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Historic environment evidence base, St Agnes NDP; draft Feb 2017, PGR 1: Introduction
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Historic environment evidence base for the St Agnes Neighbourhood Development Plan
1 Introduction
The purpose of this document is to provide background material to guide and support the development and implementation of policies in the St Agnes Neighbourhood Development Plan relating to the conservation and enhancement of the historic environment.
The document draws together existing information to address the following questions:
What are the existing sources of information for St Agnes’ historic environment and heritage? (section 2.1 and Appendix 1);
Which aspects of the historic environment are significant to the parish and need safeguarding through the planning process? (sections 2.2 and 2.3);
What are the existing planning policies and guidelines that need to be bolstered by policies in the St Agnes NDP? (section 3 and Appendix 2);
What issues have been identified, including gaps in the evidence base, that should be addressed as part of the NDP and / or as part of the planning process? (section 4).
It is organised as follows:
Section 2: Outline of heritage and the historic environment in St Agnes parish – this briefly outlines the character of the historic environment and its significance.
Section 3: Planning policy context for the historic environment – this section outlines the main national and local policies and guidance documents that should be supported by policies in the St Agnes NDP.
Section 4: Issues and forces for change – this section collates existing information on issues affecting the historic environment and includes some recommendations drawing on this.
Appendix 1 – Sources of information for historic environment and heritage – detailed guide to information sources.
Appendix 2 – Policy details for the historic environment – detailed information on national and local policy and guidance.
This document has been produced on behalf of the St Agnes NDP focus group 2 (Landscape, natural and historic environment).
Definitions (from National Planning Policy Framework glossary):
Historic environment: All aspects of the environment resulting from the interaction between people and places through time, including all surviving physical remains of past human activity, whether visible, buried or submerged, and landscaped and planted or managed flora. (NPPF, Glossary)
Heritage asset: A building, monument, site, place, area or landscape identified as having a degree of significance meriting consideration in planning decisions, because of its heritage interest. Heritage asset includes designated heritage assets and assets identified by the local planning authority (including local listing). (NPPF, Glossary)
Significance (for heritage policy): The value of a heritage asset to this and future generations because of its heritage interest. That interest may be archaeological, architectural, artistic or historic. Significance derives not only from a heritage asset’s physical presence, but also from its setting. (NPPF, Glossary)
Historic environment evidence base, St Agnes NDP; draft Feb 2017, PGR 2: Outline of heritage
2 Outline of heritage and the historic environment in St Agnes parish
This section briefly outlines the character of the historic environment and its significance, and identifies key aspects that should be safeguarded and sustained through the planning process.
Further information on each of the parish’s five wards is included on the St Agnes NDP website, under Local Landscape Character Assessment resources. The website also includes mapping of designated sites and mapping of industrial activity.
2.1 Information sources
The following major sources provide information on the historic environment and heritage assets in St Agnes parish. Fuller details are given in Appendix 1.
Cornwall Historic Environment Record (HER) / Heritage Gateway
Cornish Mining World Heritage Site information (Management Plan etc)
Landscape Assessments (including St Agnes Local Landscape Character Assessment)
Appraisals of settlements (St Agnes conservation area appraisal and CISI report)
Heritage at Risk reports (and WHS condition survey)
Other surveys, assessments and technical reports (and the ‘Event Record’ in the HER)
St Agnes Museum
Local literature
Historic maps
Archive centres (Cornwall Record Office, Cornish Studies Library, Royal Institution of Cornwall)
Local knowledge of history, sites, and local conditions is also held by individuals, for example those associated with St Agnes Museum.
2.2 Outline of the resource – quantification
This section gives basic information about designated sites, other heritage assets, and historic landscape character.
Statutory designations
World Heritage Site
The Cornwall and West Devon Mining Landscape World Heritage Site (WHS), inscribed in 2006, comprises 10 separate areas across Cornwall and West Devon, one of which (Area 7) is the St Agnes Mining District. This covers around 11 km2, about 30 per cent of the parish. It includes copper and tin mines, the mining settlement of St Agnes, extensive areas of miners’ smallholdings and remains of the harbour and associated structures at Trevaunance. (Source: WHS Management Plan 2013-18.) Beyond the WHS boundary, many aspects of the parish’s heritage contribute to the setting of the WHS.
Scheduled monuments
17 designations covering at least 21 sites (source: National Heritage List England):
Bronze Age round barrows – 13
Prehistoric / Roman settlement enclosures – 2 (Trevissick and Coosewartha).
Iron Age cliff castle – 1 (Tubby’s Head)
Linear earthwork – 1 (Bolster Bank)
Medieval chapel – 1 (Chapel Porth)
Cross – 1 (St Agnes churchyard)
Mine site – 1 (Wheal Kitty dressing floors)
World War II airfield – 1 (RAF Perranporth)
Historic environment evidence base, St Agnes NDP; draft Feb 2017, PGR 2: Outline of heritage
Listed Buildings
There are 140 Listed Building entries for St Agnes on the National Heritage List England:
Housing – 81 entries (includes houses, cottages, farmhouses, manor houses, farm buildings, hotels, shops, inns; some entries include several houses in terraces).
Mining – 31 entries (engine houses, chimneys).
Public buildings – 15 entries (churches, church hall, chapels, schools, coastguards, Miners and Mechanics Institute).
Others – 13 entries (bridges, milestones, guide posts, cross).
Conservation Areas
There are three conservation areas in St Agnes parish – St Agnes; Mithian; Mingoose.
Protected wreck
There is one nationally designated wreck – The Hanover (Hanover Cove).
(There are no designated parks and gardens and no designated battlefield sites.)
Cornwall Area of Outstanding Natural Beauty
The St Agnes area of the Cornwall AONB includes the Beacon and most of the coast (and falls almost entirely within the St Agnes District of the Cornish Mining World Heritage Site). Heritage features, historic character and cultural associations are key landscape characteristics in defining the significance of this area and are included in policies of the Cornwall AONB Management Plan 2016–21.
Heritage assets recorded in the Historic Environment Record
There are 655 ‘monument’ entries for St Agnes in the Cornwall and Scilly Historic Environment Record (HER). This includes archaeological sites, industrial heritage, and historic buildings. (There is some overlap with the Listed Building records, but not all Listed Buildings have been included in the HER.)
The National Trust’s Historic Buildings, Sites and Monuments Record includes 239 records for St Agnes parish (source: Heritage Gateway). (Many of these will overlap with HER ‘monument’ entries.)
Other heritage assets
Many additional heritage assets, which may not have been individually identified as ‘monuments’, are recorded on further HER mapping layers, in particular: the National Mapping Programme (sites plotted from aerial photography); Mining Activity (mines; shafts; engine houses; workings on the 1880 Ordnance Survey map; mine setts); the Event Record ( a record of archaeological and historic building interventions, investigations and surveys).
Buildings, structures, features, tracks, lanes and field patterns depicted on historic maps (such as the Ordnance Survey editions of c 1880 or c 1907), and surviving today, have heritage interest and contribute to local historic character, and can be regarded as potential heritage assets.
There is high potential for the survival of significant archaeological remains, particularly in the historic landscape character type ‘Farmland: Medieval’, where as yet undiscovered prehistoric settlements and field patterns can be expected.
Historic character
The modern landscape is the result of human activity over many centuries – it is an historic landscape. Historic Landscape Characterisation (HLC) describes the modern landscape according to the predominating historic processes that have shaped it, and divides the landscape into a series of ‘historic landscape character types’.
Historic environment evidence base, St Agnes NDP; draft Feb 2017, PGR 2: Outline of heritage
In the 1994 Cornwall landscape assessment, St Agnes is covered by ten historic landscape character types. These are listed below in size order, with information derived from the Cornwall Council Interactive Map: http://map.cornwall.gov.uk/website/ccmap/?zoomlevel=5&xcoord=171042&ycoord=49604&maptype=basemap&wsName=ccmap&layerName=Historic%20Landscape%20Characterisation
HLC type % Summary (from CC interactive mapping)
Post-medieval Enclosed Land Eg, Wheal Rose to Skinners Bottom (miners’ smallholdings); Hurlingbarrow to Chiverton Cross area (later enclosures).
55% Land enclosed in the 17th, 18th and 19th centuries, usually from land that was previously Upland Rough Ground and often medieval commons. http://map.cornwall.gov.uk/reports_HLC/Cornwall%20HLC%20Type%20-%20Post-medieval%20Enclosed%20Land.pdf Includes miners’ smallholdings, mostly 17th–19th centuries (with small fields, farmsteads, tracks, cottages etc), and later 19th-century enclosure of heathland (typically larger, straight-sided fields).
Farmland: Medieval Eg, Stencoose, Mawla, Trevissick, Towan, Mingoose, Presingol, Mithian.
16% The agricultural heartland, with farming settlements documented before the 17th century AD and whose field patterns are morphologically distinct from the generally straight-sided fields of later enclosure. Either medieval or prehistoric origins. http://map.cornwall.gov.uk/reports_HLC/Cornwall%20HLC%20Type%20-%20Anciently%20Enclosed%20Land.pdf
Coastal Rough Ground / Upland Rough Ground Eg, the Beacon; valleys at Porthtowan, Chapel Porth, Trevellas; Wheal Coates, St Agnes Head etc.
14% CRG: Unenclosed sloping ground beyond enclosed fields but above precipitous cliffs. A narrow band of land (from 50 to 800m wide) running along most stretches of the Cornish coast. URG: Areas of rough grassland, heathland, and open scrub, usually on the higher or more exposed ground in a locality. http://map.cornwall.gov.uk/reports_HLC/Cornwall%20HLC%20Type%20-%20Rough%20Ground.pdf
Settlement Eg, St Agnes, Porthtowan, Mount Hawke, Blackwater, Mithian.
5% Settled areas from larger farming settlements upwards. (Note: the Cornwall Council mapping was created in 1994 and shows only the larger settlements.) http://map.cornwall.gov.uk/reports_HLC/Cornwall%20HLC%20Type%20-%20Settlement.pdf
Modern Enclosed Land Eg, Gover Farm.
4% Mainly Anciently Enclosed Land or Post-Medieval Enclosed Land whose field systems have been substantially altered by large-scale hedge removal in the 20th century. It also includes, however, 20th century intakes from rough ground, woodland and marsh. http://map.cornwall.gov.uk/reports_HLC/Cornwall%20HLC%20Type%20-%20Modern%20Enclosed%20Land.pdf
Industrial: Disused Eg, Porthtowan, Wheal Charlotte, Polberro, Wheal Kitty, Wheal Butson.
2% Only extensive areas of industrialised land are placed in this Type. Most will be the sites of extractive industry (mining and quarrying) and only a few will still be active. http://map.cornwall.gov.uk/reports_HLC/Cornwall%20HLC%20Type%20-%20Industrial.pdf
Military Eg, RAF Perranporth
2% Extensive military complexes. http://map.cornwall.gov.uk/reports_HLC/Cornwall%20HLC%20Type%20-%20Military.pdf
Plantations and Scrub Limited areas of plantations, eg Penhallow Plantation, and secondary scrub / woods in valleys.
1% Plantations and scrubland. http://map.cornwall.gov.uk/reports_HLC/Cornwall%20HLC%20Type%20-%20Plantations.pdf
Intertidal and inshore water
1% The ground between high and low water marks on the seashore and in tidal estuaries. Although now essentially sand, silt, mud or rock, this can contain important archaeological remains either at surface or buried.
Historic environment evidence base, St Agnes NDP; draft Feb 2017, PGR 2: Outline of heritage
Eg, Porthtowan to Chapel Porth, Trevaunance to Trevellas.
http://map.cornwall.gov.uk/reports_HLC/Cornwall%20HLC%20Type%20-%20Intertidal%20and%20Inshore%20Water.pdf
Recreational Eg, Trevellas holiday centre, Beacon Cottage Farm.
<1% Late 19th and 20th/21st century tourism and recreation features. Mainly golf courses, coastal chalet/caravan parks and theme parks. Smaller areas of recreational facilities are absorbed into other Types, particularly Settlement. http://map.cornwall.gov.uk/reports_HLC/Cornwall%20HLC%20Type%20-%20Recreational.pdf
The St Agnes Local Landscape Character Assessment, initiated in May 2016, helps to fine tune the HLC mapping for St Agnes parish. The LLCA website includes two sets of maps for each ward, map 1 showing landscape character types based on land form, and map 2 showing land cover and land use. Map 2 broadly follows and adjusts the historic landscape types of the Cornwall-wide assessment. The most significant difference is that the St Agnes LLCA maps the extent of mineworkers’ smallholdings, which are an important component of the Cornish Mining World Heritage Site and its setting (in the Cornwall-wide assessment these are subsumed under ‘Post-medieval enclosed land’). Some revision has also been made to the extents of the type ‘Farmland: medieval’.
The LLCA website also includes historic environment summaries for each of the five wards.
2.3 Outline of the resource – significance
In general terms, the value given to the heritage in St Agnes parish is shown by the number of designated sites and the mass of information available on heritage and the historic environment. In addition, public interest is demonstrated by a wealth of local literature, a thriving local museum and a St Agnes branch of the Old Cornwall Society. In the 2016 St Agnes Parish Neighbourhood Development Plan survey, ‘Have Your Say’, 98.4% agreed or strongly agreed with the statement ‘It is important to protect and enhance heritage and historic sites such as engine houses, historic buildings and Cornish hedges’.
More specifically, many aspects of the historic environment and heritage of St Agnes parish are valued because of the way in which they contribute strongly to a sense of place, shape the character of the landscape, and provide information about the past and the story of the parish. On that basis (and in support of paragraphs 2.174 and 2.175 of the Cornwall Local Plan), the following are identified as key aspects to be safeguarded and sustained.
Industrial heritage and the Cornish Mining World Heritage Site
St Agnes is outstanding for its industrial heritage, much of which is recognised by inclusion in the Cornish Mining World Heritage Site (WHS); this includes copper and tin mines, the mining settlement of St Agnes, extensive areas of miners’ smallholdings and remains of the harbour and associated structures at Trevaunance.
The significance of the WHS (its ‘Outstanding Universal Value’) is vested in a series of components or attributes defined in the WHS management plan. These are: mine sites, including ore dressing sites; mine transport infrastructure; ancillary industries; mining settlements and social infrastructure; mineworkers' smallholdings; great houses, estates and gardens; mineralogical and other related sites of particular scientific importance.
An outline description of the St Agnes area (area 7) is given on pages 52–5 of the WHS management plan: http://www.cornish-mining.org.uk/sites/default/files/Cornwall_and_West_Devon_Mining_Landscape_World_Heritage_Site_Management_Plan_2013-2018.pdf
More detailed area descriptions are included in the Management Plan appendices. The St Agnes area (A7) is covered on pages 31–4: http://www.cornish-
Historic environment evidence base, St Agnes NDP; draft Feb 2017, PGR 2: Outline of heritage
mining.org.uk/sites/default/files/Cornwall_and_West_Devon_Mining_Landscape_World_Heritage_Site_Management_Plan_2013-2018_Appendices.pdf
Industrial heritage outside the Cornish Mining World Heritage Site
The boundary of the WHS has been drawn to include the main concentrations of significant attributes. Further attributes beyond the WHS boundary may also be regarded as significant heritage assets; they provide additional historical context to the WHS and are regarded as part of its setting (WHS Management Plan 2013–2018, section 5.2.4; Policy P3). This includes: mining sites, including shafts and dumps; mining settlements (in particular Mount Hawke and Blackwater), and social infrastructure such as Methodist chapels and ‘new’ Church of England churches (Mithian; Mount Hawke); miners’ smallholdings, with patterns of small fields, lanes and tracks, farmhouses, farm buildings, cottages, and outbuildings (for example: Wheal Rose to Skinners Bottom; Wheal Butson to Barkla Shop; Coldharbour to Mithian Downs; Trevellas Downs).
Industrial heritage outside the boundary of the WHS contributes to the setting not only of the St Agnes area of the WHS, but also of the Gwennap District immediately to the south of the parish and the Gwennap District: Poldice Tramroad to the south-west.
Heaths and downland – coastal and upland rough ground
A distinctive feature of St Agnes is the large proportion of the parish which, up to the 17th century, was heathland or downland – rough ground used largely for grazing and fuel collection. Very large areas were enclosed in the 17th–19th centuries, but extensive areas of rough ground survive along the coast, up coastal valleys and on the Beacon (at least 14% of the parish). These areas are historically significant as a major survival of patterns of land use established in prehistory and because they contain well preserved archaeological sites of many periods. Much of this area falls within major designations (WHS, AONB) or is in the ownership of the National Trust, reflecting how it is valued.
Former rough ground – (Historic Landscape Character type ‘Post-medieval Enclosed Land’)
Former rough ground enclosed in the 17th–19th centuries accounts for about 55% of the parish and is therefore very characteristic of the parish. Areas enclosed from rough ground in the 17th to mid-19th centuries are miners’ smallholdings, with distinctive patterns of small fields, and are an important aspect of industrial heritage. The later 19th-century enclosures are generally larger, straight-sided fields. This included the historic downlands in the south of the parish, and extending into Perranzabuloe, known in the medieval period as ‘Gon Dansotha’ (Cornwall Council 2011, Goon, hal, cliff and croft, p76), and named ‘Prince’s Common’ on the 1841 tithe map.
The later 19th-century ‘Post-medieval Enclosed Land’ is of historic value in the way it reflects the character of the former downland, with open and extensive views, hedges often having stunted and wind-shaped trees and occasional patches of heather. Prehistoric sites such as Bronze Age barrows are also characteristic of these areas.
St Agnes village
St Agnes village is the largest settlement in the parish and is also the most significant for its historical development and character. It is a Conservation Area and is included in the Cornish Mining World Heritage Site as a mining settlement. ‘St Agnes is one of the most picturesque and attractive of all Cornish industrial settlements. Its landscape setting, the quality of its buildings and streetscape, the unrivalled interplay of the built environment with the large areas of greenery right within the village core, all combine to make it not only an extremely attractive place, but also truly locally distinctive and special in its character. St Agnes has now become an homogenous settlement, yet still retains elements of distinct identity – namely Churchtown, Peterville, Rosemundy and Vicarage. This results from the continuing constraining effects of the great mine workings right in amongst the settlement core, and also from the unique local topography – Churchtown and Vicarage being on the ridge and
Historic environment evidence base, St Agnes NDP; draft Feb 2017, PGR 2: Outline of heritage
Peterville and Rosemundy very much contained by the deeply incised Trevaunance Coombe’ (CISI report, 2002, page 15).
The character and historical development of the village are set out in detail in the 2002 CISI report and the 2008 conservation area appraisal.
Cornwall Industrial Settlements Initiative – St Agnes (2002): http://www.historic-cornwall.org.uk/cisi/st_agnes/st_agnes.htm
St Agnes Conservation Area Appraisal, 2008 (supplementary planning document): http://www.cornwall.gov.uk/environment-and-planning/planning/planning-policy/interim-and-adopted-planning-policy/carrick-district-saved-policies/carrick-supplementary-planning-documents-guidance-and-other-material-considerations/
Tradition, folklore and historical associations
Some places in the parish have particular cultural value because they have associations with famous local people, with folklore traditions or with historical themes of importance to the story of the parish (presented, for example, in displays at St Agnes Museum).
John Opie, painter (1761–1807) – Harmony Cott.
John Passmore Edwards, philanthropist – Blackwater (birthplace and childhood home; Literary Institute); the Miners and Mechanics Institute, St Agnes; and the Mithian Institute. (Note – the Blackwater Literary Institute lies just outside the parish boundary but is part of Blackwater and part of the history of St Agnes.)
Giant Bolster and St Agnes – Chapel Porth (caves, chapel, holy well, footprint); the Beacon; Bolster Dyke. The Beacon is of particular cultural significance for the parish as a major local landmark and viewpoint, as well as for archaeological sites ranging from Bronze Age barrows to the World War II radar station.
World War 2 sites – for example RAF Perranporth; Cameron Camp; Beacon radar station; WW1 and WW2 war memorials (including Blackwater, which lies a few yards outside the parish boundary).
The railway – bridges, Wheal Liberty viaduct, the station and halts, the line of the track.
Maritime and coastal heritage – harbour at Trevaunance with associated buildings and structures; wreck sites.
