hayle southern urban extension masterplan …

HAYLE

SOUTHERN URBAN EXTENSION

MASTERPLAN DOCUMENT

HAYLE TOWN COUNCIL & CORNWALL COUNCIL

DATE : OCTOBER 2020

Hayle, Cornwall | Concept plan Document

Contents

1.0 Introduction 4 2.0 Planning Policy Context 8

2.1 Development Plan Document 10

2.2 Climate Change 15

3.0 Stakeholder Engagement 17 3.1 Key stakeholder engagement 18

3.2 Community Engagement 24

4.0 The Existing Situation (baseline) 26 4.1 Topography & drainage 28

4.2 Land use 30

4.3 Access 31

4.4 Historic 34

4.5 Vegetation cover & ecology 36

4.6 Open space network 39

5.0 The Concept Plan 41 5.1 The vision 43

5.2 The concept plan 43

5.3 Parameter plans 46

5.3.1 Access & Movement 46

5.3.2 Street Cross Sections 50

5.3.3 Land use / neighbourhoods / density & quantum 54

5.3.4 Opens Space Quantum 56

5.3.5 Green Infrastructure Strategy 58

5.3.6 Topography & drainage 60

5.3.7 Heritage Assets 62

5.3.8 Topography and drainage 64

5.3.9 Heritage assets 65

5.4 Building with nature 68

6.0 Townscape Character 67 7.0 Key Principles Checklist 74 8.0 Developer Contributions 76

Image 1: Aerial Photograph (Front Cover)

Image 2: Drone photograph (Left)

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Image 3: Drone photograph

1.01.0 | INTRODUCTION

Hayle, Cornwall | Baseline Information | Introduction6

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) for land allocated to the south of Hayle for mixed use development. Figure 1 shows the site location and Image 4 shows an aerial view of the site.

The document should be read in conjunction with the "Hayle Growth Area Masterplan : Summary Document May 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 Hayle ii) A summary of the stakeholder consultation work done to define

the framework plan to this stage. iii) A understanding of the existing situation in the context of the

site iv) The Concept plan scheme and parameter plans v) Townscape analysis and key principles checklist.

0m 500m

Figure 1: Site Location Study area (DPD)

Extended study area

https://www.cornwall.gov.uk/media/38344158/allocations-dpd-full-doc-web.pdf

Hayle, Cornwall | Concept plan Document | Introduction 7

1.0

Image 4: Aerial photograph of the site Study area (DPD)

Extended study area

2.02.0 | PLANNING POLICY CONTEXT

Hayle, Cornwall | Concept plan Document | Policy Context10

2.0

2.0 POLICY CONTEXT

2.1 Development Plan Document (DPD)

2.1.1 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 land allocations for Hayle. This study has focussed on the following areas;

1) Policy H-UE1 Trevassack

2) Policy H-D1 Barview (housing future direction of growth).

3) Policy H-HS1 Tolroy Safeguarding Area

It also includes the following allocation;

4) Policy H-ED1 Penpol School extension

Table 1 on pages 11 and 12 show the extracts of the DPD document text that explains the components that each of the sites should deliver.

2.1.2 The DPD document also includes strategy plans for both transport and green infrastructure.

Figure 2: DPD land allocations

Hayle, Cornwall | Concept plan Document | Policy Context 11

2.0Policy H-UE1 TrevassackSite area: 57 hectares Allocation: Approximately 1,000 dwellings;

approximately 9,000 sqm of B1 a/b and14,000 sqm B1c / B2 / B8 employmentspace; a new 1FE School; a new link road;area safeguarded for a new A30 junction andrelated infrastructure; open space

Additional Policy Requirements:a) A residential focused mixed use site, delivering approximately 1000

dwellings and employment space

b) At least 25% of the dwellings should be provided as ‘accessible homes’, in line with Policy 13 of the Local Plan Strategic Policiesdocument

c) Delivery of later phases of this site (H-UE1) will need to provide improvements on Guilford Road. Furthermore, the developmentmust not stifle the ability to deliver a new junction on to the A30 at either Tolroy (area 3) or High Lanes (area 5).

d) A new link road through the development will be required from the Trevassack area in the east, through to Mellanear Road on the westof the site. Plus the road will need to be of a capacity that canaccommodate the level of traffic that will be generated, once thenew A30 junction is in place. The exact alignment of this route willbe determined through the required masterplan process

