Bodmin Town

Framework

Housing Assessment

Planning Delivery Team

1

Contents

Introduction 2

Chapter 1 - Bodmin’s Urban Capacity Assessment 3

Dwelling Completions and Commitments (a) (b) and (c). 3 d) Strategic Housing Land Availability Assessment (SHLAA) Sites 4 e / f) Other sites / Urban Site Allocations 8 g) Windfall Allowance for Bodmin 8 Summary – Potential Urban Capacity of Bodmin 8

Chapter 2 10

Introduction 10

Steps 1-5: Initial Review of Land 12

Step :1 mapping Review 12 Step 2: Identify Site (Cell) areas for assessment 13 Step 3: Desk Based Environmental Assessment 14 Step 4: Desk Based Accessibility Assessment 15 Step 5: Review & Discount Inappropriate Sites 16

Steps 6 – 8: Detailed Assessments 17

Step 6: Landscape Character Assessment 17 Step 7: Urban Design Analysis 18 Step 8: Qualitative Review and Discount Poorly Performing Cells 19 Steps 9 – 10: Initial Engagement 21 Bodmin Town Framework Steering Group: 22 Step 12: Public Consultation (Mar-Apr 2013 & Oct-Nov 2013) 23 Post Consultation Work 25

Chapter 3 – Summary of Bodmin Housing Delivery 27

Appendix 1: Housing Trajectory 29

Appendix 2: Urban Extension Assessment Methodology 30

Appendix 3: Desk Based Environmental Assessment 41

Appendix 4: Desk Based Accessibility Assessment 53

Appendix 5: Landscape Assessment Tables 66

Appendix 6: Landscape Assessment Maps 91

Appendix 7: Urban Design Assessment 104

Appendix 8: BdUE2 Hydrologist’s Assessment 118

1

Introduction

This report reviews the ability for the town of Bodmin to accommodate future housing growth.

These assessments were prepared to support the development of the Bodmin Town Framework and the Cornwall Allocations DPD.

The report consists of three main chapters An assessment of the existing urban area’s ability to accommodate growth An assessment of land surrounding the existing built area to accommodate urban extensions A summary of Bodmin’s ability to deliver the Local Plan’s housing target

2

Chapter 1 - Bodmin’s Urban Capacity Assessment

This chapter sets out an assessment of the urban capacity in Bodmin. In planning for the future development of the town it is firstly important to consider what growth can be accommodated appropriately within the existing urban area, in order to minimise the town’s future encroachment on further greenfield land.

Elements identified as contributing towards the potential capacity are as follows:

a) The number of completed dwellings (1st April 2010 – 31st March 2016); b) The number of committed dwellings, i.e. both under construction and permitted by existing planning permissions (full and outline) but not yet started (31st March 2016) - on sites under 10 dwellings; c) The number of committed dwellings, i.e. both under construction and permitted by existing planning permissions (full and outline) but not yet started (31st March 2016) - on sites over 10 dwellings; d) The number of dwellings which can potentially be accommodated on sites identified through the Strategic Housing Land Availability (SHLAA), which are also within the existing urban area and which are also not sites included a-b, above; e) Any other sites, with potential to accommodate over 10 dwellings in the existing urban area; (including any urban site allocations); f) Site Allocations (Urban Sites); and, g) Windfall allowance for final 9 years of plan period.

Dwelling Completions and Commitments (a) (b) and (c). Regular annual monitoring of housing completions and permissions is carried out by Cornwall Council and is regularly reported in the Cornwall Monitoring Report (available at www.cornwall.gov.uk). Data relating to completions through the plan period, to date (1st April 2010 – 31st March 2016) is presented within Table 1. It sets out that 1,012 dwellings were built or committed at Bodmin as of 31st March 2016.

Table 1: Dwelling Completions and Commitments in Bodmin Urban Area (2010-2015) No of Bodmin Urban Area Dwellings

455 (a) Dwellings Built (1st April 2010 - 31st March 2016) 78 (b) Net Extant planning permissions - Under 10 (31st March 2016) 479 (c) Net Extant planning permissions - 10 or more Committed Dwellings (31st March 2016) Total Built and Permitted 1,012

3 d) Strategic Housing Land Availability Assessment (SHLAA) Sites The SHLAA data provides a theoretical assumption of the development capacity on sites in and around Bodmin. Due to the nature, purpose and process of the SHLAA there are a number of sites identified (i.e. those outside of the urban area, on greenfield land) that are not considered suitable to contribute to the urban capacity figure. In addition to these greenfield SHLAA sites, some urban SHLAA sites have been discounted due to other reasons which suggest that they may be inappropriate to come forward for housing development. The SHLAA sites and a consideration of whether they can be assumed to contribute to the urban capacity of Bodmin is presented within Table 2, with these SHLAA sites being illustrated in Figure 1. Table 2 sets out that the SHLAA sites could contribute up to 10 dwellings to Bodmin’s urban capacity (subject to usual planning application procedures).

4

Table 2: The assumed contribution of the Bodmin’s SHLAA sites to the towns urban capacity

SHLAA Site Ref Address Gross Potential Reason Area (Ha) Dwelling No.

U0120 Priory House, Bodmin 0.3 10 Include: Well located within the urban area (Reuse of existing building) North Site west of Old Callywith Road 5.6 Include: Well related to other surrounding residential development Cornwall_31 (Proposed Site Allocation, so the number of dwellings are set out in section f below) North Site west of Launceston Road, 8.5 Exclude: Site permitted to deliver an education scheme Cornwall_10 sth of Cookland Lane North Site North Old Callywith 7.7 Exclude: Site beyond edge of urban area, so to be assessed via the urban Cornwall_8 Road/Castle Street extension assessment North Land off Helland Road 2.0 Exclude: Site beyond edge of urban area, so to be assessed via the urban Cornwall_164a extension assessment North Land North of Harmer Road 4.7 Exclude: Site beyond edge of urban area, so to be assessed via the urban Cornwall_24 extension assessment North Site adjacent Scarletts Well Park 4.4 Exclude: Site beyond edge of urban area, so to be assessed via the urban Cornwall_7 extension assessment U0123 Bodiniel View, Bodmin 0.8 Exclude: Site beyond edge of urban area, so to be assessed via the urban extension assessment North St Lawrence’s Hospital, 15.8 Exclude: Site has permission Cornwall_42 North Land at and adjoining Pandarosa 5.7 Exclude: Site beyond edge of urban area, so to be assessed via the urban Cornwall_22 extension assessment North Site west of Westheath Avenue 2.0 Exclude: Site beyond edge of urban area, so to be assessed via the urban Cornwall_23 extension assessment S1195 Land at St Lawrence Farm 23.2 Exclude: Site beyond edge of urban area, so to be assessed via the urban extension assessment North Land to Southwest of Westheath 2.2 Exclude: Site beyond edge of urban area, so to be assessed via the urban Cornwall_6 Road extension assessment North Site East of Blowinghouse Lane 20.1 Exclude: Site beyond edge of urban area, so to be assessed via the urban

5

SHLAA Site Ref Address Gross Potential Reason Area (Ha) Dwelling No.

Cornwall_12 extension assessment North Land off Crabtree Lane and 2.5 Exclude: Site beyond edge of urban area, so to be assessed via the urban Cornwall_163 Halgavor Road extension assessment North South of Bodmin Railway-West 6.5 Exclude: Site beyond edge of urban area, so to be assessed via the urban Cornwall_21 of Halgavor Road extension assessment North Land at Beacon 2.2 Exclude: Site beyond edge of urban area, so to be assessed via the urban Cornwall_162 extension assessment North Halgavor Moor. South east 25.1 Exclude: Site beyond edge of urban area, so to be assessed via the urban Cornwall_13 Bodmin extension assessment North Little Halgavor Farm 23.5 Exclude: Site beyond edge of urban area, so to be assessed via the urban Cornwall_164 extension assessment North Land off Lostwithiel Road, 1.8 Exclude: Site beyond edge of urban area, so to be assessed via the urban Cornwall_160 Bodmin extension assessment North Land Adjoining Bodmin and 20.7 Exclude: Site beyond edge of urban area, so to be assessed via the urban Cornwall_20 Wenford Railway extension assessment S465 Land north and south of Priory 34.9 Exclude: Site permitted for housing development Road North Site between A30/A39. East of 10.7 Exclude: Site beyond edge of urban area, so to be assessed via the urban Cornwall_14 Bodmin extension assessment North Adjoining the junction of A389 3.2 Exclude: With commercial uses on three sites of the site, considered better Cornwall_11 as an employment site (d) Potential houses from SHLAA sites: 10

6

Figure 1: Map of Bodmin’s Included & Excluded SHLAA sites & Existing Planning Permissions (for over 10 dwellings)

7

e / f) Other sites / Urban Site Allocations One of the SHLAA sites (Ref: North Cornwall_31) has been identified as being of a sufficient scale that it should be allocated; this is referred to as Castle Street within the Allocations DPD, which is estimated that it could deliver approximately 150 dwellings

g) Windfall Allowance for Bodmin When estimating future housing delivery, a ‘windfall allowance’ is considered – this is an assumption regarding the number of other unplanned permissions that will granted through the plan period. The windfall allowance is based on an analysis of past trends in terms of the actual housing delivery in the 10 years between 2004 and 2014 on sites of less than 10 dwellings. For Bodmin the windfall allowance through to 2030 is estimated at 126 dwellings. A more detailed explanation of the windfall allowance is contained within the Strategic Housing land Availability Assessment (available at www.cornwall.gov.uk).

Summary – Potential Urban Capacity of Bodmin The Urban Capacity Assessment demonstrates that, at 31st March 2016 there is the potential to accommodate approximately 1,295 dwellings from permitted development and other urban sites within Bodmin. Table 3 sets out these findings, whilst Figure 1 illustrates the main sites.

It should be noted that a discount rate has been applied to sites which have planning permission (with a capacity under 10 dwellings). Discount rates are used across Cornwall’s towns and have been arrived at by looking back at historical trends for each category to gauge average non delivery, which has then been projected forward.

Table 3: Bodmin Urban Capacity Gross Discount Net Total Total Rate

a) Net Completions (From Apr-10 to Mar-16) 455 455 b) Net Extant planning permissions - Under 10 87 10% 78 c) Net Extant planning permissions - 10 or more 532 479 d) Urban SHLAA Sites 10 30% 7 e) Other sites 0 0 f) Site Allocations (Urban Sites) 150 150 g) Windfall allowance for final 10 years of plan 126 - 126 period (Excluding windfall in gardens) Estimated Urban Capacity 1,295

The assessment shows indicates that approximately 1,295 dwellings could be delivered from sites within the existing urban area, existing permissions, as well as completions up to March 2016.

8

At the time of writing there were a further two significant sites that had resolutions to be granted permission, subject to completion of the s106s; this was:  St Lawrences Boundary Road (PA14/09274) - 175 Dwellings  Land at Priory Road, Bodmin (PA12/12115) - 750 Dwellings

With the addition of these sites, it shows that up to 2,220 dwellings could be delivered. This means that sites need to be identified that could deliver at least 880 dwellings within the Plan period on sites on the edge of Bodmin.

Chapter 2 sets out the assessment to identify these additional sites on the edge of Bodmin.

9

Chapter 2

Introduction

To support the preparation of the Cornwall Local Plan: Strategic Policies document. An assessment was undertaken of the land surrounding the existing built area of Bodmin to review the land’s appropriateness for housing development

This Chapter and appendices sets out the assessment undertaken and conclusions that have been made, which has resulted in certain allocations being identified within the Cornwall Allocations DPD

The paper documents a staged assessment process, ensuring that a consistent approach is applied to the potential for urban extensions assessments across all of Cornwall’s main towns. The assessment included a process of identifying a series of sites to be considered in an options consultation (which is set out in a flow chart in Figure 2); plus further assessment was subsequently undertaken to finalise a set of sites to allocate. This paper sets out the whole of this process.

Steps 1-5 within figure 1 seeks to identify land that is either potentially appropriate for further detailed assessment, or land which should be discounted at an early stage for reasons based on significant environmental and or accessibility grounds. Steps 6 to 8 involve a landscape character assessment and an urban design assessment. Inappropriate cells are discounted at step 8 following a review.

All remaining land is then assessed at steps 9-11, as potential options for urban extension locations. These options are informally discussed with key stakeholders, including the Environment Agency, Highways Agency, Natural England, on the suitability of land. This stage will also include an informal Sustainability Appraisal of the options. Following this the sites will be consulted on as options for future growth.

The assessments that are set out in these eleven steps are discussed through out the process at workshop sessions with both officer and member steering groups, to provide local input, context and informal endorsement.

The following flow chart illustrates the process undertaken to assess the suitability of land for urban extensions in order to accommodate growth as part of the Allocations DPD process.

The methodology used within each of the steps is set out in Appendix 2.

10

Figure 2: Urban Extension Assessment – eleven step process to identifying site options.

11

Steps 1-5: Initial Review of Land

Step :1 mapping Review Step 1 involved a desk based assessment to help understand the structure of Bodmin and how the town currently functions, including what services and facilities are available for the communities within the town. The results of this exercise help to inform and guide the subsequent assessments throughout the process, but primarily the initial desk based urban extension assessment exercises of steps 2, 3, 4 and 5.

This mapping exercise sought to identify the main movement corridors: A, B and local distributor roads, main railway line and station, and key services such as schools, health facilities, community buildings, and formal and informal open spaces - as well as identifying the main and neighbourhood centres. See Figure 3.

The assessment showed a relatively good spread of primary schools through the town, although the secondary school is located to the south-east of the town; health facilities are in the centre and west of the town; the majority of industrial estates are located to the east of the town.

Figure 3: Structure of the town

12

Step 2: Identify Site (Cell) areas for assessment A desk based exercise was undertaken to review all of the land surrounding the town to identify appropriate and workable areas (cells) which can be used to base further assessment work on. 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 such as topography and watercourses. Once these features had been identified, it provided definition to the boundaries for the cells surrounding the town. The cells identified for Bodmin are indicated in Figure 4. It should be noted that these cell boundaries would potentially be amended and or refined as the assessment progressed. It should also be noted that these cells do not represent potential development sites at this stage, just areas defined for assessment.

Figure 4: Bodmin Cell Boundaries

13

Step 3: Desk Based Environmental Assessment Step 3 involved a desk based assessment to record the relationship of the different cells with significant and less significant environmental features. The main intention of this step is to identify any land where significant environmental features (predominantly national designations e.g. SSSI; flood zone 3b; ancient woodland etc) would mean that future development potential would be highly unlikely due to the obvious constraints. In the same way the step identifies the areas where any potential growth would not be constrained by such significant environmental constraints. Each cell was assessed in this way based upon the assessment criteria and a ‘traffic light system’ which are detailed at Appendix 3. An example of an environmental assessment for an individual cell is illustrated at Figure 5. This step identified those cells which contained significant environmental features or assets (predominantly national level designations) and therefore based on this evidence should be discounted from any further study in the urban extension assessment process.

Figure 5: Example of Desk Based Environmental Assessment

14

Step 4: Desk Based Accessibility Assessment A desk based initial accessibility assessment, Step 4, was undertaken at the same time as Step 3, and the cells were assessed in relation to their performance against accessibility to essential local facilities e.g. schools, health facilities, town centres etc. Accessibility was assessed for both pedestrians (step 4a) and vehicular access (step 4b). A series of distance criteria form the basis of assessing how each cell performs in terms of its proximity to the services and facilities. The distances used were 400 m, 800m and 1200 m, representing a 5, 10 and 15 minute walk respectively. These distances/times are used as they are referenced as standard in various national planning and urban design good practice guides.

Each cell was assessed utilising a traffic light rating system, (the detail of which is set out at Appendix 4, whilst an example of an assessment sheet can be seen in Figure 6) with the aim of establishing between those cells that performed either well or poorly in terms of their accessibility to local services and facilities. Potential shortfalls in the availability of local services and facilities were also highlighted through this assessment.

With regards to vehicular accessibility (step 4b), consideration was given to whether the existing highway infrastructure had potential to provide existing or new vehicular access points / routes to the cells.

Two key issues were considered: Whether there was deliverable vehicular access to serve the cell; and Whether there was possible vehicular connection from the cell to the nearest Town or Neighbourhood Centre.

The results of this assessment were considered along with step 4a, to determine an overall performance rating for each cell in terms of accessibility.

Figure 6: Example of Desk Based Accessibility Assessment

In summary the assessment showed that most cells had a mixed set of results in relation to the range of services and facilities, with no cells performing very well for accessibility, as a result of the general dispersed nature of the town’s existing facilities.

15

Step 5: Review & Discount Inappropriate Sites

Following Steps 3 and 4, Step 5 was a key step where a review was carried out to highlight and discount inappropriate cells based on their environmental and / or accessibility results.

The results of step 5 can be seen below at Figure 7. Cells 1 and 10 were discounted from further study, whilst the boundary of Cell 6 was redrawn to exclude the Scheduled Ancient Monument, Castle Canyke, to the south-east of the site.

Cell 1 was discounted primarily on the grounds of its topography, with its significant gradient making it very unlikely it could be developed for housing, or at least in a financially viable way that would still permit the delivery of affordable housing etc. Plus the site contains a Treatment Works, plus there is extensive tree cover on the site.

Cell 10 was discounted because a significant portion of the cell is designated a Nature Reserve; part of the site is woodland; it contains historic features; a large part of the cell would have significant detrimental impact upon the historic assets, if developed.

Figure 7: Cells that were discounted and remaining cells following step 5

16

Steps 6 – 8: Detailed Assessments Step 6: Landscape Character Assessment A landscape character assessment was undertaken by Landscape Architects from the Councils Environment Service. A methodology was drafted and agreed by relevant officers (this can be viewed in Appendix 5) which recorded important landscape features and assessed the landscape according to its character and sensitivity to change and gave an overall colour using a traffic lights system according to its overall landscape quality. Each cell that had not been discounted already was assessed by a detailed site visit and by also utilising the environmental information recorded at previous step 3. Below is the overall results following the assessment:

Figure 8: Landscape overview map

As Figure 8 illustrates the majority of cells were scored as amber or red for their landscape sensitivity. Some cells were subdivided if there was a distinct change of character within a cell.

The detailed Landscape Character Assessment sheets can be seen in Appendix 6

17

Step 7: Urban Design Analysis The purpose of this step was to carry out an analysis of each cell with the aim of clarifying which would potentially relate and function well (if developed) with the town and be sustainable locations to accommodate any (potential) future growth; equally, it was to demonstrate which cells would not function as well and to clarify the reasons why. The exercise involved site visits by the Council’s Urban Designer, which resulted in assessments sheets being completed (see Appendix 7).

Each individual cell was assessed, along with certain cells that were merged, where the assessment showed logic or benefits in cells being merged for ease of connectivity or landform. A final assessment comment is given noting the conclusions from the assessment and indicating the suitability of the cell or merged cells as either:

 a potential expansion of an existing neighbourhood;  an opportunity to create a new neighbourhood;  or the constraints noted to the creation of either of the above.

The intention was not to discount cells at this stage as the information from this assessment was used at the following Step 8 ‘Qualitative review and discount sites’ to inform decisions, along with the landscape character assessment.

In summary, the assessment suggested that the best performing cells, from an urban design perspective, were cells 5 and 12, together with cells 7 and 8; whereas the worst performing cells were Cells 3 and 11.

As a result of the initial assessment, a further review was undertaken of potentially combining elements of cells 7 and 8; as well as reviewing the potential of combining sites 2, 3 and 4. These additional assessments suggested there could be merit in bringing together elements of sites 7 and 8 into a single site. However, the assessment of combining sites 2, 3 and 4 suggested that this larger site would still have many issues, particularly on the western half (i.e. sites 2 and 3).

18

Step 8: Qualitative Review and Discount Poorly Performing Cells Step 8 was a key point within the overall assessment, with the aim of reviewing all steps to date.

