Planning | Nanpusker Sewage Treatment plant | Deadline Environment Agency

Deadline for comments on the planning application for Sewage treatment plant at Nanpusker

Environment Agency - Mr. Tony Lee

Type of regulated facility: Sewage treatment plant. Address of regulated facility: Nanpusker Lodge, The Nanpusker Pump House, Hayle, Cornwall, TR27 5JX

see also  copy of Environment Agency - Mr. Tony Lee | Angarrack Life

Your chance to comment

Any comments should be made in writing by 23 August 2010 to:

PSC - WQ Team
Quadrant 2
99 Parkway Avenue
Sheffield
S9 4WF

Or by email to:

PSC-Waterquality@environment-agency.gov.uk

• Guidance on decision-making under the Regulations 
  This guidance explains what factors are relevant to our determination.

Please note that any comments we receive must normally be placed on
the public register.  If you do not want your representation to appear
on the public register, you should make a request to this effect.

100923 | Pioneerium cinema project becomes joint venture | thisiscornwall.co.uk

From The Cornishman Thursday, 23 September 2010

Entrepreneurs in deal with ING

ING Development Manager, Tim Armstead (right) chats with Hayle Harbour Support Group members, Owen Philp (left) and Joseph Colliver. Picture: CIOSP 1009CIOSP07701HAYLEEX

SOCIAL entrepreneurs behind a dream of bringing a community-led cinema complex to Hayle have struck a deal with harbour owners ING.

Following talks with the Dutch real estate firm, members of Hayle Social Enterprise Trust confirmed that the two organisations have agreed on the management format of the proposed joint venture known as the Pioneerium.

Last month the charity, which was set up in March, successfully brought a 3D cinema on wheels to the town to prove the demand for a permanent one was real.

However, ING's announcement last week that the cinema was part of their larger harbour regeneration scheme left some members of the group feeling their vision had been sidelined. Bob Amos, the chairman of Hayle Social Enterprise Trust, said: "Those people who had been working hard to deliver this chance rightly felt that it was opportunism taking place here.

"But the confirmation that ING wish this to be a trust venture is a significant breakthrough as it will bring greatly enhanced social and economic benefits to the town and the region."

The trust's Pioneerium cinema vision also incorporates a leisure and heritage space for the community.

This could include a restaurant serving locally produced meals, a training academy for budding 3D cinema producers, a climbing wall and even a tourist information centre.

ING and the trust will now undertake a feasibility study into the possible sites and explore further what the complex could offer.

Mr Amos continued: "We have a talented and tenacious board of trustees who will continue to work hard to ensure the best possible deal for our deserving community."

A spokesman has confirmed that the two parties will work together on the feasibility study and business plan.

-------

Pioneerium cinema project becomes joint venture

The Asda site plan showing the proposed store, business units and pedestrian links to the shopping park.

A GROUP of social entrepreneurs behind a dream of bringing a community-led cinema complex to Hayle have struck a deal with harbour owners ING.

Following a series of talks with the Dutch real estate, members of Hayle Social Enterprise Trust confirmed that the two organisations have agreed on the management format of the proposed joint venture known as the "Pioneerium".

Last month the charity, which was set up in March, successfully brought a 3D cinema on wheels to the town to prove the demand for a permanent one was real.

However, ING's announcement of last week that the cinema was part of their larger harbour regeneration scheme, left some members of the group feeling their vision had been sidelined. Bob Amos, the chairman of Hayle Social Enterprise Trust, said: "Those people who had been working hard to deliver this chance, rightly felt that it was opportunism taking place here.

"But the confirmation that ING wish this to be a trust venture is a significant breakthrough as it will bring greatly enhanced social and economic benefits to the town and the region."

The trust's "Pioneerium" cinema vision also incorporates a leisure and heritage space for the community.

This could include a restaurant serving locally produced meals, a training academy for budding 3D cinema producers, a climbing wall and even a tourist information centre.

ING and the trust will now undertake a feasibility study into the possible sites and explore further what the complex could offer.

Mr Amos continued: "We have a talented and tenacious board of trustees who will continue to work hard to ensure the best possible deal for our deserving community."

A spokesman for ING has confirmed that the two parties will work together on the feasibility study and business plan to make sure "everything is as positive as it can be" for the social enterprise trust.

It is hoped that the study will be completed by the end of the year.

 

110825 | This is Cornwall | Works: Progress made on new road bridge

As seen in The Cornishman Thu, 25th August 2011

Works: Progress made on new road bridge

Thursday, August 25, 2011The Cornishman 

HAYLE harbour's North Quay infrastructure project including the
new road bridge is progressing well, according to Cornwall Council.

The publicly-funded multi-million pound scheme due for completion
in 2012, is set to unlock 14,000sqm of new commercial and industrial
workspace including the proposed Marine Renewables Business Park.

1. ​

   Hayle's North Quay infrastructure works are well under way.

Other features include a new promenade and repairs to both the North and East Quay walls.

The contractors are currently creating a temporary causeway to aid the building of the new bridge.

This has been designed to support both the scaffolding and construction equipment to build the new bridge.

1100601 | Proposed Asda Store at Hayle RFC, Memorial Park, Hayle (Application Ref. PA10l06932)

Extract from Agenda and Draft Minutes Strategic Planning Committee Wednesday, 9th February, 2011 9.30 am

Mr Jeremy Content
Planning and Regeneration (West) Cornwall Council
St Clare
Penzance
Cornwall
TR18 3QW

By post & e-mail

Dear Jeremy

Proposed Asda Store at Hayle RFC, Memorial Park, Hayle
(Application Ref. PA10l06932)

I write with reference to your e-mail of 24”‘ May in which you notified me of your intention to report the Asda, Morrison and ING planning applications to your June Strategic Planning Committee. Having read your committee reports l see that you are recommending that each application be reported back to the Committee for determination on September. The purpose of this letter is to register my c|ient’s strong objection to any such further deferral of these three applications.

 

The need for a new foodstore in Hayle is a longstanding one and at the previous committee meeting on 9"‘ February you will recall that members expressed considerable dissatisfaction at the continued delay in bringing any development forward in the town. Regrettably at that meeting it was judged by members that neither the lNG or Morrison/Actoris applications were in a position to be determined, with members highlighting a number of concerns/issues on each one that they wanted addressed. As a result members deferred making a decision on all three applications, resolving that each application be deferred for no more than five months, ie a committee date no later than July. This delay was almost entirely due to the need for lNG and Morrison/Actoris to address outstanding points of concern with their applications; Asda’s application was alone in having no fundamental issues outstanding, only a holding objection from the Highway Agency who have confirmed that they believe their concerns are capable of being resolved.

 

The committee minutes for the 9”“ February are clear in recording that my client’s application was only deferred in order to prevent it being determined ahead of ING and Morrisons. Given that our application had been with you for nearly 4 months, well in excess of your 13 week timetable for such applications, and there were no major issues outstanding with it, the prospect of a 21 week delay in determining it was not something we welcomed, although we understood your reasoning. However the suggestion that there should now be a further delay of another 11 weeks is unacceptable.



*

We see no reason why Asda should have to face yet further delays in your Council determining their application solely because ING and Morrison are unable to address the various points of concern that members highlighted to them. In relation to ING in particular, we expressed doubts very early on over whether a large foodstore could be provided on South Quay without causing unacceptable impact in terms of heritage and highway issues. The validity of those concerns must now be self evident. ING first submitted an application for a foodstore on the South Quay site in December 2009; that application had to be withdrawn and a new application submitted a year later in December 2010; given the objections received from the statutory heritage bodies it now appears that they are now effectively having to do the same thing again, with the changes now being mooted to their existing application effectively constituting yet another new application. Given ING have already had 1% years to demonstrate the acceptability of a foodstore on South Quay but have been unable to do so, we do not believe that our own application should be delayed any further in order that ING be allowed yet more time to try and address their myriad problems. lt seems very unlikely that giving them an additional 11 weeks will allow them to come up with a scheme incorporating a superstore on South Quay that will not have a serious adverse impact on the World Heritage Site.

 

My client is also concerned that there has been no consultation or prior warning in respect of: a) your intention to defer determination of the applications to September; and b) that you wish us to take part in round table discussions in relation to retail policy issues. In respect of the latter point, we are not aware that there are any points that need to be addressed, as evidenced by the minutes of the 9”“ February committee where our application was deferred solely because the other two applications had outstanding issues.

>In conclusion, my client‘s position is that all three applications should be reported for determination to your July strategic planning committee, as was clearly the wish of your members. in respect of our own application we are confident that the concerns of the Highway Agency will be addressed and their holding Direction lifted by July. However even if there is a delay in achieving that, the Agency is on record as saying their concerns are capable of being addressed, which means that your committee could simply resolve to grant Asda permission subject to the approval of the Highway Agency.

> 

I would ask that you bring the contents of this letter, and Asola’s position, to the attention of members at the June committee.

 

Yours sincerely

 

CHRIS TOOKEY

Associate Director

E-mail: tookeyc@rpsgr0up.com

cc R Huteson — Asda Stores
2

110209 | Deferred five months | Asda | PA10/06932 Draft Minutes | Cornwall Council

Extract from Agenda and Draft Minutes Strategic Planning Committee Wednesday, 9th February, 2011 9.30 am

PA10/06932 Asda Stores Ltd: Hayle Rugby Club, Marsh Lane, Hayle

• Meeting of Strategic Planning Committee, Wednesday, 9th February, 2011 9.30 am, MOVED (Item SP/132)
• Add comment about item SP/132

Demolition of existing buildings and erection of eight industrial units (B1 business) and one retail foodstore, petrol filling station, with associated car parking, access and landscaping

 

CASE OFFICER: Jeremy Content on 01736 336785 or email jeremy.content@cornwall.gov.uk

Please follow the link below for the background papers to this report which included the GVA Retail Advice:

Background Papers

Minutes:

The meeting was reconvened at 3.30 p.m. and the Assistant Head of Planning and Regeneration (Central) outlined the application and the addenda which had previously been circulated to Members and were tabled at the meeting. The addenda referred to responses to the questions raised at the public meeting of 19 January 2011; 267 representations that had been received; details of the Section 106 Obligation; additional correspondence from the agents; and comments from Cornwall Highways. He recommended that the application be refused for the reasons set out in the report.

 

In response to questions on the officer’s presentation, Members were advised the following:

 

(i) The focus of the retail impact study had been on Hayle and the smaller villages towards Camborne-Pool-Redruth and Penzance had not been looked at, however, one of the reasons for recommending refusal was the potential to encourage longer shopping trips due to its closeness to the A30. The trade diversion from Camborne and Penzance town centres had also been looked at, but no significant adverse impact had been found.

(ii) The amount of shoppers from Hayle driving out of town to visit supermarkets was estimated at 80% for the weekly shop and around 50% for top-ups, however, the reduction in outward traffic would equally apply to all four applications.

(iii) The effect on tourism was included in the assessments as out of town supermarkets could stop people going into town centres.

(iv) The figures for the comparison trade diversion from Hayle town centre differed between the four supermarkets as they each sold different ranges of goods, however, the Asda application was at the top of that range and included a petrol filling station.

 

Owen Philp, objector, attended the meeting, was permitted to speak, and spoke against the application.

 

Councillor Jayne Ninnes, Hayle Town Council, attended the meeting, was permitted to speak, and spoke in support of the application.

 

Steve West, Hayle Rugby Football Club, attended the meeting, was permitted to speak, and spoke in support of the application.

 

Kelwyn Oldrey, Hayle Residents’ Association, attended the meeting, was permitted to speak, and spoke in support of the application. He answered a question from a Member for clarification.

 

Councillor John Pollard, Local Member, attended the meeting, was permitted to speak, and made the following comments:

 

(i) The application stood in its own right and would expand on an already successful retail park which could cope with the increased capacity, and provide additional parking and alternative shopping which would attract more trade from other towns.

(ii) The retail park had proven to have a major beneficial effect on Hayle and allowing the addition of the Asda store could only be a positive move.

(iii) The highways issues needed to be resolved, but the roundabout was not fit for purpose in any case.

(iv) He expressed concerns regarding the inclusion of a petrol filling station and 24-hour shopping, but felt that the application provided community benefits in terms of the relocation of the rugby club and the extension of the retail park.

 

Councillor John Coombe, Local Member, attended the meeting, was permitted to speak, and made the following comments:

 

(i) The proposal fitted very well on the site, but most users would access it by car, so it did not link with the town.

(ii) The rugby club had carried out a significant amount of work in trying to sort out the problems with the roundabout and measures must be taken to ensure that Angarrack was not used as a short cut.

(iii) The Asda store would carry far more items than other stores which could have an effect on the town.

(iv) There were already five petrol filling stations in the area.

(v) He supported Hayle Town Council’s suggestions that the store should not be open for 24 hours a day, and that a plaque should be erected to commemorate the rugby players lost in the war.

 

A full and detailed debate ensued, the main points of which were noted as follows:

 

(i) In response to a question regarding the Article 25 Direction, Members were advised that the Highways Agency had objected, but felt that there may be a solution given sufficient time and a proposed solution was detailed in the second addendum. However, if the application was refused on the basis of the pressure on Loggans Moor roundabout, then it would set a precedent for the future. The visual impact of the proposed solution had been debated, but it was recognised that something needed to be done.

(ii) It was commented that there had been huge support for the application which could be directly attributed to the planning gain and there was a strong argument that it complemented the existing facilities. However, the primary concerns were the adverse impact on the town centre, the loss of prime agricultural land, and the access to and from the site.

(iii) It was further commented that the retail park was an eminently attractive site to retailers and an Asda store in Hayle would generate jobs.

(iv) Concerns were expressed that Asda was a destination store and therefore if the application was refused, then people from all directions, including Hayle, would find an alternative Asda store to drive to.

(v) It was commented that the petrol stations nearby were always busy and therefore there was a need for a further petrol outlet.

(vi) Concerns were expressed that approval of the application could lose an opportunity for a supermarket on the edge of the town centre which would affect the town centre’s viability. It would also have the potential to take trade from the whole of West Cornwall.

(vii) It was commented that the West Cornwall Retail Park had originally been intended to be used for employment space.

(viii) It was suggested that the application should be deferred in order for the applicant to explore the concerns that had been raised, as it included substantial community benefits.

(ix) It was commented that the traffic issue was not just about the roundabout as the traffic was often backed up to West Camborne in the summer.

(x) Members were advised that the Article 25 Direction meant that the application would need to be referred to the Government Office South West should the Committee be minded to approve the application.

Arising from consideration of the report and the debate, it was moved by Councillor Clayton, and seconded by Councillor Lewarne, that the application be refused on the grounds set out in the report.

 

On a vote of 7-10, the motion was lost.

 

It was further moved by Councillor Wallis, and seconded by Councillor Wood, that the application be deferred for a period of no more than five months in order to allow the applicant to address the highway concerns and to negotiate further in regard to opening hours.

 

On a vote of 8-9, the motion was lost.

 

If was further moved by Councillor Nolan, and seconded by Councillor Plummer, that the application be approved, subject to the removal of the Article 25 Direction and a reduction to the opening hours.

 

On a vote of 6-11, the motion was lost.

 

In accordance with Council Procedure Rule 17.5, more than a quarter of those Members present requested that a recorded vote be taken on the above motion.

 

Those Members voting for the motion were Councillors Fitter, May, Nolan, Pascoe, Plummer and Rushworth.

 

Those Members voting against the motion were Councillors Biggs, Clayton, Hatton, Lewarne, Mann, Martin, Pugh, Stoneman, Varney, Wallis and Wood.

 

It was further moved by Councillor Wallis, seconded by Councillor Wood, and on a vote of 11-6, it was

 

RESOLVED that Application No. PA10/06932 be deferred for a period of no more than five months in order to allow consideration of the applications for the two preferred sites, prior to consideration of the above application.

 

In accordance with Council Procedure Rule 17.5, more than a quarter of those Members present requested that a recorded vote be taken on the above motion.

 

Those Members voting for the motion were Councillors Fitter, Hatton, Mann, Martin, May, Plummer, Pugh, Rushworth, Varney, Wallis and Wood.

 

Those Members voting against the motion were Councillors Biggs, Clayton, Lewarne, Nolan, Pascoe and Stoneman.

 

[Following the above item, Councillors Clayton, Hatton and May gave apologies for an early departure and left the meeting.]

 

Following the above item, the meeting was adjourned at 4.55 p.m. for a short comfort break.

 

Supporting documents:

• PA10/06932 Asda Stores Ltd: Hayle Rugby Club, Marsh Lane, Hayle, item SP/132 PDF 577 KB

101123 | PA10/06932 | Demolition of existing buildings and erection of 8 Industrial Units (B1/B8 business/industrial) and one re

PA10/06932

| Demolition of existing buildings and erection of 8 Industrial Units (B1/B8 business/industrial) and one retail foodstore, petrol filling station with associated car parking, access and landscaping | Hayle Rugby Club Marsh Lane Hayle Cornwall TR27 5HX

* Stop Tracking

|

Hayle Rugby Club Marsh Lane Hayle Cornwall TR27 5HX

101123 | PA10/08329 | New ground to accommodate the relocation of Hayle Rugby Football Club, comprising two senior rugby pitches

PA10/08329

| New ground to accommodate the relocation of Hayle Rugby Football Club, comprising two senior rugby pitches with ancillary floodlighting and ball stop netting, clubhouse with external spectator stand, associated works and landscaping and area for potential phase 2 development to provide additional training zone | Land To East Of Travelodge Carwin Rise Hayle Cornwall

|

Land To East Of Travelodge Carwin Rise Hayle Cornwall

110209 | ASDA | PA10/06932 Conclusions and Recommendations | Agenda Reports Pack (Public) 09/02/2011

Extract from Agenda Reports Pack (Public) 09/02/2011, 09:30 (Planning Officers Report to Strategic Planning Meeting of Cornwall Council Wednesday 9th February 2011)

STRATEGIC PLANNING COMMITTEE 9 FEBRUARY 2011
Application number: PA10/06932
Site address: Hayle Rugby Club, Marsh Lane, Hayle
Proposal:
Demolition of existing buildings and erection of eight
industrial units (B1 business) and one retail foodstore, petrol
filling station, with associated car parking, access and
landscaping
Parish: Hayle
Applicant: Asda Stores Ltd
Target date for
decision:
25 October 2010
Reason for application
being called to
Committee:
Major application. Scale of site area exceeds commercial
development threshold of 10,000 square metres or two
hectares.
Departure: No
Electoral Division Hayle North
Electoral Divisional
Member
Councillor John Pollard
Recommendation Refusal

12. Conclusion

12.1 Whilst it is acknowledged that the proposal makes provision for the replacement
of Hayle Rugby Football with a new purpose built facility, which has received a
considerable measure of third party support , it is considered that proposal would
represents a significant conflict with planning policy for the reasons set out
above. The proposed location is considered to fail the sequential test for new
retail uses especially as there are alternative edge of centre sites potentially
available. The scale of the supermarket is such that it is assessed as being likely
to significantly harm the vitality and viability of Hayle's town centres.

12.2 There are also concerns raised regarding the increased traffic and implications of
this on the free flow and safety of traffic using the highway network which would
serve the site.

12.3 Thus, in conclusion it is considered that the proposals represent a significant
conflict with planning policy and that the weight of the material considerations in
this case are not so significant as to overcome the recommendation of refusal as
set out below.

13. Recommendation:

Refusal for the following reasons
1 The proposal is in an out of centre site as defined by Planning Policy Statement 4
– Planning for Sustainable Economic Growth (PPS4). There are sequentially
preferable sites in edge of centre locations which have not been demonstrated to
be other than viable, suitable and available for development of a supermarket.
The proposal thus fails to comply with the requirements of the sequential
approach set out in PPS4 policy EC15 and should be refused in accordance with
policy EC17.1 (a) of PPS4. The proposal also is contrary to Regional Planning
Guidance South West policy EC6 which requires a sequential approach to location
of retail development, Cornwall Structure Plan policies 11 which prioritises
regeneration of urban areas and town centres and policy 14 which gives priority
to the improvement and enhancement of town centres and requires retail
development to be in or adjoining town centres where they can help sustain the
centre’s viability and vitality, contribute to the town centre environment in an
accessible location. The proposal is contrary to Penwith Local Plan policy TV16
which requires major retail development in town centres or edge of centre sites
where no town centre sites exist. Policy TV16 does not permit out of centre
development until all town centre and edge of centre sites have been
demonstrated to be unsuitable.

2 The scale of the proposed supermarket in terms of net floor trading area will
result in a significant diversion of trade from the Foundry and Copperhouse town
centres of Hayle with a consequential significant adverse impact on the viability
and vitality of the town centres. The advantage to local consumers of increased
choice and competition is not considered to outweigh the harmful impact of the
proposal on town centre vitality and viability. The proposed location is distant
from the town centres and will not encourage linked trips, especially those trips
made on foot or cycle when compared to edge of centre sites, as such the
proposal will fail to support the existing town centres in this respect. Furthermore
the proposed location will encourage linked trips to the West Cornwall Retail Park
further discouraging linked trips with the town centres. The proposal should be
refused in accordance with policy EC17.1 (b) of Planning Policy Statement 4. The
proposal is contrary to Regional Planning Guidance policy EC6, Cornwall
Structure Plan policy 14 and Penwith Local Plan policies TV16 and TV17 which
protect the viability and vitality of Town Centres.

3 Whilst the proposal will result in a reduction in the length of trips made by Hayle
residents to undertake their main food shopping, the applicant has failed to
demonstrate that the proposal will not generate lengthy additional trips drawn
from new trade outside the primary catchment area. The stores location adjacent
to the West Cornwall Retail Park will increase the attractiveness of the site as a
retail destination in its own right that will increase the use of the local and
strategic road network to the detriment of the operation of those networks and
increase the use of private car borne transport contrary to the sustainability aims
set out in the Key Principle (ii) of Planning Policy Statement 1 – Delivering
Sustainable Development.

4 The proposal has failed to demonstrate that the supermarket development will
not harm the safe and efficient operation of the Strategic Road Network. Nor has
it been demonstrated that there would be no harmful effect on the capacity of
the double mini roundabout at Carwin Rise to the west of the Loggans Moor A30
roundabout. As such the proposal has not been robustly shown to maintain or
enhance the existing level of local and strategic road network highway safety for
all users or capacity to efficiently provide for the movement of vehicles. The
proposal is therefore contrary to Regional Planning Guidance policy VIS2,
Cornwall Structure Plan policies 27 and 28 and Penwith Local Plan policy GD2(v)
and advice within Planning Policy Guidance Note 13.
Page 82

110209 | ASDA | PA10/08329 Conclusions and Recommendations | Agenda Reports Pack (Public) 09/02/2011

Extract from Agenda Reports Pack (Public) 09/02/2011, 09:30 (Planning Officers Report to Strategic Planning Meeting of Cornwall Council Wednesday 9th February 2011)

STRATEGIC PLANNING COMMITTEE 9 FEBRUARY 2011
Application number: PA10/08329
Site address: Land to the east of Travelodge, Carwin Rise, Hayle
Proposal:
New sports ground to accommodate the relocation of Hayle
Rugby Football Club, comprising two senior rugby pitches
with ancillary floodlighting and ball stop netting, clubhouse
with external spectator stand, associated works and
landscaping and area for potential Phase 2 development to
provide additional training zone
Parish: Hayle
Applicant: Hayle Rugby Football Club and Walker Developments Ltd
Target date for
decision:
21 March 2011
Reason for application
being called to
Committee:
Major application. Scale of site area exceeds thresholds of
two hectares.
Departure: No
Electoral Division Hayle North
Electoral Divisional
Member
Councillor John Pollard
Recommendation Refusal

10. Conclusion
10.1 Whilst it is acknowledged that there would be potential benefits to Hayle Rugby
Football Club in securing the new facilities proposed, it is considered that there
are significant planning policy objections which on balance justify a
recommendation of refusal. There can be little doubt that the existing rugby club
site provides a sequentially preferable site and that the proposed site will cause
harm to the landscape, and would present significant highway safety issues.