Table 1 : Hayle Site Allocations Policies

Policy H-UE1 Trevassack Site area: 57 hectares Allocation: Approximately 1,000 dwellings;

approximately 9,000 sqm of B1 a/b and 14,000 sqm B1c / B2 / B8 employment space; a new 1FE School; a new link road; area safeguarded for a new A30 junction and related infrastructure; open space

Additional Policy Requirements:

a) A residential focused mixed use site, delivering approximately 1000 dwellings and employment space

b) At least 25% of the dwellings should be provided as ‘accessible homes’, in line with Policy 13 of the Local Plan Strategic Policies document

c) Delivery of later phases of this site (H-UE1) will need to provide improvements on Guilford Road. Furthermore, the development must not stifle the ability to deliver a new junction on to the A30 at either Tolroy (area 3) or High Lanes (area 5).

d) A new link road through the development will be required from the Trevassack area in the east, through to Mellanear Road on the west of the site. Plus the road will need to be of a capacity that can accommodate the level of traffic that will be generated, once the new A30 junction is in place. The exact alignment of this route will be determined through the required masterplan process

e) When assessing the off-site transportation impacts, particular consideration will need to be given to the capacity and safety of existing routes, such as Guilford Road, Trevassack Hill and Humphry Davy Lane f) The site must provide approx. 2ha of land for a new Primary

School within the plan period. The exact location will be determined through the masterplan process. If land is available and deliverable the direction of growth area opposite the existing Secondary School could provide land for part or all of a new school.

g) The site must provide employment space primarily between the two A30 junction options (highlighted at location 4 on the above plan), to enable good vehicular access to the wider network in the long term Employment uses should be higher quality providing approx. 9,000 sqm of office space and approx. 14,000 sqm of lower density/ scale light industrial uses, plus storage and distribution.

h) At least 34.3sqm of net additional public open space per dwelling should be provided on site, in line with the Hayle Green Infrastructure Strategy and the minimum size thresholds within Table 2. The development will need to retain or reprovide the onsite sports pitch (point 1 on the accompanying plan).

i) The site should contribute to the delivery of an improved pedestrian and cycle network for the town, in line with the Hayle Transportation Strategy and as indicated on figure H3, creating routes within the site that link into the wider network

j) The site is within the setting of both the Conservation Area and the World Heritage Site (WHS). Any proposed development will need to comply with the WHS Management Plan and a heritage impact assessment must be produced to inform the design solution. This should be based on an understanding of the OUVs of the WHS and the significance of Hayle Conservation Area, and the contribution made by their settings, which should be conserved and where appropriate enhanced. In doing this the development needs to come forward sensitively, ensuring the setting and the longer views from Phillack and Lelant are all appropriately addressed.

k) Confirmation of capacity of local sewage treatment facility, or provision of alternative facilities is required prior to commencement of the scheme, to ensure there are no significant effects upon Marazion Marsh SPA

Planning permission for the development of only part of the site will not be granted, unless it is in accordance with a masterplan / concept plan for the entire site, which will be prepared by Cornwall Council. As well as preparing a masterplan that fits with the surrounding built form, it also needs to be integrated with the permitted development within the site (PA15/03787), marked as area 2 on the accompanying plan; as well as the Barview H-D1 future direction of growth beyond the current plan period (i.e. after 2030)

Policy H-D1 Barview: Future Direction of Growth Site area: 11.3 hectares Allocation: C3 Housing and ancillary services

and facilities

Additional Policy Requirements

a) A housing focused, future direction of growth. The site should not be delivered until after the Plan period, 2030 b) 11.3ha of land adjoining the Trevassack Urban Extension area to the south. The site should link with the Trevassack Urban Extension (H-UE1), to create a well integrated neighbourhood(s) to the south of the town c) As well as linking into the highway network created within the Trevassack Urban Extension, an access should also be created on to St Georges Road, opposite the Secondary School. Furthermore, the site should not be brought forward until the new A30 junction, to the south of the site, has been delivered d) An area to the west of the site, towards the Mellanear Stream, will act as a green buffer. This is an important valley and ridge feature, which will help to preserve the setting of the WHS designation at Penpol. Built development will not be appropriate in the buffer area. The Hayle Neighbourhood Plan should also be referred to regarding this area. e) At least 34.2sqm of net additional public open space per dwelling should be provided on site, in line with the Hayle Green Infrastructure Strategy and the minimum size thresholds within Table 2.

