservoir. It is not envisaged that the extent of impact would be harmful to the undesignated asset.

There is some potential for impacts on the wider setting of the undesignated asset but which is considered being less than substantial harm and minor.

Step 4 Consider maximising enhancements and avoiding harm

The potential to maximise enhancements and avoid harm on the historic environment was considered in detail within the report prepared by WSP Parsons Brinkerhoff - Heamoor Heritage Impact Assessment – Revised October 2015 (HHIA). This report considered the outline masterplan from the earlier WSP Parsons Brinkerhoff – Trengwainton Impact Assessment. The October 2015 HHIA recommended a range of factors to directly address the opportunities to maximise enhancements, and measures required to avoid harm to the Historic Environment. The report concluded that with these recommendations in place that development of the outline masterplan area would give rise to less than substantial harm to the Historic Environment arising from development of the reduced area of land at Heamoor. That report is attached at Appendix 1.

This paper sets out the opportunities and measures which Cornwall Council considers are necessary and appropriate in order further reduce and minimise the potential for harmful impacts arising from the development of land at Heamoor, even if any such harm or impacts that might occur without further change is considered to be less than substantial. The Council has considered the availability of other alternative sites within its Urban Extension Assessment4. That assessment identified a limited number of available sites that could deliver growth for Penzance, with many others being discounted due to a range of factors including physical, environmental and infrastructure constraints as well as availability and deliverability issues. The conclusion of that assessment found that all of the reasonable sites that have been identified are required to deliver the housing target for Penzance which is set out within the Local Plan in order to meet an evidenced need. For the purposes of this assessment therefore there are no other reasonably alternative available sites that could deliver housing to meet the target for Penzance.

Trengwainton Park and Garden

Maximising enhancement

There would be limited opportunities within the development of the land to provide enhancement to the asset. However, development of the land could provide new viewing opportunities over the asset from the wider landscape, and from where the asset is viewed in a completely different perspective than a visit to the asset itself. Such provisions within any development of the land would allow a public view of the asset within the wider rural landscape and with the provision of interpretation boards could improve the understanding and interpretation of the historic asset, its location and position within the landscape surrounding Penzance, and in particular its relationship with other surrounding assets, and the purpose of separation from the town itself.

Avoiding Harm

The HHIA from October 2015 considered a master plan for the land which was an output from an earlier assessment5. That masterplan sought to place development at locations within the land where impacts would be lessened, and to direct open space areas to the more prominent location. The October 2015 desk study also identified a range of other mitigating factors, for development of the land including:

 Removing the western most fields from the original proposal for allocation;  Good design and sympathetic architectural approaches;  Protection of the tree line around Rosehill and restrict development from impacting these trees or projecting into the canopy;  Retain and protect the tree screen to Boscathnoe reservoir – protecting views towards the lower and northernmost sections of the land;  Careful selection of materials to relate to a rural setting as opposed to an urban setting;  Use of low reflective materials;

4 Penzance and West Cornwall Urban Extensions Assessment: https://www.cornwall.gov.uk/environment-and-planning/planning/ planning-policy/adopted-plans/place-based-plans/town-frameworks-background-papers/

5 WSP Parsons Brinkerhoff - Trengwainton Impact Assessment – Issue 3 –. August 2015  Most development from the central open space, with play equipment or structure’s being constructed from natural materials, and open spaces not being lit at night to limit light pollution;  Incorporate green space planting within development areas where they are large enough to sustain mature trees, and incorporate some occasional highlights from clusters of pine trees;  Utilise natural materials within boundary treatments and embanked boundaries to provide a development that is more cohesive within its surroundings;  Minimise street lighting to key areas – using ‘dark skies’ compliant lighting-  Place services infrastructure below ground to avoid clutter within the skyscape;  Consider a focal point feature (a built or natural feature) to draw the eye within the wider landscape as an attractor, to avoid a focus on new built development.

The Desk based review found that with these mitigating factors that a less than substantial harm would arise on the setting of the asset.

The Councils own October 2015 site review of the asset and land in question found that specific elements of the land were of high prominence and importance within a zone of visual influence over the setting of and designed view from the asset (and its terrace).