11. Recommendation:

Refusal for the following reasons:-

1. The proposed site is outside the built environment of Hayle and would represent
development of a green-field site in the countryside for which no robust
justification has been provided. The existing site presents fewer adverse visual
impacts and is in a more easily and safely accessed location in terms of
pedestrian access. The site will appear as being separate from the built form of
the service area to the west by virtue of the tree screen at the west boundary
of the site and due to the siting of the clubhouse away from the built
development at this part of Hayle. The proposal is therefore contrary to
Regional Planning Guidance – South West policies VIS1, VIS2, Cornwall
Structure Plan policies 1, 3, 13 and 26 and Penwith Local Plan policies TV1 and
R1.

2. The proposed sports facility elements of the regular terracing, floodlighting, ball
stop netting and clubhouse design would be of a form that will not integrate
with the character of the rural landscape within which the sports facility would
be viewed to the detriment of the character and appearance of the rural
landscape. The proposed planting to mitigate the visual impact of the
development will be ineffective for a number of years and once fully mature will
fail to mitigate harm to the character and appearance of the landscape to an
acceptable level and will harm important views of the countryside from the
north and the south. The proposal is therefore contrary to Planning Policy
Statement 7 – Sustainable Development in Rural Areas in terms of landscape
protection, Regional Planning Guidance – South West policy VIS2 and SS18,
Cornwall Structure Plan policies 1, 2, 26 and Penwith Local Plan policies GD1,
CC1, TV1 and R1 as well as failing to meet the aims of policy GD3 in terms of
mitigation of impact through landscaping and planting.

3. The proposed sports facility would require pedestrians to travel further than to
the existing sports facility at Marsh Lane and would also require pedestrians
and cyclists to cross Marsh Lane and Carwin Rise to access the new sports
ground as well as crossing the exits from the adjacent petrol filling station. The
proposed footpath improvements are not considered to overcome the additional
risk to pedestrians arising from the need to cross additional roads to access the
site. The proposal is therefore contrary to Cornwall Structure Plan policies 27
and 28 in terms of accessibility and safety and Penwith Local Plan policy GD2
(v) in terms of provision of safe and attractive walking routes

Asda Supermarket - meeting | Hayle Rugby Club

We have heard that Hayle RFC host representatives from ASDA tomorrow evening to outline submitted plans to members & interested parties. 7pm start.

101223 | Rugby club's future depends on deal with supermarket giant

From thisiscornwall.co.uk Thursday, 23 December 2010:

Rugby club's future depends on deal with supermarket giant

Thursday, December 23, 2010

HAYLE Rugby Football Club's dream of building state-of-the-art facilities on a new site is dependant on the success of a supermarket application for the Memorial Park ground.

 

Rugby club's future depends on deal with supermarket giant

The new clubhouse would have a 150-seat covered stand.

HAYLE Rugby Football Club's dream of building state-of-the-art facilities on a new site is dependant on the success of a supermarket application for the Memorial Park ground.

The club has now submitted a planning application to Cornwall Council for the relocation of the club to Carwin Rise, some 500 metres from the current location. But chairman Steve Benney has admitted that without funding from Asda the club would have to stay where it is. He said: "We would need it (funding from Asda) to secure our future for many years to come. If it doesn't happen we will continue as we are."

On the new site Hayle RFC proposes to build a 1200sq m clubhouse and two senior floodlit pitches with separate training zones and junior playing areas. The clubhouse would have a 150 seat covered stand, two lounge bars/function rooms, balcony terrace, kitchen facilities, club and committee rooms, gymnasium and changing rooms and match officials' facilities.

There would also be room to expand should the club choose to do so in the future. Mr Benney said: "We believe that the new ground at Carwin Rise, if secured, will give Hayle RFC the best rugby facilities in the county and make us the envy of other clubs.

"Rugby is an exciting and healthy sport and one which members would like to see taken up by more young people in the Hayle area. The club has, like most rugby clubs, struggled financially in recent years and we find repairs of our ground difficult to afford. Working with Asda gives us a one-off opportunity to secure the future of the club for our membership and of rugby in this part of west Cornwall in the long term."

It is understood that Asda's proposal will be considered by Hayle Town Council and then Cornwall Council in the new year, along with other supermarket applications.

It also anticipated only one supermarket will achieve consent.

101001 | ASDA writes to Angarrack Residents

 From ASDAHAYLE.co.uk :

We will be submitting a planning application for this development in
September/October 2010. On this site you will find information about
the proposal and the changes we have made as a result of discussions
and feedback from the local community since our public exhibition in
January 2010.

Click here to read the press release about the results of an independent poll on supermarkets in Hayle.

Click here to see more details of the feedback we received following our public exhibition in January 2010.

If you have any questions or comments on our proposal you can contact us directly by clicking here.

Our proposal

We are proposing to build a new
foodstore and other amenities on Memorial Park, currently home to Hayle
RFC. The development will facilitate Hayle RFC's move to a new, modern
ground at Carwin Rise, securing the future of the club and of amateur
rugby in the area for the long term.

We believe the Memorial Park site is the most appropriate location for
a foodstore in Hayle. It is adjacent to the established, popular West
Cornwall Shopping Park, is easily accessed from both the town and from
the A30 and the highways improvements proposed will benefit all users
of the A30 roundabout at Loggans Moor.

Key features of the development:

• A new ASDA foodstore with a sales area of 30,000 sq ft approx
• Up to 270 new jobs
• 381 space shoppers’ car park
• An ASDA petrol filling station
• Recycling facilities
• A free bus service linking Hayle town centre to the Shopping Park and the new store
• Improved connections for pedestrians and cycles crossing the A30 from Hayle
• 16,930 sq ft approx of small business units, providing modern and accessible accommodation to attract new businesses to the town

Store design and site layout

The proposed ASDA store will be positioned at the southern end of the
site, with the customer car park located in front and the business
units behind.

The store has been designed to suit the character of the surrounding
area, using natural materials such as local stone and timber cladding.
It and other elements of the site will be constructed with an emphasis
on sustainable materials.

The development and its perimeter will be extensively landscaped with
the visual barrier between the site and the A30 maintained for the most
part.

Highways and access

Great attention has been paid to access to the proposed store for all modes of transport.

ASDA intends to fund a free bus service linking Hayle town centre to
the Shopping Park and the new store and significant changes are
proposed to the A30 Loggans Moor roundabout to allow for an increase in
road traffic to the site and improve overall traffic flow in the area.
A through lane, improved approaches and a new signalling and crossing
system will be added to the roundabout, easing congestion and reducing
journey time for all users, particularly during summer peak periods.

Traffic flow through and around the new roundabout

• From Redruth, traffic to Hayle is able to turn right. Traffic to all other destinations travels in a conventional manner.
• From Hayle, the roundabout works conventionally with the arm remaining unsignalised.
• From Penzance the roundabout works conventionally with the arm being signalised.
• From Marsh Lane the roundabout works conventionally with the arm being signalised.
• From Connor Downs, the roundabout works conventionally with the arm remaining unsignalised.

Pedestrians and cycles

Pedestrian crossings will connect the B3301 from Hayle to the proposed
new store, the Shopping Park and other amenities and the new rugby club
site. These new crossings will provide a level alternative to using the
footbridge which will continue to provide access to the site at the
Shopping Park. Cycle access points and new cycle parking will be
provided at the store.

Listening to local views

Public consultation forms
a key part of any new ASDA proposal and we are always keen to involve
as many people as possible before submitting a planning application. In
our view, presenting a detailed set of proposals for public
consideration is a vital requirement of the consultation process.

Our public consultation was held at the end of January. Visitors to the
exhibition were able to meet both the ASDA and the Hayle RFC teams and
view detailed plans for both proposals as well as for the proposed
highway improvements at Loggans Moor roundabout.

Feedback cards were provided for members of the public to give their
views on ASDA's proposal and, more generally, their views on
supermarkets in Hayle.

Around 400 members of the public attended the exhibition and over 200
feedback cards have been received by ASDA to date. These cards
underline the overwhelmingly positive nature of comments made at the
exhibition.

Of 208 cards received:

• 97% of those that commented believe that the local community in Hayle will benefit from a new supermarket
• 95% of those that commented believe Memorial Park is the best location for a new supermarket (3% Hayle Harbour, 6% Marsh Lane)*
• 95% of those that commented indicate that they would prefer ASDA to another supermarket operator in Hayle
• 96% of those that commented support ASDA's proposal for Hayle.

* Some respondents ticked more than one box

In
late March 2010 a poll of local residents was conducted by Populus on
behalf of ASDA and Hayle RFC to investigate fully the views of the
community towards supermarkets in Hayle. Populus interviewed by
telephone a random sample of 1,003 residents, the results of which
indicated a clear preference for ASDA to open a store in Hayle. Click here to read the press release on the results of the poll.

In
April 2010, given the village's proximity to the proposed new store
ASDA and Hayle RFC held a dedicated Angarrack Q & A drop in session
in the Angarrack Community Hall. Around 100 residents attended the
session and a wide range of issues were discussed. Concerns raised at
this session have directly informed the highways improvements proposed
in this planning application.

If you have any questions or comments on our proposal you can contact us directly. Please click here for contact details.

 

101003 | ASDA reported to have offered to buy ING land for Hayle

According to John Bennet's report on Twitter

In a surprise move, Walker Developments, agent for ASDA, has made an offer to ING to buy their supermarket land. More at www.hayle.net

From http://www.hayle.net:

01 October 2010. Hayle Town Council received a presentation on the revised plans for the ASDA supermarket at the rugby ground. The store size is being reduced, parking can be shared with the M&S site (relieving an on-going congestion problem), the design of the Loggans roundabout appears to work and also provides a level crossing point for pedestrians and the plans for the new rugby ground are approved by the Rugby Club - who feel they would be the envy of every club in Cornwall!

In a postscript to that meeting, after ASDA had left, Richard Walker of Walker Developments, the agent for ASDA, revealed to the Council an offer made to ING's agent to buy 35% of the land on the South Quay earmarked for the supermarket for £5,000,000. That land would be gifted to the Town Council for regeneration purposes. ING would not build a supermarket but could develop the remaining land according to the approved Master Plan. It will be interesting to see how this proposal develops.

Interesting indeed.

110901 | This is Cornwall | Local projects will get £1m if store is backed

As seen in The Cornishman Thu, 1st September 2011

Local projects will get £1m if store is backed

Thursday, September 01, 2011

The Cornishman

HAYLE Rugby Football Club (RFC) has pledged £1 million to local community projects if an out-of-town supermarket plan is approved next month.

The club, which hopes to relocate to Carwin Rise to make way for an Asda store at Memorial Park, said the cash would be released on the successful completion of both planning applications.

There has been no change in the agreement between Asda, Walker Developments and Hayle RFC, with the money allocated from the funds Hayle RFC would have remaining from the proposed sale of Memorial Park, purchase of new land and construction of a new clubhouse.

Asda is going head-to-head with Morrisons' plans to build a food store at Carnsew Quay and Hayle harbour owner ING's plans for a mixed use development on South Quay.

Cornwall Council's strategic planning committee is set to determine the applications on October 6. Club chairman Steve Benney confirmed the club had been deliberating over the most appropriate way to thank the community for its support.

Mr Benney said: "The club has always remained close to its local community but it has, to date, struggled financially.

"Now, with the relocation and a state-of-the-art new community and rugby facility in prospect, we have decided that it should formally pledge the capital sum of £1 million for community projects in Hayle."

Mr Benney added that following the formal resolution to contribute £1m, the sum would be supplemented by future contributions from the club's revenue.

The club proposed to work with Hayle Town Council to agree appropriate projects the contributions can be spent on.

Mayor John Bennett said a number of local projects would benefit from the cash boost. "Members of the town council are concerned with gaining as many benefits for Hayle as possible from major developments while minimising any disadvantages," he said.

"It is good to hear the Hayle RFC offer and, while technically not part of the Asda planning application, I am sure councillors will have lots of ideas of how to use this money should the Asda proposal be successful."

He cited improving the swimming pool as an example.

Lucie Brailsford, project communications manager for Asda Hayle, said: "Our proposals have had much support from the people of Hayle, many of whom believe that not only is Memorial Park the most appropriate location for a food store but that Asda and the relocation of Hayle RFC will bring the most benefit to the town."

Hayle Town Council will discuss the supermarket proposals on September 15.

Store design and site layout | ASDA Hayle Development

From ASDA Hayle Development

100923 | Asda committed to Memorial Park site | thisiscornwall.co.uk

From The Cornishman Thursday, September 23, 2010

Asda committed to Memorial Park site

An impression of how the store at Memorial Park may look.

By katri iivonen-gray

ASDA has confirmed it will submit a planning application for the redevelopment of Hayle Rugby Football Club (RFC) next month.

The supermarket giant's proposal for the Memorial Park site includes a 30,000sq ft food store, a number of small business units at the rear of the store and work on the Marsh Lane mini roundabout to improve traffic flow.

Hayle RFC will, at the same time, submit an application for its relocation to a new ground and facilities at Carwin Rise which is about 500 meters to the east from their current home of more than 60 years.

Both applications are expected to be with Cornwall Council by the end of October.

Steve Benney, the chairman of Hayle Rugby Football Club, said the club is delighted to be able to submit a planning application for a new ground.

He said: "The rugby club provides a real community focus for the town and for the local area and we want to provide a facility that is state of the art and that will encourage more local families and young people to participate in rugby and other leisure activities well into the future.

"We have received a lot of support from the people of Hayle and hope that we will be able to bring this project to fruition."

Asda says it is committed to the site and vigorously denies any rumours of the supermarket chain having an interest in ING's South Quay site.

Lucie Brailsford, property communications manager for the retailer, said: "We have been told by a number of people that at their exhibition at the weekend their representatives gave the impression that the supermarket on their site might be an ASDA. This is not the case. We believe it (Memorial Park) is the most appropriate location for a food store in Hayle and we will be submitting a planning application very soon.

"Any suggestion that we are interested in the ING South Quay site is incorrect."

Asda has made some changes to its original proposal which include a free bus service linking Hayle town centre to the store and the improved connections for pedestrians and cyclists crossing the A30 continue to be part of the scheme.

The new store could create up to 270 jobs.

"We strongly believe that this is both the most appropriate location for a store in the town and the supermarket proposal that will bring the greatest benefit to the community in the form of jobs, new facilities for the rugby club and other users and the new business units we are providing on our site," Ms Brailsford added.

100114 | Asda plans take rugby club step closer to new stadium | thisiscornwall.co.uk

As reported in The Cornishman/West Briton

100424 | ASDA plans on display | Sat 24 April 2010 | Angarrack Community Centre

ASDA will be bringing their plans to the village on Saturday 24th April 2010. See the poster on the Village NoticeBoard - it says:

Come and talk to us

about our new store

proposal for Hayle

ASDA and Hayle RFC are running a special drop in session fro the residents of Angarrack Village to present their plans for a new store at Memorial Park and a new ground at Carwin Rise.

Both the ASDA and Hayle RFC teams will be available to discuss the proposals and answer any questions you may have. We hope you will be able to join us.

WHERE ?

Angarrack Community Hall

WHEN ?

Saturday 24th April: 3pm to 7pm

100515 | Criticism of Asda's Hayle store poll | thisiscornwall.co.uk

As reported in The Cornishman/West Briton

110209 | REFUSED | Sainsburys | PA10/04297 Decision Draft Minutes | Cornwall Council

Extract from Agenda and Draft Minutes Strategic Planning Committee Wednesday, 9th February, 2011 9.30 am

PA10/04297 Sainsbury's Supermarkets and Cranford Hayle Ltd: Land at Marsh Lane, Hayle

• Meeting of Strategic Planning Committee, Wednesday, 9th February, 2011 9.30 am, MOVED (Item SP/134)
• Add comment about item SP/134

Construction of supermarket, petrol filling station, car parking, highway works, nature reserve and associated works

 

CASE OFFICER: Jeremy Content on 01736 336785 or email jeremy.content@cornwall.gov.uk

Please follow the link below for the background papers to this report which included the GVA Retail Advice:

Background Papers

Minutes:

The Assistant Head of Planning and Regeneration (Central) outlined the application and the addenda which had previously been circulated to Members and were tabled at the meeting. The addenda referred to the 84 letters of representation that had been received, details of the Section 106 Obligation, responses to the bat survey which raised no concerns; and additional correspondence from the agents in relation to additional proposals regarding flooding. He recommended that the application be refused for the reasons set out in the report.

 

In response to questions on the officer’s presentation, Members were advised the following:

 

(i) The retail sequential test and the Environment Agency’s sequential test on flood grounds were entirely different issues, but both were material considerations with a potential to lead to a refusal of an application.

(ii) The railway line was an old incline no longer in use and was outside the application site.

 

Councillor Jayne Ninnes, Hayle Town Council, attended the meeting, was permitted to speak, and spoke against the application.

 

Bruno Moore, for the applicant, attended the meeting, was permitted to speak, and spoke in support of the application. He answered a number of questions from Members for clarification.

 

Councillor John Coombe, Local Member, attended the meeting, was permitted to speak, and made the following comments:

 

(i) The application was on a greenfield site encroaching on Angarrack and Hayle.

(ii) It was also marshland and was causing great concern due to recent flooding in the area, despite the proposed mitigation measures.

(iii) He expressed concerns regarding the proposal for a footpath to Angarrack and the highways objection.

(iv) It would not benefit the town centre.

 

Councillor John Pollard, Local Member, attended the meeting, was permitted to speak, and advised that he supported refusal of the application as it was on the wrong site.

 

A full and detailed debate ensued, the main points of which were noted as follows:

 

(i) It was commented that the proposals were incredibly anti-pedestrian and that the reasons for refusal should reflect that more strongly.

(ii) It was suggested that it would be unfair not to defer the application in line with the previous decision, however, it was commented that there were good grounds for refusal of the application whereas the previous application had huge community benefits and the potential to overcome the issues of concern.

(iii) Members were advised that each application must be considered on its own merits and that there were three preferential sites to the application in question and a number of other reasons for refusal.

 

Arising from consideration of the report and the debate, it was moved by Councillor Biggs, and seconded by Councillor Wood, that the application be deferred to allow consideration of the applications for the three preferred sites, prior to consideration of the application.

 

On a vote of 6-8, the motion was lost.

 

It was further moved by Councillor Wallis, seconded by Councillor Mann, and, on a vote of 10-3 with 1 abstention, it was

 

RESOLVED that planning permission be refused in respect of Application No. PA10/04297 (Sainsbury’s Supermarkets and Cranford Hayle Ltd: Land at Marsh Lane, Hayle).

 

The reasons given by the proposer for wishing to refuse the application were that the proposal was in an out of centre site as defined by Planning Policy Statement 4 – Planning for Sustainable Economic Growth (PPS4). There were sequentially preferable sites in edge of centre locations which were potentially viable, suitable and available for development of a supermarket. The proposal thus failed to comply with the requirements of the sequential approach set out in PPS4 policy EC15 and should be refused in accordance with policy EC17.1 (a) of PPS4. The proposal also was contrary to Regional Planning Guidance South West policy EC6 which required a sequential approach to location of retail development, Cornwall Structure Plan policy 11 which prioritised regeneration of urban areas and town centres and policy 14 which gave priority to the improvement and enhancement of town centres and required retail development to be in or adjoining town centres where they could help sustain the centre’s viability and vitality, and contribute to the town centre environment in an accessible location. The proposal was contrary to Penwith Local Plan policy TV16 which required major retail development in town centres or edge of centre sites where no town centre sites existed. Policy TV16 did not permit out of centre development until all town centre and edge of centre sites had been demonstrated to be unsuitable.

The scale of the proposed supermarket in terms of net floor trading area would result in a significant diversion of trade from the Foundry and Copperhouse town centres of Hayle with a consequential significant adverse impact on the viability and vitality of the town centres. The advantage to local consumers of increased choice and competition was not considered to outweigh the harmful impact of the proposal on town centre vitality and viability. The proposed location was distant from the town centres and would not encourage linked trips, especially those trips made on foot or cycle when compared to edge of centre sites and as such, the proposal would fail to support the existing town centres. Furthermore, the proposed location would encourage linked trips to the West Cornwall Retail Park, further discouraging linked trips with the town centres. The proposal should be refused in accordance with policy EC17.1 (b) of Planning Policy Statement 4. The proposal was contrary to Regional Planning Guidance policy EC6, Cornwall Structure Plan policy 14 and Penwith Local Plan policies TV16 and TV17 which protected the viability and vitality of Town Centres.

Whilst the proposal would result in a reduction in the length of trips made by Hayle residents to undertake their main food shopping, the applicant had failed to demonstrate that the proposal would not generate lengthy additional trips drawn from new trade outside the primary catchment area. The store’s location adjacent to the West Cornwall Retail Park would increase the attractiveness of the site as a retail destination in its own right that would increase the use of the local and strategic road network to the detriment of the operation of those networks and increase the use of private car borne transport contrary to the sustainability aims set out in the Key Principle (ii) of Planning Policy Statement 1 – Delivering Sustainable Development.

The proposed site failed the sequential test set out in Planning Policy Statement 25 – Development and Flood Risk which directed development towards areas of least flood risk. The applicant had failed to demonstrate that the identified alternative sites that presented a lesser flood risk were not suitable, available or viable. The proposal thus failed to accord with the advice within Planning Policy Statement 25 and was contrary to Regional Planning Guidance – South West policy RE2, Cornwall Structure Plan policy 3 and Penwith Local plan policy CS4.

The proposal would be sited within a County Wildlife Site and would have a significant harmful impact on biodiversity conservation interests within the site. The proposal thus conflicted with Planning Policy Statement 9 which sought to preserve biodiversity. The applicant had not robustly demonstrated that there were no other sites of lesser biodiversity interest where location of a supermarket would have less harm. As such, the proposed compensation and mitigation measures did not make the proposal acceptable. The proposal was thus contrary to regional Planning Guidance – South West policy EN1 and Cornwall Structure Plan policy 1 and 2 as well as conflicting with Penwith Local Plan policy CC8.

The proposal had failed to demonstrate that the supermarket development would not harm the safe and efficient operation of the strategic road network. Nor had it been demonstrated that there would be no harmful effect on the capacity of the double mini roundabout at Carwin Rise to the west of the Loggans Moor A30 roundabout. As such, the proposal had not been robustly shown to maintain or enhance the existing level of local and strategic road network highway safety for all users or capacity to efficiently provide for the movement of vehicles. The proposal was therefore contrary to Regional Planning Guidance policy VIS2, Cornwall Structure Plan policies 27 and 28 and Penwith Local Plan policy GD2(v) and advice within Planning Policy Guidance Note 13.

The proposal would result in the development of greenfield land on the edge of the urban environment and constituted an extension of the built form into the countryside. The applicant had not robustly demonstrated that there were no previously developed alternative sites in town available which would meet the need for a supermarket. The proposal was thus contrary to Regional Planning Guidance – South West policy Vis 2, Cornwall Structure Plan policy 3 and Penwith Local Plan policy TV1 and failed to have sufficient regard to addressing Proposal TV-D.