f) When developing design proposals, reference should be made to the World Heritage Site Management Plan. A Heritage Impact Assessment will be required confirmation of capacity of local sewage treatment facility, or provision of alternative facilities is required prior to commencement of the scheme, to ensure there are no significant effects upon Marazion Marsh SPA


2.0The site represents an existing strategically important employment site, so issafeguarded in line with Policy 5 of the Cornwall Local Plan: Strategic Policies document.

Any new development within the sites should be B1, B2, B8 uses

Policy H-ED1 Penpol SchoolSite area: 1.7 hectares Allocation: D1 Education Use

Additional Policy Requirements:a) 1.7ha of land adjacent to the existing Penpol Primary School is

allocated to enable an expansion of the school and deliver a newvehicular access

b) Built development should be directed to the area to the east of thecurrent school buildings, plus building heights should be no more than 2 storey. This will ensure the setting of the Mill ComplexScheduled Monument to the west of the site, which forms part of the World Heritage Site, is not inappropriately impacted upon.When developing design proposals, reference should be made tothe World Heritage Site Management Plan. A Heritage Impact Assessment will be required

c) Delivery of a new access to the school should be delivered on theeastern edge of the site, in doing so the road and junction shouldbe delivered to a design standard that would allow it to accommodate traffic from further built development to the south ofthe site, beyond the Plan period

c)d) confirmation of capacity of local sewage treatment facility, orprovision of alternative facilities is required prior to commencementof the scheme, to ensure there are no significant effects upon Marazion Marsh SPA

Policy H-HS1 Tolroy Safeguarding AreaSite area: Approx 12.9hectares

Allocation: Safeguarded for Highways Infrastructure


a) An area of land to be safeguarded to ensure that a new junction andrelated infrastructure, e.g.A30 slips, can be delivered to support laterphases of the Trevassack site; and in response to longer term issues ofsea level rise at the Causeway.

b) If the Council concludes that the new A30 junction for Hayle is at HighLanes, this safeguarding policy will no longer apply

c) Delivery of an A30 junction and related east / west slips and localhighways junctions will need to integrate in this area with MellanearRoad and with the proposed link road through the Trevassack H-UE1 urban extension

d) The site is within St Erth Parish. St Erth Parish Council are preparing aNeighbourhood Plan which should also be referred to, when developingany proposals for this site

Policy: H-D1 Barview: Future Direction of GrowthSite area: 11.3 hectares Allocation: C3 Housing and ancillary

services and facilities

Policy H-ED1 Penpol School Site area: 1.7 hectares Allocation: D1 Education Use

Policy H-HS1 Tolroy Safeguarding Area Site area: 12.9 hectares

Allocation: Safeguarded for Highways Infrastructure

Additional Policy Requirements:

a) 1.7ha of land adjacent to the existing Penpol Primary School is allocated to enable an expansion of the school and deliver a new vehicular access

b) Built development should be directed to the area to the east of the current school buildings, plus building heights should be no more than 2 storey. This will ensure the setting of the Mill Complex Scheduled Monument to the west of the site, which forms part of the World Heritage Site, is not inappropriately impacted upon. When developing design proposals, reference should be made to the World Heritage Site Management Plan. A Heritage Impact Assessment will be required

c) Delivery of a new access to the school should be delivered on the eastern edge of the site, in doing so the road and junction should be delivered to a design standard that would allow it to accommodate traffic from further built development to the south of the site, beyond the Plan period confirmation of capacity of local sewage treatment facility, or provision of alternative facilities is required prior to commencement of the scheme, to ensure there are no significant effects upon Marazion Marsh SPA

Table 1: Continued


a) An area of land to be safeguarded to ensure that a new junction and related infrastructure, e.g.A30 slips, can be delivered to support later phases of the Trevassack site; and in response to longer term issues of sea level rise at the Causeway.

b) If the Council concludes that the new A30 junction for Hayle is at High Lanes, this safeguarding policy will no longer apply

c) Delivery of an A30 junction and related east / west slips and local highways junctions will need to integrate in this area with Mellanear Road and with the proposed link road through the Trevassack H-UE1 urban extension

The site is within St Erth Parish. St Erth Parish Council are preparing a Neighbourhood Plan which should also be referred to, when developing any proposals for this site

Infrastructure Strategy.

