CARADON LOCAL PLAN FIRST ALTERATION INSPECTOR’S REPORT ON OBJECTIONS Dates of Inquiry: 25 days between 31st October 2006 and 26th June 2007 Inspector: Richard E Hollox BA(Hons) BSc(Econ) MPhil FRTPI FRICS Assistant Inspector: David Robins BA PhD FRTPI Caradon Local Plan First Alteration - Inspector's Report on Objections CONTENTS INSPECTOR’S REPORT Inspector’s Letter to Chief Executive, Caradon District Council 1 Introduction 8 1. CHAPTER 4: EMPLOYMENT 9 1.1 Policy EM3: Village Workshops 9 1.2 Policy EM4: Craft Homes 10 1.3 Policy EM10: Waterside Business Locations 11 2. CHAPTER 5: HOUSING 12 2.1 Housing Chapter 12 2.2 Policies HO4, HO10 & HO12: Proposed Omission Site OS15 – Land at Southern Edge of Harrowbarrow 13 2.3 Paragraph 5.04 15 2.4 Paragraph 5.05 16 2.5 Paragraphs 5.06 – 5.10 17 2.6 Paragraph 5.09 18 2.7 Paragraph 5.10 19 2.8 Paragraph 5.11 20 2.9 Paragraphs 5.11 – 5.14 21 2.10 Paragraph 5.12 22 2.11 Tables One and Two and Policy HO1: Housing Requirement 23 2.12 Paragraphs 5.16 & 5.17 30 2.13 Policy HO2: The Sequential Approach 31 2.14 Policies HO2, HO3, HO4, HO5, HO6 & HO7 and Paragraphs 5.19 – 5.42: Proposed Omission Site OS24 – Lands North and South of Dobwalls 35 2.15 Policy HO3: Housing Allocations and Paragraphs 5.24 & 5.25 37 2.16 Policy HO3: Omission Site OS31 – Land adjacent to Jacks Land, St John 46 2.17 Policy HO4: Phasing Strategy and Paragraph 5.26 47 2.18 Paragraph 5.28 49 2.19 Paragraph 5.29 50 2.20 Paragraphs 5.32 & 5.34 51 2.21 Policy ALT2: General Design Principles 52 2.22 Policy ALT3: Sustainable Design 54 2.23 Policy ALT24: Density 56 2.24 Paragraph 5.38 & Policy HO5: Housing in Towns 57 2.25 Policy HO12: Small Dwellings and Town Centres 58 2.26 Policy HO6: Housing in Villages 60 2.27 Policy HO6: Proposed Omission Sites OS17 & OS18 – Land west of St Mellion and Lands at Hatt 64 Contents i Caradon Local Plan First Alteration - Inspector's Report on Objections 2.28 Policy HO6: Proposed Omission Sites – Land west of St Cleer (OS20) and at the rear of The Stag Hotel (OS21) and Land at the rear of Loddonville, St Cleer 68 2.29 Policy HO6: Proposed Omission Site OS25 – Land east of East Taphouse 70 2.30 Policy HO6: Proposed Omission Site OS30 – Land adjacent to Lower Hounster, Millbrook 72 2.31 Policy HO7: Housing in the Countryside 73 2.32 Policy HO8: Conversion of Buildings 76 2.33 Paragraph 5.44 & Policy HO9: Conversion of Listed Buildings 79 2.34 Policy HO10: Replacement Dwellings 80 2.35 Paragraphs 5.46 – 5.72 82 2.36 Paragraph 5.49 83 2.37 Paragraphs 5.49 – 5.67 84 2.38 Policy HO11: Affordable Housing in Towns and Villages, Policy HO13: Rural Exception Housing & Paragraphs 5.68, 5.69 & 5.72 86 2.39 Policy HO14: Wheelchair Housing 97 2.40 Policy HO15: Gypsies and Travellers 99 3. CHAPTER 6: TRANSPORT 100 3.1 Policy T3: Car Parking and Policy T6: Highway Landscaping 100 3.2 Policy ALT1: Protection of Rail Infrastructure 101 4. CHAPTER 7: COUNTRYSIDE AND LANDSCAPE 103 4.1 Policy CL1: Protection of Valued Sites 103 4.2 Policy CL4: Removal of Occupancy Conditions 104 4.3 Policy