Photo taken from Cornwall Councils October – November 2015 review of the site and Historic asset of Trengwainton and set out within its Heamoor Urban Extension & Trengwainton House and Gardens, Visual Impact and Setting Considerations - January 2016

The Councils interpretation of this important designed view highlighted that in addition to the conclusions of the Desk based review carried out by PB, that there is an opportunity to omit an area of additional land, to ensure that no built development occurs within the prominent visible fields that play a key role within the designed view and pastoral landscape that forms the setting to Trengwainton. Furthermore, it highlighted the importance of placing the open space area to the upper areas of land towards North lodge, in order to retain a pastoral setting and avoid new buildings within the designed view.

The Councils site review also considered the transitional zone along Boscathnoe Lane, and whilst acknowledging that Boscathnoe Lane was unlikely to have served as a main approach to Trengwainton, as it does not demonstrate many of the embellishments often associated with such main approach routes (planted and tree lined approaches, as well as boundary walling to announce the estate grounds). Moreover it appears that Boscathnoe Lane provided another route that linked to the estate entrance, in the form of a back lane or similar. However, whilst not a main approach to Trengwainton, Boscathnoe Lane does contribute towards the wider landscape and setting that surrounds the state. The Council acknowledges the importance of the transition from built up area to rural form, and the dominance of the tree canopy that covers the public highway. If development of the land delivered buildings that immediately adjoined the boundary with Boscathnoe Lane, it would significantly alter the perception of moving from a built up area to a rural setting. It highlighted the current day use of this corridor as a modern approach to Trengwainton, and highlights the need to create a buffer zone and set-back for any built development along the boundary with Boscathnoe Lane, the reinforcement of the natural and stone hedgerows along this route, and the protection, management and enhancement of the trees along this route, to reinforce and protect the tree lined a canopy along this modern day approach to the asset, a dominant and characteristic feature of the wider setting and modern day approach to Trengwainton.

These issues have been assessed in more detail within a Supplementary Paper in June 2017 and attached at Appendix 4, and which identifies the main criteria required to appropriately address the this area at Boscathnoe and its relationship with the estate at Trengwainton and its heritage setting.

An area that will need specific attention is around the access road to the land from Roscadghill, with particular emphasis on appropriate road alignment and highway design to reduce an overly engineered design. Hedgerow retention throughout the site but essentially along the access to the land from Roscadghill, in combination with enhanced tree planting is essential to screen the harshness of highway infrastructure and to avoid headlights flooding over the asset and its setting, along with appropriate lighting strategy to avoid wider light pollution (dark sky approach). It will be important to direct the alignment and position of any appropriately designed access road to the eastern extent of any allocation to ensure that it is located to the outer periphery of the designed views from the terrace. Such a location will also allow factors such as existing landscape features, design and new landscaping, along with other measures of mitigation to properly address and manage the potential impacts highlighted in this respect.

The relationship of the access route from Roscadghill into the allocation is assessed in more detail within a Supplementary Paper June 2017 and attached at Appendix 4, and which identifies the key relationships, potential impacts and the main criteria required to appropriately address the relationship of the area along the access corridor from Roscadghill into the land at Heamoor.

The outcome of seeking to avoid harm is to make further changes to the site area of the land being considered (beyond that highlighted by the PB Impact assessment, its outline masterplan and the range of mitigation measures), through omitting additional areas of land, to zone areas within the reduced area to direct development to less prominent locations, placing open space in the more prominent position so as to maintain the pastoral landscape, and to incorporate the following measures of mitigation in addition to those already highlighted by the PB Assessment (summarised in this section above), namely:

 Specific criteria around retention of field hedgerows and natural planting;  Appropriate controls over use of natural materials, finishes and colours for play equipment within the open spaces, including height and scale criteria;  Create a buffer zone and built development set back along Boscathnoe Lane to reduce impacts of new buildings and to reinforce the dominant tree canopy that is characteristic of the approach to Trengwainton;  Enhanced tree planting to key zones around the land, in particular around the vehicular access road, peripheral locations supplement existing trees, and to enhance the dominant treed skyline to the south, adjacent to Rosehill / Roscadghill;  Retention of PROW heritage route and alignment to Madron through the site;  Detailed highway design and landscaping – strong emphasis on ‘rural fit’, planting / screening and a street lighting strategy for dark skies.