Figure 3 shows the Transport Strategy and Figure 4 shows the Green Infrastructure Strategy.

Any emerging masterplans will respond to the Hayle Transport Strategy ( Figure 3) and the Hayle Green Infrastructure Strategy in terms of broad aims and objectives but detail considerations are covered by this masterplan document.

Other documents that need to be taken into consideration are ;

1) The Cornwall Local Plan ( Strategic Policies 2010-2030) 2) The Hayle Neighbourhood Plan ( Adopted June 2018)

Hayle, Cornwall | Concept plan Document | Policy Context 13 Figure 3: Hayle Transport Strategy mapFigure H2: Hayle Transport Strategy Map

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Hayle, Cornwall | Concept plan Document | Policy Context 15

2.0 2.2 Climate Change and moving towards a future of net zero carbon

emissions

Policy Context

Cornwall Council, as have many other local authorities, declared a Climate Change emergency in 2019. Hayle Town Council has also declared a climate emergency. In relation to proposals for built development, and considering its longevity, nothing should be planned now without considering and demonstrating how it can actively reduce carbon emissions with an eventual aim that all new development will be carbon net zero.

The concept plan site in Hayle will be built out over the next 10 to 20-year period, and the first houses on the site are not likely to start being built until late 2021 or 2022 at the earliest, when new building regulations are due to apply. Therefore, any emerging applications will need to demonstrate how they will seek to reduce emissions and mitigate against the effects of climate change.

Cornwall Council published a Climate Change Action Plan, which states the following commitments in relation to the role of planning and development:….

”Reinstating of the Zero Carbon Homes for new homes through legislation outlining a trajectory towards the introduction net-zero targets for all new homes and near zero-carbon for commercial buildings at the earliest opportunity….. Require that new developments should respect the highest standards of sustainability in every aspect (design, drainage, green infrastructure, transport)”.

Further to the above document, a Climate Change Development Plan document is being prepared by the council which will set out further policies and allocations to help Cornwall meet climate change mitigation and adaptation measures and is due to be adopted in 2021. The emerging proposals for the Hayle Southern Growth Area Concept Plan will be required to adhere to this changing policy context, and in particular to refer to the Cornwall Council climate change documents.

Energy efficiency and low carbon heat

At present, national building regulations set the standards for energy efficiency in all new homes. At the time of writing building regulations are proposed to increase energy efficiency standards by mid / late 2020 when it is proposed that an average new dwelling will produce 31% less carbon dioxide compared to present standards. Building regulations are then proposed to raise again in 2025 to a future home’s standard, where it is proposed that an average new dwelling would produce 75 – 80% less carbon dioxide than one built to present standards. These are seen as key targets to ensure that the road to zero carbon is achieved.

Meeting higher building regulations will require a combination of higher levels of insulation and low carbon heating, which for example would mean an average new home would have a heat pump, a waste water heat recovery system, triple glazing and minimum standards for walls, floors and roofs that significantly limit any heat loss. Homes will also be required to be future proofed to enable further energy efficiency measures to ensure the path to zero carbon is achievable.

The above higher standards will apply to the homes proposed within the masterplan site due to the timescales involved in site delivery.

Building with Nature :

Cornwall Council supports the Building with Nature standard and is using it in the development of masterplans and the Council’s own development proposals. It is expected that any scheme coming forward in the area covered by the concept plan should be capable of achieving award of the standard.

Building with Nature was developed to help develop successful green infrastructure as part of comprehensive development planning and is a recognised industry standard. It sets out five core standards to define a green infrastructure approach to planning and development alongside standards for design related to water, wellbeing and wildlife. They distinguish green infrastructure from a more conventional approach of the design and delivery of open and green space. The CORE standards encompass the following principles and set out how a successful scheme led by green infrastructure can be drawn together as part of a masterplanned approach:

Image 6: Electric car charging port

Image 7: CC Graphic to symbolise sustainable living


2.0

Integrated net zero masterplan approach

In order to ensure that future proofing can be integrated into the masterplan, the following principles and parameters will be included;

Transport & Land Use :

• A public transport ( bus) route with Real Time PassengerInformation (RTPI) will be integrated and provided through thesite to allow for bus stops with walking distances of no more than400m.

