Cornwall Structure Plan · Cornwall Structure Plan 19. This is the last Structure Plan that will be produced for Cornwall. The policies of the Plan will need to be reviewed and carried

Cornwall Structure PlanCornwall Structure Plan 2004

Cornwall Structure PlanOctober 2004

2004

Cornwall Structure Plan

ForewordI am most pleased to be associated with the preparation of the Cornwall StructurePlan. It is the last Structure Plan to be prepared for Cornwall but in many ways themost important. It provides us with an up to date framework for futuredevelopment and transport in Cornwall at a time when the Government's newplanning system starts to unfold.

We believe it to be a plan for its time. It is shorter and more concise than most andclearly focused on strategic development issues that impact across the whole ofCornwall. To achieve its aims we will work closely with a number of bodiesparticularly the District Councils in translating the Plan into their more detailed localdevelopment documents. I am grateful for the help and assistance we have receivedfrom a wide range of organisations and individuals during consultation on the plan'scontent.

Of course we cannot always take on board all the different and sometimesconflicting views expressed. However we have considered all the issues carefullyand the result is more robust policies which I commend to the people andbusinesses of Cornwall and all other users of the plan.

Mr Robert Hichens,Executive Member for Strategic Planning and Transport

Cornwall County Council.

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Foreword

Introduction 1Vision 2Layout of the Plan 3

Section One County-wide PoliciesPolicy 1 Principles of Sustainable Development 6Policy 2 Character Areas, Design & Environmental 8

ProtectionPolicy 3 Use of Resources 13Policy 4 Maritime Resources 16Policy 5 Minerals 18Policy 6 Waste Management 20Policy 7 Renewable Energy Resources 21Policy 8 Housing 25Policy 9 Mix & Affordability of Housing 29Policy 10 Location of Housing Development 31Policy 11 The Urban & Rural Economy 33Policy 12 Sites & Premises for Employment 36Policy 13 Tourism and Recreation 38Policy 14 Town Centres and Retailing 40Policy 15 Implementation, Monitoring & Review 42

Section Two Spatial StrategyPolicy 16 Overall Distribution of Development 44Policy 17 Camborne-Pool-Redruth 46Policy 18 Falmouth-Penryn 48Policy 19 Newquay 49Policy 20 St Austell 50Policy 21 Penzance 51Policy 22 Bodmin 52Policy 23 Truro 53Policy 24 South East Cornwall (Saltash & Torpoint) 55Policy 25 Other Main Towns & Local Centres 57Policy 26 Rural Areas 58

Section Three Transport and AccessibilityPolicy 27 Transport Strategy (and Proposals) 62Policy 28 Accessibility 65

Key Diagram

Contents

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Introduction

1The Planning and Compulsory Purchase Act 2004 introduces Local Development Documents to replaceDistrict-wide Local Plans.2The Development Plan for Cornwall consists of the County Structure Plan, District-wide Local Plans and theWaste and Minerals Local Plans (where District Wide Local Plans are to still be adopted the CornwallCountryside Local Plan is extant). From the commencement of the new Planning Act the Regional SpatialStrategy (RSS) will also form part of the Development Plan.

amended to take on board many of thecomments made during consultationand most of the recommendationsmade in the Report of the Panel whichheld the Examination in Public in 2003.

Planning ReformsThe reforms to the planning system,introduced by the Government in2004 involve the abolition of bothStructure and Local Plans as well asRegional Planning Guidance. They willbe replaced by Local DevelopmentDocuments and statutory RegionalSpatial Strategies. These will formCornwall's new Development Plan.The necessary changes in primarylegislation include transitionalarrangements from the old to the newsystem. It is vital that the DevelopmentPlan is kept up-to-date and relevant.For these reasons the Government hasstressed the importance of continuingthe current round of local andstructure plan reviews.

This Structure Plan responds positivelyto the new agenda. It focuses on keystrategic issues and aims to presentand explain its policies and proposalsin a streamlined and succinct manner.

1. The role of the planning process is tobring about the most efficient andeffective use of land in the publicinterest. This is achieved through theframework of policies set out indevelopment plans. These policies formthe basis for day to day planningdecisions.

2. The Structure Plan forms a keyelement of that framework. It sets outthe long term strategy for developmentin Cornwall, considering priorities forthe economy, transport and theenvironment. The more detailed set ofpolicies in District-wide Local Plans1 orLocal Development Documents (LDD’s)must relate to this. The Structure Plan,in turn, has to be broadly in line withthe Government's national and regionalplanning policy.

3. The Development Plan2 does notstand alone. The land use strategy musttake account of and be supported byother strategies and programmes if itsobjectives are to be achieved andcontribute to an improved quality of lifein Cornwall.

4. The Structure Plan has undergone arigorous process of public consultationand Examination in Public. It has been

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5. The Plan was adopted on 6thSeptember, 2004 and becameoperational on that date. It replaces theprevious Plan adopted in 1997. It isnow a key component in the interimarrangements for the new local planningframework: Cornwall's newDevelopment Plan.

Sustainable Development6. The County Council adopts theGovernment's sustainability agenda asthe cornerstone of the Structure Planand recognises the important role theplanning system has in achieving theseobjectives. Its policies and proposalsneed to contribute towards :

• social progress that recognises theneeds of everyone.

• the protection of the environment.• the prudent use of natural resources.• higher and stable levels of economic

growth and employment

7. The Plan's policies have been subjectto a Strategic Appraisal3 that has helpedformulate and test its policies againsteconomic, social and environmentalobjectives.

8. Sustainability requires us to look atthe effects of our decisions over thelong term. It also requires us to thinkcarefully about how the core strands ofsustainability, that is the economy,society, the environment and theefficient use of resources, cancomplement each other in Cornwall.

9. In Cornwall, sustainability mustencompass many diverse issues in arelevant way including issues faced byour main urban areas, the changingroles of the smaller settlements and theissues faced by the more rural areas. Inaddition, consideration should be givento global issues of sustainability whereappropriate.

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10. Crucially, sustainable developmentprovides the core values that mustunderpin other strategies andprogrammes which relate to theobjectives of our planning strategy.Particularly important in this respect arethe emerging Community Strategies4

which are to be prepared by localauthorities in order to promote theeconomic, social and environmentalwell-being of their areas and tocontribute towards sustainabledevelopment. These are overarchingstrategies and their land useimplications need to be implementedthrough the Development Plan.

Vision11. The long term vision for the Planputs the interests of social, economicand environmental wellbeing at theheart of the land use policies for theCounty. This was established in the1997 Plan and has been amplified inthe Cornwall Community Strategy. Thevision for this Plan is therefore:

Cornwall as a special place with astrong and sustainable community -its distinctive physical and culturalqualities protected and enhanced,recognised in the United Kingdomand Europe and providing the basisfor a sustainable quality of life andenvironment for its people, reflectedin a County:

• with an ecologically sound,aesthetically pleasing and pollutionfree environment;

• where individual communities areable to feel safe, flourish, retaintheir distinctiveness and contributeto the way of life of their people;

• where all sectors of the populationare suitably housed;

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3A Strategic Appraisal has been carried out to assess the Plan's policies and proposals against economic, socialand environmental objectives. The results of the appraisal are available as a background paper to the Plan.4Community Strategies - The Local Government Act 2000 requires local authorities to prepare strategies thatwill focus, shape and co-ordinate existing and future activity in their area so that they effectively meetcommunity needs and aspirations. The strategy should be based on a partnership approach betweenCouncils, the public, voluntary, community and private organisations.

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• with a strong and sustainableeconomy, able to employ allresidents seeking jobs, in fulfillingwork, based on development whichdoes not compromise its naturalstrengths and resources;

• with a commitment to promotehealth, tackle preventable diseaseand provide high quality supportand care to those in need;

• where all the population has accessto a wide range of services andcommunity facilities, including thebest in education and training, andcan share in the attractions andqualities of the County;

• where access is provided forpeople and goods by anappropriate, effective, and moreenergy efficient andenvironmentally friendly transportsystem.

12. This vision is the corner stone ofthe whole Plan. Each policy supportsone or more components of the vision.The achievement of the vision, as itrelates to development and transport, isreflected in the Plan's objectives that areset out within each policy.

Layout of the Plan13. The Plan is intended to be easilyunderstood and has been drafted tocomplement other strategies forCornwall and the South West. It isdivided into three main policy sectionsthat are also supported by the Plan'sKey Diagram.

14. Section One looks at sustainabledevelopment and what it means forfuture development in Cornwall. Itprovides an overarching set of policyprinciples (Policy 1) and sets out the

core county-wide policies relating to thekey aims of sustainable development inrespect of:

• the environment and the prudentuse of resources, including minerals,waste and energy (Policies 2-7) and

• policies for economic and socialneeds, including resources andimplementation (Policies 8 - 15).

15. Section Two sets out thesettlement strategy and it’s key spatialelements considering development andtransport issues in relation to:

• the seven main centres (StrategicUrban Centres) of Bodmin,Camborne-Pool-Redruth, Falmouth-Penryn, Newquay, Penzance, St.Austell and Truro,

• Saltash and Torpoint and therelationship with Plymouth

• the other main towns and localcentres, and

• the rural areas, (Policies 16 - 26).16. Section Three deals withtransport and accessibility setting outsupporting transport policies andproposals, including accessibility issues(Policies 27 & 28).

17. Importantly the Plan should beread as a whole. Key elements ofpolicies are not duplicated but stillapply to issues where relevant.

Monitoring and review18. Evidence based policy sums up theapproach taken in this Plan to thedevelopment of its policies. It makesgood sense to base policies on the latestavailable and relevant information. TheGovernment promotes a “Plan, Monitor,Manage” approach for housingprovision. This is also relevant to otherpolicy areas.

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19. This is the last Structure Plan thatwill be produced for Cornwall. Thepolicies of the Plan will need to bereviewed and carried forward asappropriate in the new style RegionalSpatial Strategy or Local DevelopmentDocuments. Consistent with theGovernment's reforms of the planningsystem, a slimmer, more focused Plan,that can be quickly updated in responseto changing circumstance, has beenproduced. This will lend itself to futuremonitoring review within the context ofthe new types of development plan tobe produced.

20. Key partners in this process areCornwall's District and BoroughCouncils as well as other statutoryagencies and Parish Councils.Monitoring is important and needs to beundertaken in partnership with localauthorities and others.

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21. Development must contributetowards sustainable development andthe enhancement of the quality of lifein Cornwall. Policy 1 requires this andsets out the key principles against whichdevelopment will need to be assessed.Cornwall has a distinct blend of culture,wildlife, geology, landscape andtownscape qualities. It has a range oftowns and villages supporting indifferent ways the needs of their localcommunities.

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Policy 1

Principles for Sustainable Development Development should bring about a long term and sustainableimprovement to Cornwall's economic, social and environmentalcircumstances without harming future opportunity.

Development should be compatible with:

• the conservation and enhancement of Cornwall's character anddistinctiveness;

• the prudent use of resources and the conservation of natural andhistoric assets;

• the regeneration of towns and villages in meeting the needs of theirpopulation and surrounding area;

• fostering the links between the environment and the economy;

• a reduction in the need to travel, whilst optimising the choice ofmodes, particularly opportunities for walking, cycling and the use ofpublic transport;

• access for all sectors of the community to well paid and rewardingemployment, satisfactory housing and adequate services andfacilities; and

• meeting needs where they arise.

22. Development should enableeconomic prosperity for the people ofCornwall, ensure everyone hasreasonable access to services andfacilities and also make a positivecontribution to the environment. Theseprinciples are developed further insubsequent policies of the Plan.Development is unacceptable where itis in conflict with these principles.

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23. To contribute to these principles,development should focus on theregeneration of our towns and villagesto meet our social and economic needs.This can do most to safeguard andenhance our environment and providefor jobs, services and facilities foreveryone in locations where they aremost needed. The location ofdevelopment in relation to transportprovision is also vital. Access is neededfor all sectors of the community to arange of services and facilities. At thesame time we need to reduce theharmful effects of transport on theglobal and local environment.Dependency on the private car willremain in Cornwall for many journeysbut this in no way diminishes theimportance of reducing its usage. Thelong term development strategy isunderpinned by the need to ensure thatthe most accessible location (by allmeans of travel) is chosen to meet theparticular development need.

24. The environment and theeconomy are strongly linked inCornwall. Development must alwaysseek to enhance their inter-dependencerather than promote one at the expenseof the other. The environmentunderpins the tourism and leisureindustries, attracts new investment,provides a strong marketing platform forCornish products and supports thetraditional primary industries of farming,fishing, mining and quarrying.