Lesingey

Maximising enhancement

There would be limited opportunities within the development of the land to provide enhancement to the asset. However, development of the land could provide new viewing opportunities / interpretation boards over the asset from the wider landscape, and from where the asset is viewed in a completely different perspective than a visit to the asset itself.

Avoiding Harm

The PB desk based study update from October 2015 considered a master plan for the land which was an output from an earlier assessment.

Stone Cross NE of Boscathnoe Farm

Maximising enhancement

There would be limited opportunities within the development of the land to provide enhancement to the asset. However, development of the land could provide new viewing opportunities / interpretation boards over the asset and the historic route to which it relates from the wider landscape, and from where the asset is viewed in a completely different perspective than a visit to the asset itself.

Avoiding Harm

The PB desk based study update from October 2015 considered a master plan for the land which was an output from an earlier assessment. This seeks to emphasise the importance on the design and layout of the land, with particular emphasis on creating a development with a strong rural village concept, and not repeating the harsh nature of other developments such as Roscadghill and Boscathnoe estates. Planting and greening the development is important to try to protect the wider landscape setting to retain a rural feel to it and avoid the harsh nature of a dense urban form with little regard to natural landscape and green space.

Roscadghill House and Cottage

Maximising enhancement

There would be limited opportunities within the development of the land to provide enhancement to the asset.

Avoiding Harm

The PB desk based study update from October 2015 considered a master plan for the land which was an output from an earlier assessment.

This emphasises the importance of retaining, enhancing and managing the wooded areas that surround and enclose the assets. Further, as most impacts would arise during construction of development, it would be appropriate to require consideration of construction processes and methods so as to minimise the generation of dust, noise smell and vibrations associated with the construction process through considerate construction methods, thereby avoiding the potential impacts highlighted above that could impact on the asset during these early phases.

Rosehill Manor

Maximising enhancement

There would be limited opportunities within the development of the land to provide enhancement to the asset.

Avoiding Harm

The HHIA considered a master plan for the land which was an output from an earlier assessment.

This emphasises the importance of retaining, enhancing and managing the wooded areas that surround and enclose the assets. Further, as most impacts would arise during construction of development, it would be appropriate to require consideration of construction processes and methods so as to minimise the generation of dust, noise smell and vibrations associated with the construction process through considerate construction methods, thereby avoiding the potential impacts highlighted above that could impact on the asset during these early phases.

Nancealverne House

Maximising enhancement There would be limited opportunities within the development of the land to provide enhancement to the asset.

Avoiding Harm

The HHIA considered a master plan for the land which was an output from an earlier assessment.

This emphasises the importance of retaining, enhancing and managing the wooded areas that surround and enclose the assets. Further, as most impacts would arise during construction of development, it would be appropriate to require consideration of construction processes and methods so as to minimise the generation of dust, noise smell and vibrations associated with the construction process through considerate construction methods, thereby avoiding the potential impacts highlighted above that could impact on the asset during these early phases.

Castle Horneck

Maximising enhancement

There would be limited opportunities within the development of the land to provide enhancement to the asset.

Avoiding Harm

The HHIA considered a master plan for the land which was an output from an earlier assessment.

This emphasises the importance of retaining, enhancing and managing the wooded areas that surround and enclose the assets. Further, as most impacts would arise during construction of development, it would be appropriate to require consideration of construction processes and methods so as to minimise the generation of dust, noise smell and vibrations associated with the construction process through considerate construction methods, thereby avoiding the potential impacts highlighted above that could impact on the asset during these early phases.

Madron Churchtown Conservation Area

Maximising enhancement

There would be limited opportunities within the development of the land to provide enhancement to the asset. However, development of the land could provide new viewing opportunities / interpretation boards over the asset and the historic relationship with the landscape and surroundings to which it relates from the wider landscape, and from where the asset is viewed in a completely different perspective than a visit to the asset itself.