• A network of streets, paths and cycleways designed to providegood connectivity for pedestrians and cyclists whilst also reducingcar travel distances, will be a priority.

• The integration of electric points for cars and cycles in the streetsand in proposed housing/ garages to meet future demand ( quantityto be confirmed by CC highways during any pre-applicationdiscussions.)

• Pedestrian and cycle priority.

• Creating mixed use developments with integrated employment/leisure and living to minimise the need for vehicular travel.

• The creation of strong sustainable transport linkages into the townto encourage the use of local facilities and ensure a more resilientand sustainable town centre.

Building with Nature :

• Green infrastructure forms a multifunctional network, operatingat a landscape scale. Ensures that individual features form andcontribute to a multifunctional network of green infrastructureoperating at a landscape scale.

• Green infrastructure reflects and enhances the character of the local environment. Ensures that the green infrastructure reflects the character of the local environment and positively contributes to local identity, landscape character and vernacular, and a sense of place.

• The type, quality and function of green infrastructure responds tothe local policy context. Ensures green infrastructure effectivelymeets local priorities and needs as articulated in local policy orthrough consultation with local stakeholders.

• Green infrastructure is resilient to climate change and enhancesenvironmental quality. Ensures that green infrastructure is resilientto climate change, and opportunities for shade provision, carbonstorage, improved soil and air quality, and reduced noise and lightpollution are maximised.

• Provision is made for long-term management and maintenance ofgreen infrastructure. Ensures that adequate provision is made forhow green infrastructure will be managed and maintained includingthe responsibility for these activities and their funding.

The standards may be accessed at:https://www.buildingwithnature.org.uk

Open Space, Biodiversity & Drainage :

• A biodiversity net gain ( minimum 10%) in ecological habitat typesand an increase in tree planting within streets/ spaces and gardensto support the Forest for Cornwall project

• A scheme that follows the principles of and could achieve Good orExcellent under the Building with Nature criteria.

• A scheme that manages water use and flood prevention to thehighest and most creative and sustainable standards, creatingamenity and space for nature.

• The ability to grow food on site, including within the open spaceareas. Community orchards and allotments are proposed toencourage children and adults to enjoy the pleasure of growingehir own food and in the proccess co-work and understand thenatural life cycle.

• Choosing resilient plant species and planting that help us manageclimate change ( including plants that are drought and watertolerant).

Image 8: Shared Streets, town making and energy efficient buildings , Goldsmith Street, Mikhail Riches

Image 9: Maximising solar gain

https://www.buildingwithnature.org.uk

3.03.0 | STAKEHOLDER CONSULTATION

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3.0 STAKEHOLDER ENGAGEMENT

3.1 Key Stakeholder Engagement :

As part of the process of developing the concept plan, a series of stakeholder meetings and workshops have been carried out over a 6 month period. These have included separate workshops with Cornwall Council officers, councillors and landowners to ensure that technical, realistic and aspirational solutions can be sought and delivered. A 6 week public consultation was then carried out following the stakeholder workshops, with exhibitions taking place in the town on 13/14 September 2019. The concept plan has been informed by the feedback from these consultations. In addition, the draft concept plan was presented to the Cornwall Design Review Panel which has helped to define the final proposal. Consultation reports which set out more detail on the stakeholder engagement and public consultation can be viewed on the Cornwall Council website.

The first meetings with key stakeholders focused on trying to better understand the town and establish ‘what works’ and ‘what doesn’t work’ very well and to see if the proposed urban extensions can assist in resolving any current issues and help to create a better place to live and work. A summary of these findings are as follows;

3.1.1 Neighbourhoods and Land Use

Councillors meeting Key messages were: • Hayle’s two town centres are due to the huge industrial

heritage of the town and the creation of two iron foundries. These rival foundries created two communities – Foundry and Copperhouse.

• Penpol School and Bodriggy School were associated with each community respectively.