25. When applying Policy 1 todevelopment decisions it is important toconsider the precautionary principle:"where there are threats of serious orirreversible damage, lack of fullscientific certainty shall not be used forpostponing cost effective measures toprevent environmental degradation"

(Rio Conference 1992). Respect for theenvironment should not be seen as anegative influence on the present norindeed a constraint on a brighter future.Cornwall's rich and diverse character isthe bedrock, upon which sense of placeand quality of life is founded. Throughdeveloping the principles of Policy 1 itis intended to integrate environmentalvalues with land use and transportpolicies, achieving patterns of developmentthat reflect strong environmentalprotection and stewardship ofresources.

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Policy 2

Character Areas, Design &Environmental ProtectionThe quality, character, diversity and local distinctiveness of the naturaland built environment of Cornwall will be protected and enhanced.Throughout Cornwall, development must respect local character and:• retain important elements of the local landscape, including natural

and semi-natural habitats, hedges, trees, and other natural andhistoric features that add to its distinctiveness;

• contribute to the regeneration, restoration, enhancement or conservationof the area;

• positively relate to townscape and landscape character throughsiting, design, use of local materials and landscaping;

• create safe, aesthetically pleasing and understandable places;• consider, where appropriate, a mix of uses that create vibrant and

active places, including tenure, size and densities.Local plans should define Character Areas to inform planning decisionstaking into account Regional and County-wide landscape assessments.The conservation and enhancement of sites, areas, or interests, ofrecognised international or national importance for their landscape,nature conservation, archaeological or historic importance, includingthe proposed World Heritage Site, should be given priority in theconsideration of development proposals. Within Areas of Great Landscape Value and other areas or sites ofcounty-wide significance for their biodiversity, geodiversity or historicinterest, development proposals will be required to respect thoseinterests.The following areas are of Great Landscape Value and are shown on the KeyDiagram:St Buryan Helman Tor and Luxulyan ValleysHalsetown and St Ives Bay BoconnocGodolphin and Tregonning Hills Mid-FoweyCarn Brea, Carnmenellis and Carn Marth Caradon HillPortreath Looe and Seaton ValleysGweek and Constantine South-East CaradonSt Gluvias Lynher ValleyDevoran/Killiow Inny Valley and LawhittonSt Erme- Tresillian North Petherwin to St CletherFal Valley Upper TamarPerranporth and Holywell Week St MaryWatergate and Lanherne Bude CoastCamel and Allen Valleys Gooseham to Launcells.Se

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Better DesignThe new Design Statement forCornwall - 'Achieving Quality in theBuilt Environment' (commissioned bythe County Council with financialsupport from all six District Councils,the South West RegionalDevelopment Agency and theEnvironment Agency) sets thebenchmark for future Cornisharchitecture and major development,focusing on achieving the highestquality in the built environment, whilstrespecting the 'Cornish context' andlocal distinctiveness.

The Design Statement (published in2002) sets out how to achieve gooddesign and is structured around twomain strands - the characteristics ofgood design in Cornwall and theprocess of developing good andsustainable design.

Cornwall is a diverse place and thereis no standard approach. Instead newbuildings should fit into a widersetting, creating places that are uniqueto Cornwall and embedded in thecommunity.

It is intended that the DesignStatement is reflected within thestatutory planning system. Support isneeded from all District Councils toadopt the principles of the DesignStatement in Local DevelopmentDocuments.

26. People appreciate and valueCornwall's varied character and localdistinctiveness. Where there is physicalevidence of this character it should beretained and where development isproposed, it should reflect andconsolidate the character of Cornwall'snatural, semi-natural and man madeenvironments: wildlife, biodiversity,geodiversity, history, landscape,townscape and people.

27. Policy 2 embraces the landscapecharacter assessment approach as abasis for assessing development impacts.It also fully supports national policy(together with Policy 3) to protect thecountryside for the sake of its beauty,the diversity of its landscapes, wildlifeand wealth of natural resources.

28. The County Council will work withthe District Councils and other partnerson the implementation of the characterarea approach. Further guidance willinform decisions across the Countyencompassing both the rural and urbanenvironment. In the interim the 1994Landscape Assessment of Cornwall(published by the County Council)should be used to inform developmentconsiderations along with the ongoingCornwall and Scilly Urban Survey andCornwall Industrial SettlementsInitiative. The latter is particularlysignificant for informing and guidingchange in historic settlements.

29. Development must be compatiblewith the conservation of Cornwall'shistoric and natural heritage. This is notjust confined to designated areas. Localfeatures are an important element oflocal character and all too often theseelements are lost by gradual attrition.The protection, conservation,interpretation and stewardship of theenvironment for future generations is an

important element in sustainabledevelopment and one in which localauthorities must play a vital role throughexample and encouragement. Gooddesign should take full account of andrespect these features.

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Landscape Character Assessment (LCA) helps address "effective environmentalprotection" and prudent use of natural resources. In particular it can help:

• identify the environmental and cultural features in a locality.• monitor change in the environment.• understand a location's sensitivity to development and change. • set the conditions for any development and change.

LCA comprises two stages - characterisation and then makingjudgements.

Nationally a Character Map of England has been published bythe Countryside Agency and English Nature. This defineslandscape character areas throughout the country. WithinCornwall there are 7 national character areas: TheCulm, Cornish Killas, Bodmin Moor, Hensbarrow,Carnmenellis, Lizard and West Penwith.

These have been further redefined in a countyassessment, Cornwall Landscape Assessment1994, into 28 individual character areas.The boundaries are generalised andoften indicate where there istransition rather thanmarked changes on theground.

Determination of these character areas has brought together the components of the Landscape and the Historic Landscape Assessment creating a broad picture.Further work needs to be carried out to incorporate changes that have taken placeover the last 10 years and to amplify the description, particularly in respect of theimplications for development.

Implementing a Character ApproachThe County Council will work with the District and Borough Councils and otherpartners on the implementation of the character approach. Initially it is proposedto make the 1994 Landscape Assessment more accessible to decision makersidentifying more clearly for different character areas key characteristics, landscapesensitivity and environmental components with guidelines relating to theirconservation.

The aim will be to produce a Cornwall guide to the character approach -identifying for different areas the key implications for developments, includingpriorities for finer grain assessments. This work will underpin District Councilpreparations of Local Development Documents.

To create clearer guidance, there is the opportunity to establish LandscapeCharacter Policy Areas that have clear goals and objectives especially in terms oflocal distinctiveness, historical landscape and semi-natural vegetation.

The basic information already exists in the Cornwall Landscape Assessment 1994but this, importantly, will be supplemented by the Urban Surveys and updatedwith additional information on the historic environment and from the BiodiversityAction Plan.

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30. The Cornwall Biodiversity Initiativeand the Biodiversity Action Plan5 arecomplementary to development plans;they also provide an important resourcebase to inform the character approach.

31. It should be recognised that goodquality development can and shouldenhance Cornwall's valued and specialenvironment. The landscapes andtownscapes of Cornwall are thecombination of the natural environmentand the influence of people overcenturies. Continuous investment isneeded to keep Cornwall a place wherepeople want to live, work and visit.New buildings and spaces are the mostnoticeable products of the planningsystem and will always affect theenvironment in some way. It is,therefore, important that alldevelopment has a positive effect onthe environment through good design.

32. The character area approach sitsalongside and informs developmentplan policies and designations. It is aholistic approach that applies to allareas as well as being integral to areasof recognised national or internationalsignificance. Such sites and areasinclude:

• Areas of Outstanding Natural Beauty

• National Nature Reserves

• Sites of Special Scientific Interest

• Special Areas of Conservation

• Special Protection Areas

• Scheduled Ancient Monuments

• Conservation Areas

• Buildings, Parks and Gardens ofSpecial Architectural or HistoricInterest (Listed Buildings)

Historic SettlementsThere is a need to take a more holisticapproach to Historic Settlements thanin the 1997 Plan, in recognition of thespecial historic character of Cornwall'smedieval, industrial, coastal andtourist settlements. The historiccharacter of many of these settlementsis being studied by the ongoingCornwall and Scilly Urban Survey andCornwall Industrial SettlementsInitiative which will build on theCornwall Landscape Assessment andprovide further guidance ondevelopment in these urban areas.

33. These sites and areas require thestrongest protection from any adverseeffects arising from development,including any cumulative impact. Thekey tests for the consideration ofdevelopment that may affect these areasare set out in national policy guidance.Full account needs to taken of thespecific features or qualities whichjustified designation of the area, andsustain or further the purposes of thatdesignation. This must include therelative weight to be given, whereappropriate, to the significance ofinternational, national and localdesignations.

34. The impact of development onthese areas will require carefulconsideration. To be acceptable theneed for the development will have tooutweigh the reasons leading to thedesignation.

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5 The Cornwall Biodiversity Initiative is a partnership of over 100 organisations and individuals with aninterest in protecting Cornwall’s biodiversity. The Initiative published Cornwall’s Biodiversity Volume 1: Auditand Priorities in 1997 followed in 1998 by an Action Plan; the latter aims to facilitate the delivery of the UKBiodiversity Action Plan at the local level.

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Nature conservation and planning isnot confined to statutory and non-statutory sites and landscape features -certain wild plants and animals,including all wild birds, are protectedunder the Wildlife and CountrysideAct, whilst some other animals eitherhave their own legislation (eg.Protection of Badgers Act) or areotherwise protected by internationalagreements such as the Birds andHabitats Directives.

35. In addition, it is still consideredimportant to identify particular areasand sites of special importance in theCounty. The Areas of Great LandscapeValue were reviewed in the preparationof the previous Structure Plan (1997) onthe basis of the Cornwall LandscapeAssessment and have now beenincorporated in District-wide LocalPlans. These are carried forward in therevised Structure Plan.

36. The coverage, role and objectivesof the former Areas of Great HistoricValue and Areas of Great ScientificValue will be more effectively achievedthrough the proposed characterapproach complemented by theprotection of key sites and areas ofCounty importance. These will include,for example, the Cornwall Wildlife andGeological sites which represent animportant environmental resource.Archaeological and historic sites areregistered in the Historic EnvironmentRecord maintained by the CountyCouncil and wildlife and geological sitesare recorded at the EnvironmentalRecords Centre for Cornwall and theIsles of Scilly.

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Policy 3

Use of ResourcesDevelopment must be compatible with the prudent use of natural andbuilt resources and energy conservation. Development should:

• give priority to the re-use of previously developed land andbuildings to meet development needs including, where appropriate,derelict land reclamation;

• protect the best and most versatile agricultural land;

• avoid land at risk from flooding, following a sequential approach tosite selection ensuring priority is always given to low risk areas;

• utilise sustainable drainage techniques dealing with surface waterrun-off as close to source as possible;

• avoid, directly or indirectly, risk of significant levels of pollution orcontamination to air, land, soil or water, including noise and lightpollution;

• facilitate energy conservation and the utilisation of renewableenergy sources reducing energy consumption and CO2 emissions;

• follow sustainable construction principles including consideration ofthe use of resources, energy efficiency and local materials.

37. Policy 3 sets out ways in whichdevelopment must contribute to theprudent use of resources. This will beimportant in respect of the location andsiting of proposals and also in terms ofdesign and construction. Theseconsiderations can make an importantcontribution to reducing the demandfor energy, improving efficiency, andutilising renewable energy production.A further aspect is the relationship ofdevelopment to the resources neededto sustain it, either physicalinfrastructure or community facilities.These issues are dealt separately inPolicy 15.

38. Development should always makethe best use of existing land andbuildings. A number of policies in thePlan reflect this principle. It isparticularly significant in terms of thecontribution to meeting future housing(Policy 10) whilst the utilisation ofredundant buildings in the countrysidecan be important in meeting ruraldevelopment needs (Policy 26).However, not all previously developedland or buildings are necessarily in theright location for certain forms ofdevelopment. This might, for example,be due to accessibility or trafficconsiderations. Similarly previously

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developed land, particularly derelictland in Cornwall, may have particularhistoric, wildlife or landscapeimportance that should be protected.

39. The best and most versatileagricultural land remains an importantresource that should be protected. It is,and will remain, best suited to adaptingto the changing needs of agriculture andproposals to change its use will raiseissues of national interest. Itsdevelopment will be confined tocircumstances where the need toconserve such land is outweighed bythe importance of the development andthe lack of alternative sites.

40. The planning system, along withthe controls of agencies such as theEnvironment Agency, has an importantrole in ensuring that people andproperty are not put at risk fromflooding including tidal inundation.Within river and coastal floodplains newdevelopment may be liable to floodingor increase the risk of floodingelsewhere by reducing storage capacityor impeding flood flows. Developmentanywhere in the catchment area mayincrease surface water run-off adding tothe risk of flooding, pollution or damageto river habitats. The threats associatedwith global climate change point to sealevel rises and an increase in stormincidence, both of which will addfurther risk of flooding, as well ascoastal erosion, with an impact on landresources and infrastructure.