Avoiding Harm

The HHIA considered a master plan for the land which was an output from an earlier assessment. This seeks to emphasise the importance on the design and layout of the land, with particular emphasis on creating a development with a strong rural village concept, and not repeating the harsh nature of other developments such as Roscadghill and Boscathnoe estates. Planting and greening the development is important to try to protect the wider landscape setting to retain a rural feel to it and avoid the harsh nature of a dense urban form with little regard to natural landscape and green space, and which would harm the wider setting of the asset.

Luthergwearne medieval settlement Maximising enhancement

There would be limited opportunities within the development of the land to provide enhancement and interpretation of the asset. Further any below ground archaeology offers potential for informing the layout of any development in particular around routes, boundaries and building layout, shape and design of buildings, and to provide interpretation boards to set out and explain the findings and presence f Luthergwearne its role and function in the history of the area.

Avoiding Harm

The PB desk based study update from October 2015 considered a master plan for the land which was an output from an earlier assessment.

This emphasises the importance of appropriate archaeological investigations to inform design and layout, providing opportunities to avoid sensitive areas, incorporate them into design if avoidance is not possible, and record features in particular if as a last resort any features are likely to be lost.

Church path - Tolcarne etc. to Madron Maximising enhancement

There would be limited opportunities within the development of the land to provide enhancement to the asset. However, development of the land could provide new viewing opportunities / interpretation boards over the asset and the historic route to which it relates from the wider landscape, and from where the asset is viewed in a completely different perspective than a visit to the asset itself.

Avoiding Harm

The PB desk based study update from October 2015 considered a master plan for the land which was an output from an earlier assessment.

This should seek to emphasise the importance of this route and alignment on the design and layout of the land, with particular emphasis on creating a development with a strong rural village concept, and not repeating the harsh nature of other developments such as Roscadghill and Boscathnoe estates. Planting and greening the development is important to try to protect the wider landscape setting to retain a rural feel to it and avoid the harsh nature of a dense urban form with little regard to natural landscape and green space.

Anciently Enclosed Land Maximising enhancement

There would be limited opportunities within the development of the land to provide enhancement and interpretation of the asset. However, development of the land could offer potential for reinstatement and repair of some boundaries and enclosures that have been lost or damaged through agricultural use. Further any below ground archaeology offers potential for informing the layout of any development in particular around routes, boundaries and building layout, shape and design of buildings

Avoiding Harm

The HHIA considered a master plan for the land which was an output from an earlier assessment.

This emphasises the importance of appropriate archaeological investigations to inform design and layout, providing opportunities to avoid sensitive areas, incorporate them into design if avoidance is not possible, and record features in particular if as a last resort any features are likely to be lost.

Likely to be Leats etc. as well as hedges –associated with PZ water systems Sensitive historic landscape with high archaeological potential because of known sites along stream area, and AEL of whole site. There would be limited opportunities within the development of the land to provide enhancement and interpretation of the asset. However, development of the land could offer potential for reinstatement and repair of some boundaries and enclosures that have been lost or damaged through agricultural use. Further any below ground archaeology offers potential for informing the layout of any development in particular around routes, boundaries and building layout, shape and design of buildings

Avoiding Harm

The HHIA 2015 considered a master plan for the land which was an output from an earlier assessment.

This emphasises the importance of appropriate archaeological investigations to inform design and layout, providing opportunities to avoid sensitive areas, incorporate them into design if avoidance is not possible, and record features in particular if as a last resort any features are likely to be lost. structure of the historic landscape as defined by the medieval settlement, historic lanes and field patterns There would be limited opportunities within the development of the land to provide enhancement and interpretation of the asset. However, development of the land could offer potential for reinstatement and repair of some boundaries and enclosures that have been lost or damaged through agricultural use. Further any below ground archaeology offers potential for informing the layout of any development in particular around routes, boundaries and building layout, shape and design of buildings

Avoiding Harm

The HHIA considered a master plan for the land which was an output from an earlier assessment. This emphasises the importance of appropriate archaeological investigations to inform design and layout, providing opportunities to avoid sensitive areas, incorporate them into design if avoidance is not possible, and record features in particular if as a last resort any features are likely to be lost.