Everyday heritage
Local heritage is fundamental to a sense of place, identity and shared history; the community’s sense-of place depends as much on everyday details as on the rare and extraordinary. Local materials, building traditions, and minor features all contribute to the character of the area. And awareness of local heritage can inspire design that responds to its surroundings (Historic England guidance, Knowing your place).
Local heritage which contributes to local historic character and can be regarded as potential heritage assets includes:
Buildings, structures, industrial sites, tracks, lanes and field patterns depicted on historic maps (such as the Ordnance Survey editions of c 1880 or c 1907).
Administrative infrastructure: milestones; boundary stones; traditional metal finger posts; post boxes; traditional telephone boxes. Tin bound stones are part of the local industrial heritage.
Hidden heritage – below-ground archaeological potential
Known archaeological sites represent just the tip of the iceberg. Assessments and excavations in St Agnes parish and elsewhere in Cornwall show that prehistoric and Roman-period settlements and ditched field patterns are likely to survive over large areas, providing evidence for the character and development of society and land use over hundreds of years. Potential is highest in areas of
Historic environment evidence base, St Agnes NDP; draft Feb 2017, PGR 2: Outline of heritage
medieval settlement (mapped as the Historic Landscape Character type ‘Farmland: Medieval’; and sometimes as ‘Modern Enclosed Land’, when this is medieval farmland where many field boundaries have been removed). Evidence for this in St Agnes parish includes Stencoose (Cornish Archaeology 39–40, 2000–1, 45–94) and Gover Farm (Historic Environment Record, Event Record, external report 1374).
Historic environment evidence base, St Agnes NDP; draft Feb 2017, PGR 3: Policy context
3 Planning policy context for the historic environment - outline
3.1 Summary
The St Agnes NDP complements a range of national and local policy, guidance and best practice for the historic environment, in addition to the National Planning Policy Framework and the Cornwall Local Plan:
Development proposals in St Agnes parish must support the policies, priorities and actions set out in: the Cornwall Landscape Assessment; the AONB Management Plan; the Cornwall and West Devon Mining Landscape World Heritage Site Management Plan; St Agnes Conservation Area Appraisal; St Agnes Conservation Area Management Plan.
Development proposals in St Agnes parish must follow best practice for the historic environment. Local documents include: Cornish Mining WHS Supplementary Planning Document; Cornwall Historic Environment Supplementary Planning Document (forthcoming); St Agnes Conservation Area Appraisal; Cornwall Design Guide; Carrick Design Guide. National best practice guidance includes: Historic England publications on planning, conservation principles, setting, significance, conservation areas, sustainable growth; Chartered Institute for Archaeologists’ standards and guidance; and Design Council guidance on design – ‘Building for Life’. Other locally specific guidance includes: Methodist and Nonconformist chapels in Cornwall; guidance on farm buildings (forthcoming).
This section identifies the main sources of policy and guidance. The details are given more fully in Appendix 2.
3.2 National policy
National Planning Policy Framework (2012): http://planningguidance.communities.gov.uk/blog/policy/
Principal sections for the historic environment are: Glossary [for definitions]; Achieving sustainable development, Paragraphs 6–10; Core planning principles, Paragraph 17, bullet point 10 (); Section 12, Conserving and enhancing the historic environment (paras 126-141); Local Plans, paras 154, 156, 169, 170.
Related guidance to the NPPF
Related guidance is given in Planning Practice Guidance (PPG) - Conserving and enhancing the historic environment (including a general overview, outline of policy and the NPPF, and relevant legislation)
http://planningguidance.planningportal.gov.uk/blog/guidance/conserving-and-enhancing-the-historic-environment/overview/
Historic England provides further guidance on the NPPF and heritage assets. Web page: https://historicengland.org.uk/advice/hpg/decisionmaking/NPPF/
3.3 Cornwall Local Plan strategic policies 2010–2030, adopted November 2016
https://www.cornwall.gov.uk/media/22936789/adopted-local-plan-strategic-policies-2016.pdf
Material specific to the historic environment in the Cornwall Local Plan includes Objective 10 and policies 24 (and parts of 23), with background paragraphs 2.170–2.189 in particular, but also paragraphs 2.132–2.136 (natural and historic environment in general), 2.146–2.157 (landscape character), and 2.168–2.169 (ancient woodland and veteran trees).
There is further relevant reference to the historic environment in other policies and background material, including: Spatial Strategy, para 1.41–1.42, Policy 2; Housing in the countryside, paras 2.32–2.34 and Policy 7; Rural Exception Sites, Policy 9; Quality of Development, paras 2.74–79, Policy
Historic environment evidence base, St Agnes NDP; draft Feb 2017, PGR 3: Policy context
12 Design; Renewable Energy, Policy 15 (5); Minerals – General Principles, Policy 17; Minerals Safeguarding, Policy 18; Best use of land, para 2.131; Policy 21, Best Use of Land and Existing Buildings (a and b).
Background material on the historic environment is included in a Directory of Evidence (Cornwall Council website), with links to background reference information such as international, national and local legislation, policy and strategy, eg: WHS, Historic Landscape Characterisation, Cornwall and Scilly Urban Survey, management of conservation areas:
http://www.cornwall.gov.uk/environment-and-planning/planning/planning-policy/cornwall-local-plan/cornwall-topic-based-evidence-base/directory-of-evidence/directory-of-evidence-h/
3.4 Other material considerations and supplementary planning documents
Summary
The Emerging Cornwall Local Plan (paragraphs 2.147 and 2.181–3) specifies that the following provide guidance, best practice, evidence and important information and should be used alongside the Cornwall Local Plan in making planning decisions:
Landscape Character Assessment
Area of Outstanding Natural Beauty management plan
World Heritage Site management plan and WHS Supplementary Planning Document
Conservation Area Appraisals
Historic Environment Record
Historic Environment Supplementary Planning Document
The Cornwall Council web site identifies the following as material considerations or supplementary planning documents:
Carrick District Plan, saved policies (relevant until the Cornwall Local Plan is agreed)
St Agnes Conservation Area Appraisal; St Agnes Conservation Area Management Plan Sustainability Appraisal
Best practice and guidance referred to in CLP para 2.181 includes:
National guidance, eg Historic England publications:
Conservation Principles
Historic Environment Good Practice in Planning Notes: - Setting – The setting of heritage assets, Historic Environment Good Practice Advice in
Planning: 3; Historic England, July 2015 - Significance – Managing significance in decision-making in the historic environment, Historic
Environment Good Practice Advice in Planning: 2; Historic England, July 2015
To these should be added:
Conservation Areas – Conservation Area designation, appraisal and management, Historic England Advice Note 1; February 2016
Conservation and sustainable growth – Constructive Conservation – Sustainable Growth for Historic Places, Historic England, March 2013
Design – ‘Building for Life 12’ (Design Council)
Standards and guidance on best practice produced by the Chartered Institute for Archaeologists (for example on stewardship of the historic environment, historic environment assessments, and archaeological fieldwork)
Locally specific guidance, such as:
Guidance for Methodist and Nonconformist chapels in Cornwall
Historic environment evidence base, St Agnes NDP; draft Feb 2017, PGR 3: Policy context
Guidance on farm buildings (forthcoming; not referred to in CLP 2.181)
Carrick District Saved Policies
http://www.cornwall.gov.uk/environment-and-planning/planning/planning-policy/interim-and-adopted-planning-policy/carrick-district-saved-policies/
Carrick District policies relevant to the historic environment have been replaced by the policies of the adopted Cornwall Local Plan. The coverage of the Carrick policies may nevertheless inform the scope for policies at Neighbourhood Plan level: 3A; 3D; 3F; 4D; 4F; 4O; 4Q; 4R; 4S; 4T; 4X; 4XA; 6D; 6G; 9A; 10J; 11AE; 13B.
Cornwall AONB management plan / policies
Cornwall AONB Management Plan 2016–21: http://www.cornwall-aonb.gov.uk/management-plan/
Material specific to St Agnes: Local sections, St Agnes (no 5), pp 24–7; Statement of Significance; policies SA5.01–11
More general historic environment material (Cornwall wide):
Aims 1 and 5.
Policies CC9, CC11; MD9, MD11; NH1-10; IC1–2.
Cornish Mining World Heritage Site Management plan 2013-18
http://www.cornish-mining.org.uk/sites/default/files/Cornwall_and_West_Devon_Mining_Landscape_World_Heritage_Site_Management_Plan_2013-2018.pdf
Vision, mission and aims are set out in section 4.4 (pages 76–7).
Policies most relevant to the planning process are: P1–8; C1–13 (chapter 6).
Cornwall and West Devon Mining Landscape World Heritage Site, Supplementary Planning Document, Consultation Draft February 2016
The Supplementary Planning Document (SPD) sets out how the planning system will seek to fulfil responsibilities and opportunities to protect, conserve, present and transmit to future generations the World Heritage Site. Substantial harm to the WHS should be wholly exceptional. The SPD seeks to unpick what makes the WHS important, why it must be protected and how the planning system can help to do this.
Cornwall Landscape Assessment recommendations / guidance
Descriptions of the 2008 landscape character areas include ‘vision and objectives’ and ‘planning and management guidelines’. St Agnes parish is covered by four LCAs:
St Agnes Landscape Character Area http://map.cornwall.gov.uk/reports_landscape_chr/areaCA12.pdf
Newlyn Downs LCA: http://map.cornwall.gov.uk/reports_landscape_chr/areaCA14.pdf
Redruth, Camborne and Gwennap LCA: http://map.cornwall.gov.uk/reports_landscape_chr/areaCA11.pdf
Newquay and Perranporth Coast LCA: http://map.cornwall.gov.uk/reports_landscape_chr/areaCA15.pdf
Historic Landscape Character – information on CC website as part of Cornwall Landscape Assessment
Historic environment evidence base, St Agnes NDP; draft Feb 2017, PGR 3: Policy context
The CC mapping provides links to information on Historic Landscape Character Types, including discussion of Forces for Change, and Safeguarding the Type. For example:
Post-medieval Enclosed Land: http://map.cornwall.gov.uk/reports_HLC/Cornwall%20HLC%20Type%20-%20Post-medieval%20Enclosed%20Land.pdf
Farmland: Medieval (Anciently Enclosed Land): http://map.cornwall.gov.uk/reports_HLC/Cornwall%20HLC%20Type%20-%20Anciently%20Enclosed%20Land.pdf
Rough Ground: http://map.cornwall.gov.uk/reports_HLC/Cornwall%20HLC%20Type%20-%20Rough%20Ground.pdf (see also Kirkham, G, 2011. Managing the historic environment on west Cornwall’s rough ground, Truro (Cornwall Council), page 77).
St Agnes Conservation Area Appraisal and Conservation Area Management Plan
St Agnes Conservation Area Appraisal, 2008: http://www.cornwall.gov.uk/environment-and-planning/planning/planning-policy/interim-and-adopted-planning-policy/carrick-district-saved-policies/carrick-supplementary-planning-documents-guidance-and-other-material-considerations/
The Conservation Area Appraisal gives detailed description and analysis of the character of the area which can form the basis for design guidance and for the policies set out in the St Agnes Conservation Area Management Plan.
Chapter 5 includes sections on pressure, negative features and issues, including enhancement opportunities, for each of the village’s six ‘character areas’.
St Agnes Conservation Area Management Plan (2008)
This includes sections on strengths and weaknesses (section 2); draft policies (section 3); actions and management (section 4); protection (section 5); enforcement (section 6); and implementation (section 7).
The seven draft policies are included in the St Agnes Conservation Area Management Plan Draft Sustainability Appraisal (July 2008) (section 2.2):
http://www.cornwall.gov.uk/media/3638228/St_Agnes_CAMP_Sustainability_Appraisal.pdf
The Cornwall Historic Environment Record
Paragraphs 2.147 and 2.173 of the Cornwall Local Plan (Nov 2016) specify the Cornwall and Scilly Historic Environment Record (HER) as containing considerable guidance and evidence, providing important evidence which should be used alongside the Cornwall Local Plan.
Much of the information in the HER is available online through the Cornwall Council Interactive Map: http://map.cornwall.gov.uk/website/ccmap/?zoomlevel=1&xcoord=187430&ycoord=64380&maptype=basemap&wsName=ccmap&layerName=
(see also Appendix 1.1)
Historic England guidance
Historic England provides comprehensive guidance and best practice on many topics; some key examples are listed below.
Historic England, planning advice web page:
https://historicengland.org.uk/advice/planning/
Conservation principles [including understanding and managing significance]
Historic environment evidence base, St Agnes NDP; draft Feb 2017, PGR 3: Policy context
Conservation principles: policies and guidance for the sustainable management of the historic environment, Historic England, 2008
https://content.historicengland.org.uk/images-books/publications/conservation-principles-sustainable-management-historic-environment/conservationprinciplespoliciesguidanceapr08web.pdf/
Local Plans
The historic environment in local plans; Historic Environment Good Practice Advice in Planning: 1; Historic England, March 2015
https://historicengland.org.uk/images-books/publications/gpa1-historic-environment-local-plans/
Significance
Managing significance in decision-making in the historic environment, Historic Environment Good Practice Advice in Planning: 2; Historic England, July 2015
https://content.historicengland.org.uk/images-books/publications/gpa2-managing-significance-in-decision-taking/gpa2.pdf/
Setting
The setting of heritage assets, Historic Environment Good Practice Advice in Planning: 3; Historic England, July 2015
https://content.historicengland.org.uk/images-books/publications/gpa3-setting-of-heritage-assets/gpa3.pdf/
Conservation Areas
Conservation Area designation, appraisal and management, Historic England Advice Note 1; February 2016
https://content.historicengland.org.uk/images-books/publications/conservation-area-designation-appraisal-management-advice-note-1/heag040-conservation-area-designation-appraisal-and-management.pdf/
Neighbourhood Planning
Neighbourhood Planning and the Historic Environment, Historic England, August 2014
http://content.historicengland.org.uk/content/docs/planning/neighbourhood-planning-information-aug14.pdf
Conservation and sustainable growth
Constructive Conservation – Sustainable Growth for Historic Places, Historic England, March 2013
https://content.historicengland.org.uk/images-books/publications/constructive-conservation-sustainable-growth-historic-places/Acc_ConConservation.pdf/
Design
‘Building for Life 12’: http://www.designcouncil.org.uk/resources/guide/building-life-12-third-edition
This guide by the Design Council is focused on promoting quality in urban design for new residential developments (and is referred to in the Cornwall Local Plan). It provides a framework for assessing a development proposal against each of 12 questions. Building for Life 12 is a government-endorsed industry standard for well-designed homes and neighbourhoods.
Chartered Institute for Archaeologists, standards and guidance
Historic environment evidence base, St Agnes NDP; draft Feb 2017, PGR 3: Policy context
Best practice ‘standard and guidance’ documents include historic environment assessments, provision of archaeological advice by historic environment services, archaeological fieldwork (excavations, evaluations, watching briefs, building recording, geophysical survey), curation of records and finds, stewardship of the historic environment.
http://www.archaeologists.net/codes/ifa
3.5 Development of policies for the St Agnes NDP
Policies for the St Agnes NDP should be developed which bolster the historic environment policies of the NPPF, the CLP, the WHS the AONB management plans, St Agnes Conservation Area Appraisal and Management Plan and Landscape Assessments; and support national and local best practice guidance.
Applicants and local planning authorities are required to describe the significance of heritage assets affected (NPPF paragraphs 128 and 129). The NDP should spell out what we regard to be heritage assets, and (with reference to Emerging Cornwall Local Plan 2.174–2.175) what we regard as particularly significant aspects of St Agnes’ historic environment that should be safeguarded and sustained.
It is suggested that the following should be included as aspects to be addressed:
Assessment procedures to identify and assess heritage assets.
Treatment of the Cornish Mining World Heritage Site and its setting.
Treatment of conservation areas and historic settlements.
Historic landscape character (with reference to the Local Landscape Character Assessment).
Conversion of historic farm buildings.
Policies regarding the Chacewater to Newquay railway (Carrick District saved policy 10J).
Requirements for archaeological recording.
Consideration of the use of Article 4 Directions for the WHS and conservation areas.
Historic environment evidence base, St Agnes NDP; draft Feb 2017, PGR 4: Issues and forces for change
4 Issues and forces for change
This section collates existing information on issues and forces for change for the historic environment, based on the following main sources:
Cornish Mining World Heritage Site – Management Plan 2013–18.
Landscape character and historic character – Character Area statements; St Agnes and Perrranporth HE data sheet; information on HLC types – Cornwall Council web information, and HEATH report (Managing the historic environment on west Cornwall’s rough ground, Cornwall Council 2011).
Conservation Areas – St Agnes Conservation Area Appraisal 2008, Conservation Management Plan 2008; CISI report 2002.
Heritage at Risk – WHS management plan; HE Heritage at Risk reports, 2014 and 2015; Cornwall scheduled monuments at risk report, 2007
AONB – Cornwall AONB management plan 2016–21
Drawing on this, some provisional recommendations are suggested in section 4.7.
4.1 Legislation, policy and protection
Large parts of the parish are protected by statutory designations, in particular a block which includes the Cornish Mining World Heritage Site, the AONB, and the St Agnes Conservation Area; outside this area there are two further conservation areas and many listed buildings and scheduled monuments.
The St Agnes NDP is required to have policies in place which support the broad policies in the National Planning Policy Framework and the Cornwall Local Plan for conserving and enhancing the historic environment, heritage assets (including undesignated heritage assets) and landscape character, and which support the priorities and policies of the WHS Management Plan, the AONB Management Plan, the Cornwall Landscape Assessment and the St Agnes Conservation Area Appraisal and Management Plan, which are regarded as supplementary documents or material considerations for the CLP (NPPF paragraph 126; CLP 1.5, 1.6, 2.101 and 2.108; Policy 23 2, Policy 24).
National Trust managed property includes St Agnes Beacon and an unbroken strip of coastal land extending from Newdowns Head and St Agnes Head through Tubby’s head, Wheal Coates, Chapel Coombe and Wheal Charlotte Moor just north of Porthtowan. They also own Trevellas Coombe and have a covenant over an area of coastland adjoining Trevellas aerodrome.
Natural England’s Higher Level Stewardship scheme includes most of the areas of heathland that include historic features.
Within the Cornish Mining World Heritage Site, although many major structures are listed buildings, many significant sites and areas have not been designated as scheduled monuments.
Recommendations to extend the St Agnes Conservation Area have not been implemented.
4.2 Missing evidence
The St Agnes NDP evidence base for the historic environment identifies the following gaps (see Appendix 1 for further details):
Historic Environment Record – not all readily identifiable sites are included.
Cornish Mining World Heritage Site – features and components have not all been individually identified and described.
Historic Landscape Character Assessments – there has been no HLC at a parish scale; in particular identification and study of miners’ smallholdings should be a priority. (Currently being addressed in the St Agnes Local Landscape Character Assessment).
Historic environment evidence base, St Agnes NDP; draft Feb 2017, PGR 4: Issues and forces for change
Settlement appraisals – there is no information on the character of any settlement apart from the St Agnes conservation area – appraisals are needed for Porthtowan, Mount Hawke, Blackwater, Mithian, and parts of St Agnes not covered by the Conservation Area Appraisal.
Local List – St Agnes parish does not have a list of locally significant buildings etc.
4.3 Cornish Mining World Heritage Site (WHS)
Protection
The management plan notes that further definition is needed of the application of the 2008, Article 1(5) directive (relating to Town and Country Planning (General Permitted Development) Order 1995) which removed some existing development rights and substituted the requirement to seek planning permission for certain activities. (May be clarified in forthcoming WHS SPD).
The management plan recommends considering more use of Article 4 Directions, more use of Local Development Orders, and further designation by scheduling or listing. Few components of the WHS in St Agnes have been protected by scheduling.
Setting: the setting of the WHS is considered to include the many individual monuments and other areas of mining landscape which have not been included [in the WHS], but which provide additional historical context (section 5.2.4). CLP Policy 24 b makes reference to the setting of the WHS. This is very important for consideration of the treatment of industrial heritage outside the WHS area.