As a result of the assessments, 5 sites have been highlighted that the Council believed performed relatively well and warranted taking forward for further assessment and consultation. These sites were:

 Cell 4 – Whilst understanding the landscape sensitivity (which might necessitate lower density), the site offers the opportunity to connect well into the highway network, which would be particularly beneficial if taken forward as a mixed use site. However the site is taken forward in a slightly reduced form, taking out land to the north to respect the exclusion zone for a quarry; plus taking out some land to the far south of the cell, reflecting the challenging topography

 Cell 5 – Taken forward in its current form, due to having development surrounding it; linking well with the existing highway network; having only a moderate landscape sensitivity; and within relatively easy reach of the town centre

 Cell 6 – The site is well connected to the existing highway network; only has moderate landscape sensitivity on the western half. However, the land that contains Castle Canyke and its immediate setting (i.e. fields to its north) are been discounted.

 Parts of Cell 7 & Cell 8 – The combination of the two cells, allowed the best performing elements of cell 8, from an accessibility and landscape perspective, to be retained; plus retention of parts of Cell 7 would enable vehicular connections to be created back to the main network for the entire site

 Cell 12 – The cell has only moderate landscape sensitivity and offers the opportunity to connect well into the existing highway network. However, the land that sits to the west of the railway line has been excluded due to the barrier that it creates

As a result of this assessment and prioritisation there were a number of cells discounted or reduced in size and thus not considered any further as appropriate for housing development through this process.

Cell 2 – Discounted in its entirety due to various issues, including its landscape impact; concerns about the cell being able to connect into the rest of the town; its ability on its own to provide appropriate vehicular connections

Cell 3 – Discounted in its entirety as a result of landscape impact and the divorced nature of the site, meaning it would be hard to connect it into the town, both from a vehicular and pedestrian perspective. Furthermore, topography on a significant proportion of the site would make building there extremely difficult.

Cell 4 – Small elements of the site to the north and south were discounted for the reasons set out previously

19

Cell 6 – A small element of the site was discounted due to the presence of a historic asset, Castle Canyke, a scheduled ancient monument

Cell 7 – Parts of the site were discounted, which were furthest away from the existing built area, which means it was the worst performing elements for access to existing services and facilities (Remaining area retained and combined with parts of Cell 8)

Cell 8 – Parts of the site were discounted, which were furthest away from the existing built area, which means it was the worst performing elements for access to existing services and facilities. Furthermore, the redrawn southern boundary sits on a strong tree belt and stream, which could represent a strong boundary to the development. (Remaining area retained and combined with parts of Cell 7)

Cell 9 – The cell was discounted in its entirety for many reasons, including its landscape sensitivity, including the setting of historic assets; it wasn’t within easy walking distance of most services and facilities; concern about its connectivity, particularly vehicular connections; and a significant proportion of the site has Flood Zone 3b running through it

Cell 11 – The cell was discounted in its entirety from this process, mainly due to the presence of the railway line which creates a significant barrier to overcome to appropriately integrate the vast majority of the site with the rest of the town. The small parcel of land to the north of the railway line might be still appropriate for development, but too small for consideration as part of this process

Cell 12 – Part of the cell, to the west of the railway line, was discounted as a result of the difficulty in integrating it appropriately with the rest of the cell and in turn the existing town

Figure 9 sets out the sites that remain as a result of the assessments from Steps 1 to 8

Figure 9: Sites retained for further assessment and consultation

20

Steps 9 – 10: Initial Engagement

During the process of identifying appropriate sites for public consultation a range of stakeholders were engaged, including Cornwall Council members, Town Council, Cornwall Council officers, Environment Agency, Highways Agency, Natural England, etc.

As a result of this informal engagement various comments / issues were highlighted. This is summarised below (more detailed assessments from heritage officers are within the Heritage Impact Assessment):

Site BdUE1: Historic Environment raised some concerns regarding the setting of Castle Canyke and that the reduced site area might still have impacts upon the scheduled monument, some either the site needs to be draw back further, and/or restrictions on the nature of the development on the eastern edge of the site is required – some sort of impact assessment should be undertaken

Site BdUE2: Transportation felt that a new link road from Respryn Road would be needed, as well as providing a new bridge across the railway line; however if provided it could provide wider benefits to the town

Town Council indicated that the site was quite ‘wet’, with a number of streams and springs; and that they had anecdotal evidence that adjacent schemes had problems in relation to this. (As a result of this feedback, Cornwall Council’s Hydrologist was consulted and after visiting the site, felt that the issues could be overcome by a development – a note of the feedback can be seen in Appendix 8)

Education indicated that some additional land might be required to support the future expansion of the school. (After further assessment, two fields already in the ownership of Cornwall Council were excluded, to enable this expansion to occur)

BdUE3 Transportation felt that off-site works might be required at the ‘5-ways’ junction, plus felt that Boundary Road would need to be widened, if it were to be used as a main route for the development.

Site BdUE4: Transportation felt that junction improvements might be required to support this site, particularly when viewed together with other proposals for the north-east of the town

Historic Environment highlighted the presence of a scheduled monument on the edge of the site; although it shouldn’t prevent the site coming forward

Natural England was keen to gain assurances that the site’s foul drainage would not impact upon the River Camel SAC. (As a result of later consultation with South West Water, they indicated that the site would be likely to drain to the Scarlet’s Well Sewage Treatment Works; however when this works reaches capacity, all foul sewage would be redirected to Nanstallon Treatment Works, which was due to be upgraded to improve its capacity).

21

Site BdM1: Historic Environment highlighted the presence of a scheduled monument on the edge of the site; although it shouldn’t prevent the site coming forward

The Highways Agency did not raise any particular objections regarding the principle of the sites chosen, but would seek further engagement when transport modelling for the town had been undertaken

As a result of the engagement, if was felt that the selected sites should be taken forward into public consultation.

Bodmin Town Framework Steering Group: Bodmin Town Framework Steering Group was established to support the development of the Town Framework / Bodmin section of the Allocations DPD. The group was made up of the 4 local Cornwall Council members, plus representatives of the Town Council. The group were engaged through the process of developing the Town Framework / Allocations DPD.

The group were consulted on the urban extension assessments undertaken and the proposed set of sites and they were supportive of the collection of sites being taken forward for public consultation.

22

Step 12: Public Consultation (Mar-Apr 2013 & Oct-Nov 2013)

The sites, as set out in Figure 10, were taken forward and presented in two public consultation exercises, as part of an emerging strategy for Bodmin.

Figure 10: Sites taken forward to public consultation

The first consultation was held for six weeks from March 2013 to April 2013. As a result of concerns regarding the emerging transport strategy for the town, a second consultation was held for six weeks, from October 2013 to November 2013. Both consultations included widespread advertising, documents available on the Council’s website, and exhibitions held within the town, which were very well attended. As a result of the public consultation, whilst many people commented about the growth proposals or the merits of developing on greenfield sites, there were relatively few consultation responses regarding the specific urban extension options. A summary of some of the key points raised, often by only one individual, are set out below, whilst the responses can be reviewed in full within the Allocations DPD Statement of Community Consultation.

BdUE1: Priory Urban Extension Option The site should incorporate ped and cycle routes; Whether the setting of Castle Canyke will be preserved.

BdUE2: Halgavor Urban Extension Option Concern raised regarding hydrological issues; Concern about adding traffic to the local network; Would result in the felling of hundreds of trees; Would destroy agricultural land;

23

BdUE3: St Lawrences Urban Extension Option Concern about ‘rat running through Nanstallon; Site should provide a district centre;

BDUE4: Callywith Urban Village Option Concern about potential landscape impact; Support for its delivery

Concern was also raised by the owner of Cornish Lime Company, located in the north-east of the site that housing development as planned would cause environmental health problems for proposed residents as a result of the business, due to the dirty nature of their work. As a result, the area proposed for employment uses was amended, to wrap around their premises, so that it would act as a buffer between Cornish Lime and the housing development. This was presented in the second consultation, where no further objections were raised in relation to the issue.

BdM1: Castle Street Option Didn’t wish to see loss of caravan site (not the land owner)

As a result of the consultations, representations were made for the inclusion of another site for housing, which was on the site of the old St Lawrence’s hospital. The site was not assessed as part of the urban extension assessment because it was part of the existing built area; however after reviewing the representations made, it was deemed an appropriate site (Note: since the consultation processes the site has now secured a planning permission for 175 dwellings – PA14/09274 and is reflected within the completions figures set out in Chapter 1)

24

Post Consultation Work

Subsequent to the consultation, BdUE1 has secured planning permission.

As a result of more detailed consultation with the land owners of the urban extension site options, a land owner in the northern section of urban extension option BdUE3 indicated that they were not interested in their land coming forward for development. As this represents the majority of the site option to the north of Stony Lane, it was decided that the site boundary would be redrawn, with Stony Lane acting as the site’s northern boundary. This still left an urban extension of a significant size and the land discounted was furthest from the existing built area, as a result, the remaining area would perform better in relation to access to services and facilities. Figure 11 highlights the revised boundary.

Figure 11: Revised boundary for BdUE3 site

The Local Plan: Strategic Policies set a housing target for the town of 3200 dwellings. When reviewing the ability to deliver this target, when factoring in the estimated delivery of existing permissions and other urban sites, together with the likely lead in period of other larger urban extensions, it was felt that all of the remaining urban extension sites identified would be required to support delivery within the plan period.

As the consultation process and further assessments did not raise any significant concerns regarding the appropriateness of the sites, it was concluded that all of the remaining sites would be taken forward in the Allocation DPD – See Figure 12.

25

The Bodmin Town Framework Steering Group were consulted on the proposed set of sites and they supported the officer’s recommendation of putting forward the set of sites, set out in Figure 12, as allocations within the Allocations DPD.

Figure 12: Sites to be allocated

Subsequent to this decision by officers and the Steering Group, officers continued to engage with Highway England, Natural England, English Heritage etc, on the sites and in particular the more detailed policy wording that would be placed within the Allocations DPD.

26

Chapter 3 – Summary of Bodmin Housing Delivery

Based upon the assessments in Chapters 1 and 2, the following table sets out how the Local Plan housing target of 3100 dwellings will be delivered during the Plan period.

Gross Discount Net Total Total Rate

A Local Plan Target 3,100 - 3,100

B Net Completions (From Apr-10 to Mar-16) 455 - 455

C Net Extant pps - Under 10 87 10% 78

D Net Extant pps - 10 or more 532 - 479

E Significant Planning Permissions granted since April 2014/ 925 - 925 awaiting s106

F Total of Completions and Permissions (b + c + d + e) 1,937

G NET REQUIREMENT (a - f) 1,163

H Windfall allowance for final 10 years of plan period (Excl. 126 - 126 windfall in gardens)

I C.L.I sites (no pp) 0 - 0

J Total of undeveloped SHLAA sites 10 30% 7

K NET REQUIREMENT (a - (f+h+i+j)) 1,030

L Site Allocations 1,130

Halgavor Urban Extension (Bd-UE2) 770 385 St Lawrences Urban Extension (Bd-UE3) 780 350 Callywith Urban Extension (Bd-UE4) 650 245 Castle Street (Bd-M1) 150 150 M Net Requirement (A – (F+H+I+J+L)) -100

The summary shows that the combination of permitted development, completions, SHLAA site, Windfall, together with part delivery of the 4 allocations will deliver the Local Plan housing target of 3,100 within the Plan period.

Within these figures it assumes only part delivery of three of the four urban extensions within the Plan period, with construction of the site continuing after 2030. Whilst the Halgavor, St Lawrences and Callywith Urban Extensions are large sites and in theory could accommodate

27 more than one developer delivering on site at any one time, it has been assumed that the number of sites within Bodmin might mean there is more limited scope to double up delivery on individual sites, although the capacity will be there to do so if demand exists. Delivery within the Plan period is summarised within the housing trajectory, which is set out in Appendix 1.

28

Appendix 1: Housing Trajectory

TOTAL within Total

Plan

2011/12 2012/13 2013/14 2014/15 2015/16 2016/17 2017/18 2018/19 2019/20 2020/21 2021/22 2022/23 2023/24 2024/25 2025/26 2026/27 2027/28 2028/29 2029/30 2010/11 Period

7 11 16 27 15 22 Completions small sites <10 98 98 Completions Large Sites 357 59 108 11 13 98 68 10+ 357 Sites with planning

16 16 16 15 15 0 0 0 0 0 0 0 0 0 permission <10 units (10% 78 78 discount) Large sites with planning 479 116 90 79 90 47 35 22 0 0 0 0 0 0 0 permission 10+ units 479 Large sites with planning

0 0 3 93 105 105 105 102 70 70 70 70 70 62 permission (10+ units) 925 925 subject to S106

0 0 0 0 0 14 14 14 14 14 14 14 14 14 Windfall on small sites <10 126 126

0 0 0 0 0 7 0 0 0 0 0 0 0 0 Net SHLAA 7 7 Halgavor Urban Extension 770 0 0 0 35 35 35 35 35 35 35 35 35 35 35 Allocation 385 St Lawrences Urban 780 0 0 0 0 35 35 35 35 35 35 35 35 35 35 Extension 350

0 0 0 0 0 0 0 35 35 35 35 35 35 35 Callywith Urban Village 660 245

0 0 0 0 35 35 35 35 10 0 0 0 0 0 Castle Street 150 150

66 119 27 40 113 90 132 106 98 233 272 266 246 256 199 189 189 189 189 181 Total 4430 3,200 cumulative completions 66 185 212 252 365 455 587 693 791 1024 1296 1562 1808 2064 2263 2452 2641 2830 3019 3200

29

Appendix 2: Urban Extension Assessment Methodology

Urban Extensions Assessment Guide: A Guide for assessing the land adjoining Towns

Introduction This paper has been prepared to act as a guide for the assessment of potential urban extensions within the Town Framework Plans process. It sets out twelve steps to be followed to ensure that a consistent approach is taken across Cornwall.

The methodology is split into two parts, Part A and Part B. The majority of the methodology, Part A, consists of steps that are aimed at identifying potentially suitable site areas for further assessment and discounting site areas that are not deemed suitable to be considered further. Part B incorporates key stakeholder discussions and a Sustainability Appraisal review towards consideration of sites for inclusion in the Core Strategy strategic sites consultation.

Many of the steps in the methodology make reference to a visual example of the work being described. These examples are useful to help clarify the aim of each step and should therefore be referred to. The examples are taken from the CPIR urban extension assessment the process of which has been amended in parts to fit the process and context of the Framework Plans.

The guide includes steps up to and to inform the Core Strategy Strategic Sites Consultation. Further guidelines to inform preferred options urban extension sites will be developed at a later date. While the guide sets out a number of distinct steps to ensure consistency each Town may require some flexibility to be applied to the process due to the local context and circumstance and this guide should be applied in that context.

It will be important to explore this work as it emerges with the member Steering group, particularly at steps 5 and 9.

A flow chart on the following page demonstrates the process to be followed.

30

31

PART A Step 1: Review current land uses & existing neighbourhoods’ Alongside the urban extension assessment it is appropriate to firstly review how the town functions at present. The use and understanding of these maps and the assumptions arising from their interpretation, can be referred to throughout the urban extension assessment, in particular at steps 4, 5 and 7, as well as later as the Framework Plan progresses when considering potential spatial strategies for the town.

Mapping through this step will identify initial Green Infrastructure information e.g. public open space, existing green corridors and linkage networks (e.g. waterways, cycle routes and footpaths) and water elements (e.g. lakes, significant pond systems, wetlands etc). These can be pulled together to produce a relatively simple GI related map for the town.

Subsequent and more detailed GI related assessments will fit into the Broader Town Framework process when specific sites are assessed in more detail and at subsequent stages as and when the Cornwall GI work has sufficiently progressed.

Step 2: Mapping of identifiable / realistic landscape site areas around the urban area This is a desk based exercise to identify workable landscape site areas for analysis. The 360 degree area immediately adjoining the urban area should be spit into a number of site areas. This is done by assessing significant natural and manmade features e.g. A30/main road, railway, high ground, valleys, watercourse/estuary, flood plain etc, and identifying cells based on these features. An assumption will need to be made regarding the outer boundary of each site area based on the above natural and man made features. As a guide the distance from edge of settlement to the edge of study area may range from approx 400 to 1200m, however it will vary depending on the town, location and features. It is important that no gaps are left around the town – all land adjoining the town must be identified within the site areas (cells).

At this initial stage these are preliminary site area boundaries and they may need to be amended at the end of the following step 3 and in particular during step 5 (site visits/analysis) and subsequently step7. Site areas should be numbered 1, 2, 3, etc.

Once identified they should be reviewed with a landscape architect and amend if necessary.

Output Map similar to Fig. 1 on page 3 of the CPIR assessment

Step 3: Desk based environmental assessment – opportunities mapping including initial GI information Once identified, site areas need to be assessed through a desk study against certain environmental criteria primarily in order to identify the initial potential opportunities for growth but also to filter out site areas that may be clearly inappropriate at this stage on environmental grounds. (Note: exact scoring method for this step to be refined with Landscape Architect input)

The impact of potential development should be considered in relation to the following factors (under two headings) by utilising GIS to overly the layers on the landscape site areas:

32

Significant environmental assets and constraints:  Ancient woodland  Significant woodland cover  SSSI;  SAC  Heritage Coast  AONB

Other environmental assets and constraints  OALS, AGLV  LNR, CWS, BAP habitat  Historic / cultural value e.g. WHS; listed buildings; Conservation Area  Agricultural Land – Grades  Mineral Consultation Area  Topography  Flood Zones  Current land cover

References will also be made to other information including:  Cornwall landscape assessment LDU’s;  1994 Historic Landscape Character maps;  CPRE Tranquillity map

A series of maps with the above criteria overlaid should be prepared. A table utilising a (5 colour) traffic light system should then be used to grade each site area against the above criteria and other criteria as follows (this a guide as some colours vary depending one the designation):

Red: Entire site area covered by designation Yellow: Significant area of site covered by designation Amber: Small area of site covered by designation Dark green: Site area immediately adjacent to designation Light green: No designation and not adjacent to designation

A matrix is provided in appendix A showing the exact scoring method to be applied.

A further matrix for each site area should than be prepared recording the site information using the above colours. A note should be made next to each colour of the physical implication of the designation/layer that is being scored e.g. “whole site covered by ancient woodland and could not accommodate development”, or, “part of the site is very steep and unsuitable for development but the majority of the site may be suitable”. An example site matrix is included in appendix A.

Once each site has been assessed a final robust assumption needs to be made and recorded as to why, overall, the site should potentially be discounted from further study or why the site should remain for further assessment. For example if a site incorporates one or more of the significant assets/constraints and scores red it is likely to warrant being discounted. Alternatively if a site incorporates one or more of the other assets/constraints a judgement will need to made as to whether this would inhibit the sites potential for development. Once assumptions are made on all sites a review should take place with a Landscape Architect/Environment Officer to review all assumptions for consistency and robustness.

33

As well as identifying clearly inappropriate site areas (e.g. Heritage coast / steep valley / all woodland cover) site boundaries should also be reviewed again at this stage and amended if appropriate.

Output Desk based assessments as Appendix 1 of the CPIR assessment

Step 4: Accessibility Mapping The purpose of this step is to assess all of the urban extension site areas (including those that are inappropriate on environmental criteria) for both pedestrian and vehicular accessibility.

