7 Trythance Barns St Keverne Helston Cornwall TR12 6NY Tel: 01326 280122 [email protected] Technical Details Application Design & Access Statement & Heritage Impact Assessment Land East of 'Fayrefield', Trenerth Road, Leedstown, Hayle, Cornwall On behalf of: Penmellyn Land March 2021 1 Contents Page 1.0 Introduction 3 2.0 Site Location & Description 3 3.0 Planning Constraints 5 4.0 Proposed Development 6 5.0 Heritage Impact Assessment 8 6.0 Conclusion 10 2 1.0 Introduction 1.1 This Statement has been prepared in support of an application for Technical Details following the approval of Permission in Principle (PiP) reference PA20/09442 for up to 3 dwellings on Land Adjacent to Fayrefield, Trenerth Road, Leedstown, Hayle, Cornwall. 1.2 The PiP was approved on the 21st December 2020 for the following reason: “The application proposes the development of land which is considered to comprise rounding-off development at a recognised settlement for the purposes of residential development. As such, it complies with Policy 3 of the Cornwall Local Plan Strategic Policies 2010-2030 (Adopted 22nd November 2016).” 2.0 Site Location and Description 2.1 The site lies at the north-eastern edge of the village of Leedstown and is roughly triangular in shape and measures 0.16 hectares. Its boundaries are defined by a traditional stone and earth hedge on the western boundary, a public right of way on the north and east boundary and a 2m high close-boarded fence exists on the south and lower east boundary at the boundary with existing dwellings known as 'Tegen' and 'Kenza'. Image 1 Looking across the site from the PROW towards 'Tegen' and 'Krenza'. 3 Image 2 Approaching the site from the north Image 3 The existing boundary with 'Tegen' and 'Krenza'. 4 Fig. 1 Proposed Site Layout 2.2 The site lies within the Tregonnning and Gwinear Mining District World Heritage Site. There are no other known heritage constraints, the site is not designated for high its landscape value and there are no tree preservation orders within the site or close by. Finally, the site is located within Flood Risk Zone 1, which is at the lowest risk from flooding by the sea or rivers. 2.3 A combination of the location of the site, the area’s topography and the effect of hedgerows and buildings in the vicinity result in the site not being particularly prominent within the landscape. 2.4 There is no overriding architectural style in the area with the immediate surroundings being characterised by a mix of two storey houses and bungalows. 3.0 Planning Constraints 3.1 There is only one formal constraint on the site - the whole of the village and its surroundings are within the Tregonning and Gwinear area of the Cornwall and west Devon Mining Landscape World Heritage Site (WHS). 5 3.2 Informal constraints, which are nonetheless important and need to be addressed, include the need to provide a safe access to the proposed dwellings and the effect that the development might have on the living conditions of the occupants of surrounding dwellings. We are confident that a scheme can be designed which limits adverse impacts on the living conditions of nearby properties. 3.3 We have considered the Environment Agency’s online mapping system, and this shows that the site is not susceptible to flooding. 4.0 Proposed Development 4.1 The proposal comprises the erection of 3 detached dwellings including 2 x dormer style houses and a single storey bungalow. The family size houses will be located within generously proportioned plots which include private rear gardens and to the front, on-site parking will be provided for at least 2 vehicles. 4.2 The proposed development would result in a density which reflects the surrounding area and therefore clearly constitutes sustainable and acceptable residential development which makes an efficient use of land wholly in accordance with Government policy in the NPPF and Policy 3 and 21 of the CLP. 4.3 The dwellings have been designed to reflect the variety of styles in the area and most importantly, to ensure that the amenity of neighbouring properties is respected in terms of privacy and overbearing impacts. 4.4 Plots 1 and 2 are essentially a storey and a half houses with dormer windows and rooflights. Plot 2 has rooflights facing west which will provide natural light to bathroom facilities and the landing whereas the first floor bedrooms face east and will have dormer windows thus minimising privacy issues with the neighbouring property at Fayrefield. Fig. 2 Front Elevation - Plot 1 Fig. 3 Front Elevation - Plot 2 4.5 Plot 3, which is located next to the boundary with 'Tegan', is a single storey bungalow so 6 there will be no first floor windows. Fig. 4 Front Elevation - Plot 3 4.6 The proposed dwellings will be finished externally with a mix of natural stone, painted render and simulated weatherboard under simulated slate roofs. Windows and doors will be either uPVC or aluminium with a hardwood front entrance door. From a design point of view, we believe the proposals are sensitive to the local character and the wider World Heritage Site. 4.7 Vehicular access will be from the existing unmade lane to the south which runs between Trenerth Road to the west and Praze Road to the east. There is good visibility for emerging traffic from either route. 