Conservation and enhancement
Industrial heritage in St Agnes has seen little of the major conservation and regeneration programmes reported in section 5.3 of the management plan. (Exceptions are Sara’s Shaft Engine House at Wheal Kitty; the Miners and Mechanics Institute; and sites owned by the National Trust). ‘In addition to the engine house at Sara’s shaft, a number of other mining structures have been consolidated in the parish. Wheal Coates complex, and two engine house remnants at Wheal Charlotte (by the National Trust); calciner chimney and wheel pit at Trevellas Coombe, and engine house at Thomas’ Shaft in the centre of St. Agnes village (by the former Carrick District Council); tin stamps at Blue Hills Tin Streams (by the proprietors); calciner chimney at Polberro (South West Water); base of Wheal Trevaunance winding engine (by St. Agnes Museum Trust); the top of Gooninnis engine house stack (by the Duchy of Cornwall); Wheal Lushington engine house, Porthtowan (by private owner as a residence); engine house at Wheal Rose (by private owner as a holiday let); two engine houses and a stack at Tywarnhayle Mine, Porthtowan (by the former Cornwall County Council on behalf of the owners)’ (observation from R Radcliffe, St Agnes Museum).
‘However, many of the iconic mining structures of the Area remain in need of conservation, with some, such as Blue Hills pumping engine house, being increasingly fragile and in need of remedial attention.’ (From St Agnes Area landscape character statement, in appendix 8.1 of the WHS management plan).
The WHS Photomonitoring Survey of 2010 identified 12 sites/features in the St Agnes mining district as being in ‘Unfavourable Condition’ (appendix 8.6 of the WHS management plan). Engine house chimneys around Porthtowan [eg Echo Corner] are identified as major heritage at risk in Cornwall Council’s Historic environment data sheet, St Agnes and Perranporth: http://www.cornwall.gov.uk/media/3641158/St-Agnes-Perranporth.pdf
Arising from the 2010 condition survey there should be analysis of the sites/features not considered to be in a favourable state and an order of priority established to help target future conservation expenditure.
World Heritage Site status and economic regeneration
Historic environment evidence base, St Agnes NDP; draft Feb 2017, PGR 4: Issues and forces for change
More needs to be done to support integrating the WHS Management Plan priorities with local authority regeneration agendas, Community Infrastructure Levy and economic development strategies, etc (WHS Management Plan, 5.3.2)
Presentation
Section 5.4 of the management plan includes stakeholders’ suggestions for key management activities, for product development and for marketing, interpretation and promotion (p100); and opportunities to do with sustainable physical access (section 5.4.3): signage; integrating public transport; promoting ‘explore what’s on your doorstep’; reviewing the condition of rights of way.
In St Agnes parish these proposals should link with key interpretation venues for the WHS such as St Agnes Museum (observation from R Radcliffe, St Agnes Museum).
4.4 Historic landscapes
Landscape Character Areas (Cornwall Council 2008)
St Agnes LCA: http://map.cornwall.gov.uk/reports_landscape_chr/areaCA12.pdf
Condition
Mineral workings and structures are in deteriorating condition. Cars and visitors have had an impact and there is a loss of tranquillity. There is cliff deterioration at Trevellas and footpath erosion is frequent.
Modern development has risen onto the plateau from St Agnes. The development of tourist facilities such as caravan sites on the plateau has also resulted in a loss of tranquillity.
Pressures
Residential development.
Tourism development.
Recreation along the coast with associated car parking demand and footpath use.
The local section of the Cornwall AONB Management Plan 2016–2021 (p26) is also relevant to this area and considers management and condition: https://static1.squarespace.com/static/54e6ffe7e4b0663b4a777e12/t/57e3e3892994ca045d194ead/1474552722584/CORNWALL-AONB-+2016-2021-LOCAL+bookmarked.pdf
Newlyn Downs LCA: http://map.cornwall.gov.uk/reports_landscape_chr/areaCA14.pdf
Condition
Generally well managed farmland. New development associated with villages is often of poor design.
Woodland is unmanaged in places.
Pressures
Windfarm development.
Tourism facilities including caravan sites.
Conversion of farms to commuter dwellings and holiday accommodation.
Conversion of tourism facilities to residential.
Road improvements.
Telecommunications.
Redruth, Camborne and Gwennap LCA: http://map.cornwall.gov.uk/reports_landscape_chr/areaCA11.pdf
Condition
Historic environment evidence base, St Agnes NDP; draft Feb 2017, PGR 4: Issues and forces for change
Generally the condition is good. Field boundaries are gappy and there is scrub reversion to the north.
Derelict mining heritage areas are unmanaged. Settlement expansion is of poor quality in places.
Pressures
Development pressure within and on the edges of settlement both small scale, cumulative and large scale.
Reversion due to lack of management in marginal farming areas.
Conflicting land use on despoiled mining land.
Newquay and Perranporth Coast LCA: http://map.cornwall.gov.uk/reports_landscape_chr/areaCA15.pdf
Condition
Well managed farmland generally although some fields in decline. Some rough ground and dunes close to tourist areas show signs of wear.
Pressures
Tourism- holiday facilities, caravan parks, theme parks, golf courses, signage.
Walls and enclosure, road improvements.
Reduced management of rough land.
Recreation pressure on coast path.
Historic Landscape Character Types (Cornwall Landscape Assessment)
Farmland: Medieval (Anciently Enclosed Land): http://map.cornwall.gov.uk/reports_HLC/Cornwall%20HLC%20Type%20-%20Anciently%20Enclosed%20Land.pdf
Vulnerability
Most areas are beyond designated or protected areas and are vulnerable to hedge-removal and building demolition/conversion.
Forces for change
Road schemes, the spread of housing from towns and certain larger villages, and other developments can all be expected to continue to nibble away at this Type. The growth of the retired, commuting and second/holiday home sectors of Cornwall’s rural population, coupled with the continuing amalgamation of holdings (and thus the redundancy of farmsteads) will continue to alter the shape and reduce the historical integrity of farming settlements.
Post-medieval Enclosed Land (Recently Enclosed Land): http://map.cornwall.gov.uk/reports_HLC/Cornwall%20HLC%20Type%20-%20Post-medieval%20Enclosed%20Land.pdf
Vulnerability
Not usually protected in its own right, although some blocks do fall within the AONBs, and some within the Cornwall and West Devon Mining Landscape World Heritage Site (Gamble 2004).
Forces for change (from ‘Managing the historic environment on west Cornwall’s rough ground’ 2011, p 80)
Primarily pastoral farming, so may be affected by major shifts within livestock farming. Some areas might then be at risk of abandonment.
Historic environment evidence base, St Agnes NDP; draft Feb 2017, PGR 4: Issues and forces for change
This Type could be a target for proactive rough ground re-creation initiatives. This would erode the extent and character of this Type, but could reinforce the broader historic character and setting of nearby surviving rough ground.
Conversion of farm buildings.
The relatively low value generally placed on the Type for amenity of landscape quality means that it is more likely to come under development pressure from, for example, road schemes, industrial sites and windfarms.
Rough Ground:
For detailed consideration of issues affecting Rough Ground see:
Cornwall Landscape Assessment: http://map.cornwall.gov.uk/reports_HLC/Cornwall%20HLC%20Type%20-%20Rough%20Ground.pdf
Managing the historic environment on west Cornwall’s rough ground, 2011 (chapter 4, pages 75–9; chapter 5, pages 84–97; pages 145–6)
Most blocks are protected by designations and National Trust ownership and good management is often supported by agri-environment schemes.
Potential issues may be:
Low levels of grazing, threatening habitat impoverishment and damage to archaeological features through dense vegetation growth; ‘re-wilding’, if proposed in Cornwall, would have very severe impacts on both the archaeological resource and landscape character.
Climate change – may have an impact on vegetation and increased risk of both fires and erosion from severe weather incidents; and rising sea levels, including erosion of softer geologies (including dunes) and risk of flooding.
Off-road driving.
Unplanned fires.
Policy change – eg cuts from agencies, agricultural policy shifts, rewilding.
Public responses to management.
Vandalism and non-accidental damage – eg dumping of rubbish, abandonment of vehicles, arson, vandalism to fences and gates.
Few forces for negative change on Coastal Rough Ground beyond erosion of paths by walkers and minimal additional encroachment by agriculture and an expansion onto certain cliffs of recreational facilities (for example, caravan and chalet parks, camp sites, car parking and golf courses). Further loss of Coastal Rough Ground to these uses should be resisted.
Other factors relevant to St Agnes include planting of conifers on areas of mine burrows (eg Polberro), and piecemeal incorporation of rough ground and mine burrows into landscaping and gardens associated with residential development.
4.5 Conservation Areas and settlements
St Agnes Conservation Area
Current issues and capacity for change (from St Agnes Conservation Area Appraisal, p 79–86)
Traffic and traffic management – amount and speed of traffic; large vehicles in small lanes; lack of pavements in some roads; on-street parking (and pressures to remove historic property walls to allow parking).
Signage – overabundant in Churchtown and most especially in Peterville, with traffic and commercial signs resulting in visual clutter and an adverse impact upon the character and appearance of the
Historic environment evidence base, St Agnes NDP; draft Feb 2017, PGR 4: Issues and forces for change
conservation area. Some use of plastic rather than traditional metal street name signs. Need for guidance on the form and amount of signage.
Streetscape and spaces – there is scope to improve streetscape value with consideration to surfacings, traffic management and treating key locations as more than just road junctions (eg, Vicarage Road/Goonvean Road junction, Vicarage shopping area, the area around the Miners and Mechanics Institute, Rosemundy, and above all Peterville). Also, poor design some times of lamp standards, railings etc – need for guidance.
Management of historic buildings – improve quality of shop frontage at Vicarage and along Vicarage Road. Also issues of cumulative impacts through removal of front boundary walls to allow parking, and replacement of windows with unsuitable UPCV windows.
Setting of the conservation area – there is a very high premium on good quality of design within and around the conservation area because owing to the topography and public access through back ways, almost all buildings and sites, with roofs, side elevations, back plots etc, are to some extent visible.
Future growth – housing and community facilities – potential conflict with important open spaces and undeveloped land within and around the settlement, which need to be protected. (Settlement expansion at St Agnes has extended onto the plateau outside the locally characteristic valley settlement pattern – AONB Management Plan).
Archaeological potential and historical recording – more weight should be given to a wider range of features associated with the industrial heritage, including outbuildings, walls, dumps, shafts, cottages, count houses, tracks, leats and field systems.
Changes to conservation area boundary – five extensions were proposed (pages 85–6), and generally supported in the public consultation [these changes do not appear to have been made].
Further applications of control; eg Article 4 Directions – the consultation saw general support from the public for greater control in the form of Article 4 Directions, for example to limit demolition of boundary walls to create car parking spaces and inappropriate alterations to buildings such as UPCV windows.
Chapter 5 of the Conservation Area Appraisal includes sections on pressure, negative features and issues, including enhancement opportunities, for each of the village’s six ‘character areas’: Churchtown (p 55); Vicarage Road (p 60); Peterville (p 64); Rosemundy (p 68); British Road (p 73); Polbreen Lane (p 77–8).
The St Agnes Conservation Area Management Plan (July 2008) includes sections on strengths and weaknesses (section 2); draft policies (section 3); actions and management (section 4); protection (section 5); enforcement (section 6); and implementation (section 7).
Other settlements
• Porthtowan: existing development at the north side of the beach at Porthtowan is out of character in materials and form (AONB Management Plan).
• There have been no assessments of other settlements in the parish to consider character and issues.
4.6 Heritage at Risk
Cornish Mining World Heritage Site – see above: the WHS Photomonitoring Survey of 2010 identified 12 sites/features in the St Agnes mining district as being in ‘Unfavourable Condition’ (appendix 8.6 of the WHS management plan). Engine house chimneys around Porthtowan are identified as major heritage at risk in Cornwall Council’s Historic environment data sheet, St
Historic environment evidence base, St Agnes NDP; draft Feb 2017, PGR 4: Issues and forces for change
Agnes and Perranporth: http://www.cornwall.gov.uk/media/3641158/St-Agnes-Perranporth.pdf.
Historic England’s Heritage at Risk Registers for 2014 and 2015 identify two scheduled monuments at high risk: Bolster Bank and Wheal Kitty 20C tin processing works.
Nine scheduled monuments were considered to be at medium risk in a 2007 survey (Parkes, C, 2007. Scheduled monuments at risk, Cornwall, Truro (Historic Environment Service, Cornwall County Council)) – five barrows, a cliff castle, a round, a chapel and a World War Two airfield. The main risks were scrub and tree growth, arable ploughing and clipping, erosion from visitors and development pressures.
Historic environment surveys for National Trust properties have identified issues and produced recommendations on a site by site basis.
4.7 Recommendations
These provisional recommendations are based on the documented issues identified above.
Opportunities for enhancements
Some issues and opportunities can be addressed by focussing resources such as the Community Infrastructure Levy or regeneration funding. Key opportunities for enhancement of the historic environment, based on the sources above, are:
Cornish Mining World Heritage Site– conservation works to at-risk sites, in particular engine houses and chimneys (eg Blue Hills, Wheal Friendly, Turnavore and Gooninnis engine houses, and chimney at Echo Corner, Porthtowan); outside of the WHS boundary, the engine house at Doctor’s Shaft, North Treskerby in the Mount Hawke ward).
Cornish Mining World Heritage Site – marketing, promotion, improved access and information.
Cornish Mining World Heritage Site – establish an action plan for the WHS in St Agnes parish.
St Agnes Conservation Area – opportunities for enhancements identified in the St Agnes Conservation Area Appraisal (eg pp 55–86).
Truro–Newquay Railway – projects to protect the line and associated features and improve access (Carrick District Plan saved policy 10J).
Other recommendations for actions
Policies and protection:
Establish NDP policies which bolster the historic environment policies of the NPPF, the CLP, the WHS the AONB management plans, St Agnes Conservation Area Appraisal and Management Plan and Landscape Assessments. (see also section 3.5)
Support further designation of industrial heritage sites.
Support extension of the St Agnes Conservation Area.
Support HLS schemes which target heritage sites and maintain and enhance historic landscape character.
Missing evidence:
Undertake at least a basic appraisal of settlements, to inform policies and consideration of development proposals – Mithian, Blackwater, Mount Hawke, Porthtowan, Mingoose; and parts of St Agnes village not covered by the Conservation Area Appraisal.
Research into mineworkers’ smallholdings, to establish their history, character, extent, special features, condition, issues and recommendations.
Historic Landscape Character – ensure that consideration of HLC is integrated into the current Local Landscape Character Assessment.
Historic environment evidence base, St Agnes NDP; draft Feb 2017, PGR Appendix 1: Sources of information
Appendix 1
Sources of information for historic environment and heritage
This appendix is part of the evidence base for the historic environment, in support of the St Agnes Neighbourhood Development Plan. It identifies the following major sources as providing information on heritage assets and the historic environment in St Agnes parish.
1 The Cornwall Historic Environment Record and the Heritage Gateway
The principal online resources for the historic environment are:
Local – the Cornwall and Scilly Historic Environment Record
National – the Heritage Gateway
The Cornwall and Scilly Historic Environment Record (HER) is the comprehensive map-based record of the historic environment of Cornwall and the Isles of Scilly and includes information on all aspects of the past from the earliest traces of human occupation up to the present day. In addition to information on archaeological and historical sites and structures, the HER incorporates collections of photographs (including aerial photos), maps, plans and surveys, and an extensive reference library.
Much of the information in the HER is available online through the Cornwall Council Interactive Map: http://map.cornwall.gov.uk/website/ccmap/?zoomlevel=1&xcoord=187430&ycoord=64380&maptype=basemap&wsName=ccmap&layerName=
The ‘Historical’ layer on the CC Interactive Map includes:
Sites and Monuments Records
National mapping programme (sites plotted from aerial photographs)
Designated sites (Scheduled Monuments; Listed buildings; Registered battlefields; Registered parks and gardens; World Heritage Site Areas; Protected wrecks)
Event record ( a record of archaeological and historic building interventions, investigations and surveys; in many cases unpublished reports detailing the ‘Events’ are available online through the CC Interactive Map).
Engine houses; mines
The ‘Landscape assessment’ layer includes:
Historic Landscape Characterisation
The ‘Environment’ layer includes:
Conservation Areas
Some of these categories have links to more detailed information provided through the Heritage Gateway.
There are further layers of information which at present are not available online but can be accessed at the HER office: Mining Activity; Portable Antiquities Scheme; Wrecks (from the National Monuments Record database).
The Heritage Gateway is managed by Historic England. The website provides access to local and national records on the historic environment including a wide range of resources.
Results for St Agnes
The National Heritage List for England (via the Heritage Gateway) records 162 designated sites in St Agnes:
Listed buildings – 140
Scheduled monuments – 17
Historic environment evidence base, St Agnes NDP; draft Feb 2017, PGR Appendix 1: Sources of information
Protected wreck – 1
World Heritage Site – 1
Conservation Areas – 3 (St Agnes, Mithian, Mingoose)
The Cornwall and Isles of Scilly Historic Environment Record lists 655 sites in St Agnes (including designated sites).
National Trust Historic Buildings Sites and Monuments Record
This is available via the Heritage Gateway and has 239 records for St Agnes parish; many of these will overlap with Cornwall HER records.
2 Cornwall and West Devon Mining Landscape World Heritage Site, management plan
Part of the parish of St Agnes is included in the Cornish Mining World Heritage Site, inscribed in 2006.
Management plan, 2013-18:
http://www.cornish-mining.org.uk/sites/default/files/Cornwall_and_West_Devon_Mining_Landscape_World_Heritage_Site_Management_Plan_2013-2018.pdf
The management plan gives an overview of the character and significance of the WHS and outlines threats, issues, opportunities, policy framework and strategic actions.
An outline description of the St Agnes (area 7) is given on pages 52–5.
More detailed area descriptions are included in the Management Plan appendices. The St Agnes area (A7) is covered on pages 31–4.
The appendices also include conditions surveys (see page 106; 12 sites in A7)
Management plan appendices: http://www.cornish-mining.org.uk/sites/default/files/Cornwall_and_West_Devon_Mining_Landscape_World_Heritage_Site_Management_Plan_2013-2018_Appendices.pdf
A Supplementary Planning Document for the WHS is under development: Cornwall and West Devon Mining Landscape World Heritage Site, Supplementary Planning Document, Consultation Draft February 2016
3 Historic Landscape Character assessments
A Local Landscape Character Assessment for St Agnes parish has been initiated (May 2016) and will include historic environment information, including mapping of historic landscape character types (as part of land cover mapping). The website includes historic environment summaries for each of the five wards in the parish.
The parish is included within the county-wide assessment of 1994 commissioned by Cornwall County Council. The 1994 assessment was updated in 2007 by Cornwall County Council.
‘A basic premise of Historic Landscape Characterisation (HLC) is that the whole of Cornwall is one continuous but multifarious historic landscape. The HLC allows the historic dimension of the whole landscape to be fully considered and provides a readily understood context for surviving archaeological and historical remains. It enables historic environment assessments to be placed alongside the natural environment and other landscape character studies in discussions of sustainable development’ (CC mapping web site).
Historic environment evidence base, St Agnes NDP; draft Feb 2017, PGR Appendix 1: Sources of information
3.1 Cornwall Council 2007 Landscape Character Assessment
Mapping site:
http://map.cornwall.gov.uk/website/ccmap/index.html?zoomlevel=3&xcoord=169941&ycoord=46584&maptype=basemap&wsName=ccmap&layerName=Landscape%20Character%20Areas
This includes a layer for Historic Landscape Characterisation (HLC), based on 1994 HLC, with the landscape characterised into a series of historic landscape character types.
The 2007 assessment also identifies a series of Landscape Character Areas. St Agnes parish is covered by 4:
St Agnes Landscape Character Area: http://map.cornwall.gov.uk/reports_landscape_chr/areaCA12.pdf
Newlyn Downs LCA:
http://map.cornwall.gov.uk/reports_landscape_chr/areaCA14.pdf
Redruth, Camborne and Gwennap LCA:
http://map.cornwall.gov.uk/reports_landscape_chr/areaCA11.pdf
Newquay and Perranporth Coast LCA:
http://map.cornwall.gov.uk/reports_landscape_chr/areaCA15.pdf
Each of the four LCAs has a Landscape Area Description which includes: an overall description; key landscape characteristics; geology and soils; topography and drainage; biodiversity; land cover; land use; field and woodland pattern; settlement pattern; transport pattern; historic features; condition; pressures; aesthetic and sensory; distinctive features; vision and objectives; planning and land management guidelines.