41. National policy (PPG 25) requires asequential test in respect ofdevelopment and flooding to ensurethat development does not proceed inareas at risk of flooding wherealternatives are available. Sustainabledrainage techniques are alsoencouraged, enabling surface water run-

off to be reduced or controlled as nearto the source as possible. Theseimportant principles are enshrined inPolicy 3 and will need to beimplemented at the local level(including securing responsibility forfuture maintenance of sustainabledrainage).

42. Pollution can adversely affect theenvironment and our quality of life. TheCounty Council is committed to theminimisation of pollution to land, air(including the minimisation of noise andlight pollution) and water. The planningsystem plays a key role in determiningthe location of development which maygive rise to pollution and ensuring thatdevelopment is not affected by it. Thesematters will largely depend on detailedplanning decisions and Policy 3 reflectsthe importance of this. The Plan'spolicies for transport and accessibility,which seek to reduce the need fortravel and encourage alternative modesto the private car, is a major way inwhich planning policies can contributeto improved air quality.

43. The planning system also has a vitalrole to play in the overall managementof contaminated land. The importanceattached to brownfield developmentoften means dealing with contaminatedland and the recycling of such land canprovide the opportunity to deal withthreats posed by contamination tohealth and the environment. InCornwall, the effects of mining industry,including underground or surfacecollapse and disturbance to spoil heaps,all have possible impacts on watersupplies and the water environmentgenerally as well as implications fordevelopment on unstable land. Wheredevelopment may affect an area ofcontamination or unstable land, a full

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Energy conservation in developmenthas an important role to play inreducing wasted energy. Buildingmaterials, siting and overall design cancontribute to energy efficient buildingsand facilitate the incorporation ofrenewable energy sources.

Sustainable construction shouldpromote environmental, social andeconomic gains now and for thefuture. Key elements include:

• careful siting taking account ofexisting infrastructure, heritage andculture

• the best use of recycled and localmaterials as well as local skills andlabour

• energy saving design andconstruction methods

• community involvement from thedesign stage to completion

• easy adaptation to alternative uses.

analysis of the site and an assessment ofthe direct or indirect risks associatedwith the proposal should be carried out.The precautionary approach tocontaminated and unstable land inplanning decisions is of greatimportance.

44. Local Development Documentshave a key role in providingdevelopment that promotes energyconsiderations relating to the siting anddesign of new development. They alsohave a key role in providing fordevelopment that incorporates energyefficiency or generates energy fromrenewable sources, although changes inthe scope of planning control may berequired to enable this to beimplemented most effectively.

45. Notwithstanding this it is importantthat local authorities encouragenegotiation with developers on thepotential for on-site renewable energyprovision where appropriate.

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Policy 4Maritime ResourcesAn integrated and co-ordinated approach to the coast will be taken tosupport the economic importance and conservation value of themaritime environment.

Development relating to the coast, estuaries and maritimeenvironment should be considered against the need to ensure theconservation of the environment for its own sake and for the economicimportance of fishing and the other activities it supports. Developmentshould avoid pollution of coastal or marine waters and minimise anyharmful effects on coastal processes.

Development should be within or well integrated with the existingdeveloped coast and help enhance the quality of the environment andeconomic regeneration of the coastal towns. Waterside sites within thedeveloped coast should be safeguarded for uses needing suchlocations giving priority to maritime industries.

The undeveloped coast should be protected.

Local plans should designate coastal zones where appropriate to takeaccount of economic and social opportunity and environmentalprotection

46. Cornwall's coast represents a majorresource. Many aspects of Cornwall'seconomy are based on its maritimeresources. This includes its fish stocksand the availability of naturallyoccurring deep water harbours, togetherwith the associated range of economicactivities serving the fishing andcommercial port activities as well as theleisure and tourism sectors. Wherethese uses compete for this limitedresource, the policy favours economicactivity that requires direct access to themaritime environment.

47. The coast and estuaries offer someof the finest examples of maritime andmarine habitats in England. The watersoff Cornwall contain many sites ofnational or international marinebiological importance, both for diversityand numbers of marine species present,as well as archaeological sites. On land,much of Cornwall's coast is designatedas an Area of Outstanding NaturalBeauty, reflecting the quality and valueattributed to the coastal landscape.About a quarter of England's HeritageCoast is in Cornwall where the needs ofconservation and pressures of recreationneed to be considered in a co-ordinated way.

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Government policy encourages thedefinition of coastal zones anddevelopment of associated policies atthe local level. The principle of a co-ordinated and integrated approach isparticularly important in Cornwall.Arguably the whole County isinfluenced to some extent by the seaand this may affect the need forspecific coastal zones to be identifiedin all Districts. The underlying aim isnot only the sustainability of thenatural resource but the importanteconomic resources this provides. It isfundamental to the aims of this Planthat these two strands are consideredtogether to ensure that both thenatural resources and their economicactivities are managed as effectively aspossible.

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Cornwall Structure Plan18 2004

Policy 5

MineralsMineral resources should be conserved and managed to provide asteady supply of minerals to meet needs subject to environmental andsocial considerations and the need for high standards in restorationand aftercare. Development should ensure:

• the conservation of the mineral resources;

• a steady supply of minerals is available;

• impacts on the environment are minimised and encouragement isgiven to the use of secondary or recycled aggregates;

• an increased use in non road based transport;

• the improvement of operational standards at all mineral workings;

• that high standards of restoration and aftercare are secured on aprogressive basis;

• that adequate overall capacity for mineral wastes arising in Cornwallis provided for during the Plan period.

48. Cornwall's minerals industry makesa significant contribution both to theeconomy and the physical appearanceof the environment. The exploitation ofCornwall's diverse mineral resourceproduces a wide range of minerals,some of which are of internationalsignificance. The industry is dominatedby china clay extraction of a scale ofnational significance and directlyemploys approximately 3,500 people.

49. The approach in this Plan is tosupport the continued development ofthe minerals industry in Cornwall withinthe context of the principle ofsustainability. This will necessitate

conserving the mineral resource whilstenabling a steady supply of minerals(where compatible with the need toprotect the environment); encouraginggreater efficiency and effectiveness ofmineral usage; continuing to promotethe reuse and recycling of wastematerials (particularly china clay waste);improving standards of operation ofmineral working and ensuring high andconsistent standards of restoration.Where opportunities arise to transportmineral, by rail and sea, this will beencouraged. Cornwall has significantresources of 'secondary aggregates' as aby-product of the china clay industryand its exploitation will be encouraged.

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6 Minerals Local Plan, 1998, Cornwall County Council

50. The continuing viability of theminerals industry is important for theCornish economy as a whole. Thedetailed policy framework is set out inthe Cornwall Minerals Local Plan6

which sets out a strategic approach tobalance the need for minerals, theireconomic importance andenvironmental impact.

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Policy 6

Waste Management Overall capacity for wastes arising in Cornwall will be providedthrough the sustainable management of waste streams based on theprinciples of the waste hierarchy, the proximity principle and regionalself-sufficiency.

Development should be compatible with:

• the minimisation of waste production;

• the protection of the environment and local amenity from significantadverse effects of waste management facilities;

• high standards of design;

• the management of waste as close as practicable to its origin;

• the development of an integrated network of waste managementfacilities in accordance with the spatial strategy of this Plan;

• the best practicable environmental option - that is the mostenvironmentally and economically acceptable;

• the waste hierarchy.

51. A diverse range of waste isproduced in Cornwall includinghousehold, commercial, industrial,hazardous, clinical, waste water, scrapmetals, mine water, port, mineral andagricultural wastes.

52. The management of these wastesin a more sustainable manner is one ofthe key challenges currently facingCornwall. The key aim is to minimisethe levels of waste production and tocontinue and accelerate the move awayfrom the current levels of reliance ondisposal by landfill to more sustainableforms of waste management, such as re-use, recycling and composting (for

which targets will be set) and energyfrom waste technology. Adequatecapacity for waste arising in Cornwallmust be provided throughout the planperiod. All waste management activitiesmust be carried out in such a way thatprotects the environment and theamenity of local residents from anysignificant adverse effects. The detailedpolicy framework for the managementof all wastes is set out in the CornwallWaste Local Plan.

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Policy 7

Renewable Energy ResourcesProvision should be made for renewable energy generation tomaximise environmental and economic benefits whilst minimising anyadverse local impacts.

A range of technologies for renewable energy production (for heat andelectricity) will be encouraged. Schemes for electricity generation willcontribute to a Cornwall target of about 93MW of installed capacityfrom renewable resources by 2010. This should be throughdevelopment that increases local benefits, particularly diversification ofthe rural economy, and minimises any adverse effects on the natural orbuilt environment.

In respect of land-based wind energy, the scale and location ofdevelopment should respect landscape character and distinctivenessand reflect, in particular, county-wide priorities to avoid adverse effectson the Area of Outstanding Natural Beauty, significant intrusion intocoastal landscapes, and the unreasonable proliferation of turbines inthe landscape.

Local plans should consider potential sites and locations for all formsof renewable energy development against these considerations andshould establish clear criteria or appropriate locations for developmentto contribute to the Cornwall target.

53. The use and the production ofenergy both have an effect on theenvironment. The conservation andefficient use of energy should beencouraged in the first instance(referred to in Policy 3- Use ofResources) and, in addition to this,more environmentally friendly ways ofproducing energy need to bedeveloped. Although Policy 7 isconcerned with energy generation fromrenewable resources, the overallapproach is one that couples this with

energy efficiency considerations. Therole of planning policy in the locationand design of development in wayswhich facilitate energy conservation isequally important.

54. The aim of Policy 7 is to encouragethe development of renewable energyresources to maximise environmentaland economic benefits whilstminimising any local impacts. The targetfor generation capacity is based onwork undertaken for the South West

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REvision 2010REvision 2010 is a project funded bythe Government Office for the SouthWest, in partnership with the SouthWest Regional Assembly. The projectfollows on from the South WestRegional Resource Assessment carriedout by Terence O'Rourke and ETSU,(also funded by the GovernmentOffice for the South West) andpublished in 2001. The TerenceO'Rourke study provided the impetusbehind the adoption of a regionaltarget within Regional PlanningGuidance of 11-15% of the region'sgenerating capacity from renewablesources by 2010 (or 597 Mega Wattsof renewable electricity capacity)

REvision 2010 sought to work withcounty, unitary and district localauthorities to establish seven countyor sub regional targets for thedevelopment of renewable electricityup to 2010. The consultation wasbased on a detailed resource mappingexercise as well as an independentlandscape sensitivity assessment foronshore wind and biomassdevelopment.

The target range proposed forCornwall as part of this consultationprocess was 93-108 Mega Watts ofrenewable electricity capacity by2010, providing enough electricity tosupply between 91,750-101,750homes.

The REvision 2010 project suggestedthat this target could be met by thebreakdown of technologies shownopposite.

Region which identified a target rangefor Cornwall of 93 -108 MWs by theyear 2010 - just over double theexisting capacity of 45MW. This targetwas based on a contribution from arange of different technologies -onshore wind, biomass and energy fromwaste being most significant. At thesame time other sources such asgeothermal (ground source heat pumps)and solar energy also have an importantrole in providing heat for buildings. Amore detailed study in Cornwallexamined the implications of the targetand concluded it to be reasonable inrespect of the likely impact onCornwall's landscape character -nonetheless in the longer term it wouldbe increasingly difficult to meet targetssatisfactorily through further on-shoretechnologies; increasing reliance wouldneed to be placed on off-shoretechnologies for which the longer termpotential around the coast of Cornwallcould be very substantial.

55. Taking all these matters intoconsideration Policy 7 proposes a targetat the lower end of the possible rangeidentified. At this stage the contributionfrom some technologies, such asbiomass, has some uncertainty to 2010and for this reason the lower end of thetarget is more realistic but remainschallenging.

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Revision 2010 - Suggested targets for renewable energy in CornwallTechnologies Target (MW) Resource (MW) HomesShoreline wave 1 2 750Offshore wave 0 0 0 (0)Tidal Barrage 0 28 0Tidal Stream 0 0 0 (0)Small-scale Hydro 3 3 1,500Solar PV 0.2 0.2 50Biomass 10 15 19,750Anaerobic Digestion 2 2 3,250Poultry Litter 0 1 0Landfill Gas 4 4 7,500Energy from Waste 7 23 15,500Onshore wind 66-81 500 43,500-53,500Offshore wind 0 0 0Totals 93-108 577 91,750-101,750

Notes

• The resource figures represent the accessible economic resource for eachtechnology by 2010. This takes into account, economic, technical, practical andenvironmental designation constraints. In reaching the target figure a significantamount of the onshore wind resource was further discounted based on theresults of the landscape sensitivity assessment carried out by Land UseConsultants alongside the REvision 2010 project.

• Biomass includes the production of energy primarily from the combustion ofenergy crops like short rotation coppice or miscanthus and forest residues.

• The figures in the 'Homes' column represent the estimated number of homesthat could be supplied by the equivalent amount of electricity generated byeach source (rounded to nearest 250). The figures assume an average electricityconsumption per home of 4,000 kWh and assume appropriate load factors foreach technology. The load factors take account of the intermittent nature of anumber of the renewable technologies.