• Over time, with the closure of the foundries and continued development the two distinct communities have become blurred and have perhaps led to the creation of new perceived ‘neighbourhoods’ within Hayle. These include Ventonleague, Copperhouse Pool, Trelissick, Mount Pleasant etc.

• Hayle is now seen as having three retail centres with the development, of the Marsh Lane West Cornwall Retail Park, which generates significant turnover.

• There are 3 schools – Penpol Primary School, Bodriggy Primary School and Hayle Academy Secondary School serving the town ( in addition, there is a private school, St Pirans)

• The A30 is seen as a natural/ physical boundary for any future development to avoid development spreading out into open countryside.

• Paradise Park is a massive tourist attraction for the town and is the biggest in Hayle.

• Lack of facilities is a main issue for residents. • The rugby, football, tennis and cricket clubs all own their own

grounds and therefore aren’t obliged to provide dual use pitches. • Open space provision isn’t necessarily an issue with the three

miles of golden sand available; however there is lack of ‘walkable’ open space.

• Hayle is the only town without a sports hall with local residents having to travel out of town to places such as Carn Brea or Penzance to use such facilities.

• A leisure centre with indoor sports provision including a swimming pool is desired.

• There are no large scale community halls or large floor spaces to hire. The existing spaces for events can hold a maximum of circa 50 people. Large community events have nowhere local to use.

• Local sports clubs even go out of town for their annual dinners because of the lack of available facilities.

• Only one hotel in the town – The White Hart – which has no function rooms to cater for large events.

• 17,000 self catering holiday units within Hayle – second only to Newquay. These benefit the town through local employment and tourist expenditure within the town.

• Hayle is popular for bird watchers with the large RSPB bird reserve. It’s also popular with walkers who use the South West Coast Path.

• The retail centres comprise of a lot of independent shops which seem to be flourishing in the town. Some shops draw local people from out of town in – such as Mr B’s ice cream and Philps Pasties.

• Most of the convenience stores and retail are all focussed around the core town centres. Small local stores located within the residential areas seem to struggle due to the influence of ASDA and budget shopping. People seem happy to walk to these shops rather than pay extra with the convenience of having a shop on their door step.

• The new harbour scheme does not provide any additional community facilities for the town.

Cornwall Council officers meeting

• Desperate need for sports pitch provision due to the lack of any dual use pitches in partnership with the local schools and sports clubs. Either enable dual use of existing pitches or provide new recreational pitch provision in the DPD site allocation. Topography of the site may limit location of any new pitches.

• Three retail centres were identified – Copperhouse, Foundry and Marsh Lane West Cornwall Retail Park.

• Open space provision is generally very good with the beaches and the Towans. Trelissick is slightly isolated with limited access to nearby open space.

• Primary schools are at capacity with a new primary school identified within the DPD site allocation.

• Two main routes identified through the town – the local’s route to avoid tourist traffic along High Lanes and the main route along Penpol Terrace and around the harbour, sometimes referred to as the tourist route.

• Allotment take up in Hayle is high with the potential need for new allotment space. Cornwall Council’s minimum allotment size is 2,500sqm.

Hayle, Cornwall | Concept plan Document | Stakeholder Engagement 19

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Figure 5: Neighbourhoods and land use : councillors Figure 6: Neighbourhoods and land use : CC officers


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3.1.2 Transport and Access

Councillors meeting • The Councillors reiterated the baseline situation that the

junctions onto the A30 are at capacity and that there is an existing capacity issue on the networks along Guildford Road/ Carwin Rise, Foundry and Penpol / St Georges Hill / High Lanes. There needs to be an improvement.

• The harbour scheme will also increase traffic flows on the main routes, Hayle Terrace etc.

• A preference for the Tolroy junction onto the A30 and that it should be constructed in advance of any further development in the town. Timing is a key issue. If the alternative option at High Lanes were to be progressed, it must include a road linking it to Mellanear Road.

• The creation of a new spine road is necessary to alleviate pressure on Penpol /St Georges Hill / High Lanes. Any change to existing lanes should be done sensitively and if hedgebanks are removed, they should be replaced.

• Current development schemes do not understand or reflect the sense of “place” that is related to Hayle.

• The new primary school needs to be located outside of the existing school catchment areas.

• The scheme should include/allow for additional community facilities ( eg small shop) for emergency supplies. Supply and demand will dictate.