3.2 Historic environment data sheet for St Agnes and Perranporth Community Network Area
This includes: summary of character; evidence base; missing evidence; threats; heritage at risk; current projects; proposed projects (Cornwall Council planning web site; April 2011 version):
http://www.cornwall.gov.uk/environment-and-planning/planning/planning-policy/cornwall-local-plan/cornwall-topic-based-evidence-base/historic-environment-data-sheets/
3.3 The HEATH Project
The HEATH Project (2004–8), a European programme which aimed at improving the management of heathland landscapes, included a study of the historical dimension of west Cornwall’s heaths, downlands and rough ground. The results of this work were published in 2011: Dudley, P, 2011. Goon, hal, cliff and croft: the archaeology and landscape history of west Cornwall’s rough ground, Truro (Cornwall Council).
The report includes much information about St Agnes’ formerly extensive heathlands and their enclosure, including a case study of the parish (pages 61–4).
A companion volume concentrates on management issues for areas of rough ground and former rough ground: Kirkham, G, 2011. Managing the historic environment on west Cornwall’s rough ground, Truro (Cornwall Council).
3.4 Cornish Mining World Heritage Site Management Plan 2013–18
The appendices to the WHS management plan include a landscape character statement for the St Agnes WHS area (pp 33–4).
Historic environment evidence base, St Agnes NDP; draft Feb 2017, PGR Appendix 1: Sources of information
Management plan appendices: http://www.cornish-mining.org.uk/sites/default/files/Cornwall_and_West_Devon_Mining_Landscape_World_Heritage_Site_Management_Plan_2013-2018_Appendices.pdf
3.5 Cornwall AONB Management Plan 2016–21
A ‘Statement of significance’ in the local section of the Cornwall AONB Management Plan 2016–21, pp 24–5, gives an overview of the character of the AONB.
https://static1.squarespace.com/static/54e6ffe7e4b0663b4a777e12/t/57e3e3892994ca045d194ead/1474552722584/CORNWALL-AONB-+2016-2021-LOCAL+bookmarked.pdf
3.6 St Agnes Local Landscape Character Assessment 2016
[In progress – further details to be added.]
4 Appraisals of settlements
There are two important documents looking at the character of St Agnes village: the St Agnes conservation area appraisal; and a report on St Agnes as part of the Cornwall Industrial Settlements Initiative.
St Agnes Conservation Area Appraisal, 2008: http://www.cornwall.gov.uk/environment-and-planning/planning/planning-policy/interim-and-adopted-planning-policy/carrick-district-saved-policies/carrick-supplementary-planning-documents-guidance-and-other-material-considerations/
This includes: summary of the Special Interest of the settlement; historical background and development; analysis of character, views, form and materials, local details, streetscape and signage, paving, planting and trees; discussion of issues and capacity for change; recommendations for extension of the conservation area; character area analyses for Churchtown, Vicarage Road, Peterville, Rosemundy, British Road, Polbreen Lane; gazetteer (216 entries).
Building on the appraisal, a Conservation Management Plan for St Agnes was also produced in 2008.
Cornwall Industrial Settlements Initiative – St Agnes (2002): http://www.historic-cornwall.org.uk/cisi/st_agnes/st_agnes.htm
This covers: history and physical development; character (streetscape, public buildings, housing, road engineering features, industrial remains, paving/ street ephemera/ walls, materials and local details, landscape, views, open spaces); issues and forces for change; recommendations (22); gazetteer (216 entries).
There are no similar studies for other settlements in the parish.
5 Heritage at Risk reports
Historic England’s guidance on ‘Neighbourhood Planning and the Historic Environment’ suggests that consideration should be given to English Heritage's 'Heritage at Risk Register’ and local authority Buildings at Risk Registers (and whether proposals in the Plan could utilise these assets).
5.1 English Heritage, Heritage at Risk Register 2014: https://content.historicengland.org.uk/images-books/publications/har-2014-registers/sw-HAR-register-2014.pdf/
There are two entries for St Agnes (page 34): Bolster Bank and Wheal Kitty 20C tin processing works. (The Risk Register for 2015 includes the same two sites.)
5.2 Local authority Buildings at Risk Register
There is not a Buildings at Risk Register covering St Agnes parish.
Historic environment evidence base, St Agnes NDP; draft Feb 2017, PGR Appendix 1: Sources of information
5.3 Cornish Mining World Heritage Site, Condition Survey, 2010 (HES report number 2010R141):
A photomonitoring exercise across the WHS was carried out in 2010 to provide a baseline for monitoring and to identify sites/features in ‘unfavourable’ condition – Sharpe, A, 2010. Cornish Mining World Heritage Site, Cornwall and West Devon, photomonitoring project 2010, Truro (Historic Environment Projects, Cornwall Council)
The report includes a list of the main WHS sites in each area, arranged by component type. For St Agnes see section 11.7, 41–2.
Detailed results are in an archive: digital photographs organised by area and site; and Excel spreadsheets reporting on condition.
Based on this survey there is a summary list of sites/features in an ‘unfavourable’ condition included in the appendices of the 2013–18 management plan: http://www.cornish-mining.org.uk/sites/default/files/Cornwall_and_West_Devon_Mining_Landscape_World_Heritage_Site_Management_Plan_2013-2018_Appendices.pdf
Twelve sites/features in an ‘unfavourable’ condition are listed in the St Agnes area (A7; page 106).
5.4 Other information
The Landscape Character Area descriptions include notes on condition, pressures etc.
CC’s Historic environment data sheet for St Agnes and Perranporth Community Network Area includes heritage at risk (April 2011 version): http://www.cornwall.gov.uk/environment-and-planning/planning/planning-policy/cornwall-local-plan/cornwall-topic-based-evidence-base/historic-environment-data-sheets/
The Cornwall Industrial Settlements Initiative – St Agnes includes a section on ‘Issues and forces for change’.
Surveys, assessments and technical reports (section 6, below): some of these will contain assessment of the condition of sites, and recommendations.
6 Other surveys, assessments and technical reports
The CC Interactive Map currently shows 74 ‘Events’ for St Agnes parish – that is, archaeological and historic building interventions, investigations and other similar activities (eg. excavations, field surveys, photographic recording, geophysics etc). The locations of the ‘Events’ are shown on the ‘Historical’ layer of the Cornwall Council Interactive Map: http://map.cornwall.gov.uk/website/ccmap/?zoomlevel=6&xcoord=170267&ycoord=49676&maptype=basemap&wsName=ccmap&layerName=Event%20record
The results from the Events are mostly described in reports. These are generally unpublished but many are available online through the CC Interactive Map, or else are available at the offices of the HER.
Many contain new and valuable information which is critical for improving our understanding of Cornwall's past. They supplement the standard site, monument and building specific records that form the main body of the HER.
7 St Agnes Museum
The importance of the heritage to people in St Agnes is demonstrated by the flourishing museum run by the St Agnes Museum Trust, which has 369 members (Aug 2016). Themes presented in the museum include mining, maritime, the railway, John Opie, military, folklore, art and natural history.
Historic environment evidence base, St Agnes NDP; draft Feb 2017, PGR Appendix 1: Sources of information
Collections and exhibits strengthen our understanding of places in the parish by showing their historical background and their associations with local people.
The Trust has published 20 journals, from 1985 to 2015, containing much information on history, places and people.
8 Local literature
The way in which the parish’s heritage is valued is also shown by the wealth of local literature. The literature helps add to the significance of localities and heritage assets through their historical associations with people and events. Old photographs and postcards, which feature in much of the literature, help to create a direct link with the past, when scenes, buildings and features seen in the historical images can still be seen today.
The literature includes:
Acton, B, 1989. A view from St Agnes, eight walks amid Cornwall’s industrial past, Devoran: Landfall Publications, in association with St Agnes Museum Trust
Andrew, F R, nd. The history of RAF Perranporth 1941–1945, New edition, revised and enlarged, privately published
Benney, C, nd. St Agnes parish, 1850–1920, a photographic record, St Agnes: Clive Benney in association with Diversions (Booksellers) Ltd
Benney, C, 1988. St Agnes parish, 1920–1950, a photographic record, St Agnes: Clive Benney Benney, C, 1996. The Archive Photograph Series – Around St Agnes, Stroud: The Chalford Publishing
Company Benney, C, 2005. St Agnes, a photographic history; volume one, Down Quay, St Agnes: Wheal Hawke
Publications Benney, C, 2006. St Agnes, a photographic history; volume two, Village and shops, St Agnes: Wheal
Hawke Publications Benney, C, 2009. St Agnes, a photographic history; volume three, Down to Dirtypool, St Agnes: Wheal
Hawke Publications Benney, C, 2012. St Agnes, a photographic history; volume IV, Up Goonown & Goonbell, St Agnes:
Wheal Hawke Publications Benney, C, 2014. The secrets of Rosemundy House, St Agnes: Wheal Hawke Publications Benney, C, and Mansell, T, 2007. Our village church, St Agnes – Cornwall, St Agnes, Wheal Hawke
Publications Benney, C, and Mansell, T, 2008. Memories of Mount Hawke, St Agnes: Trelease Publications Benney, C, and Mansell, T, 2010. ‘I rode to St Agnes’, St Agnes: Trelease Publications Benney, C, and Mansell, T, xxx. A history of Blackwater and its neighbours Benney, C, and Mansell, T, 2006. Jericho to Cligga, St Agnes: Trelease Publications Bizley, M H, 1955. Friendly retreat, the story of a parish, St Agnes: M H Bizley (1994 edn published by
St Agnes Museum Trust) Branfield, J, 2006. Mingoose and Chapel Porth, the story of a Cornish valley, Mount Hawke:
Mingoose Books Carpenter, F, nd. St Agnes 1001–1999 A millennium chronicle, St Agnes: St Agnes Museum Evans, D, 2011. Funding the ladder. The Passmore Edwards legacy, London: Francis Boutle Publishers Hendra, V, 2007. The Cornish Wonder, a portrait of John Opie, Mount Hawke: Truran Mansell, T, 2003. Mithian in the parishes of St Agnes and Perranzabuloe, Mithian: Trelease
Publications Mansell, T, xxxx. St Agnes and its band Mansell, T, xxxx. St Agnes Golf Society National Trust, 2010. Walks, wildlife and history, St Agnes Head and Chapel Porth, Coast of Cornwall
No. 8
Historic environment evidence base, St Agnes NDP; draft Feb 2017, PGR Appendix 1: Sources of information
Palmer, C, 2013. Porthtowan and Towan Cross, Porthtowan: Pen and Ink Radcliffe, R, 2007. The search for the Lady Agnes, St Agnes: St Agnes Museum Trust Teagle, F, and Mansell, T, 2015. Reflections on 75+ years of Teagle Machinery, Blackwater: Teagle
Machinery Ltd Woon, D, 2002. Do you remember Cameron Estate? St Agnes: Heather Dawn Woon Woon, D, 2003. Memories of Peterville, St Agnes: Dawn Woon
9 Historic maps
Old maps are a major source for identifying historic features in the modern landscape, including houses, farms and farm buildings, chapels and public buildings, industrial sites, tin bounds, trackways and field boundaries.
1841 tithe map
There is a copy on display at St Agnes Museum and digital copies are available at the Cornwall Record Office. It is also included in the mapping layers available at the office of the Historic Environment Record.
Ordnance Survey maps (1880 and 1907 editions)
These can be seen at the Cornwall Record Office or the Cornwall Historic Environment Record.
Versions can also be seen on web sites such as the National Library of Scotland’s:
http://maps.nls.uk/os/6inch-england-and-wales/index.html
(for example: http://maps.nls.uk/geo/explore/index.cfm#zoom=15&lat=50.2880&lon=-5.2308&layers=176 )
10 Cornish archive centres
The Cornwall Record Office, Cornish Studies Library and Royal Institution of Cornwall are major repositories of primary and secondary research material.
11 Gaps in the evidence
11.1 Historic Environment Record (HER)
The HER is not a complete record of heritage assets. Many more ‘sites and monuments’ would be added by systematic search of other sources, in particular: settlement appraisals; unpublished surveys and reports including those in the HER ‘Event Record’; local literature; evidence from old maps, supported by field inspection.
11.2 Cornish Mining World Heritage Site
Although the extent of the WHS is defined, the features and components which contribute to the Outstanding Universal Value have not been systematically and individually identified, described and included as ‘sites and monuments’ in the HER (though the 2010 Condition Survey goes some way towards this).
11.3 Historic Landscape Character assessments
Although St Agnes is covered by four Landscape Character Area descriptions in the 2007 Cornwall Landscape Assessment, three of these include large areas beyond the parish of St Agnes and are therefore only partly relevant to St Agnes.
Historic environment evidence base, St Agnes NDP; draft Feb 2017, PGR Appendix 1: Sources of information
There has been no Landscape Character Assessment or Historic Landscape Characterisation at a parish scale for St Agnes. The existing Cornwall-wide HLC follows a broad-brush approach as it is at a Cornwall-wide scale. A more local characterisation would include more detailed sub-types relevant to the character of St Agnes, such as miners’ smallholdings, and different types of settlement. The current Local Landscape Character Assessment should go a long way to addressing this.
11.4 Settlement appraisals
Only St Agnes village has had appraisals of its historic character (St Agnes Conservation Area appraisal and CISI report), including the identification of significant buildings and features. The character of other settlements has not been systematically appraised (eg Mithian; Mingoose; Trevaunance; Goonbell / Goonown; Blackwater; Mount Hawke; Porthtowan; Mawla; Trevellas).
11.5 Heritage at Risk reports
There is not a Local Authority Buildings at Risk Register covering St Agnes parish.
11.6 Other surveys, assessments and technical reports
These have not been systematically searched to identify sites and features to add to the HER.
There may be further reports in addition to those identified online by the HER Event Record.
11.7 St Agnes Museum information
n/a
11.8 Local literature
The list of local publications above is not exhaustive.
The publications have not been systematically searched to identify sites and features to add to the HER.
11.9 Evidence from old maps
The 1880/1907 Ordnance Survey maps are available online, but they have not been assessed to identify which buildings and features are still extant.
12 Historic environment – sources for policies and guidance
The policy context for the historic environment is covered in Appendix 2.
Historic environment evidence base, St Agnes NDP; draft Feb 2017, PGR Appendix 2: Policy context details
Appendix 2
Policy context details for the historic environment
Summary
This appendix pulls together background information and details from existing national and local policy documents to provide a policy context for the historic environment.
The St Agnes NDP complements a range of national and local policy, guidance and best practice for the historic environment, in addition to the National Planning Policy Framework and the Cornwall Local Plan:
Development proposals in St Agnes parish must support the policies, priorities and actions set out in: the Cornwall Landscape Assessment; the AONB Management Plan; the Cornwall and West Devon Mining Landscape World Heritage Site Management Plan; St Agnes Conservation Area Appraisal; St Agnes Conservation Area Management Plan.
Development proposals in St Agnes parish must follow best practice for the historic environment. Local documents include: Cornish Mining WHS Supplementary Planning Document; Cornwall Historic Environment Supplementary Planning Document (forthcoming); St Agnes Conservation Area Appraisal; Cornwall Design Guide; Carrick Design Guide. National best practice guidance includes: Historic England publications on planning, conservation principles, setting, significance, conservation areas, sustainable growth; and Design Council guidance on design – ‘Building for Life’. Other locally specific guidance includes: Methodist and Nonconformist chapels in Cornwall; guidance on farm buildings (forthcoming).
Contents
This appendix is organised as follows:
1 National Planning Policy Framework
2 National Planning Policy Framework – related guidance
3 Cornwall Local Plan – and what it says about the historic environment
4 Other material considerations and supplementary planning documents
- Cornwall AONB management plan / policies
- Cornish Mining World Heritage Site
Management plan 2013-18
Cornwall and West Devon Mining Landscape World Heritage Site, Supplementary Planning Document, Consultation Draft February 2016
- Landscape Assessment recommendations / guidance
2008 landscape character areas:
Historic Landscape Character – information on CC website as part of Cornwall Landscape Assessment
- St Agnes Conservation Area Appraisal and Conservation Area Management Plan
- The Cornwall Historic Environment Record
- Carrick District Saved Policies
5 Other best practice and guidance
Historic environment evidence base, St Agnes NDP; draft Feb 2017, PGR Appendix 2: Policy context details
1 National Planning Policy Framework
For the treatment of the historic environment in the NPPF, see in particular:
Glossary - http://planningguidance.planningportal.gov.uk/blog/policy/achieving-sustainable-development/annex-2-glossary/
Paragraphs 6-10 - http://planningguidance.planningportal.gov.uk/blog/policy/achieving-sustainable-development/#paragraph_6 (Achieving sustainable development)
Paragraph 6:
The purpose of the planning system is to contribute to the achievement of sustainable development. The policies in paragraphs 18 to 219, taken as a whole, constitute the Government’s view of what sustainable development in England means in practice for the planning system.
Paragraph 7:
There are three dimensions to sustainable development: economic, social and environmental. These dimensions give rise to the need for the planning system to perform a number of roles:
an economic role – contributing to building a strong, responsive and competitive economy, by ensuring that sufficient land of the right type is available in the right places and at the right time to support growth and innovation; and by identifying and coordinating development requirements, including the provision of infrastructure;
a social role – supporting strong, vibrant and healthy communities, by providing the supply of housing required to meet the needs of present and future generations; and by creating a high quality built environment, with accessible local services that reflect the community’s needs and support its health, social and cultural well-being; and
an environmental role – contributing to protecting and enhancing our natural, built and historic environment; and, as part of this, helping to improve biodiversity, use natural resources prudently, minimise waste and pollution, and mitigate and adapt to climate change including moving to a low carbon economy.
Paragraph 8:
These roles should not be undertaken in isolation, because they are mutually dependent. Economic growth can secure higher social and environmental standards, and well-designed buildings and places can improve the lives of people and communities. Therefore, to achieve sustainable development, economic, social and environmental gains should be sought jointly and simultaneously through the planning system. The planning system should play an active role in guiding development to sustainable solutions.
Paragraph 9:
Pursuing sustainable development involves seeking positive improvements in the quality of the built, natural and historic environment, as well as in people’s quality of life, including (but not limited to):
making it easier for jobs to be created in cities, towns and villages;
moving from a net loss of bio-diversity to achieving net gains for nature;6
replacing poor design with better design;
improving the conditions in which people live, work, travel and take leisure; and
widening the choice of high quality homes.
Paragraph 10:
Plans and decisions need to take local circumstances into account, so that they respond to the different opportunites for achieving sustainable development in different areas.
Paragraph 17, bullet point 10, one of 12 core land-use planning principles which should underpin both plan-making and decision-taking:
Historic environment evidence base, St Agnes NDP; draft Feb 2017, PGR Appendix 2: Policy context details
- conserve heritage assets in a manner appropriate to their significance, so that they can be enjoyed for their contribution to the quality of life of this and future generations;
Section 12, Conserving and enhancing the historic environment (paras 126-141)
Paragraph 126 :
Local planning authorities should set out in their Local Plan a positive strategy for the conservation and enjoyment of the historic environment,29 including heritage assets most at risk through neglect, decay or other threats. In doing so, they should recognise that heritage assets are an irreplaceable resource and conserve them in a manner appropriate to their significance. In developing this strategy, local planning authorities should take into account:
the desirability of sustaining and enhancing the significance of heritage assets and putting them to viable uses consistent with their conservation;
the wider social, cultural, economic and environmental benefits that conservation of the historic environment can bring;
the desirability of new development making a positive contribution to local character and distinctiveness; and
opportunities to draw on the contribution made by the historic environment to the character of a place.
Paragraph 127:
When considering the designation of conservation areas, local planning authorities should ensure that an area justifies such status because of its special architectural or historic interest, and that the concept of conservation is not devalued through the designation of areas that lack special interest.
Paragraph 128:
In determining applications, local planning authorities should require an applicant to describe the significance of any heritage assets affected, including any contribution made by their setting. The level of detail should be proportionate to the assets’ importance and no more than is sufficient to understand the potential impact of the proposal on their significance. As a minimum the relevant historic environment record should have been consulted and the heritage assets assessed using appropriate expertise where necessary. Where a site on which development is proposed includes or has the potential to include heritage assets with archaeological interest, local planning authorities should require developers to submit an appropriate desk-based assessment and, where necessary, a field evaluation.
Paragraph 129:
Local planning authorities should identify and assess the particular significance of any heritage asset that may be affected by a proposal (including by development affecting the setting of a heritage asset) taking account of the available evidence and any necessary expertise. They should take this assessment into account when considering the impact of a proposal on a heritage asset, to avoid or minimise conflict between the heritage asset’s conservation and any aspect of the proposal.