 

Supporting documents:

• PA10/04297 Sainsburys Supermarkets and Cranford Hayle Ltd: Land at Marsh Lane, Hayle, item SP/134 PDF 600 KB

110209 | Sainsburys | PA10/04297 Conclusions and Recommendations | Agenda Reports Pack (Public) 09/02/2011

Extract from Agenda Reports Pack (Public) 09/02/2011, 09:30 (Planning Officers Report to Strategic Planning Meeting of Cornwall Council Wednesday 9th February 2011)

STRATEGIC PLANNING COMMITTEE 9 FEBRUARY 2011
Application number: PA10/04297
Site address: Land at Marsh Lane, Hayle
Proposal:
Construction of supermarket, petrol filling station, car
parking, highway works, nature reserve and associated works
Parish: Hayle
Applicant: Sainsbury’s Supermarkets and Cranford Hayle Ltd
Target date for
decision:
25 October 2010
Reason for application
being called to
Committee:
Major application. Scale of site area exceeds commercial
development threshold of 10,000 square metres or two
hectares.
Departure: No
Electoral Division Hayle South
Electoral Divisional
Member
Councillor John Coombe
Recommendation Refusal

12. Conclusion

12.1 The proposed location is considered to fail the sequential test for new retail uses
especially as there are alternative edge of centre sites potentially available. The
scale of the supermarket is such that it is assessed as being likely to significantly
harm the vitality and viability of Hayle’s town centres. There are also concerns
raised regarding the increased traffic and the implications of this on the free flow
and safety of traffic using the highway network. These issues together with the
concerns expressed regarding flood risk and biodiversity as fully detailed in the
refusal reasons set out below weigh heavily against the proposed development to
an extent where it is considered to represent a significant conflict with planning
policy. Thus, in the absence of any significant material considerations which
would weigh in favour of the development, refusal is recommended.

Recommendation:

Refusal for the following reasons

1. The proposal is in an out of centre site as defined by Planning Policy Statement 4
– Planning for Sustainable Economic Growth (PPS4). There are sequentially
preferable sites in edge of centre locations which are potentially viable, suitable
and available for development of a supermarket. The proposal thus fails to
comply with the requirements of the sequential approach set out in PPS4 policy
EC15 and should be refused in accordance with policy EC17.1 (a) of PPS4. The
proposal also is contrary to Regional Planning Guidance South West policy EC6
which requires a sequential approach to location of retail development, Cornwall
Structure Plan policy 11 which prioritises regeneration of urban areas and town
centres and policy 14 which gives priority to the improvement and enhancement
of town centres and requires retail development to be in or adjoining town
centres where they can help sustain the centre’s viability and vitality, contribute
to the town centre environment in an accessible location. The proposal is
contrary to Penwith Local Plan policy TV16 which requires major retail
development in town centres or edge of centre sites where no town centre sites
exist. Policy TV16 does not permit out of centre development until all town
centre and edge of centre sites have been demonstrated to be unsuitable.

2. The scale of the proposed supermarket in terms of net floor trading area will
result in a significant diversion of trade from the Foundry and Copperhouse town
centres of Hayle with a consequential significant adverse impact on the viability
and vitality of the town centres. The advantage to local consumers of increased
choice and competition is not considered to outweigh the harmful impact of the
proposal on town centre vitality and viability. The proposed location is distant
from the town centres and will not encourage linked trips, especially those trips
made on foot or cycle when compared to edge of centre sites as such the
proposal will fail to support the existing town centres. Furthermore the proposed
location will encourage linked trips to the West Cornwall Retail Park further
discouraging linked trips with the town centres. The proposal should be refused
in accordance with policy EC17.1 (b) of Planning Policy Statement 4. The
proposal is contrary to Regional Planning Guidance policy EC6, Cornwall
Structure Plan policy 14 and Penwith Local Plan policies TV16 and TV17 which
protect the viability and vitality of Town Centres.

3. Whilst the proposal will result in a reduction in the length of trips made by Hayle
residents to undertake their main food shopping, the applicant has failed to
demonstrate that the proposal will not generate lengthy additional trips drawn
from new trade outside the primary catchment area. The stores location adjacent
to the West Cornwall Retail Park will increase the attractiveness of the site as a
retail destination in its own right that will increase the use of the local and
strategic road network to the detriment of the operation of those networks and
increase the use of private car borne transport contrary to the sustainability aims
set out in the Key Principle (ii) of Planning Policy Statement 1 – Delivering
Sustainable Development.

4. The proposed site fails the sequential test set out in Planning Policy Statement
25 – Development and Flood Risk which directs development towards areas of
least flood risk. The applicant has failed to demonstrate that the identified
alternative sites that present a lesser flood risk and are not suitable, available or
viable. The proposal thus fails to accord with the advice within Planning Policy
Statement 25 and is contrary to Regional Planning Guidance – South West policy
RE2, Cornwall Structure Plan policy 3 and Penwith Local plan policy CS4.

5. The proposal would be site within a County Wildlife Site and would have a
significant harmful impact on biodiversity conservation interests within the site.
The proposal thus conflicts with Planning Policy Statement 9 which seeks to
preserve biodiversity. The applicant has not robustly demonstrated that there are
no other sites of lesser biodiversity interest where location of a supermarket
would have less harm. As such the proposed compensation and mitigation
measures do not make the proposal acceptable. The proposal is thus contrary to
regional Planning Guidance – South West policy EN1 and Cornwall Structure Plan
policy 1 and 2 as well as conflicting with Penwith Local Plan policy CC8.

6. The proposal has failed to demonstrate that the supermarket development will
not harm the safe and efficient operation of the Strategic Road Network. Nor has
it been demonstrated that there would be no harmful effect on the capacity of
the double mini roundabout at Carwin Rise to the west of the Loggans Moor A30
roundabout. As such the proposal has not been robustly shown to maintain or
enhance the existing level of local and strategic road network highway safety for
all users or capacity to efficiently provide for the movement of vehicles. The
proposal is therefore contrary to Regional Planning Guidance policy VIS2,
Cornwall Structure Plan policies 27 and 28 and Penwith Local Plan policy GD2(v)
and advice within Planning Policy Guidance Note 13.

7. The proposal would result in the development of greenfield land on the edge of
the urban environment and constitutes an extension of the built form into the
countryside. The applicant has not robustly demonstrated that there are no
previously developed alternative sites in town available which would meet the
need for a supermarket. The proposal is thus contrary to Regional Planning
Guidance – South West policy Vis 2, Cornwall Structure Plan policy 3 and Penwith
Local Plan policy TV1 and fails to have sufficient regard to addressing Proposal
TV-D

PA10/04297 | Sainsburys second application to develop Marsh Lane

PA10/04297 | Construction of supermarket, petrol filling station, car parking, highway works, nature reserve and associated works (revised scheme of W1/09-12730)

|

Land Between Loggans Moor Roundabout And Marsh Lane Industrial Estate Marsh Lane Hayle Cornwall

From Cornwall Council Online Planning System

Reference:	PA10/04297
Alternative Reference:
Application Received:	26 Jul 2010
Address:	Land Between Loggans Moor Roundabout And Marsh Lane Industrial Estate Marsh Lane Hayle Cornwall
Proposal:	Construction of supermarket, petrol filling station, car parking, highway works, nature reserve and associated works (revised scheme of W1/09-12730)
Status:	Pending Consideration
Appeal Status:
Appeal Decision:

 Important Dates

Application Received Date:	26 Jul 2010
Application Validated Date:	26 Jul 2010
Expiry Date:	27 Aug 2010
Actual Committee Date:

Latest Neighbour Consultation Date:	29 Jul 2010
Neighbour Consultation Expiry Date:	19 Aug 2010
Standard Consultation Date:	06 Aug 2010
Standard Consultation Expiry Date:	27 Aug 2010
Last Advertised In Press Date:	05 Aug 2010
Latest Advertisement Expiry Date:	26 Aug 2010
Last Site Notice Posted Date:
Latest Site Notice Expiry Date:

Decision Made Date:
Decision Issued Date:
Permission Expiry Date:
Decision Printed Date:
Target Determination Date:	25 Oct 2010
Determination Deadline:	25 Oct 2010

Sainsburys | Thu 19 Aug | Deadline Hayle Town Council

Date for comments, or letters of support or letters of objection to reach Hayle Town Council

Hayle Council's address is as
follows:

Hayle Town Council,
Hayle Community Centre,
58 Queensway,
Hayle,
TR27 4NX

or e-mail to townclerk@hayletowncouncil.net

N.B. THE APPLICATION IS LIKELY TO COME UP AT THE HAYLE COUNCIL PLANNING MEETING ON THURSDAY 19TH AUGUST, SO IF YOU ARE WRITING TO THEM, IT IS IMPORTANT TO DO IT BEFORE THAT DATE.

Sainsburys | Thu 26 Aug | Deadline Cornwall Council

Date for comments, or letters of support or letters of objection to reach Cornwall Council

Letters should be sent to the following address, within 21 days of the publication of the application (i.e. by Thursday 25th August):

Planning and Regeneration,
Cornwall Council,
St. Clare,
PENZANCE,
Cornwall
TR18 3QW

or email to planning.west1@cornwall.gov.uk nb - there is a new online planning system and conflicting information on the email address to use, the new site now says

Penwith and Kerrier (West 1 and 2) on 01209 614450 or
email planning@cornwall.gov.uk

so if you decide to correspond with them by email, emailing both email addresses might be wisest.

Comments/Support/Objection can also be registered online via the new online planning system (you will need to register and comments are public but without your identity) try this link http://planning.cornwall.gov.uk/online-applications/applicationDetails.do?activeTab=summary&keyVal=L67K42FG0DE00

The full details of all the documents can be seen online at http://planning.cornwall.gov.uk:8181/rpp/index.asp?caseref=PA10/04297 most are PDFs and there are a lot of them!

Whatever your views on which supermarket on which site, this is a chance to make that view known.

New Sainsbury's plan 3 August 2010 | cornwall.gov.uk

Sainsbury's have now applied for full planning permission on Marsh Lane

Sainsbury's withdraws application at Hayle | thisiscornwall.co.uk

As reported in The Cornishman/West Briton Thursday, March 04, 2010

Sainsburys Information Day | Sat 9 Oct | Angarrack Community Centre

Sainsburys will be holding an Information Day on Saturday 9th October about their proposal to construct a supermarket & associated works on Marsh Lane

101223 | Sainsbury's offers nature reserve to Angarrack

Letter from Sainsbury's 23 December 2010

Ownership of 26 acre nature reserve offered to Angarrack

Further to our information days in October I am writing to update you on additional improvements to Sainsbury's proposal for a new store and nature reserve for Hayle.

We have received many positive comments about the opportunities that Sainsbury's and a managed conservation area would bring to the area - almost 80% of those who attende the information days support the proposals. However, some Angarrack residents have concerns about the development, including the potential for future development along Marsh Lane.

In response, if the development goes ahead, Sainsbury's would be pleased to offer ownership of the 26-acre nature reserve to Angarrack residents placing control of the land in the hands of the village and I would like to take this opportunity to briefly explain how the nature reserve would be transferred to residents' ownership.

The freehold of the site would be given to a charitable Trust made up of an elected body of Angarrack residents and, for example, Hayle Town Councillors that represent Angarrack. These trustees would take ownership of the land for the village as a whole. This model of ownership is used for village and church halls and also youth centres.

Sainsbury's would work with local councillors and the community to organise the election, as well as say the legal costs associated with setting up the Trust. We would also provide a sum of money for the future maintenance of the land including any costs associated with a local conservation group, such as Cornwall Birding, managing the nature reserve.

As outlined in our proposals, Sainsbury's is committed to cleaning up the lorry park and undertaking the works required to create the nature reserve. The re-routing of overhead lines underground, to remove any threat to large wading birds, is one example of the measures we are proposing. All these works would take place prior to the transfer of ownership.

I hope that you will agree with me that this is a wonderful opportunity to give the village control of the 26-acre nature reserve and guarantee that the land is protected from development. It may also be possible for a small piece of this land closest to the village to be used for Angarrack functions, including the display of Christmas lights.

Before going any further, Sainsbury's would like to know whether this is of interest to Angarrack residents. If you would like the village to own the nature reserve or you are interested registering initial interest in becoming a trustee, please contact Sainsbury's community relations team.

Finally, I would like to take this opportunity to wish you a Merry Christmas and a Happy New Year, and look forward to hearing from you soon.

Yours sincerely

Ben Littman

101014 | Sainsbury's hopes nature reserve will boost store bid

From The Cornishman Thursday, 14 October 2010

Sainsbury's hopes nature reserve will boost store bid

Thursday, October 14, 2010

FOOD CHAIN Sainsbury's believes it has enhanced its chances of getting the green light for a store in Hayle ...

From http://www.hayle.net:

Sainsbury's hopes nature reserve will boost store bid

FOOD CHAIN Sainsbury's believes it has enhanced its chances of getting the green light for a store in Hayle with a plan to create a large nature reserve.

As the supermarket war for a permission to build a new store in the town steps up, the group is the latest player to seek the backing of the public for its ambitious scheme.

Some 260 residents took the time to view the key changes to the plans for a new store and a 26-acre nature reserve on land at Marsh Lane, in an exhibition at Passmore Edwards Institute and Angarrack Community Centre last week.

These include transforming the lorry park, scrubland and grassland to complement the existing habitats with a boardwalk for visitors, bird lodge and wetlands.

Bus stops

A new footpath would also be created between the store and Angarrack village along with bus stops to link the store and adjacent shopping park with the town centre.

Bruno Moore, the chain's national lead for planning, says the firm has worked hard to resolve any outstanding concerns, which he says are mainly related to traffic and the impact on the A30.

"South Quay and Morrisons sites are not suitable on the grounds of traffic and world heritage while our proposal, working together with the Wildlife Trusts, allows the surrounding nature to thrive."

The revised plans with the nature reserve were greeted with some enthusiasm by visitors.

Mary Jasper who lives in Penzance but who spends a lot of time in the town, rated the scheme as "very good". She said: "I can't see anything wrong with it.

"I like the location and the nature reserve very much because it's accessible all the way round."

The plans were also given the nod by Joan Smith from Angarrack – a community which has been vocal in criticising and opposing the plans.

Mrs Smith, however, says there should be a choice between two operators in Hayle, out-of town and in the town centre.

"Of the two operators for this end of the town I'd prefer Sainsbury's because it's a bit more upmarket.

"I am not against the plans and many of those who are in Angarrack are retired and do not need jobs so I think it's a bit selfish.

"These people didn't want M&S in Hayle yet they shop there. Hayle deserves more facilities and should be made into an up and coming place for visitors."

Feedback from the event will now be considered and ideas to improve the scheme will be incorporated and submitted to the council.

.

Gill and Roger Body, from Hayle, chat about Sainsbury's revised supermarket plan with Andrew Sprague, from Stride Treglown Ltd, at the town's Passmore Edwards Institute. The scheme now includes a large nature reserve. PZPM20101008C-002_C

Passmore Edwards Institute, Hayle. SainsburyÕs reveal their new plans for the Hayle store. Rita Fegan from Hayle chats with Matt Wooldridge from JBP Communication Consultants. PZPM20101008C-003_C.JPG

Passmore Edwards Institute, Hayle. SainsburyÕs reveal their new plans for the Hayle store. Jan Andrew from Hayle chats with Andrew Sprague (left) from Stride/Treglown and Bruno Moore from SainsburyÕs. PZPM20101008C-004_C.JPG

Letter | Hayle does not need a Sainsbury's

As reported in The Cornishman/West Briton

Sainsbury's, Angarrack, blackthorn, sprawl, development, supermarkets | Andrew Phillips. | thisiscornwall.co.uk

Cornish life is now under threat from supermarket

A NEW Sainsbury's for Hayle?

A very generous gesture. Except of course it's not.

More like "another massive supermarket with an even bigger car park and another petrol station to maximise our profits and to hell with all those who

08/07/2009 15:32

NEW Sainsbury's for Hayle?

A very generous gesture. Except of course it's not.

More like "another massive supermarket with an even bigger car park and another petrol station to maximise our profits and to hell with all those who oppose the proposal".

The eagle-eyed among you will notice my address is Angarrack. This is where I have chosen to live for the last 25 years.

For the benefit of those who don't really know the area (including all those nice men from Exeter and beyond who amassed like harbingers of doom in the Passmore Edward's Institute last weekend), Angarrack is a village. It is not, and never should be in my opinion, a periphery of Hayle town.

If this or other developments go ahead, then all that will separate us will be a couple of fields which will soon fall prey to "affordable housing" or yet more industrial or retail units, regardless of assurances of various five- or 10-year plans. There are obvious problems associated with building a supermarket in this location.

For example, the increase in traffic which is already a potential hazard for emergency vehicles, as well as a pain in the backside for Angarrack residents, and the increased risk of flooding associated with more acres of tarmac covering the natural sponge-like qualities of the fields adjacent to Marsh Lane.

These are problems the civil engineers can work out with a pencil. What though about the human cost? Our quality of life? The impact on our environment?

Why build on a site that will destroy a country lane where swallows swoop, warblers sing and blackthorn blossoms announce the seasons; and render it down into a canalised, sprawling suburban street? Apparently surveys have revealed that there are no rare plants or animals on this precious patch of land but rarity is not the only prerequisite for protection.

This is not just a field under threat here but a whole village and with that the compromising of traditional Cornish life.

ANDREW PHILLIPS

Angarrack

ING Plans Summer 2011 | South Quay 2011

ING's plans as submitted to the Council July 2011, added to their website August 2011

You can read the updated application on Cornwall Council's web site by clicking here: http://planning.cornwall.gov.uk:8181/rpp/index.asp?caseref=PA10/08142

111013 | ING hope for fast-track treatment over harbour | thisiscornwall.co.uk

Extract from ING hope for fast-track treatment over harbour Thursday, October 13 2011

ING hope for fast-track treatment over harbour

Thursday, October 13, 2011

THE MULTIMILLION-pound Hayle harbour redevelopment works will not start until next year, the company behind the scheme has confirmed.

Following Cornwall Council's approval of its mixed-use scheme, ING said it would now have to work out the details of the Section 106 agreement regarding contributions to local amenities and infrastructure, which could take up to 18 months.

Spokesman Gary Cartmell said: "We hope that the council will fast-track the 106 agreement and that it will be completed between three and six months.

"After that the secretary of state will consider it. We hope that the application won't be called in and that we can proceed with our plan.

"But the earliest we can start works will be in July or August next year."

The first phase of the project involves infrastructure works including repairs of the harbour walls.

Communication

The company said it would spend the next few months liaising with its stakeholders to explain the process and proposed timescale.

Mr Cartmell also said it was very important that all the groups and supporters were 'kept in the loop'. "The meetings start next week when we will be meeting with various groups.

"It is very important that everybody understands that there's a lot of table work to be agreed before we can start working on the site," he said.

ING also confirmed negotiations with supermarket chain Sainsbury's were still ongoing and that its offer to redevelop Hayle Rugby Club on its existing site at Memorial Park remained open.

Morrisons and Asda, which failed to convince planners about their proposals, said they were disappointed but reviewing their options.

110701 | Q & A with Simon Clarke, ING | HayleHarbour 2011

updated 01 July 2011 14:11:12

Q & A with Simon Clarke, ING

Simon I hear from one Hayle Town Councillor you are going to create gridlock in Hayle?
That is just not true the VISSIM modeling and all the analysis says that the traffic movements will be less than our consented residential scheme.
The Traffic Impact has been scrutinised by Cornwall's highways officers and the highways agency and both found the proposals acceptable. The anticipated traffic generation has been modelled and it clearly shows traffic will be free flowing and congestion will not occur. In fact Cornwall went so far as to recommend our scheme over all the others in highway and accessibility terms. Most people forget that traffic travelling to food stores outside of Hayle is already on the road network.

What is the current consent for?
We received consent to build 260 apartments on three levels across the length of South Quay. The current scheme would replace that scheme. The new proposal creates the lightest development footprint across South Quay because even though South Quay is hugely expensive to regenerate a food store near to the road creates that funding.

Are you taking any on street parking out as the same Town Councillor suggests?
1 space maybe.

Are you advocating parking zoning in Hayle itself as the same Town Councillor says?
No that information is incorrect.

You have permission for 260 dwellings how many are included in the new scheme?
30 houses.

How much have you invested in this scheme already?
Around £20 million.

What is the projected investment?
Up to £220 million.

How much does the harbour cost to operate?
Around 300,000 per annum.

How can it stay open?
Its imperative that we get development under way and see the benefit of service charges on tenants.

The fishermen won't land their catch on South Quay-is that right?
Yes they will land at a new facility on North Quay.

Turning to the retailer only Tesco is not represented, so you are working with Tesco?
No that's not true. Our preferred partner is one of the 3 competing against us – they are all tied in to contract and hence for legal reasons we can't say who.

Is it right you are giving the tip or Point of South Quay to the community for arts, theatre and music events?
Yes and I suppose based on other people’s figures its about a £5million gift.

The Cinema is a great part of the plan – what will it consist of?
Two screens and will be run as a ground breaking social enterprise to put money back into community projects.

How can a Social enterprise afford the lease?
It will be a long lease at £1 per year.

What about Parking?
The new food store will have free for 2 hr parking on the quay.

Is the footbridge still in the plans?
Most definitely.

On the subject of the Out of Town food stores at Loggans – did you offer to become involved?
Yes we offered to redevelop the Rugby Club house at Memorial Park but we haven't heard from them?

Are you a football man then Simon?

No most of the ING team played Rugby or have offspring who do. I just believe the town and rugby club can work together to redevelop Memorial Park. After all they have been there since 1948.

So what's the difference with your scheme?
We regenerate a town not a site.

You think its that important?
For 30 years people have been arguing over Hayle Harbour – all the pieces are in place to regenerate Hayle. Miss this boat and I am not sure another one will come along in my lifetime.

 

Simon Clarke is National Acquisitions Director of ING RED UK.

Archived 13th July 2011

110710 | NEWS delayed decision on the supermarkets moves into its final phase | South Quay 2011

110711 | Hayle Harbour Slipways - Archaeological Investigation | South Quay 2011

12 July 2011 Hayle Harbour South Quay 2011

Hayle Harbour Slipways - Archaeological Investigation

At the behest of English Heritage, ING has appointed Northamptonshire Archaeology to undertake some further investigations of South Quay to determine the state of the slipways and the associated harbour walls. The archaeologist in charge is Tim Upson-Smith and they have been working all week with the help of George Brighton and his digger to cut a number of trenches.

The 1880 OS map shown above shows the Carnsew creek in blue and the original slipway in green.

The 1907 OS map shows the addition of a second slipway (orange).

This photograph shows the second slipway with a wooden revetment and the original granite harbour wall removed.

This shows, highlighted in yellow, the infill covering both slipways and the dock.

English Heritage would like to see the infill removed and the dock and slipways restored. This puts pressure on ING's plans for development of South Quay since it reduces the area that can be built on.

The main trench leading to the harbour wall.

The original harbour wall - in good repair.

The top of the original slipway showing a wooden surface.

The edge of Carnsew dock as it enters the Jewsons' property

To the left is the exit from Carnsew Sluice and to the right is Carnsew Dock. The wall is in good condition.

Looking south with the sluice on the right and Carnsew Dock to the left and straight ahead.

Hayle Harbour Workshops

There have now been three 'Workshops' run by Cornwall Council with the intention of looking at key issues in the redesign of the Supermarket application by ING RED for South Quay. The workshops have been attended by planning officers, English Heritage, Historic Environment, councillors and ING and their historic consultant and architects. ING is trying extremely hard to accommodate a wide range of constituencies. They are trying to meet the needs of harbour users, restore sluicing, and improve Foundry Square and Isis Garden. It is now unlikely that a cinema will be built on South Quay but ING is promising one on North Quay instead. A difficult issue, that seems non-negotiable as far as English Heritage is concerned, is the need to remove the infill dumped into the Carnsew channel. This reduces development land for ING but would be a major gain from a heritage viewpoint. Click here for some interesting photographs and historical maps of the South Quay produced by Nick Cahill of Cornwall Council Historic Environment.