Step 4a: Pedestrian accessibility mapping The purpose of this step is to assess the accessibility of identified urban extension site areas in relation to the following criteria:

1 Town and neighbourhood centres (400 – 800 - 1200 m) 2 Primary Schools (400-800 - 1200m) & Secondary Schools (800-1200 – 1600m) 3 Open space Strategic (800 m) & Public Open Space (400 m)

4 Health facilities (400-800 m) 5 Supermarkets (400-800 m) 6 Employment areas (800 – 1200 - 1600m)

A separate map which includes all the site areas should be used for each of the above. Using GIS the above services/facilities should be plotted on the map and using the buffer tool a radius (showing walking catchment) should be set from that point for each distance as listed. (The above distances have been used as an average person walks a distance of 400 meters at a leisurely pace in 5 minutes. Similarly 800 & 1200 meters represent 10 & 15 minutes walking distances respectively.)

Once done the key physical barriers of the railway line, A30 or dual carriageway, and watercourses e.g. river/estuary where there are no crossing/access points and which would restrict accessibility should be noted as a quick exercise in relation to each site area while at the same time identifying any points where these barriers may be crossed or there may be potential to introduce crossing points. This should be in the form of a quick note in relation to each site area.

To reflect these accessibility barriers on the GIS accessibility maps the radius/buffers should be refined to show and define the barriers. The following text is a guidance note for the GIS officer to follow in order to do this:

GIS Notes: Existing crossings over a barrier can be located within the radius/buffer and the buffer amended accordingly. To do this locate the centre of the buffer e.g. school, health facility and with the measuring tool click on the centre and then click on the crossing (as this is an ‘as the crow flies’ exercise we need only use straight lines) from there, move along the length of the barrier until the total distance equals that of the buffer requirement e.g. 400m and visually make a note of the finish point. Next, from the drawing tool bar, select the circle tool and click on the crossing and then click on the visual point (noted from the measuring exercise) and click; this will then give you a radius on the other side of the barrier. In the editor tool bar select ‘cut polygon features’ and reshape the buffer accordingly, following the circle just drawn and then deleting the unwanted polygon. Barriers that have several crossing points may not need amending; a quick check with the measuring tool will

34 confirm this. If no crossing point is obvious then reshape the buffer to stop along the edge of the barrier, this will to be done if the buffer juts out into the sea; just reshape following the shore line.

Once mapped each site area should be assessed for accessibility in a table utilising a traffic light system (red / amber / green) as follows:

Green: Over 50% of site area is within a radius Amber: Less than 50% of site area is within a radius Red: No part of the site area is within a radius

Step 4b: Vehicular accessibility mapping This is a quick assessment of any possible vehicular access points/routes which exist or (it is assumed at this stage) in principle could be upgraded in future to serve the potential urban extension site areas. The assessment has two elements:

- Deliverable vehicular access to serve the site area - Possible vehicular connection from the site area to the town centre

These two should be added as columns to the above traffic light assessment.

Vehicular access to serve the cell should be scored as follows:

Green: Site area would in principle be accessible from existing main road / junction Amber: New road access could potentially be created from existing main road / junction Red: Road access would be constrained/no possible connection to main road / junction

(Note: if a site area scores red, consideration should be given at this point as to whether this would in reality inhibit the cell coming forward for future development).

Possible connections from a site area to the town centre should be scored as follows:

Green: There are potential existing connection/routes from a site area to Town or neighbourhood Centre Amber: Potential connections exist but would require improvement/upgrade Red: Access would be constrained by significant barrier(s)/distance.

Once pedestrian and vehicular accessibility is complete a final column of the traffic light matrix table should be an overall score for each site. Site areas scoring a majority of reds should be marked as red overall and should be put forward for consideration to be discounted at the following step 5. Areas with a mix of amber and green results and include one or some reds (but not a majority) should be scored accordingly and may remain for further assessment.

Output: A series of maps as in Appendix 5 of the CPIR assessment A table / traffic light matrix similar to table 2 on page 9 of the CPIR Assessment (not including the numerical scoring column) and including two extra columns for the vehicular access assessment.

Step 5: Review sites and discount inappropriate The purpose of this step is to review the two previous steps: the desk-based environmental

35 criteria and accessibility mapping and discount the inappropriate sites from further assessment. By reviewing the sites together it provides the opportunity to consider any sites that may conflict on environmental and accessibility grounds i.e. a site that scores poorly on environmental grounds but very well on accessibility. Sites that were clearly inappropriate on environmental grounds i.e. are too steep or are all woodland should be discounted. Where there is more uncertainty over sites then a decision should be made between all i.e. Planner/landscape architect / urban designer to reach a robust decision on which sites should be discounted. If it is felt in balance there is the case for taking a particular site forward which did score poorly on environmental criteria in light of this review (which may be unlikely) the reasoning for this should be clearly recorded as an exception and justified explicitly as possible

Output: Record discounted site and prepare a map showing sites or parts of sites discounted from further assessment – map similar to Fig.2 on page 4 of the CPIR assessment

Step 6: Landscape character assessment of cells – Site visits/analysis This is an important step which will record and assess the quality and sensitivity of the landscape within each site/cell in order to identify the capacity for potential development in a robust and transparent way from a landscape perspective. The assessment is an independent appraisal consisting of sites visits and analysis undertaken by Landscape Architects from the Environment service.

The purpose of the site visits and analysis will be the recording and consideration of key landscape features including, setting, quality, sensitivity and landscape / environmental assets and/or constraints - incorporating an assessment of the landscape character.

Meetings with the Framework project manager and urban designer should take place throughout this step in order to discuss and understand the process and outcomes from the assessment as they emerge.

(Note: assessment criteria/method for this step will be refined by Landscape Architects including us of a standard site assessment proforma)

The site visits and analysis will be undertaken with the purpose of recording and assessing the following:

1. Landscape Description

Description of the cell setting out the following criteria;

 Landscape features and pattern, e.g. Significant topographic/ landform features e.g. upland, ridge, plateau, field pattern, sense of exposure/ enclosure,  Green infrastructure, vegetation cover, woodland etc, floodzone 3, ecological assets  Manmade or natural barriers such as the railway or road networks rivers, valleys etc  Intrusions in the landscape such as pylons, road bridges, signage  Land use, settlement pattern, buildings, features and construction styles  Transport pattern; footpaths, cycleways, other infrastructure

36

 Community, Cultural or Historic value? (Although how we can measure this needs refinement?)  Tranquillity – current noise and air pollution problems  Visual prominence of the site in relation to its surrounding  Key vistas  Distinctive features; e.g. prominent buildings, churches, mine buildings  Landscape Condition; health of the landscape, is it managed/ cared for is it degraded/ damaged?

2. Landscape Sensitivity/ Vulnerability (Ability of landscape to accommodate/mitigate change)

According to Landscape Institute (LI) guidelines ‘the degree to which a particular landscape can accommodate change will vary with;  Existing land use  Pattern and scale of the landscape  Visual enclosure/ openness of views  The scope for mitigation which would be in character with the existing landscape  Enhancement potential  The value placed on the landscape’

This could be scored ‘High sensitivity’ / ‘medium sensitivity’ / ‘low sensitivity’/ ‘negligible sensitivity’  The landscape of site areas will be – o assessed as at present o and assessed with a view towards what would be the impact on the existing character if the site was developed to a ‘significant’ level

3. Landscape Quality – This will involve weighing up information from the landscape description and making a professional judgement on the quality of the existing landscape. Suggest use guidance criteria from DMRB Vol11 Ch 3 (Design Manual roads and Bridges); Gd1 Highest quality, Gd2, Very Attractive landscape, Gd 3 Good Landscape, Gd4 Ordinary Landscape, Gd5 Poor Landscape

The above assessment will enable consideration from a landscape quality and character perspective as to whether:  a site area could or could not accommodate potential development;  where there are obvious defining natural or man made boundaries to potential development;  what the impact of development would be on the existing landscape character.

Sites areas may be recommended from a landscape perspective as inappropriate for development at this stage if it is shown that a site is constrained and would not accommodate the potential scale of development required (i.e. an urban extension) due to physical factors such as natural or man made barriers or the landscape quality is such that development would cause adverse impact on a high quality or highly valued and highly sensitive landscape and could not accommodate significant change form development.

37

In the same way parts of a site area may be recommended as inappropriate rather that the whole area and/or a site area may be expanded if appropriate (although this should be unlikely).

The aim is to produce an annotated site assessment map for each site area with sites or parts of sites graded as green, orange, or red, as below and the example provided in Appendix B.

 Red- inappropriate/ unsuitable for development from a landscape perspective  Orange- Some potential for development  Green- considered potentially suitable for development on the grounds of landscape assessment

A standard proforma will be prepared for the site visits and analysis to ensure consistency among the landscape officers undertaking the site assessments.

Output: A series of site area assessment maps as Appendix 3 of the CPIR assessment A map showing the site areas that are recommended to be discounted based on landscape analysis and others that may have been amended with parts of the site area discounted or an extra area included – as Fig. 3. on page 5 of the CPIR assessment.

Step 7: urban design analysis of all site areas  Revisit step 1  Mapping – existing neighbourhoods / town centre and routes for connectivity to site areas  Document site areas that relate and fit well with the existing town structure and those that do not relate well with the existing town. Set out initial assumptions on potential infrastructure implications in relation to each site area

Step 8: Qualitative review & Discount sites: Qualitative review of each site in context of steps 1, 6 and 7 – Discount inappropriate sites / identify final site options

The intention at this stage is to undertake a qualitative review of the remaining site area options in the context of what we understand about the town through the work up to this point focussing on:  Task 3: (step 1) how the town functions,  Step 5: the results of the site visits and analysis undertaken by landscape architects  Step 7: the urban design assessment.

Other considerations are what the emerging evidence is telling us about the town (e.g. employment space available/needed, retail evidence etc and apparent potential town strategy options) and feedback form the member steering groups.

This step should commence at a point within the overall Framework Plan process where, informally, we are beginning to explore different potential strategy options for the town as a whole – and therefore consider how the potential urban extension sites may complement or conflict with the apparent town strategy options.

38

Towards the end of this review it will be important through a discussion with the Landscape Architect and Urban Designer to review both the site visit analysis and the qualitative review assessment to discuss the assumptions that have been reached and to ensure there is a consistent approach. E.g. if there were sites that were proposed to be discounted on landscape issues where in balance they required further consideration due to other significant spatial planning and place making issues, for example accessibility/connectivity and sustainability consideration, then it is important that agreement is sought through this process between all Officers ensuring consistency in assumptions that are made (from a landscape / planning / urban design perspective). Assumptions and decisions made should be robust and defendable.

Inappropriate sites to be discounted should be recorded and mapped and an agreement should be made as to the final selection of sites to go forward for the Core Strategy (strategic sites) consultation.

Output: a written note /matrix assessment in relation to each site setting summarising landscape architect site visit analysis, urban design analysis, heat mapping and general relationship to town strategy options – A map showing discounted sites and the final strategic site options.

39

PART B The purpose of the following steps is the gathering of further information to provide advantages and disadvantages / pro’s and con’s of the potential development of remaining sites – from the view of key stakeholders and from an informal sustainability appraisal review.

Step 9: informal stakeholder discussions At this stage we should be left with a number of site area options with some clear advantages and disadvantages, for example in relation to potential for district heating and accessibility and fit or otherwise with emerging town strategy options. In order to further inform these options, informal discussions should now be arranged with the three key statutory agencies: Environment Agency; Highways Agency; Natural England (EA/HA/NE), as well as County Highways Officers and Cornwall Archaeological Officers. The purpose of these discussions is to explore the remaining site options for initial feedback i.e. to discuss in principle their reasons for or against each site. This will provide an opportunity to involve these key stakeholders before the formal strategic options stage giving the chance for any significant concerns to be raised and to verify all options are suitable for wider, formal consultation.

Output: informal comments from stakeholders to be recorded in a note in relation to each site. Review assessment in relation to any issues raised.

Step 10: informal Sustainability Appraisal of site options At this stage prior to the strategic site options an informal Sustainability Appraisal of the remaining cell/site options should be undertaken. (Sustainability Officer resource will be available to undertake this step). This should result in a SA matrix table and a brief written assessment of each site. (At the same time any significant or strategic urban sites within the town will undergo the SA assessment process, together with an accompanying SA comment on the emerging vision and objectives for the Town). This step will ensure early SA consideration of sites emerging within the Town Framework Plan.

Prior to the assessment a discussion will need to take place with the SA Officer(s) to go through the Town Framework process to date; explaining the evidence and reasoning behind potential town strategy options. Further guidance will be clarified regarding this step nearer the time.

Output: a brief informal Sustainability Appraisal review of the emerging town Framework Plan incorporating strategic site options.

Step 11: Strategic sites public consultation The remaining cells/sites which can be viewed as potential site options will be consulted on through the Core Strategy strategic sites consultation?

Further Steps: Detailed site assessments / Sustainability Appraisal Further steps and detailed assessments will take place after the Core Strategy strategic sites consultation in order to provide more detail regarding sites that may be potential preferred options. More detailed guidance will be provided for this at a later date.

40

Appendix 3: Desk Based Environmental Assessment

Cell Number: 1 Commentary Impact of Development Significant assets / constraints Ancient woodland, significant woodland cover, Large part of site covered by woodland identified in the BAP Habitat Dune systems Action Plan SSSI, SAC, Heritage Coast, AONB No designation within cell

Other assets / constraints OARS?, AGLV, RIGS? No designation within cell, but adjacent to an AGLV Historic & cultural value e.g. WHS, No designation within cell Conservation Area, Listed buildings, Ancient Scheduled Monuments Ecological assets – CWS, LNR, BAP habitat No designation within cell Mineral Consultation Area No designation within cell Agricultural grade of land Post 88 Survey: majority classified as 3b, 4 or other Flood Zones 2 and/or 3 Flood Zone 3b running along the northern edge of the cell Topography The cell contains some of the steepest land within a cell and this challenging topography covers the majority of the site Physical constraints / other factors which will have impact on feasibility of site for development (contamination/mine remains etc, main sewers, gas mains, pylons etc) Overall Comment / Recommendation The site should be excluded from further assessment, and as a result discounted for future development, on the basis of the significant topographical issues throughout the site, as well woodland coving as large proportion of the site

41

Cell Number: 2 Commentary Impact of Development Significant assets / constraints Ancient woodland, significant woodland cover, Small part of site covered by woodland identified in the BAP Habitat Dune systems Action Plan SSSI, SAC, Heritage Coast, AONB No designation within cell, but SSSI within short distance of north- western edge Other assets / constraints OARS?, AGLV, RIGS? Approximately two-thirds of cell covered by an AGLV Historic & cultural value e.g. WHS, No designation within cell Conservation Area, Listed buildings, Ancient Scheduled Monuments Ecological assets – CWS, LNR, BAP habitat No designation within cell, although adjacent to a Cornwall Wildlife site Mineral Consultation Area No designation within cell Agricultural grade of land Post 88 Survey: Only south-east of site classified, of which most is 3a, with small element 3b Flood Zones 2 and/or 3 No designation within cell Topography Relatively steep on the western part of the site, less so the further east Physical constraints / other factors which will - have impact on feasibility of site for development (contamination/mine remains etc, main sewers, gas mains, pylons etc) Overall Comment / Recommendation Some concerns regarding the extent of the site covered by a Cornwall Wildlife site, plus the area with challenging topography could represent a key access point; but at this stage it should be taken forward for further assessment

42

Cell Number: 3 Commentary Impact of Development Significant assets / constraints Ancient woodland, significant woodland cover, Small part of site covered by woodland identified in the BAP Habitat Action Plan Dune systems SSSI, SAC, Heritage Coast, AONB No designation within cell

Other assets / constraints OARS?, AGLV, RIGS? Northern half of cell covered by an AGLV Historic & cultural value e.g. WHS, South-eastern edge of site sits within the Conservation Area Conservation Area, Listed buildings, Ancient Scheduled Monuments Ecological assets – CWS, LNR, BAP habitat No designation within cell, although adjacent to a Cornwall Wildlife site Mineral Consultation Area No designation within cell Agricultural grade of land Vast majority of site unclassified, but Post 88 survey shows southern most land either grade 3a or worse Flood Zones 2 and/or 3 Flood Zone 3b running through the bottom third of the cell Topography Physical constraints / other factors which will have impact on feasibility of site for development (contamination/mine remains etc, main sewers, gas mains, pylons etc) Overall Comment / Recommendation Concern regarding the number of designations present within the site, plus the challenging topography being present in the area that would connect the cell back into the town; but at this stage the cell should be taken forward for further assessment

43

Cell Number: 4 Commentary Impact of Development Significant assets / constraints Ancient woodland, significant woodland cover, No designation within cell, northern edge adjacent to significant woodland Dune systems cover SSSI, SAC, Heritage Coast, AONB No designation within cell

Other assets / constraints OARS?, AGLV, RIGS? Northern half of cell covered by an AGLV Historic & cultural value e.g. WHS, No designation within cell Conservation Area, Listed buildings, Ancient Scheduled Monuments Ecological assets – CWS, LNR, BAP habitat No designation within cell Mineral Consultation Area Northern half of cell covered by a Mineral Consultation Area Agricultural grade of land Of the area classified in the Post 88 assessment, the land was mainly 3b Flood Zones 2 and/or 3 Flood Zone 3b running partially through a southern section of the cell Topography Physical constraints / other factors which will Presence of Cornish Lime on site, which could have an impact on have impact on feasibility of site for residential development development (contamination/mine remains etc, main sewers, gas mains, pylons etc) Overall Comment / Recommendation Concerns regarding the designations within the northern part of the cell, which could suggest the need to redefine the cell to take out some of this area; but at this stage it should be taken forward in its current form for further assessment

44

Cell Number: 5 Commentary Impact of Development Significant assets / constraints Ancient woodland, significant woodland cover, No designation within cell Dune systems SSSI, SAC, Heritage Coast, AONB No designation within cell

Other assets / constraints OARS?, AGLV, RIGS? No designation within cell Historic & cultural value e.g. WHS, No designation within cell Conservation Area, Listed buildings, Ancient Scheduled Monuments Ecological assets – CWS, LNR, BAP habitat No designation within cell Mineral Consultation Area No designation within cell Agricultural grade of land Post 88 Survey: of the cell area classified, most is 3a Flood Zones 2 and/or 3 No designation within cell Topography Site relatively flat Physical constraints / other factors which will - have impact on feasibility of site for development (contamination/mine remains etc, main sewers, gas mains, pylons etc) Overall Comment / Recommendation The assessment would suggest it could represent a good site for development, so should be taken forward for further assessment

45

Cell Number: 6 Commentary Impact of Development Significant assets / constraints Ancient woodland, significant woodland cover, No designation within cell Dune systems SSSI, SAC, Heritage Coast, AONB No designation within cell

Other assets / constraints OARS?, AGLV, RIGS? No designation within cell Historic & cultural value e.g. WHS, Scheduled Ancient Monument within the site Conservation Area, Listed buildings, Ancient Scheduled Monuments Ecological assets – CWS, LNR, BAP habitat No designation within cell Mineral Consultation Area No designation within cell Agricultural grade of land Post 88 Survey: vast majority of site 3a, small pockets 3b or other Flood Zones 2 and/or 3 No designation within cell Topography The cell slopes up from the edge of the built development, eastwards, to a ridge at the centre of the site, at which point is gently falls away towards Castle Canyke Physical constraints / other factors which will have impact on feasibility of site for development (contamination/mine remains etc, main sewers, gas mains, pylons etc) Overall Comment / Recommendation The cell should be taken forward for further assessment, but the south-eastern part of the site should be excluded as a result of it containing a Scheduled Ancient Monument

46

Cell Number: 7 Commentary Impact of Development Significant assets / constraints Ancient woodland, significant woodland cover, No designation within cell, but cell adjacent to significant woodland cover Dune systems SSSI, SAC, Heritage Coast, AONB No designation within cell