Paragraph 130:
Where there is evidence of deliberate neglect of or damage to a heritage asset the deteriorated state of the heritage asset should not be taken into account in any decision.
Paragraph 131:
In determining planning applications, local planning authorities should take account of:
the desirability of sustaining and enhancing the significance of heritage assets and putting them to viable uses consistent with their conservation;
the positive contribution that conservation of heritage assets can make to sustainable communities including their economic vitality; and
Historic environment evidence base, St Agnes NDP; draft Feb 2017, PGR Appendix 2: Policy context details
the desirability of new development making a positive contribution to local character and distinctiveness.
Paragraph 132:
When considering the impact of a proposed development on the significance of a designated heritage asset, great weight should be given to the asset’s conservation. The more important the asset, the greater the weight should be. Significance can be harmed or lost through alteration or destruction of the heritage asset or development within its setting. As heritage assets are irreplaceable, any harm or loss should require clear and convincing justification. Substantial harm to or loss of a grade II listed building, park or garden should be exceptional. Substantial harm to or loss of designated heritage assets of the highest significance, notably scheduled monuments, protected wreck sites, battlefields, grade I and II* listed buildings, grade I and II* registered parks and gardens, and World Heritage Sites, should be wholly exceptional.
Paragraph 133:
Where a proposed development will lead to substantial harm to or total loss of significance of a designated heritage asset, local planning authorities should refuse consent, unless it can be demonstrated that the substantial harm or loss is necessary to achieve substantial public benefits that outweigh that harm or loss, or all of the following apply:
the nature of the heritage asset prevents all reasonable uses of the site; and
no viable use of the heritage asset itself can be found in the medium term through appropriate marketing that will enable its conservation; and
conservation by grant-funding or some form of charitable or public ownership is demonstrably not possible; and
the harm or loss is outweighed by the benefit of bringing the site back into use.
Paragraph 134:
Where a development proposal will lead to less than substantial harm to the significance of a designated heritage asset, this harm should be weighed against the public benefits of the proposal, including securing its optimum viable use.
Paragraph 135:
The effect of an application on the significance of a non-designated heritage asset should be taken into account in determining the application. In weighing applications that affect directly or indirectly non designated heritage assets, a balanced judgement will be required having regard to the scale of any harm or loss and the significance of the heritage asset.
Paragraph 136:
Local planning authorities should not permit loss of the whole or part of a heritage asset without taking all reasonable steps to ensure the new development will proceed after the loss has occurred.
Paragraph 137:
Local planning authorities should look for opportunities for new development within Conservation Areas and World Heritage Sites and within the setting of heritage assets to enhance or better reveal their significance. Proposals that preserve those elements of the setting that make a positive contribution to or better reveal the significance of the asset should be treated favourably.
Paragraph 138:
Not all elements of a World Heritage Site or Conservation Area will necessarily contribute to its significance. Loss of a building (or other element) which makes a positive contribution to the significance of the Conservation Area or World Heritage Site should be treated either as substantial harm under paragraph 133 or less than substantial harm under paragraph 134, as appropriate, taking into account the relative significance of the element affected and its contribution to the significance of the Conservation Area or World Heritage Site as a whole.
Historic environment evidence base, St Agnes NDP; draft Feb 2017, PGR Appendix 2: Policy context details
Paragraph 139:
Non-designated heritage assets of archaeological interest that are demonstrably of equivalent significance to scheduled monuments, should be considered subject to the policies for designated heritage assets.
Paragraph 140:
Local planning authorities should assess whether the benefits of a proposal for enabling development, which would otherwise conflict with planning policies but which would secure the future conservation of a heritage asset, outweigh the disbenefits of departing from those policies.
Paragraph 141:
Local planning authorities should make information about the significance of the historic environment gathered as part of plan-making or development management publicly accessible. They should also require developers to record and advance understanding of the significance of any heritage assets to be lost (wholly or in part) in a manner proportionate to their importance and the impact, and to make this evidence (and any archive generated) publicly accessible.30 However, the ability to record evidence of our past should not be a factor in deciding whether such loss should be permitted.
Footnotes
29. The principles and policies set out in this section apply to the heritage-related consent regimes for which local planning authorities are responsible under the Planning (Listed Buildings and Conservation Areas) Act 1990, as well as to plan-making and decision-taking.
30. Copies of evidence should be deposited with the relevant Historic Environment Record, and any archives with a local museum or other public depository.
Plan-making: Sub-section on Local Plans refers to the Historic Environment – Para 154, 156, 169, 170
Paragraph 154
Local Plans should be aspirational but realistic. They should address the spatial implications of economic, social and environmental change. Local Plans should set out the opportunities for development and clear policies on what will or will not be permitted and where. Only policies that provide a clear indication of how a decision maker should react to a development proposal should be included in the plan.
Paragraph 156
Local planning authorities should set out the strategic priorities for the area in the Local Plan. This should include strategic policies to deliver:
the homes and jobs needed in the area;
the provision of retail, leisure and other commercial development;
the provision of infrastructure for transport, telecommunications, waste management, water supply, wastewater, flood risk and coastal change management, and the provision of minerals and energy (including heat);
the provision of health, security, community and cultural infrastructure and other local facilities; and
climate change mitigation and adaptation, conservation and enhancement of the natural and historic environment, including landscape.
Paragraph 157:
Crucially, Local Plans should:
plan positively for the development and infrastructure required in the area to meet the objectives, principles and policies of this Framework;
be drawn up over an appropriate time scale, preferably a 15-year time horizon, take account of longer term requirements, and be kept up to date;
Historic environment evidence base, St Agnes NDP; draft Feb 2017, PGR Appendix 2: Policy context details
be based on co-operation with neighbouring authorities, public, voluntary and private sector organisations;
indicate broad locations for strategic development on a key diagram and land-use designations on a proposals map;
allocate sites to promote development and flexible use of land, bringing forward new land where necessary, and provide detail on form, scale, access and quantum of development where appropriate;
identify areas where it may be necessary to limit freedom to change the uses of buildings, and support such restrictions with a clear explanation;
identify land where development would be inappropriate, for instance because of its environmental or historic significance; and
contain a clear strategy for enhancing the natural, built and historic environment, and supporting Nature Improvement Areas where they have been identified.
Using a proportionate evidence base
Paragraph 158:
Each local planning authority should ensure that the Local Plan is based on adequate, up-to-date and relevant evidence about the economic, social and environmental characteristics and prospects of the area. Local planning authorities should ensure that their assessment of and strategies for housing, employment and other uses are integrated, and that they take full account of relevant market and economic signals.
Paragraph 169 Historic Environment:
Local planning authorities should have up-to-date evidence about the historic environment in their area and use it to assess the significance of heritage assets and the contribution they make to their environment. They should also use it to predict the likelihood that currently unidentified heritage assets, particularly sites of historic and archaeological interest, will be discovered in the future. Local planning authorities should either maintain or have access to a historic environment record.
Paragraph 170:
Where appropriate, landscape character assessments should also be prepared, integrated with assessment of historic landscape character, and for areas where there are major expansion options assessments of landscape sensitivity.
2 National Planning Policy Framework – related guidance
Related guidance is given in Planning Practice Guidance (PPG) - Conserving and enhancing the historic environment (including a general overview, outline of policy and the NPPF, and relevant legislation)
http://planningguidance.planningportal.gov.uk/blog/guidance/conserving-and-enhancing-the-historic-environment/overview/
What is the policy for the historic environment?
Protecting and enhancing the historic environment is an important component of the National Planning Policy Framework’s drive to achieve sustainable development (as defined in Paragraphs 6-10). The appropriate conservation of heritage assets forms one of the ‘Core Planning Principles’ (Paragraph 17 bullet 10) that underpin the planning system. This is expanded upon principally in Paragraphs 126-141 but policies giving effect to this objective appear elsewhere in the National Planning Policy Framework.
What is the main legislative framework for planning and the historic environment?
In addition to normal planning framework set out in the Town and Country Planning Act 1990:
the Planning (Listed Buildings and Conservation Areas) Act 1990 provides specific protection for buildings and areas of special architectural or historic interest
Historic environment evidence base, St Agnes NDP; draft Feb 2017, PGR Appendix 2: Policy context details
the Ancient Monuments and Archaeological Areas Act 1979 provides specific protection for scheduled monuments
the Protection of Wrecks Act 1973 provides specific protection for protected wreck sites
Any decisions relating to listed buildings and their settings and conservation areas must address the statutory considerations of the Planning (Listed Buildings and Conservation Areas) Act 1990 (see in particular sections 16, 66 and 72) as well as satisfying the relevant policies within the National Planning Policy Framework and the Local Plan.
What is meant by the conservation and enhancement of the historic environment?
The conservation of heritage assets in a manner appropriate to their significance is a core planning principle. Heritage assets are an irreplaceable resource and effective conservation delivers wider social, cultural, economic and environmental benefits.
Conservation is an active process of maintenance and managing change. It requires a flexible and thoughtful approach to get the best out of assets as diverse as listed buildings in every day use to as yet undiscovered, undesignated buried remains of archaeological interest.
In the case of buildings, generally the risks of neglect and decay of heritage assets are best addressed through ensuring that they remain in active use that is consistent with their conservation. Ensuring such heritage assets remain used and valued is likely to require sympathetic changes to be made from time to time. In the case of archaeological sites, many have no active use, and so for those kinds of sites, periodic changes may not be necessary.
Where changes are proposed, the National Planning Policy Framework sets out a clear framework for both plan-making and decision-taking to ensure that heritage assets are conserved, and where appropriate enhanced, in a manner that is consistent with their significance and thereby achieving sustainable development.
Part of the public value of heritage assets is the contribution that they can make to understanding and interpreting our past. So where the complete or partial loss of a heritage asset is justified, the aim then is to capture and record the evidence of the asset’s significance which is to be lost, interpret its contribution to the understanding of our past, and make that publicly available.
Historic England guidance on National Planning Policy Framework (NPPF) and Heritage Assets
Web page: https://historicengland.org.uk/advice/hpg/decisionmaking/NPPF/
Includes: general introduction; information on heritage assets; planning for the historic environment; consent and planning permission requirements; decision-making principles for Listed Building and other consents; heritage at risk.
3 Cornwall Local Plan – and what it says about historic environment
Cornwall Local Plan web page:
http://www.cornwall.gov.uk/localplancornwall
Directory of evidence – links to background reference info such as international and national legislation, WHS, HLC, CSUS, management of conservation area:
http://www.cornwall.gov.uk/environment-and-planning/planning/planning-policy/cornwall-local-plan/cornwall-topic-based-evidence-base/directory-of-evidence/directory-of-evidence-h/
Historic environment data sheets (one for St Agnes and Perranporth Community Network Area). Includes summary of character; evidence base; missing evidence; threats; heritage at risk; current projects; proposed projects (April 2011 version):
http://www.cornwall.gov.uk/environment-and-planning/planning/planning-policy/cornwall-local-plan/cornwall-topic-based-evidence-base/historic-environment-data-sheets/
Historic environment evidence base, St Agnes NDP; draft Feb 2017, PGR Appendix 2: Policy context details
Cornwall Local Plan strategic policies 2010–2030, adopted November 2016
https://www.cornwall.gov.uk/media/22936789/adopted-local-plan-strategic-policies-2016.pdf
Summary
Material specific to the historic environment in the Cornwall Local Plan includes Objective 10 and policies 24 (and parts of 23), with background paragraphs 2.170–2.189 in particular, but also paragraphs 2.132–2.136 (natural and historic environment in general), 2.146–2.157 (landscape character), and 2.168–2.169 (ancient woodland and veteran trees).
There is further relevant reference to the historic environment in other policies and background material, including: Spatial Strategy, para 1.41–1.42, Policy 2; Housing in the countryside, paras 2.32–2.34 and Policy 7; Rural Exception Sites, Policy 9; Quality of Development, paras 2.74–79, Policy 12 Design; Renewable Energy, Policy 15 (5); Minerals – General Principles, Policy 17; Minerals Safeguarding, Policy 18; Best use of land, para 2.131; Policy 21, Best Use of Land and Existing Buildings (a and b); [PP7 St Agnes and Perranporth Community Network Area. Objective 8 – was in consultation, no longer in the Plan?].
Objectives
The Cornwall Local Plan’s objective for the historic environment is included in ‘future Cornwall themes and objectives’; Theme 4: ‘To make the most of our environment’:
Objective 10: Enhance and reinforce local natural, landscape and historic character and distinctiveness and raise the quality of development through;
a. Respecting the distinctive character of Cornwall’s diverse landscapes;
b. Maintaining and enhancing an effective network of open space and environmental stewardship for our ecosystems services network for food production, flood control and wildlife; and
c. Excellence in design that manages change to maintain the distinctive character and quality of Cornwall.
Historic environment policies
Paragraphs 2.170–2.189 and Policy 24 are specific to the historic environment. Policy 23, Natural environment, and associated paragraphs, also contain much that is relevant to the historic environment, in particular paragraphs 2.132–2.136 (natural and historic environment in general), 2.146–2.157 (landscape character), and 2.168–2.169 (ancient woodland and veteran trees).
In detail, these are as follows:
2.132 Cornwall’s natural and historic environment is at the heart of our culture and past, it must also be at the heart of our future distinctiveness. It is the quality and character of the environment as a whole which is a key contributor to the economy and quality of life. It can be a competitive advantage for Cornwall in terms of attracting and retaining investment.
2.133 While other parts of the UK may be more readily accessible, it is the quality of life that is a key attractor to, and retainer of, investment in Cornwall. The historic, built and natural environments and landscapes, coast and seascape of Cornwall, are a key strength and the rich environments and heritage will be managed to act as a catalyst for the realisation of this strategy and not a barrier to it. This means the careful stewardship of our environmental assets so that growth is complementary and does not erode the very qualities that make Cornwall so attractive in the first place.
2.134 The policies in this Plan set out an approach to achieve this so that the aims to attract investment and caring for our environments are mutually compatible. Without carefully managed growth many of the opportunities to safeguard and strengthen our environmental assets will be lost.
2.135 The quality of Cornwall’s natural and historic environment is reflected in the many sites of international, national and local importance and the weight given to them through legislation.
2.136 Protected areas in Cornwall include; Areas of Outstanding Natural Beauty which covers 30% of Cornwall including Bodmin Moor, the Camel Estuary and the Tamar Valley, 17 Special Areas of Conservation (SACs), 2
Historic environment evidence base, St Agnes NDP; draft Feb 2017, PGR Appendix 2: Policy context details
Special Protection Areas (SPAs), as well as potential SPAs and candidate SACs. 145,Sites of Special Scientific Interest, Listed Buildings, Conservation Areas, Scheduled Ancient Monuments, Conservation Areas, Marine Conservation areas (MCZs) and international agreements such as the World Heritage Site which has been designated in recognition of Cornwall’s Mining Heritage and the European Landscape Convention.
[European Protected Sites (nature sites) 2.137–2.145 and Policy 22]
2.146 All landscapes matter, not just those with national designations which is why attention to distinctiveness and character of the whole of Cornwall is so important. This is reflected by the Council’s Landscape Character Assessment. A range of evidence will inform decisions about the impact on landscape including our well documented Areas of Great Landscape Value and through the saved policies from previous Local and Minerals Local Plan. We will undertake reassessment of the descriptions and extent of each Area of Great Landscape Value to inform and produce strong revised statements of these local designations of landscape value.
2.147 Considerable guidance and evidence is available such as the: Landscape Character Assessment, Area of Outstanding Natural Beauty Management Plan; World Heritage Site Management Plan; Conservation Area Appraisals; Cornwall & Isles of Scilly Urban Survey and the Historic Environment record in particular. All of these provide important information and should be used alongside this document in making planning decisions. The Tamar Valley AONB Management Plan 2014 – 2019, in particular, provides guidance on what constitutes ‘major’ development within an AONB stating that this will depend on the scale, location and type of development proposed.
2.148–2.169; these paragraphs cover further aspects of landscapes, AONB, Heritage Coast and Areas of Great Landscape Value, natural environment designations. Paragraphs particularly relevant to the historic environment are:
2.150 – AONB [e.g. proposals should be in accordance with the management plans]
2.151 – Heritage Coast [e.g. proposals must respect and complement heritage features]
2.152 – Landscape Character [e.g. notes that landscape character assessments identify key components to be managed and enhanced]
2.153 – Area of Great Landscape Value [ ‘… the primary objective is conservation and enhancement of their landscape character and individual character’.]
2.157 – Seascape Character Assessment [e.g., assessments should include ‘human use of the coast and
sea’]
2.168, 2.169 – Ancient woodland and veteran trees; [e.g., refers to cultural value, history and contribution to landscapes]
Policy 23: Natural environment [material on landscapes is relevant to the historic environment]
1. Development proposals will need to sustain local distinctiveness and character and protect and where possible enhance Cornwall’s natural environment and assets according to their international, national and local significance.
2. Cornish Landscapes
Development should be of an appropriate scale, mass and design that recognises and respects landscape character of both designated & un-designated landscapes. Development must take into account and respect the sensitivity and capacity of the landscape asset, considering cumulative impact and the wish to maintain dark skies and tranquillity in areas that are relatively undisturbed, using guidance from the Cornwall Landscape Character Assessment and supported by the descriptions of Areas of Great Landscape Value.
In areas of undeveloped coast, outside main settlements, only development requiring a coastal location and that cannot be achieved elsewhere, will be acceptable.
2(a). The Cornwall and Tamar Valley Area of Outstanding Natural Beauty
Great weight will be given to conserving the landscape and scenic beauty within or affecting the setting of the AONB. Proposals must conserve and enhances the landscape character and natural beauty of the AONB and provide only for an identified local need and be appropriately located to address the AONB’s sensitivity and
Historic environment evidence base, St Agnes NDP; draft Feb 2017, PGR Appendix 2: Policy context details
capacity. Proposals should be informed by and assist the delivery of the objectives of the Cornwall and Tamar Valley AONB Management Plans including the interests of those who live and / or work in them. Major development in the AONB will be refused subject to the tests of exceptional circumstances and where it can be demonstrated that the development is in the public interest as set out in national policy.
2(b). The Heritage Coast and Areas of Great Landscape Value
Development within the Heritage Coast and / or Areas of Great Landscape Value should maintain the character and distinctive landscape qualities of such areas.
[3. Biodiversity and Geodiversity – detail not included here]
[4. Avoidance, mitigation and compensation for landscape, biodiversity and geodiversity impacts – details not included here.]
Historic Environment
2.170 We recognise that Cornwall’s outstanding and distinctive historic environment is an important irreplaceable resource that contributes to our economy, tourism, education, culture and community identity. Proposals for development should be informed by and respond positively to the historic environment to act as a catalyst for place making in Cornwall to reinforce local identity, character and distinctiveness.
2.171 The National Planning Policy Framework (NPPF) provides guidance that should be used alongside this Plan particularly on the identification, significance, and protection of heritage assets both designated and undesignated. We expect applicants to assess and describe the significance of these assets, including any contribution made by their setting, sufficient to understand the potential impact of any proposal on that heritage significance. The determination of planning applications by the Council will be based on the assessment of the potential harmful impact, taking into account the desirability of not only sustaining the asset’s significance, but also of enhancing that significance and the positive contribution both conservation and well-informed new design can make to sustainability and local character and distinctiveness.
2.172 The determination of planning applications by the Council will be based on the assessment of the potential harmful impact, taking into account the desirability of not only sustaining the asset’s significance, but also of enhancing that significance and the positive contribution both conservation and well-informed new design can make to sustainability and local character and distinctiveness.
2.173 A substantial body of evidence on the historic environment has been collected and has informed the development of the Local Plan, its strategy for Cornwall’s historic environment and the selection of sites allocated for development. The Key resource is the Cornwall Historic Environment Record which contains and provides access to a wide range of evidence used to develop an understanding of Cornwall’s historic environment, local distinctiveness and its heritage assets and those parts of the historic environment which have a particular value or significance. These, and any other relevant resources, should be consulted as appropriate as part of an assessment process: these include the Cornwall Historic Landscape Characterisation, The Cornwall & Scilly Urban Survey, Cornwall Industrial Settlements Initiative, community network area Historic Environment Data sheets, Conservation Area Appraisals and Management Plans, site specific reports and topic-specific papers such as Improving Energy Efficiency in Cornish Historic Buildings.