Last modified: 10 July 2011

110729 | Press release has been issued detailing the key amendments in ING's revised plans | South Quay 2011

From John Bennett's website 29th July 2011:

29 July 2011. A press release has been issued detailing the key amendments in ING's revised proposal. They are: The partial removal of infill material in Carnsew Creek to provide additional moorings and expose the entrance to Carnsew Dock; The proposed re-introduction of traditional sluicing for Carnsew Pool; Enhancements to the existing harbour management including: enhanced fishermen’s facilities on North Quay, improved security and storage; modifying the bridge proposals; creation of new moorings for fishing and leisure users; and the proposed creation of a community harbour management trust supported by an ongoing annual levy raised from developments built on ING’s land. Widening the promenade along the whole length of the quay facing Penpol Terrace to create more public realm, open spaces and access for harbour users; Increasing the size of the open space at the northern end of South Quay and redesigning the feature restaurant; Resiting the food store closer to the town with an additional entrance and café facing Isis Gardens. Redesigning the store and free standing retail units to improve access to the town centre and Foundry complex; Redesigning the houses and introducing apartments to more closely reflect maritime buildings and include integral garages, roof top terraces and direct quayside access and quayside storage spaces. You may read the full press release here. You can read the updated application on Cornwall Council's web site by clicking here: http://planning.cornwall.gov.uk:8181/rpp/index.asp?caseref=PA10/08142

28 July 2011. ING submitted its revised plans on Monday and there will be a public consultation period prior to the application being heard by the Strategic Planning Committee on 22 September.

The final layout is shown above. Click on the image for a larger version. Some points to note: during the working life of the quay the buildings were generally down the west side of the quay and the architects have tried to replicate this by keeping as much open, public space as possible on the side facing Penpol Terrace. I understand that it is planned that significant pedestrian improvements will be made around Isis Gardens and Foundry Square. Also note that Carnsew dock and the sluice are restored. It appears that a footbridge across Penpol Creek will be a 'future enhancement'.

110801 | An opportunity exists to restore the unique, historic Carnsew Sluices in Hayle | Gary Cartmell of ING | Hayle Pump

From Hayle Pump Aug-Sep 2011 issue

An opportunity exists to restore the unique, historic Carnsew Sluices in Hayle

Investigations on site and research have revealed that the sluicing from Carnsew Pool can be restored.

Sluicing was a technically simple and highly effective method of desilting harbours and shipping channels. There are remains of some 15 other sluices in Britain, but none in the condition and form of that at Hayle.

The restoration will provide a unique historic working sluice, which will perform the practical function of clearing out the channel. It is intended that the original machinery and lock gates will be reproduced and the pen stocks will be manually operated, as they were historically. As Carnsew pool is now a nature reserve, it will not be possible, or desirable, to operate sluices on every tide, and it is expected that sluicing will take place during the period of 15th of April to 31st of August, either side of the peak spring tides. The effect will be quite dramatic as water at high velocity; will be expelled from the two banks of pen stocks into the Carnsew channel. At the south end, where the lock gates are situated, there is a curved stone “training wall” which directs the water along the channel. The turbulence created when the two streams of water meet, also aids the scouring process.

During recent archaeological investigations on South Quay the trenches have revealed the entrance to Carnsew dock, the oldest and most significant surviving dock construction on the foundry site built in the earliest years of the 19th century. The trenches have also revealed the timber revetments to slipways, which were constructed much later. The construction of these involved the demolition of the earlier granite and stone quayside and dock walls. The timber work is totally decayed and, unfortunately, cannot be preserved. The slipways were part of later maritime activities of the Harvey Company and were generally of crude and almost temporary nature.

They have no particular significance as historic structures, other than illustrating the development of South quay, over a relatively short period.

The restoration of Hayle sluicing is of great significance nationally and internationally. Many people have recognised the importance of sluicing in Hayle for many reasons – assisting maritime operations in the harbour, and reducing the need for dredging etc. We must also recognise that the historic sluicing will be a feature that will receive national publicity and feature in endless magazines and guidebooks.

By Gary Cartmell of ING.

110801 | Hayles Historic Slipways | Peter Channon | Hayle Pump

From Hayle Pump Aug-Sep 2011 issue

Hayles Historic Slipways

Due to a major planning application there has been a flurry of activity on South Quay recently with a unit from Northamptonshire Archaeology conducting excavations to determine the structure and extent of the “lost” original slipways and dock that have been in-filled over many years.

Although there have been many alterations and types of use over time; what was a traditional quayside that would have seen a variety of raw materials and finished goods coming and going was altered to provide a ship building facility which eventually evolved to become a shipbreaking and scrapping business.

Although there are comprehensive maps and plans to show us how this affected the Quay it is the exposing of parts of this feature that have now highlighted the activity that was an important part of Hayle’s maritime history.

The areas in question include a substantial part of South Quay plus an area (Carnsew Dock) under the current Jewson (offshoot of the original Harvey’s of Hayle) dating back to 1834, records show that a number of both wooden and iron vessels were Hayles Historic Slipways constructed on the slips with the SS Ramleh of nearly 4000 tons probably being the largest.

In 1904 the shipyard closed but the slipways found a new use after WW1 when a substantial amount of ship breaking took place.

The bottom of the photo shows Jewsons
building, Carnsew Road and the railway.
A = Carnsew Dock
B = Main slipways

South Quay’s original use gave it a legacy of substantial stone walls where vessels could load and discharge cargos, plus Carnsew dock that reached into Harvey’s and is now covered by Jewson’s yard and later infill. When it was decided to construct slipways quay walls had to be breached and slipways emerged over the ensuing years which encroached into the main body of the quay.

When the ship-breaking declined the gradual reclaiming of the slips and Carnsew dock led eventually to more infilling of the area to the present time with evidence of bulldozed buildings and slag waste easily seen nowadays.

One of the proposed benefits of a South Quay development will be the removal of the later infill and exposure of some of the original quay and part of the dock, with some trial excavations of the area having exposed evidence of the “lost” slipways and the land they occupied. This has also highlighted just how much activity was a regular feature of this once busy industrial area.

The Hayle archive (Old Brewery Office) has a comprehensive selection of images and information that shows how important the Harbour area became and its part as both a centre for trade and industrial innovation.

Peter Channon

110804 | ING Supermarket Application 2011 | South Quay 2011

From John Bennett's website 4th August 2011:

ING Hayle Harbour Supermarket Application 2011

22 September 2011 Strategic Planning Committee Meeting County Hall, 0930 am.

Copyright Notice Plans, drawing and material submitted to the Council are protected by the Copyright Acts (Section 47, 1988 Act). You may only use material which is downloaded and/or printed for consultation purposes, to compare current applications with previous schemes and to check whether developments have been completed in accordance with approved plans. Further copies must not be made without the prior permission of the copyright owner.

Covering Letter

Briefing Notes:

Community Benefits

Fishermen Briefing Note

Mooring Positions

World Heritage Site Levy

Heritage Briefing Note

Highways Briefing Note

Public Realm

Retail Assessment

Sluicing Briefing Note

Design and Access Statement

Design and Access Statement (16 Mb)

Design and Access Appendices (29 Mb)

Environment Statement Addendum Volume One & Two

Heritage Statement

Heritage Statement (10 Mb)

Heritage Statement Appendices (6.2 Mb)

Landscaping Statement

Landscaping Statement (11.3 Mb)

Landscaping Masterplan (2.1 Mb)

Schedule of Areas and Drawing Schedule

Schedule of Areas

Drawing Schedule

Drawings

1606_P_001-s, Existing Site Plan

1606_P_002, Topographical Survey

1606_P_101-s, Proposed Development Site Plan

1606_P_102, Foodstore Floor Plan

1606_P_103, Foodstore Mezzanine Plan

1606_P_104, Foodstore Roof Plan

1606_P_105, Foodstore Elevations

1606_P_106, Foodstore Elevations

1606_P_107, Foundry Yard

1606_P_108, Foundry Yard Elevations

1606_P_109, Retail Unit Floor Plans

1606_P_110, Retail Unit Elevations

1606_P_111, South Quay Elevations

1606_P_112-s, Food Store Section and ELevations

1606_P_113-s, Food Store Section and ELevations

1606_P_114-s, Retail Unit Elevations

1606_P_115-s, Foundry Yard Elevations

1606_P_116, Site Levels

1606_P_117, Quayside Edge Conditions

Transport Correspondence

Additional details may be found at Cornwall Council's web site and, in print, at the Hayle Town Council office.

If you wish to make a formal comment on any or all of these applications you should write to both of the following, quoting the application number:

Planning and Regeneration, Attn: Jeremy Content Cornwall Council St Clare Penzance, TR18 3QW Tel: 0300 1234 151

Town Clerk Hayle Town Council Hayle Community Centre 58 Queensway, Hayle, TR27 4NX 01736-755005

120401 - South Quay gets Green Light

South Quay Moves Forward.

With the announcement on the 14th of March that the Secretary of State for Communities and Local Government would not ‘call in’ ING’s South Quay application, the project moves into a new phase. So, is everything settled? Well, not everything – and Hayle residents will be called upon to give their views.

The two main issues that will go to consultation are: should the footbridge between Penpol Terrace and South Quay be half way along or at the Philp’s Pasty end?; and, the harbour and a fair bit of land will be gifted to Hayle – how should it be managed?

Over the last year, the Hayle Harbour Trust has been engaged with ING to negotiate as much land being transferred to Hayle as possible and has managed to get some significant additions, such as East Quay and parts of Lelant Quay, brought into the discussion. With the likelihood of a World Heritage Site levy (an annual charge on property being constructed on and around the harbour) giving a stable income to help support the harbour and land, taking over management and operation of the harbour looks like a promising and sustainable possibility for Hayle.

This is extremely exciting, as so little has been done to develop the harbour in recent decades.

There are some great ideas being pursued, including: developing the facilities on East Quay to support fishing, provide a wet fish market and a fish restaurant; providing facilities for Wave Hub support vessels; restoring the old town beach on the Spit opposite Lelant Quay and the old foot crossing to St. Uny; use of Lelant Quay for boat storage and maintenance and, perhaps, a water sports centre; provision of a water taxi between Hayle, Lelant and St. Ives; upgrading Cockle Bank to provide wet moorings for larger vessels; fish spawning pools; and general clean up and interpretation of the World Heritage Site – to name a few.

Business plans and funding applications are already under way with support from Cornwall Council and Cornwall Development Company.

So how should this be managed for the benefit of Hayle? Cornwall Council has drafted a list of seven options, each of which has pros and cons. When the details are finalised they will be presented to the town and feedback collected.

The options at the draft stage are:

1. Do nothing–ING continues to own and operate the harbour authority;

2. Transfer ownership to a new private company, perhaps with some Hayle directors;

3. Become a Trust Port as defined by the Department for Transport;

4. Become a Municipal Port under the control of Cornwall Council;

5. Incorporate a new company with Cornwall Council as sole shareholder;

6. Form a Community Interest Company and

7. Transfer to a charitable company limited by guarantee & controlled by a local stakeholder group.

As you can imagine there are lots of pros and cons to these options and they will be explained and debated at length.

The important thing is for Hayle to get its harbour back after having been in the hands of ‘outsiders’ for too long. Read more at www.hayleharbourtrust.org.uk.

John Bennett

Chairman, Hayle Harbour Trust Ltd.

No Sainsbury's Link to ING Supermarket Development for South Quay?

Having seen the newspaper coverage of the claimed link with Sainsbury's

Mr Littman told The Cornishman: "We can confirm ING has been in contact about the proposed development on South Quay. However, it is one of a number of options being considered and no formal agreement has been reached."

ING spokesman Gary Cartmell said the firm was in "advanced discussions" with Sainsbury's.

He added: "We have also had some very positive feedback from local residents, traders and stakeholders about our partnership with Sainsbury's on South Quay."

I asked Sainsbury's about this partnership - and asked them if I could publish their reply.

This is Sainsbury's answer:

Thank you for your e-mail and I understand there is a lot public interest in the competing schemes for Hayle.  Following the refusal of our proposals at Marsh Lane we have been considering our options as we are still keen to have a store within Hayle.

We have been in discussions with ING, looking at various options, but we do not have any agreement in place. 

We will watch with interest the up coming committee meeting.

Kind regards

Ben

Ben Littman

Regional Development Executive - South West

I requested clarification on which meeting he was referring to and asked it it was ok to place on the website

I am referring to the Strategic Planning Committee but I'm unable to confirm whether Hayle is to be presented to this committee.  The best contact to confirm the date is the planning department at Cornwall Council.

I'm sorry I can't be more helpful in my response but we don't have any agreement in place with ING so I'm unable to confirm anything definite.
I think on that basis it is safer for you to respond assuming no Sainsbury's at this stage. 

I'm happy for you to put my response on your web-site and I will ensure Matt Wooldridge up-dates you should anything change.

Kind regards

Ben

Ben Littman

Regional Development Executive - South West

I have waited a little while to see if there were developments which just couldn't be made public yet - but there's been no more news.  I have checked ING's website - there has been no retraction of their claims.

101123 | PA10/08142 Full planning permission for erection of Foodstore (A1) with A2 unit, Cinema (D2), 3 non-food retail

PA10/08142

| Full planning permission for the erection of a Foodstore (A1) with an A2 unit, Cinema (D2), 3 non-food retail units, 2 small retail units for shop/restaurant purposes (A1 or A3), the creation of a new public realm including quayside promenade and public open space, associated infrastructure including the construction of a raised development platform and related flood prevention measures, new highway junction on Carnsew Road and improvements to the existing highway, car parking and servicing arrangements, and access to the residential development to the north of the quay Outline planning permission for the erection of 30 residential units, the construction of a new restaurant (A3), associated infrastructure including estate roads, car parking and amenity spaces, the erection of a new pedestrian footbridge over Penpol Creek, and the creation of improved pedestrian access and landscaping proposals to enhance Isis Garden

|

South Quay Hayle Cornwall

101123 | PA10/08143 Listed Building Consent for construction of a raised development platform and installation of new paving and

PA10/08143

| Listed Building Consent for the construction of a raised development platform and the installation of new paving and surfaces to establish a new public realm (including quayside promenade), the construction of related retaining walls and flood protection measures, a new harbour wall to Carnsew channel, works to repair the harbour walls comprising: repairs to the breach to the harbour wall to reinstate the collapsed length of masonry quay wall; repairs and repointing of existing walls and the repair/reinstatement of harbour side furniture

|

South Quay Hayle Cornwall

110209 | Deferred five months | ING | PA10/08142 Draft Minutes | Cornwall Council

Extract from Agenda and Draft Minutes Strategic Planning Committee Wednesday, 9th February, 2011 9.30 am

PA10/08142 ING Red UK (Hayle Harbour) Ltd: South Quay, Hayle

• Meeting of Strategic Planning Committee, Wednesday, 9th February, 2011 9.30 am, MOVED (Item SP/130)
• Add comment about item SP/130

Full planning permission for the erection of a foodstore (A1) with an A2 unit, cinema (D2), three non-food retail units, two small retail units for shop/restaurant purposes (A1 or A3), the creation of a new public realm including quayside promenade and public open space, associated infrastructure including the construction of a raised development platform and related flood prevention measures, new highway junction on Carnsew Road and improvements to the existing highway, car parking and servicing arrangements, and access to the residential development to the north of the quay

Outline planning permission for the erection of 30 residential units, the construction of a new restaurant (A3), associated infrastructure including estate roads, car parking and amenity spaces, the erection of a new pedestrian footbridge over Penpol Creek, and the creation of improved pedestrian access and landscaping proposals to enhance Isis Garden

 

CASE OFFICER: Jeremy Content on 01736 336785 or email jeremy.content@cornwall.gov.uk

Please follow the link below for the background papers to this report which included the GVA Retail Advice:

Background Papers

Minutes:

The Assistant Head of Planning and Regeneration (Central) advised that Members had visited the site and had been given presentations and a technical briefing on the application prior to the meeting, and he outlined the application and the addenda which had previously been circulated to Members and were tabled at the meeting. The addenda referred to responses from the applicant to the questions raised at the public meeting on 19 January 2011; details of the Section 106 Obligation; amendments to conditions; public opinion surveys; additional correspondence from agents regarding moorings; and responses from statutory consultees Commission for Architecture in the Built Environment (CABE), English Heritage and the Highways Agency. He recommended that if Members were minded to approve the application, that it be deferred for further amendments to the design and layout, taking into account the comments from CABE; further information regarding the delivery of a cinema and footbridge; further information on the impact on fishing; and conclusion of the agreement of the Section 106 Heads of Term.

 

In response to questions on the officer’s presentation, Members were advised the following:

 

(i) The inclusion of a footbridge was essential to the development to ensure linked shopping trips and would be part of the condition or legal agreement, although this would require an Order which would take time to arrange.

(ii) Longer-stay parking would be important in order to ensure the spin-off benefits to the town and for the enjoyment of the heritage site and use of the cinema and this could be further negotiated with the applicant. However, it was also important to ensure that it did not simply become a free car park.

(iii) Concerns had been expressed by English Heritage regarding the possible effect on the Outstanding Universal Values of the World Heritage Site, however, this needed to be weighed against a number of issues. If after further negotiation, English Heritage maintained its objection, then the application would need to be referred to the Secretary of State for the final decision.

(iv) Negotiations to date regarding an education contribution had been based on current advice. However, if there was a new benchmark, then this would need to be renegotiated with the applicant.

(v) The amount of water that was likely to be displaced by the construction of the development was expected to be minimal and the Environment Agency was fully involved and was looking at recommendations to ensure that there would be no flooding caused.

(vi) It was estimated that the Cooperative store in the town centre would lose in the region of £2m of its annual turnover if the application were to be approved.

(vii) Less parking had been required of ING’s application than the remaining applications as South Quay was reasonably accessible on foot, whereas out of town centres were more car reliant and therefore required more parking spaces. The 276 spaces proposed were within the maximum standards set by policy.

(viii) The current application carried less flood risk than the existing permission as there were fewer dwellings. The site levels had been reduced slightly, but the Environment Agency’s recommendations had been fed into the applicant’s plans. The mitigating measures were being addressed as part of the conditions by the inclusion of flood resistant construction techniques.

(ix) The outline application of 2009 had been divided into two phases and the first phase was about to commence in order to provide the infrastructure for North Quay. The second phase included the sluicing arrangements and the heritage benefits would be looked at in terms of improvements to the sluice.

(x) There had been no submission with the application relating to dredging of the harbour and there was a need to be wary of attempting to solve a wider problem on the back of the application, as the applicant was only required to mitigate against any additional flood risk arising from the proposal.

(xi) It was an advantage of the proposal that it had the potential to increase the flood defences for the whole of Hayle including Copperhouse Pool and Penpol Creek.

(xii) Concerns regarding the historic quay could be included in further negotiations.

(xiii) All legally required consultation had been carried out, however, there had not been a ballot conducted on which supermarket was preferred.

(xiv) Tests on traffic numbers had been carried out during peak times looking at traffic flows. There was already an existing consent for 260 houses and a large non-food and convenience food retail development area. The current proposal was a reduction in both and a supermarket was likely to generate traffic more gradually over the day rather than a large residential area at peak times. The applicant had put forward proposals for improvements to the Foundry Square roundabout and the highways officer was content with the provisions in the application as additional highway works would be brought forward early, imposed on the consented scheme.

(xv) The metal roofing was considered an appropriate material, but it was accepted that the proposed blockwork was a modern material and that there were concerns regarding design. However, negotiations were continuing and the design was evolving, including consideration of the use of natural stone.

(xvi) The cinema would be built at the inception of the site along with the supermarket and the residential area would follow later, and conditions could be attached to ensure this.

(xvii)In regard to traffic movements from the residential area, the likely percentage of holiday and second homes had not been taken into account, but the development of North Quay had been and it was considered that the roads would cope. The figures from the 2007 Transport Assessment were amended by an updated supplementary paper in 2009, hence the differences. The changes from retail units to a supermarket had also been taken into account. In addition, a site Traffic Management Plan would be required during the construction stage in consultation with highways.

(xviii) The 360 houses planned for the Towans were part of the Hayle masterplan and had been taken into account.

(xix) The applications before the Committee should each be considered on their own merits and the first consideration was the sequential test set out in PPS4 which was based on geographical location with the closest links to the town centre. It was therefore necessary for the Committee to decide whether it could approve the application in principle or if it wished to refuse it, before moving on to the next. Members may wish to defer all of the applications if the first one were deferred, however, they should consider the risk of appeal on the grounds of non-determination were they to do so.

(xx) The applicant could not be categorically prevented from land banking, however, it would be perverse of the applicant not to go ahead with the proposals should they be approved, having invested in the necessary infrastructure, and therefore the risk was very low and there were a number of tools available to address the problem should it arise.

The meeting was adjourned at 11.00 a.m. in order to take legal advice regarding the issue of the sequential test and the implications on the remaining applications to be considered of deferring the application.

 

The meeting was reconvened at 11.20 a.m. and the Assistant Head of Planning and Regeneration (Central) and the Solicitor advised that Members must make a decision on each application on its merits in turn. South Quay would remain the preferable site sequentially even if the first application was refused on heritage grounds as the site itself would still be available, suitable and viable. Although objecting to the application itself, CABE had no objection to the principle of a supermarket on South Quay and therefore the application could be deferred pending further negotiations on its design. Members could make a similar decision in relation to the remaining applications if they felt that they had the potential to deliver a supermarket, but if minded to defer, they would need to give reasons and details of what they felt was lacking in order for the applicant to bring back revised proposals at a later date. However, if Members felt that there was no prospect of approving a supermarket application on any one of the sites, then it should be refused.

Peter Channon, objector, attended the meeting, was permitted to speak, and spoke against the application. He answered a number of questions from Members for clarification.

 

Rob Lello, Hayle Harbour Users’ Association, attended the meeting, was permitted to speak, and spoke against the application. He answered a number of questions from Members for clarification.

 

Councillor Jayne Ninnes, Hayle Town Council, attended the meeting, was permitted to speak, and spoke against the application. She answered a number of questions from Members for clarification.

 

Simon Clarke, for the applicant, attended the meeting, was permitted to speak, and spoke in support of the application. He answered a question from a Member for clarification.

 

Graham Coad, supporter, attended the meeting, was permitted to speak, and spoke in support of the application.

 

Councillor John Pollard, Local Member, attended the meeting, was permitted to speak, and made the following comments:

 

(i) There were only two applications worthy of consideration which were appropriate and supported the views of the town and the general public were supporting either the ING or the Asda applications.

(ii) The application had the capacity for further harbour development and the development of buildings at the end of the quay could provide a focus for further development on the rest of the quay, but the application was not quite acceptable as yet.

(iii) It should have been possible to conclude negotiations prior to the meeting and the applicants had not delivered a fully fledged proposal.

(iv) He would welcome a deferral of no more than six months and would wish to be involved in negotiations as a Local Member.

(v) There was already planning permission in place for four-storey buildings along the whole length of the quay.

(vi) The provision of a public realm and a cinema was to be applauded and negotiations had begun with a cinema group.

(vii) The concerns of English Heritage were resolvable, but any development should not overshadow the harbour.

(viii) The harbour company had a scheme for dredging and sluicing which would be presented to the Harbour Committee on 9 March 2011.

(ix) The recommendation for deferral should be supported and he was shocked by the vehemence of the response from English Heritage which was not indicative of previous discussion with them. However, he believed a compromise could be reached.

(x) The Section 106 Obligation needed to be watertight and to include further development of the harbour.

 

Councillor John Coombe, Local Member, attended the meeting, was permitted to speak, and made the following comments:

 

(i) Hayle Town Council’s vote on the application had been extremely close with ING and Asda being highlighted at the frontrunners.

(ii) The ING application was a catalyst for further regeneration of South Quay which would revitalise the town centre.