Cornwall Council officers meeting

• There is a need for a new junction onto the A30 at either Tolroy or further east.

• There is an improvement scheme for Loggans A30 roundabout • A new spine road should be included in the framework plan

to alleviate extra movements on the existing road network ( Penpol /St Georges Hill / High Lanes)

• There should be multiple connections from the spine road into the existing road network to future mitigate capacity on existing junctions.

• Existing pedestrian and cycle connections should be improved and new routes designed into the scheme to ensure that access to key facilities ( Foundry and Copperhouse ) is straight forward

Proposed drainage • Returning water at source through natural percolation is the

best stratergy for drainage. Drainage percolation rates are variable in the area and so attenuation may be necessary.

• Attenuation should be in the form of above ground features ( ponds/ swales).

• There needs to be a strategic drainage strategy for the whole site rather than piece meal development.

• The proposed framework plan should aim to explore more ground breaking strategies for drainage.


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Figure 7: Transport and access : councillors Figure 8: Transport and access : CC officers


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3.1.3 Heritage and Environment

Councillors meeting • Developments along Highlanes are changing the character • Penpol fields are perceived as having the greatest influence/ • There are few ‘Green Assets’ within the town but location near

beaches is noted. • Sustainable walkways and ex – mining rail routes are available

(King George V walkway) and have a number of hertitage assets (bridges and structures) of interest to walkers and visitors.

• Trelisick housing area has no green space (1930’s) and other new developments have limited/small individual play provision and open space.

• Green Assets within town include Millpond area, Mellanear Valley, Ellis Park, King George V walkway, Bayview open space, the Rec (including skate park) and of course the links to the beaches and Towans.

• Wilsons Pool could be made a more useable asset (flat) but would need fairly extensive reclamation.

• Penpol site is viewed as a green gap – ‘leave it alone’ area. History of appeal site and impact on WHS is understood. This could be an asset to Trelisick and Melanear Valley as a corridor or green area and buffer to any development – the question is what is it? (Community orchards? Allotments? Fields? Dog walking? All of these? Habitat creations and possible SANG (Suitable Alternative Natural Greenspace?). Site needs to define and designate use to protect it.

• Investigate linear parks linking with the Penpol site (green corridors?) for alternative access to POS.

• Allotments are in high demand • Holiday season is now 5-6 months / year due to location and

links with natural environment, beaches and being well placed for ‘things to do’.

• Flooding is a concern locally with the causeway being possibly impassable in years to come. Flood alleviation and SUDS scheme (on plot and attenuation locally) is preferred – not increase pressure on main system.

of the landscape – more needs to be done to replace and enhance the boundaries (ie where hedgebank are removed they need to be replaced/made better).

Cornwall Council officers meeting • Historic coach road (Highlanes) was the main turnpike access

to town with a number of drop down access roads linking to foreshore and site of industry and harbour.

• There are a number of listed buildings along Highlanes and the road should be viewed as a heritage asset which is being weakened by adjoining developments.

• High Lanes is now a primary ‘locals’ cut through at peak times – the perception is this is at capacity already and not really fit for purpose (not wide enough / no continuous paths) need to encourage for other modes of transport other than car use.

• HUE-1 site was historically owned by three manors (Penpol, Bodriggy and Trevassick) – using different landuse techniques and included industrial mining activities.

• Historic links from the site to the town need to be explored – permeability is there but needs to be highlighted and explored to maximise links.

• A number of historic links through the site (from Highlanes to north) are visible but underused due to physical boundary of A30 – there are some linkages (tunnel /underpass) – these routes also have hedge banks.

• East- West links are poor generally – and new developments are impermeable islands within Hayle.

• Play provision across the whole town is fairly low and would not fully serve an urban extension.

• School pitches are not open to public use (dual use) and do not have higher demand activities (gym/school hall) available to the community out of hours.

effect on the World Heritage Site and best used as a ‘Green Gap’. This should be low impact/sustainable and semi natural and informal in use (low intervention). Town park? – perhaps including SUDS and green initiatives for habitat creation ?

• Mellanear Valley and Millponds is a mature landscaped valley (no known designations) – although there is a SAM associated with the Millponds and Foundry. Some synergy with Penpol Site and ‘Green Gap’ would be welcomed.