Other assets / constraints OARS?, AGLV, RIGS? No designation within cell Historic & cultural value e.g. WHS, No designation within cell Conservation Area, Listed buildings, Ancient Scheduled Monuments Ecological assets – CWS, LNR, BAP habitat No designation within cell Mineral Consultation Area No designation within cell Agricultural grade of land Post 88 Survey: most of site unclassified; but of area that is, most is 3b, with pockets of 3a. Pre 88 survey classifies a little more of the site, but is again 3a Flood Zones 2 and/or 3 No designation within cell Topography Site falls away, but not felt gradient of land would necessarily be detrimental to the ability to develop it Physical constraints / other factors which will Railway line goes through the site, so access across would be needed have impact on feasibility of site for development (contamination/mine remains etc, main sewers, gas mains, pylons etc) Overall Comment / Recommendation Elements of the site have challenging topography, but the site should be taken forward for further assessment

47

Cell Number: 8 Commentary Impact of Development Significant assets / constraints Ancient woodland, significant woodland cover, No designation within cell Dune systems SSSI, SAC, Heritage Coast, AONB No designation within cell

Other assets / constraints OARS?, AGLV, RIGS? No designation within cell Historic & cultural value e.g. WHS, No designation within cell Conservation Area, Listed buildings, Ancient Scheduled Monuments Ecological assets – CWS, LNR, BAP habitat No designation within cell Mineral Consultation Area No designation within cell Agricultural grade of land Post 88 survey: southern half of cell unclassified; northern half a combination of 3a, 3b and other Flood Zones 2 and/or 3 Small element of western side of cell covered by Flood Zone 3b Topography Relatively flat for the majority of the cell Physical constraints / other factors which will - have impact on feasibility of site for development (contamination/mine remains etc, main sewers, gas mains, pylons etc) Overall Comment / Recommendation The site should be taken forward for further assessment, but in doing so consideration should be given to the element of the site containing a Flood Zone 3b area

48

Cell Number: 9 Commentary Impact of Development Significant assets / constraints Ancient woodland, significant woodland cover, No designation within cell Dune systems SSSI, SAC, Heritage Coast, AONB No designation within cell

Other assets / constraints OARS?, AGLV, RIGS? No designation within cell Historic & cultural value e.g. WHS, No designation within cell; but within the setting of The Beacon and the Grade II listed Conservation Area, Listed buildings, Ancient Gilberts Monument Scheduled Monuments Ecological assets – CWS, LNR, BAP habitat No designation within cell Mineral Consultation Area No designation within cell Agricultural grade of land Post 88 Survey: cell not classified. Pre 88 survey: mixture of 3a, 3b and ‘other’ classifications Flood Zones 2 and/or 3 Flood Zone 3b running east-west through the middle of cell Topography The majority of the cell falls away from the town with a relatively steep gradient, rising up again in the far south of the cell Physical constraints / other factors which will - have impact on feasibility of site for development (contamination/mine remains etc, main sewers, gas mains, pylons etc) Overall Comment / Recommendation Cell should be taken forward for further assessment, but with issues regarding setting to the Beacon and the presence of a flood zone 3b area running through the site

49

Cell Number: 10 Commentary Impact of Development Significant assets / constraints Ancient woodland, significant woodland cover, No designation within cell Dune systems SSSI, SAC, Heritage Coast, AONB No designation within cell

Other assets / constraints OARS?, AGLV, RIGS? No designation within cell Historic & cultural value e.g. WHS, Grade II listed Gilberts Monument within the centre of the site Conservation Area, Listed buildings, Ancient Scheduled Monuments Ecological assets – CWS, LNR, BAP habitat Significant proportion of cell covered by a Local Nature Reserve Mineral Consultation Area No designation within cell Agricultural grade of land Post 88 survey: most of land classified, with majority 3b, plus some 3a and ‘other’ Flood Zones 2 and/or 3 No designation within cell Topography The cell rises quite steeply from south to north, towards the Beacon monument Physical constraints / other factors which will - have impact on feasibility of site for development (contamination/mine remains etc, main sewers, gas mains, pylons etc) Overall Comment / Recommendation The cell was excluded from further assessment, and as a result discounted for development, as a result of a significant proportion of the cell being designated as a Local Nature Reserve; plus the presence of the Grade II listed Gilberts Monument (which although only covers a small part of land, its setting is of more significance)

50

Cell Number: 11 Commentary Impact of Development Significant assets / constraints Ancient woodland, significant woodland cover, No designation within cell Dune systems SSSI, SAC, Heritage Coast, AONB No designation within cell

Other assets / constraints OARS?, AGLV, RIGS? No designation within cell Historic & cultural value e.g. WHS, No designation within cell Conservation Area, Listed buildings, Ancient Scheduled Monuments Ecological assets – CWS, LNR, BAP habitat No designation within cell Mineral Consultation Area No designation within cell Agricultural grade of land Post 88 Survey: Majority of site unclassified, but area that is, is classified 3a. Pree 88 survey: Classified as 3a Flood Zones 2 and/or 3 No designation within cell, but southern edge adjacent to a flood zone 3b area Topography No significant issues Physical constraints / other factors which will Railway line cuts through the northern section of the site, which cuts off most of the have impact on feasibility of site for site from the existing urban area, creating a barrier to integrating the land with the development (contamination/mine remains existing built area, unless crossing could be created (but concern over ability to do this etc, main sewers, gas mains, pylons etc) with site of cell area Overall Comment / Recommendation Concern about ability to deliver an urban extension from the cell, that appropriately integrates to the rest of the urban area, as a result of the railway line running through the cell

51

Cell Number: 12 Commentary Impact of Development Significant assets / constraints Ancient woodland, significant woodland cover, No designation within cell, but adjacent to significant woodland cover on the western Dune systems boundary SSSI, SAC, Heritage Coast, AONB No designation within cell, wit a SSSI site to its immediate north

Other assets / constraints OARS?, AGLV, RIGS? No designation within cell, but the northern tip of the cell is adjacent to an AGLV Historic & cultural value e.g. WHS, No designation within cell Conservation Area, Listed buildings, Ancient Scheduled Monuments Ecological assets – CWS, LNR, BAP habitat No designation within cell, although northern tip of cell adjacent to a Cornwall Wildlife site Mineral Consultation Area No designation within cell Agricultural grade of land Pre 88 survey: half of land classified, which was 3a. Post 88 Survey: only small area classified, which is a mixture of 3a, 3b and Other Flood Zones 2 and/or 3 No designation within cell, although western edge is adjacent to a Flood Zone 3b area Topography Physical constraints / other factors which will Railway line runs through the western third of the site; likely to represent a significant have impact on feasibility of site for barrier to creating an integrated development to the south and west of this development (contamination/mine remains etc, main sewers, gas mains, pylons etc) Overall Comment / Recommendation Site should be taken forward for further analysis; but in doing so, should consider amending the cell boundary to exclude the land to the south and west of the railway line

52

Appendix 4: Desk Based Accessibility Assessment

Cell no 01

Type of Facility / Service Proximity of nearest TotalSc Comments/barriers facility/service to Cell ore 400m 800m 1200m Approx half of site sitting within 1200m, connected Town and neighbourhood centres (400 – 800 back to the town via Midway Road - 1200m) 400m 800m 1200m Very close Berrycombe Primary Schools (400 - 800 - 1200m) 800m 1200m 1600m Other side of town to secondary school Secondary Schools (800 - 1200 – 1600m) 400m 800m Open space Strategic & Public Open Space (400 - 800m) Health facilities 400m 800m Within reasonable good distance to hospital (400 - 800m) 400m 800m Supermarkets (400 - 800m) 800m 1200m 1600m Adjacent to Beacon Technology Park Employment areas (800 – 1200 - 1600m) Vehicular Access Comments Deliverable vehicular access to serve the site Best access via Dunmere Rd, with limited capacity via Total Score Calculation area Midway Rd or Alexandra Rd 3 boxes – median or majority colour Possible vehicular connection from the site Main access via Dunmere Rd 2 boxes – median or lower coverage colour area to the town centre Any Other Comments/Summary

5 Whole of cell within distance Overall Score

53

2 1 4 > apprx /3 within 2 < apprx /3 within 2 1 3 < apprx /3 > /3 within 1 None of cell within

Cell no 02

Type of Facility / Service Proximity of nearest TotalSc Comments/barriers facility/service to Cell ore 400m 800m 1200m Although a significant area sites within the outer zones, Town and neighbourhood centres (400 – 800 but access routes are narrow and in places don’t - 1200m) contain any footpaths 400m 800m 1200m The valley / topography would represent a barrier for Primary Schools walking/cycling to school (400 - 800 - 1200m) 800m 1200m 1600m The valley / topography would represent a barrier for Secondary Schools walking/cycling to school (800 - 1200 – 1600m) 400m 800m Open space Strategic & Public Open Space (400 - 800m) Health facilities 400m 800m The valley / topography would represent a barrier for (400 - 800m) walking/cycling to facilities 400m 800m The valley / topography would represent a barrier for Supermarkets walking/cycling to supermarkets (400 - 800m) 800m 1200m 1600m Employment areas (800 – 1200 - 1600m) Vehicular Access Comments Deliverable vehicular access to serve the site Access would be via Scarlet’s Well, which would have very Total Score Calculation area limited capacity, or a new route 3 boxes – median or majority colour Possible vehicular connection from the site Limited access towards town centre 2 boxes – median or lower coverage colour area to the town centre Any Other Comments/Summary

Whole of cell within distance Overall Score 2 1 > apprx /3 within < apprx /3 within

54

2 1 < apprx /3 > /3 within None of cell within Median or majority colour of Total Score boxes

Cell no 03

Type of Facility / Service Proximity of nearest TotalSc Comments/barriers facility/service to Cell ore 400m 800m 1200m 3 Although most of the cell is contained within the Town and neighbourhood centres (400 – 800 medium and outer zones, links back into town are very - 1200m) steep 400m 800m 1200m 2 The valley / topography would represent a barrier for Primary Schools walking/cycling to school (400 - 800 - 1200m) 800m 1200m 1600m 1 Secondary Schools (800 - 1200 – 1600m) 400m 800m 3 One small space within the vicinity, but some of the Open space Strategic & Public Open Space spaces are churchyards / cemeteries (400 - 800m) Health facilities 400m 800m 2 Topography makes access difficult (400 - 800m) 400m 800m 2 Supermarkets (400 - 800m) 800m 1200m 1600m 3 Employment areas (800 – 1200 - 1600m) Vehicular Access Comments Deliverable vehicular access to serve the site Topography and road capacity makes access difficult in 1 Total Score Calculation area isolation 3 boxes – median or majority colour Possible vehicular connection from the site Topography and road capacity makes access difficult in 1 2 boxes – median or lower coverage colour area to the town centre isolation Any Other Comments/Summary

55

Whole of cell within distance Overall Score 2 1 > apprx /3 within < apprx /3 within 2 1 Median or majority colour of Total Score boxes < apprx /3 > /3 within None of cell within

Cell no 04

Type of Facility / Service Proximity of nearest TotalSc Comments/barriers facility/service to Cell ore 400m 800m 1200m 2 Although most of the cell is contained within the Town and neighbourhood centres (400 – 800 medium and outer zones, direct routes back into town - 1200m) are very steep 400m 800m 1200m 1 The valley / topography would represent a barrier for Primary Schools walking/cycling to school (400 - 800 - 1200m) 800m 1200m 1600m 1 Secondary Schools (800 - 1200 – 1600m) 400m 800m 4 Open space Strategic & Public Open Space (400 - 800m) Health facilities 400m 800m 1 (400 - 800m) 400m 800m 2 Supermarkets (400 - 800m) 800m 1200m 1600m 4 Employment areas (800 – 1200 - 1600m) Vehicular Access Comments Deliverable vehicular access to serve the site Potential for good vehicular to east of site, linking towards 5 Total Score Calculation area truck road 3 boxes – median or majority colour Possible vehicular connection from the site Link to town centre via Old Callywith Rd 4 2 boxes – median or lower coverage colour area to the town centre

56

Any Other Comments/Summary

Whole of cell within distance Overall Score 2 1 > apprx /3 within < apprx /3 within 2 1 Median or majority colour of Total Score boxes < apprx /3 > /3 within None of cell within

Cell no 05

Type of Facility / Service Proximity of nearest TotalSc Comments/barriers facility/service to Cell ore 400m 800m 1200m Relatively well connected back towards the town Town and neighbourhood centres (400 – 800 - 1200m) 400m 800m 1200m Pedestrian access would need to be improved Primary Schools (400 - 800 - 1200m) 800m 1200m 1600m Secondary Schools (800 - 1200 – 1600m) 400m 800m Open space Strategic & Public Open Space (400 - 800m) Health facilities 400m 800m (400 - 800m) 400m 800m Supermarkets (400 - 800m) 800m 1200m 1600m Employment areas (800 – 1200 - 1600m) Vehicular Access Comments Deliverable vehicular access to serve the site Access could be created on Old Callywith Road and Total Score Calculation area particularly Launceston Rd

57

Possible vehicular connection from the site Access could be created on Old Callywith Road and 3 boxes – median or majority colour area to the town centre particularly Launceston Rd 2 boxes – median or lower coverage colour Any Other Comments/Summary

Whole of cell within distance Overall Score 2 1 > apprx /3 within < apprx /3 within 2 1 Median or majority colour of Total Score boxes < apprx /3 > /3 within None of cell within

Cell no 06

Type of Facility / Service Proximity of nearest TotalSc Comments/barriers facility/service to Cell ore 400m 800m 1200m Although only part of the site sites within the outer Town and neighbourhood centres (400 – 800 zone, the cell does sit on the main route into the town - 1200m) centre 400m 800m 1200m Sites on the main route towards St Petrocs School Primary Schools (400 - 800 - 1200m) 800m 1200m 1600m Secondary Schools (800 - 1200 – 1600m) 400m 800m Open space Strategic & Public Open Space (400 - 800m) Health facilities 400m 800m (400 - 800m) 400m 800m Supermarkets (400 - 800m) 800m 1200m 1600m Employment areas (800 – 1200 - 1600m) Vehicular Access Comments

58

Deliverable vehicular access to serve the site Link on to Priory Rd area Total Score Calculation 3 boxes – median or majority colour Possible vehicular connection from the site Sits on main route into town centre 2 boxes – median or lower coverage colour area to the town centre Any Other Comments/Summary

Whole of cell within distance Overall Score 2 1 > apprx /3 within < apprx /3 within 2 1 Median or majority colour of Total Score boxes < apprx /3 > /3 within None of cell within

Cell no 07

Type of Facility / Service Proximity of nearest TotalSc Comments/barriers facility/service to Cell ore 400m 800m 1200m 1 Peripheral to the town centre Town and neighbourhood centres (400 – 800 - 1200m) 400m 800m 1200m 1 The most peripheral site from primary schools Primary Schools (400 - 800 - 1200m) 800m 1200m 1600m 3 Secondary Schools (800 - 1200 – 1600m) 400m 800m 4 Open space Strategic & Public Open Space (400 - 800m) Health facilities 400m 800m 1 (400 - 800m) 400m 800m 1 Supermarkets (400 - 800m) 800m 1200m 1600m 5 Employment areas

59

(800 – 1200 - 1600m) Vehicular Access Comments Deliverable vehicular access to serve the site Carminow Rd, Respryn Rd and Lostwithiel Road all provide 3 Total Score Calculation area access to the site, but improvements would be required 3 boxes – median or majority colour Possible vehicular connection from the site Carminow Rd, Respryn Rd and Lostwithiel Road all provide 3 2 boxes – median or lower coverage colour area to the town centre access towards the town centre Any Other Comments/Summary

Whole of cell within distance Overall Score 2 1 > apprx /3 within < apprx /3 within 2 1 Median or majority colour of Total Score boxes < apprx /3 > /3 within None of cell within

Cell no 08

Type of Facility / Service Proximity of nearest TotalSc Comments/barriers facility/service to Cell ore 400m 800m 1200m Almost the entire site sites outside of the outer zone, Town and neighbourhood centres (400 – 800 although there are reasonable links back towards the - 1200m) town via Lostwithiel Rd 400m 800m 1200m Reasonable links back to St Petrocs School via Primary Schools Lostwithiel Rd (400 - 800 - 1200m) 800m 1200m 1600m Secondary Schools (800 - 1200 – 1600m) 400m 800m Open space Strategic & Public Open Space (400 - 800m) Health facilities 400m 800m (400 - 800m) 400m 800m Supermarkets (400 - 800m) 800m 1200m 1600m

60

Employment areas (800 – 1200 - 1600m) Vehicular Access Comments Deliverable vehicular access to serve the site Surrounding roads likely to have limited capacity if site Total Score Calculation area came forward in isolation 3 boxes – median or majority colour Possible vehicular connection from the site Lostwithiel Rd would represent main vehicular link towards 2 boxes – median or lower coverage colour area to the town centre the town centre Any Other Comments/Summary

Whole of cell within distance Overall Score 2 1 > apprx /3 within < apprx /3 within 2 1 Median or majority colour of Total Score boxes < apprx /3 > /3 within None of cell within

Cell no 09

Type of Facility / Service Proximity of nearest TotalSc Comments/barriers facility/service to Cell ore 400m 800m 1200m Links back to the town would have to be via Halgavor Town and neighbourhood centres (400 – 800 Rd or St Marys Rd - 1200m) 400m 800m 1200m Pedestrian routes to the schools are not great Primary Schools (400 - 800 - 1200m) 800m 1200m 1600m Secondary Schools (800 - 1200 – 1600m) 400m 800m Open space Strategic & Public Open Space (400 - 800m) Health facilities 400m 800m (400 - 800m) 400m 800m Supermarkets

61

(400 - 800m) 800m 1200m 1600m Employment areas (800 – 1200 - 1600m) Vehicular Access Comments Deliverable vehicular access to serve the site Links would be via Blowinghouse Lane, Halgavor Lane and Total Score Calculation area Crabtree Lane which are inappropriate for significant levels 3 boxes – median or majority colour of traffic 2 boxes – median or lower coverage colour Possible vehicular connection from the site Links would be via Blowinghouse Lane, Halgavor Lane and area to the town centre Crabtree Lane which are inappropriate for significant levels of traffic Any Other Comments/Summary

Whole of cell within distance Overall Score 2 1 > apprx /3 within < apprx /3 within 2 1 Median or majority colour of Total Score boxes < apprx /3 > /3 within None of cell within

Cell no 10

Type of Facility / Service Proximity of nearest TotalSc Comments/barriers facility/service to Cell ore 400m 800m 1200m 3 One of the best located sites for the town centre Town and neighbourhood centres (400 – 800 - 1200m) 400m 800m 1200m 4 One of the best located sites for primary schools Primary Schools (400 - 800 - 1200m) 800m 1200m 1600m 4 Secondary Schools (800 - 1200 – 1600m) 400m 800m 5 Open space Strategic & Public Open Space (400 - 800m) Health facilities 400m 800m 1 (400 - 800m)

62

400m 800m 1 Supermarkets (400 - 800m) 800m 1200m 1600m 4 Employment areas (800 – 1200 - 1600m) Vehicular Access Comments Deliverable vehicular access to serve the site Access is likely to be via Beacon Rd 4 Total Score Calculation area 3 boxes – median or majority colour Possible vehicular connection from the site Access is likely to be via Beacon Rd, Crinnick’s Hill 4 2 boxes – median or lower coverage colour area to the town centre Any Other Comments/Summary

Whole of cell within distance Overall Score 2 1 > apprx /3 within < apprx /3 within 2 1 Median or majority colour of Total Score boxes < apprx /3 > /3 within None of cell within

Cell no 11

Type of Facility / Service Proximity of nearest TotalSc Comments/barriers facility/service to Cell ore 400m 800m 1200m Site sits outside of the outer zone, although it is Town and neighbourhood centres (400 – 800 adjacent to one of the main vehicular routes back into - 1200m) the town centre 400m 800m 1200m Sits on the main vehicular route to the nearest schools Primary Schools (400 - 800 - 1200m) 800m 1200m 1600m Secondary Schools (800 - 1200 – 1600m) 400m 800m Open space Strategic & Public Open Space