(iii) The site was an area of outstanding industrial past and had never been a picturesque setting, but had created jobs and had been deteriorating over the last 30 years.

(iv) The proposal would improve the footways and add a bridge over Penpol Creek which would make the quay more accessible to pedestrians and cyclists and encourage supermarket shoppers to visit the town.

(v) The sluicing must be included in the overall scheme in order to ensure a safe passage for fishermen.

(vi) The South Quay walls would be repaired to a high standard.

(vii) He expressed concern regarding the traffic flow in and around Foundry Square which must be looked at, but the development was essential to the town.

(viii) The consultation had been biased and had contained loaded questions.

(ix) The findings of the Grimley report and the sequential test, together with what fits best for the people of Hayle, should be the overriding considerations.

 

Councillor Ray Tovey, Local Member, attended the meeting, was permitted to speak, and congratulated the Committee on its rigour, but advised that he did not feel able to separate his views from his family business connections in the area and would therefore make no further comment.

 

Councillor Julian German, Cabinet Member for Waste Management, Climate Change and Historic Environment, attended the meeting, was permitted to speak, and underlined the importance of South Quay to the World Heritage Site and advised that any development needed to be sympathetic. He added that the sequential test did not take account of the historic environment and the World Heritage Site. He added that Hayle was identified by the United Nations Educational, Scientific and Cultural Organisation (UNESCO) as being particularly sensitive to change. He advised that the Council would need to satisfy UNESCO that any development accorded with the World Heritage Site management plan, and if it could not do so, then there was a possibility that Hayle would be included on the World Heritage Site risk register which could ultimately result in the loss of the World Heritage status of the whole area, not just Hayle. He asked that Members take into account that the development would not enhance nor conserve the World Heritage Site.

A full and detailed debate ensued, the main points of which were noted as follows:

(i) It was commented that there were no objections from the statutory consultees to the principle of a supermarket on South Quay, and although they had raised concerns regarding the application itself, its location had the potential to deliver a major step toward a long-awaited regeneration of Hayle.

(ii) It was further commented that it would be difficult to build an iconic supermarket, however, it would be possible to build an iconic footbridge, thereby creating a future heritage for the town, but it would need a primer, and regrettably, that would be the supermarket.

(iii) Comparisons were made with Tesco on Garras Wharf in Truro where it was commented it would have been preferable to have shops and cafes as in the permission already granted to ING for South Quay, Hayle. It was suggested that the application should be refused as it was sterile and nothing to do with Hayle itself.

(iv) It was suggested that the application should be deferred in order that the claim that the proposal would reduce traffic movements could be scrutinised.

(v) It was commented that the application was premature and that there were strong grounds for refusal with objections from English Heritage and the International Council on Monuments and Sites UK and the potential to jeopardise the World Heritage Site.

(vi) It was requested that the amount of comparison goods to be sold in the supermarket be looked at in any renegotiation.

(vii) It was commented that the condemnation of the proposal by English Heritage was shocking and the heritage case was overwhelming, and that ING had not yet replaced the quay wall as previously agreed. It was further commented that a supermarket on South Quay would risk more than would be gained.

(viii) It was suggested that the proposal could be looked at as an opportunity to prevent the development of four-storey buildings already permitted on South Quay.

(ix) Concerns were expressed at how much longer the Council could indicate that the site had potential for development without approving applications that were brought forward.

(x) Comparisons were made with Penryn, which was also a through town, and it was commented that there were supermarkets on the peripheral of Penryn, but people only came to shop in the town when the supermarkets were closed. It was questioned whether people really would have time to cross a footbridge into the town centre when they had finished their shopping.

(xi) It was commented that the whole of Cornwall would be affected if the World Heritage Site was lost.

(xii) In response to a suggestion that the application be refused on grounds including the effect on the fishing industry, Members were advised that the bridge was still only outline and the sluicing argument would be difficult to defend.

 

Arising from consideration of the report and the debate, it was moved by Councillor Clayton, and seconded by Councillor Wood that the application be deferred for a period of no more than six months pending further negotiations and information regarding the design and layout; the delivery of a cinema and footbridge; concerns raised in the Environmental Statement; and the conclusion of all Head of Terms for a Section 106 Planning Obligation to include heritage and design and the possible impact on the existing fishing industry.

 

On a vote of 9-11 the motion was lost.

 

It was further moved by Councillor Plummer, and seconded by Councillor Fitter, that the application be refused on grounds that the application was premature; that it conflicted with PPS5; the outstanding value of the World Heritage Site; the design, layout, scale and siting of the proposal, inadequate provision for the fishing industry; a retail impact of £2.5m on the town centre; and concerns regarding the terms of the Section 106 Obligation, principally in relation to sluicing.

 

It was moved as an amendment by Councillor Lewarne, and seconded by Councillor Nolan, that the application be refused on the grounds of the detrimental effect on the World Heritage Site.

 

The vote on the amendment was tied 10-10. Subsequently, the Chairman exercised his casting vote to vote against and the amendment was lost.

 

In accordance with Council Procedure Rule 17.5, more than a quarter of those Members present requested that a recorded vote be taken on the above amendment.

 

Those Members voting for the amendment were Councillors Biggs, Fitter, Lewarne, Mann, Martin, May, Nolan, Pascoe, Pugh and Rushworth.

 

Those Members voting against the amendment were Councillors Brown, Clayton, Duffin, Hatton, Pearce, Plummer, Stoneman, Varney, Wallis and Wood.

 

A vote was taken on the original motion, and on a vote of 7-11 with 2 abstentions the motion was lost.

 

In accordance with Council Procedure Rule 17.5, more than a quarter of those Members present requested that a recorded vote be taken on the above motion.

 

Those Members voting for the motion were Councillors Fitter, Lewarne, Martin, Nolan, Pascoe, Plummer and Pugh.

 

Those Members voting against the motion were Councillors Biggs, Brown, Clayton, Duffin, Hatton, Mann, Pearce, Stoneman, Varney, Wallis and Wood.

 

Those Members abstaining from voting on the motion were Councillors May and Rushworth.

 

It was further moved by Councillor Wallis, seconded by Councillor Duffin, and on a vote of 11-9, it was

 

RESOLVED that consideration of Application No. PA10/08142 (ING Red UK (Hayle Harbour) Ltd: South Quay, Hayle be deferred for a period of no more than five months pending further negotiations and information regarding the design and layout; the delivery of a cinema and footbridge; concerns raised in the Environmental Statement; and the conclusion of all Head of Terms for a Section 106 Planning Obligation to include heritage and design and the possible impact on the existing fishing industry.

 

In accordance with Council Procedure Rule 17.5, more than a quarter of those Members present requested that a recorded vote be taken on the above motion.

 

Those Members voting for the motion were Councillors Biggs, Brown, Clayton, Duffin, Hatton, May, Pearce, Stoneman, Varney, Wallis and Wood.

 

Those Members voting against the motion were Councillors Fitter, Lewarne, Mann, Martin, Nolan, Pascoe, Plummer, Pugh and Rushworth.

 

[Following the above item, Councillors Brown and Duffin gave apologies for an early departure and left the meeting.]

 

Supporting documents:

• PA10/08142 ING Red UK (Hayle Harbour) Ltd: South Quay, Hayle, item SP/130 PDF 730 KB

110209 | ING | PA10/08142 Conclusions and Recommendations | Agenda Reports Pack (Public) 09/02/2011

Extract from Agenda Reports Pack (Public) 09/02/2011, 09:30 (Planning Officers Report to Strategic Planning Meeting of Cornwall Council Wednesday 9th February 2011)

12. Conclusion:

12.1 Sequentially there can be little doubt that South Quay is the most appropriate location for a supermarket given its position and potential links to Hayle town centre. Thus, in terms of the retail benefits to the town as a whole the development presents a major opportunity. Whilst it is acknowledged that whilst the proposal is located in a very sensitive location not least with regard to heritage, it must be appreciated that the site does have an extant planning permission for development which inevitably has the potential to significantly change South Quay. In this respect the principle of redevelopment and many of its associated facets has in effect already been accepted.

12.2 From a highway view point the advice clearly indicates that the proposed development will have potentially less impact than the extant permission which is an important consideration when considering the concerns express regarding highway capacity.

12.3 In terms of the regeneration of Hayle it is considered that the proposed development has considerable merit, and whilst there are still a number of issues to be resolved it is considered appropriate that the committee considers this application along with the other proposed supermarket proposals at this stage. Clearly the heritage issues are sensitive given the designations of the site, however a number of parties have indicated that there are still areas where negotiation may help to resolve/ minimise the scope for conflict. Given that the decision requires a balancing of the issues identified it is recommended that further work be carried to try and reduce the evident heritage concerns, and therefore tip the balance more strongly in favour of approval.

13. Recommendation:

13.1 That the matter is delegated to the Head of Planning and Regeneration to approve the proposal subject to:

13.2 The satisfactory completion of negotiations to include additional conditions where appropriate, in respect of the following details:-

• Design. • Delivery of the cinema. • Matters arising from Environmental Statement update • Conclusion of all Heads of Terms for the Section106 Agreement.

13.3 If in light of securing the revisions detailed above an objection is maintained by English Heritage the decision be referred to the Secretary of State (advising that the Council are minded to approve the application) and if not "called in" by the Secretary of State, the development will be approved subject to the completion of a Section 106 Agreement to secure amongst other things

• The funding of appropriate foul drainage works to serve the development. • The funding of highways improvement works to mitigate traffic increased arising from the development. • Transfer of the Pattern Shed and Cart Shed land • Delivery of repairs to South Quay walls.

13.4 The following conditions, or similar conditions and appropriate additional conditions arising from further negotiations, to be agreed with the Head of Legal Service in consultation with the Chairman and Vice Chairman of the Strategic Planning Committee.

14. Conditions:

1. The element of the development the subject of the full application hereby permitted shall be begun before the expiration of three years from the date of this permission.
Reason: In accordance with the requirements of Section 91 of the Town and Country Planning Act 1990 (as amended by Section 51 of the Planning and Compulsory Purchase Act 2004).

2. The works hereby authorised shall be begun not later than three years from the date of this consent.
Reason: In accordance with the requirements of Section 18 of the Planning (Listed Buildings and Conservation Areas) Act 1990 (as amended).

3. Approval of the details of landscaping, layout, scale and appearance (hereinafter called ‘the reserved matters’) shall be obtained from the Local Planning Authority in writing before any development is commenced and shall be carried out as approved.
Reason: In accordance with the requirements of Section 92 of the Town and Country Planning Act 1990 (as amended) and in accordance with the requirements of Articles 1 and 3 of the Town and Country Planning (General Development Procedure) Order 1995 (as amended).

4. Application for approval of all the reserved matters shall be made to Cornwall the Local Planning Authority before the expiration of three years from the date of this permission.
Reason: In accordance with the requirements of Section 92 of the Town and Country Planning Act 1990 (as amended) and in accordance with the requirements of Articles 1 and 3 of the Town and Country Planning (General Development Procedure) Order 1995 (as amended).

5. The development hereby permitted shall be begun either before the expiration of three years from the date of this permission, or before the expiration of two years from the date of approval of the last of the reserved matters to be approved, whichever is the later.
Reason: In accordance with the requirements of Section 92 of the Town and Country Planning Act 1990 (as amended) and in accordance with the requirements of Articles 1 and 3 of the Town and Country Planning (General Development Procedure) Order 1995 (as amended).

6. The development hereby permitted shall be undertaken in accordance with the drawings hereby approved, namely drawing (to be inserted on conclusion of negotiations).
Reason: To ensure that the development is undertaken in accordance with the approved details in the interests of good planning. 7. No development shall commence, including any works of demolition, until a Construction Method Statement has been submitted to, and approved in writing by, the Local Planning Authority. The Statement shall provide for: (i) the parking of vehicles of site operatives and visitors (ii) loading and unloading of plant and materials (iii) storage of plant and materials used in constructing the development (iv) the erection and maintenance of security hoarding including decorative displays and facilities for public viewing, where appropriate (v) wheel washing facilities (vi) measures to control the emission of dust and dirt during construction (vii) a scheme for recycling/disposing of waste resulting from demolition and construction works (viii) hours of working (ix) site compound details The development shall be constructed in accordance with the Construction Method Statement.
Reason: To ensure that the development is undertaken in a manner which reduces any potential adverse impact upon residential amenities currently enjoyed by existing residents in the locality in accordance with saved Policy 3 of the Cornwall Structure Plan 2004.

8. Unless otherwise agreed by the Local Planning Authority, development other than that required to be carried out as part of an approved scheme of remediation must not commence until criteria 1 to 5 have been complied with. If unexpected contamination is found after development has begun, development must be halted on that part of the site affected by the unexpected contamination to the extent specified by the Local Planning Authority in writing until criteria 5 has been complied with in relation to that contamination.

Criteria 1: Preliminary risk assessment/desk study A preliminary risk assessment/desk study identifying: (i) All previous uses (ii) Potential contaminants associated with those uses (iii) A conceptual model of the site indicating sources, pathways and receptors (iv) Potentially unacceptable risks arising from contamination at the site must be undertaken by competent persons and a written report of the findings produced. The written report is subject to the approval, in writing, of the Local Planning Authority.

Criteria 2: Site characterisation An investigation and risk assessment, in addition to any assessment provided with the planning application, must be completed in accordance with a scheme to assess the nature and extent of any contamination on the site, whether or not it originates on the site. The contents of the scheme are subject to the approval, in writing, of the Local Planning Authority. The investigation and risk assessment must be undertaken by competent persons and a written report of the findings must be produced. The written report is subject to the approval, in writing, of the Local Planning Authority. The report of the findings must include: (i) a survey of the extent, scale and nature of contamination; (ii) an assessment of the potential risks to: human health; property (existing or proposed) including buildings, crops, livestock, pets, woodland and service lines and pipes; adjoining land; groundwaters and surface waters; ecological systems; archaeological sites and ancient monuments. (iii) an appraisal of remedial options, and proposal of the preferred option(s). This must be conducted in accordance with DEFRA and the Environment Agency’s ‘Model Procedures for the Management of Land Contamination, CLR 11’.

Criteria 3: Submission of remediation scheme A detailed remediation scheme to bring the site to a condition suitable for the intended use by removing unacceptable risks to human health, buildings and other property and the natural and historical environment must be submitted to and approved in writing, by the Local Planning Authority. The scheme must include all works to be undertaken, proposed remediation objectives and remediation criteria, timetable of works and site management procedures. The scheme must ensure that the site will not qualify as contaminated land under Part 2A of the Environmental Protection Act 1990 in relation to the intended use of the land after remediation.

Criteria 4: Implementation of approved remediation scheme The approved remediation scheme must be carried out in accordance with its terms prior to the commencement of development other than that required to carry out remediation, unless otherwise agreed in writing by the Local Planning Authority. The Local Planning Authority must be given two weeks written notification of commencement of the remediation scheme works. Following completion of measures identified in the approved remediation scheme, a verification report (referred to in PPS23 as a validation report) that demonstrates the effectiveness of the remediation carried out must be produced, and is subject to the approval in writing of the Local Planning Authority.

Criteria 5: Reporting of unexpected contamination In the event that contamination is found at any time when carrying out the approved development that was not previously identified it must be reported in writing immediately to the Local Planning Authority. An investigation and risk assessment must be undertaken in accordance with the requirements of criteria 2, and where remediation is necessary, a remediation scheme must be prepared in accordance with the requirements of criteria 3, which is subject to the approval, in writing, of the Local Planning Authority. Following completion of measures identified in the approved remediation scheme a verification report must be prepared, which is subject to the approval in writing of the Local Planning Authority in accordance with criteria 4.
Reason: To ensure that risks from land contamination to the future users of the land and neighbouring land are minimised, together with those to controlled waters, property and ecological systems, and to ensure that the development can be carried out safely without unacceptable risks to workers, neighbours and other offsite receptors in accordance with the aims and intentions of saved Policy 3 of the Cornwall Structure Plan 2004 and in accordance with the guidance contained in PPS23 entitled Planning and Pollution Control published November 2004.

9. Before commencement of any works on site, including ground preparation works a Construction Environment Management Plan (CEMP) shall have been submitted to and approved in writing by the local planning authority and the approved development shall be carried out in accordance with the approved CEMP.
Reason: To ensure proper management of the environmental impacts of the approved development during all construction phases. Before commencement of any works on site, including ground preparation works a Site Waste Management Plan (SWMP) shall have been submitted to and approved in writing by the local planning authority and the approved development shall be carried out in accordance with the approved SWMP.
Reason: To ensure proper management of the environmental impacts of the approved development during all construction phases.

10. No development approved by this permission shall be commenced until details of a scheme for the provision of surface water management has been submitted to and approved in writing by the Local Planning Authority. The details shall include: Details of the drainage during the construction phase; Details of the final drainage scheme; Provision for the exceedance pathways and overland flow routes; A timetable for construction; A construction quality control procedure; A plan for the future maintenance and management of the system and overland flow routes. Prior to occupation of the site, the relevant parts of the scheme have been completed in accordance with the details and timetable agreed. The scheme shall thereafter be managed and maintained in accordance with the approved details unless as otherwise approved in writing by the Local Panning Authority.
Reason: To avoid flooding and ensure that the development is drained in a manner which is compatible with best practice and the need to address climate change and in accordance with the aims and intentions of saved Policies 1 and 3 of the Cornwall Structure Plan 2004

11. Prior to the commencement of development, full details of foul drainage, including details of grease and fat interceptors, shall be submitted to and approved in writing by the Local Planning Authority. The approved details shall be implemented prior to commencement of use and maintained thereafter, unless permission for a variation is first obtained in writing from the Local Planning Authority.
Reason: To ensure the development is adequately served by foul drainage in accordance with saved Policy 3 of the Cornwall Structure Plan 2004.

12. Before first commencement of any of the uses hereby permitted a scheme to prevent an increase in risk of flooding within Foundry Square due to the removal of part of the boundary wall between Isis Gardens and the B3301 to provide a pedestrian link to Foundry Square shall be submitted to and agreed in writing by the local planning authority and the pedestrian link shall have been created in accordance with the approved scheme before first commencement of any of the uses hereby permitted.
Reason: To prevent an increase in off-site flood risk and to ensure the delivery of the pedestrian link to Foundry Square in accordance with the approved scheme which is in part made acceptable by the improved pedestrian linkage to Foundry Square.

13. Before any of the development hereby permitted is brought into use, parking and turning areas shall be laid out and constructed in accordance with approved drawing no. (to be inserted on conclusion of negotiations) ;l and the said areas shall not thereafter be obstructed or used for any other purpose unless permission for a variation is first obtained in writing from the Local Planning Authority.
Reason: To ensure adequate parking and turning facilities off the adjoining highway and in accordance with policies saved policy 28 of the Cornwall Structure Plan 2004.

14. No development shall take place until detailed plans have been submitted to and approved in writing by the Local Planning Authority relating to line, level and layout of off-site highway works to service the site, the proposed road junction and associated means of construction and surface water drainage. The approved access road junction shall be laid out and constructed in accordance with the requirements of a Section 278 Agreement under the provisions of the Highways Act 1980 prior to the first occupation of any part of the development and retained as such thereafter unless otherwise agreed in writing by the Local Planning Authority.
Reason: In the interests of maintaining a safe and efficient highway network and in accordance with saved Policy 28 of the Cornwall Structure Plan 2004.

15. No development shall commence until full details of both hard and soft landscape works have been submitted to and approved in writing by the Local Planning Authority and these works shall be carried out as approved in the first planting season following the first use of the retail building, or the completion of the development hereby approved, whichever is the sooner. The hard landscaping details shall include proposed finished ground levels or contours; means of enclosure; car parking layout; other vehicle and pedestrian access and circulation areas; and hard surfacing materials, minor artefacts and structures (e.g. furniture, play equipment, refuse or other storage units, signs, lighting etc); proposed and existing functional services above and below ground (e.g. drainage, power, communications cables, pipelines etc. indicating lines, manholes, supports etc.) The soft landscape works details shall include planting plans; written specifications; schedules of plants noting species, plant sizes and proposed numbers/ densities where appropriate; implementation plan. All hard and soft landscape works shall be carried out in full accordance with the approved details. Any trees or plants which within a period of five years from the completion of the development which die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of a similar size and species.
Reason: In the interests of visual and residential amenity and in accordance with the aims and intentions of saved Policies 1 and 2 of the Cornwall Structure Plan 2004

16. There shall be no outside storage of goods, equipment or any other articles on the site otherwise than in defined screened areas. Details of the location and screening of these areas shall be submitted to and approved in writing by the Local Planning Authority before the development hereby permitted is commenced and they shall be completed in accordance with the approved details before the development is first brought into use. Thereafter there shall be no change in the location and/or screening of these areas without the prior written approval of the Local Planning Authority.
Reason: In the interests of visual amenity and in accordance with saved Policies 1 and 2 of the Cornwall Structure Plan 2004.

17. No development shall commence until details of the materials to be used in the construction of the external surfaces of the doors, walls, including retaining walls, and roof of the buildings hereby permitted have been submitted to and approved in writing by the Local Planning Authority. The development shall be carried out in accordance with the approved details and retained as such thereafter unless otherwise agreed in writing by the Local Planning Authority.
Reason: In the interests of visual amenity and in accordance with the aims and intentions of saved Policies 1 and 2 of the Cornwall Structure Plan 2004.

18. No development shall commence until a sample panel(s) of the external walling at least one metre square, showing the proposed coursing, method of pointing and colour of mortar, texture, and colour finish as appropriate been erected on the site and subsequently approved in writing by the Local Planning Authority, and the natural stone walls of the development hereby permitted (including the retaining wall) shall be constructed in the same way as the approved panel.
Reason: In the interests of visual amenity and in accordance with the aims and intentions of Policies 1 and 2 of Cornwall Structure Plan 2004.

19. The retail units hereby permitted shall only operate as single units with no vertical or horizontal sub division.
Reason: In order to protect the vitality and viability of Hayle town centre in accordance with saved Policy 14 of the Cornwall Structure Plan 2004.

20. The net retail sales area of the permitted supermarket shall not exceed 2550 square metres, with no more than 35% (892 square metres) of the net sales area to be used for the sale of comparison goods.
Reason: In order to protect the vitality and viability of Hayle town centre in accordance with saved Policy 14 of the Cornwall Structure Plan 2004.

21. Prior to installation, full details of any proposed external lighting shall be submitted to and approved in writing by the Local Planning Authority. The scheme shall be fully implemented in accordance with the approved details before the use commences and retained thereafter unless varied by prior written approval of the Local Planning Authority.
Reason: In the interests of protecting occupiers of residential properties in the area from excessive light pollution and in accordance with saved Policy 3 of the Cornwall Structure Plan 2004.

22. Before commencement of any works on site, including ground preparation works a Construction Traffic Management Plan (CTMP) shall have been submitted to and approved in writing by the local planning authority and the approved development shall be carried out in accordance with the approved CTMP.
Reason: To ensure proper management of the environmental impacts of the approved development during all construction phases and to minimise any adverse impacts on the safe and efficient use of the local and strategic highway networks.

23. The development shall be implemented in accordance with the submitted Green Travel plan. The Green Travel Plan shall be reviewed and updated and sent to the Local Planning Authority on an annual basis. If the Local Planning Authority give notice in writing within 2 weeks of receipt of the updated travel plan that it is not approved, then the development shall continue to be implemented in accordance with the last approved version of the Green Travel Plan until such time as a new updated version is accepted by the Local Planning Authority. Reason: (i) to ensure that traffic generation is minimised and reduced over time in the interests of general amenity and sustainability; (ii) to safeguard the free flow and safety of traffic and pedestrians using the adjoining highways. 24. Before the development hereby permitted is commenced details of the method of waste storage/disposal from the proposed use shall be submitted to and approved in writing by the Local Planning Authority. Following the development being brought into use the said details as approved shall be implemented and retained thereafter unless varied by prior written approval of the Local Planning Authority.
Reason: In the interest of the visual amenities of the area and to avoid the adverse effects of odour upon occupiers of adjacent land in accordance with saved Policy 3 of the Cornwall Structure Plan 2004.

