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Hayle Growth Area Masterplan : Consultation Document

Hayle Growth Area Masterplan : Consultation Document
The Creation of a New Neighbourhood
September 2019

Contents

1. Introduction
2. Consultation
3. The Vision
4. The Concept Masterplan
5. Delivering Infrastructure
6. Green Infrastructure
7. Delivering Employment Space
8. Creating Better Townscape
9. Next Steps

Foreword by Hayle Town Council

This Masterplan Consultation Document is an opportunity to inform the
way our town develops in the future. While the Hayle Growth Area will
be built over the next 10 / 20 years, it is vitally important that we have
a comprehensive plan for the area now. This will help ensure that we
can plan for the right community infrastructure and influence the new
homes, employment space and open spaces that will be created.

Hayle Town Council has worked closely with Cornwall Council in
preparing this consultation document. This is the first draft of the
Masterplan and we are at a stage where we would like your views,
before progressing further.

We hope that you take the opportunity to attend one of the exhibitions
in the town on 13th and 14th September 2019, and also make
comments, online or by post.

Your comments will help ensure that the final Masterplan document
for the Hayle Growth Area reflects the aspirations of Hayle’s residents,
which will help to create a high quality, sustainable new neighbourhood
for the town.


1.0: INTRODUCTION

This document sets out emerging proposals for the future long term development of a new neighbourhood on the southern edge of Hayle, setting a framework within which future planning can be based upon. The development of this masterplan offers the opportunity for the Town Council, residents and Cornwall Council to take a proactive approach to how it believes development in this area should come forward. To support the development of the masterplan, Hayle Town Council and Cornwall Council would like your input, which can help influence the final document:

The consultation is from 2 September to 14 October 2019.

We are keen to receive your thoughts and ideas on any aspect of the document, although there are also some specific questions through the document that you are welcome to answer. Paper copies of the document are available to view at the following locations:

Hayle Library. 43 Commercial Road, Hayle. TR27 4DE.

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

Cornwall Council, Dolcoath Office, Camborne TR14 8SX

You can provide your comments by:

  • Responding online at www.cornwall.gov.uk/hayleplan
  • Email: delivery@cornwall.gov.uk
  • Post to: Hayle Masterplan Consultation, Sustainable Growth & Innovation, 1st Floor, Dolcoath Avenue, Camborne. TR14 8SX.
  • Handing in at the above locations
  • Attend an exhibition in the town in the Passmore Edwards Institute, 13-15 hayle Terrace, Hayle TR27 4BU on 13 September 10am till 4 pm and 14 September 10am till 1pm

If you have any questions and would like to talk to the Delivery team you can contact us on 0300 1234 151

 


 


2.0: BACKGROUND

The location of the development to the south of Hayle was
established through a planning policy document, the
Cornwall Site
Allocations Development Plan Document (DPD)
, which establishes
strategic locations for housing and commercial growth (Figure 1 sets
out the strategy map from the Allocations DPD). To meet housing
demand and population changes, around 600 new homes are
required to be built in Hayle between now and the year 2030.

The new development at the south of the town will be built in
phases over a very long time frame i.e. the next 10 / 20 year period.
Development will occur in the east of the site first with later phases
further west. Having a plan for the development to follow over the
years will ensure a comprehensive and coordinated development,
with the necessary infrastructure planned for from the start.

Set within this context, Hayle Town Council and Cornwall Council
wants to set out how development within this location should come
forward; with the ambition of enabling a step change in the quality
of development being built, and maximising benefits to the wider
community.

So far the process of preparing this draft masterplan has involved
meetings and workshops with Cornwall Council officers, Hayle
Town Councillors and local land owners to understand all the issues
and explore how best to deliver a comprehensive scheme that is
under multiple ownerships. The aim is to avoid piecemeal ad hoc
development occurring and instead focus on creating a high quality
comprehensive new neighbourhood.

The final masterplan will be adopted by Cornwall Council and will
be used as guidance, when considering future planning applications
for the land in question. Figure 1. Shows the development sites in
Hayle. The focus of this masterplan is on the southern area of land
highlighted in red up to and adjoining the A30 road.