• Other area of landscape investigation within the site should be the hedge banks (no classification known) and also the areas to the west of the site where some mature landscape/scrub is evident centred on known mining and industrial usage.

• Full ecological, hedgebank and arboricultural survey should be carried out ahead of masterplanning to know constraints.

• Acoustic and visual studies with massing may be required – especially along the upper North East portion of site where panoramic views from A30 over Hayle and out to St Ives may be affected by development.

The second meeting focused on some emerging masterplan proposals that responded to the first workshop. The summary of this meeting found that all parties were largely supportive of the emerging solution, including officers, Town Council members, CC councillors and landowners.


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Figure 9: Heritage and environment ; councillors Figure 10: Heritage and environment ; CC officers


3.0 3.2 Community Engagement :

Consultation on the Hayle Masterplan document took place for a 6 week period between 2 September and 14 October 2019. A public notice publicising the consultation was published in the Cornish weekly papers the week commencing 2 September depending on publication times.

All statutory bodies and other important local bodies were notified of the consultation period, including how and where documents could be viewed, and how to make representations. Letters/ emails were also sent to landowners and residents/ organisations that had previously responded and wished to be kept informed.

A link to all the documentation was on the front page of the council’s website. The document was available to download online from the Council’s website. Paper copies of the document and the response form were also available to view at Camborne One Stop Shop, Hayle Town Council Offices and Hayle Library and One Stop Shop.

A series of questions were presented throughout the consultation document, which could be answered while viewing an online Story Map. By clicking on the question online an email box opened where a response could be sent to the Delivery Team to collate. The questions could also be downloaded from the Council’s website.

Paper copies were made available at the same locations as the paper copies of the main document, detailed above and were also available at the two day public exhibition held in the town. A bite size summary leaflet was produced which summarised the purpose and content of the Hayle Masterplan and advertising a two day public exhibition in the town during the consultation period.

Leaflets were distributed to every address in the town through a postal drop which took place during the week beginning 2 September. Copies of the leaflet were also available at Hayle Town Council and Hayle Library. Hayle Draft Masterplan Consultation Report December 2019 5 Information Classification: PUBLIC A two

day public exhibition was held in the town at the Passmore Edwards Institute, at the following times: ● Friday 13 September 2019, 10am to 4pm ● Saturday 14 September 2019, 10am to 1pm.

137 members of the public attended the exhibition over the two days. Officers from Cornwall Council and Town Councillors were present to discuss the proposals and answer questions.

A total of 89 email representations were received during the 6 week

consultation period. A large number of those received were via the Story Map’s automated email responses to the specific question raised throughout the Masterplan document. A similar number of comments were made by those attending the two day exhibition in the town.

A summary of the main considerations/ recommendations for the next draft of the Concept plan arising from the consultation feedback are as follows:

Image 10: Public Exhibition Images


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• Reference to the Hayle Cornwall and Scilly Urban Survey Document to be made within the next draft of the document, as well as reference to an existing heritage assessment undertaken for the site area.

• Consideration to making reference to visual and noise buffers in the Concept plan document in relation to proximity to the A30 road, particularly near the proposed new school.

• Consider, if appropriate, reference Sport England’s Active Design checklist in the Concept plan document.

• Give consideration to sports pitch provision in the west of the site.

• Ongoing engagement with health providers to be reflected with the next draft of the Concept plan.

• Consideration given to the concept plan layout and referencing designing out crime in the next draft of the Concept plan.

• Continue to reflect opportunities for sustainable transport in the next draft of the document.

• Consideration to be given to the next draft of the Concept plan better reflecting the phased approach to delivering the wider Hayle transport strategy.

• The scope and purpose of green spaces to continue to be reflected in the next draft of the document.

• Review the layout and guidance within the concept plan and give consideration whether any employment area amendments are required within the next draft.

• The Creating Better Townscape and design element of the concept plan to be reviewed and amended as appropriate within the next draft.

• References to the recent Cornwall Climate Change Action Plan to be included in the next draft and climate change mitigation and adaptation measures.

• Consideration given to including the recommendations on the draft concept plan from the Cornwall Design Review Panel meeting on the 2 October 2019

Image 11 : Public Exhibition Images

hayle southern urban extension masterplan …

Documents