63

(400 - 800m) Health facilities 400m 800m (400 - 800m) 400m 800m Supermarkets (400 - 800m) 800m 1200m 1600m Employment areas (800 – 1200 - 1600m) Vehicular Access Comments Deliverable vehicular access to serve the site Access would be via Westheath Avenue Total Score Calculation area 3 boxes – median or majority colour Possible vehicular connection from the site Access would be via Westheath Avenue 2 boxes – median or lower coverage colour area to the town centre Any Other Comments/Summary

Whole of cell within distance Overall Score 2 1 > apprx /3 within < apprx /3 within 2 1 Median or majority colour of Total Score boxes < apprx /3 > /3 within None of cell within

Cell no 12

Type of Facility / Service Proximity of nearest TotalSc Comments/barriers facility/service to Cell ore 400m 800m 1200m Site sits outside of the outer zone, although it is Town and neighbourhood centres (400 – 800 adjacent to one of the main vehicular routes back into - 1200m) the town centre 400m 800m 1200m Site is within 1200m of sites to both its east and west Primary Schools (400 - 800 - 1200m) 800m 1200m 1600m

64

Secondary Schools (800 - 1200 – 1600m) 400m 800m Open space Strategic & Public Open Space (400 - 800m) Health facilities 400m 800m Adjacent to St Lawrence’s Hospital (400 - 800m) 400m 800m Supermarkets (400 - 800m) 800m 1200m 1600m Employment areas (800 – 1200 - 1600m) Vehicular Access Comments Deliverable vehicular access to serve the site Primary access via Westheath Avenue, with additional Total Score Calculation area access via Boundry Rd 3 boxes – median or majority colour Possible vehicular connection from the site Primary access via Westheath Avenue, with additional 2 boxes – median or lower coverage colour area to the town centre access via Boundry Rd Any Other Comments/Summary

Whole of cell within distance Overall Score 2 1 > apprx /3 within < apprx /3 within 2 1 Median or majority colour of Total Score boxes < apprx /3 > /3 within None of cell within

65

Appendix 5: Landscape Assessment Tables

66

BODMIN CELL REFERENCE: 1 ASSESSOR: Nola O’ Donnell CMLI DATE: 23 August 2013

Landscape Survey Information Landscape Value Landscape Overall Landscape Sensitivity Assessment Landscape Within Landscape Character Area CA33 Camel and Allen Valley. Description Record descriptive LDU 251 hard rock slopes and ridges Landscape Visual Final Cell Judgement information for each Character Sensitivity survey sub heading listed Visually enclosed land consisting of rough pasture, scrub and woodland Sensitivity

Natural Landscape Features Topography/ landform Stream valley –southern side catchment; steeply sloping. High – 5 High Low 8 orange Many positive qualities Contributes to LC Visually enclosed Vegetation cover/ trees Upper levels of improved grassland pasture enclosed by high canopy tree dominated => / Strongly Suitable to accommodate hedgerow with lower slopes of unimproved or marshy grassland with wet woodland • Camel trail – matches TFD • Most views development but with and encroaching scrub. important to local => are to/ fro numerous constraints, community high • Intact cell 2 subject to mitigation Field pattern/ boundary Medieval small field system; Cornish bank with high canopy hedgerow recreational value • Low intrusion type • Mainly intact -limited • Camel Trail • poor visual degradation • historic linkage to Land use Land to east is classed ALC grade 7 and to west ALC grade 3 - Recreation, • strong aesthetic features existing ‘horsiculture’ = recreational horse use and management, woodland and sewage • tranquil housing to plant (-) no designations the east

Distinctive landscape/ Dismantled rail route historic features

Water bodies/ courses Stream feed by local springs; the site is very much part of a flood plain. a number of stream cross to the north Settlement/ Built Features Settlement type None within – only built form is the sewage works plant; periurban edge. Low grade social housing lies to the east and industrial area to the south. Distinctive manmade Sewage plant, telegraph poles, electrical transmission lines features Distinctive historic or Disused rail route; historic field pattern cultural features Vernacular (use of local Local stone; timber benches materials) Landscape Sensitivity

Transport Pattern Moderate – (3) A Road/ B Road/ other No -none internal – A389 Dunmere Road lies a field depth away to the south. Railways No Farm/ Private tracks yes Cycleways Yes- national cycle way- the Cornish Way part of the Camel Trail forms northern edge PROW No Informal paths yes

67 Visual Prominence (tick appropriate) Open/ long distance No- visually enclosed. Views are limited into site; filtered by vegetation (high)

Intermittent (medium) Visual intrusion adjacent cell 2 solar farm is visible from field gate gap. Also views to and from upper field west of Cell 2 from sewage works entrance to near and from play area. Limited (low) Most views are internal within the visual envelop

Landscape Condition Integrity and unity of From outside seems a degraded perhaps neglected sector; from within appears more landscape unified and special, if forgotten.

Aesthetic & Sensory Tranquillity (H/ M/ L) Medium to high

how is the landscape Secluded lost forgotten hidden –a place to escape to experienced?

Key sources / visual or From Dunmere road and adjacent industrial uses noise (both within and outside the cell) Cell to Cell relationship What is the key Cell 2 lies to the north starting with river valley tree cover extending up slope into information relating to improved grassland meadow and pasture adjacent cell?

Photograph numbers Bodmin Cell 1 1-33 Other Information A surprising resource for recreation if brought into better management and more walk routes were to be added.

Could only accommodate housing if integrity of dense tall hedgerow system were to be rigorously protected and Camel Trail linear park buffered against encroachment. However, although well screened, the sewage works would be a bad neighbour –nearby housing is low grade social housing. Some expansion along Midway road would be possible if East and West Midway Roads were united.

68 BODMIN CELL REFERENCE: 2 ASSESSOR: Nola O’ Donnell CMLI DATE: 22 August 2013

Landscape Survey Information Landscape Value Landscape Overall Landscape Sensitivity Assessment Landscape LCA 33 Camel and Allen valleys Description Predominantly LDU 251 to south central and east with intrusion of LDU 208 Hard Record descriptive rock plateau from north:northeast and LDU 358 fro west: northwest. Landscape Visual Final Cell Judgement information for each Character Sensitivity survey sub heading listed The cell is rolling landscape of hill plateau and river valleys of which substantial Sensitivity proportion is covered by the AGLV basically land west of the Scarlett’s well track west and north of Higher Bodiniel.

Natural Landscape Features Topography/ landform Rolling landscape backdrop to eastern catchment of the Camel River and comprising of one minor tributary stream; essentially landform wraps around the mini tributary Moderate– 3 High Moderate 7 orange valley with two hill promontories to western half. Vegetation cover/ trees Fields of grassland pasture and arable; Significant hedgerows with full canopy trees Suitable to accommodate at northeastern stretch of the Copshorn road; along southern edge of Scarlett’s road Many positive qualities Contributes to Very visible development but with and Tanwood Lane; pockets of woodland and scrub to southwest corner. => LC/TFD => numerous constraints , Field pattern/ boundary Anciently enclosed land with significant medieval field system to the west and • AGLV designation to => • Prominent hill subject to mitigation type pockets of medieval fields to the east. Far west corner is recently enclosed land. 2/3’s of cell (north: • Significant top field Land use Agriculture -ALC grade 3– substantial improved grassland for hay and pasture, northwest) medieval field • Upper areas equestrian centre at Bodiniel, some arable, renewable energy generation, • Good rolling system highly visible / And housing to the southern edge. agricultural land • Manor farm lower area Distinctive landscape/ Medieval ridge and furrow; medieval field boundaries; medieval field system; • strong aesthetic as complex only partially historic features historic lane network to Bodiniel and Dunmere to Scarlett’s Well; post medieval rural arable scene • Rich in historic small quarry pit; Cornish hedges and deep sided lanes. Wind swept trees oh higher features plateau areas. (-)some degradation- • Productive Water bodies/ courses Dunmere Stream tributary of the Camel river issuing central to the cell at Bodiniel - solar PV and pylons agric outfalls into Lower River Camel to the west of Dunmere ( out of the cell) , Scarlett’s intrusion • High Well to the southern edge; some ponds at Higher Bodiniel and Westerly; spring at tranquillity Bodiniel. Settlement/ Built Features Settlement type Rural historic manor farm complex of Bodiniel and disbursed toward the east at Higher Bodiniel; some incremental suburban ribbon development intruded along Weil Road and further later incongruous urban estate intrusion from Scarlett’s well road Distinctive manmade Pylons, Telegraph poles, Solar PV installation to north: northwest of cell of hill features promontory stretching over two fields. Distinctive historic or Medieval Manor farm - Bodiniel, spring of the former Fairwash Coombe well - cultural features Medieval holy well, granite gate posts; secluded lanes Vernacular (use of local Granite gate posts, stone construction, timber field gates materials) Landscape Sensitivity Transport Pattern Med-High – (4) A Road/ B Road/ other No A road – main access is via Bodiniel road of Berrycombe road which lead to the manor and Copshorn road which theoretically leads to Clerkenwell but ends at rural track after Copshorn. Railways No Farm/ Private tracks Yes- various from the manor Cycleways Near- adjacent cell to south, the camel trail PROW Yes- 513/11/1 (gold status) from the manor to East wood and dunmere Informal paths yes Tamwood lane from Scarletts well to Dunmere

69 Visual Prominence (tick appropriate) Open/ long distance Yes from and to the Beacon and from countryside. There are excellent panoramic (high) view of Bodmin from the main hill which currently hosts the solar PV installation and expansive distant view to the west. Both the western hill and the Solar PV are highly visible from play area in Cell 1 and adjacent existing housing off Midway Road. Intermittent (medium)

Limited (low)

Landscape Condition Integrity and unity of The integrity is diminished by the recent solar pv installation. landscape Although outside of the cell there is a sense that housing is encroaching from the south east.

Aesthetic & Sensory Tranquillity (H/ M/ L) Visual tranquillity is impacted by the urban intrusion, the pylons and the solar PV. Aurally the majority of the cell is high for tranquillity. The road area generally quiet and are for access only with no through traffic. how is the landscape As a rural agricultural landscape close to the town but largely separated from it. experienced? There is a secluded hidden quality to the road that dip away from the higher plateau areas into the Bodiniel settlement area. Key sources / visual or Visual : pylons and cables, Solar PV noise (both within and Aural: none outside the cell) Cell to Cell relationship What is the key Cell 1 lies to the south- it is defined by the national cycle route the Cornish Way- information relating to Camel trail and its linear park. adjacent cell? Cell 3 lies to the east and is best described as a former manorial estate farm. Photograph numbers Bodmin Cell 2 1- 19 plus Bodmin Cell 2x 1-41

Other Information The old historic tracks have the potential to form new PROW and bridleways which would be advantageous as links to the Camel Trail and Dunmere woods. The road access is limited and it is very steep. Any policy to allow for urban expansion would likely require establishment of road accesses being created from Dunmere Road to the west from Scarlett Well Road or from Harmer road- none of which would be good choices. The tributary valley coupled which the Camel Trail form a defined edge to Bodmin. There may be very minor scope for small infill development to consolidate Scarletts Well housing with the suburban housing and the old prison. The secluded quality of Bodiniel would be important to retain along with some buffering from Bodmin.

70 BODMIN CELL REFERENCE: 3 ASSESSOR: Nola O’ Donnell CMLI DATE: 22 August 2013

Landscape Survey Information Landscape Value Landscape Overall Landscape Sensitivity Assessment Landscape Landscape Character area 33 Camel and Allen Valleys Description Mid and northern area is within LDU 208 and lower southern strip is within LDU 251 Record descriptive ( mainly comprising of stream valley) Landscape Visual Final Cell Judgement information for each The northern sector is covered by the Camel and Allen AGLV local designation. Character Sensitivity survey sub heading listed Rolling land form shallow hills incised by stream valleys. Sensitivity

Natural Landscape Features Topography/ landform Essentially a rounded hill or mini-plateau to northern sector and stream valley to southern sector; sloping from north to south. High – 5 High High -5 10 red Vegetation cover/ trees Improved grassland, some scrub as isolated pockets and woodland associated with lower valley side hedges. • Several • Good Very visible - Not suitable to Field pattern/ boundary Medieval field system – named ‘Bodiniel’ - bounded by Cornish hedges designations AGLV integrity Extensive accommodate development type & CA • Rounded hill panoramic views -extreme constraints Land use Agriculture- ALC grade 3 – grassland – hay meadow and pasture and arable; • intact • Springs/ municipal cemetery- Berry Hill to lower eastern corner close to settlement edge Watercourse Distinctive landscape/ Historic lane, Cornish Hedges, medieval chapel tower, Road cut into topography • Contains SM Berry s historic features deeply incised with sheer embankment cutting Tower and Medieval • Woodland Water bodies/ courses Spring and minor stream, Bodmin Town Leat Cross; and high Lies within Bodmin Critical Drainage Zone • Medieval field hedges system • Tranquillity Settlement/ Built Features • Historic Settlement type Isolated farmsteads and clusters features e.g. lane, cross Distinctive manmade Stone gateposts, pylons across the northern sector tower features Distinctive historic or Berry tower – medieval chapel – cemetery cultural features Medieval cross – cemetery Stone gate posts

Vernacular (use of local Stone gate posts Landscape Sensitivity materials) Transport Pattern High – 5 A Road/ B Road/ other No A or B Class roads- bounded by minor rural roads or lanes to east, and west, Copshorn Road access only from Berrycombe road and Cross Lane –no through routes. Railways no Farm/ Private tracks Yes- west of Whitley Cycleways no PROW no Informal paths Yes- around Conservation Area of cemetery

71 Visual Prominence (tick appropriate) Open/ long distance Good panoramic view out from edges to wards Bodmin and potential 360o panorama (high) from Whitley hill summit Intermittent (medium)

Limited (low) Landscape Condition Integrity and unity of Very good integrity; intact with little intrusion landscape Aesthetic & Sensory Tranquillity (H/ M/ L High tranquillity – visual tranquillity medium high how is the landscape Open expansive and rural close to Bodmin but separate – A rural working farmland. experienced? Key sources / visual or Potentially some noise from the quarry on eastern edge noise (both within and outside the cell) Cell to Cell relationship What is the key Cell 2 to the west and cell 4 to the east –they all form a rolling landscape information relating to adjacent cell?

Photograph numbers Bodmin cell 3 1-38 Other Information The old historic farm tracks have the potential to form new PROW and bridleways which would be advantageous as links to the Camel Trail and Dunmere woods through cell 2. The road access to the west is via Copshorn Road off Berrycombe road is limited and is very steep. To the east access is via Helland Road off Berry Lane and Cross lane, all of which have limited capacity.

Any meaningful expansion would require a new road system mostly likely extending from the Old Callywith Road. Any policy to allow for urban expansion would likely require establishment of new defined edge to Bodmin. There may be very minor scope for small infill development to existing playing field and community centre fields south of the stream. However for more extensive urban growth it would be necessary to ’leap frog’ the stream valley and the benefit of this would be formation of a linear park / corridor for recreation and biodiversity enhancement based on the main GI asset of the stream valley all in line with the NPPF.

72 BODMIN CELL REFERENCE: 4 ASSESSOR: Nola O’ Donnell CMLI DATE: 22 August 2013

Landscape Survey Information Landscape Value Landscape Overall Landscape Sensitivity Assessment Landscape Landscape Character area 33 Camel and Allen Valleys Description Mid and northern area is within LDU 208 and lower southern strip is within LDU 251 Record descriptive ( mainly comprising of stream valley) Landscape Visual Final Cell Judgement information for each The northern sector from Penbugle lane is covered by the Camel and Allen AGLV Character Sensitivity survey sub heading local designation. Sensitivity listed Rolling or undulating land form shallow hills incised by stream valleys; land is well managed and productive.

Natural Landscape Features Topography/ landform Rolling / undulating landscape – hill to northeast and stream valley to south and northwest, mainly sloping gently though getting steeper on lower slope towards the High – 5 High High 10 RED streams; watershed from central are to north west and to west and southwest. Vegetation cover/ trees Improved grassland; network of Cornish hedges with significant tree canopy - beech Many positive qualities • to LCA / TFD Very Visible Not suitable to and hazel are notable along old tree tunnelled track which extends from CLC => • expansive accommodate development southwards to Roseland housing; and Oak Hazel and Sycamore along Old Callywith • Designation AGLV • Arable and views – extreme constraints Road. • Intact pastoral Field pattern/ boundary Penbugle Medieval field system – most of site; only eastern narrow fields are post • strong aesthetic as fields type medieval; Cornish hedges and tall hedgerow rural arable scene • Landform / Land use Agriculture ALC grade 3 – mainly arable , summer hay (now baled), spring meadow • historic topography in growth, some rough pasture paddocks for horses mostly along southern steep classifications- • tranquil slopes; Cornish lime Company head quarters lies to the east north-eastern with the Historic lane • Tree tunnels lime quarry complex straddling the northern edge. Traveller community seems to be Medieval field system • productive evident at eastern elbow of Roseland Road. Medieval cross SAM agric Distinctive landscape/ Medieval cross, tree tunnels, Historic tracks steep banks of stream valleys and dense • Good historic features wooded seclusion of streams integrity Water bodies/ courses Minor stream tributary to Clerkenwater flowing in a north-western alignment; Leats- Bodmin Town leat flowing in a east to western alignment Cell is part of Bodmin’s Critical Drainage Zone. Settlement/ Built Features Settlement type Isolated farmsteads; urban intrusion of place of worship / community facility (Kingdom Hall) Distinctive manmade Historic cross features Distinctive historic or Medieval cross SAM – edge of cell cultural features Vernacular (use of local Stone in Cornish hedges and rural buildings; lime materials) Landscape Sensitivity High -5 Transport Pattern A Road/ B Road/ other Yes- old Callywith Road forms eastern edge; minor Helland Road forms western edge and Roseland Road the southern edge. Railways no Farm/ Private tracks Yes - Penbugle lane- east west and south track Cycleways no PROW no Informal paths Yes- Roselands Lane

73 Visual Prominence (tick appropriate) Open/ long distance Long distance from Beacon Hill and to beacon and Bodmin from upper levels (high) Intermittent (medium)

Limited (low) Landscape Condition Integrity and unity of Strong sense of integrity landscape

Aesthetic & Sensory Tranquillity (H/ M/ L) Moderate to High tranquillity ‘Higher to west and south , less so along access To CLC Old Callywith road how is the landscape Open on upper levels more secluded and remote on lower valley slopes – lost experienced? forgotten world along stream leat

Key sources / visual or Noise from Cornish Lime Company and from its quarry and along Callywith Road- noise (both within and HGV traffic outside the cell) Cell to Cell relationship What is the key Cell 3 – rural productive agricultural land information relating to Cell 5- vestigial rural retreat adjacent cell? Photograph numbers Bodmin Cell 4 1-80 Other Information The old historic farm tracks such as Penbugle Lane have the potential to form new PROW and bridleways which would be advantageous as links to the Camel Trail and Dunmere woods through cells 3 and 2. The road access to the west is via Helland Road off Berry Lane and Cross lane, all of which have limited capacity and from east off Old Callywith Road which would have scope to take a new junction and Roseland Road. There may be very minor scope for small development in land between Old Callywith Road and Roseland Road. However for more extensive urban growth it would be necessary to ’leap frog’ the stream valley and the benefit of this would be formation of a linear park / corridor for recreation and biodiversity enhancement based on the main GI asset of the stream valley all in line with the NPPF. Any policy to allow for urban expansion would likely require establishment of new defined edge to Bodmin.

Presence of variety of birds species is evident including species known to be in decline.