HAYLE URBAN EXTENSION MASTERPLAN

3.0 THE VISION

Hayle Town Council and Cornwall Council are looking to create the
conditions to enable a better quality of development coming forward
within the town. It is recognised that a new neighbourhood to the
south of the town, will require new community infrastructure; so
the proposed new neighbourhood offers an opportunity to create a
sustainable neighbourhood; enabling community facilities including
a new primary school and areas of open space, while also providing
new employment opportunities for residents.
The aim is to create a highly connected, sustainable new
neighbourhood adjoining the south of the town that represents a
great place to live, in doing so:
  • Providing new and improved community facilities within easy
    reach of new and existing residents, including a new primary
    school

  • A design quality that reflects Hayle’s unique heritage of industry
    and innovation, while embracing the outstanding natural
    environment of Hayle’s coastal and estuary setting

  • Enabling connected neighbourhoods, that promote walking and
    cycling; in doing so creating better links to existing areas of Hayle

  • Creating a network of green infrastructure that supports
    biodiversity and active lifestyles

  • Providing new workspace that will support the economic growth
    of the town
Question: Are there any other aims that the masterplan
should seek to deliver?
KEY :
1 There are two options for a junction off the A30 - High Lanes
Junction (At Grade junction) and Tolroy Junction (Grade
separated). Figures 2 & 4 show these locations with a brief
summary of each option).
2 Locate employment areas close to the A30 junction. The
employment also provides a buffer to noise from the A30 to
the proposed residential areas.
3 Use the offices to create a better quality entrance ( rather than
light industrial uses).
4 Locate the neighbourhood centres on the busiest junctions
(where roads and footpaths meet- these are commercially the
best places) .
5 Provide a “Main Street” connecting Mellanear Road to High
Lanes and the A30 junction. This is a “street” designed to
allow for on street parking, cycle routes and wide enough for
heavy goods vehicles/ buses to pass. This is not a bypass but
does provide an alternative connected route around the town.
6 Create a connected street pattern linking onto the
existing High Lanes route. Avoid cul-de-sacs and piecemeal
development.
7 Create a hierarchy of streets and spaces to help people get
around safely and easily.
8 Locate the Primary School and associated pitches adjacent
to the existing sports pitches (create a sports hub) - note :
Potentially locate a larger capacity Sports Hall / venue for the
town in the same location. Option 2 primary School locates the
primary School in the heart of a new local centre.
9 There is a need for additional allotments- locate in the new
green space area ( item 10) or smaller parks.
10 Multi-use green space - use the green buffer space associated
with Penpol Fields as a strategic open space area for both the
development and also the adjacent existing residential areas
(Trellisick /Penpol/ High Lanes). This should be an ecological
area and include strategic drainage ponds, but which could
also have the potential to include: footpath routes, tree planting
or a community orchard, children’s play area, and allotments
etc.
11 Retain the existing key bridleway connections -Bar View &
Burnthouse Lane and associated hedgerows.
12 Create local centre/ square to act as a focal urban space (see
section 5.2 for more information).
13 Proposed Penpol Primary School extension.
Development should be “coordinated” rather than piecemeal – this
could be achieved through a Joint Venture agreement between
landowners so that a comprehensive masterplan is delivered. This
would also include land equalization so that all landowners get a
“proportional” share regardless of the type of land use on their land.
A full assessment of existing vegetation should be carried out with
all applications. Existing trees and good hedgebanks will be retained
where possible.

4.0 THE CONCEPT MASTERPLAN

The colour plan opposite (figure 2) shows the layout of the draft Concept
Plan for the development area highlighting different uses by colour. The
below Key and annotations help to describe the proposed development
area.
There are two options for a new junction on the A30 which are shown on
other maps that follow (figure 3 and figure 4) and there are two options for
the potential location of the new Primary School (shown in figure 5 and
figure 6)
[Figure 2 : Masterplan option 1 : High Lanes A30 junction ]

HAYLE URBAN EXTENSION MASTERPLAN

4.1 A30 LONG TERM JUNCTION LOCATION OPTIONS

In the long term a new junction on the A30 will be required. Below are two options for its location along with some considerations. More assessment work is required, but the masterplan will need to safeguard both options.

[Figure 3 : Masterplan option 2 :Tolroy A30 junction Figure 4: Masterplan

option 2 : High Lanes A30 junction
Option 1 Tolroy: Option 2 High Lanes:

 

Figure 3 : Masterplan option 2 :Tolroy A30 junction

Different topographical levels mean a new junction in this location would
require slips off the A30 and possibly a replacement bridge over the A30.
• Would enable good access from the A30 to proposed new employment space
along the A30.
• Would enable HGV’s to avoid Hayle town centres when accessing the B3302
road to Helsto

Figure 4: Masterplan option 2 : High Lanes A30 junction

Central location in new development area which is relatively flat, and would
enable a new roundabout junction directly into the new development
• Would enable good access from the A30 to proposed new employment space
along the A30.
• Would enable HGV’s to avoid Hayle town centres when accessing the
B3302 road to Helston ( the new development area Main Street will be of an
appropriate capacity and access on to Mellanear Road to the west)


4.2 PRIMARY SCHOOL LOCATION OPTIONS

Below are two potential locations for a new Primary School that will be required. The next stage of the masterplan will need to determine a preferred location.