• These figures only apply to electricity production and don't therefore covertechnologies such as Solar Water Heating, Ground Source Heat Pumps or heatonly Biomass installations.

The figures for each technology may well differ in practice and are not meant tobe targets in themselves, thereby providing greater local flexibility to respond toopportunities as they arise. However, if the overall target is to be met it is unlikelythat the balance of these figures will be greatly different

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SeapowerIn January 2004 the South WestRegional Development Agencysponsored study 'Seapower SouthWest Review' was published. Some ofthe main findings of the study include:

• potential for wave capture in alarge area from the Isles of Scilly,across North Cornwall toIlfracombe in North Devon.

• for tidal stream …. good resourcesare identified around the Isles ofScilly and headlands of SouthCornwall and South Devon.

• scenarios for 2020 suggest thatinstalled devices could total around150MW to 400MW depending onthe rate of growth of the industry.

• developers expect to be installingsmall arrays of devices by 2006-9and to be developing moresubstantial schemes by 2008-10.

56. Land based wind farms raiseparticular strategic issues in terms ofboth the extent of the resource and theeffects of development on thelandscape. Future development (whichis likely to be necessary if targets are tobe met) needs to be carefully balancedagainst the effects on the character ofthe landscape. At the County level thismeans that areas of national landscapeimportance or other sensitive coastallandscapes should not be harmed bywind farms. Equally, no one area of theCounty should be subject to dominationby the cumulative effects of turbines.This is likely to be minimised byincreasing the generating capacity ofexisting sites in preference to newlocations where possible.

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Cornwall Sustainable EnergyPartnership (CSEP)The County Council supports withother partners the work of theCornwall Sustainable EnergyPartnership. Planning policies for thedevelopment of renewable energyschemes need to be supported by arange of other actions to reduceenergy usage, encourage energyefficiency and conservation. Therecently agreed Sustainable EnergyStrategy for Cornwall helps providethis wider context.

57. The County Council will undertakefurther work in association with theDistrict Councils to support Policy 7 andto inform local planning on options forachieving renewable energy targets aswell as incorporating energyconsiderations into planning policy.Such joint work will consider how localdevelopment documents shouldinterpret the Cornwall target workingclosely with representatives of therenewable energy industry to identifyappropriate criteria or locations forproposals.

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Policy 8

HousingDevelopment should enhance the opportunities for a home foreveryone in Cornwall.

About 29,500 (annual average 1,970) dwellings should be built in theperiod 2001 - 2016. The overall amount of housing in each District in theperiod 2001 - 2016 will be:

Penwith 3,300 (annual average 220)Kerrier 5,100 (annual average 340)Carrick 6,500 (annual average 430)Restormel 5,600 (annual average 370)North Cornwall 5,100 (annual average 340)Caradon 4,000 (annual average 270)

and will be distributed according to the guidance set out in the spatialstrategy (Policies 16 - 26).

58. The provision of adequate housingis fundamental to our quality of life. Atthe same time there is concern aboutthe development implications in certainareas and the impact of populationgrowth on services, jobs andinfrastructure. The Plan needs to berealistic about housing requirementsand sensitive about how we meet them.

59. The need for additional housingrelates partly to changes that areoccurring in society leading to morehouseholds that are, on average,smaller. A further factor is that morepeople move into Cornwall to live thanthose who move away. To provideinsufficient housing cannot be expected

to reduce the demand for people tomove into the County, as incomers maybuy into the existing housing market atthe expense of local people. This islikely therefore to exacerbate the lack ofaffordable housing in some areas.Equally to over-provide is unsatisfactory.It is wasteful in resources andunnecessarily commits land fordevelopment in the absence of need.

60. The County Council has sought toensure that these issues are properlyreflected in considering future housingdevelopment in Cornwall, in thecontext of the South West as a whole.Having addressed issues relating toPlymouth and South East Cornwall,

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Population and HouseholdChangeCornwall's population continues togrow. The South West RegionalPlanning Guidance (RPG10) has set anannual rate of development forCornwall of 2050 dwellings from 1996to 2016. The robustness of the RPGdwelling figure has been assessed at atechnical level, with consistentassumption across the region. Actualrates of development in Cornwallsince 1996 (the RPG base) have, for anumber of years, been very close tothe anticipated annual rates but haveincreased significantly recently.Population growth has been slightlyhigher than the overall average due toa higher level of growth through netmigration. This initial rise is notexpected to be maintained throughoutthe plan period. Key factors inpopulation and household change are:

• the average household size inCornwall is 2.3 (2002).

• there is currently an imbalance indeaths over births, ie. thepopulation is shrinking due tonatural causes, this imbalanceaveraged 1150 per annum in theperiod 1996 - 2000 increasing to1500 in 2001-2002.

• there is a large net gain as morepeople move into Cornwall thanmove away. The average during1996-2000 was + 4290 perannum but increased to +7400 in2001-2002

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jointly with the Devon Authorities,some redistribution of housing fromCornwall to Devon is appropriate.7 Thishas meant that the Cornwall figure isreduced from that envisaged inRegional Planning Guidance to theequivalent of 2000 dwellings perannum (a reduction of 50 per annum or1000 over the 1996-2016 period).Integral to the policy is the "Plan,Monitor and Manage philosophy". Thismeans that the rates of housingdevelopment and assumptions thatunderpin them are kept under closereview and necessary adjustmentsbrought forward accordingly.

7The Panel conducting a joint session of the Devon and Cornwall Structure Plans recommended theredistribution of 1000 dwellings from South East Cornwall to Plymouth.

Table 1 Housing Distribution, Completions and CommitmentsTable does not always total due to rounding.Information drawn from the 2004 Housing Land Availability Surveys.

Proposed Completions New Built With RemainingProvision 1996-2001 Provision 2001-2004 Planning Requirement

1996-2016 2001-2016 & Under Permission Construction

2004*

PENWITH 4,650 1,350 3,300 1,141 741 1,400

Camborne-Pool- 4,200 780 3,420 713 458 2,250RedruthOther 2,500 820 1,680 791 500 400KERRIER 6,700 1,600 5,100 1,504 958 2,650

Truro 4,050 560 3,490 568 761 2,150Falmouth/Penryn 2,200 520 1,680 454 275 950Other 2,000 650 1,350 521 246 600CARRICK 8,250 1,730 6,520 1,543 1,282 3,700

St. Austell 2,700 670 2,030 809* 599 600Newquay 2,800 700 2,100 436* 488 1,200Other 2,600 1,150 1,450 820* 860 -230RESTORMEL 8,100 2,520 5,580 2,065* 1,947 1,570

Saltash/Torpoint 1,600 551 1,000 628 65 300Other 3,600 654 3,000 823 674 1,500CARADON 5200 1,200 4,000 1,451 739 1,800

NORTH 7,050 1,960 5,100 2,285 1,626 1,200CORNWALL

CORNWALL 40,000 10,360 29,600 9,989 7,293 12,320

* With the exception of Restormel figures where under construction 2004 is included with the “withplanning permission” column rather than built 2001-2004 and under construction.

Table 2 Average annual house-building rates.

Years Penwith Kerrier Carrick Restormel Caradon North CornwallCornwall annual

average1976-81 231 281 386 406 561 415 22811981-86 298 315 462 392 435 333 22371986-91 401 342 517 646 544 617 30691991-96 217 227 207 398 325 365 17411996-01 269 320 346 504 240 392 20742001-2004 248 265 348 757 393 543 24241976-2001 283 297 384 469 421 424 2280Proposed2001-2016 220 340 433 373 266 340 1973

This table shows the annual average house building rate for different periods, compared with thatimplied by the Plan's proposals 2001-2016. For Cornwall as a whole the rate of developmentproposed for 2001-2016 is a lower than the long term (1976-2001) average, but close to thatachieved over the 1996-2001 period.

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61. Policy 8 reflects theseconsiderations. Taking account ofdevelopment between 1996-2001 (anaverage 2074 dwellings per annum)implies that about a further 29,500houses will be required in the period2001-2016. The broad distributionbetween Districts reflects the settlementstrategy set out in subsequent policies.

Plan, Monitor and ManageGovernment guidance reflected inRegional Planning Guidance is for a"Plan, Monitor and Manage" approachto housing provision. The overallaverage rate of development inCornwall proposed in this Plan is 2000per annum over the period 1996 to2016. In each District the averageannual rates expected will be thatimplied by the housing provision forthe 15 year period 2001-2016.

The actual rates of development inany one year will vary. In some casesthis may be due to the supply of landavailable, whilst fluctuations willalways reflect the economics of thebuilding industry. Some areas alreadyhave high levels of commitments inthe form of planning permissions orallocations, notably in Restormel. Inother areas, housing provision mayneed to be phased in respect ofinfrastructure or in relation to thesupply of housing expected frompreviously used land. These factorsrequire a managed approach to therelease of land to achieve theprovision set out in Policy 8. This willneed to be monitored closely andadjustments made if appropriate tothe distribution proposed, both interms of the feasibility of provision onthe ground and any new informationregarding the likely long term need forhousing growth.

The expected distribution in relation tohousing completions and furtherplanning permissions is set out in Table1. It takes into account a range ofconsiderations relating to the capacity ofparticular areas to meet housingrequirements in ways which willcontribute to the strategic aims of thePlan. These include focusingdevelopment on the main towns,relating housing to job opportunitiesand transport provision as well as theimpact on the local environment. Theavailability of previously developed landis a further consideration, given thepriority attached to its release forhousing (Policy 10). The contributionthat can be expected from brownfieldsites overall will be about 40% but thiswill vary across Cornwall. However inall parts of the County somecontribution from greenfield sites will benecessary over the Plan period. Thismeans that alternative distributions ofhousing development could notincrease the potential to achieve thebrownfield target; at best it could utilisemore of the available potential in theearly part of the Plan period. Toimplement successfully the objectives ofthe Plan, it will be extremely importantthat the distribution within Districtsreflects the specific proposals andguidance for particular towns or areas.

62. It is critical that planned provisionis made to ensure that adequate homescan be made available. District Councilswill be expected to ensure thatsufficient new housing is provided inline with the guidance given in Policy 8.

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Policy 9

Mix and Affordability of HousingA mix of house type and tenure that meets the needs of the wholecommunity will be encouraged.

Local plans should set targets for affordable housing based onassessments of defined local housing market areas, house price andhousehold income characteristics and taking full account of:

• the backlog of existing and rate of newly arising needs;

• the supply of locally affordable dwellings;

• an appropriate mix of house size and tenure rented or low cost; and

• market conditions.

Local plans should set out the circumstances where affordable housingwill be provided as an "exception" to normal policy in rural areas,providing the basis for resources to be targeted at areas of greatestneed in locations easily accessible to a range of services and facilities.They should also consider the need to define wider areas whereprovision for housing should be limited to affordable housing only.

63. The issue of affordable housing is acritical problem. It has come about overseveral decades and there is no easysolution. Land use planning can onlyplay a part in facilitating solutions,which depend on a range of measuresthat can influence the housing marketand assist those in need.

64. A long term strategy is required todeliver affordable housing under theconstraints of the current nationalplanning framework. It is important thatthe Government is lobbied for a fairerand more effective way of providing foraffordable homes.

65. Housing at a price people canafford is a national problem but isparticularly acute in Cornwall becauseof low average earnings, especiallywhen compared with house prices. Inmany areas the situation is made worseby the influence on the housing marketof second home buyers and thewealthier incomers. "Affordable housing"includes low-cost market and socialhousing, whether for rent or sharedownership, available to people whocannot afford to rent or buy housesgenerally available on the open market.

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Affordable Housing - Plannedsites and the "exceptions"approachCurrently, the planning system isspecifically providing for affordablehousing in two main ways. First,through "planned" sites, where aparticular proportion of housing onallocated land is to be "affordable".The proportion appropriate and thetype of affordable housing isdetermined through the local planningprocess. The second method hasbecome known as the "exceptions"approach. This is specifically aimed atrural communities, where sites withinand on the edge of villages can, incertain circumstances, be grantedplanning permission for affordablehousing on sites where housing for theopen market would not be allowed.

66. Provision of affordable housingunder the current rules is best done byensuring that, each year, there is aregular flow of a suitable mix ofproperties onto the market. Low costmarket housing can make acontribution but the greatest need is forprovision of social housing that isretained in perpetuity to meet needsarising in the local community. Policy 9allows for both the provision ofaffordable housing as part ofdevelopment on planned sites and the"exceptions" approach in villages.

67. The need for affordable housingand the degree of affordability variesacross Cornwall. It is, therefore,important that the approach tomeasuring affordability, taking accountof incomes and cost, and measuringneed (as opposed to aspiration), anddelivering affordable housing, can beapplied in a relevant way to specificlocations and be consistent across theCounty so that it does not disadvantageone area compared to another.