Setting of Boscathnoe Reservoir Maximising enhancement

There would be limited opportunities within the development of the land to provide enhancement to the asset. However, development of the land could provide new viewing opportunities / interpretation boards over the asset from the wider landscape, and from where the asset is viewed in a completely different perspective than a visit to the asset itself. Development could be required to respond in terms of its layout to secure an appropriate relationship between development and the reservoir. The development could also lead to a management and maintenance regime for the future benefit of the trees that characteristically encompass the reservoir itself.

Avoiding Harm

The main protection against harm would be to retain and protect the trees that form the outer boundaries of the asset, retaining its surroundings and to ensure that any development in close proximity to the reservoir respects the proximity and scale of the surrounding trees to avoid future threats to them arising from the close relationship of new development. Development should also address the retention and future maintenance of the trees to retain the character and setting of the reservoir and wider landscape.

Step 5 Determine whether the proposed site allocation is appropriate in light of the NPPF’s test of soundness

The Council has identified the need to provide additional housing and employment growth for Cornwall within its Local Plan. It identifies the objectively assessed need to plan for an additional 52,500 new homes within Cornwall over the plan period from 2010 to 2030. The Local Plan6 details the distribution of this housing growth throughout the County, to address housing need and demand, as well as supporting the wider economic strategy for the future of Cornwall, and those towns that contributes strategically to the economy of Cornwall.

Penzance has been identified to deliver an additional 2150 new homes over the plan period, with this distribution target being strongly influenced by a range of factors and constraints within the natural and built environment. The Heritage environment plays an important role within these constraining and influencing factors over the level of growth for the key towns within Cornwall, and is expressed in the preamble to policy 2of the Local Plan at paragraph 1.24.

6 Cornwall Local Plan Strategic Policies – 2010-2030 – proposed submission (March 2014), Schedule of Focused changes (September 2014) and Schedule of further significant changes (January 2016) Combined Document – January 2016 This paper and the preceding assessments that are referenced within it that assess the historic environment and assets, have informed the Local Plan process, and more specifically the Cornwall Site Allocations Development Plan Document (DPD).

Importantly, the Council commissioned two assessments (by WSP Parsons Brinkerhoff). The first assessment, (Trengwainton Impact Assessment) sought to consider the impacts of developing the land at Heamoor the designated asset at Trengwainton, which was identified very early as one of the more prominent and important assets likely to be affected by development of the land. It concluded that based upon a reduced area of land identified by an outline masterplan, and subject to some key design and zonal criteria for the land (and to be incorporated into any development plan policy for any allocated land) that any impact on the setting of Trengwainton would be slightly degraded by development but not adversely affect either its interpretability or the setting of the asset. The impact on setting from development (of the masterplan identified by PB) would be considered as being minor adverse.

The subsequent work undertaken by PB, the HHIA, reviewed the earlier Trengwainton impact assessment and the evidence submitted on behalf of the National Trust7 and considered the potential impacts of development of the masterplan on the wider historic environment that concluded Trengwainton and other relevant assets within the catchment of the land at Heamoor or that would be likely to be affected by development of that land. That assessment identified a range of key factors for mitigation that would lessen the impacts of any development of the land. The HIA concluded that the impacts arising from development of the outline masterplan area would give rise to less than significant impacts, when measured against the requirements set out within paragraphs 132-135 of the NPPF

The Council carried out its own review of the two assessments produced by Parsons Brinkerhoff and that submitted on behalf of the National Trust. The Councils review of the land and potential for impacts on important views and setting related to Trengwainton substantiated many of the key facts highlighted by these earlier reports, surrounding the importance of the land in terms of its visual relationship to Trengwainton and the deigned view from the asset, as well as the role that the land plays as a component within the setting of the asset. This review confirmed the key zones of influence within the land in relation to the asset and its setting, with much of the higher level land playing a dominant role within both designed views and in forming the separating landscape between Penzance and Trengwainton. The review highlighted that certain fields within the land were highly prominent and important within the wider setting of and designed views from Trengwainton, and that by reducing the amount of the land by omitting these fields from any potential allocation would reduce the extent and scale of impacts on Trengwainton.