2.174 In broad terms, The Council considers the following characteristics make a significant contribution to the local character and distinctiveness of Cornwall and where applicable, development proposals will be expected to demonstrate how these characteristics have been assessed and conserved.
2.175 Cornwall’s historic environment is the product of 10,000 years of human activity responding to its unique geography and location. The slates and granite bedrock geology with its unique mineral resources, its place at the extreme west of the country, and yet at the entrance to the English Channel, long stretches of exposed coastline broken by sheltered estuaries, its mild, but exposed maritime climate, difficult topography for overland travel but scenic attractions, all have been hugely influential in creating, or preserving, cultural distinctiveness and have all contributed to an historic environment which is both distinctive in character and distinctive in its extraordinary variety. Particularly significant aspects of Cornwall’s historic environment include:
The uniquely preserved prehistoric archaeological landscapes of the granite uplands,
Historic environment evidence base, St Agnes NDP; draft Feb 2017, PGR Appendix 2: Policy context details
The number and variety of surviving prehistoric monuments all over Cornwall including quoits and
barrows, standing stones, fogous, courtyard houses, rounds and hillforts.
The enclosed lowland landscapes of medieval fields, and a predominantly dispersed rural settlement pattern of farming hamlets and medieval church-towns largely named using the Cornish language;
Culturally and geologically distinctive farm buildings and farmstead patterns including post-medieval smallholding landscapes specifically related to the socio-economic conditions of Cornish mining.
The distinctive 19th and early 20th century horticultural landscapes of the Tamar Valley and the coastal-slope fields of South Penwith.
A rich multi-denominational ecclesiastical heritage with a distinctly Cornish character of early church and lann sites, early medieval inscribed stones and crosses, holy wells, high medieval church buildings and non-conformist chapels;
An historic communications network including ancient byways and church-paths peppered with wayside crosses, guide-stones, milestones and fingerposts, former industrial tramways, and an extensive main line and branch rail network with significant local character;
Significant historic international communications heritage: Packet Service quays (Falmouth); international submarine telegraph station, Porthcurno; Marconi wireless stations (Poldhu and Bass Point); earliest and largest international satellite telemetry station, Goonhilly (1962-2008).
The distinctive number and variety of towns and villages with medieval market Boroughs; fishing villages; 19th century mineral ports; and 19th/ 20th century seaside towns with Urban townscapes, streetscapes and buildings from the medieval period to the present day reflecting the unique narratives of Cornish history;
A maritime historic environment of significant ports, harbours and quays, lighthouses, seamarks, lifeboat stations, and wrecks, the heritage of the fishing and ship building industries, the transport of mineral products and fuels, and the more recent but no less significant heritage of the holiday and leisure industry.
A distinctive industrial character including the internationally significant post-medieval mining landscapes and settlements of the Cornwall and West Devon World Heritage Site and the no less distinctive slate and granite quarrying and china clay and china stone industries with their associated processing works, transport networks and characteristic settlements.
An ornamental heritage of country houses and designed landscapes, public parks and gardens significant both for the exotic variety of species supported and its cultural links with the economic and geographic reach of the Cornish industrial revolution.
The number and variety of Tudor to 20th century fortifications and military sites including 15th- 20th century coastal defences and fortresses, Civil War earthworks and WW1 and WW2 remains, all epitomised by the outstanding military complexes around St Ives, St Michael’s Mount, Falmouth, the Cornish defences of Plymouth.
A powerful sense of place as evidenced by surviving Cornish language place-names; enduring medieval place-based myths and legends and festivals; images, representations, buildings and places associated with art colonies and a renowned literary heritage both rooted in the landscape.
Throughout Cornwall there are distinctive industrial landscapes that reflect its pioneering role in the development of the Industrial Revolution. These include the extensive, internationally significant post-medieval metal (principally tin, copper and arsenic) mining landscapes, associated industries, transport networks and settlements of the Cornwall and West Devon Mining Landscape World Heritage Site, the protection of which is governed by the UNESCO Convention on the Protection of World Natural and Cultural Heritage (1972). The equally distinctive slate, granite quarrying and china clay and china stone industries make a substantial contribution to the special landscape character in several parts of Cornwall and this should be reflected in planning decisions.
2.176 The NPPF draws a distinction between significance and importance. All heritage assets have significance, but there are degrees of importance accorded to different assets, usually reflected in levels or grades of designation. The greater importance the asset has, the greater level of assessment would be expected, and when considering the impact of a proposed development on significance, the greater the weight will be accorded to the asset’s conservation.
2.177 The significance of a heritage asset can be harmed or lost through alteration or destruction of the asset or development within its setting. Any harm or loss, including cumulative impacts and less than substantial harm, will require clear and convincing justification to allow the harm to be balanced against any public benefits of the proposal.
Historic environment evidence base, St Agnes NDP; draft Feb 2017, PGR Appendix 2: Policy context details
2.178 The more important the asset the greater the presumption against harm; proposals leading to substantial harm of the most important assets would have to be wholly exceptional, and will have to demonstrate a lack of viable alternative schemes or uses, and the most substantial overriding public benefits. Scheduled monuments, protected wreck sites, battlefields, grade I and II* listed buildings, grade I and II* registered parks and gardens, and the World Heritage Site are considered to be of the greatest importance in this regard.
2.179 However, the same expectations for proportionate assessment and the need for justification through overriding public benefits apply to other designated assets (grade II listed buildings, parks or gardens) and all non-designated assets, as appropriate to their significance. Non-designated assets could be buildings, monuments, archaeological sites, places, areas or landscapes positively identified (in the Historic Environment Record, Conservation Area Appraisals or Neighbourhood plans, or equivalent, or through assessment within the Planning processes) as having a degree of significance meriting consideration in planning decisions.
2.180 Cornwall Historic Environment Record has over 56,000 entries. Cornwall also has the largest number of statutorily protected Heritage Assets in any unitary council area, with over 12,800 listed buildings and 1588 scheduled monuments. The Council’s own estate includes the largest number of statutorily protected Heritage Assets in the care of a local authority. Historic England keep an up to date register of all listed buildings and scheduled ancient monuments and proposals will be encouraged which support re-use, or more efficient existing use where this preserves or enhances heritage significance of those identified nationally or locally as at risk. The Council will monitor buildings or other heritage assets at risk through neglect, decay or other threats. Any proposal should seek to incorporate solutions for assets at risk and provide solutions for repair and maintenance of the asset wherever possible.
2.181 Heritage assets are an irreplaceable resource, therefore proposals for development should be informed by and will be determined in line with statutory requirements, national policy guidance and specific relevant guidance, principles and best practice. At present this includes both national guidance, such as relevant Historic England publications (e.g. Conservation Principles, Historic Environment Good Practice Advice in Planning Notes; Decision making, Setting of Heritage Assets), and locally specific guidance such as the Guidance for Methodist and Nonconformist chapels in Cornwall.
2.182 The Council has produced Supplementary Planning Documents on both the Historic Environment and World Heritage Site which will help establish best practice criteria, help define the distinctive character of the historic environment of Cornwall, provide guidance on use of assessment frameworks and methods and on the interpretation of significance within the Cornish, national and international contexts, and define the requirements of Heritage Statements.
2.183 Other specific relevant sources of information and guidance which should inform both applications and decision making can be found as follows:
Advice and guidance documents produced by Historic England can be found by visiting: www.historicengland.org.uk/images-books/publications
The Cornwall and West Devon Mining Landscape World Heritage Site Management Plan is available at: http://www.cornishmining.org.uk/sites/default/files/Cornwall_and_West_Devon_Mining_Landscape_World_Heritage_Site_Management_Plan_2013-2018.pdf
2.184 Scheduled Ancient Monuments: Many internationally and nationally important archaeological sites are designated as Scheduled Monuments. Works affecting a Scheduled Monument require the consent of the Secretary of State. Landowners or developers seeking to carry out works which might impact on a Scheduled Monument or its setting should seek the advice of Historic England at an early stage.
2.185 Archaeology: Applications which have the potential to impact on archaeological remains will need to be accompanied by assessments and field evaluations sufficient to define their significance prior to the submission of applications. Applicants should outline any mitigation measures and the steps to be taken to record, retain, incorporate, protect, enhance and where appropriate manage the archaeological interest, as part of the proposals. Non designated heritage assets of archaeological interest of equivalent significance to Scheduled Monuments shall be dealt with as subject to the same policy weight as the designated heritage assets.
The first point of call should be the Cornwall Historic Environment Record: www.cornwall.gov.uk/her
Historic environment evidence base, St Agnes NDP; draft Feb 2017, PGR Appendix 2: Policy context details
2.186 Listed Buildings: Relevant information can be found by visiting: http://www.cornwall.gov.uk/environment-and-planning/conservation/listed-buildings/
2.187 Conservation Areas: Relevant information can be found by visiting: http://www.cornwall.gov.uk/environment-and-planning/conservation/conservation-areas/conservation-area-character-appraisals-and-management-plans/
2.188 Registered Historic Parks and Gardens: Relevant information can be found by visiting: https://www.english-heritage.org.uk/caring/listing/registered-parks-and-gardens/
2.189 Non designated heritage assets: Proposals affecting buildings, monuments, sites, places, areas or landscapes identified as having a degree of significance meriting consideration in planning decisions but which are not formally designated heritage assets should ensure they are conserved having regard to their significance and the degree of any harm or loss of significance.
The first point of call should be the Cornwall Historic Environment Record: www.cornwall.gov.uk/her
Policy 24: Historic environment
Development proposals will be permitted where they would sustain the cultural distinctiveness and significance of Cornwall’s historic rural, urban and coastal environment by protecting, conserving and where appropriate enhancing the significance of designated and non-designated assets and their settings.
Development proposals will be expected to:
• sustain designated heritage assets;
• take opportunities to better reveal their significance;
• maintain the special character and appearance of Conservation Areas, especially those positive elements in any Conservation Area Appraisal;
• conserve and, where appropriate, enhance the design, character, appearance and historic significance of historic parks and gardens;
• conserve and, where appropriate, enhance other historic landscapes and townscapes, including registered battlefields, including the industrial mining heritage;
• protect the historic maritime environment, including the significant ports, harbours andquays.
Development within the Cornwall and West Devon Mining Landscape World Heritage Site (WHS) and its setting should accord with the WHS Management Plan. Proposals that would result in harm to the authenticity and integrity of the Outstanding Universal Value, should be wholly exceptional. If the impact of the proposal is neutral, either on the significance or setting, then opportunities to enhance or better reveal their significance should be taken.
All development proposals should be informed by proportionate historic environment assessments and evaluations (such as heritage impact assessments, desk-based appraisals, field evaluation and historic building reports) identifying the significance of all heritage assets that would be affected by the proposals and the nature and degree of any effects and demonstrating how, in order of preference, any harm will be avoided, minimised or mitigated.
Great weight will be given to the conservation of the Cornwall’s heritage assets. Where development is proposed that would lead to substantial harm to assets of the highest significance, including undesignated archaeology of national importance, this will only be justified in wholly exceptional circumstances, and substantial harm to all other nationally designated assets will only be justified in exceptional circumstances.
Any harm to the significance of a designated or non-designated heritage asset must be justified. Proposals causing harm will be weighed against the substantial public, not private, benefits of the proposal and whether it has been demonstrated that all reasonable efforts have been made to sustain the existing use, find new uses, or mitigate the extent of the harm to the significance of the asset; and whether the works proposed are the minimum required to secure the long term use of the asset.
In those exceptional circumstances where harm to any heritage assets can be fully justified, and development would result in the partial or total loss of the asset and/or its setting, the applicant will be required to secure a
Historic environment evidence base, St Agnes NDP; draft Feb 2017, PGR Appendix 2: Policy context details
programme of recording and analysis of that asset, and archaeological excavation where relevant, and ensure the publication of that record to an appropriate standard in a public archive.
Proposals that will help to secure a sustainable future for the Cornwall’s heritage assets, especially those identified as being at greatest risk of loss or decay, will be supported.
Cornwall Local Plan: other policies and background material referring to the historic environment
Spatial strategy
1.41 Underpinning all this is the need to protect the quality and natural beauty, including the landscape, ecology and historic character of our environment, for its own sake, for the ecosystem it provides, but also as an economic driver and to build and maintain resilience to climate change. In some cases, adaptations to accommodate the likely impacts of climate change will be required to allow development to proceed.
1.42 Cornwall’s unique character is reflected in a range of designations from its cultural history in terms of World Heritage Status, the importance of its biodiversity in European and Nationally designated areas of biodiversity through to the quality of its landscape with over 30% of the landscape designated as Areas of Outstanding Natural Beauty (AONB). The quality of the environment is not limited to those areas recognised by National designations but the plan does need to reflect in its strategy the particular importance attached to designated areas. For that reason the dispersed approach to development is more constrained in those areas where designated landscapes or biodiversity assets limit capacity or the speed of future growth.
Policy 2 – Spatial Strategy: [extract]
New development should provide a sustainable approach to accommodating growth, providing a well balanced mix of economic, social and environmental benefits. This should maintain the dispersed development pattern of Cornwall and provide homes and jobs in a proportional manner based on the role and function of each place. Strategic scale growth will be accommodated in our main towns and city where they can best support regeneration and sustainable development. Overall, development should seek to meet the following objectives of the Plan for Cornwall:
1. Respecting and enhancing quality of place:
Proposals should maintain and respect the special character of Cornwall, recognising that all urban and rural landscapes, designated and undesignated, are important by:
a. Ensuring that the design of development is high quality and demonstrates a cultural, physical and aesthetic understanding of its location;
b. Considering the impact of development upon the biodiversity, beauty and diversity of landscape and seascape, character and setting of settlements, wealth of natural resources, agricultural, historic and recreational value of Cornwall;
c. Identifying the value and sensitivity, of the character and importance of landscapes, biodiversity and geodiversity and historic assets;
d. Protecting, conserving and enhancing the natural and historic landscape, heritage, cultural, biodiversity and geodiversity assets of Cornwall in recognition of their international, national and local status, in accordance with national legislation and policy, as amplified by the other policies of this plan.
[Policy 3 Role and function of places, considers housing allocations and development in relation to settlements and the AONB; 3 (3) is relevant for St Agnes.]
Housing in the countryside (paras 2.32–2.37 and Policy 7). Para 2.32 includes … ‘The focus for rural
settlements is to meet local need, while reflecting and respecting the character of settlements. Neighbourhood Plans may, if they feel it appropriate, look to identify specific settlement boundaries consistent
with this approach.’ 2.33, 2.34 and Policy 7 make reference to conversion of historic buildings in the countryside and replacement of existing buildings.
2.33, includes: The appropriateness of buildings for conversion will depend on their scale and method of
construction, structural soundness and the ability to convert the building without the necessity of substantial demolition or substantial rebuilding operations.
Historic environment evidence base, St Agnes NDP; draft Feb 2017, PGR Appendix 2: Policy context details
2.34 The replacement of existing lawful dwellings will be supported, but these should be broadly comparable to the size, scale and bulk of the dwelling being replaced, and not impact negatively on the character of the surrounding area. Part of the defining character of the Cornish countryside is the range of traditional vernacular buildings in the landscape, although a number of these have been lost through replacement dwellings. Consideration should always be given to retaining or incorporating traditionally built and structurally sound dwellings into replacement dwellings.
Policy 9, Rural Exception Sites: Settlement edge developments of affordable housing must be ‘well
related to the physical form of the settlement and appropriate in scale, character and appearance.’
[Quality of development – 2.74–2.79, and Policy 12, Design (and refers to CC’s Design Guide supplementary guidance on this, with sustainability checklist to be followed).]
Policy 14, Renewable and low carbon energy [includes mention of AONBs and WHS] –
‘4. In and within the setting of Areas of Outstanding Natural Beauty and undeveloped coast, developments will only be permitted in exceptional circumstances and should generally be very small scale in order that the natural beauty of these areas may be conserved.’
‘5. When considering proposals for renewables that impact upon the Area of Outstanding Natural Beauty and its setting and / or the World Heritage Site or other historic assets and their settings, applicants should apply other relevant policies in the Plan’.
(Policy 17: Minerals – general principles – [includes material about sourcing material for heritage building; and beneficial afteruse enhancing heritage assets etc])
(Policy 18: Minerals safeguarding; [refers to heritage materials].)
Best use of land. 2.131 includes: ‘The importance of the countryside (defined here as the area outside of the
urban form of settlements) ranges from its value as agricultural land, for its landscape value, its biodiversity and historic character.’
Policy 21: Best use of land and existing buildings; includes: ‘To ensure the best use of land, encouragement
will be given to sustainably located proposals that:
a. using previously developed land and buildings provided that they are not of high environmental or historic value;
b. using despoiled, degraded, derelict and contaminated land provided that it is not of high environmental or historic value’
[PP7 St Agnes and Perranporth Community Network Area – in Jan 2016 draft of Cornwall Plan, pages 149–151, not in final CLP – what is status?
Objective 8 – Natural and Historic Environment
Maintain and enhance the area’s heritage and environmental assets for the benefit of the local community and to enhance the area’s tourism offer.]
4 Other material considerations and supplementary planning documents
The Cornwall Local Plan (Nov 2017) specifies that the following provide guidance, best practice, evidence and important information and should be used alongside the Cornwall Local Plan in making planning decisions (paragraphs 2.147, 2.182 and 2.183):
Area of Outstanding Natural Beauty management plan
World Heritage Site management plan and WHS Supplementary Planning Document
Landscape Character Assessment
Conservation Area Appraisals
Historic Environment Record
Historic Environment Supplementary Planning Document (forthcoming)
Historic environment evidence base, St Agnes NDP; draft Feb 2017, PGR Appendix 2: Policy context details
The Cornwall Council web site identifies the following as material considerations or supplementary planning documents:
Carrick District Plan, saved policies (relevant until the Cornwall Local Plan is agreed; and may also inform the scope for NDP policies)
St Agnes Conservation Area Appraisal; St Agnes Conservation Area Management Plan Sustainability Appraisal
Cornwall AONB management plan / policies
Cornwall AONB Management Plan 2016–21
http://www.cornwall-aonb.gov.uk/management-plan/
Local sections, St Agnes (no 5), pp 24–7
This includes sections on management, condition, a Statement of Significance, and local policies.
The Statement of Significance defines what makes this section of the Cornwall AONB special and can be used to judge impact (or harm) to the AONB from development or other activity, and as a guide to help tailor positive policies and actions to support the conservation and enhancement of the AONB (Introduction, page 6; and policy MD9).
St Agnes Local Policies
SA5.01 Support measures to visually enhance existing development and car parking, for example at Porthtowan and Trevaunance Cove so that this becomes more in keeping with local character in materials, scale and design. Require all new development, including replacement dwellings, to respond appropriately to the sensitivity and capacity of the landscape by conserving and enhancing the landscape character and natural beauty of the area.
SA5.02 Support initiatives to conserve engine houses, other mining structures and features and smallholders field patterns that are significant in the historic mining landscape. Important sites include Wheal Kitty, Wheal Charlotte, Polberro, Blue Hills and Wheal Coates.
SA5.03 Seek a reduction in the visual impact of overhead cables by undergrounding for example across the Beacon and around Beacon Drive.
SA5.04 Seek the restoration and enhancement of the expansive openness of the coastal plateau and Beacon to keep free from intrusive development and tall structures.
SA5.05 Support measures to minimise footpath erosion of coastal heathland and soils at the north edge of Porthtowan, around Chapel Porth, Trevellas Coombe and Cligga Head.
SA5.06 Effectively manage anti-social behaviour and impacts at Cligga Head, such as fly tipping and off-road vehicle use.
SA5.07 Seek protection of the setting of St Agnes Beacon by conserving the extent and character of the surrounding farmland for example between it and the existing settlement edge of St Agnes, Goonvrea and smaller groupings of dwellings, in order to protect the landscape integrity of this key landscape feature.
SA5.08 Encourage the sympathetic management of Perranporth Airfield, for example by improvement of boundary features and sensitive siting and design of airfield infrastructure.
SA5.09 Support the integrated management of historic landscape and habitats building on existing National Trust, World Heritage Site and Cornwall Biodiversity Initiative aims. These habitats include: lowland meadows, post-industrial habitats, maritime cliff and slopes, lowland heathland and native broadleaved valley woodlands.