4.8 It is expected that some improvement to the lane will be required to ensure a suitable finish which will be of a standard to facilitate vehicles. Vehicle speeds are likely to be low and the presence of additional dwellings should not materially increase the harm to users of the lane. 4.9 While there are some trees on the boundary to the west, these are not considered to be significant and in any case, they will not be adversely effected by the development and will continue to provide a good level of screening to the neighbouring property at Fayrefield. 4.10 There is a very good chance that the site will be contaminated therefore a phase 1 desktop soil contamination report will be submitted in support of this application. Visual Impact 4.11 Although there is a small terrace of 2 storey dwellings near the site, this part of the village is generally characterised by detached properties. Our proposal for 3 detached dwellings is arranged so that the scheme will reflect the semi-rural pattern and grain of this part of the village. 4.12 The proposed development is designed to ensure that the occupiers of neighbouring properties will not suffer any significant loss of amenity as a result of: 7 1) Overlooking and unreasonable loss of privacy 2) overshadowing and overbearing impacts or 3) unreasonable noise and disturbance. 4.13 The proposed dwellings have been designed to avoid significant adverse effects on the living conditions of the occupants of neighbouring dwellings; most relevant being Tegen, Krenza and Fayrefield. There would, of course, be some impact – there always will be from new development – however, it is felt that this would not be so significant. 4.14 Materials used in the proposed development will be appropriate to the area and, as such, the development would be readily assimilated into the village. 5.0 Heritage Impact Assessment 5.1 The application has been submitted following a PiP application to the Council that was approved. The site lies within the Tregonning and Gwinear District of the Cornwall and West Devon Mining World Heritage Site (WHS). 5.2 The WHS is the only designated heritage asset on, or near, the site. However, to the north of the site – separated from it by a lane running from Trenerth Road to Praze Road – is a former chapel, which Penmellyn Developments recognises as a non-designated heritage asset. Effect on the WHS 5.3 The Tregonning and Trewavas District is the largest of the 10 mining districts identified in the WHS; within it, there are a range of landscapes and differing forms of built development that give the district its overall character. 5.4 Leedstown is one of the larger villages within the area; it has developed around the junction of the B3302 Hayle to Helston road and B3280 Marazion to Praze-an-Beeble roads – and, to a lesser extent, along other minor roads. 5.5 Topographically, the village lies on the near-300 foot plateau that is dissected by streams running through quite steeply-sided valleys that makes up much of the land between the higher areas of granite. Geologically, the village lies on the ‘Killas’ – a generic term for the poorly formed slates of the area. Here, the slates are of the Mylor Series, of Devonian age. Initially, these were laid down as siltstones and mudstones but, as a result of heat and pressure during the Variscan orogeny, (or mountain building period) – during which the granites of Devon and Cornwall were intruded – these sediments were metamorphosed to 8 slates. 5.6 The village lies within the metamorphic aureole that lies between the granite bosses of Tregonning-Godolphin, (to the southwest), and Carn Brea, (to the northeast). A result of the geological processes associated with the Variscan orogeny was mineralisation within the country rock, with lodes of, primarily, tin and copper following cracks that formed in this rock. In the Leedstown area, the mineral veins trend both SW-NE and NW-SE. It was the minerals in these lodes that miners were chasing and has led to much of the mining landscape that is seen today. 5.7 There were a large number of mines in the vicinity of Leedstown – including Treasury, (also known as Wheal Treasure), which was linked with Drewollas Mine, Wheal Unity, Wheal Penny and West Treasury.