CL5: Agricultural Land 107 4.4 Policy CL8: Landscapes of County Importance & Policy CL9: Development within Areas of Great Landscape Value 108 4.5 Policy CL12: Development affecting Sites of Special Scientific Interest (Paragraph 7.53) 109 4.6 Policy CL13: Nature Conservation Sites, Policy CL16: Protected Species (Paragraph 7.67), Policy CL17: Trees and Woodlands (Paragraph 7.68), Policy CL18: Areas of Great Historic Value & Policy CL19: Nationally Important Archaeology 110 5. CHAPTER 8: TOWN AND VILLAGE ENVIRONMENT 111 5.1 Policy EV6: Open Areas of Local Significance Proposed Omission Site OS16 – Former Saltash Sewage Works 111 5.2 Policy EV13: Car Parking & Policy EV16: Open Space and Play Areas 114 Contents ii Caradon Local Plan First Alteration - Inspector's Report on Objections 6. CHAPTER 9:TOURISM 115 6.1 Policy TM5: Conversion for Holiday Lets & Policy TM9: Hotels and Hotel Conversions 115 7. CHAPTER 10: RECREATION AND LEISURE 116 7.1 Policy R2: Playing Field Provision 116 7.2 Policy R7: Public Art & Paragraph 10.34 118 8. CHAPTER 11: COMMUNITY SERVICES 119 8.1 Policy CO1: Developer Contributions 119 8.2 Policy CO5: Telecommunications Equipment 120 9. CHAPTER 12: MANAGING THE CONSEQUENCES OF ENVIRONMENTAL CHANGE 122 9.1 Policy ALT4: Management of Flood Risk 122 9.2 Policy ALT5: Management of Surface Water 123 10. CHAPTER 13: RENEWABLE ENERGY 125 10.1 Policies REN2 & REN3: Wind Farms & Hydro-Electricity 125 11. PROPOSED NEW CHAPTER: SHOPPING CENTRES, INCLUDING POLICY ALT6: LARGE SCALE RETAIL DEVELOPMENT 126 12. LISKEARD AREA STATEMENTS 133 12.1 Policies LISK1 & LISK2: Transport Infrastructure & Large Scale Retail Development 133 12.2 Policy LISK3: Non-Food Retail Allocation 134 12.3 Policy LISK4: Webb’s Hotel 135 12.4 Policy LISK6: Protection of Shopping Core 136 12.5 Policy ALT9: Industrial Land Allocation & Policies ALT10 – ALT15 137 12.6 Policy ALT10: Housing – Lamellion 142 12.7 Policy ALT11: Housing – Addington 144 12.8 Policy ALT12, ALT13 & ALT14: Housing – Bramble Lane End, Western Avenue & Rosemellen Terrace 153 12.9 Policy ALT15: Open Recreation – St Cleer Road 159 Contents iii Caradon Local Plan First Alteration - Inspector's Report on Objections 13. SALTASH AREA STATEMENTS 156 13.1 Saltash: Miscellaneous 156 13.2 Policy SA1: Broadmoor Farm Saltash & Proposed Omission Site OS01 Broadmoor Farm, Saltash and Policy SA2: Housing 157 13.3 Policy SA4: Highway Reservation 160 13.4 Policy SA8: Redevelopment in Fore Street 162 13.5 St Mellion Statement & Inset Map 36 163 13.6 Policy ALT23: Saltash Employment Allocation 164 14. LOOE AREA STATEMENTS 166 14.1 Policy LO8: Development Affection Looe Conservation Area Hotel Redevelopment 166 14.2 Policy PEL1: Land South of Pelynt Village (Proposed Omission Site OS28) & Policy ALT17: Housing – Pelynt 168 14.3 Policy P3: Development Affecting Polperro Conservation Area 171 14.4 Proposals Map Inset 47: Polruan 173 14.5 Policy ALT16: Housing and Employment – Looe 176 14.6 Policy ALT16 & Omission Sites OS08, OS26 and OS27 – Lands at Millendreath and