25. No development shall take place within the site until the applicant has secured and implemented a programme of archaeological work in accordance with a written scheme of investigation to be submitted by the applicant and approved in writing by the Local Planning Authority.
Reason: In the interest of recording and protecting the historic environment in accordance with saved Polices 1 and 2 of the Cornwall Structure Plan 2004.

Background Papers: 1. GVA Grimley Report 2. List of Definitions

110501 | ING RED restructure professional team - Historic consultant Stephen Levrant; architects Feilden Clegg Bradley

From Hayleonline :

Robert Jones	Posted: May 5 2011, 02:22 PM
Advanced Member Group: Members Posts: 293 Member No.: 26 Joined: 24-February 07	Met today on South Quay with Stephen Levrant, ING heritage consultant, and others to learn of the development process for taking forwards the next scheme for South Quay. I understand that a meeting also took place yesterday. My initial impressions are very positive with an apparent different approach proposed to that used for previous applications. Many thanks to Gary Cartmell and if the development process continues with the same positive approach by all stakeholders, then Hayle should hopefully end up with a great scheme. Robert

From John Bennett's Web Site for Hayle Town Council Issues, Cornwall :

04 April 2011. ING RED has restructured its professional team and now has a new heritage consultant and a new team of architects.

The historic consultant is Stephen Levrant and the architects are Bath-based firm Feilden Clegg Bradley. They have already made visits to Hayle and seem committed to respecting the heritage elements of the site.

A series of Heritage Workshops will be taking place over the next few weeks where key stakeholders will be able to steer the design.

110614 | Pioneer Property Services | Projects | Hayle Harbour | Cornwall

From Pioneer Property Services | Projects | Hayle Harbour | Cornwall website (updated 14th June 2011):

Hayle Harbour, Cornwall

 

Pioneer assisted 'ING
Real Estate Development' with the s106 affordable housing negotiations
for the Hayle Harbour redevelopment. This major mixed used
redevelopment includes retail, leisure, offices and approximately 1000
residential dwellings to be built over the next 9 years.

Through detailed
negotiations with the local planning authority Pioneer was able to
promote a position which incorporates a realistic affordable housing
obligation including:

• a dwelling mix that reflects housing need rather than the local
  planning authority’s aspiration for the affordable provision to match
  the market provision;
• a tenure cascade which flexes depending on the availability of public subsidy;
• favourable sale terms for the discounted sale dwellings, and,
• environmental build standards only being required when public subsidy is invested or is a requirement of Building Regulations.

110622 | HHA Announcements: Hamish Calder | Hayle Harbour Authority

From Hayle Harbour Authority website (there on 3rd July - seemingly gone now):

Hayle Harbour Authority > HHA Announcements > Hamish Calder HHA Announcements: Hamish Calder
		Title Hamish Calder Body “On behalf of the Hayle Harbour Authority and the staff at the Harbour Office we would like to thank Hamish Calder who is moving on. Hamish was initially involved in Hayle as ING project manager and later became the Board’s representative at the Harbour Authority. We wish Hamish well in the future and thank him for his assistance and guidance in improving the Harbour Authority which he accomplished with energy and enthusiasm.”

December 2010 | hayle harbour :: New image of South Quay proposals revealed

New image of South Quay proposals revealed

A new image showing the regeneration of Hayle Harbour and South Quay has been released by ING as part of the company's application to Cornwall Council to vary its planning consent on South Quay.

In 2008 ING received outline approval to build 260 apartments on South Quay as part of its plans for Hayle Harbour.

The Company has now deposited plans for a new for vibrant scheme for South Quay which includes a large amount of public open space, a new feature restaurant, a foodstore, a state of the art cinema, twenty four town houses, six apartments and a social hub café.

South Quay was previously earmarked to be the last phase of development in the harbour, but has been moved forward to Phase 1 after feedback from Stakeholders who wanted South Quay to be brought forward to create a more balanced development.

South Quay has always proved to be a challenge for developers, due to the large costs involved in stabilizing the quay and restoring and preserving the magnificent quay side and harbour walls around South Quay, which are one of the marvels of Victorian marine engineering.

South Quay was built by Harvey and Co in 1819 and is a listed structure. The restoration of the Harbour walls and the Quayside not including the extensive Flood defence costs will be in the region of £1.67 million. The new flood protection measures will cost £2.22 million

The standard of the walkways with lighting and contemporary balustrades will be exceptional. The cost of this is £2 million. The cost of the new Penpol Footbridge alone will be approximately £500,000.

A new food store is included in the proposals and whilst Hayle has a number of very successful and well supported retailers it is generally accepted that the lack of retail choice in Hayle is causing residents and visitors to shop outside of Hayle.

The new retail mix will claw back that leaking spend and persuade people that they do not need to shop out of town. The new Parking facility and the footpath across to Penpol terrace creates a retail circuit that will encourage shoppers to vary their spend in a number of shops.

A new cinema will provide a lively point of entrance to South Quay, which will hopefully mean we can persuade a large percentage of the many visitors to the Hayle area, who currently don't visit the town to spend time in Hayle.

The superb walkways and feature restaurant on the tip of South Quay will be a destination location that will be magnetic to visitors, residents and local businesses.

The redevelopment of South Quay will be extremely expensive, the new proposals will help inject the significant levels of investment required to make the regeneration a reality. It will keep money in Hayle and ensure that out of town shopping locations such as Loggans Moor, which attract shoppers from all of West Cornwall, do not overtrade at the expense of Hayle.

A three day consultation in September at the White Hart Hotel in Hayle revealed high levels of support for the scheme. A secret ballot overseen by two officers from Devon and Cornwall Constabulary and observed by a Steward from the Hayle Methodist Chapel showed that 79% of those taking part in the ballot were in favour of the plans.

>> Click here to download the Statement of Community Involvement as a PDF

Development approval 2017 | Real Estate Development - Hayle Harbour

 From Real Estate Development - Project Search

Hayle Harbour | lda-design.co.uk

 

From http://www.lda-design.co.uk/hayle_harbour/

 

Hayle, Cornwall

SCHEME
Hayle Harbour

CLIENT
ING Real Estate

LOCATION
Hayle, Cornwall

AREA
55 hectares

SCHEDULE
Ongoing

 

Aerial view of model made in-house.

3
2
1
0

Once a thriving global port, exporting Cornwall's tin, copper and famous beam engine, Hayle was at the heart of the industrial revolution. Today, the town is in need of regeneration but has a number of unique challenges to overcome.

Physically divided by a historic rivalry, Hayle gained a second dock when the Cornish Copper Company refused to allow Harvey's Foundry to have access to the existing one and the town has been fragmented by the various actions of the companies ever since. As a result, Hayle has failed to forge a relationship with its stunning beaches and the town's quaysides are largely derelict. The harbour is recognised as a World Heritage Site and contains two SSSIs but these place constraints on development opportunities in the vicinity.

ING Real Estate Development acquired the harbour in 2004 and has been working to enable the development while protecting the town's key heritage assets. Initial plans were criticised by the Commission for Architecture and the Built Environment (CABE) and a fresh approach was recommended, at which point LDA Design was appointed as lead masterplanning and planning consultant to reconsider the regeneration proposals.

Our masterplan reconnects the town to the harbour and the beach while building on the special natural, cultural and community resources of the site and its heritage. The proposals for Hayle include the Wave Hub, a groundbreaking renewable energy project, supported by the South West Regional Development Agency (SWRDA). The scheme will be the UK's first tidal energy facility, potentially generating over £75 million and creating at least 170 jobs for the region.

The masterplan presents a mixed use development including approximately 1,000 homes, a major retail development and a range of business uses linked to the fishing industry and the Wave Hub to improve the local economy.

In March 2009, our masterplan gained outline planning consent from Penwith District Council. Our detailed application for the first phase of infrastructure on North Quay was also approved, allowing the commencement of a public sector-led initiative to renew infrastructure and bring forward the Wave Hub project. The decision is a strong endorsement of the practice's approach to the masterplan development balancing major environmental, heritage and transportation considerations while painting a compelling picture of the possibilities for Hayle's regeneration

 

 

 

 

 

081028 | Hayle Harbour Redevelopment | Design review | CABE

From CABE 28 October 2008

Hayle Harbour Redevelopment

Masterplan for three quays in historic waterside areas in Hayle, Cornwall, to include 1,039 homes. Designed by LDA Design.

28 October 2008

Planning reference: 08-0613

Tagged with: Design review | Design review panel | Housing | South West

Introduction

We welcome the regeneration possibilities and the commitment to restoring and reactivating Hayle Harbour that this proposal offers. The financial imperative behind the timing of the development proposals for North Quay is understood and accepted. For this reason we have concentrated the majority of our comments on this area of the masterplan. Although we have a number of reservations about the detailed design, we support the general strategy for development of North Quay and do not oppose any of the principles that underpin the upcoming detailed application for the Wave Hub infrastructure.

We have much more fundamental concerns about the proposals for Riviere Fields and we do not support the proposals for the South and East Quays. For this reason we do not support the current planning application and we recommend that North Quay, is separated from the application for Rivere Fields and South and East Quays, to enable it to progress more quickly. We also think that more detailed masterplans for North Quay and Riviere Fields should be prepared before any full or reserved matters applications for individual sites are brought forward. We are pleased that the applicants have been working with the local planning authority in the preparation of the Area Action Plan for the town, but believe that the proposals for Riviere Fields, and South and East Quays are premature in coming forward before the AAP process has been completed.

The application is for outline consent with all matters reserved, however, there is a lack of clarity as to what constitutes the application parameters and what is purely illustrative. We understand that Penwith District Council is considering every aspect of the full set of documents as application material and intends to tie, with conditions and Section 106 obligations, all the material submitted (including that which is purely illustrative), to any outline consent. Although we have concerns as to the validity of this approach, it is on this basis that the application has been reviewed by CABE.

We are disappointed to see that the design proposals, although now illustrated in three dimensions, have not substantially developed over the course of the year since we commented on them in pre-application form.

Context

The baseline research information does not appear to have sufficiently informed the design process. The site has many special qualities: the fine landscape setting, the varied waterfront conditions, the proximity to the beach, and the town of Hayle's history and contribution to the development of Cornwall's tin industry. Clearly these are strong assets, all of which, if capitalised on, will help to give a distinct character to the new development. We do not feel that the masterplan has yet exploited the richness and inherent opportunities of the site, or has used these qualities as design generators.

This level of development will have a huge impact on the existing town infrastructure. While we are not concerned about the level of change per se, we do not believe that the impact of the proposals has been considered sufficiently in the context of Hayle as a whole. It does not appear that the impact of, and the relationship between, the development and the existing town, particularly where South Quay meets Foundary Square, has been thought through with sufficient rigour.

Only views of the development from the south-east are included in the application. We recommend that, given the scale and potential impact of the development, all key views should be illustrated including views from the north-west and south-west. These views can only currently be appreciated from the physical model, which does not form part of the application

Movement strategy

We do not believe that the movement strategy currently proposed reflects the likely pedestrian desire lines. It is essential that the new pedestrian and vehicular infrastructure network is considered in the context of the town as a whole. For example, given its importance to the town, it is disappointing that the link between the railway station and the new development has not been enhanced. We are not convinced by the primacy being given to the proposed quayside pedestrian route because it relies on the masterplan being fully built out. Given our serious concerns about the development on both South and East Quays we recommend that the key pedestrian route should cross the water next to the proposed vehicular bridge over the existing Copperhouse Pool bridge. This should be enhanced as a major connection of North Quay with the existing town - and the only connection in the absence of development on South and East Quays.

A number of public spaces have been proposed in the new development. There is not sufficient information included within the application to explain what uses are proposed for each and how they relate to one another and to the whole network of existing and proposed streets, pedestrian routes and open spaces in the town. We are concerned that the use, enclosure and scale of the spaces proposed have not been fully considered. The spaces do not appear to have been designed with pedestrian users as the first priority; vehicular routes and parking spaces generally take precedence in their layouts.

In all cases, the quality of the public realm will be vital, and we urge the local authority to work with the Highways Department to ensure that the roads and junctions are designed to create self-calmed streets that put pedestrians first, rather than purely as engineered traffic routes. The Government's guidance on residential street design, Manual for Streets, should be followed.

Parking strategy

We feel that the parking strategy needs to be more fully resolved. This strategy should quantify and justify the number of parking spaces required and clarify the difference between residential and visitor parking, and summer and winter. It would be unfortunate if ill-conceived parking were to blight the landscape setting of the harbour. For example, we have particular concerns about the parking shown on the triangular spit, the beach parking above North Quay and the parking on the tip of South Quay, all of which are sensitive, highly visible locations.

North Quay

We understand the economic drivers behind the development on North Quay and we do not oppose any of the principles that underpin the infrastructure works necessary for the development of the Wave Hub. We support the consolidation of the sustainable energy technology and fishing and marine related activities along the quay and the quantum and mix of uses generally. We think the proposed structure of North Quay, with the water-front walk, quayside blocks, street, street blocks, rising terraces, lane and hilltop chalets has potential. However we have reservations about the detailed resolution of the proposals. We recommend that any approval is conditioned to demand that a more fully resolved, detailed masterplan for North Quay is approved before any detailed proposals, other than those required to progress the Wave Hub infrastructure, come forward. We believe that it would be dangerous to approve the design codes submitted with this application and that they should be revaluated and resubmitted with the revised masterplans for each area in due course.

We can see a potential urban design structure to North Quay but we are not always able to understand the rationale behind it. For example, although we support the principle of the distribution of the buildings on the site in fingers rising up the cliff, we question whether the routes indicated are the natural ones as they appear to take steepest lines up the cliff. We also feel that North Quay should have a clearer relationship to the existing cricket pitch, one of the site's existing assets. The proximity to and views of the water are a key characteristic of the site yet the routes down the cliff are terminated by the backs of waterfront buildings rather than connecting through to the waterside promenade.

We are generally comfortable with the scale of buildings (with the exception of the multi-storey car park) proposed along the waterfront. The strong line of the cliff and dunes create an unbroken backdrop against which the new large-scale buildings along North Quay will be viewed. However, we do have serious concerns about the impact of the multi-storey car park on North Quay. It is not clear what parking need it serves. It has not been shown on the model, or included on a number of the images and indicative masterplan drawings included in the Development Framework. There is no view of the site from the south west included in the application but the suggested form and massing of the block indicates that it will have a significant impact on the views of North Quay. It will also terminate the views across the quay from the end of East Quay towards the North Quay Entrance Space.

We support the location of the new road to the Wave Hub although we think that its character needs to be developed in more detail to ensure that it also works as a street with natural traffic calming properties. We are concerned by the quantity of parking shown along the road's edge on the illustrative masterplan and by the lack of a strong incident within the public realm along the road that will mark North Quay as a destination on the route to the Wave Hub. The detailed traffic junction proposals need to be developed to reflect pedestrian as well as vehicular usage. We are concerned that only traffic engineering drawings have been submitted and recommend that these need to be developed in more detail, with pedestrian use in mind, as part of the landscaping strategy.

We think that the location of the new vehicular bridge is appropriate but we feel that its detailed design needs to be considered further. The current design is utilitarian and, although we understand the regulatory constraints associated with the design of road bridges, we believe that a design could be developed to become the landmark for the site. This should be in preference to the landmark buildings on the South and East Quay promontories, which we think are misplaced. We also feel that the design of the bridge should be considered with pedestrian users in mind, in conjunction with the dedicated pedestrian crossing at the existing bridge, to create a clear pedestrian connection between North Quay and the existing town.

Riviere Fields

We have serious reservations about the current design. Although we note that the site is not currently allocated for housing, if the local authority accepts it as a potential housing site then we have no objection to residential use in this location. However we are not satisfied with the form and layout of development shown in the application. At present, there does not appear to be a convincing rationale for the proposal and we think that the form should be reworked from first principles. It will be particularly important, bearing in mind that it is likely that plots will be sold off to volume house builders, that a robust layout and design principles are embedded in the Development Framework.

There appears to be no meaningful relationship between the analysis and the emerging, rather generic suburban design; the contextual analysis and the potential relationship of Riviere Fields to North Quay and the existing town should be reconsidered. We are concerned by the front to back relationships of the housing plots because this will create one-sided streets, and do not believe that a preference for south facing gardens is sufficient to justify the current form of Riviere Fields. Assuming traffic issues can be resolved, reassessment and intensification of the density on Riviere Fields should be considered, within a maximum two storey height in this location. The layout should respond more closely to the existing topography and the size and function of the central open spaces should also be reconsidered, alongside their relationship to the dunes and the existing cricket pitch, to ensure that they will be safe and well used.

South Quay

We have fundamental reservations about the urban design principles and, furthermore, question the economic, and social justification for the current proposals. We were initially optimistic that the proposal for South Quay had potential. However, now having seen it illustrated in three-dimensions, it is clear to us that the typology, urban form and scale of the proposed development in relation to the existing urban context of Hayle, and Foundary Square in particular, appear inappropriate and unconvincing.

While the scale and massing on North Quay is considered appropriate because the strong line of the dunes behind the new buildings remains intact, we are not comfortable with the scale and massing of the blocks on South Quay. These will be much more visible and dominant against the adjacent urban form of the existing town and appear to break the line of the viaduct when viewed from the north. The 20-metre setback of the buildings from the water's edge and the scale of the open spaces suggested towards the end of the promontory feel too large. Both lack a meaningful relationship to the water and sufficient human scale or intimacy.

We question the need for a landmark building at the end of South Quay. We also suggest that there should be a difference, both in the form of the buildings and the nature of the quayside promenade, in response between the two sides of South Quay. The designs of the pedestrian bridges are not shown in the application; this is a concern because they will be highly visible.

There is a lack of synergy between the development on either side of the viaduct and no convincing justification as to why the character of South Quay should need to be so distinctly different from the existing town centre north of the viaduct. We believe that any future development on South Quay should act as an extension of the existing town, which consolidates and supports the strengths and deficiencies of the existing form and uses. We are concerned that the current development proposals could, unless carefully considered, have a negative impact on the existing town centre by changing its commercial and physical centre of gravity.

East Quay

We have fundamental reservations about the urban design principles and the economic and social justification for development on this site. Again we question the proposed landmark building, particularly as it has no identified function.

Conclusion

Although we support the principles of development on North Quay, because of our serious reservations about the design of Riviere Fields, South Quay and East Quay, we do not support the current outline application. We feel that a separate masterplan application for North Quay alone, which addresses the comments made by CABE, should be submitted and approved before any detailed applications, other than that for the Wave Hub infrastructure, come forward.

110601 | HAYLE SUPERMARKETS “PENALTY SHOOT OUT” EXTRA TIME | Scoria | Hayle Pump

From Hayle Pump Jun-Jul 2011 issue

HAYLE SUPERMARKETS “PENALTY SHOOT OUT” EXTRA TIME

They say a little knowledge is a dangerous thing, but it would appear that exposing the knowledge with regard to the Heritage issues that was available has brought forth a change of direction with regard to South Quay. Bland buildings and poor regard for heritage and marine aspects are OUT, with new architects and a specialist heritage consultant being appointed to take on board the previous deficiencies and hopefully providing a much improved vision for the future development. This is a big step forward to achieving a higher quality result for Hayle’s future and will have made the delay of a few months well worthwhile. Local opinion is being listened to and the concerns of English Heritage looked at, as has the provision of sluicing from Carnsew pool.

However we now have to be careful that the situation does not go into “committee mode” as various factions (who were silent before) try to influence the ongoing process. As we go to press the ING team are putting together a revised plan that hopefully will address the previous deficiencies with special attention to the “marine aspect” of the development and how it maintains being part of a Harbour. There are ongoing discussions which should lead to a “main client” being in place for the development which in turn will increase the chance of some real planning gain for the Quay area and help to provide added value for both locals and visitors. There is much talk of joining the Quay with the Foundry area (possibly with a bridge) to promote “linked visits”, but the integration of this will be challenging with no guarantees of the outcome to our well-established local shops.

In fact it is the effect on our existing business’s that concerns many people with some saying the increased footfall to the area will help, whilst others see the demise of the small shops a certainty (the jury is still out at present)

In fact one wonders what is the best compromise situation and no doubt there will be some discussion on this before the July planning meeting.

Pratts market (Now fully open again and looking smart) is very much a Foundry icon “plus the original home of the Pump” and one hopes that any new development will increase the footfall in the area. There is considerable doubt that a suitable revised scheme can be completed before the July deadline of the SPC meeting in Truro and in fact as we go to press all the applications still have issues that may require more time for them to be resolved.

Scoria

EIA - Hayle Harbour Development

EIA - Hayle Harbour Development

(Please note: "The Environment Practice" is the previous trading name of The Environmental Academy)

England’s largest site of a rare, protected plant was recently
discovered by a north eastern environmental consultancy causing one of
the world’s largest property developers to change its plans.  ING Real
Estate Developments (RED) UK Ltd, part of the multi-billion pound Dutch
financial institution, ING Group, has engaged Newcastle-based The
Environment Practice to act as consultants on its massive £100 million
plus regeneration of Hayle Harbour in Cornwall.

The
tiny petalwort moss, one of a select group of protected plant species,
was found growing in profusion on one of the harbour quaysides.  “It's
easy to miss as it’s so delicate, and in summer it disappears
altogether” says Ruth Chambers, senior ecologist at The Environment
Practice.  “But it was an important discovery.  Damaging the plant is a
criminal offence under the Wildlife and Countryside Act.  We've had to
advise the developers how to alter their plans.”

The Environment Practice won the contract last summer primarily because
of its expertise in environmental impact assessments.  These reports are
often a legal requirement of planning applications for large-scale
development schemes.  Hayle Harbour, near St Ives on the spectacular
north Cornwall coast, is in a particularly sensitive area, surrounded by
an RSPB Nature Reserve  -  home to thousands of overwintering wildfowl
and waders  -  and a Site of Special Scientific Interest.

ING plans to regenerate the historical harbour, once an important
international heavy engineering centre, into a 'Shipyard Village' with
quayside housing, shops, luxury hotel, private moorings and leisure
facilities as well as a business centre and industrial workshops.  It
will also include an improved harbour for the small but lucrative local
shellfish industry.  “Our role is to ensure the development won't
disturb the ecology of the estuary and surrounding area” explains Ruth. 
“We identify the main constraints and then advise the developers how
best to work around them, in consultation with bodies like English
Nature and the Environment Agency.  For example, if a retail park is
near an important bird site, we might recommend providing a buffer zone
and screening.”

The Environment Practice carried out detailed research including
aquatic, bird, invertebrate and vegetation surveys (the latter
uncovering the site of 200,000 petalwort moss plants), as well as public
consultations and liaison with conservation agencies.  The results,
together with the Practice’s expert advice, will form part of the
critical environmental impact assessment report that ING is due to
present to the local planning authority in the autumn.

“It has been a complex and challenging project to handle”, says Rita
Callender, Partner at the Practice, “but exciting”.  We have a lot of
experience in environmental impact assessments, working as a
multi-disciplinary team and negotiating between conservation agencies,
statutory bodies and developers.”  Other major projects the company has
worked on include a habitat creation scheme for the Cardiff Bay barrage,
colliery reclamation sites, and leisure development at Scarborough’s
North Bay.