74 BODMIN CELL REFERENCE: 5 ASSESSOR: Nola O’ Donnell CMLI DATE: 22 August 2013

Landscape Survey Information Landscape Value Landscape Overall Landscape Sensitivity Assessment Landscape Landscape Character area CA33 Camel and Allen Valleys Description area is within LDU 208 Record descriptive Landscape Visual Final Cell Judgement information for each Character Sensitivity survey sub heading listed The land is essentially an island of rural agricultural land surrounded by housing, Sensitivity recreational and industrial uses. Character is periurban fringe Can be subdivided into (a) rural land (b) derelict land / development site Bounded on the east by the Launceston Road, on the west by Old Callywith Road, on the north by Cooksland Lane and partially on the south by Love Lane Natural Landscape Features Topography/ landform Gently sloping terrain– part of ridge complex mainly NE:SW alignment with (a) 5 - yellow watershed extrusion extending to west with overall drop of 6m; stream valleys (a) moderate – 3 (a) Moderate (a) Low shedding to the N-NW and S-SW • limited degradation • contributions Partial visibility Suitable to accommodate Vegetation cover/ trees Improved grassland, mainly pasture or meadow with some arable grain crop and the • strong aesthetic as to LCA / TFD development with some trees and margins of herbage and scrub rural arable scene => constraints subject to Field pattern/ boundary Post medieval enclosed field system / Cornish hedges => • Arable and mitigation type • medieval cross pastoral Land use Agricultural- ALC Grade 3 - grazing, hay and grain crops/derelict ag land close to • productive agric fields Launceston Road reads as development land parcel • Landform / Distinctive landscape/ Medieval cross; ’tree tunnel’ lanes/ roads to N-NE boundary (-) no designations topography historic features (-) no specific • tranquil Water bodies/ courses cell part of watershed for stream catchments which lies outside of cell to the community use • Tree tunnels northwest and southwest • medieval ( also part of designated Critical drainage Area) cross • productive Settlement/ Built Features agric Settlement type periurban - cell lies to NE flank of Town of Bodmin with some house to the NE edge (b) Low -1 (b) Low Distinctive manmade Cornish hedges • no (b) Moderate features (b) 3 - green • No valued features contribution • Very visible - Distinctive historic or Cornish Hedges; medieval cross • No community use to LCA/ TFD open cultural features Suitable to accommodate • Degraded-rough => • Good potential development with few unkempt • derelict land for mitigation constraints, subject to • No aesthetic or mitigation sensory qualities

(-) no designations (-) no specific community use

Vernacular (use of local Local stone in construction; granite gate posts materials) Landscape Sensitivity Transport Pattern (a) Med/ low -2 A Road/ B Road/ other A road – Launceston Road to east; B road –Cooksland Lane to NE and Old Callywith Road to the NW Railways no (b) Med/Low -2 Farm/ Private tracks yes

75 Cycleways No PROW no Informal paths no Visual Prominence (tick appropriate) Open/ long distance None noted -tbc (high)

Intermittent (medium) Some views to nearby industrial sheds and to the Beacon

Limited (low) Low prominence; visually contained- very few views in or out

Landscape Condition Integrity and unity of Loss of integrity since adj development of hotel to the east landscape

Aesthetic & Sensory Tranquillity (H/ M/ L) Less tranquil near Launceston Road and Old Callywith Road much more tranquil in fields off Cooksland lane how is the landscape Pleasant rural feel; a surprising find experienced? Key sources / visual or Lauceston Road and Old Callywith road noise (both within and outside the cell) Cell to Cell relationship What is the key Cell 4 lies to the north –its is predominantly AGLV information relating to adjacent cell? Photograph numbers Bodmin cell 5 1-11 plus Other Information The NE sector is covered by Cornwall BAP Priority Coast to Coast Project and the whole cell is covered by the BAP Priority Project Green Spine.

There is clearly capacity to develop the derelict land. The remainder of the site provides a rural oasis which has strong aesthetic and sensory qualities by virtue of the grain crops and open fields however this can only be appreciated at the field gate entrances. When the land is required its capacity to absorb housing or industry would be enhanced by assiduous retention and protection of the hedgerow system especially the tree tunnel which gives strong aesthetic and sensory quality to Cooksland Lane. The adjacent allotments to the West could help inform other suitable uses such as an urban community farm or orchard or urban paddock and stabling for ‘horsiculture’.

76 BODMIN CELL REFERENCE: 6 ASSESSOR: Nola O’ Donnell CMLI DATE: 5 Sept 2013

Landscape Survey Information Landscape Value Landscape Overall Landscape Sensitivity Assessment Landscape Landscape Character area 33 Camel and Allen Valleys Description Predominantly LDU 208 with northwest fields south of priory road being in LDU 206; Record descriptive far eastern edges of fields southeast of castle canyke are in LDU 252 Landscape Visual Final Cell Judgement information for each Character Sensitivity survey sub heading Good agricultural land Grade 3 lying to the east of Bodmin. Within Landscape Sensitivity listed Character Area CA33 Camel and Allen Valley. The land is well managed and productive.

Natural Landscape Features (a) Moderate – 3 (a) Moderate (a) –high Topography/ landform Essentially north and northwest slopes and summit of Castel canyke hill and • some degradation- Good contrib. to (a) 7 orange southwest slopes of Newtons Margate hill; gently sloping forming a half dish profile. urban intrusion LC /TFD • Very visible Vegetation cover/ trees Improved grassland or arable crops – meadow pasture, arable grain crops such as • Good rolling => • Limited scope Suitable to accommodate Wheat, to fields with shrub and broadleaved deciduous trees to boundaries typically agricultural land • Med/ large for mitigation development but with hawthorn, ash and oak • strong aesthetic as Arable and numerous constraints, Field pattern/ boundary Post-medieval enclosed large to medium fields to the north and central rural arable scene pastoral fields subject to mitigation type Strongest field boundaries features are to southern edge of Castle Canyke, Buffer • Landform / between Castle Canyke SAM and the Canyke Roundabout and hedgerow extending (-) no designations topography from Gilbert Road housing towards the SAM, around the Castel Canyke farm and (-) no specific • tranquil north western field. community use Land use Farming and recreational horse care- horse paddocks (-) urban Distinctive landscape/ SAM, Cornish hedges and banks, hedge corridors. intrusion (b) 6 Yellow historic features (b) Moderate - 3 (b) Moderate Water bodies/ courses none • limited degradation (b) Moderate Suitable to accommodate • Good rolling Good • Mostly visible Settlement/ Built Features development but with agricultural land contribution to • Some Settlement type Urban edge with urban intrusion to the NE and west and the Castle Canyke some constraints, subject • strong aesthetic as LC /TFD potential for Farmstead to mitigation rural arable scene => mitigation Distinctive manmade Vertical elements- telegraph poles electrical transmission poles overhead wires / => • Arable and features cables productive agric pastoral fields Distinctive historic or Historic Fort –SAM of Castle Canyke • Landform / cultural features (-) no designations topography (-) no specific • tranquil community use • productive agric

(c ) High - 5 (c )High (c) High (c ) 10 Red • Designation - SAM enclosed Castle Canyke fields, SAM • Prominent Not suitable to • Community feels cut off from A38 east accommodate importance remote of A30 development – extreme • Strong aesthetic • Little scope to constraints mitigate Vernacular (use of local Local stone used in Cornish hedges and farm buildings (-) no public access materials) Landscape Sensitivity Transport Pattern (a) med/ high (4) A Road/ B Road/ other Yes A38 to the East from A30 and southern boundary Castle Canyke Road and A398 (b) Med (3) Priory Road transacted by minor lane Canyke Road (c) High (5) Railways no

77 Farm/ Private tracks Yes east of the SAM Cycleways Nearby- National Cycleway lies 390m to the Southwest however there is no direct link PROW no Informal paths no Visual Prominence (tick appropriate) Open/ long distance From north on the police station access road very good long views across the site to (high) countryside and hills beyond, across to the beacon and monument and vice versa. Intermittent (medium) Views across to 19thcentury Gilbert monument and to Callywith wind turbine from field gate along the lane.

Limited (low) Views to SAM are limited Landscape Condition Integrity and unity of Roads create separate compartments though most pronounced sense loss of landscape integrity would be the area north of Priory Road A389 Aesthetic & Sensory Tranquillity (H/ M/ L) Overall tranquillity is medium ( it ranges from highto low); tending to be low adjacent to the main road and high in the fields beyond. how is the landscape The land is experience as having close connection to Bodmin except for the experienced? compartment with the SAM this seems more remote and cut off. Key sources / visual or The main road network including A30. A38 and A389. noise (both within and outside the cell) Cell to Cell relationship What is the key The nearest cell 5 lies to the north separated by a residential area. information relating to adjacent cell?

Photograph numbers Bodmin Cell 6x 5 Sept 2013 1-31 Other Information There are green infrastructure opportunities provided by tall hedges with good scope to develop woodland as buffer to the SAM. A New PROW path could be developed along the strong hedgerow extending from the Gilbert Road housing to link Bodmin to the SAM.

Any urban expansion will require detailed field landscape assessment. Significant GI assets such as trees and hedgerows should be retained and enhanced to fulfil biodiversity requirements.

78 BODMIN CELL REFERENCE: 7 ASSESSOR: Nola O’ Donnell CMLI DATE: 5 Sept 2013

Landscape Survey Information Landscape Value Landscape Overall Landscape Sensitivity Assessment Landscape Landscape Character area 33 Camel and Allen Valleys; LDU 251 –hard rock slopes Description and ridges Record descriptive Landscape Visual Final Cell Judgement information for each Mid Fowey AGLV lies east of A30 Character Sensitivity survey sub heading Undulating land form shallow hills incised by stream valleys. Sensitivity listed Area lies to the south-east of Bodmin sandwiched between Carnwinow road and the A30; and feels especially remote due to the railway and woodland which form its northern boundary. It is intruded by Halgaver Plantation. Natural Landscape Features Topography/ landform It is a small river valley with northern slopes steeper to the NE becoming shallower (a) Low – 1 Moderate Low (a) 3 –light green towards the A30 and the Southern sector predominantly sloping dish like from SW to NE. (-) no designations • Some Not visible- Suitable to accommodate Vegetation cover/ trees Field predominantly of pasture or grassland hay meadow; woodland to the northern (-) no specific contributions Enclosed cut off development but with field system community use to LC / TFD few constraints, subject Field pattern/ boundary Post Medieval medium to small fields bounded by Cornish banks and hedges. (-) Bramble dominated => to mitigation type pasture • pastoral fields Land use Agriculture – ALC grade 3 - Smallholding ‘Horsiculture’ and Forestry and tourism (-) sense of degradation • Landform / Distinctive landscape/ railway -close to main road and topography historic features industry Water bodies/ courses Halgavor tributary of St Laurence Stream; ponds and springs (-) cut off from rest of rural landscape Settlement/ Built Features sandwiched between Settlement type Halgavor Manor and occasional isolated dwellings houses Carminow road and Distinctive manmade Railway, Manor Farmstead, Telegraph and transmission poles –wires and cables heritage railway (b) 10 – red features High High Distinctive historic or Railway, Manor (b) High -5 Stream valley Very visible from Not suitable to cultural features National cycle way woodland south accommodate Woodland pasture Little scope to development – estreme tranquil manor mitigate constraints

(c) High – 5 High High Extensive arable field Arable fields Very visible from (c ) 10 – red system Open exposed south Little scope to Not suitable to mitigate accommodate Vernacular (use of local Use of local stone; some quirky elements to entrances development – estreme materials) Landscape Sensitivity constraints Transport Pattern (a) Med/ Low (2) A Road/ B Road/ other Yes- A30 to the east B road, Carwinow Road to north and B3268 Lostwithiel Road to (b) High (5) west; internal road Respyrn Road (c) High (5) Railways Yes Farm/ Private tracks Yes- access to Lanhydrock Downs and access to Halgavor Farm Cycleways Yes- national Cycleway Cornish Way Coast and Clay Trail passes through the cell along Respryn Road and Island Lanes PROW No Informal paths No

79 Visual Prominence (tick appropriate) Open/ long distance Good from the Western edge along Lostwithiel road – at distance dominant feature (high) Intermittent (medium) Yes – views mainly intermittent from within

Limited (low) Limited and filtered through trees from North and east- At least one vantage from Lanhydrock Road; Limited views out Landscape Condition Integrity and unity of Fairly good sense of integrity and reasonable condition landscape Aesthetic & Sensory Tranquillity (H/ M/ L) Visually very tranquil Aurally- moderate to poor tranquillity near A30 and Lostwithiel road other wise high how is the landscape Remote secluded along the National Cycle way; more open along the southern end experienced? close to the Lostwitiel road Key sources / visual or A30, Lostwithiel Road and Railway noise (both within and outside the cell) Cell to Cell relationship What is the key Cell 8 lies to the west – similar as part of same valley stream system information relating to adjacent cell? Photograph numbers Bodmin cell 7 2 Sept 2013 1-11; Bodmin cell 7 5 Sept 2013 1-8; Bodmin Cell 7x 5 Sept 2013 Other Information Excellent recreational resource though has some limited capacity for small development to the northern sector between Carwinow road and railway and if woodland was expanded from Halgaver plantation along lower fields of subcell (7b) along the lower valley it would be possible to absorb housing between it and the cycleway.

80 BODMIN CELL REFERENCE: 8 ASSESSOR: Nola O’ Donnell CMLI DATE: 6 September 2013 Rev

Landscape Survey Information Landscape Value Landscape Overall Landscape Sensitivity Assessment Landscape Landscape Character area 33 Camel and Allen Valleys; Description LDU 251. Record descriptive Landscape Visual Final Cell Judgement information for each Character Sensitivity survey sub heading listed Undulating land form shallow hills incised by shallow stream valleys. Cell lies south Sensitivity of Bodmin, separated from cell 7 by the Lostwithiel Road and from cell 9 by the Halgavor Road. The southern edge is defined by Kirland Road.

Natural Landscape Features Topography/ landform Essentially stream valley catchment contiguous with cell 7 to east and 9 to west. Moderate -3 Moderate High 7 orange Vegetation cover/ trees Improved grassland; rich seem of trees extends fro valley base in east towards the Halgavor Farm. Some positive qualities • contributes Very visible from Suitable to accommodate Field pattern/ boundary Medieval field system named Halgavor Moor- bounded by Cornish hedges to LCA / TFD south development but with type • strong aesthetic as => numerous constraints, Land use Agriculture – Grade 3 – diversified farm, arable and grassland hay and pasture ; rural arable scene • Arable and subject to mitigation horse paddocks and Recreation/ Leisure intrusion from south ( golf links) and north • historic pastoral (leisure, school sports and playing fields) classifications fields Distinctive landscape/ Tree tunnels, Cornish Hedges; TPO trees along Kirland Road • productive agric • Landform / historic features • community use to topography Water bodies/ courses Halgavor Stream, a tributary of the River Camel; springs, Leat and ditch network all N;NE • tranquil flowing from east to west; some pond along the stream route. • Tree tunnels (-) no designations • productive Settlement/ Built Features (-) partial mixed agric Settlement type Halgavor Farm; some isolate rural cottages character Distinctive manmade Leats, tracks, Cornish hedges features Distinctive historic or Manor Farm cultural features

Vernacular (use of local Stone gate posts and stone in building construction. materials) Landscape Sensitivity Transport Pattern Med/ high (4) A Road/ B Road/ other B3268 Lostwithiel road; minor road to Kirland; Halgavor Road and internally, Halgavor Lane Railways No Farm/ Private tracks yes - Halgavor farm track Cycleways Yes- National Cycle trail St Gurons way ( green Lane) PROW Yes- 504/1/1 - Gold priority status 1 Informal paths Yes

81 Visual Prominence (tick appropriate) Open/ long distance Yes from Southeastern edge toward the Beacon and from western corner toward the (high) Respryn Carminow end of Bodmin and the Callywith Wind Turbine Intermittent (medium)

Limited (low) Landscape Condition Integrity and unity of Generally intact, Some loss of integrity from the north landscape Aesthetic & Sensory Tranquillity (H/ M/ L) Overall high though less so at localised points along eastern edge due to traffic from Lostwithiel Road how is the landscape Internally quiet and secluded; along periphery particularly the northern edge is very experienced? urban. Key sources / visual or Traffic noise from Lostwithiel Road noise (both within and outside the cell) Cell to Cell relationship What is the key Cell 7 lies to the east it is part of the same stream valley system information relating to adjacent cell? Photograph numbers Jpg files Bodmin cell 8 1-57 and plus cell A Other Information There is a strong green corridor centred along the stream system on an east-:west alignment which links with the recreational corridor along its eastern flank. Should urban expansion be considered essential in this cell it would be important to preserve these corridors and enhance significant hedgerow systems indicated on the associated mapping.

The stream valley corridor could form a terminal edge to growth in the short to medium term. alignment which links with the recreational corridor along its eastern flank. Should urban expansion be considered essential in this cell it would be important to preserve these corridors and enhance significant hedgerow systems indicated on the associated mapping. Capacity for urban expansion would be enhanced by provision of a new road access extending Halgavor Road north of Halgovor farm.

82 BODMIN CELL REFERENCE: 9 ASSESSOR: Nola O’ Donnell CMLI DATE: September 2013

Landscape Survey Information Landscape Value Landscape Overall Landscape Sensitivity Assessment Landscape Landscape Character area 33 Camel and Allen Valleys Description LDU 251. Record descriptive Landscape Visual Final Cell Judgement information for each Character Sensitivity survey sub heading Undulating land form shallow hills incised by shallow stream valleys south of Sensitivity listed Bodmin, separated from cell 8 by the Halgavor Road. The southern edge is defined by convergence of road into the central settlement of Little Kirland

Natural Landscape Features Topography/ landform Undulating – essentially a stream catchment valley contiguous with that of cells 8 and 7 High – 3 High High 10 – Red Vegetation cover/ trees Improved and unimproved grassland; rich seam of trees extends from Halgavor Farm towards Little Kirland and Blowimghouse Many positive qualities Many attributes Very visible Not suitable to Field pattern/ boundary Medieval field system bounded by Cornish hedges; Some post Medieva North of of LCA / TFD Widely seen accommodate development type Kirland • Designation AGLV => – extreme constraints Land use Agriculture – Grade 3 – diversified farm, horse paddocks and Recreation/ Leisure • Intact • Arable and intrusion from south ( golf links) and north ( leisure, school sports and playing • strong aesthetic as pastoral fields) rural arable scene fields Distinctive landscape/ Tree tunnels, Cornish Hedges • historic • Landform / historic features classifications- topography Water bodies/ courses Halgavor Stream, a tributary of the River Camel; springs; some pond along the Historic lane, • tranquil stream route. Medieval field system, • Tree tunnels manor; • productive Settlement/ Built Features agric Settlement type Little Kirland to west central area and Kirland Manor to the east; some isolate rural • Limited • Good cottages intrusion; integrity • stream system; Distinctive manmade Leats, Tracks, Cornish hedges, stream bridges • national cycle features trail Distinctive historic or Manor Farm cultural features

Vernacular (use of local Stone materials) Landscape Sensitivity Transport Pattern High (5) A Road/ B Road/ other Halgavor Road to the east, , Kirland Road as the southern boundary Blowinghouse Lane/ St Mary Road to the west; Tregullion road extends southward from Kirland. Gladstone road and Crabtree Lane form the northern boundary. Railways Yes – lies along northern edge Bodmin & Wenford railway Farm/ Private tracks Yes- runs from Halgavor Road into Kirland Manor Cycleways Yes- national Cycle trai- St Gurons Way PROW Yes - 504/3/1 Informal paths No

83 Visual Prominence (tick appropriate) Open/ long distance Yes from Southeastern edge toward the Beacon (high) Intermittent (medium)

Limited (low) Landscape Condition Integrity and unity of Intact with good sense of integrity landscape Very small intrusion from Blowing house Lane

Aesthetic & Sensory Tranquillity (H/ M/ L) Overall High though localised Eastern edge id less so due to traffic from Lostwithiel Road how is the landscape Internally quiet and secluded; along periphery particularly the northern edge is very experienced? urban. Key sources / visual or Some minor noise from traffic on Halgavor road and Crabtree Lane; occasional noise noise (both within and fro Bodmin and Wenford Railway. outside the cell) Cell to Cell relationship What is the key Cell 8 lies to the east it is part of the same stream valley system information relating to adjacent cell? Photograph numbers Jpg files Bodmin Cell 9 1-70 and Bodmin cell 9x Other Information There is a strong green corridor centred along the stream system on an east: west alignment. Should urban expansion be considered essential in this cell it would be important to preserve this corridors and enhance significant hedgerow systems indicated on the associated mapping. Capacity for urban expansion would be enhanced by provision of a new road access extending from Crabtree lane while preserving the old Prow routes for off road recreation. The stream valley corridor would form a terminal edge to growth in the short to medium term.