This paper has considered each of these assessments and reviews, and concludes that there is a need to reduce the amount of land identified at Heamoor further in order to remove prominent land / fields from any allocation, thereby reducing any potential impacts (highlighted within the HHIA as Less than Significant) further. This additional reduction will help to minimise further any impacts

7 Nicholas Pearson Partnership LLP – National Trust Trengwainton Setting Study – January 2015 arising from any development of this land, as the Council considers that it is correct to minimise any potential for harm and impacts as much as possible, even when the potential harm is less than significant.

In accordance with the requirements of the NPPF, that the importance of the historic environment have been considered fully with regard to the land at Heamoor, including the setting of any heritage assets (para 129, 132-135 of the NPPF and has followed the Guidance from Heritage England on: The Historic Environment in Local Plans; The Setting of Heritage Assets; and, The Historic Environment and Site Allocations in Local Plans Consideration of wider sustainability benefits Paragraph 134 of the NPPF requires that where less than significant harm to the historic environment would potentially occur, that is appropriate to balance the less than significant harm identified above and within the HHIA against public benefits of any proposal, including securing an optimal use of land.

The allocation of the land identified (and as reduced appropriately in light of the findings of this paper), would generate significant benefits to the wider public and community.

Penzance has long suffered from an under delivery of housing development. This has resulted in high demand and need for housing, including large numbers of affordable housing, often driven by high numbers of second homes and an aging population in homeownership, which lifts house prices in the area. All of these factors have compounded issues of delivery and affordability within the area and the increased numbers of people registered on the Councils Home Choice register as seeking affordable homes within Penzance.

The allocation of land that can deliver additional housing, and which incorporates an appropriate provision of affordable housing can clearly meet a primary need within the wider community around housing need and affordable housing. It can also contribute to the sustainable growth of local communities and secure housing in locations where the Councils economic strategy is indicating a provision of employment growth to contribute towards the future strong economy of the area and of Cornwall as a whole. Delivering housing in locations where there is also a focus for employment growth can help encourage economic investment within towns and helps to reduce travel to work areas and the need to use the car, and improve opportunities for making use of public transport to travel to work. This is clearly a benefit in an area with transport infrastructure constraints, where reducing the number of cars using the local network can generate improved environmental conditions.

Although temporary initially, the construction of additional dwelling will also provide additional economic benefits for local construction contractors and suppliers, providing additional employment opportunities for skilled and non-skilled labour during construction phases. Additionally it adds associated benefits in the longer term, arising from increased demand for the maintenance and adaption of property, land and open spaces. All of these have a direct input into local employment and the local economy and of Cornwall as a whole. These clear benefits to the wider community are evidenced clearly within the Local Plan in directing levels of housing and employment growth across the towns of Cornwall and to Penzance specifically.

In balancing these identified wider benefits with the less than substantial harm highlighted within the HHIA, it is considered that the distinct benefits outweigh the potential impacts arising from development of the land identified by the Council within this paper (reduced further from that referred to in the HHIA), and subject to the mitigation measures highlighted within the previously HHIA and within this paper.

Policy Recommendations It is considered that any allocation of the reduced area of land as illustrated within Plan 3 below, should include policy wording that addresses the need to properly mitigate potential for impacts on the Historic environment as set out within the HHHIA and this paper, referring to this paper and to the evidence that sits within it which will be made available to the public and to developers to refer to in preparing any development proposal for this land in accordance with paragraph 141 of the NPPF and the key points are highlighted below for ease of reference:

Trengwainton - Any allocations policy for Heamoor includes the following requirements