Figure 5 : Primary School sub- option 1 location

Located next to existing Hayle Football ground enabling
larger sports pitch facilities linking with new school pitch;
• Good access from surrounding area
• Located adjacent to new main street
• Potential for noise from the A30 and new main street may
need consideration in layout and design

Figure 6 : Primary School sub- option 2 location

Located adjoining new local centre, potentially increasing
passing trade for any businesses
• Good access from surrounding area
• Set back from new main street

Question: Do you have any views or preference on the two possible
locations for a new school?

 


HAYLE URBAN EXTENSION MASTERPLAN

 

5.0 DELIVERING INFRASTRUCTURE

Critical to the sustainable development of the new neighbourhoods
will be the ability to deliver services and facilities for the new
(and existing) residents, whilst linking to and upgrading existing
infrastructure.

• Education: A new primary school will be built within the new
neighbourhood.
• Healthcare: Review opportunities to provide new health facilities
within the new development

• Highways: Create a new east-west ‘main street’ through the
development, as well as provide an opportunity to create a new
bus route, which will enable a better quality service for new and
existing residents

• Pedestrian & Cycle links: Creating a network of routes for
pedestrians and cyclists, providing new/improved recreational
routes through the development and out into the countryside,
as well as links to the new and existing employment sites, rail
station, primary schools, town centres and West Cornwall retail
park

• Parks & Play areas: Provide the opportunity for a significant
new multi-use green space for Hayle in the Penpol area in
the west; provide children’s play areas and open space, that
are linked to the pedestrian/ cycle network, so both new and
existing residents can easily access them

• Sports: Provide new sport pitches that new and existing
residents can utilise

• Drainage: Provide swales, attenuation ponds etc that ensure the
new development does not create any flooding issues; which
can also represent an ecological asset

• In the long term an opportunity to enable a new junction on the
A30 for Hayle, which will also be in response to future flood
events at the existing Causeway road at the west of the town.

• Sustainable Development : All proposals (commercial, leisure,
retail, education and residential) should be future proofed to
allow for energy efficiency, sustainable transport, inclusive
design and meet the requirements and policies within the
Cornwall Local Plan 2010-2030 and the Cornwall Design Guide
and will be looked at favourably with enhanced build quality
and sustainability beyond current Building regulations and
meeting BREEAM excellent.
Question: Are there any other community services
or facilities that the new neighbourhood should look to
incorporate / provide?

Image 3 : New health facilities Image 4 : New primary school Image 5 : New sports provision
Image 6 : New main street and connected street network Image 7 : New employment space integrated positively into the townscape
Image 8 :Example of a Local Centre/ Neighbourhood centre at Poundbury, Dorset providing a small shop and associated local services

HAYLE URBAN EXTENSION MASTERPLAN


 


5.1 MOVEMENT & CONNECTIONS

Figure 7 shows an indicative highway network and
hierarchy that any emerging scheme is expected to
deliver. The main principles are that;

  • There is a “Main Street” that provides a link from
    Mellanear Road to Viaduct Hill, and future access
    onto the A30. This must be designed as a street,
    with enough room for buses to pass, on street car
    parking and positive building frontages along its
    length.
  • A secondary & tertiary street network
    should provide the ability for looped routes
    and connections in to surrounding existing
    developments rather than cul-de-sacs. This will help
    provide a more connected town for pedestrians,
    cyclists and vehicles
  • New development should create a network of
    routes for pedestrians and cyclists, by providing
    new/ improved recreational routes through the
    development and out into the countryside; as well
    as links to the new and existing employment sites,
    the rail station, primary schools, both town centres
    and West Cornwall retail park.

Question: Is there anything else that
should be considered in relation to
movement and connections?