84 BODMIN CELL REFERENCE: 10 ASSESSOR: Nola O’ Donnell CMLI DATE: 6 Sept 2013

Landscape Survey Information Landscape Value Landscape Overall Landscape Sensitivity Assessment Landscape Landscape Character area 33 Camel and Allen Valleys; Description LDU 251. Record descriptive Landscape Visual Final Cell Judgement information for each Character Sensitivity survey sub heading listed Cell sites central to Bodmin and incorporates the Beacon and the Local nature Sensitivity reserve. This is an exceptional landscape strategically at the heart of the town. It is essentially a rounded hill with extensive long distance view though not 360o due to hedges and trees. It is a key focus for recreation and is very popular with local residents especially for dog walking. Its summit is marked with an 19th C obelisk the Gilbert Monument. This area is open grassland and scrub. Woodland dominates its western flank while the southeast slopes form a patchwork of grassland meadow and pasture. An enclave of housing north of Crabtree Lane intrudes though is buffered by woodland. It is well connected to the adjacent housing by an extensive network of footpaths and informal tracks. It is bounded to the north: northeast by Beacon road and to the south by Crabtree Lane, The Heritage Bodmin and Wenfield Railway and housing adjacent to its west flank. It provides an easily accessible escape from the bustle of urban hard forms and once inside there is a sense of peace and tranquillity and remoteness from the town Natural Landscape Features Topography/ landform Rounded hill with shorter slopes to and east and longer to the south and west High -5 High High 10 -Red

Vegetation cover/ trees Improved grassland, scrub, woodland and meadow with Cornish hedges and tall Many positive qualities Many attributes Very visible Not suitable to hedgerows to full canopy. of LCA / TFD Prominent hill accommodate development Field pattern/ boundary Post medieval field system with Cornish hedge banks / hedges • Designation -LNR/ => Extensive; – extreme constraints type SSSI; • pastoral panoramic Land use Recreation Parkland, conservation woodland/ forestry and agriculture -Managed • Intact -limited fields vantages meadow (Local nature Reserve LNR intrusion; • Landform / Distinctive landscape/ Gilbert Monument, Tree tunnels • national cycle trail topography historic features • Popular with local • tranquil Water bodies/ courses none community- park; • Tree tunnels • strong aesthetic & • Woodland Settlement/ Built Features sensory qualities • Good Settlement type Surrounding town external to the cell –from lower slopes of the beacon; some integrity housing technically outside cell can be interpreted as an unban intrusion Distinctive manmade Cornish hedges, post and rail fencing, monument features Distinctive historic or Monument, Cornish Hedges cultural features Vernacular (use of local Local stone, timber fences materials) Landscape Sensitivity Transport Pattern High – 5 A Road/ B Road/ other Yes – access off Barn Lane, Beacon Raod forms its eastern edge, Crabtree Lane its southern edge and. Railways No Farm/ Private tracks Yes - Beacon lanes and Whitstone lanes its internal access Cycleways Yes –St Gurons Way up to Whitstone Lane.

85 PROW Yes - 504/4/1; priority status 1- Gold Informal paths yes Visual Prominence (tick appropriate) Open/ long distance Widely visible especially the monument from surrounding countryside; panoramic (high) views from cell are excellent Intermittent (medium)

Limited (low) Landscape Condition Integrity and unity of Forms a coherent park though can be subdivided into 3 sub-areas based of landscape vegetation Aesthetic & Sensory Tranquillity (H/ M/ L) Very high –quiet and peaceful; birdsong and dogs punctuate the stillness how is the landscape Although very close to housing and busy roads it feels separate and remote from experienced? rest of the town. Feels open close to the summit and secluded form the woodland and tree tunnel walks. Meadow south and the monument feels like a separate compartment –secluded from the rest of the park. Key sources / visual or At main entrance only noise (both within and outside the cell) Cell to Cell relationship What is the key Cell 9 lies to immediate south information relating to adjacent cell? Photograph numbers Jpg files Bodmin cell 10 1-66 Other Information An excellent GI resource. No capacity for housing without loss of integrity. It is highly recommended that this cell never be considered for urban expansion. Should it be thought necessary an further detailed Landscape character assessment should be undertaken.

86 BODMIN CELL REFERENCE: 11 ASSESSOR: Nola O’ Donnell CMLI DATE: 28 August 2013

Landscape Survey Information Landscape Value Landscape Overall Landscape Sensitivity Assessment Landscape Description Landscape Character area 33 Camel and Allen Valleys Record descriptive LDU 251. information for each Landscape Visual Final Cell Judgement survey sub heading listed Character Sensitivity Land is well maintained agricultural land in pasture, hay and arable production. Sensitivity

Natural Landscape Features Topography/ landform Essentially the northern side of a stream valley; draining and sloping to the south. Vegetation cover/ trees Improved grassland: high quality grain crops- Maize/ high canopy hedgerow on High -5 Moderate High 9 red Cornish hedges; localised marshy marginal aquatic areas close to the stream. Typical species – oak ash alder Many positive qualities attributes of LCA Very visible Not suitable to Field pattern/ boundary Large fields; medieval associated with manor house Laveddon House/ Cornish / TFD accommodate development type hedges supporting full canopy hedgerow. Principal tree structure along the railway, • Intact -limited => – extreme constraints manor house lane and stream systems traversing north to south and east to west intrusion; • pastoral along the southern edge. Flood plain fields to north of St Laurence stream are wet • strong aesthetic & fields meadows of unimproved grassland. sensory qualities • Landform / Land use Agriculture (ALC Grades 3/3a to mid section and 4 to stream flood plain and7 to • Heritage features topography northern triangle,) and agri-tourism with some paddock grazing to the north and Medieval fields • tranquil horticulture to the southwest corner Medieval manor • Tree tunnels Distinctive landscape/ Manor farmstead of medieval origin; railway • Good quality ag • Good historic features land integrity Water bodies/ courses Streams – principal St Laurence stream catchment draining generally to the south • Stream though tributary stream running from north to south drains land form west and east; corridor. ponds and marshy wetland; ditch system along eastern edge cuts across to outfall into stream. Settlement/ Built Features Settlement type Urban edge –periurban Distinctive manmade Heritage Railway features Manor complex Telegraph poles and wires; electrical transmission poles and cables Distinctive historic or Medieval manor settlement- unlisted, medieval mill at site of nursery cultural features Vernacular (use of local Local stone; mixed styles materials) Landscape Sensitivity Transport Pattern Moderate- High 4 A Road/ B Road/ other Yes - Laninval Hill forms the western edge, Westheath road part of the northern edge and Blowinghouse lane to east just beyond cell edge. Railways Yes – Bodmin And Wenford Railway Farm/ Private tracks Yes – access to Laveddon house Cycleways No PROW Yes - 504/5/1 silver priority status. This route is blocked by overgrown vegetation (brambles) Informal paths Yes – yes from Blowinghouse lane to Laveddon House

87 Visual Prominence (tick appropriate) Open/ long distance View to S-SW along edge (high) Intermittent (medium) Nil

Limited (low) Yes Landscape Condition Integrity and unity of Intact rural block with proximity to suburban edge landscape Aesthetic & Sensory Tranquillity (H/ M/ L) High Tranquillity how is the High quality landscape Rural peaceful pleasurable experienced? Key sources / visual or Nil noise (both within and outside the cell) Cell to Cell relationship What is the key Cell 9 lies to the east and cell 12 to the west – they are basically information relating to continuations of the northern side of the stream valley. adjacent cell? Photograph numbers Jpg files Bodmin Cell 11 1-21 Other Information Apart from the narrow triangle of land north of the railway the cell has a strong feeling of being in the countryside despite the ribbon development to the east. Any potential development of this would be widely visible from the open countryside to the south of the cell. There is limited capacity to absorb housing with its current structure. If urban expansion were to be considered essential then it would be very important to preserve the southern stream corridors. Pedestrian access would only be possible via the gap in housing along Blowinghouse Lane with the best option to create a road access from Laninval Road. The integrity of the existing access to Laveddon House should also be preserved.

88 BODMIN CELL REFERENCE: 12 ASSESSOR: Nola O’ Donnell CMLI DATE: 2 Sept 2013

Landscape Survey Information Landscape Value Landscape Overall Landscape Sensitivity Assessment Landscape Landscape Character area 33 Camel and Allen Valleys Description LDU 251. Record descriptive Landscape Visual Final Cell Judgement information for each Character Sensitivity survey sub heading Fairly good agricultural land for arable cropping and grassland pasture Sensitivity listed

Natural Landscape Features Topography/ landform Part of stream valley- northern slope catchment; undulating terrain; relatively gently sloping for much of site becoming steep to west of railway towards St Laurence Moderate- 3 High Moderate 7 Orange stream and the Camel River Some positive qualities Vegetation cover/ trees Improved grassland; woodland concentrated along the stream with some wet and strong Suitable to accommodate marshy localised pockets of wet grassland; hedgerow trees on Cornish banks • strong aesthetic contribution to • partially development but with Field pattern/ boundary Post medieval to the north -west and fields northeast of boundary road ; remainder /high sensory LC /TFD esp. visible with numerous constraints, type of cell is medieval fields system medium to large fields qualities as rural stream valley some subject to mitigation Land use Agriculture – ALC grade3 – grassland – pasture and arable crops wheat, maize. arable scene corridor potential for ‘Horisculture’ paddocks. • historic mitigation Distinctive landscape/ Tree tunnels, Cornish Hedges and deep road channels formed of high embankments classifications historic features topped with Cornish hedges => Water bodies/ courses Lower Camel river to the north-northeast edge and its tributary St Laurence stream (-) no designations • Arable and forming the southwestern edge; flood plain essentially extended some 70m across (-) partial mixed pastoral and its eastern side formed the south-western edge of the cell. character fields • Landform / Settlement/ Built Features topography Settlement type Settlements within cell are old farm stead of Pendewey north of Stony Road and St • tranquil Laurences Farm to the lower south western edge. Some terrace housing lies to the • Tree tunnels northeast just out side and eastern edge is adjacent to Bodmin hospital • productive Distinctive manmade Tracks, Cornish hedges, stream bridges, rail viaduct bridging the River Camel agric features Distinctive historic or Post medieval gate to western edge; Dunmere junction railway bridge; PROW routes cultural features indicate historic links between farmstead and manor

Vernacular (use of local Local stone in farm buildings, materials) Landscape Sensitivity Transport Pattern Moderate –High 4 A Road/ B Road/ other Yes - Laninval Hill (A 389) to south-eastern edge eastern boundary road forms part of the northern edge while Dunmere Road forms the effective edge along the north east. Internal roads include St Laurence Road and Boskear Lane which form a loop off Boundary road and road to Tremorebridge. Railways Yes – historic Bodmin and Wenford Railway Farm/ Private tracks Yes – Pendewey lane Cycleways Yes – Cornish way Camel trail lies to the north western edge

89 PROW Yes – three extend from St Laurence one- 504/6/1 - along steam route towards Blowinghouse ranked as Silver, one - 504/7/1 ,Silver - to Lavaddon House and one, 504/8/1 link to Pendewey; 504/10/1 is a Gold routes linking Boundary Road West to the lower Camel Valley SSSI & Boscarne Woods Informal paths No Visual Prominence (tick appropriate) Open/ long distance Views to and from the Beacon summit; open to view from the southwest and west (high) Intermittent (medium)

Limited (low) Landscape Condition Integrity and unity of landscape Strong Aesthetic & Sensory Tranquillity (H/ M/ L) High tranquillity how is the landscape experienced? Rural secluded along the stream; more open on the north-eastern fields Key sources / visual or noise (both within and Boundary road; outside the cell) Cell to Cell relationship What is the key information relating to Cell 11 lies to the east and is part of the same stream valley catchment system adjacent cell?

Photograph numbers Jpg files Bodmin Cell 12 1-61 & 12x 1-2 Other Information

There is a strong green corridor centred along the stream system from a southeast: northwest by west alignment. Thee railway route forms another wooded route and effective barrier. Should urban expansion be considered essential in this cell it would be important to preserve these corridors and enhance significant hedgerow systems indicated on the associated mapping. Capacity for urban expansion would be enhanced by provision of a new road access extending from the west end of boundary Road. The existing boundary road route is tortuous and traffic ‘feels like’ it is exceeding its capacity. While preserving the old Prow routes for off road recreation. The stream valley corridor would form a terminal edge to growth in the medium to long medium term wit boundary road forming an obvious edge for the short term.

90

Appendix 6: Landscape Assessment Maps

91

Appendix 7: Urban Design Assessment

Cell 2

Step 7 – Urban Design Assessment Commentary Impact of Cell No: 2 Development 1. Would the development areas have good access to As the crow flies the cell is within 800 and 1200m distance (50% within 800). nearby employment areas. However topography and existing movement network does not allow for a direct route to employment areas. 2. Can new development in the cell be directly and 50% of the site is within 1200m/15 mins walking distance. The route network conveniently linked to the town centre on good routes from the cell is constrained i.e. single lanes and lacks footpaths in places. Routes accessed by all vehicles and pedestrians? are unlikely to support highway capacity and would need significant upgrades which are unlikely to be deliverable. 3. Can new development in the cell be directly and The cell is adjacent to Berrycoombe neighbourhood. However topography and conveniently linked to adjacent neighbourhood lack of primary streets limits potential for ease of connectivity for pedestrians centres on good routes accessed by all vehicles and and vehicles. Unclear what neighbourhood facilities exist in Berrycoombe. pedestrians? 4.Would development of the whole cell maintain local Topography would limit development of south western area of cell (approx identity and character of existing adjacent 40%). The area does not impact on existing neighbourhoods however the neighbourhoods or settlements. location and landscape relates more to the open countryside that to Bodmin Opportunity to create new neighbourhood 5a. Does the cell provide a development opportunity In theory the area could support a new neighbourhood. to create an individual new neighbourhood with (Note: however road infrastructure and links to Bodmin are inadequate to adequate scale and capacity to support its own small support potential growth and therefore constrains any opportunities. neighbourhood centre, some local facilities and some Furthermore the area relates to (and as) and open countryside, and does not local employment. relate as an extension to Bodmin) Opportunity to expand an existing neighbourhood 5b. Would the development area have good access to The area is too large to function as an expansion. adequate community facilities and local shops within the existing neighbourhood Overall Comment / Conclusion Cell is a large area; just under 50% of the cell would be very hard to develop due to the steep

104

[1-4 plus either 5a or 5b whichever is best] topography. The area does not read as part of the landscape of Bodmin, it is open countryside. Highways links are significantly constrained. There is very limited or no potential to develop within the majority of this cell.

Movement infrastructure implications outside the cell – not scored Identify any likely significant additional transport Significant highways infrastructure would be required, unlikely to be feasible. infrastructure that may be needed outside the development area to provide suitable accessibility to the cell.

Cell 3

Step 7 – Urban Design Assessment Commentary Impact of Cell No: 3 Development 1. Would the development areas have good access to The cell is within 1600m of an industrial site; small part within 1200m. However nearby employment areas. access routes are very constrained including single lane tracks; further more topography generally is a barrier to creation of new routes 2. Can new development in the cell be directly and There are two connections to the east and west which lead to the Town Centre. conveniently linked to the town centre on good routes However both are single lanes with no footpath with limited potential to accessed by all vehicles and pedestrians? upgrade to sufficient capacity. 3. Can new development in the cell be directly and In theory potential for pedestrian routes to Berrycoombe and Love Lane, conveniently linked to adjacent neighbourhood however routes are very constrained and will not form primary streets, centres on good routes accessed by all vehicles and furthermore topography is a barrier. The cell also relates to the open pedestrians? countryside and not Bodmin itself. 4.Would development of the whole cell maintain local The cell does not relate to an existing neighbourhood and read as an area of identity and character of existing adjacent open countryside. The cell does not relate to Bodmin as an extension area and neighbourhoods or settlements. would therefore impact significantly on the countryside. Opportunity to create new neighbourhood 5a. Does the cell provide a development opportunity The area would struggle to create a new neighbourhood with its own supporting to create an individual new neighbourhood with facilities. Access severely constrains potential as does the steep topography, adequate scale and capacity to support its own small making a significant proportion of the area very hard to developable. neighbourhood centre, some local facilities and some

105 local employment. Opportunity to expand an existing neighbourhood 5b. Would the development area have good access to The area would not expand an existing neighbourhood due to the physical adequate community facilities and local shops within barriers that exist. the existing neighbourhood Overall Comment / Conclusion A larger area; around 40% of the cell would be very hard to develop due to topography. There are [1-4 plus either 5a or 5b whichever is best] significant constraints to creating adequate highways infrastructure. The cell does not relate well to Bodmin; it relates to the open countryside and is disconnected from the town.

Movement infrastructure implications outside the cell – not scored Identify any likely significant additional transport Significant highways infrastructure would be required and are likely to be unviable due to the steep infrastructure that may be needed outside the topography and cost. development area to provide suitable accessibility to the cell.

Cell 4

Step 7 – Urban Design Assessment Commentary Impact of Cell No: 4 Development 1. Would the development areas have good access to A large area is within 800m and the whole area is within 1200m. However road nearby employment areas. infrastructure would need to be delivered to justify the scoring.

2. Can new development in the cell be directly and There are minor existing routes for pedestrians on tracks/lanes. There are opp’s conveniently linked to the town centre on good routes to create a new route to the east of the site however this direction moves away accessed by all vehicles and pedestrians? form the TC and is not a direct route. Topography is a key barrier 3. Can new development in the cell be directly and Existing routes are constrained particularly for vehicles; new primary streets conveniently linked to adjacent neighbourhood would need to go east before turning south west to access existing centres on good routes accessed by all vehicles and neighbourhood (with limited facilities)/ Topography is a barrier to creating pedestrians? immediate links south. 4.Would development of the whole cell maintain local Eastern edge of the cell relates to the existing industrial area and Callywith road identity and character of existing adjacent junctions; the rest of the cell does not relate to Bodmin and reads as open

106 neighbourhoods or settlements. countryside; although development wouldn’t negatively impact upon other settlements. Its is relatively isolated, although has more opportunity to link back to the town, compared to other northern cells. Opportunity to create new neighbourhood 5a. Does the cell provide a development opportunity Nature and scale of development would need to be carefully considered, to create an individual new neighbourhood with together with facilities, to make this work as a new neighbourhood adequate scale and capacity to support its own small neighbourhood centre, some local facilities and some local employment. Opportunity to expand an existing neighbourhood 5b. Would the development area have good access to The cell does not relate well to Bodmin; there is one potential primary route to adequate community facilities and local shops within existing neighbourhoods but the route is indirect. There are pedestrian lanes the existing neighbourhood which are also constrained. Limited facilities nearby Overall Comment / Conclusion Large cell area; developable area is reduced by approx 30+% by topography in the south and 200m [1-4 plus either 5a or 5b whichever is best] quarry buffer in the north. The north eastern extent (adjacent to Cornish Lime Company) relates to the existing employment area and has potential for employment use. Beyond this to the south and west residential development could be seen as isolated, which can only be overcome by good planning of the site, including entrance to the area; maintaining a scale to the development to enable it to create its own neighbourhood; plus seek to provide other pedestrian connections (north-south) back into the town, but in doing so having to overcome existing constraints.