68. Local needs housing assessmentshould be clearly set in the context ofan overall assessment of housing need.This should cover the whole spectrumof housing, to provide a context for themore specific assessment of needs foraffordable housing.

69. Targets for affordable housingshould be set by Local DevelopmentDocuments based on such assessmentsof need, contributions from the existingdwelling stock and the funding likely tobe available to Registered SocialLandlords (RSL's). They should identifycircumstances where lower thresholdsfor new development providingaffordable housing should be set. Inparticular circumstances, whereappropriate sites for new housing maybe very limited, consideration should begiven to identifying areas where onlyaffordable housing will be permitted.

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Policy 10

Location of Housing DevelopmentMost housing development should be in or well integrated with theexisting built-up areas of towns, giving priority to previously developedsites and having regard to the character of settlements.

In order of preference development should:

• re-use previously developed land and buildings (brownfield sites) inurban areas;

• use other sites in urban areas; and

• extend existing urban areas in locations with good public transportlinks or where they can be provided.

Overall, about 40% of Cornwall's housing development in the period2001-2016 should be on brownfield sites.

Local plans should set out arrangements for the phasing of housingland to secure priority for the release of previously developed land inaccordance with this target.

70. The thrust of the Plan, reflectingalso national and regional policy, is tomaximise the use of previouslydeveloped land in urban areas to meetfuture housing requirements. Policy 10embraces this. The Cornwall UrbanCapacity Study8 of main townsidentifies a broad level of potential forbrownfield development in Cornwall. Itis reasonable to seek to achieve around40% of new housing on brownfield landover the Plan period. The contributionthat can be expected in different areaswill vary as indicated in the study. Asnoted, in respect of Policy 8, variations

in this distribution could influence therate of development of brownfield sitesbut not the overall contribution to thecountywide housing provision up to2016.

71. The findings of the Urban CapacityStudy need to be thoroughly testedthough the Development Plan processat the local level. Its assumptions withregard to the availability of previouslydeveloped land, on a site by site andprojected trends basis, must be keptunder review.

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8The Cornwall Urban Capacity Study looked into the potential for house building on brownfield land in eachof the County's main towns in 2001. The study's conclusions provide a baseline assessment taking intoaccount the availability of land and how soon it could be developed.


Definition of previously-developed landThere are various definitions ofpreviously-developed land in use. PPG 3: Housing uses the followingdefinition:

Previously-developed land is thatwhich is or was occupied by apermanent (non agricultural) structure,and associated fixed surfaceinfrastructure. The definition coversthe curtilage of the development.Previously-developed land may occurin both built-up and rural settings. Thedefinition includes defence buildings,and land used for mineral extractionand waste disposal where provisionfor restoration has not been madethrough development controlprocedures. The definition excludesland and buildings that have beenused for agricultural purposes, forestand woodland, and land in built-upareas which has not been developedpreviously (e.g. parks, recreationgrounds, and allotments - even thoughthese areas may contain certain urbanfeatures such as paths, pavilions andother buildings). Also excluded is landthat was previously developed butwhere the remains of any structure oractivity have blended into thelandscape in the process of time (tothe extent that it can reasonably beconsidered as part of the naturalsurroundings), or has subsequentlybeen put to an amenity use andcannot be regarded as requiringredevelopment.

72. A sequential approach to therelease of sites will be necessary toensure that brownfield sites are usedfirst to meet housing requirementswhere they are available. It is, however,important that a continuous supply ofland is available for housing. Therelease of greenfield land should bebalanced with the genuine availabilityof previously developed land. Otherland within urban areas should alsomake a contribution, where it is suitedto housing use. This should include there-assessment of sites identified foremployment purposes where such a useis unlikely to proceed or be suited tofuture circumstances. Where it isnecessary to extend existing urbanareas, this should be done in wayswhich can improve accessibility overallby walking, cycling and publictransport. The choice of location inrespect of current and futureopportunities in relation to publictransport provision is likely to beparticularly significant.

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Policy 11

The Urban and Rural EconomyEconomic growth and employment will be encouraged through theregeneration and investment in the Strategic Urban Centres (SUCs)andother towns and rural restructuring and diversification.

In the towns this will be by:

• prioritising the regeneration of urban areas and town centres as afocus for retail, commercial and business activity;

• maintaining a range and choice of sites to meet the needs of existingand new firms within or well integrated with built up areas;

• giving particular attention to the role of the Strategic Urban Centresas locations for housing and employment growth.

In rural areas, the emphasis will be on the restructuring of theeconomy. Local plans should make provision for employment usesprimarily in the centres which are most accessible to the wider area,including by public transport.

Away from such centres, development should support the economicand social well-being of the area by:

• supporting agriculture through farm diversification schemesappropriate in character and scale for their surroundings and inpreference by the re-use of existing buildings;

• provision for the adaptation and, where appropriate in scale andcharacter, the expansion of existing tourism, industrial and businessuses; and

• provision for development essential for the rural economy where alocation in a town or a village could not meet the need.

73. Policy 11 reflects a twin strategy forthe economy. Major economic growthand employment should be focused onthe main towns where it supports theirregeneration and where benefits can bemost accessible to the population. Inrural areas, the emphasis is on

diversification. At the same time thepolicy recognises the needs ofenterprises already located in rural areasand that reasonable provision for furtherdevelopment is justified to meet needswhich cannot be met in largersettlements.

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The economy…. context and outlookIn July 1999 Cornwall and Scilly were designated as an Objective One area underthe new Structural Fund Regulations. This identifies regions most in need ofsupport from European Union funding.

Due to the current availability of Objective One funding, there are highexpectations of the Cornish economy. The amount of money available, however, issmall in relation to the area's economy as a whole and cannot reverse pasteconomic performance and current trends in earnings, industrial re-structuring andglobal competition overnight.

However there is much to be optimistic about. Cornwall has firms that operatesuccessfully in both global and local market places. The environment and qualityof life in Cornwall are increasingly seen as important in terms of branding, imageand sense of place. Skills needs are changing. Growth from within Cornwallremains the priority, but inward investment can also make a contribution. Thelocational requirements of firms are increasingly responding to the greaterflexibility from improved electronic communications.

Protecting, creating and drawing attention to the conditions for growth in keysectors such as maritime industries, spin-off from the Combined University inCornwall or the Peninsula Medical School, and further re-structuring in farmingand fishing can all be achieved.

Tourism will continue to be significant and must be considered as an integral partof Cornwall's wider economy.

74. Local Development Documentsshould set out policies and proposals tofacilitate the growth of the main townsin their areas to meet a range ofbusiness and commercial needs inaccordance with this strategy. Theapproach is strongly supported by theObjective 1 programme which containspriority measures to support theregeneration of the main towns inCornwall. The need for new sites andpremises, under Policy 12 below, shouldbe considered in this context, to ensurethey are consistent with this priority.

75. Employment in the more rurallocations is also very significant. Theobjective here, however, will be tosustain existing businesses and provide

diversification for new opportunities.Urban locations will be the focus foremployment growth.

76. Development issues relating torural areas can be sensitive. LocalDevelopment Documents will provideguidance on the type of proposals thatare suited in scale and function to theirlocation. This will include givingparticular consideration to the needs ofthe remoter rural areas. A range ofbusiness and employment uses can bemet by development in villages, throughthe re-use of existing buildings and bywell designed new proposals wellintegrated with existing development.These opportunities will allow scope forfarm diversification as well as other

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proposals. The agricultural industryfaces many challenges because ofchanging market conditions and as aresult there has been a significantdecline in employment. However,diversification offers a range ofopportunities, either within farming orthrough alternative activities. LocalDevelopment Documents will need toidentify where particular weight is to begiven to the benefits of farmdiversification over other developmentconsiderations.

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Policy 12

Sites and Premises for EmploymentA range and choice of marketable and quality sites for employmentshould be made available based on assessments of likely demand fromexisting and new firms, the need for employment in the locality, thesuitability of sites in terms of their prospect of development andaccessibility by all modes of travel.

In considering land allocations or development proposals local plansshould review existing and new sites taking account of:

• the need for better quality employment opportunities suitable tomeet local skills;

• the need to avoid any significant adverse effects on the natural orbuilt environment and secure adequate mitigation where this mayarise;

• the need to reduce travel and widen the choice of travel modes,including the potential to incorporate effective arrangements for"green travel";

• the need to support traditional sectors of the economy andencourage the development of new and emerging sectors includingthe requirements of business clusters and science parks, and theimportance of information communication technology;

• the opportunities arising from the Combined Universities inCornwall; maritime related activities and the development of portsand harbours; the potential expansion of Newquay Airport; and keyvisitor attractions; and

• the potential benefits of mixed use development.

Land for employment should be retained, and sites in local plansshould be reviewed for alternative uses where development foremployment is no longer likely to be appropriate or feasible.

77. The creation of an improvedbusiness environment is an importantstrategic theme and forms the basis forachieving many of the key strategic

objectives of the Structure Plan. Theunderlying concern is improving skillsand earnings and widening theeconomic base. The policy framework

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Major Strategic SitesRegional Planning Guidance refers tothe importance of a portfolio of majorstrategic sites in the region to meet theneeds of key sectors, includingindustry, tourism and highereducation. Such sites should be aminimum of 12 and preferably of 50hectares and are expected to be wellrelated to the Principal Urban Areasor, in the particular case of Cornwall,the Principal Regeneration Area(Camborne-Redruth).

Sites of this type, however, are notproposed in this plan. Majoremployment needs will be focused onregeneration throughout theCamborne-Pool-Redruth area and inother towns in Cornwall; individualmajor sites would not complementthis approach. The demand for sucha scale of development in a singlelocation is not supported by theevidence.

for business and industry seeks toensure that appropriate sites for a rangeof different users are availablethroughout Cornwall. The supply ofland available for development mustalso be managed to reflect changingdemands.

78. The current supply of employmentland which is either allocated or withplanning permission is alreadyconsiderable. If developed, it could beexpected to be more than sufficient tomeet job needs over the plan period.This, however, masks the reality of thesituation where a large number of sitesare not available in the short term orare unlikely to be developed. They maybe unsuited to business requirements,have particularly high costs fordevelopment or be insufficientlyaccessible to meet current planningpolicy. Importantly, they depend verymuch on public sector resources fortheir implementation.

79. Provision is likely to be found in anumber of ways and in a number oflocations within a given area. Forexample, clustering (including sharedworkspace) and mixed usedevelopment have a role. In addition,the demand for new sites is difficult toquantify with any certainty, dependingon assumptions about the overallamount of employment to be expectedon employment estates (as opposed tooffices, retail etc.), job densities and thedemand arising from relocations.

80. In view of both these supply anddemand considerations, it is no longerappropriate to include land figures foremployment, which has been thepractice in the past. Instead, the policyrequires a much more tailored andfocused approach to future provisionbased on local detailed assessments of

need and resources available forimplementation. Local DevelopmentDocuments will need to review existingsites against the criteria set out in Policy12.

81. Not all sites can be assessed on alocal basis. Policy 12 identifies keystrategic opportunities that should bereflected in new provision. These areconsidered further under the respectivepolicies in the Spatial Strategy section.The County Council will work with theDistrict Councils, the South West ofEngland Regional Development Agencyand other partners in assessing needsand monitoring the supply and demandof sites in the county.

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Policy 13

Tourism and RecreationThe quality and opportunity for tourism and recreation should beenhanced by improvements to the existing resource and throughappropriate new provision.

Development should seek, in the first instance, to improve existingtourism and recreation sites and infrastructure in sustainable locations.Major development should be in, or well related to, towns. Proposalsthat support the Plan's regeneration priorities will be encouraged.

Outside towns and villages development should be limited toaccommodation and facilities that could not, reasonably, be withinthem, or the adaptation and improvement of existing sites includingthe conversion and re-use of appropriate redundant buildings.

Development should not harm visitor facilities or other features thatcontribute to Cornwall's attraction for tourism and recreation.

82. The strategy for tourism reflects theconsiderable extent of tourismdevelopment - attractions andaccommodation - much of which islocated in rural areas and often insensitive coastal locations. Policy 13seeks to reflect the overarching aim ofimproving the quality of tourismdevelopment. The emphasis is,therefore, on improving and adaptingmuch of what we already have to meetchanging circumstances and modernrequirements before making newprovision, particularly in rural areas.Improvement in facilities is also vital tothe regeneration of the main coastalresorts. The same principles apply toother development related to recreation

and sport. Major proposals will need tobe readily accessible by all forms oftransport, particularly where they arelikely to generate travel from a widearea. Incorporating opportunities forwalking and cycling into developmentproposals are also importantconsiderations.

83. The Policy recognises that Cornwallhas distinctive elements that attract thetourist to its different parts. Some mayrelate to attractions while others to thenatural or built environment. Each ofthese will require different resources tomeet the needs of the tourist, theworker and the attraction asappropriate. Cornwall's varied naturalenvironment will also impact on the

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product and produce that the touristchooses to consume and will, in turn,influence the use and re-use of ruralbuildings and rural diversification.