SA5.10 Support the St. Agnes Marine Conservation Group and the continuation of the St. Agnes Voluntary Marine Conservation Area to protect and conserve; raise awareness and increase understanding; and encourage education and research of the St. Agnes marine environment.
SA5.11 Seek a reduction in landscape and visual impacts of tourism including better integration at existing holiday sites, caravan parks, holiday infrastructure, signage and car parks. Have particular regard to the
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increase in scale, massing and associated development and respecting local character in external works, landscaping, site design and layout at Trevellas Coombe, Trevaunance Cove, St Agnes Head, Cligga Head and Chapel Porth.
AONB ‘Action’ section
Introduction, page 6:
The Statements of Significance contained within the Local Sections of this Plan define what makes each of the 12 sections of the Cornwall AONB special and justify its designation as a nationally important landscape, setting out those qualities that make the area beautiful, recognisable and distinctive. These can be used to judge impact (or harm) to the AONB from development or other activity, and as a guide to help tailor positive policies and actions to support the conservation and enhancement of the AONB.
AONB Aims 2016–2021
Place – includes:
1. Cultivating character The character and local distinctiveness of the Cornwall AONB is conserved and enhanced through appropriate plans, strategies and policies and through project activity.
5. Nurturing heritage There is improved understanding and interpretation of the historic character and heritage assets within the Cornwall AONB and those features identified as ‘at risk’ or declining condition will be brought back into better management.
AONB Policies 2016–2021 – includes:
CC9 Take a character led approach to management of the historic landscapes, settlements and seascapes of the AONB, using Historic Landscape Characterisation and Historic Seascape Assessment as key tools, integrated within key planning guidance documents. CC2; RA14
CC11 Reduce the landscape and visual impact of conifer plantations within the AONB landscape, restoring to locally characteristic land cover, including woodland where appropriate. Give careful consideration to the landscape and visual impact of new woodland planting schemes.
CC13 Conserve and enhance the historic built environment and rural heritage assets such as engine houses and associated mine workings, traditional gates and gateposts, stone stiles, metal fingerposts and local vernacular Cornish hedges. NH2; NH5 RA2; RA12
MD9 Any necessary development in or within the setting of the AONB will be high quality sustainable development that:
is appropriately located, of an appropriate scale and addresses landscape sensitivity and capacity;
is compatible with the distinctive character of the location described by the Landscape Character Assessment, with particular regard to the setting of settlements and the rural landscape;
does not compromise the special qualities and characteristics of the AONB designation as outlined in the Statement of Significance for each local section and relevant character assessments;
maintains semi-natural corridors;
promotes the conservation of the historic environment as a whole and in particular those designated heritage assets and their setting; including the Conservation Areas and World Heritage Site;
is designed to respect quality of place in the use of distinctive local building styles and materials, dark skies and tranquillity; and
protects trees, other important landscape features and semi natural habitats in order that it can contribute to the conservation and enhancement of the natural beauty of the protected landscape.
MD11 Promote the use of local vernacular stone within built development and infrastructure, if necessary by the small-scale and sensitive reworking of local quarries. MD10
Nurturing heritage
The Cornwall AONB has a rich and diverse history and a wealth of historic assets, settlements, buildings, monuments, structures and archaeology.
This rich historic landscape is still readable from prehistory, through the medieval period and into the mining era. The heritage of Cornwall contributes strongly to the economy and could be seen as being the social and
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cultural capital of Cornwall in addition to its natural capital. A significant number of Scheduled Monuments as well as four Listed Buildings and one Registered Park and Garden in the AONB are currently on the national at risk register. Just fewer than 70 percent of AONB Scheduled Monuments on the register are assessed as ‘declining’ in condition. Investment now needs to be made in the heritage of Cornwall so it can continue to support Cornwall going forward.
NH1 Gain a comprehensive understanding of the reasons for Scheduled Ancient Monuments (SAMs) in the Cornwall AONB being ‘at Risk’ and in declining condition and make direct interventions to bring SAMs into positive management and improving condition.
NH2 Bring all AONB terrestrial and marine heritage assets, (not simply those which are designated) under high quality management to ensure their continuing survival in good condition. CC13
NH3 Consistently and regularly monitor the extent and condition of historic sites, features and landscapes in the AONB, promoting the use of the existing Historic Environment Record, Cornwall Council Internet mapping and the Heritage at Risk register. CC3
NH4 Sensitively redevelop historic buildings to support rural businesses and to support local rural communities, taking account of the advice of Historic England on the conversion/alteration of historic farmsteads and places of worship. PP2
NH5 Understand the opportunities to designate important heritage assets within the AONB to ensure their long-term protection.
NH6 Promote the sensitive interpretation of all aspects of the AONB’s historic environment to ensure local communities and visitors gain a good understanding and experience of place. IC1 & 3; RA11
NH7 Understand the value the historic environment and historic assets make to Cornwall’s economy and communities as our heritage capital and ensure appropriate investment. CC1
NH8 Develop projects and initiatives to involve local communities in the management of their local historic environment, working with third sector groups and volunteers. HH3
NH9 Effectively manage the Historic Environment, guided by a refreshed strategy, with involvement of the third sector, promoting sharing of information between the public, private and third sector organisations such as the Cornwall Archaeological Society.
NH10 Protect the Outstanding Universal Value and the setting of the Cornwall and West Devon Mining World Heritage Site (WHS) by contributing to the actions set down in the WHS Management Plan. IC2
Inspiring culture – includes:
IC1 Promote physical and intellectual access to the historic environment within the AONB, working with education providers and venues to promote the historic environment and deliver opportunities for lifelong learning. NH6 & 7; PP3
IC2 Support the work of the Cornwall and West Devon Mining World Heritage Site (WHS) Partnership in the management, interpretation and celebration of the mining heritage of the AONB. NH11
Cornish Mining World Heritage Site
Management plan 2013-18
http://www.cornish-mining.org.uk/sites/default/files/Cornwall_and_West_Devon_Mining_Landscape_World_Heritage_Site_Management_Plan_2013-2018.pdf
Vision, mission and aims (pages 76–7)
Vision
We believe that by protecting, conserving and enhancing the OUV of the Cornwall and West Devon Mining Landscape World Heritage Site it will reinforce cultural distinctiveness, and become a significant driver for economic regeneration and social inclusion.
Historic environment evidence base, St Agnes NDP; draft Feb 2017, PGR Appendix 2: Policy context details
Aims
The management of the Cornish Mining World Heritage Site requires a long term view steered by the following aims:
• To protect, conserve and enhance the historical authenticity, integrity and historic character of the Site for current and future generations
• To promote opportunities within the Site for heritage-led regeneration
• To communicate the distinctiveness of Cornish mining culture and identity
• To promote public access to sites, collections and information
• To undertake and facilitate research to increase knowledge and understanding
• To interpret and present the history and significance of Cornish mining to the highest quality
• To promote educational use of the Site.
• To optimise the contribution of the Site to the local economy
Policies
Section 6 of the WHS Management Plan sets out policies; those which are relevant to planning policy are given below:
WHS Policies – protection
Policy P1: The Partnership will ensure that all relevant strategic documents and programmes have regard for the Site and its Vision & Aims.
Policy P2: All relevant strategic planning documents will make provision for the protection, conservation and enhancement of the Site and its setting.
Policy P3: Planning authorities will ensure that new development protects, conserves and enhances the Site and its setting.
Policy P4: The review of statutory protection within the Site will continue through national designations.
Policy P5: Designations and protection systems will continue to be reviewed throughout the Site.
Policy P6: Local authorities and other agencies will make full use of the powers available to them for the protection and conservation of the Site.
Policy P7: There is a presumption against the removal, disturbance or burial of historic mine waste within the Site.
Policy P8: Developments outside the Site that will adversely affect its Outstanding Universal Value will be resisted.
WHS Policies – conservation and enhancement
Policy C1: Sustainable heritage-led regeneration will be encouraged and supported.
Policy C2: New development will add to the quality and distinctiveness of the Site by being of high quality design and respectful of setting.
Policy C3: There will be a presumption in favour of retaining and re-using historic buildings which are important components of the Site.
Policy C4: Proposals for the resumption of mining will be supported where they do not adversely affect the Outstanding Universal Value of the Site.
Policy C5: Landscape, nature conservation and agrienvironment management regimes will have regard for the authenticity and values of the Site.
Policy C6: The conservation and continuing maintenance of the historic fabric of the Site will be undertaken to the highest standards to ensure authenticity and integrity.
Historic environment evidence base, St Agnes NDP; draft Feb 2017, PGR Appendix 2: Policy context details
Policy C7: The historic character and distinctiveness of the Cornwall and West Devon mining landscape will be maintained.
Policy C8: Traditional materials and skills will be encouraged in the maintenance of the authentic historic fabric within the Site.
Policy C9: Where the historic fabric within the Site has been lost or compromised through nonauthentic materials, inappropriate details and poor workmanship, historic character and detail will be reintroduced wherever and whenever possible.
Policy C10: Resources available for conservation of the Site will be prioritised to address the Vision & Aims.
Policy C11: Key moveable components will be preserved in situ unless relocation will conserve or enhance the OUV of the Site.
Policy C12: The risks to the World Heritage Site and its management will be regularly assessed and actions taken to address these risks.
Policy C13: Archives, collections and data concerning the World Heritage Site will be curated, catalogued and conserved and made accessible to all.
Cornwall and West Devon Mining Landscape World Heritage Site, Supplementary Planning Document, Consultation Draft February 2016
The Supplementary Planning Document (SPD) sets out how the planning system will seek to fulfil responsibilities and opportunities to protect, conserve, present and transmit to future generations the World Heritage Site. Substantial harm to the WHS should be wholly exceptional. The SPD seeks to unpick what makes the WHS important, why it must be protected and how the planning system can help to do this.
Chapters 2 and 3 provide background material and chapter 4 sets out in detail how the WHS should be handled in the planning process, including identifying heritage assets, assessing their significance and their setting, assessing the impact of development proposals, and ensuring that the WHS is protected.
Chapter 2 ‘Demystifying the concepts’ explains Outstanding Universal Value, the criteria on which the WHS was inscribed, Authenticity, Integrity, and Attributes for the WHS.
Outstanding Universal Value: The Statement of Outstanding Universal Value and Significance is given in the Management Plan (3.2a) and in the WHS SPD (Box 1.1); it sets out why the landscape is of such significance.
Attributes: The OUV is expressed through its heritage assets, cultural landscapes and cultural legacy; these belong to seven Attributes, namely: mine sites; mine transport infrastructure; ancillary industries; mining settlements and social infrastructure; mineworkers’ smallholdings; Great houses, estates and gardens; Mineralogical and other related sites of particular scientific importance.
Authenticity and Integrity: The WHS must meet the conditions of Authenticity and Integrity. Authenticity is to do with the attributes – that they are well understood and are sufficiently intact. Integrity is to do with the wholeness and intactness of the Site as a whole.
Paragraphs 2.25 to 2.29 consider the boundary and setting of the WHS.
The setting can be defined as the physical and cultural context in which the inscribed areas lie. The nomination document for the WHS states that “The setting of the Site includes the physical monuments and landscape components which provide additional historical context, and a physical space in which events could affect the visual appreciation of these elements”.
The nomination document concluded that it was not appropriate to define setting in terms of a buffer zone around the WHS. It states that “The protection of the setting of the nominated Site will
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be achieved through policies in strategic planning documents, a suite of existing strategic documents for landscape conservation, and the measures contained in statutory designations”.
In developing plans for the protection of WHS it is important to consider carefully how to protect the setting of each WHS so that its Outstanding Universal Value is not adversely affected by inappropriate developments close to it.
Protection of the WHS (chapter 3)
Table 3.1 (pages 17–18) sets out sections of the NPPF relating to protection of the WHS (ie, NPPF paras 17, 126, 128, 132, 133, 134, 137, 138, 141, 144).
Table 3.2 (pages 21-2) sets out relevant sections of the Emerging Cornwall Local Plan (Jan 2016 consultation), (ie, text within policies 2, 15 and 24).
Permitted development rights are restricted within the WHS, under the Town and Country Planning (General Permitted Development) (England) Order 2015, as amended (GPDO 2015) (SPD paras 3.20 to 3.24, and Appendix 5). As for Conservation Areas and AONBs, the controls relate to:
development within the curtilage of a dwelling house;
changes of use;
temporary buildings and uses;
non-domestic extensions, alterations etc.;
road related development;
renewable energy;
power related (i.e. electricity and gas distribution) development;
communications; and
development by the Crown or for national security purposes.
(See WHS SPD Appendix 5 for details.)
Chapter 4 describes how planners and developers can identify what needs to be protected from harmful development, how they can determine the significance of the impact of development and how at the different stages in the planning application process they can help to protect and enhance the Site.
Appendix 2 gives guidance on preparing Heritage Statements and Heritage Impact Assessments. Heritage Statements identify heritage assets and their significance (including settings); Heritage Impact Assessments go on to assess the potential impact of the proposed development on the significance of the heritage assets and their setting, and, where appropriate, to identify mitigation measures.
Appendix 4 considers planning conditions and obligations, including Section 106 Obligations and Community Infrastructure Levy.
Landscape Assessment recommendations / guidance
2008 landscape character areas:
St Agnes Landscape Character Area http://map.cornwall.gov.uk/reports_landscape_chr/areaCA12.pdf
Visions and objectives
A coastal landscape of cliffs and coves dominated by St Agnes Beacon and exhibiting remains of the mining industry. The objective must be to conserve the mining heritage as well as the areas of coastal and upland heath whilst managing settlement expansion and the demands of the tourist industry.
Planning and Land Management Guidelines
Historic environment evidence base, St Agnes NDP; draft Feb 2017, PGR Appendix 2: Policy context details
Conserve mining heritage giving World Heritage Site areas priority.
Encourage the conservation and development of coastal and upland heath and unimproved grasslands.
Manage valley woodlands to retain character and extend where feasible.
Manage tourism development to minimise impact.
Limit tourism development on the exposed plateau.
Restore eroded footpaths.
Conserve field patterns including Cornish hedges.
Manage housing development to maintain the valley clustered settlement pattern.
Ensure development enhances the mining character of the villages and miners cottages.
Newlyn Downs LCA: http://map.cornwall.gov.uk/reports_landscape_chr/areaCA14.pdf
Visions and objectives
This area has an intrinsic, quiet rural character where the landscape is generally uncluttered. The objective must be to encourage the conservation of the existing countryside while strictly controlling development which would clutter the landscape.
Planning and Land Management Guidelines
Conserve and enhance the existing landscape by encouraging the use of agri-environmental schemes.
Encourage woodland management, in particular the wet woodland in the valleys as well as further planting to extend the tree cover.
Develop a design guide to improve the relationship of the built areas with the open countryside and reduce visual intrusion.
Redruth, Camborne and Gwennap LCA: http://map.cornwall.gov.uk/reports_landscape_chr/areaCA11.pdf
Visions and objectives
This is a very busy landscape with the extensive urban development in the west of the Landscape Character Area and the main communications corridor of the county. The eastern portion is more pastoral but everywhere there is the legacy of the mining industry making it the core of the World Heritage site.
The objective must be to conserve and enhance the historic mining heritage of the area whilst ensuring that development continues and is well integrated into the landscape.
Planning and Land Management Guidelines
Create a comprehensive development plan for the whole of the urban area as well as the villages to accommodate expansion and ensure integration with the landscape.
Provide strong design guidelines for development differentiating between those adjacent to large urban areas and those adjacent to small settlements.
Conserve and manage the historic industrial landscape - particularly in the World Heritage sites.
Develop a strategy to encourage planting especially within the estates encouraging new woodlands as well as small copses and planting on hedgerows and field corners.
Integrate new development and existing farm buildings into the landscape with carefully designed planting including pine and sycamore.
Newquay and Perranporth Coast LCA: http://map.cornwall.gov.uk/reports_landscape_chr/areaCA15.pdf
Visions and objectives
Historic environment evidence base, St Agnes NDP; draft Feb 2017, PGR Appendix 2: Policy context details
An area where there is a strong contrast between the developed and undeveloped coast. The objective must be to conserve the undeveloped sections of coast and improve the appearance of the tourist areas, restoring and repairing in keeping with the landscape character that makes this area such a popular destination.
Planning and Land Management Guidelines
Create a coastal management plan to conserve the undeveloped coast, manage areas subject to wear and tear and accommodate the requirements of the tourist industry.
Develop a design guide to enhance caravan and holiday parks and reduce their visual intrusion in the general landscape.
Soften urban edges with appropriate mitigation and planting.
Historic Landscape Character – information on CC website as part of Cornwall Landscape Assessment
The CC mapping provides links to information on Historic Landscape Character Types, including discussion of Forces for Change, and Safeguarding the Type. For example:
Post-medieval Enclosed Land: http://map.cornwall.gov.uk/reports_HLC/Cornwall%20HLC%20Type%20-%20Post-medieval%20Enclosed%20Land.pdf
Safeguarding the Type
Every opportunity should be taken to encourage land managers to retain hedges and walls. The targeting of particularly marginal examples of Post-Medieval Enclosed Land for rough ground re-creation schemes should be considered. Efforts should be made to raise the profile of this Type, by opening more footpaths, and by increasing awareness of the historical background to the Type. Planners should take care to make decisions that maintain the overall character of Post-Medieval Enclosed Land: small-scale dwellings and clusters in the open countryside may be more appropriate than the creation of villages of several hundred inhabitants.
Farmland: Medieval (Anciently Enclosed Land): http://map.cornwall.gov.uk/reports_HLC/Cornwall%20HLC%20Type%20-%20Anciently%20Enclosed%20Land.pdf
Safeguarding the Type
Consider incentives to farmers to reinstate the areas of marsh, copse, brake etc that would have been important elements in the more varied Anciently Enclosed Land of the pre-WW2 countryside. Many of these also provide the additional benefit of acting as brakes on the flow of water (and nutrients or pollutants) into the rivers and streams.
Every opportunity should be taken to encourage land managers to retain hedges/walls. A review of the state of the historic farm building stock needs to be made to assess the rate and impact of conversions and demolitions on the stock of intact pre-20th century farmsteads. Alternative uses of particularly significant redundant farm buildings should be fully considered before permissions are granted to convert into dwellings. Planners should take care to make decisions that maintain the overall character of the Anciently Enclosed Land: smaller scale development in hamlets, would be more appropriate than the creation of villages of several hundred inhabitants. The great historic value of AEL needs to be fully borne in mind when applications for developments that will destroy or damage parts of it are being considered.
The predictability of encountering prehistoric, medieval and earlier post-medieval remains should be borne in mind when designing responses to applications to disturb Anciently Enclosed Land.
Rough Ground: http://map.cornwall.gov.uk/reports_HLC/Cornwall%20HLC%20Type%20-%20Rough%20Ground.pdf
Safeguarding the Type
Upland Rough Ground
Historic environment evidence base, St Agnes NDP; draft Feb 2017, PGR Appendix 2: Policy context details
Grazing is important for maintaining the variety of semi-natural communities and keeping archaeological remains visible for people to explore and undamaged by roots and rhizomes. Further agricultural improvement should be actively discouraged, at the same time as more sustainable (generally traditional) land use and management is encouraged. Hedges and walls should be repaired/maintained, but not wholly rebuilt (as dismantling damages or destroys their fabric). Lanes should be kept open and bracken and European gorse domination reduced.
Agri-environmental schemes could be of considerable benefit to local farming communities as well as to the highly important habitats and archaeological remains there. Loss of Upland Rough Ground to road schemes, conifer plantations, reservoirs, and other developments should be resisted. The values of Upland Rough Ground should be always in mind when considering applications for quarries, mines or china-clay workings to either open or expand.
Discussed further by Kirkham, G, 2011. Managing the historic environment on west Cornwall’s rough ground, Truro (Cornwall Council). The key concept is ‘protect but do not neglect’. There is a need for
protective designations and for proposals for uses which enable further loss of upland ground or substantial changes to its landscape character to be resisted. Recreational uses with the potential for damage, such as off-road driving, should also be discouraged. Recommends positive approaches based on replicating former local land use and management practices. Bracken and European gorse domination should be reduced. Hedges and walls should be repaired and maintained if to be re-used as stock-proof boundaries, but not rebuilt in their
entirety (Kirkham 2011, page 77).