adjacent to Barbican Road, East Looe 180 15. TORPOINT AREA STATEMENTS 182 15.1 Policy M1: Southdown Brickworks 182 15.2 Policy SN1: Housing – Seaton 183 15.3 Policy ALT18: Housing – Millbrook & Omission Site OS30 – Land adjacent to Lower Hounster, Millbrook 184 16. CALLINGTON & GUNNISLAKE AREA STATEMENTS 186 16.1 Policies CA1: Moss Side Industrial Estate & CA5: Community Reservation 186 16.2 Policy ALT19: Housing and Industry 187 16.3 Policies ALT19 & ALT21: Proposed Omission Sites OS03 (Land at South Hill Road), OS09 (Land at Bowling Green), OS10 (Former South West Water Site, South Hill Road), OS11 (Land West of Callington), OS12 (Site West of Callington) & OS32 (Land at Kitt Hill) 189 16.4 Policy ALT20: Housing – Drakewalls 193 16.5 Policy ALT22: Employment Land (Callington) 194 17. GENERAL ISSUES 195 17.1 General Issues 195 Contents iv Caradon Local Plan First Alteration - Inspector's Report on Objections 18. OMISSION SITES DOCUMENT 196 18.1 Omission Site OS01: Broadmoor Farm, Saltash 196 18.2 Omission Site OS02: Land Adjacent to Tavistock Road, Callington 198 18.3 Omission Site OS03: Land Adjoining South Hill Road, Callington 201 18.4 Omission Site OS04: Tencreek Farm, Liskeard 202 18.5 Omission Site OS05: Land at Southdown, East of Millbrook 206 18.6 Omission Site OS06: Land at Millendreath, Looe 207 18.7 Omission Site OS07: Land at Millendreath, Looe 208 18.8 Omission Site OS08: Land at Barbican Road, East Looe 209 18.9 Omission Site OS09: Bowling Green, Callington 210 18.10 Omission Site OS10: Former SWW Site, South Hill Road, West of Callington 211 18.11 Omission Site OS11: Land West of Callington 212 18.12 Omission Site OS12: Land West of Callington 213 18.13 Omission Site OS13: Land to the rear of Ferncroft, Kelly Bray 214 18.14 Omission Site OS14: Land at Bray Shop 216 18.15 Omission Site OS15: Land at Southern Edge of Harrowbarrow 217 18.16 Omission Site OS16: Former Saltash Sewage Works 218 18.17 Omission Site OS17: Land West of St Mellion 219 18.18 Omission Site OS18: Land South of Hatt 220 18.19 Omission Site OS19: Land at Commonmoor 221 18.20 Omission Site OS20: Land West of St Cleer 223 18.21 Omission Site OS21: Land at the rear of The Stag Hotel, St Cleer 224 18.22 Omission Site OS22: Land Adjacent to Quarry Lane, Pensilva 225 18.23 Omission Site OS23: Land at Doddycross 226 18.24 Omission Site OS24: Lands North and South of Dobwalls 227 18.25 Omission Site OS25: Land East of East Taphouse 228 18.26 Omission Site OS26: Land Adjacent to Barbican Road, Looe 229 18.27 Omission Site OS27: Land Adjacent to Millendreath Holiday Village 230 18.28 Omission Site OS28: Land South of Pelynt Village 231 18.29 Omission Site OS29: Greenbank, Polruan 232 18.30 Omission Site OS30: Land Adjacent to Lower Hounster, Millbrook 233 18.31 Omission Site OS31: Land Adjacent to Jacks Lane, St John 234 18.32 Omission Site OS32: Land at Kitt Hill (SWW Reservoir), Callington 235 Contents v Caradon Local Plan First Alteration - Inspector's Report on Objections APPENDICES 1. Notes of the Pre-Inquiry Meeting 2.