84. Local Development Documentswill need to set out clear parameters fordevelopment on the basis of thestrategy set out in Policy 13. Newdevelopment can and will need to playa part when particular needs orrequirements would not otherwise bemet. Development for accommodationneeds will seldom be justified in thecountryside or locations wherepermanent residential use would beunacceptable, other than the conversionof redundant buildings that meritconservation.

85. The existing facilities for tourismand recreation represents a majorresource for the economy of Cornwall.These comprise visitor accommodationand attractions, a range of sport andrecreational facilities and also provisionfor informal enjoyment of the coast andcountryside. In respect of the latter, theeconomic importance of walking andcycling facilities, such as the South WestCoast Path and long distance cycleroutes, should be recognised.Development should not dilute orundermine the value of these assets, forexample, through the loss ofaccommodation which has significantimportance to the locality, or throughadverse effects on facilities andattractions that visitors and residentsenjoy.

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Policy 14

Town Centres and RetailingPriority will be given to the improvement and enhancement of towncentres in providing shopping, office and leisure facilities to meet theneeds and aspirations of the whole community.

Retail, office and leisure development should be in or adjoining towncentres where they can help sustain the centre's viability and vitality,contribute to the improvement of the town centre environment andcan be accessible to all sectors of the community by a choice of meansof transport. Major proposals should support the role and function ofthe Strategic Urban Centres (SUCs).

Elsewhere, such development should be limited to circumstanceswhere particular needs could not reasonably be expected to be met inor adjoining town centres, having taken account of the existingprovision available and further development opportunities. In the caseof retailing, it will be important to assess the capacity of the centre asa whole to meet future needs, rather than its ability to accommodate aparticular retailer or form of development. In addition:

• development should not be harmful to the vitality and viability ofexisting centres;

• locations should be in or well integrated with towns where theimpact on travel patterns would be unlikely to lead to increased carusage and where convenient access by public transport serving thecatchment area is available; and

• consideration should be given to the potential role of retail andother commercial development in the physical and economicregeneration of urban areas.

86. Shopping is an essential part of lifefor most people. Retail developmentunderpins the physical character oftown centres and is a key part of theirvitality and viability. Planning policiesmust secure a pattern of shoppingprovision that is convenient to allsectors of the community. Equally, it is

important that the quality of provisionmeets the needs and aspirations of thecommunities served. Failure to do socan result in households having to travelfurther to obtain goods and services andreducing local expenditure to thedetriment of the local economy.

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87. Retailing offers significantemployment benefits. The Plan'sstrategic themes relating to accessibilityto goods and services and consolidatingthe settlement hierarchy are particularlyrelevant to shopping provision. To meetthe Plan's objectives and be consistentwith the Plan’s strategy, policies seek toencourage the highest level of shoppingprovision in each settlement, consistentwith its potential shopping role and itscatchment population. Defining a rigidretail hierarchy is not consideredappropriate given the similarities inscale and function of many ofCornwall's towns; in addition it mayunnecessarily constrain the ability ofcentres to adjust to changingopportunities and needs. Nonethelessmajor proposals should support the roleof the Strategic Urban Centres (SUCs).Truro should sustain and enhance itsalready established role as a sub-regional centre; at the same time theother SUCs need to strengthen theirretail role. The County Council willwork with the relevant District Councilsto ensure that the inter-relationshipsbetween centres are properlyconsidered and that both the aboveaims are achieved.

88. Policy 14 gives strong emphasis tothe role of retailing and other activitiesin sustaining and enhancing the vitalityand viability of existing centres. Thepriority must be to meet needs inexisting centres wherever feasible andwhere the town centre environment canbe improved. The policy embraces thesequential approach to site selection, afundamental part of national policy tosupport town centres. The principlesapply to a range of activities and haveparticular significance in respect ofretailing.

89. In considering retail locationsoutside existing centres it is firstnecessary to assess the capacity of towncentres as a whole to provide the rangeand quality of shopping appropriate toits size and function. Also in applyingthe sequential approach, full regardshould be given to the need forflexibility in format, design and scale(including car parking) of developmentproposals. The policy principles applyequally to newer retail formats such asFactory Outlet Centres (FOCS).

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Policy 15

Implementation, Monitoring and ReviewDevelopment should make best use of existing infrastructure andensure that the necessary improvements to infrastructure are made.

Development should be located and, where necessary, phased toensure that it can be adequately supported by necessary transportprovision, physical infrastructure, education and other services.

Development should contribute to the provision of such infrastructureand services or mitigate any adverse effects arising, where it isnecessary to enable the development to proceed.

90. The implications of the policies andproposals in this Plan must beconsidered in relation to the resources,in the public and private sector, toimplement them. The level ofpopulation growth expected in the Planperiod has important implications forresources devoted to maintaining,changing and developing the widerange of services whose availability andquality have a major impact oncommunity life. This includeseducation, health and social services, aswell as essential infrastructure such aswater supply and sewerage.

91. In broad terms, it is considered thatthis Plan ensures that its policies andproposals are realistic and do not hinderthe proper provision of key social andphysical infrastructure. Moreover thehousing and settlement strategy isstrongly focused on the larger townswhich will facilitate the most efficientand economic provision of a wholerange of services.

92. In certain circumstances,developers should contribute to theprovision of infrastructure or communityservices and facilities. Properly usedPlanning Obligations may enhance the

quality of development and enableproposals to go ahead which mightotherwise be refused.

93. The County Council will work withthe District Councils to ensure thatconsistent guidance is given on thecircumstances when PlanningObligations should be sought, and thatthis should be made clear in LocalDevelopment Documents.

94. The process and machinery formonitoring and review of the Plan is setout in the Monitoring documentpublished alongside this Plan. The basicprocess will be that individual policieswill be monitored in terms of keycontextual changes, and also the actualperformance and implementation of thepolicy itself.

95. ”Plan, Monitor and Manage” is aconcept that the County Council is keento pursue energetically in partnershipwith the District Councils. Thetransparency of showing how policiesare to be evaluated is set out in theMonitoring and ImplementationFramework and involves the publicationof an Annual Monitoring Report for theexpected life of the Plan (three years).

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96. Cornwall has a dispersedsettlement pattern9. This has a keyinfluence on journey distances andtravel modes. Cornwall's larger urbancentres of Penzance, Camborne-Pool-Redruth, Falmouth-Penryn, Newquay,St. Austell, Bodmin and Truro, have aconcentration of people, jobs andfacilities that provide betteropportunities for more sustainablepatterns of living. They are defined inthis Plan as Strategic Urban Centres(SUCs). The Plan's spatial strategy aimsto build on the characteristics of theseSUCs and at the same time make allplaces more self-contained.

97. In simple terms, a measure ofsustainability is how self-containedplaces are in terms of serving the needs

Policy 16

Overall Distribution of DevelopmentMost development will be in, or well integrated with, the existing builtup areas of towns, according to their role and function and should notharm their character.

Development should be focused on the Strategic Urban Centres(Bodmin, Camborne-Pool-Redruth, Falmouth-Penryn, Newquay,Penzance, St Austell and Truro) according to their role and function,and on Saltash and Torpoint in South East Cornwall.

The role and function of other main towns and local centres will besupported to meet the needs of their population and surroundingareas.

In rural areas, there will be an emphasis on meeting developmentneeds arising from the existing population and the diversification ofthe economy, having full regard to local character.

of their resident population. Such needsinclude jobs, homes, education,facilities, services and shops. Otherimportant elements of sustainabilityinclude the opportunity to travel bynon-car modes and how developmentcan improve our environment. Balanceddevelopment, focused mainly on theStrategic Urban Centres but also onCornwall's other main towns, gives thebest opportunity to move towardssustainability and the overall spatialstrategy is based on this.

98. Where we live, work, shop andspend our leisure time, is reflected inCornwall's broad settlement hierarchy.Truro's sub-regional role as the mainretail and commercial centre forCornwall is complemented by the

9About 34% live in the Strategic Urban Centres, a further 28% in towns and larger villages (over 3000 inpopulation) and about 38% elsewhere.

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importance of the other Strategic UrbanCentres and main towns in their ownareas. Each place provides a core set offacilities, services and jobs but also hasa unique character and role forCornwall as a whole. The strategy willensure that the more rural areas are alsosupported through appropriatedevelopment.

99. The strategy aims to provide abalance between jobs and people in thetowns, villages and more rural areas, ina way that reduces the overall need totravel and allows places to develop,while keeping their special qualities.The Plan also provides a co-ordinatedapproach between land use andtransport.

100.With sustainability as its startingpoint, the Plan's spatial strategyrecognises the many differencesbetween places in Cornwall and howthey relate to each other and makesadjustments that enhance theeffectiveness of their roles. The strategy,and how it distributes newhousing, builds on theapproach set out inprevious Structure Plans.

101. The spatial strategyalso places a county-wideimportance on thebalanced development ofTruro as the retail andcommercial heart ofCornwall, the regenerationof Camborne-Pool-Redruth(a regional priority), St. Austell (taking accountof its economicregeneration andbrownfield land potential),Newquay, Bodmin andPenzance and theopportunities presented bythe future development of

Population Distribution

the docks and the hub of the CombinedUniversity in Cornwall at Falmouth-Penryn. Taking account of theirparticular needs and other factors,including how these areas relate to eachother and the location of existingcommitments, a significant proportionof new houses should be built in oradjacent to these Strategic UrbanCentres.

102. The distribution of other housingwill be dependent on the detailedconsiderations in Local DevelopmentDocuments. The expectation will bethat an increasing proportion ofdevelopment will be related to othermain towns and local centres. Inaddition, the Plan looks at an area ofsouth-east Cornwall and its relationshipwith Plymouth. The existing role ofSaltash and Torpoint is important giventheir close links with the city. Howevertheir capacity to provide for furtherexpansion is limited given transport andenvironmental constraints.


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Policy 17

Camborne-Pool-RedruthCamborne-Pool-Redruth is a strategic priority for regeneration andgrowth.

Development for employment uses will be encouraged and will beprovided on a range of sites. The Pool/Tuckingmill area should be thefocus for business growth and housing. Opportunities related to theCombined Universities in Cornwall should be developed along withfurther development for business uses on the edges of the urban areawhere it would not conflict with the enhancement of the town centresor other regeneration priorities.

Better retail provision in the town centres will be supported.Development in the regeneration area should complement the existingcentres.

The number of new homes for Camborne-Pool-Redruth over the period2001-2016 will be about 3,400 dwellings. This should be phased tofacilitate the regeneration priorities of the area and be supported byimprovements in local transport, particularly the enhancement ofpublic transport links.

103. Camborne-Pool-Redruth is thelargest urban and industrial area inCornwall, covering a continuouscorridor of urban development for overfive miles. The area has suffered yearsof industrial decline and lack ofinvestment. This has, in the past, led tolow wages, high unemployment,derelict and contaminated land andempty buildings. Unemployment is highand some wards are amongst the mostdeprived both in the South West Regionand nationally.

104. Both Camborne and Redruth,together with Pool, have independenthistories and local associations withseparate town centres but, generally

they function as a larger single urbanarea. It is the home of CornwallCollege, one of the largest providers offurther education in the UK, and will bea 'rim' site for the CombinedUniversities in Cornwall.

105. The area's mining origins arereflected in an unusually prominentposition in the landscape with abackdrop of the historic Carn Brea tothe south and the A30 to the north. Pastmining has left large areas of derelictland. Whilst some of this can contributeto the potential availability ofbrownfield land, much of it would bedifficult to redevelop and other areasare increasingly recognised for their

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10The Camborne-Pool-Redruth Urban Framework Plan was prepared in 2001 for Cornwall County Council,Kerrier District Council, the South West Regional Development Agency and the Prince's Foundation. An UrbanRegeneration Company (CPR Regeneration) has been formed to deliver its proposals.

heritage value. The brownfield potentialin the urban area could account for aslittle as a quarter of the proposed newhomes.

106. A major aim of the Plan is toenhance the environment of the area asa place to live, work and invest andCamborne-Pool-Redruth is recognisedin RPG as a Principal RegenerationArea. There is a major opportunity tocreate and deliver a range ofemployment space integrated into theregenerated communities of Camborne-Pool-Redruth through the better use ofland and premises appropriate toinfrastructure and labour supply in thearea.

107. A single strategic employment site- as envisaged in RPG - is not proposed.Instead the objectives for the area arebetter served by a regeneration focusacross the urban area and covering arange of different sites. This may needto be complemented by further landreleases around the edge of the urbanarea if justified and shown to beconsistent with the regenerationpriorities of the urban area.