Movement infrastructure implications outside the cell – not scored Identify any likely significant additional transport Significant highways infrastructure would be required; connection to the Town Centre is constrained by infrastructure that may be needed outside the topography and capacity for upgrading tracks and lanes is also constrained. development area to provide suitable accessibility to the cell.

Merged Cell 5

Step 7 – Urban Design Assessment Commentary Impact of Merged Cell No: 5 Development

107

1. Would the development areas have good access to The Cell is adjacent to various industrial estates on the east of the town nearby employment areas.

2. Can new development in the cell be directly and The cell is within approx. 700m of the town centre; plus the site is located on a conveniently linked to the town centre on good routes relatively direct route to the centre accessed by all vehicles and pedestrians? 3. Can new development in the cell be directly and The vehicular route is relatively good; although most of the main road along the conveniently linked to adjacent neighbourhood frontage of the cell does not have pavements, limiting pedestrian access. centres on good routes accessed by all vehicles and However, the Cell does connect with the main road on the far western tip, which pedestrians? is the points at which pavements start 4.Would development of the whole cell maintain local The cell has development on three sides, including housing development, so its identity and character of existing adjacent development would not compromise he surrounding area if delivered in a neighbourhoods or settlements. sensitive manner Opportunity to create new neighbourhood 5a. Does the cell provide a development opportunity The site is not of a scale to create its own neighbourhood to create an individual new neighbourhood with adequate scale and capacity to support its own small neighbourhood centre, some local facilities and some local employment. Opportunity to expand an existing neighbourhood 5b. Would the development area have good access to The cell could relate well to existing neighbourhoods; however this surrounding adequate community facilities and local shops within area does lack a number of facilities that a high quality neighbourhood would the existing neighbourhood seek Overall Comment / Conclusion With careful consideration of creating appropriate pedestrian connections back into the main network, [1-4 plus either 5a or 5b whichever is best] the site could come forward as a appropriate extension to an existing neighbourhood

Movement infrastructure implications outside the cell – not scored Identify any likely significant additional transport infrastructure that may be needed outside the development area to provide suitable accessibility to the cell.

108

Cell 7

Step 7 – Urban Design Assessment Commentary Impact of Cell No: 7 Development 1. Would the development areas have good access to There is a large employment area within 800m and adjacent; there is primary nearby employment areas. street access although the bridge may require upgrading.

2. Can new development in the cell be directly and Cell is not within 1200m distance to the TC. However the main B3268 is a good conveniently linked to the town centre on good routes primary direct route for access. Not within easy walking distance. accessed by all vehicles and pedestrians? 3. Can new development in the cell be directly and Cell is adjacent to Castle Canyke estate which has lots of facilities. Routes are conveniently linked to adjacent neighbourhood direct. centres on good routes accessed by all vehicles and pedestrians? 4.Would development of the whole cell maintain local Cell would not impact on the identity of the existing neighbourhood however identity and character of existing adjacent the landform turns away from Bodmin and faces open countryside and may neighbourhoods or settlements. breach a logical edge of the settlement. The southern section of the cell would be less well integrated into the existing built area Opportunity to create new neighbourhood 5a. Does the cell provide a development opportunity Cell is more limited in scale, so creating a new neighbourhood might be more to create an individual new neighbourhood with challenging. adequate scale and capacity to support its own small neighbourhood centre, some local facilities and some local employment. Opportunity to expand an existing neighbourhood 5b. Would the development area have good access to Cell would have relatively good access to existing neighbourhood with good adequate community facilities and local shops within facilities and would act as an extension to this area, particularly the northern the existing neighbourhood section of the site. Overall Comment / Conclusion The cell could form an expansion to an existing neighbourhood area; it may breach a landform feature [1-4 plus either 5a or 5b whichever is best] which defines the eastern edge of the Bodmin landscape setting. Upgrade to the bridge over the rail line may be required.

109

Movement infrastructure implications outside the cell – not scored Identify any likely significant additional transport Bridge upgrade over the rail line required. infrastructure that may be needed outside the development area to provide suitable accessibility to the cell.

Cell 8

Step 7 – Urban Design Assessment Commentary Impact of Cell No: 8 Development 1. Would the development areas have good access to Cell is within 800m of a large employment area although the bridge requires nearby employment areas. upgrading. Connectivity may be slightly constrained towards the west of the cell.

2. Can new development in the cell be directly and Cell is within 1600m (just) of the TC although not within easy walking distance. conveniently linked to the town centre on good routes Routes directly north out of the cell are not direct. Main roads to the TC are accessed by all vehicles and pedestrians? direct once access is achieved on to them. 3. Can new development in the cell be directly and Cell could link well to two adjacent neighbourhoods; Castle Canyke has good conveniently linked to adjacent neighbourhood local and Town facilities (school/leisure centre). Some upgrade for vehicles will centres on good routes accessed by all vehicles and be required to the east and form the north within the cell. pedestrians? 4.Would development of the whole cell maintain local Cell would relate well to adjacent neighbourhoods in terms of setting and identity and character of existing adjacent topography. Due to existing landscape features a well designed high quality neighbourhoods or settlements. neighbourhood would be required. Opportunity to create new neighbourhood 5a. Does the cell provide a development opportunity Area might be large enough to create a new neighbourhood with new facilities, to create an individual new neighbourhood with but landform etc might require the Cell boundary to be remodelled, in which adequate scale and capacity to support its own small case, the remaining area might become too small for a new neighbourhood. neighbourhood centre, some local facilities and some local employment.

110

Opportunity to expand an existing neighbourhood 5b. Would the development area have good access to Cell would form an extension to an existing neighbourhood with good facilities. adequate community facilities and local shops within New routes will be required to enable connectivity. the existing neighbourhood Overall Comment / Conclusion The cell would form an appropriate extension to an existing neighbourhood which contains good [1-4 plus either 5a or 5b whichever is best] community facilities. Landform relates well to existing development on the edge of Bodmin. Appropriate routes need to be established, there is scope for these. Due to landscape setting a high quality extension and layout would be required.

Movement infrastructure implications outside the cell – not scored Identify any likely significant additional transport New routes / primary street access requires establishing. A new bridge/upgrade may be required. infrastructure that may be needed outside the development area to provide suitable accessibility to the cell.

Merged Cell 9

Step 7 – Urban Design Assessment Commentary Impact of Merged Cell No: 9 Development 1. Would the development areas have good access to None of Bodmin’s larger employment areas are within easy reach of the site. nearby employment areas. The main estates are generally over 1km away (as the crow files), plus existing routes to these sites are not direct 2. Can new development in the cell be directly and Although there is a relatively direct route to the town centre, particularly from conveniently linked to the town centre on good routes the west of the cell, its almost 1 mile away, as the crow flies accessed by all vehicles and pedestrians? 3. Can new development in the cell be directly and The cell could link to the St Marys and Halgavor neighbourhoods on the west conveniently linked to adjacent neighbourhood and east of the site respectively. There is an opportunity to create pedestrian centres on good routes accessed by all vehicles and connections to their adjacent neighbourhoods; however the nature of the pedestrians? surrounding roads would cause concern as to whether appropriate vehicular connections could be created for the scale of development that the cell could accommodate

111

4.Would development of the whole cell maintain local Due to the gap in development (cell 10 which has already been discounted) this identity and character of existing adjacent site forms part of the longer distance setting to the Beacon. The cell sits in a neighbourhoods or settlements. valley area, with only relatively limited opportunities to link into the existing neighbourhoods on either side Opportunity to create new neighbourhood 5a. Does the cell provide a development opportunity The cell is large enough in theory to create a development of a scale that could to create an individual new neighbourhood with provide various local services and facilities to offer the opportunity to create a adequate scale and capacity to support its own small new neighbourhood neighbourhood centre, some local facilities and some local employment. Opportunity to expand an existing neighbourhood 5b. Would the development area have good access to The two existing neighbourhoods that it could connect to have few existing adequate community facilities and local shops within facilities or services the existing neighbourhood Overall Comment / Conclusion The site is a relatively significant distance from the town centre and the town’s main employment sites. [1-4 plus either 5a or 5b whichever is best] Whilst the cell could connect to two existing neighbourhoods, they are devoid of many of the services and faciltiies that you would seek. This would mean it would perform better as a new neighbourhood, which would require a scale of development to achieve this. However, its relationship to Cell 10 and the Beacon and its setting would be of significant concern. Furthermore, development of this scale is likely to require fairly significant highway infrastructure that would extend beyond the delivery of just this cell

Movement infrastructure implications outside the cell – not scored Identify any likely significant additional transport Development of this scale is likely to require fairly significant highway infrastructure that would extend infrastructure that may be needed outside the beyond the delivery of just this cell development area to provide suitable accessibility to the cell.

112

Cell 11

Step 7 – Urban Design Assessment Commentary Impact of Cell No: 11 Development 1. Would the development areas have good access to Cell is within 1200m of an employment area. Existing roads to the east and west nearby employment areas. are constrained for pedestrians and the rail line creates a barrier for pedestrians and connectivity generally. 2. Can new development in the cell be directly and Cell is not within 1200m and easy walking distance. Routes adjacent to the cell conveniently linked to the town centre on good routes are constrained for pedestrians, once to the north routes are relatively direct. accessed by all vehicles and pedestrians? 3. Can new development in the cell be directly and Cell could link to the St Marys Rd area neighbourhood however the rail line, conveniently linked to adjacent neighbourhood existing development and lack of opportunities to create a new links reduces centres on good routes accessed by all vehicles and potential for convenient access and integration. pedestrians? 4.Would development of the whole cell maintain local Landform falls away but relates well to Bodmin, however existing features e.g. identity and character of existing adjacent rail line, farmhouse, stream and valley bottom/tree cover subdivide the cell and neighbourhoods or settlements. pose difficulty for development and defining an extension area Opportunity to create new neighbourhood 5a. Does the cell provide a development opportunity Cell is not large enough to create a new neighbourhood (approx 300) to create an individual new neighbourhood with adequate scale and capacity to support its own small neighbourhood centre, some local facilities and some local employment. Opportunity to expand an existing neighbourhood 5b. Would the development area have good access to The rail line is a barrier to integrating with adjacent neighbourhood to the north; adequate community facilities and local shops within there are limited or no facilities within the neighbourhood. Connectivity for the existing neighbourhood pedestrians is difficult. Overall Comment / Conclusion Cell is relatively small; the rail line is a barrier to connectivity to the adjacent neighbourhood. There are [1-4 plus either 5a or 5b whichever is best] limited or no facilities nearby. Movement and connectivity is constrained, particularly for pedestrians.

Movement infrastructure implications outside the cell – not scored

113

Identify any likely significant additional transport Improved connections to the north and a new connection east to west would be required (West Heath infrastructure that may be needed outside the and Blowinghouse Lane) development area to provide suitable accessibility to the cell.

Cell 12

Step 7 – Urban Design Assessment Commentary Impact of Cell No: 12 Development 1. Would the development areas have good access to All of the cell is within 800m of an employment site and the Hospital, with good nearby employment areas. connectivity.

2. Can new development in the cell be directly and Cell is not within easy walking distance to the TC i.e. outside 1200m distance. conveniently linked to the town centre on good routes However primary street routes are relatively direct towards A389 and the town accessed by all vehicles and pedestrians? centre itself. 3. Can new development in the cell be directly and Cell is adjacent to St Lawrence neighbourhood area which is primarily conveniently linked to adjacent neighbourhood employment and the Hospital. Cell would expand this area and connectivity is centres on good routes accessed by all vehicles and good. pedestrians? 4.Would development of the whole cell maintain local The landform does relate to Bodmin, it would however change the character identity and character of existing adjacent and identity in the area but this could be mitigated. neighbourhoods or settlements. Opportunity to create new neighbourhood 5a. Does the cell provide a development opportunity Relatively large area which could create a new neighbourhood, however also to create an individual new neighbourhood with should be viewed as expanding and integrating with adjacent employment area. adequate scale and capacity to support its own small neighbourhood centre, some local facilities and some local employment. Opportunity to expand an existing neighbourhood 5b. Would the development area have good access to Existing neighbourhood is predominantly employment so the cell would need to adequate community facilities and local shops within provide community facilities; while it would expand and integrate with adjacent

114 the existing neighbourhood it will effectively create a new neighbourhood. Overall Comment / Conclusion A large area which would need to provide new community facilities. It should integrate well and expand [1-4 plus either 5a or 5b whichever is best] an adjacent neighbourhood / employment area. The NW boundary edge could be set in two locations based on topography.

Movement infrastructure implications outside the cell – not scored Identify any likely significant additional transport Opp to create a new road link between Dunmere in the north west to the south east / West Heath infrastructure that may be needed outside the avenue which may improve connectivity in the area, retaining future opportunity for road development area to provide suitable accessibility to improvements to the east along lanes south of Bodmin. the cell.

Merged Cells 2,3 & 4

Step 7 – Urban Design Assessment Commentary Impact of Merged Cells No: 2,3,4 Development 1. Would the development areas have good access to Two existing employment sites one to the east and one to the west, however nearby employment areas. access from the majority of the area is constrained by topography and limited existing routes which are difficult to upgrade. 2. Can new development in the cell be directly and Majority of cell is within 1200m of TC; small lanes provide routes to the TC conveniently linked to the town centre on good routes however these are difficult to upgrade. Any primary street route would be east accessed by all vehicles and pedestrians? to west and not connect to the TC. Topography is a key barrier 3. Can new development in the cell be directly and Existing neighbourhoods to the south are not linked by primary street but by conveniently linked to adjacent neighbourhood narrow lanes which are difficult to upgrade. Topography is a barrier. Two centres on good routes accessed by all vehicles and neighbourhoods are within distance as the crow flies, although primary street pedestrians? access would not connect as would run east to west. 4.Would development of the whole cell maintain local The merged cell area reads as open countryside and does not relate to Bodmin identity and character of existing adjacent itself. Significant development in this area would impact on open countryside as neighbourhoods or settlements. well as the identity of Bodmin, and would in effect become a separate large suburban area in the countryside. Opportunity to create new neighbourhood

115

5a. Does the cell provide a development opportunity The merged cell area would support a significant number of houses, which could to create an individual new neighbourhood with provide new neighbourhood facilities and a centre its own neighbourhood. adequate scale and capacity to support its own small However it would have significant infrastructure needs beyond the cell area i.e. neighbourhood centre, some local facilities and some roads east/west, which may not be deliverable. local employment. Opportunity to expand an existing neighbourhood 5b. Would the development area have good access to Area is too large to act as an expansion to an existing neighbourhood adequate community facilities and local shops within the existing neighbourhood Overall Comment / Conclusion A significant area, topography is a major constraint across the area constraining connectivity to Bodmin [1-4 plus either 5a or 5b whichever is best] itself. The landscape does not read as part of Bodmins landscape and would effectively expand Bodmin into a landform which relates as open countryside and a new landscape setting. There would be significant impact on the identity of Bodmin as a place. Potential for highways infrastructure very constrained by topography and high quality landscape, and viability.

Movement infrastructure implications outside the cell – not scored Identify any likely significant additional transport Significant infrastructure would be required i.e. east/west road between A389 at both eastern and infrastructure that may be needed outside the western extents and the A30. infrastructure requirements may be undeliverable. development area to provide suitable accessibility to the cell.

Merged Cells 7 & 8

Step 7 – Urban Design Assessment Commentary Impact of Merged Cell No: 7 & 8 Development 1. Would the development areas have good access to A large employment area within 800m & adjacent to part of the cell. Bridge nearby employment areas. upgrade is required. Far west of the cell area access is slightly more constrained.

2. Can new development in the cell be directly and Cell area is some distance from the TC, however routes are relatively direct conveniently linked to the town centre on good routes along primary streets. accessed by all vehicles and pedestrians?

116

3. Can new development in the cell be directly and Area has good access to two neighbourhoods with good facilities e.g. shop, conveniently linked to adjacent neighbourhood leisure centre, college. Access in eastern area perhaps less convenient but still centres on good routes accessed by all vehicles and adequate. pedestrians? 4.Would development of the whole cell maintain local Relatively large area which relates well to the existing settlement. Towards the identity and character of existing adjacent east the landscape relates less well to Bodmin that in the west/majority of the neighbourhoods or settlements. cell. (Western Power site could provide access?) Opportunity to create new neighbourhood 5a. Does the cell provide a development opportunity Cell could provide approx 800 dwellings, it is linear in shape and adjacent to to create an individual new neighbourhood with existing neighbourhoods with good facilities which it should seek to strengthen adequate scale and capacity to support its own small and link to rather that create a new neighbourhood centre. neighbourhood centre, some local facilities and some local employment. Opportunity to expand an existing neighbourhood 5b. Would the development area have good access to Cell links to two existing neighbourhoods with good facilities. Cell provides good adequate community facilities and local shops within opp’s for connectivity through the road network, and would strengthen existing the existing neighbourhood neighbourhoods and movement network generally. Overall Comment / Conclusion Relatively large expansion area which would strengthen two existing neighbourhoods. Good potential [1-4 plus either 5a or 5b whichever is best] for connectivity and integrating with Bodmin. The landform relates well to Bodmin, particularly when excluding southern sections of both cells, and a high quality extension would be required to fit with the setting.

Movement infrastructure implications outside the cell – not scored Identify any likely significant additional transport Bridge over rail line would require upgrading. May be potential for a route through the Western Power infrastructure that may be needed outside the site (through negotiation). Links east west and north will be important, existing routes to the west are development area to provide suitable accessibility to more constrained and limited in terms of capacity. the cell.

117

Appendix 8: BdUE2 Hydrologist’s Assessment

From: Watkins Dave Sent: 11 December 2012 14:15 To: Healan Marcus Subject: Halgavor Moor, Bodmin

Hi Marcus

Following on from our site visit this morning to Halgavor Moor, Bodmin, I have the following observations regarding the drainage.

The site is a generally wet area with springs, sinks, issues and collects. It is crossed by a number of ditches, which were seen to be flowing substantially this morning. Water was flowing on and beside Halgavor Lane. Water flows down the western boundary of Bodmin College playing field, is culverted beneath Halgavor Lane and down to a pond at Halgavor Farm. Alongside the Leisure Centre flows are to the south east and then to the south west to a straight ditch running alongside the track that bisects the site. This ditch intercepts flows from a couple of other ditches that carry water water across the northern half of the site and conveys it north westwards toward the pond at Halgavor Farm, then down to the stream that forms the southern boundary of the site. This stream is a tributary to the St Lawrence Stream.

The nature of the vegetation and the presence of numerous flowing ditches indicate that the site is likely to have a high water table, though trial pits or boreholes would be required to determine the nature of sub- surface conditions.

The high water table is likely to preclude infiltration-based SuDS for disposing of surface water, though it does not rule out surface SuDS such as attenuation channels and ponds. It is important for a site such as this for the hydrology to be considered early in the Masterplanning process. The surface water drainage needs to be integrated into the landscape and green infrastructure. Channels and ponds will need to form water features that are an integral part of the urban design, as well as providing drainage to improve ground conditions and also to manage surface water flows. The stream corridor should be designated for blue-green infrastructure for flood storage and also for maintaining ecological resources.

Whilst this site may be fairly challenging for a developer in terms of hydrological design and management, I do not see that this would preclude the site from being considered for development

Kind Regards

Dave

Dr D.C.Watkins Hydrologist Flood & Drainage Team

118

If you would like this information in another format please contact:

Cornwall Council County Hall Treyew Road Truro TR1 3AY

Telephone: 0300 1234 100

Email: [email protected] www.cornwall.gov.uk