LAUNCESTON SOUTHERN GROWTH AREA CONCEPT PLAN DOCUMENT LAUNCESTON TOWN COUNCIL & CORNWALL COUNCIL OCTOBER 2020 photo credit: David Hastilow / Alamy Stock Photo Contact: Martyn Lonsdale Prepared by: Martyn Lonsdale and Christian Brown 22 Lemon Street, Truro, Cornwall, TR1 2LS Rev : A Date : 27.02.2020 Checked : ML www.lavignelonsdale.co.uk | tel: 01872 273118 Image 1: Drone photograph; showing eastern half of the site Contents 1.0 Introduction 5 2.0 Planning Policy Context 8 2.1 Development Plan Document 10 2.2 Climate Change 16 3.0 Stakeholder Engagement & Public Consultation 18 3.1 Stakeholder Engagement 20 3.2 Public Consultation 26 4.0 The Existing Situation (Baseline) 28 4.1 Topography 30 4.2 Drainage Summary 31 4.3 Land Uses 32 4.4 Access 33 4.5 Heritage 34 4.6 Vegetation Cover 35 5.0 Concept Plan 36 5.1 Concept plan 38 5.2 Parameter plans 40 5.2.1 Land use & Neighbourhoods 40 5.2.2 Access & Movement 42 5.2.3 Street Cross Sections 44 5.2.4 Open Space requirements 48 5.2.5 Green Infrastructure Strategy 50 5.2.6 Urban Design Framework 52 5.2.7 Quantum Plan 54 5.2.8 Topography & Drainage 56 5.2.9 Heritage 59 5.3 Building with Nature 62 6.0 Townscape Character 66 7.0 Key Principles Checklist 72 8.0 Developer Contributions 74 Study area (DPD) Extended study area Launceston, Cornwall | Concept Plan Document | Introduction 3 Image 2: Drone photograph, looking north east 1.01.0 | INTRODUCTION 1.0 1.0 Introduction This Concept plan document has been prepared by Lavigne Lonsdale Ltd on behalf of Cornwall Council in order to support the adopted Site Allocations Development Plan Document (DPD) (2019) for land allocated to the south of Launceston for mixed use development. Refer to Figure 1 for the site location and Image 3 shows an aerial photograph of the site. The document should be read in conjunction with the “Launceston Southern Growth Area Concept Plan : Summary Document 2020” which provides a summary and public facing content of this document. The report provides the following information; i) Policy context related to the site allocations in Launceston ii) A summary of the stakeholder work done to define the framework plan to this stage. iii) An understanding of the existing situation in the context of the site iv ) The framework plan scheme and parameter plans v) Townscape analysis and design codes In addition to the DPD study area, some additional land parcels have been added to the land under consideration in this Southern Growth Area Concept Plan. This includes: • Land to the west of the DPD area, including Badash Farm and its setting, to provide sensible enabling development to fund the restoration of the Farm complex; • Land to the south of the DPD area, offering relatively flat land for sports pitches and linear park that allows for development within the DPD area itself to be efficiently used for mixed use development; and • Land to the east of the DPD area that enables a more integrated 0m 500m and comprehensive concept plan layout for the important gateway into the site from the east including an improved Stourscombe junction Study area (DPD) Figure 1: Aerial with site boundary Extended study area 6 Launceston, Cornwall | Concept Plan Document | Introduction 1.0 Image 3: Drone photograph Study area (DPD) Extended study area Launceston, Cornwall | Concept Plan Document | Introduction 7 Image 4: Badash Farm 2.0 | PLANNING2.0 POLICY CONTEXT 2.0 2.0 Policy Context 2.1 Development Plan Document The DPD document was adopted in 2019 and shows the land allocations for future development in Cornwall up to 2030. Figure 2 shows the overall DPD land allocations for Launceston. This study has focussed on the following areas; 1) Policy LAU-E2 (Badash) 2) Policy LAU-E1 (Landlake Road) 3) Policy LAU-H2 (Hurdon Road) 4) Policy LAU-H1 (Withnoe) The extracts of the associated allocation are shown in Table 1. In order to deliver a coherent and connected concept plan for the entire area, each of the allocations identifies that an overall concept plan is prepared. The process of preparing the concept plan has looked into each of these site allocations in more detail to understand what form of development would be appropriate and to help understand how each site fits together and how they fit with the existing situation. The allocation policies provide a clear understanding of land use and mix which need to be delivered through the planning process. There is however some flexibility in the mix to ensure that development is appropriate for the location and that schemes are bought forward. The DPD document also includes strategy plans for both transport and green infrastructure. Figure 3 shows the Green Infrastructure Strategy and Figure 4 shows the Transport Strategy. Figure 2: DPD land allocations Any emerging masterplans will respond to these strategies. 