108. Overall, the area will be a focusfor regeneration through a mixed usestrategy10 for economic restructuring.This is supported by a transport strategythat improves public transport withinthe urban area and links with otherstrategic urban areas. The contextprovided by the Plan will need torecognise the key role whichCamborne-Pool-Redruth can play inCornwall as a whole.


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Policy 18

Falmouth-PenrynDevelopment should support and sustain the prosperity of themaritime, industrial and tourist economy while protecting importantaspects of the marine environment. It should also accommodate andcapitalise on deep water facilities as a port and opportunities arisingfrom the proposal for the Combined University in Cornwall.

The number of new homes for Falmouth-Penryn over the period 2001-2016 will be about 1,700.

Specific transport initiatives are to improve the rail link to and fromTruro, and improve access to the port facilities. A longer term aim willbe to develop a road link to improve accessibility to the A30.

109. Falmouth-Penryn is one ofCornwall's larger urban areas with adiverse economic base of maritime andother industrial activity and a strongtourism economy, as well as being theCounty's second largest shoppingcentre. Falmouth hosts the NationalMaritime Museum and the historic townof Penryn is the central location, or'hub', for the Combined Universities inCornwall. Levels of unemploymentremain higher than the rest of Cornwall.

110. In Cornish terms, the water andseafront provide a unique maritimeasset, both for industry and tourism.Unfortunately, these advantages are off-set by some serious weaknesses in thebasic economic, business and transportinfrastructure and significant newinvestment is required if newopportunities are to be developed.

111. The policy thrust is to sustain thelocal economy and accommodate thehub of the Combined University inCornwall and its associated economicspin offs. The related themes ofmaritime industry and maritime heritageare extremely important to the future ofthis area and both require appropriateinvestment and development to makethe most of this area's inherentadvantages.

112. Development is constrained bythe estuary of the River Fal, and theArea of Outstanding Natural Beauty.Locally important landscapes make itnecessary to consider carefully thefuture growth of the urban area. Thereis scope to accommodate most newhomes on previously developed landbut any green-field expansion is likely tocross the administrative boundary ofCarrick into Kerrier District and futureplanning requires full co-operationbetween the two Districts.

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Policy 19

Newquay Development should support and sustain the tourism industry and therestructuring of the economy to provide more balanced employmentopportunities.

Priorities for new business and employment development will be inrelation to planned urban expansion of the town and opportunitiesarising from the expansion of services at Newquay (CornwallInternational) Airport.

The number of new homes for Newquay over the period 2001-2016will be about 2,100 dwellings.

Development should be supported by necessary community andphysical infrastructure related in particular to the planned expansion ofthe town.

113. The coastal town of Newquay isan important centre for Cornwall'stourist industry. Its 20,000 populationgrows to 100,000 in the peak of theseason with a mixture of broad resortpopularity and special events linked tosurfing and outdoor pursuits.

114. It has many problems andopportunities in common with otherseaside resort towns. The key factor, itseconomic reliance on tourism, makes itvery vulnerable and therefore a focuson broadening the economic base iscentral to its future strength. There areparticular opportunities for Newquay todevelop in relation to Newquay(Cornwall International) Airport and thetown's association with surfing.

115. Newquay's growth is limited tothe north and west by the sea, but thereis considerable potential fordevelopment on brownfield land withinthe urban area. In addition, land forurban expansion, linked to economicdevelopment, has already beenidentified in the Local Plan.

116. The key policy aim is to enablethe local economic base to diversifywhilst fully supporting imaginative andpopular developments to furtherunderpin tourism.


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Policy 20

St. AustellDevelopment should support priorities to broaden the area's economicbase, strengthening its links with the coast and nearby ports at Par andFowey, and the regeneration of the town centre.

The number of new homes for St. Austell over the period 2001-2016will be about 2,200 dwellings.

Development opportunities associated with the Eden project should befocused on St. Austell, including improved and more sustainabletransport in and around the town.

117. The second largest urban centrein Cornwall in terms of population, St.Austell merges with an almostcontinuous built up area that includesSt. Blazey, Charlestown, Tywardreathand Par. It has key links with the chinaclay settlements to the north and morerecently with the Eden project. Thegrowth of the town was based on thechina clay industry and, althoughemployment levels have fallen due tomodern technologies, the currentemployer, Imerys, is still one ofCornwall's largest employers. Furtherrestructuring of the industry would havea major effect and a more diverseeconomic base should be developed.

118. The legacy of the industrydominates the landscape to the north ofSt. Austell in a dramatic fashion. Thereshould be an emphasis on regenerationand growth to ensure maximum spin-offbenefit from the Eden project .Improvements to the road infrastructureand links to the town centre should alsobe prioritised. Redevelopment of the

town centre will enhance its retail rolewhich has experienced decline andsuffers from a poor physicalenvironment in some parts.

119. The clay industry has left alandscape that is radically altered but isstill dramatic and distinctive. The moretraditional rural landscape immediatelyaround St. Austell provides a localcontext for the urban area.Environmental resources, to beconsidered in any future expansion ofthe urban area, are of local rather thancounty-wide importance and brownfieldland is potentially available for abouttwo thirds of the proposed new homeswithin the urban area.

120. St. Austell benefits from goodpublic transport connections to theother main settlements, mainly east-west, with regular bus and trainservices. The key transport proposal is,to improve the A391 road link betweenSt. Austell and the A30.

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Policy 21

Penzance

Development should support the maritime and tourist industries andcomplement the role of the town as the major service and retail centreof Penwith. Priorities for regeneration will be the harbour areas ofPenzance and Newlyn, where provision for the fishing industry will besupported. Development must respect the environmental qualities thatprovide a special setting for the town.

121. Penzance has a major role as themain centre for services andemployment in Penwith. It also has avital role in providing transport links tothe Isles of Scilly. Its physical capacity toexpand is relatively constrained by itssetting, landscape and high qualityagricultural land. Together with Gulval,Heamoor and Newlyn these settlementsand the town form a continuous urbanarea which ranks as fourth biggest incomparison with others in Cornwall.Distribution, hotels and restaurantsdominate the economy. Improvementswere made to the retail infrastructure inthe 1990’s and more recently there hasbeen a greater focus on regenerationincluding maritime and environmentalenhancements.

122. Penzance benefits from a numberof employment estates that provide arelatively high concentration of jobs.Within a Cornish context it hasrelatively few larger employers but itsbusiness sector services the fishing portof Newlyn.

123. The Plan will aim to focusemployment and retail provision inPenzance and strengthen its importantrole in the west of the county. It will benecessary to capitalise on the variedtransport terminals and developmentpossibilities in the area which especiallyfocus on maritime, rail and air and inimproving the pedestrian accessibility ofPenzance and its environs. It's maritimeand tourism potential are important toits future economic success.


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Policy 22

Bodmin

Development should consolidate the current employment and retailfunction of the town, maintaining a balance of homes and jobs.

124. In population terms Bodmin is thelargest settlement in North Cornwalland middle-ranking in Cornwall as awhole. The town occupies an importantstrategic position roughly halfwaybetween Truro and Plymouth and nearthe convergence of the A30 and A38principal routes into and throughCornwall. The main line rail station atBodmin Parkway lies a short distance tothe south west.

125. Manufacturing and businesssupport are important parts of theeconomy. Bodmin boasts several ofCornwall's largest employers and hasthe third highest accessibility ranking inCornwall of jobs in relation toeconomic activity. Industrial estatenumbers have continued to growthrough the 1990s and into theMillennium.

126. Development should continue toconsolidate Bodmin's important role asa centre for employment and services,with relatively good transport linkscompared with other the other maintowns in North Cornwall. In this part ofthe County the town can help continueto provide for sustainable development,providing services and facilities for itsrural hinterland.

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Policy 23

TruroDevelopment should support and enhance Truro's sub-regional roleand provide for greater balance between jobs and homes.

Truro's role as the County's major retail and commercial centre shouldbe sustained and enhanced without adverse effects on nearby centres;provision should be made for business opportunities arising from theCombined Universities in Cornwall and the Peninsula Medical Schoolprojects.

The number of new homes for Truro over the period 2001-2016 will beabout 3,500 dwellings. The location and phasing of proposals shouldfacilitate mixed use development with integration and support forimprovements to transport (particularly public transport, cycling andwalking) and other infrastructure. Transport improvements will be apriority to ease congestion in the City and provide enhancedopportunities for public transport within the city and links to theneighbouring Strategic Urban Centres.

127. The retail and administrativeimportance of Truro makes it highlyattractive for private investment. It has asignificant mismatch between thenumber of jobs in the City and thenumber of people living there. Thisinevitably results in a lot of dailycommuting into the City. This leads tocongestion and pollution, which willonly be exacerbated unless a morebalanced approach to homes and jobsis sought.

128. The main aim for Truro, therefore,should be to provide a more sustainablebalance between jobs and people, sothat in the long term there is moreopportunity for people to live nearer to

where they work. At the same time, thevery important role of Truro asCornwall’s retail and commercial centreshould be sustained and enhanced,ensuring as far as possible that this doesnot adversely affect other centres andregeneration priorities in the County.

129. The primary thrust for Truroshould be as an area for urban growththat integrates housing, employmentand transport infrastructure, alleviatescongestion and includes transport linkswith the other SUCs in a planned way.The situation needs a strong policystance to reduce the daily level ofcommuting. Tackling this issue for thelong term benefit of the City and wider


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area it influences, requires developmentto be planned in a comprehensive wayand linked to key transportimprovements, particularly in publictransport.

130. There are clear opportunities forsensitive mixed-use developments tointegrate homes, jobs and services. Thelocation of part of the proposedPeninsula Medical School is a majoropportunity for Truro as is thedevelopment of Truro College as part ofthe "rim" of the University proposals.

131. Truro is largely contained within alandscape bowl, particularly the olderparts of the urban area, and hasrelatively little brownfield land availablefor development. Its further expansion,therefore, requires creative solutionswhich should include consideration ofthe nearby settlement at Threemilestonethat functions as part of the urban area.A master planning approach to possibleurban extensions is encouraged, withdevelopment and sustainable transportmeasures viewed in tandem.

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Policy 24

South East Cornwall (Saltash andTorpoint)Development should contribute to sustainable development in relationto Plymouth and its wider area of influence by improvement toemployment and services to meet local needs and improved publictransport links to the city.

The focus for development should be Saltash and Torpoint whereabout 1,000 houses will be provided over the period 2001-2016.

Employment provision should be for local needs. Park and ridefacilities will be provided in the vicinity of the A38/A388 junction. Theenhancement of local facilities and services is a priority.

132. The land use and transportplanning issues in South-East Cornwallare more related to the effects ofPlymouth than the rest of the County. Itmust be borne in mind that PlymouthCity itself has a population equal to halfof Cornwall and the wider area aroundPlymouth has nearly as many jobs as thewhole of Cornwall.

133. The main issue is how the leveland distribution of development shouldrelate to the wider area. An aspect ofthis is the large number of people thatcommute to Plymouth for employment.Congestion is caused by this commutingover the Tamar. The crossings are nearcapacity and this is a majorconsideration in the future pattern ofdevelopment in the wider area.

134. The aspirations for South EastCornwall should be to reduce thedependence on Plymouth by providing

more jobs, strengthening the role oflocal centres and increasing prosperity.

135. RPG requires definition of thePlymouth Urban Area (PUA) for policypurposes and future monitoring. Thishas been considered as part of a studycarried out jointly by the strategicplanning authorities.

136. This study formed the backgroundto the consideration of issues at a jointsession of the Examination in Public inrespect of both the Cornwall and DevonStructure Plans. The conclusionsreached were that Saltash and Torpointshould, because of their close ties withPlymouth, be considered as part of thePlymouth Principal Urban Area for thepurposes of RPG, although this shouldbe a matter of survey rather thanbecause of any intrinsic policyconsideration. In respect of meetingneeds relating to the wider PUA, neither


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Saltash or Torpoint are appropriate toprovide sustainable options forexpansion of the PUA. This applies toboth housing and major employmentproposals, taking account ofenvironmental, transport and economicconsiderations.

137. The housing provision for the twotowns set out in Policy 24 thereforeallows for current planned provisionand for development within the existingbuilt up areas. Due to the lack of scopefor further expansion it will beparticularly important that theaffordable housing element of futureprovision is maximised. It would becontrary to the aims of the RPG ifdevelopment relating to the PUA werespread further away in South EastCornwall, with the likelihood ofincreased commuting distances to thecity. For these reasons a redistribution ofhousing development from Cornwall toDevon was considered appropriate andthis is reflected in the provision putforward in this Plan. For the samereasons it will be important thatdevelopment elsewhere in Caradon isfocused primarily on Liskeard where itcan strengthen the role of the town (inline with Policy 25) and avoid unduedependency on Plymouth for jobs andservices.