Vox pops: Your views on the plan | Report The Cornishman Thu 27 Aug 2009

As reported in The Cornishman/West Briton

Vox pops: Your views on the plan

Thursday, August 27, 2009, 09:50

By pgoodwin

IT'S going to bring a lot of people into the Foundry end of town but they need to integrate it into local retailers so that you can shop all around Penpol Terrace. It is about time something was done and in the current economic climate we may have to compromise for the good of the town.. The town is split in two at the moment and we need to forge an identity. Personally, I think the northern tip of South Quay should be used as a local hub with events, activities and a green space. We should demand that ING give us something for the good of the community in return for us agreeing to this. TOBY HUME-ROTHERY, owner of Salt Café, Hayle

The main worry is that they admit that the pretty artist's drawings are not guaranteed to be the way it will look and are only their impressions. The supermarket that comes in will design their own building. South Quay needs to be tidied up and development is long awaited but I am worried about traffic at Foundry Square – the roundabout is going to be very congested. Another supermarket is not necessarily the best use of South Quay – small retail and cafes would be better. The original application showed a mixture of different types of outlets but this is not what was promised. SHEELAGH DUNN, Canonstown

It looks good as long as they stick to the plans. They must consider the visual impact from Penpol Terrace because we don't want to be looking at a concrete wall. More people will come into the town but it needs to be more social and cosmopolitan with trees and walkways. To radically change the plans from North Quay to solely concentrate on South Quay tells me that somebody has come in and offered big money. Whoever it is so long as it is visually pleasing then that's all right with us.

MERVYN SULLIVAN, Penpol Terrace

I think it would be dangerous having it so close to the water and I don't know how they are going to stop cars going over the edge. Also you have got to think about the view from the houses in Penpol Terrace. They used to be able to see right out into the estuary and that is going to be lost. ING just want to grab as much money as they can and get out. They are rubbing people up the wrong way when they should be looking after us. We are the ones who make the decision.

NEIL HARVEY, Angarrack

I rent a property in the town and drive through quite a lot and I have mixed feelings about the plans. A supermarket would be very handy but it is not going to provide the same variety we were originally promised with the previous scheme. If a supermarket had originally been included in the plans they would not have got permission – this is doing it via the back door route. It could make traffic congestion worse because holidaymakers will drive through the town.

ROBERT JONES, Carbis Bay

We need something in the town, it looks very smart and it will create jobs. We must remember that if we are going to build all these houses the people living in them have all got to eat. Some of the walkways are really nice and if they stick to the plans they are showing here it could be a real boost to the town.

MARY COAD, Hayle

It is like a bomb site at the moment and we desperately need something in Hayle. I am all for it but I don't agree with it being so big. You don't want it to go too high and something single storey would be better. If you look at Asda stores they're are all in keeping with their surroundings and nice and low.

WENDY WEBSTER, Angarrack

The place needs a decent size store from a reputable company either here or out of town. People are selfish and only think of themselves but the town is quite long and we have got to think about everybody. South Quay would be more accessible to the general public because a lot of people don't drive. It is inevitable that lots of houses are going to be built and those people need food to be provided. You will never get a perfect solution.

MARK HYNARD, Hayle

We are only talking about a supermarket here and we need one so on the whole I approve of the plans. The Coop needs competition. I think people coming to the town might park there and shop so the traffic congestion might not be as bad as some people say.

LYN POLLOCK, Hayle

080101 Hayle Harbour :: Regeneration News Masterplan

From

Hayle Harbour : : Regeneration News Masterplan

The Masterplan for Hayle Harbour

The history of Hayle during the great years of 1750-1850 was defined by huge strides fuelled by ambition and driven by a sense of achievement. Recent Hayle history will not be viewed so kindly. Ten years short of its bicentennial Harvey's ceased to exist in 1969* and the harbour was inauspiciously divided into 10 lots in 1983 and sold at auction.

In the preceding 25 years plans were put forward, debated and fell by the wayside as parties failed to agree. The only outcome was that the harbour lost more of its unique heritage to the scrap companies and the very special assets which were still in place such as the Harbour walls and quayside crumbled even further.

Local people who had watched the parties concerned fall out, began to view the regeneration of the Harbour as an impossibility given the constant arguments. The Redevelopment of the Harbour had now become so complex that only the generation who remembered Harveys was interested – those of an age to be not be affected looked to other Cornish Towns which were regenerating for jobs and income.

ING acquired the harbour in 2004 and despite the worst global economic collapse in one hundred years have maintained their commitment to the project.

The outline ING Masterplan was finally approved at Committee in 2009 and is now the catalyst for the investment of £30 million of new investment in Hayle, which will create new jobs and economic growth. Independent economic research has indicated that the masterplan will deliver over 500 jobs.

In June 2010 ING committed to a legally binding agreement to pay for a large number of high cost items that have been put forward by the Environment Agency, Natural England, The Highways Agency and a number of other statutory bodies to bring significant improvement to Hayle and its surrounding areas.

The Financial commitments includes over £12 million of benefits payable by ING that relate to North Quay, South Quay and the Harbour

The new Marine Renewables Business Park

Better infrastructure and a new road is crucial to the new Marine Renewables Business Park, which will be home to the new Wave Hub. Wave Hub is leading edge technology that will put Hayle and North Quay at the forefront of global marine renewables.

The interest Wave Hub has already created leads to all concerned to be very optimistic that further renewable technology businesses will want to cluster around Wave Hub sooner rather than later.

The Master plan and North Quay Phase 2

The new North Quay improvements will make getting to the beach easy whether you have a pushchair or need a helping hand.

The route will be home to waterfront cafes and restaurants lining the waters edge with stunning views. It will be a place to stop and enjoy a drink or have a meal or just watch the sunset. North Quay will be a working waterfront with boats and moorings making a lively backdrop.

North Quay will be home to a Fisherman's Quay to enhance the facilities available for local fishermen.

A unique waterside location next to Fisherman's Quay to provide for associated businesses specialising in local seafood and produce, with the potential for a shop and a seaside restaurant/specialist wet fish shop.

The opportunity to attract a Sailing Club and training school adjacent to the Fisherman’s Quay will be particularly beneficial to the harbour.

A variety of residential houses with south/south east facing gardens and waterside views. The cliff will form a feature along the back of North Quay with access between the hilltop and waterfront through a series of public spaces.

Phase 3

The third phase of Development will see the creation of simple white coastal villas above the cliff top area will sit within the Towans with views over the estuary and harbour.

A disabled friendly path providing easy access winding its way up through a small coastal park linking the Hilltop and North Quay.

A beach car park with easy access situated in the restored dune area where previous haphazard parking area has damaged the landscape.

Phase 4: East Quay

The site of the former Gas Works and many arguments between Harveys and The Cornish Copper Company East Quay has excellent views of the Harbour and Hayle Estuary

The original masterplan indicated that East Quay will be earmarked for a landmark building which is very much still the case.

Phase 5: Riviere Fields

Residential dwellings on Riviere Fields will overlook Copperhouse Pool, the original Copperhouse Dock and canal which was created by The Cornish Copper Company. Arranged around a new central green, it will take advantage of stunning views to provide a high quality development, with links to footpaths around Copperhouse Pool including Black Rock Bridge and Memorial Walk.

It will contrast with the Hilltop development on the Towans, having a more urban feel similar to some of the more attractive and established residential areas on other slopes around Hayle. It will benefit from strong pedestrian and cycle linkages to Phillack, Copperhouse, North Quay and the beaches.

* Harveys was in effect United Builders Merchants when it claimed to be 200 yrs old in 1979.

100122 | South Quay, Hayle Harbour | Design review | CABE

From CABE 22 January 2010

South Quay, Hayle Harbour

Cornwall

Proposal for a supermarket with parking on South Quay and a new square with two small retail units. Designed by Mountford Pigott.

22 January 2010

Planning reference: 09-1334-ORM

Tagged with: Retail | Design review | Design review panel | South West

Summary

We strongly object to this planning application. We would support retail proposals within the town of Hayle rather than on its edge, and have no objection to the principle of retail activity on this specific site. However, this proposal is designed with an out-of-town retail park approach which is not appropriate to a town centre location or the unique historic and coastal character of this site. Notwithstanding this concern we do not think that a planning application for a single building in this location should be considered in outline. Because our concerns about the scheme are fundamental we have not commented on the principles of appearance and landscaping; this should not be read as an endorsement of the illustrative design.

Relationship to the Hayle Harbour masterplan

South Quay may indeed be the most appropriate part of Hayle Harbour for the first phase of regeneration because of its proximity to the existing town centre. However, this proposal is a fundamental departure from the approved Hayle Harbour masterplan prepared by the same developer. Although we had significant reservations about the form of the proposals for South Quay that were part of that masterplan, this new application goes against all the sound aspirations expressed within that application for an intimate scale, mixed-use development that is well connected to the town centre.

Site layout

The out-of-town retail approach for South Quay has the following negative implications. The single use generates three inactive edges to the store. The large retail shed has a scale and grain that does not integrate with other development in the centre of Hayle or Hayle Harbour, either existing or proposed by the approved masterplan. There is a lack of synergy between the developments on either side of the viaduct; this will not feel like an extension of the town centre. The proposal does not generate a meaningful connection to the existing town or acknowledge likely pedestrian desire lines. The link to the town centre via Foundry Square remains tortuous and the need to improve the important route to the railway station has not been acknowledged. The Quay is separated from the town centre by the intervention of the large surface car park which we do not believe can ever function as a new public open space. The separation is compounded by the omission of all of the connecting bridges proposed in the master plan.

Any development on South Quay needs acknowledge its special qualities: the varied waterfront conditions, the viaduct and the history of the town of Hayle and its designation as a World Heritage Site. A special bespoke solution that draws on these qualities and responds to the specific character of its location is necessary. This site presents many exiting opportunities for regeneration that the application does not begin to address.

Conclusion

Overall, this is a very challenging site on which to design a supermarket of this scale. An out-of-town style store is not appropriate. A fundamentally different, site specific, urban approach will be needed to resolve these challenges convincingly and we urge the local authority to refuse this application.

100820 ING South Quay

ING have plans to build a supermarket for an unnamed company (many
rumours that it is Tesco)on South Quay at Hayle and have produced plans
which remove the previously promised bridges, mixed use development
etc.

Current status unclear.

100916 ING South Quay - Foodstore, Cinema, Engine, Restaurant

From hayle harbour:: regeneration news

White Hart Hotel plays role in harbour again

As part of ING’s plans for Hayle Harbour Regeneration the Development team will be holding three days of Consultation at the White Hart Hotel in Hayle on September 16/17/18 10.30-5.00pm (3.00pm Saturday)

Members of the development team will be available to discuss proposed plans currently being prepared for South Quay which include a state of the art cinema, foodstore,housing and restaurant.

The Regeneration team will also be able to discuss how the historic harbour walls will be restored, the car parking, the footbridge to Penpol Terrace as well as answer questions on wider Hayle Harbour matters.

<< Return to Main News page | Next Story >>

100923 | Harbour plans attract around 500 residents | thisiscornwall.co.uk

Harbour plans attract around 500 residents

By katri iivonen-gray

A FEEDBACK box from the Hayle Harbour regeneration consultation was rushed to the local police station for safekeeping to ensure impartiality, harbour owners ING said.

The Dutch real estate giant held a three-day public exhibition at the White Hart Hotel last week where they presented their revised vision for land at South Quay.

Over Thursday, Friday and Saturday around 500 residents came to inspect the company's new mixed-use development scheme which they say could turn the dilapidated site into an "upbeat social destination".

The company gained an outline planning consent for nearly 300 homes last year but since then, mainly due to escalating costs, the South Quay phase of the £220 million project has been brought forward with revised plans.

The number of homes has been reduced to fewer than 100 and they are also proposing to build a supermarket, cinema, restaurant and café on the site.

ING spokesman Gary Cartmell said the verbal feedback from residents was "overwhelmingly" in favour of the plans put on the table.

"People made many helpful comments about the cinema, restaurant and a café and how the harbour could be regenerated – all of which we will be using," he said.

"I think the turnout was exceptional given the amount of consultation and it reiterates how people want to see change."

The feedback forms from the consultation were sealed and taken to Hayle Police Station where they will be collected by a representative from Cornwall Council.

This, ING says, ensures total impartiality.

Mr Cartmell added: "The last person who attended the exhibition sealed the box and that was taken to the police station.

"We do not know what people said and whether they are in favour, not in favour or not decided.

"We want an independent person to open it to make the process totally independent."

The results of the exhibition are expected to be announced in the next two weeks.

ING says work on the site could start as early as autumn 2011.

101014 | Second offer is made to owners

From The Cornishman Thursday, 14 October 2010

Second offer is made to owners

Thursday, October 14, 2010

HAYLE harbour owners have been made a second multimillion-pound offer to drop their plans for a food store on South Quay. The proposal comes from...

From http://www.thisicornwall.co.uk:

Second offer is made to owners

HAYLE harbour owners have been made a second multimillion-pound offer to drop their plans for a food store on South Quay.

The proposal comes from Welsh developers Actoris Ltd, which has put forward a scheme to develop a food store on the existing Jewsons' site next to Carnsew Pool. It has written to harbour owners ING to ask it to abandon its plans.

The move comes just a week after a Newquay-based Walker Developments, which acts for both Asda and Hayle Rugby Club, made a formal written offer of £5 million for 35 per cent of the site earmarked by ING for food store.

Actoris has offered ING £500,000 towards the £7 million cost of regenerating South Quay if the company is successful in its own bid for a food store. It would also pick up the bill for a footbridge which would link South Quay with Penpol Terrace.

Infrastructure

But the Dutch real estate firm has described the offer towards infrastructure monies as a "drop in the ocean".

A spokesman for the group said: "Clearly the second offer in a week demonstrates just how keen Walker and Actoris are to lock out ING and take the significant sums being offered by the food stores. ING reiterated to Actoris in a letter sent to the company that monies received by the food operator will be invested back into the scheme and assist in covering the harbour infrastructure costs.

"We would like to remind Actoris that ING has a long-term commitment to Hayle and we feel both offers are a property version of a 'hit and run'.

ING has asked both developers to leave its food store proposal to national and local planning policy.

But Geraint John, a director of Savill, which is a development agent working for Actoris, said its offer would provide the best of both worlds. "Hayle would get a supermarket on an acceptable site and we would fund some of the works to South Quay which ING says are too costly and they can develop the rest of the residential site. Everybody gets something."

101118 | Harbour owners reduce number of homes for quay thisiscornwall.co.uk

From The Cornishman Thursday, 18 November 2010

Harbour owners reduce number of homes for quay

HAYLE harbour owners have confirmed they will be submitting their long-awaited plans for a multi-million pound mixed development scheme on South Quay on December 2.

Dutch real estate giant ING, which is one of the four developers eyeing up a site for a food store in the town, has been revising its plans since its three-day public consultation held in September.

They say that in response to feedback and to create more open space the number of homes has been reduced further.

Spokesman Gary Cartmell believes the newly tweaked scheme, which will see the number of homes reduced from 97 to 64, addresses all the concerns raised by residents.

"One of the key messages that came out from consultation was to reduce the density and create more open space on the tip at South Quay," he explained.

"The proposed food store is the financial driver here which would allow us to regenerate the area in the way people want us to regenerate it."

The scheme still comprises a mixture of flats and town houses, a supermarket, restaurant, café and a cinema.

The reduction of residential units has been taken from the tip of the quay to create more open space and enhance sea views.

The original scheme entailed a dense housing development of 270 flats with some retail space on the ground floor.

The feedback box from the three-day harbour regeneration consultation will be opened next week. It has been kept at Hayle Police Station for safekeeping to ensure impartiality, ING said.

Meanwhile Hayle Residents Association has solicited local opinion on the four supermarket proposals from ING, Morrisons, Asda and Sainsbury's.

They say they have received 767 responses and according to this, the proposal for the Jewson site is the preferred option.

This was closely followed by Asda at the Memorial Park rugby ground with 37 per cent, Sainsbury's at Marsh Lane with 16 per cent and ING's South Quay with four per cent.

ING earlier phase | South Quay 2008, 2009, 2010

As ING have drastically altered their plans - again - decided to separate the previous Phases from the current one.

110209 | Deferred five months | Morrisons | W1/10-0413-P Draft Minutes | Cornwall Council

Extract from Agenda and Draft Minutes Strategic Planning Committee Wednesday, 9th February, 2011 9.30 am

W1/10-0413-P Actoris Ltd: Jewson Site, Carnsew Road, Hayle

• Meeting of Strategic Planning Committee, Wednesday, 9th February, 2011 9.30 am, MOVED (Item SP/131)
• View the declarations of interest for item SP/131
• Add comment about item SP/131

Demolition of existing building and construction of retail foodstore, formation of car parking, pedestrian links and vehicular access from Carnsew Road to service the car park, service yard area, and works to and within the listed building

 

CASE OFFICER: Jeremy Content on 01736 336785 or email jeremy.content@cornwall.gov.uk

Please follow the link below for the background papers to this report which included the GVA Retail Advice:

Background Papers

Minutes:

The Assistant Head of Planning and Regeneration (Central) outlined the application and the addenda which had previously been circulated to Members and were tabled at the meeting. The addenda referred to 218 representations that had been received; details of the Section 106 Obligation; additional information from the agent regarding the proposed access; and the response from the Highways Agency. He recommended that the application be refused for the reasons set out in the report.

 

In response to questions on the officer’s presentation, Members were advised the following:

 

(i) There was not a great deal of difference in the distances from the town centre between the ING and Morrison’s applications, however, the issue was one of connectivity.

(ii) The implications on traffic of the application had to take into account the existing permission for a development on South Quay and it was considered that the road could not cope with a supermarket at Jewson’s in addition to a development on South Quay.

(iii) The Jewson’s site currently contained very modern unsightly buildings and the proposal for a quality design building would be considered an improvement to what was already in existence.

(iv) The site already had an economic use for employment and facilities that benefitted the town, and although there was some benefit in redeveloping the Jewson’s site, the potential impact on the development of South Quay was an important consideration, as it would raise questions as to how attractive South Quay may be to other developers and would leave South Quay without the option for a supermarket and therefore at the mercy of the market.

Councillor Jayne Ninnes, Hayle Town Council, attended the meeting, was permitted to speak, and spoke against the application. She answered a question from a Member for clarification.

 

Geraint John, agent for the applicant, attended the meeting, was permitted to speak, and spoke in support of the application. He answered a number of questions from Members for clarification.

 

Bob Mims, supporter, attended the meeting, was permitted to speak, and spoke in support of the application.

 

Councillor John Coombe, Local Member, attended the meeting, was permitted to speak, and made the following comments:

 

(i) The site would fit well into its surroundings.

(ii) The concerns regarding a pedestrian link to the town centre were weak and it would not be viable for the applicant to deliver an alternative access.

(iii) The applicant had not shown that the proposed traffic flow would work in practice.

(iv) The applicant would not be in a position to repair the harbour walls.

Councillor John Pollard, Local Member, attended the meeting, was permitted to speak, and made the following comments:

 

(i) He supported refusal of the application and, although an advantage of the building was that it was industrial and would fit well into the site, it could not be fully integrated into Foundry Square, as there was a psychological barrier that people would not cross.

(ii) Negotiations with ING regarding the provision of pedestrian access to the site had failed.

 

A full and detailed debate ensued, the main points of which were noted as follows:

 

(i) It was suggested that the application should be deferred to allow time for the preferred option to be considered as there were concerns that ING may not be able to overcome the issues raised earlier in the meeting. It was further suggested that the application should be refused on the grounds of the highways concerns. Members were advised that if the application was deferred, the highways issues would need to be resolved, but if it was felt that this could not be overcome, then the application should be refused.

(ii) It was commented that the proposal was the smallest of all the applications, whilst still meeting the needs of the community, and would have the smallest impact on the existing retail trade.

(iii) It was suggested that the pedestrian access could also be addressed if the application was deferred, and Members were advised that the option of a Compulsory Purchase Order to provide a pedestrian access would not be considered unless a significant community benefit could be demonstrated. Any proposals to improve the highways or pedestrian access which came forward would need to safety audited and it was doubtful whether this would be achievable.

(iv) It was questioned whether the South Quay site was viable as a supermarket location and whether the existing permission would ever be carried out and therefore whether a reason for refusal on the grounds of an alternative preferable site was valid.

Arising from consideration of the report and the debate, it was moved by Councillor Wallis, seconded by Councillor Biggs, and on a vote of 12-5, it was

 

RESOLVED that consideration of Application No. W1/10-0413-P be deferred for a period of no longer than five months in order to address concerns over traffic impact, access and pedestrian links to the Foundry centre.

 

[During consideration of the above item, Councillor Pearce gave apologies for an early departure and left the meeting. He was therefore not present for the vote or the debate.]

 

Following the above item, the meeting was adjourned at 3.15 p.m. for a short comfort break.

 

Supporting documents:

• W1/10-0413-P Actoris Ltd: Jewson Site, Carnsew Road, Hayle, item SP/131 PDF 601 KB

110601 | Statement by Actoris Ltd / Morrisons Supermarkets PLC, to the 2nd June Strategic Planning C | Cornwall Council

Statement by Actoris Ltd / Morrisons Supermarkets PLC, to the 2nd June Strategic Planning Committee meeting

W1/10-0413 Actoris Ltd (Morrisons) : Jewson’s Site, Carnsew Rd. Hayle
PA10/08142 ING RED UK (Hayle Harbour) Ltd (South Quay), Hayle
1st June 2011
Page 1 of 2
Statement by Actoris Ltd / Morrisons Supermarkets PLC, to the 2nd June Strategic Planning Committee meeting

(NB : To be read in conjunction / with our letters of 26th April and 31st May 2011)

 

The Strategic Planning Committee of 9 February resolved that consideration of each of the remaining foodstore applications “be deferred for a period of no more than five months pending further negotiations and information”.

 

Notwithstanding this clear and unequivocal resolution, the recommendation on each application/report requests Members agree to an extension of some 3 months to allow for further progress to be made on each application.

 

This recommendation is, in our view and in light of the above, unwarranted and unreasonable.

 

Moreover, it is not certain that the suggested re-reporting / determination date (22nd September) will, in practice, be achieved and allow for decisions to be made at that stage.

 

We accordingly urge members to refuse to accept officer’s recommendation for a further extension of time for the reasons set out below, and request that our application is re-reported to SPC at the earliest opportunity (now the 30th June SPC meeting).
Were this not agreed, and given the perpetual redefinition of timescales and determination dates, an appeal against non-determination is the only course of action open to Actoris / Morrisons to achieve certainty.

 

Jewson’s Site

The report on our application paints a picture that implies that we have lots more to do to address outstanding matters when, in actual fact, the outstanding matters on our scheme (which is of course inherently acceptable in conservation heritage terms) are either agreed, will be agreed before 30th June, or are matters that Members can and should be willing to leave to Officers to conclude under delegation. The matters are sufficiently advanced in discussion with Officers that Members ought to feel they have enough information on which to base an informed and robust decision.

 

ING South Quay Site

It is questioned and contested as to how Officers of the Authority have reasonably arrived at their recommendation in respect to this application (i.e. to consider it reasonable and apt to provide an extension of time for this scheme to be reworked, re-presented and reconsidered) – not least as the report records a number of statements which are either inconsistent, misrepresentative and/or pre-determine the position.

The need for the applicant to obtain internal consent and a commitment to radically reappraise the proposals is not a material consideration, nor are whether there has been an important shift in approach by the developer in engaging with key stakeholders and the community representatives, nor whether they are committed to finding a workable solution. It is the outcome, not the approach, that is key and relevant.

The position remains that, as Officers put it “a significant amount of work will need to be done within a tight timescale”. From our dialogue with Officers, and from the report, it is clear that not a single revised plan has been tabled to CC to date, nor have such plans been subject to assessment and consultation.