10 Launceston, Cornwall | Concept Plan Document | Planning Policy Context Table 1: Site Allocations Policies 2.0 Policy LAU-H1 Withnoe Urban Extension Policy LAU-E2 Badash Site area: 11.9 hectares Allocation: Approximately 300 dwellings Site area: 5.8 hectares Allocation: Employment Uses including approx. 14,000 sqm B1 a/b and approx. 10,000 sqm B1c, B2 and B8 uses 20-30mph and appropriate for a residential setting, in line with Manual for Streets 2. Transportation related developer contributions from this scheme will be utilised to support the cost of delivering the junction and road within the site to a capacity beyond what this allocation alone would require. It is also anticipated that Cornwall Council would work in collaboration with the developer(s) to ensure the successful delivery of the Southern Loop Road. e) The development should also provide appropriate sustainable movement connections through the site and into adjoining areas as indicated on figure Lau3. Appropriate links should also be created into the existing community of Stourscombe. f) Off-site contributions should be provided to enable the expansion of the school to be developed within the Hay Common site (PA11/00339). g) At least 114sqm of public open space per dwelling should be provided on site, in line with the Launceston Green Infrastructure Strategy and the minimum size thresholds within Table Lau4 . Some or all of this should be placed to the south of the site, to link with the open space provided by permitted developments at Hay Common (PA11/00339) and Withnoe (PA14/08752). Additional Policy Requirements: Additional Policy Requirements: h) To the south of the site is the Grade II listed Newton Farm; development of the site should ensure the listed buildings and its setting are conserved a) Development will only be permitted for B1, B2 and B8 uses with the site a) Land identified as Withnoe offers the opportunity to develop a and where appropriate enhanced. An appropriate assessment of the farm aiming to deliver in the region of 14,000sqm of office space and 10,000sqm of neighbourhood extension to the south east of Launceston, connecting to ‘s significance will be required to ensure the location of any development industrial space. Other ancillary uses will be considered, if it is demonstrated the existing community of Stourscombe and the permitted developments at and other mitigation measures are used to minimise any harm. that they are required to cross subsidise the delivery of the employment Hay Common (PA11/00339) and Withnoe (PA14/08752). space. i) Surface water drainage must be designed in accordance with the b) Development of this site should deliver approximately 300 dwellings. Sustainable Urban Drainage Systems (SUDS) principles and standards set out b) Development of this site must contribute to and seek to deliver elements in the Drainage Guidance for Cornwall to ensure surface water run-off from of the Launceston Transport Strategy. As a result, development of the site c) At least 25% of the dwellings should be provided as ‘accessible homes’, in development is managed appropriately, so that flood risk is not increased. should deliver part of the ‘Southern Loop Road’, connecting to the section line with Policy 13 of the Local Plan Strategic Policies document. Linking the SUDS infrastructure with the open space to the south of the of the road that will be created through the Landlake Road allocation site, will support the GI aims of multi-functionality and also link with the two (LAU-E1). It is expected that the road will connect to Link Road. The road d) Development of the site should deliver the start of the Southern Loop watercourses on the edge of the site. should represent part of a route that will eventually provide a continuous link Road’ in doing so providing an appropriate access on to Tavistock Road. through allocations / future directions of growth LAU-H1, LAU-H2, LAU-E1 and The section of the Southern Loop Road within the site should represent the j) Planning permission for the development of only part of the site will LAU-E2. As a result, the road within this allocation needs to be constructed start of a vehicular route that will eventually provide a continuous link, east- not be granted, unless it is in accordance with a masterplan / concept plan to a capacity that can accommodate the traffic that will be generated by west,-through allocations / future directions of growth LAU-H2, LAU-E1 and for the entire site the combined set of sites. LAU-E2. The road and junction within this allocation needs to be constructed to a capacity that can accommodate the traffic that will be generated c) The development should provide appropriate sustainable movement by the combined set of sites, but it is also expected that the route will be connections through the site, linking to adjacent allocations as indicated on figure Lau3.