Figure 8 : Plan showing the potential location of local and neighbourhood centre

5.2 NEIGHBOURHOOD & LOCAL CENTRES

  • A new local centre would be provide a central point
    within the new development similar to a village
    centre. This could be focussed on the Primary
    School or public building (e.g. health centre)
  • The main street could become a ‘linear’
    neighbourhood centre including local facilities like
    a local shop, café, offices, hairdressers etc. This
    would be a similar concept to Copperhouse but
    would not be a competing offer.
  • Housing development around the local centre and
    neighbourhood centre would be of a higher density
    than outlying areas within the development

Question: What type of services &
facilities do you think should be provided
within a new neighbourhood centre
within the development?

 


HAYLE URBAN EXTENSION MASTERPLAN

 

6.0 GREEN INFRASTRUCTURE

Providing high quality Green Infrastructure throughout the new
development is a key aim in creating a new neighbourhood that
is an attractive place to live and work. Areas of multi-use Green
Infrastructure have multiple benefits from improving biodiversity;
improving sustainable drainage; and encouraging walking & cycling
and heathy lifestyles.

Figure 6 on the opposite page shows an indicative green
infrastructure and open space strategy for the masterplan. The main
features include:

  • The potential for a new multi-use green space within the
    Penpol Valley area that provides access from surrounding
    neighbourhoods (including from existing neighbourhoods to the
    west at Trelissick and along Mellanear Road, where there is a
    lack of open space & play areas) and could include a number
    of features such as: natural play facilities, drainage ponds and
    swales, footpaths and improved biodiversity. The area could also
    include allotments, tree planting or a community orchard.
  • The inclusion of green links across the development and smaller
    parks that provide wildlife corridors and integrated drainage
    features
  • The provision of new sports facilities within the new Primary
    School site in the east which is in close proximity to the existing
    football pitches sports facilties
  • The inclusion of street trees and Sustainable Urban Drainage
    systems should be included.
  • The Building for Nature criteria and checklist will apply to the
    development area.
  • Scheme proposals will carry out detailed ecology audits and
    surveys to identify the important ecological features. There will
    be no net loss of hedgebanks and ecological features across
    the site. Whilst hedgerow removal will be necessary in order to
    accomodate future development parcels, the new green space,
    street trees, wildlife corridors and urban small parks should be
    seen as mitigation features to replace, augment and reinforce the
    biodiversity. Comprehensive development planning is therefore
    essential.

Image 9 : Natural play facilities within an eco-valley park and new play areas Image 10 : Community orchards and growing areas
Image 11 : Hillside country park Image 12 : Wetland/ sustainable drainage and boardwalks
Image 13 : The creation of wildlife corridors : Sherford Image 14 : Sustainable urban drainage systems in parklan


 

Figure 6 : Landscape & footpath/ cycle access strategy

 


 


7.0 DELIVERING EMPLOYMENT SPACE

It is recognised that housing growth needs to be supported by
the growth in the town’s economic opportunities. The masterplan
proposes the delivery of new office space and industrial space,
predominantly in the west of the new neighbourhood alongside the
A30 road, while ensuring any employment uses are an appropriate
‘neighbour’ to adjacent housing.

The employment sites will offer an opportunity for inward investment,
as well as enabling businesses to grow. The development area
could provide up to 9,000 sqm of new high quality office space, and
up to 14,000 sqm of light industrial or storage & distribution uses,
with an aspiration for higher quality space, reflecting Hayle’s coastal
and estuary location and character.

Furthermore, in the long term with a new junction on the A30 it offers
an opportunity for HGVs accessing employment areas to the south
of the town and beyond to avoid having to go through the town
centres in Hayle.

Question: Is there anything else that should be taken into
consideration in delivering new employment space?

 


Image 15 : Illustrative masterplan overlay showing the employment areas next to the A30
1
2
1 2
Employment Area next to the A30
Mixed use area ( employment with residential )


HAYLE URBAN EXTENSION MASTERPLAN

8.0 CREATING BETTER TOWNSCAPE

The adjacent photographs on the top row show good examples of
local distinctiveness in Hayle which can be used as a guide for future
development. The photographs on the bottom row show examples of
how contemporary interpretation can be achieved.

It is important that the new development responds to and reflects
the unique character of Hayle to ensure that a sense of place is
reinforced. This could be done in the following ways:

Respond and reflect the character of historic Hayle and enhance
the townscape with contemporary design if appropriate.

• Create a variety of building typologies and development densities
that reflect and enhance the grain of the existing town and help to
create a range of streetscapes. This will include;
Small houses on terraced streets
Larger houses on terraced streets
Semi detached villas on larger plots
Detatched houses in leafy suburbs
Mixed use ( shops/ offices/ houses/ apartments etc) streets in
the local and neighbourhood centres

• Integrated streets with a mix of all buildings types and a variety of
storey heights

• Use materials and architectural details that can be found in the
town
e.g. render, stone, slate, etc.