Conclusions

The ING retail led proposals for South Quay have been afforded more than sufficient time and opportunity to devise an acceptable and agreeable proposal. The prospects of this ever being achieved are extremely doubtful in light of the views expressed by multiple parties. Given the commentary by Officers in the ING committee report regarding the scale and nature of the changes to ING's proposals/scheme, it is highly likely that the changes needed to ING's application effectively render it a resubmission and for which, not least, a new ES may be necessary. English Heritage in their letter of representation on the eve of the Strategic Planning Committee meeting of 9th February as ”we do not believe it possible to address the fundamental changes necessary within the form of the current applications …”. English Heritage and ICOMOS have objected for reasons relating to

W1/10-0413 Actoris Ltd (Morrisons) : Jewson’s Site, Carnsew Rd. Hayle
PA10/08142 ING RED UK (Hayle Harbour) Ltd (South Quay), Hayle
1st June 2011
Page 2 of 2

scale and setting and therefore no matter how much the external design or materials used are altered, their fundamental and conclusive objections to ING’s proposal for a supermarket in this location will in all probability likely remain.

When contrasted with the progression and current position of our application - which was lodged in April of last year, is an endorsed proposal in conservation heritage terms, and is on the verge of achieving a satisfactory outcome in respect to the issues it was deferred on at the February 9th SPC meeting (highways and transportation), the scheme is now in an acceptable form to be positively determined.

110725 | Statement by Actoris Ltd / Morrisons Supermarkets PLC, to the 2nd June Strategic Planning C | Cornwall Council

Statement by Actoris Ltd / Morrisons Supermarkets PLC, to the 2nd June Strategic Planning Committee meeting

Geraint John Planning Limited. Chartered Town Planning & Development Consultants
Co. Registration No. : 07452826. Registered in England & Wales
Registered office: 145-157 St John St, London EC1V 4PW
Geraint John
E: geraint@gjplanning.co.uk
T : 02920 660244 M : 07531 324325

Sophia House
28 Cathedral Road
Cardiff CF11 9LJ

25th July 2011

Jeremy Content
Planning Officer
Planning & Regeneration Service
Cornwall Council
Dolcoath Avenue
Camborne
Cornwall
TR14 8SX

Dear Jeremy

Planning application Ref: W1/10-0413
Actoris Ltd (Morrisons), Jewson’s Site, Carnsew Rd. Hayle

Submission of Further Information

Regulation 19 of the Town and Country Planning (Environmental Impact Assessment) (England and Wales) Regulations 1999)

Please find the following documentation enclosed, submitted as requested by your Authority in response to the issues raised as part of the statutory consultation exercise for the above planning application (reference WI/10-0413):

1. Revised Plans / Drawings – prepared by CWA, which comprise those plans and drawings which are to be determined by the LPA (in substitution of all drawings currently before the LPA):
 SP241-P01 Rev A Location Plan
 SP241-P02 Rev A Demolitions Plans
 SP241-P03 Existing Site Plan
 SP241-P04 Existing Survey and Mapped Historical Data
 SP241-P05 Existing Roof Plan
 SP241-P07 Rev F Proposed Site Plan
 SP241-P08 Rev D Proposed Rood Plan
 SP241-P10 Rev A Proposed Ground Floor Plan
 SP241-P11 Rev A Proposed First Floor Plan
 SP241-P20 Rev C Proposed Elevations (Sheet 1)
 SP241-P21 Rev B Proposed Elevations (Sheet 2)
 SP241-P30 Rev C Proposed Site Sections AA, BB and CC
 SP241-P31 Rev A Proposed Site Section DD
 SP241-P32 Section BB Extract
 SP241-P35 Trolley Store Detail
 SP241-P36 Proposed Section EE
 SP241-P40 Existing Plan
 SP241-P40A Existing Plan
 SP241-P41 Existing Roof Plan
 SP241-P42 Existing Elevations
 SP241-P43 Existing Section through Bay C
 SP241-P43 Existing Section through Bay G
 SP241-P43 Existing Section through Bay K
 SP241-P50 Proposed Plan
 SP241-P51 Proposed Rood Plan
 SP241-P52 Proposed Elevations
 SP241-P53 Proposed Section (Typical)
 SP241-P54 Air Vent Detail
 SP241-P55 Hit and Miss Infill Cladding Detail
 SP241-P100 Photo Sheet 1
 SP241-P101 Photo Sheet 2
 SP241-P102 Photo Sheet 3
 SP241-P103 Photo Sheet 4
 SP241-P104 Photo Sheet 5
 SP241-P200 Rev C Colour Elevations – Sheet 1
 SP241-P201 Rev B Colour Elevations – Sheet 2
 SP241-P300 Rev A CGI Elevation View to Store Entrance
 SP241-P301 Rev A CGI Perspective View 1
 SP241-P302 Rev A CGI Perspective View 2
 SP241-P303 Rev A CGI Perspective View 3
 SP241-P304 Rev A CGI Perspective View 4
 SP241-P305 Rev A CGI Perspective View 5
 SP241-LS1 Diagram Illustrating Juxtaposition of 2 sites
 SP241-LS2 Diagram Illustrating Interface (Local)

To summarise, the final revisions to the planning application which are set out within the plans listed above are as follows:

Layout and Access Changes

 The site entrance has been changed to a signal controlled traffic light system in lieu of the original roundabout (as a result of further consultation with Cornwall Council’s Highway Department) with ancillary changes including localised level changes.
 Associated changes have been brought about to the internal car parking layout, as a result of the junction amendment.
 A bus stop has been included within the site as part of the proposals, to enhance ease and convenience of access to the store via public transport.

Landscaping Changes

 The landscaping scheme has been amended in response to representations made by the Council’s statutory consultee ICOMOS that the landscaping should primarily comprise hard surface in line with the former use of the site. Changes to the landscaping scheme and associated planting schedule have been incorporated accordingly. The landscaping scheme has also been amended to reflect the car park layout changes, brought about by the changes to the junction.
 Measures comprising footway improvements to enhance pedestrian connectivity between the site and Foundry Square along and within the Carnsew Road highway frontage have been incorporated into the scheme to ensure enhanced connectivity and ‘linked-trips’ between the store and town centre.

Store Entrance

 The store entrance has been moved northwards along the eastern elevation, for operational purposes.

Delivery Yard Enclosure

 The delivery yard enclosure along the southern boundary of the site (adjacent to the existing footpath and residential development beyond) has been modified to incorporate a lighter treatment to the top section of the enclosure.

2. 2nd Environmental Statement Addendum – submitted under Regulation 19 of the Town and Country Planning (Environmental Impact Assessment) (England and Wales) Regulations 1999), prepared jointly by Geraint John Planning Ltd, Corscadden Associates; Terra Firma; Shear Design; Wheetwood Environmental Engineers; TTHC; and David Tudor Ecologists, which includes the following Reports as Appendices:
 Supplementary Transport Report

3. Revised Design and Access Statement – prepared by CWA.

4. Highways Information – prepared by TTHC including the following (in addition to the Supplementary Transport Report appended to the 2nd Environmental Statement Addendum):
 Pedestrian Connectivity Plans

As requested, three hard-copies of each of the above documents are enclosed.

Additionally, a full copy of the submission is enclosed electronically (by CD).

If you should have any queries, please do not hesitate to contact me.

Yours sincerely

Geraint John
Director
Geraint John Planning Ltd

Enc. As above

cc. Client and consultant team

110209 | Morrisons | W1/10-0413-P Conclusions and Recommendations | Agenda Reports Pack (Public) 09/02/2011

Extract from Agenda Reports Pack (Public) 09/02/2011, 09:30 (Planning Officers Report to Strategic Planning Meeting of Cornwall Council Wednesday 9th February 2011)

STRATEGIC PLANNING COMMITTEE 9 FEBRUARY 2011
Application number: W1/10-0413-P
Site address: Jewson Site, Carnsew Road, Hayle
Proposal: Demolition of existing building and construction of retail
foodstore, formation of car parking, pedestrian links and
vehicular access from Carnsew Road to service the car park,
service yard area, and works to and within the listed building
Parish: Hayle
Applicant: Actoris Ltd
Target date for
decision:
22 July 2010
Reason for application
being called to
Committee:
Major application. Whilst scale of site area does not exceed
commercial development thresholds of 10,000 square
metres or 2 hectares, the application is one of four
concurrent supermarket applications, the three other
applications do exceed the thresholds.
Departure: No
Electoral Division Hayle North
Electoral Divisional
Member
Councillor John Pollard
Recommendation Refusal

13. Conclusion
13.1 Whilst it is acknowledged that the proposed development has resolved the not
inconsequential heritage constraints presented by the site, it is considered that
there are over whelming policy implications that have not been resolved. These
include the sequential assessment whereby it is considered that the South Quay
site represents a site which is favourable due to its proximity to the town centre
and ability to make safe and successful links between South Quay and the
established town centre. Furthermore concerns are expressed as to the potential
for the proposed development to harm the regeneration of South Quay.

13.2 The traffic implications of the proposed development are potentially significant
when assessed together with the traffic which could be generated by the extant
planning permission for South Quay. In this respect it is considered that the
development would present significant impacts in terms of potential congestion
and highway safety.
Page 60

 

Page 65
14. Recommendation:

Refusal for the following reasons:
1. The proposal is in an edge of centre site as defined by Planning Policy
Statement 4 – Planning for Sustainable Economic Growth (PPS4). There is an
adjacent sequentially preferable site in an edge of centre location at South
Quay which has not been demonstrated to be other than viable, suitable and
available for development of a supermarket. The proposal thus fails to comply
with the requirements of the sequential approach set out in PPS4 policy EC15
and should be refused in accordance with policy EC17.1 (a) of PPS4. The
proposal also is contrary to Regional Planning Guidance South West policy
EC6 which requires a sequential approach to location of retail development,
Cornwall Structure Plan policy 11 which prioritises regeneration of urban
areas and town centres and Cornwall Structure Plan policy 14 which gives
priority to the improvement and enhancement of town centres and requires
retail development to be in or adjoining town centres where they can help
sustain the centre’s viability and vitality, contribute to the town centre
environment in an accessible location. The proposal is contrary to Penwith
Local Plan policy TV16 which requires major retail development in town
centres or edge of centre sites where no town centre sites exist.

2. The proposal has not demonstrated that the increased level of traffic
movements generated by the proposed supermarket will have no significant
harmful impact on the safe and convenient use of the local road network. Nor
has the proposal demonstrated that it will be possible to provide a safe and
efficient access from the B3301 to the main visitor car park of the proposed
supermarket. The proposal has failed to demonstrate that it will be possible
to provide a safe, attractive and convenient pedestrian and or cycle route
from the proposed supermarket to the Foundry town centre. The proposal is
therefore contrary to Planning Policy Statement 1 – Delivering Sustainable
Development where the policy statement relates to design at Paragraph 35
and in particular to the provision of connections between people and places
by considering the needs of people to access jobs and services. The proposal
also conflicts with Planning Policy Guidance Note 13 – Transport objective to
promote accessibility to jobs, shopping, leisure facilities and services by
public transport, walking and cycling as well conflicting with Regional
Planning Guidance - South West policies VIS2 in terms of provision and
enhancement of networks for walking and TRAN10 in terms of developing
safe, attractive and convenient cycle and pedestrian routes. The proposal also
conflicts with Cornwall Structure Plan policies 27, 28 and Penwith Local Plan
policies GD2(v) where these relate to the provision of pedestrian and cycle
routes and contribute towards a safe and effective highway network.

3 The proposal does not accord with the aim of Planning Policy Statement 1 –
Delivering Sustainable Development set out at Paragraph 27 (viii) to bring
vacant and underused previously developed land back into use. The proposal
has the effect of harming the potential delivery of committed development on
South Quay which would regenerate a significant part of the harbour to the
benefit of the town in terms of heritage and urban regeneration. Therefore
the proposal conflicts with Planning Policy Statement 4 – Planning for
Sustainable Economic Growth policy EC16(c) due to the harmful impact on
delivery of an allocated site and should be refused planning permission as set
out in Policy EC17(b).
Page 61

101123 | CABE Review: Hayle Harbour, Jewsons Site, Cornwall | Online | Property Week

Tuesday, November 23, 2010

CABE Review: Hayle Harbour, Jewsons Site, Cornwall

23 November 2010 | Updated: 9 December 2010 2:50 pm

Related images

• 

A new Morrisons supermarket on the former Jewsons site on Carnsew Road in Hayle. Designed by Chris Waterworth Architects.

In general terms we support the proposal to redevelop this brownfield site on Hayle Harbour to provide a new medium-sized supermarket.

The placement of the store in relation to the listed buildings, the approach to servicing, building form and expression all appear well considered.

However, the public realm, pedestrian links, and landscape proposals do not demonstrate the same degree of thought and reduce the scheme’s potential.

We would ask the design team to investigate how a more sensitive approach to surface car parking could be achieved to resolve the shortcomings in these areas.

We have the confidence that the team can resolve this during the application period to secure a development worthy of this World Heritage site.

To view the full CABE review click here.

Hayle Harbour Jewsons Site | Design review | CABE

Tuesday, November 23, 2010

Hayle Harbour Jewsons Site

Cornwall

A new Morrisons supermarket on the former Jewsons site on Carnsew Road in Hayle. Designed by Chris Waterworth Architects.

23 November 2010

Planning reference: W1/10-0413

Tagged with: Retail | Design review panel | South West

Summary

In general terms we support the proposal to redevelop this brownfield site on Hayle Harbour to provide a new medium-sized supermarket. The placement of the store in relation to the listed buildings, the approach to servicing, building form and expression all appear well considered. However, the public realm, pedestrian links, and landscape proposals do not demonstrate the same degree of thought and reduce the scheme’s potential. We would ask the design team to investigate how a more sensitive approach to surface car parking could be achieved to resolve the shortcomings in these areas. We have the confidence that the team can resolve this during the application period to secure a development worthy of this World Heritage site.

Site strategy

We think the design team makes a good case for redeveloping the Jewson’s site to provide a new medium-scaled supermarket for Morrisons. The proposed site diagram works well; it accounts for the practicalities of site servicing, the sensitivities of the adjacent listed drying sheds, and acknowledges important views across Hayle Harbour. The placement of the store in relation to the listed buildings is well judged, framing a well proportioned space. We also support the use of the listed drying sheds for covered car parking.

Building form and expression

The approach to the Morrisons building reveals a clarity of thought and judgement that is often lacking in supermarket design. The proposal is specific to its brief and its highly sensitive context. We welcome the modern interpretation of traditional built form found in Hayle, evoking the local vernacular, without resorting to pastiche. Its strong horizontal proportions work especially well in the views studies provided. The close attention to detail in the choice and articulation of materials is also well handled. Ultimately, the success of this building will be dependent on the quality of materials and detailing, which should be conditioned appropriately by the local authority.

We think there is scope to increase daylight penetration into the sales floor through the use of rooflights where they are not visible in key views of the building.

Public realm and landscape

In our view, the scheme needs to work harder to integrate pedestrian connections, car parking and landscape with the built form. As proposed, surface car parking takes precedence. Pedestrian routes linking the store to South Quay, the railway station and the town centre - in particular, those footpaths leading off the new roundabout and the possible bridge link to the east - are too narrow and uninviting. On the whole, soft landscape is restricted to left-over spaces around the perimeter of the development and its function is ill-defined. Rather than considering the car park as public space to serve additional functions, such as outdoor markets, and allowing for the proper interpretation of the site’s industrial past, it comes across as a standard solution that gives priority to the car. To resolve these shortcomings the team should consider:

• how a stronger link between the public realm and the buildings might be secured;
• how paving materials and landscape could be more imaginatively used to reveal the heritage features below ground; and
• how a more inviting environment can be secured for the pedestrian that makes more of the relationship between the site and areas like South Quay.

These elements of the proposals are fundamental to the success of the scheme as a whole and should be resolved to the local authority’s satisfaction during the application period.

Morrisons' proposal deferred by council | thisiscornwall.co.uk

Thursday, June 03, 2010

HAYLE Town Council has deferred its response on supermarket giant Morrisons' plans to build a new store on the three-acre Jewson site at Carnsew Quay....

Read full story Comment on this story

110825 | This is Cornwall | Heliport plans will be shown

As seen in The Cornishman Thu, 25th August 2011

Heliport plans will be shown

Thursday, August 25, 2011

The Cornishman

BRITISH INTERNATIONAL HELICOPTERS (BIH) will reveal its detailed plans for a new heliport in St Erth at a public exhibition next month.

The firm, based at Eastern Green, which operates an air link between the mainland and the Isles of Scilly, struck a deal with St Aubyn Estates earlier this year.

The company has now announced it will be applying for planning permission to relocate its operations from Jelbert Way to a site close to St Erth railway station.

It will also be holding a public exhibition at St Erth Church Hall in Green Lane on Wednesday, September 7, between noon and 8pm and on Thursday, September 8 between 10am and 2pm.

Managing director Tony Jones said: "We've been operating the helicopter service to the Isles of Scilly since 1964 and are committed to doing all we can to continue running this service in the future."

The firm had been actively seeking a new flying base in West Cornwall since announcing its relocation, he said.

"It's very important to BIH to be a good neighbour and I look forward to meeting local residents at one of our consultation events to share and discuss our plans in more detail," said Mr Jones.

Autumn

The company would not submit a planning application until after the public consultation had gathered feedback, but it hoped to file it later in the autumn after the consultation process was complete, he said.

The announcement follows a search for a suitable relocation site within the county.

The site is close to the A30, local bus services and facilities, St Erth railway station and to the proposed site of a park-and-ride transport interchange hub.

The planned move is subject to the successful sale of the current heliport at Eastern Green to supermarket giant Sainsbury's.

110980 | Proposed heliport could provide 66 jobs | This is Cornwall

As seen in The Cornishman Thursday, September 08, 2011

Proposed heliport could provide 66 jobs

Thursday, September 08, 2011

The Cornishman

TODAY is the last day to view British International Helicopters' (BIH) plans to move its operations from Penzance to St Erth.

Visitors to the two-day public exhibition at St Erth church hall have been able to see the details of the proposed helipad.

The company hopes to secure the future of the passenger service to the Isles of Scilly by selling its land at Jelbert Way, Eastern Green, to Sainsbury's.

With the capital released from the sale, the company said it would build a new passenger terminal, hangar and a 286-space car park on land owned by St Aubyn Estates.

If approved, the move would secure 66 jobs, with the new heliport being operational by April next year.

Managing director Tony Jones said: "The site at St Erth is suitable for a number of reasons and was selected after a wide-ranging search in the area. This move allows us to strengthen our business and to secure the future of the helicopter lifeline service from west Cornwall to the Isles of Scilly."

The site, south of the A30 off Station Approach, was chosen principally because it is connected to major road and rail transport routes. The firm also said its close proximity to the proposed park and ride transport interchange scheme made it an attractive option.

The heliport itself would include a hangar and a terminal building similar to the existing one in Penzance.

The hangar would be of a size to accommodate two Sikorsky S 61N helicopters, two fire engines, a workshop and office space for staff.

The 2,250sq ft terminal building is still in the final stages of design but would comprise passenger check-in facilities, baggage handling area, buffet for passengers, seating, pre-departure safety briefing lounge and toilets.

The heliport also requires a 400m final approach and take-off strip of grassed land.

The company has proposed to have two flight paths, which are designed to avoid residential properties.

According to Mr Jones, 85 per cent of the flights would fly directly South West from the site into the wind while the second route would take the helicopter in a climbing loop which avoids flying over the village of St Erth.

The company hopes to submit a planning application later this month.

Heliport Relocation to St Erth

From Helihub News:

 

UK: British International to put St Erth Heliport plans on display

Source: Scilly Today, 08-Aug-11

British International Helicopters intends moving their helicopter base from Penzance to a site within walking distance of the St Erth railway station. The plans will be put on public display 18-19th August and are expected to go before planners in September (Full story)

Tags: British International, Civil, Heliports, S61, Scheduled, Sikorsky, UK

---

 

 

St Erth Heliport Plans To Go On Display

Wednesday, August 3rd, 2011 10:59

Islanders and visitors who are on the mainland, will be able to see how an integrated road, rail and helicopter hub at St Erth will look, as plans go on display this month.

British International Helicopters intends moving their helicopter base from Penzance to a site within walking distance of the St Erth railway station. Tony Jones, their Chief Executive, believes that will make connecting transport links more user-friendly. At the moment 20% of helicopter passengers start or end their journey to Penzance by train.

The St Erth railway cafe will also be upgraded.

Traffic congestion is a significant problem in West Cornwall and passengers have missed departures to Scilly through unexpected delays caused by the 40% increase in summer road traffic volumes.

It’s hoped that a Park and Ride bus service, which will serve St Ives and Penzance from this site will also help reduce car journeys. 750 parking spaces and an improved A30 road junction is being proposed under the £10m Scheme.

The two separate projects are set to go before mainland planners in September.

You can see the plans at the St Erth Methodist Hall on the 18th and 19th of August.

HAYLE: Heliport relocation

According to Press Advert:

Proposed heliport relocation

Public exhibition

British International Helicopters invites you to view its plans to relocate the current heliport in Jelbery Way, Penzance, to a new site outside St Erth

The proposed new site for the heliport is close to St Erth railway station and local bus services. If our proposals go ahead, they will ensure this vital link with the Isles of Scilly remains within West Cornwall.

We hope to see you at one of our public consultation events.  Here you will have the opportunity to view detailed plans, meet the project team, ask any questions and have your say.

HAYLE: Heliport relocation Day 2

According to Press Advert:

Proposed heliport relocation

Public exhibition

British International Helicopters invites you to view its plans to relocate the current heliport in Jelbert Way, Penzance, to a new site outside St Erth

The proposed new site for the heliport is close to St Erth railway station and local bus services. If our proposals go ahead, they will ensure this vital link with the Isles of Scilly remains within West Cornwall.

We hope to see you at one of our public consultation events.  Here you will have the opportunity to view detailed plans, meet the project team, ask any questions and have your say.

110825 | This is Cornwall | Mixed reaction to plans for new transport hub

As seen in The Cornishman Thu, 25th August 2011

Mixed reaction to plans for new transport hub

Thursday, August 25, 2011

The Cornishman

CONGESTION and the impact of increased traffic were the main concerns raised by residents at the public exhibition of plans for a new £10 million St Erth transport interchange facility.

Hundreds of residents from the surrounding towns and villages visited the two-day event to view the plans.

Cornwall Council with Network Rail is proposing to develop a major transport hub, which would see significant enhancements to the existing railway station including three car parks with 750 parking spaces, pedestrian and cycle routes and improvements to the junction at the A30 and Station Approach.

If approved, the scheme could open in early 2014.

Bill and Jayne Thomas from Lelant were among residents inspecting the plans on Friday afternoon.

They were horrified by the proposal to introduce traffic lights at the junction. They said: "They need to put temporary lights there now and test how they would work.

"We think the idea is horrendous and the scheme will not ease congestion in St Ives."

Another Lelant resident, Mike Verney agreed. He said: "I doubt it will resolve the current traffic problems in St Ives.

"The project is great but it will not resolve that problem."

Gemma and Frances Barker, who live in St Ives, support the facility. They said: "It is a very good idea providing they will sort out the junction."

And St Erth resident Peter Badcock said the scheme should have been realised years ago. He added: "I hope it goes ahead and I think it is good for the local economy."

Cornwall Council's principal engineer Ian Taylor was among officers present at the exhibition to explain the plans.

He admitted concerns had been raised over the potential increase in traffic through the village of St Erth and the proposed traffic lights designed to address the congestion issue, but added: "We have carried out traffic modelling with the Highways Agency and we feel that traffic signals would improve traffic flow on the A30."

Money for the scheme will come from central Government, the Department for Transport Access for All, EU Convergence funding and a small amount from the Historic Railway Society.