 Removing the western most fields from the original proposal for allocation;  Good design and sympathetic architectural approaches;  Protection of the tree line around Rosehill and restrict development from impacting these trees or projecting into the canopy;  Careful selection of materials to relate to a rural setting as opposed to an urban setting;  Use of low reflective materials;  Play equipment or structure’s being constructed from natural materials, and open spaces not being lit at night to limit light pollution. Appropriate controls over use of natural materials, finishes and colours for play equipment within the open spaces, including height and scale criteria;  No development of any buildings within the upper areas identified for open space provision;  Incorporate green space planting within development areas where they are large enough to sustain mature trees, and incorporate some occasional highlights from clusters of pine trees;  Utilise natural materials within boundary treatments and embanked boundaries to provide a development that is more cohesive within its surroundings;  Minimise street lighting to key areas – using ‘dark skies’ compliant lighting-  Place services infrastructure below ground to avoid clutter within the skyscape;  Consider a focal point feature (a built or natural feature) to draw the eye within the wider landscape as an attractor, to avoid a focus on new built development.  Retention of field hedgerows and natural planting allowing hedgerow trees to develop and for enhanced tree planting to reinforce hedgerows;  Enhanced tree planting to key zones around the land, in particular around the vehicular access road, peripheral locations supplement existing trees, and to enhance the dominant treed skyline to the south, adjacent to Rosehill / Roscadghill  Retention of PROW heritage route and alignment to Madron through the site;  Detailed highway design and landscaping – strong emphasis on ‘rural fit’, planting / screening and a street lighting strategy for dark skies.

Roscadghill vehicular access route (Refer to Supplementary Papers June 2017 at Appendix 4):  Road alignment as set out at diagram 1 of Supplementary Paper – Roscadghill June 2017);  Road / pedestrian space width of 8.3 m wide as a maximum width of vehicular and pedestrian space through this access corridor – The final design should reduce overall widths further through this access corridor within any detailed design to circa 6.5-7.5m through the use of speed limiting features incorporated within a ‘home zone’ approach to the development of the highway infrastructure for this allocation informed by the guidance within Manual for Streets 1 and 2;;  Option for hedge or fence to bound the southern edge of road with the planting corridor with additional planted hedge to the school field boundary (see landscaping section below);  Lighting to be provided with 5-6m posts and with LED lighting and front and rear light shields to reduce any light spill and or pollution to wider area; and,  Additional in-highway features to reduce road speeds and widths along this corridor and to enable safe pedestrian crossing over the PROW, as illustrated within Diagram 2 above.  Reference to the emphasis of a mix of evergreen species to be included within the screen planting of the access road from Roscadghill as follows: 35% Beech grown as a cut hedge to hold its leaves through the winter, 35% Privet, 20% Holly and 10% Hawthorn to provide good winter cover  Reference to the selection and planting of trees within any planting in accordance with the guidance of the Tree Officer  Reference to an appropriate management regime of the planting within the development  Reference to consider potential for heritage enhancement opportunity by exploring additional planting on and in the vicinity of the site to screen / obscure the existing residential estate at Roscadghill

Boscathnoe Lane (Refer to Supplementary Papers June 2017 at Appendix 4):

 Reference to the emphasis of a mix of evergreen species to be included within the 35 to 40 metre tree planting area to provide effective winter cover as follows: new hedge to consist of 35% Beech grown as a cut hedge to hold leaves through the winter, 35% Privet, 20% Holly and 10% Hawthorn  Requirement for an appropriate management regime of the planting within the buffer area  Reference to consider potential for heritage enhancement opportunities of the planting area around the reservoir  Reference to a lower density of development within the site adjoining the buffer area, with back gardens orientated north, facing the buffer area and Boscathnoe Lane, to further reduce potential for any residual visual impacts from light spillage etc.  Reference to the requirement for a Home Zone approach to the site, informed by the guidance set out in Manual for Streets and Manual for Streets 2  Retain and protect the tree screen to Boscathnoe reservoir – protecting views towards the lower and northernmost sections of the land and opportunities to increase and strengthen this tree line;

For the historic assets set out below, it is recommended that the following points are specifically referred to within either an allocations policy, the supporting text of the Site allocations DPD, or that an allocations policy should refer to the recommendations set out within this paper.

Roscadghill House and Cottage, Rosehill Manor and Nancealverne House

 This emphasises the importance of retaining, enhancing and managing the wooded areas that surround and enclose the assets. Further, as most impacts would arise during construction of development, it would be appropriate to require consideration of construction processes and methods so as to minimise the generation of dust, noise smell and vibrations associated with the construction process through considerate construction methods, thereby avoiding the potential impacts highlighted above that could impact on the asset during these early phases.