• Use colour to help create variety to simple streets.

• If future developments are more contemporary, show how they
respond to the town’s character.

• Provide a variety of storey heights from small 2 storey terraces,
taller 2 storey terraces and houses, 2.5 storey terraces and
paired villas with rooms in the roofs and 3 storey focal buildings
at important junctions and nodes. There are limited number of 3
storey buildings in the town- the character is mainly 2 / 2.5 storey.

• Integrate high quality offices and industrial units into the street
scape.

• In advance of any planning applications, a Design Code for
the site will be required which will form the basis of any future
planning application(s).

Question: Are there any particular buildings, streets or places in Hayle which are good examples that you would like to see reflected within the new development area?

 


 


 

HAYLE URBAN EXTENSION MASTERPLAN

 


9.0: NEXT STEPS

Current 6 weeks consultation: 2 September to
14 October 2019
• Hayle Town Council & Cornwall Council review
consultation feedback and amend Masterplan later
this year
• Further engagement with landowners and key
stakeholders
• A final six weeek period of public consultation on the
masterplan – early 2020
• Cornwall Council and Hayle Town Council formal
adoption of the masterplan early 2020 to inform
subsequent planning applications

Question: Are there any other comments you would like
to make regarding this draft masterplan consultation?


HAYLE URBAN EXTENSION MASTERPLAN

 

 

 

If you would like this information
in another format please contact:
Cornwall Council, County Hall
Treyew Road, Truro TR1 3AY
Email: comments@cornwall.gov.uk
Telephone: 0300 1234 100
www.cornwall.gov.uk

via https://www.cornwall.gov.uk/media/39997172/hayle-consultation-document.p... from https://www.cornwall.gov.uk/hayleplan

Hayle Growth Area Masterplan : Consultation Document The Creation of a New Neighbourhood September 2019
Image 1 : Aerial photograph of the site
Figure 1 : Site Allocations Development Plan Document extract
Figure 2 : Masterplan option 1 : High Lanes A30 junction
Option 1 Tolroy: Figure 3 : Masterplan option 2 :Tolroy A30 junction
School option 1: Figure 5 : Primary School sub- option 1 location
School option 2: Figure 6 : Primary School sub- option 2 location
Image 3 : New health facilities Image 4 : New primary school Image 5 : New sports provision Image 6 : New main street and connected street network Image 7 : New employment space integrated positively into the townscape Image 8 :Example of a Local Centre/
Figure 7 : Access Hierarchy
Figure 8 : Plan showing the potential location of local and neighbourhood centres
Image 9 : Natural play facilities within an eco-valley park and new play areas Image 10 : Community orchards and growing areas Image 11 : Hillside country park Image 12 : Wetland/ sustainable drainage and boardwalks Image 13 : The creation of wildlife cor
Figure 6 : Landscape & footpath/ cycle access strategy
Images of exemplar/ Cornish office & employment developments: Image 15 :Hayle marine renwewables : PBWC architects. Image 16: St Austell Print Works : Image 17 : Commercial / industrial developments ( Redruth) Image 18 : Hayle Foundry : Stride Treglown Ar
Image 15 : Illustrative masterplan overlay showing the employment areas next to the A30 1 2 1 2 Employment Area next to the A30 Mixed use area ( employment with residential )
Creating Better Townscape Figure 22 & 23 : (Below ) : Examples of 3 bedroom terrace houses Image 20 : Commercial Road, Hayle : Main Street frontage Image 21 : Nansledan, Newquay Image 22 : Penpol Road, Hayle : terraces Image 23 : Contemporary interpretati
Figure 24 & 25 : (Above ) : Examples of 2/3 bedroom smaller terrace houses Image 24: St John’s Street, Hayle : terraces Image 27 : Contemporary interpretation : Chichester Figure 26 & 27 : (Above ) : Examples of Paired Villas Image 26 : Queen’s Way. Hayle
Image 27: Illustrative masterplan 1 Predominantly Residential 2 New Primary School option 3 Mixed Use (employment and residential) 4 Employment 5 Multi-use green space
Image 27: Illustrative masterplan (east) 1 Predominantly Residential 2 New Primary School option 3 Mixed Use (employment and residential) 4 Employment 5 Multi-use green space