Joint WorkingCornwall County Council and theJoint Structure Plan Authorities inDevon, have conducted a study tointerpret Regional Planning Guidancefor the Plymouth area and South-EastCornwall, examining options forsustainable patterns of developmentand ensuring consistency of approachto the area in the respective StructurePlans. The study report (July 2002) ispublished as a background paper.

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Policy 25

Other Main Towns & Local CentresDevelopment should be in, or well integrated with, the built-up areas,and support the role and function of centres in meeting the needs oftheir own populations and surrounding areas to reduce the need totravel.

The level of development in the main towns and local centres will beassessed against their ability to consolidate their roles and functionsand to support balanced growth through jobs, services and transportinfrastructure.

Local plans should identify:

• Main Towns, over a population of about 5,000, with establishedroles and function serving an identifiable hinterland and having welldeveloped transport nodes; and

• Local Centres, with an approximate population of between 2,000and 5,000, providing basic shopping needs serving a smallerhinterland.

Employment provision should focus on the needs of the local area andon opportunities relating to local characteristics and distinctiveness.

138. About a third of Cornwall'spopulation lives in towns and largervillages (as defined in Policy 25) otherthan the seven Strategic Urban Centres.They all have important roles in meetingneeds in their local areas. The aim is toreinforce the role of these centres givingpriority to the larger market towns.

139. The other main towns- Hayle,Helston and St.Ives in West Cornwall,Bude, Launceston, and Wadebridge inNorth Cornwall and Liskeard in EastCornwall - along with smaller towns andsome larger villages, play an importantrole as local centres for shopping,employment, community facilities and

as leisure and tourist destinations. Thesecentres have the capacity to meet theneeds of their surrounding areas as wellas their own population.

140. The remaining developmentshould be concentrated on these townsand villages, according to theirparticular roles and local assessment oftheir varying capacity to supporthousing and employment growth.

141. The precise nature and scale ofthe roles of these centres varies a greatdeal. The Structure Plan's main policydrive is to reinforce their existing rolesand strengthen their economic, socialand transport infrastructure.

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142. Housing in villages should betailored towards the needs of the localarea, with the scale of developmentwell related to the availability of jobsand facilities locally.

143. It will be important for LocalDevelopment Documents to assess theimpact of alternative options against anumber of issues giving considerableweight to the impact on travel patternsoverall. Development in villages likely toincrease commuting by car should beavoided. Isolated development mustremain strictly controlled and related tospecial economic or social justification.

Policy 26

Rural areasDevelopment should support the continued social and economicviability of rural areas.

Local plans should identify the appropriate level of housing in villagesto meet local community needs and make a comparative assessment ofhousing locations taking account of the capacity of villages to providefor further growth in terms of their character, the availability of thepublic transport links to nearby towns and the range of services andfacilities available to avoid undue dependency on larger settlements.Development outside villages should be controlled to protect thecountryside and requires special justification.

Employment provision should focus on the needs of the local area andon opportunities relating to local characteristics and distinctiveness.

In the more remote rural areas particular consideration should begiven to the need to locate development to serve a local community orcatchment where it can most effectively do so. This should be in oradjacent to existing settlements and reflect opportunities for shared orjoint use of services and facilities and scope to improve publictransport.

144. In some cases there will bepotential on previously developed landin villages. This should not override theconsiderations set out in Policy 10 butcontribute to meeting needs assessedagainst that policy. Where demonstratedin Local Development Documents ascontributing to the most sustainablepattern of development , such sitesshould be given preference overalternatives.

145. Geographically, areas aroundBodmin Moor and parts of the Lizard,Penwith and the Roseland stand out

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because of their remoteness or simplyhow sparsely populated they are. Thesmall villages and often dispersedpopulation give these areas particularcharacteristics. These rural settlementsare less able to be self-sustaining in theway that larger settlements can providefor their communities' needs.

146. Research suggests that thesecommunities and their local facilities arecontinuing to decline. Sustaining thesocial and economic fabric of thesecommunities is, however, vital to widersocial issues faced by the County.

147. Local Development Documentswill need to address the needs of theseareas in a comprehensive way, lookingin particular at shared solutions to theprovision of services and facilities locallyas well as options for improving accessto larger centres. It is important thatthese rural areas can continue to thriveboth economically and socially.Development that provides homes andemployment meeting needs arising fromthese rural communities should beencouraged.


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Transport &Accessibility3


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Policy 27

Transport Strategy (and Proposals)Development and transport should contribute to a more effective,more environmentally friendly and safer transport system. Transportpriorities and provision will:

• support and be fully integrated with the land-use strategy;

• maintain and enhance the Strategic Public Transport Network(SPTN), and develop other alternatives to the private car to provideaccess to jobs, services and facilities;

• seek to reduce the adverse effects of transport upon health and thenatural and built environment;

• support economic and social well-being by enabling the efficientand effective movement of people and goods within Cornwall andbetween Cornwall and the rest of the United Kingdom and Europeby rail, road, sea and air; and

• maintain and enhance highway infrastructure to improveenvironmental conditions and road safety.

The key measures will be:

a) Local Area Transport Strategies for the main towns, giving priority tothe Strategic Urban Centres, widening travel choices and improvingpublic transport provision.

b) Specific improvement, in other areas, to the SPTN with a priority onfrequency, quality and co-ordination between networks, linked withcommunity transport and demand-responsive public transport in themore rural areas.

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STRATEGIC TRANSPORT PROPOSALS: ANTICIPATED COMPLETION DATE:

INTEGRATED STRATEGIESTruro 2011

Camborne-Pool-Redruth 2011

PUBLIC TRANSPORTMainline rail improvements 2004Truro-Falmouth branch line 2006Maintain and enhance the SPTN Ongoing

ROADSA30 Bodmin-Indian Queens bypass 2007A38 Dobwalls bypass 2008A39 Camelford Distributor Road 2007A30 Temple to Higher Carblake 2008A30 Carland Cross to Chiverton 2010A391 St.Austell-Innis Downs link 2008/09

PORTSImprovements at Par 2006Falmouth 2011Truro 2011Penzance 2011

AIRImprovements to Newquay Airport 2011

LONGER TERM STRATEGIC AIMSRoads

Falmouth Penryn to A30 (new road link) 2011-16Truro to A30 (improved A39 Truro - Trispen) 2011-16Newquay to A30 (improved A392 Mountjoy - Carworgie) 2011-16

Public Transport

St Austell - Newquay (diversion of Newquay branch-line) 2011-16

148.Transport is vital for our dailyneeds: work, services, schools, shopsand leisure. It is the backbone of theCounty's economic and social well-being. Travel in Cornwall is highlydependent on the private car, more sothan in many other parts of the United

Kingdom. This dependence also has acost. It causes pollution, congestion andconsiderable hardship for those withoutcars. Cornwall's geography posesparticular problems and these arecompounded by a large seasonal influxof tourist traffic.


This network will be developed over theplan period to respond to transportneeds as appropriate.

151. This Plan sets out a broad transportapproach in relation to development andmajor proposals, including the longerterm aims that underpin the land usestrategy. In addition to strategic proposalsthere are a number of schemes, such asvillage by-passes, that have a more localfocus including A39 Playing Place -Carnon Gate, A388 St Mellion Bypass,A390 Grampound Bypass, A394Trewennack/Clodgey Lane Bypass andA3058 Trewoon Bypass. These need tobe kept under the review as part of theLocal Transport Plan process.

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Other Local Transport SchemesA39 Playing Place-Carnon GateA388 St Mellion BypassA390 Grampound BypassA394 Trewennack/Clodgey Lane BypassA3058 Trewoon Bypass

The Regional Transport Strategy(RTS)The RTS, within RPG, provides astrategic transport framework for LocalTransport Plans.Key Objectives of the RTS are:• to support the spatial strategy of the

RPG• to reduce the impact of transport

on the environment• to secure improved accessibility to

work, shopping, leisure andservices by public transport,walking and cycling

• to create a modern efficient andintegrated transport system

• to ensure the safe use of theregional transport network.

149. The need to enhance theefficiency of the transport system in theCounty and, at the same time, reducethe need to travel, are two of the mainbuilding blocks of the Structure Plan'ssustainability objectives. The localinfrastructure also needs to supportimportant national and internationallinks for the County.

150. The County's Strategic TransportNetwork underpins the majority oftravel and includes the Strategic PublicTransport Network (SPTN), StrategicRoad Network and the major ports. TheStrategic Transport Network links all theCounty's SUCs and the majority of theother main towns. The transportapproach to support the spatial strategyis four fold. This is:• integrated strategies for the key

towns where development will befocused. There will be an emphasison an enhanced role for publictransport, walking and cycling, andnetwork management includingparking, park and ride andconsistency of charges.

• an integrated public transport system,linking the main settlements basedupon the SPTN comprising the railnetwork, bus branch lines, core buscorridors (an hourly weekday service)and waterborne transport. The needsof the more rural areas will be metthrough the provision of local busservices, demand responsive andcommunity based transport.

• major scheme proposals to improvelinks between the County's maintowns, along with maintenance ofthe highway infrastructure for safetyand environmental reasons.

• improvements at key ports andairports to improve links beyond theCounty.

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Policy 28

AccessibilityConsideration should be given to the overall impact on travel patternsand the availability of alternative locations for development in order tominimise the need to travel and to increase choice of travel bywalking, cycling and public transport.

Development should ensure:

• opportunities to optimise walking, cycling and public transport arereflected in the scale, location and form of proposals;

• the effective management and safe movement of traffic; and

• future opportunity for the use of railways, for passengers and freight, isnot harmed.

Appropriate accessibility assessments should be carried out for newand existing development allocations and new proposals for housing,employment and other development with significant travelimplications.

Local plans should identify the most accessible sites for uses thatgenerate large amounts of travel and where appropriate retain themfor such development. Local plans will set out accessibility criteriabased on:

• potential journeys generated by development; and

• the opportunity for people to walk, cycle and use public transport toget to and from development.

This will inform the consideration of travel plans and parking provisionas part of a wider strategy.

152. Accessibility is a measure of howeasy it is to get to where we want to go.Planning policies need to address thelocation of different activities and howpeople move between them. Therelationship between the start and endpoint of the journey and how thejourney can be made affects

accessibility. It is, therefore, importantthat new development is well located inorder to reduce the need to travel inthe first instance, or to provide theopportunity to use more sustainableways of travel.


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153. People's general levels ofaccessibility vary a lot across theCounty. These are dependent, forexample, on location, age, income ormobility impairment. The principle tobe followed is that the most accessiblesite to facilitate sustainable travel shouldbe preferred wherever it is appropriateto meet the development need. Insome cases, the most accessible sites arelimited and may need to be protectedthrough the planning system. This couldinclude land or buildings that havepotential to increase the future use ofthe railway or ensuring that key sitesclose to transport nodes are used fortravel intensive purposes.

154. The County Council will workwith the District Councils to developappropriate accessibility criteria. Thiswill provide more detailed guidance(including the relationship to both thestrategic and local transport networks)to assess particular development

proposals or inform individual planningdecisions. This work will also helpinform appropriate travel plans and carparking requirements.

Car Parking155. The availability of car parking hasa major influence on the means oftransport people choose for theirjourneys. The reduction of car parking isa key part of the strategy to reduce theuse of the private car. The CountyCouncil's current parking standards areset out below; these are in line (or insome cases stricter) than the guidancein PPG13 and RPG. The accessibilityassessment referred to above willconsider the need to review thesecountywide standards in differentlocations. Parking charges also have animportant part to play; the LocalTransport Plan will need to address theimportance of consistency in parkingcharges as part of an integrated strategy.

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County Council Parking Guidelines (Maximum Standards)Food Retail 1 sp/14 sqm GFA

Non-food retail 1 sp/25 sqm GFA

D2 including leisure 1 sp/25 sqm GFA

B1 including offices 1 sp/35 sqm GFA

B2 Employment 1 sp/50 sqm GFA

B8 Warehousing 1 sp/200 GFA

Hospitals 1 sp/4 staff +

1 sp/3 visitors +

Higher and further education 1 sp/2 Staff + 1 sp/15 total Possible students

All other schools 1 sp/2 staffother spaces will require justification

Stadia 1 sp/15 seats

Cinemas/ conference/ places of worship 1 sp/5 seats

Community centres 1 sp/5 sqm public floor space

Food and Drink 1 sp/5sqm public floor space

Housing 1 sp/unit where highly accessible2 spaces/unit elsewhere1½ spaces/unit not to be exceeded overall larger developments

Studios/ bedsits 1 sp/3 units

Sheltered Housing 1 sp/4 units

Old peoples homes 1 sp/6 residents+ 1 space/2 staff

Hotels 1 sp/bedroom allowance made for other facilities

Disabled parking spaces 5% (min) of all uses

Cycle provision 4% (min) of all uses

Motorcycle/ moped provision 2% (min) of all uses

GFA - gross floor area.

© Cornwall County Council 2004Designed by Technical Services 01872 322630 P14042 0904

ISBN 1 903798 17 5