Madron Churchtown Conservation Area

 This seeks to emphasise the importance on the design and layout of the land, with particular emphasis on creating a development with a strong rural village concept, and not repeating the harsh nature of other developments such as Roscadghill and Boscathnoe estates. Planting and greening the development is important to try to protect the wider landscape setting to retain a rural feel to it and avoid the harsh nature of a dense urban form with little regard to natural landscape and green space, and which would harm the wider setting of the asset.

Church path - Tolcarne etc. to Madron  Retain and emphasise the importance of this route and alignment on the design and layout of any development of the land.

Anciently Enclosed Land / Setting of Boscathnoe Reservoir / structure of the historic landscape as defined by the medieval settlement, historic lanes and field patterns Likely to be Leats etc. as well as hedges –associated with PZ water systems Sensitive historic landscape with high archaeological potential because of known sites along stream area, and AEL of whole site.  Retention where possible of existing hedgerows and boundary systems  Retention and management of trees surrounding the Boscathnoe reservoir  Appropriate investigation of potential for below ground archaeology, with findings properly addressed within any development of the site, avoiding direct loss wherever possible, incorporating and referencing remains onto development / layout and appropriately recording any features found, in particular where heir retention is not possible within any development. Buffer Zone and tree planting to Buffer Zone and tree Boscathnoe Lane – utilising protection to existing field gateway for bus Boscathnoe reservoir gateway

Buffer Zone and tree protection to Roscadghill and Rosehill

Further prominent land omitted – Open space repositioned to high ground – retaining pastoral nature of landscape and setting of Trengwainton

Plan 3: Identified zones for built development and no development, buffer and tree protection zones.

The two fields identified in Plan 3 above, situated adjacent to Rosehill and Roscadghill have been omitted from the proposed site allocation at Heamoor as of June 2017

Conclusion Having balanced the potential impacts on the Historic environment from developing the land at Heamoor, against the wider benefits to the public as discussed above, it is recommended that the reduced area of land can appropriately be allocated for housing development within the Cornwall Site Allocations DPD subject to the measures identified within this paper and within the WSP Parsons Brinkerhoff - Heamoor Heritage Impact Assessment – Revised October 2015. Such heritage mitigation measures will be fully referenced within the planning policy that will accompany the allocation within the Allocations DPD, and development will thereafter be assessed and considered based upon the level of compliance with the identified requirements of the policy. Appendix 3 illustrates how the protection of the historic environment has influenced the potential allocation of land at Heamoor through a series of plans illustrating the chronology of changes to the extent of land being brought forward.

Appendices Appendix 1: WSP Parsons Brinkerhoff - Heamoor Heritage Impact Assessment – Revised October 2015

Appendix 2: Heamoor Urban Extension & Trengwainton House and Estate – Visual Impact and Setting Considerations – January 2016

Appendix 3: Heamoor Chronology – January 2016

Appendix 4: Supplementary Paper to HIA, Roscadghill vehicular access June 2017 & Supplementary Paper to HIA, Boscathnoe Lane June 2017

References  Historic England – The Historic Environment in Local Plans – Historic Environment Good Practice Advice in Planning:1 – March 2015

 Historic England – The Setting of Heritage Assets – Historic Environment Good Practice Advice in Planning:3 – July 2015

 Historic England – The Historic Environment and Site Allocations in Local Plans – Historic England Advice Note 3 – October 2015

 National Planning Policy Framework – March 2012

 National Planning Policy Framework: technical guidance – March 2014

 www.heritagegateway.org.uk

 Cornwall Council Sites and Monuments Records (SMR)

 Cornwall Council Heritage Desk Based Assessment of DPD Allocations sites- Cornwall Historic Environment Service – N Cahill – September 2015

 Cornwall Local Plan Strategic Policies – 2010-2030 – proposed submission (March 2014), Schedule of Focused changes (September 2014) and Schedule of further significant changes (January 2016) Combined Document – January 2016

 Penzance Urban Extensions Assessment: Cornwall Site Allocations Development Plan Document: Evidence Base

 WSP Parsons Brinkerhoff - Trengwainton Impact Assessment – Issue 3 –. August 2015

 WSP Parsons Brinkerhoff - Haemoor Heritage Impact Assessment – Revised October 2015

 Nicholas Pearson Partnership LLP – National Trust Trengwainton Setting Study – January 2015