Coastal Rough Ground
Reintroduction of summer grazing to recreate variety of land cover and the open character of Cornish coastal rough ground. The National Trust and Natural England have been reintroducing cliff grazing with good results over stretches of its coast and other bodies should be encouraged to follow suit. Further loss of Coastal Rough Ground to agriculture (e.g. ploughing to cliff-edges), recreation and other development should be resisted.
Dunes
Historical and archaeological sites can be more closely studied and carefully presented as a means of raising awareness of the historical element of what is often perceived to be a natural environment. The combined ecological and historical significance of Dunes should be borne in mind when considering expansion of recreation sites or developments and presumptions should be made in favour of conserving these very important places. Continued monitoring of Dunes is also important; particularly the prevention of erosion.
St Agnes Conservation Area Appraisal and Conservation Area Management Plan
St Agnes Conservation Area Appraisal, 2008: http://www.cornwall.gov.uk/environment-and-planning/planning/planning-policy/interim-and-adopted-planning-policy/carrick-district-saved-policies/carrick-supplementary-planning-documents-guidance-and-other-material-considerations/
The Conservation Area Appraisal does not provide detailed policies itself but gives detailed description and analysis of the character of the area which can form the basis for design guidance and for the policies set out in the St Agnes Conservation Area Management Plan.
Chapter 5 includes sections on pressure, negative features and issues, including enhancement opportunities, for each of the village’s six ‘character areas’: Churchtown (p 55); Vicarage Road (p 60); Peterville (p 64); Rosemundy (p 68); British Road (p 73); Polbreen Lane (p 77–8).
St Agnes Conservation Area Management Plan (2008)
The St Agnes Conservation Area Management Plan (July 2008) includes sections on strengths and weaknesses (section 2); draft policies (section 3); actions and management (section 4); protection (section 5); enforcement (section 6); and implementation (section 7).
The draft policies are included in the St Agnes Conservation Area Management Plan Draft Sustainability Appraisal (July 2008) (section 2.2):
Historic environment evidence base, St Agnes NDP; draft Feb 2017, PGR Appendix 2: Policy context details
http://www.cornwall.gov.uk/media/3638228/St_Agnes_CAMP_Sustainability_Appraisal.pdf
The Management Plan itself gives further background and explanation for the policies, in chapter 3. Sections 3.1 and 3.2 provide an introduction and information on the policy context, and section 3.3 gives further background and sets out the seven policies, with explanations (in support of retained Carrick Plan policy 4F). Section 3.3 is copied in full here:
In light of national legislation and guidance and Local Plan policies, this Management Plan recommends a
number of draft policies for the protection and enhancement of the St Agnes Conservation Area. These policies
are based on the analysis of the area in the Conservation Area Appraisal (2007) and reflect the outcome of
consultations with local stakeholders, residents and business interests held in the development of that document.
They are policies which are designed to apply to the whole of the Conservation Area: more detailed
recommendations relating to each of the six character areas can be found in Chapter 4 which follows.
Policy 4F of the adopted Local Plan states: “Proposals for development in a Conservation Area should preserve
or enhance the special character of the area in terms of scale, height, form and massing, respecting the
traditional pattern of frontages, vertical or horizontal emphasis, detailing and materials. There will be a
presumption in favour of retaining buildings which make a positive contribution to the character or appearance
of Conservation Areas.”
This policy applies to the St Agnes Conservation Area because of the quality and special character of its
villagescape. As demonstrated in the Appraisal, this quality is the result of the way in which the village has
developed over time; the scale and layout of its streets, and the height, scale and character of the buildings
which line those streets. The relationship between the buildings and spaces is as important as the buildings
themselves.
Because of the topographical characteristics of the Conservation Area and the high degree of permeability and
public access within St Agnes, there are few buildings which are not to some extent visible from the public
realm. Roofs, rear and side extensions, back land developments, extensions into rear plots can all have a
significant impact. Combined with the high quality of the built and natural environment, this places a very high
premium on the good quality of design and materials.
The roofscape in St Agnes is particularly significant due to the topography of the village. Roofscape character is
an amalgam of the form, pitch, orientation, quality and type of materials of the roofs themselves, and is a
combination of orderly forms such as terraced buildings, and more organic roofs that have been extended and
altered over the years. The predominant roofing material in the Conservation Area is Cornish slate, with
traditional laying techniques of random widths and diminishing courses much in evidence. A particular feature
of St Agnes is the occurrence of thatching. This unique combination of materials and jumble of forms adds
interest to the character of St Agnes and the quality of the roofscape. New development and alterations to
existing buildings should seek to reinforce the roofscape character of the immediate context and the wider
Conservation Area.
In the application of Policy 4F it will also be important to have regard to the particular qualities of the six
Character Areas which make up the Conservation Area, and the contrast between the organic and planned parts
of St Agnes that contribute to the overall character. Proposed developments and alterations should clearly
demonstrate how the proposal relates to the Character Area in question.
This Management Plan supports sustainable development and seeks to ensure that local distinctiveness and
character is retained. There is no presumption against new development in the Conservation Area but it should
be of a high quality and respectful of historic character. The Commission for Architecture and the Built
Environment (CABE) has provided examples in Building in Context to illustrate how new contemporary design
can integrate with historic fabric: www.cabe.org.uk
The draft policies which follow relate to and expand upon the retained Local plan policies. In each case the draft
policy is accompanied by an explanation to show how that policy relates to the special qualities which
characterise the St Agnes Conservation Area.
DRAFT POLICY 1
Developments adjacent to the St Agnes Conservation Area should in their scale, height and massing,
respect the wider setting of the Conservation Area, including views into and out of it.
Explanation
Historic environment evidence base, St Agnes NDP; draft Feb 2017, PGR Appendix 2: Policy context details
This relates to and expands upon Policy 4F of the Carrick Local Plan which addresses development within a
Conservation Area.
National Guidance emphasises the need to consider the impact of development on the setting of a Conservation
Area and views into and out of it. St Agnes is distinguished by its topography and setting, in particular the
enclosed wooded valley which bisects the settlement and has an overwhelming influence on its character and
structure, and the coastal, mining landscapes to the north, northeast and northwest which give the settlement its
identity, cultural reference and strong ‘sense of place’. St Agnes Beacon is highly sensitive to development and
views to and from the Beacon are important in defining the settlement setting.
The agricultural plateau landscape to the east, west and south are also sensitive as part of the wider rural
landscape setting of the Conservation Area and in retaining the fragmented, linear form of parts of the
settlement.
The extent of any impact on the visual setting of the Conservation Area has to be determined on a case by case
basis. For further guidance on views, see Chapter 4.
DRAFT POLICY 2
Alterations to the streets, roads and lanes in the St Agnes Conservation Area including changes to the
carriageway, pavements, and parking layouts, should have regards to the character of the Conservation
Area and its long term conservation.
Explanation
As a residential village popular with commuters and an established tourist destination, movement is essential to
the wellbeing of St Agnes. However movement can also be destructive. In particular the dominance of traffic
and parking can have an immensely negative effect on the character and vitality of the village. At the public
consultations during the preparation of the Conservation Area Appraisal respondents placed a great deal of
emphasis on the detrimental impact that modern traffic management schemes have had on the character of St
Agnes.
Achieving the right balance between movement and the quality of a place is never easy. The intention of this
policy is to emphasise that the quality of the streets and spaces should not be sacrificed to meet the needs of
traffic or parking. In many cases, the retention of historic street layouts and surfacing has a more positive effect
of traffic calming and regulation than more engineered solutions. Further guidance on traffic and movement is
given in Chapter 4.
DRAFT POLICY 3
Development proposals entailing the loss of existing trees and green open spaces that make a significant
positive contribution to the character and appearance of the St Agnes Conservation Area will not
normally be permitted.
Explanation
St Agnes has a significantly amount of mature trees and open green land within the Conservation Area boundary
which forms an essential element of its character.
The peculiar manner in which St Agnes has grown, with streets and lanes being built up through and around
areas of mining and farmland also means that what appears to be a tightly built village is in fact a spreading
open conglomerate of four distinct hamlets. Despite 20th century development on the areas between the hamlets,
wooded ground and green areas – a combination of open fields and garden grounds – provide a discreet
separation between these adjoining places. These contrast in character with the more formal areas of green space
– the burial ground, churchyard and cemetery – in the heart of the Conservation Area.
Much of the open space in St Agnes derives from its mining heritage, with trees now covering the barren
landscape created by the village’s industrial past. In all of St Agnes trees dominate the skyline and form the
setting of the village and its historic streetscape, many growing up from former hedgerows.
Mature gardens and planted grounds together with remnants of smallholding landscapes all add to the character
of the Conservation Area.
The aim of this policy is to highlight the value of green open space, matures gardens and trees within the
Conservation Area to ensure that they are safeguarded in the future.
DRAFT POLICY 4
Historic environment evidence base, St Agnes NDP; draft Feb 2017, PGR Appendix 2: Policy context details
Where they make an important contribution to the character of St Agnes’s Conservation Area there
should be a presumption in favour of retaining existing boundary treatments such as hedges, wall and
railings.
Explanation
The character of the Conservation Area depends in part upon its historic grain, as defined by property
boundaries and street layouts. This is particularly the case in residential streets, where front areas and front
gardens contribute as much to the quality of the street as the buildings. A front area with cast iron railings or a
garden behind a wall or hedge is an integral part of the house and its setting. The removal or alteration of such
boundary treatments, for instance to create car parking spaces, can be immensely harmful to the appearance of a
street and is to be resisted. Proposals to use Article 4 (2) directions to protect front boundary walls in the
Conservation Area are put forward in Chapter 6.
DRAFT POLICY 5
The Council will support measures to improve understanding and appreciation of St Agnes and its
Conservation Area. Explanation
One of St Agnes’s strengths is the fact that it is a very attractive place to visit. A range of initiatives have been
developed to build up an awareness of St Agnes and what it has to offer, including the award-winning St Agnes
Heritage Trail (www.stagnesforum.com) produced by the St Agnes Regeneration Forum: this policy is meant to
support such initiatives and complement the World Heritage Site marketing and interpretation strategy
(www.cornish-mining.org.uk).
DRAFT POLICY 6
Proposals for energy-saving measures and for sustainable forms of energy supply will be supported where
they do not adversely affect the character and appearance of the St Agnes Conservation Area.
Explanation
The requirement to improve the energy performance of all buildings, including existing ones when altered, lies
at the heart of both national and local planning policy. Of particular relevance is Part L of the Building
Regulations, Conservation and Fuel Power, the current amended version of which came into force in April 2006.
This policy seeks to address potential conflicts between energy efficiency and the conservation of St Agnes’s
historic environment. It is important that the introduction of energy-saving measures do not detract from the
architectural and historic character of the Conservation Area. For instance, the use of UPVC windows, insulated
exterior walling materials or solar panels in roofs may all be harmful to the appearance of a building, specially
ones of traditional form and appearance. Part L of the Building Regulations acknowledges this issue by allowing
discretion to be used in its application to historic buildings. Under the term ‘historic buildings’ it includes:
• Listed buildings
• Buildings in Conservation Area
• Buildings on a local authority’s ‘local list’
In practice, many traditional buildings do not perform particularly well in terms of energy saving. However,
they can be adapted to improve performance although the cost and visual impact of such measures should not be
underestimated. Some energy saving measures can often be readily introduced with little visual impact – for
instance carefully installed draught proofing or secondary glazing. Solar panels can sometimes be installed on
roofs where they will not be obtrusive, although this is problematic in St Agnes because of the topography of the
village which means that many roof slopes are visible form numerous vantage points. It is recommend that
expert impartial advice is sought to determine which device – if any – will be suitable in any given situation. For
further advice and information contact the Energy Savings Trust (www.energysavingstrust.org.uk) and
Community Energy Plus – Cornwall (www.cep.org.uk).
Sustainability must be at the centre of all new development proposals within the Conservation Area. From May
2008 all new homes will be required to meet the standards set out in the government’s Code for Sustainable
Homes (www.planningportal.org.uk) in terms of design and construction. The choice of materials in new
developments must be appropriate to their sensitive setting but must also aim to be low in their environmental
impact and high in terms of energy performance: all measures to improve energy efficiency should be
considered from the outset in the design process.
Historic environment evidence base, St Agnes NDP; draft Feb 2017, PGR Appendix 2: Policy context details
In terms of energy supply, strategic decisions about the siting of new facilities (e.g. commercial wind turbines or
combined heat and power stations) will need to take account of the Conservation Area and its setting.
DRAFT POLICY 7
The Council will take steps to ensure that the policies and recommendations in this Management Plan
SPD are carried out, and that sufficient resources are made available for their implementation. The
Management Plan will be reviewed five years from the time of its adoption.
Explanation
The effectiveness of the Management Plan will depend upon the way its policies and recommendations are
administered. Inevitably this will be affected by the decision that the current two-tier local government structure
in Cornwall will be replaced by a new unitary authority. It is anticipated that the new unitary structure will be
operational in 2009 with the creation of local community networks to provide opportunities for local people and
organisations to be part of the local decision-making process and influence the delivery of services
(www.onecornwall.gov.uk). The intention of this draft policy is to help secure the long term implementation of
this Management Plan following that merger.
There are four strands to the implementation process:
• The adoption of a consistent corporate Council approach to the management of the St Agnes Conservation
Area, involving development control, planning policy, highways engineering and regeneration.
• The commitment of Council departments, government agencies, local organisations such as the Parish
Council, the St Agnes Local Improvement Committee, and building-owners to the protection and
enhancement of the Conservation Area.
• The application of sufficient resources, not just to enable the Council to carry out its statutory duties but
also to help initiate (in partnership with others) the conservation area enhancements recommended in the
Conservation Area Management Plan.
• The review of this Management Plan after five years, involving a fresh round of consultations with Council
Departments, stakeholders, and building-owners.
Many of the Conservation Area-wide actions and initiatives identified in this Management Plan will involve
entering into partnership with other organisations in pursuit of shared objectives. Whilst the Management Plan
will establish a preferred priority order for the implementation of such actions, delivery will inevitably depend
to some extent on the provision of resources by outside organisations. This is discussed further in Chapter 7.
• The commitment of Local Planning Authority departments, government agencies, local organisations such as
the Parish Council, the St Agnes Local Improvement Committee, and building-owners to the protection and
enhancement of the Conservation Area.
• The application of sufficient resources, not just to enable the Local Planning Authority to carry out its statutory
duties but also to help initiate (in partnership with others) the conservation area enhancements recommended
in the Conservation Area Management Plan.
• The review of this Management Plan after five years, involving a fresh round of consultations with Local
Planning Authority Departments, stakeholders, and building-owners.
Many of the Conservation Area-wide actions and initiatives identified in this Management Plan will involve
entering into partnership with other organisations in pursuit of shared objectives. Whilst the Management Plan
will establish a preferred priority order for the implementation of such actions, delivery will inevitably depend
to some extent on the provision of resources by outside organisations. This is discussed further in Chapter 7.
Chapter 4 of the Management Plan – Enhancement – Actions and Management – contains actions and policy guidance which could form the basis for policies on:
New design;
Uses;
Building maintenance;
Public realm;
Paving;
Signage;
Lighting;
Historic environment evidence base, St Agnes NDP; draft Feb 2017, PGR Appendix 2: Policy context details
Street furniture;
Villagescape features (historic telephone kiosk; milestones and granite markers, and the 19th century well at West Kitty; walls and boundary features);
Trees and soft landscaping;
Industrial heritage;
Views;
Traffic and movement;
Public realm enhancement schemes.
Chapter 4 includes further actions for each of the six character areas.
Chapter 5 – Protection – includes actions for review of designations and for extension of the Conservation Area. Draft criteria for a Local List are given in Appendix 4.
Chapter 6 – Enforcement – recommends the use of an Article 4 (2) direction to protect
Traditional windows, doors in front elevations;
Existing natural slate and thatch roof coverings and roof slopes;
Free-standing outbuildings;
Cornish hedges, front garden boundary walls and railings.
Appendix 1 gives the legislative background for Conservation Areas, included Suspended Permitted Development Rights, and Demolition of unlisted buildings within the Conservation Area.
Appendix 2 gives Local Plan policies and repeats the seven draft policies for the St Agnes Conservation Area.
The Cornwall Historic Environment Record
Paragraphs 2.147 and 2.173 of the Cornwall Local Plan (Nov 2016) specify the Historic Environment Record as containing considerable guidance and evidence, providing important evidence which should be used alongside the Cornwall Local Plan.
The Cornwall and Scilly Historic Environment Record (HER) is the comprehensive map-based record of the historic environment of Cornwall and the Isles of Scilly and includes information on all aspects of the past from the earliest traces of human occupation up to the present day. In addition to information on archaeological and historical sites and structures, the HER incorporates collections of photographs (including aerial photos), maps, plans and surveys, and an extensive reference library.
Much of the information in the HER is available online through the Cornwall Council Interactive Map: http://map.cornwall.gov.uk/website/ccmap/?zoomlevel=1&xcoord=187430&ycoord=64380&maptype=basemap&wsName=ccmap&layerName=
The ‘Historical’ layer on the CC Interactive Map includes:
Sites and Monuments Records
National mapping programme (sites plotted from aerial photographs)
Designated sites (Scheduled Monuments; Listed buildings; Registered battlefields; Registered parks and gardens; World Heritage Site Areas; Protected wrecks)
Event record ( a record of archaeological and historic building interventions, investigations and surveys; in many cases unpublished reports detailing the ‘Events’ are available online through the CC Interactive Map).
Engine houses; mines
The ‘Landscape assessment’ layer includes:
Historic Landscape Characterisation
Historic environment evidence base, St Agnes NDP; draft Feb 2017, PGR Appendix 2: Policy context details
The ‘Environment’ layer includes:
Conservation Areas
Some of these categories have links to more detailed information provided through the Heritage Gateway.
There are further layers of information which at present are not available online but can be accessed at the HER office: Mining Activity; Portable Antiquities Scheme; Wrecks (from the National Monuments Record database); historic Ordnance Survey mapping; parish tithe maps of c 1840.
The Heritage Gateway is managed by Historic England. The website provides access to local and national records on the historic environment including a wide range of resources.
Carrick District Saved Policies
http://www.cornwall.gov.uk/environment-and-planning/planning/planning-policy/interim-and-adopted-planning-policy/carrick-district-saved-policies/
The following policies relevant to the historic environment were replaced by policies in the adopted Cornwall Plan in Nov 2016. They may contain material relevant to the development of policies for the St Agnes NDP.
No. Name Policy
3A Protection of Countryside Policy 3A The District Planning Authority will enhance and protect the countryside by refusing planning permission for development which would have a significant adverse impact upon its biodiversity, its beauty, diversity of landscape, the character and setting of settlements, the wealth of its natural resources, its nature conservation and agricultural, historic and recreational value.
3D Character and Setting of Settlements
Policy 3D Planning permission will not be granted for development where it has a significant adverse impact upon areas that provide:-
i) a green foreground or background important to the character of the settlement; or
ii) the most typical views of the town or village and the best views of the surrounding countryside from within the settlement; or
iii) an important green finger which penetrates the built up area and helps to maintain the close relationship between town and country as well as the small scale characteristics of Cornish settlements; or
iv) an important green gap between two or more settlements which are close to each other and in danger of losing their separate identity.
3F Trees and hedgerows Policy 3F Development proposals should where possible, include new tree planting and retain and incorporate existing trees, hedgerows and Cornish hedges where they make an important contribution towards the local landscape.
4D Setting of Listed Buildings Policy 4D Development should be designed to respect the setting of listed buildings following the fundamental architectural principles of scale, height, massing, alignment and use of appropriate materials. developments
Historic environment evidence base, St Agnes NDP; draft Feb 2017, PGR Appendix 2: Policy context details
No. Name Policy
should also respect the quality of spaces between and the grouping of buildings which form the setting of a listed building.
Proposals which would have a significant adverse impact upon the setting of a listed building will not be approved.
4F Character of Conservation Area
Policy 4F Proposals for development in a Conservation Area should preserve or enhance the special character of the area in terms of scale, height, form and massing, respecting the traditional pattern of frontages, vertical or horizontal emphasis, detailing and materials. There will be a presumption in favour of retaining buildings which make a positive contribution to the character or appearance of Conservation Areas. Redevelopment which involves the demolition of an existing building within a Conservation Area will not be allowed unless:-
The alternative development preserves or enhances the character or appearance of the conservation area. And
i) the building makes no positive contribution towards the character or appearance of the Conservation Area, or
ii) that the condition of the building and the cost of its repair and maintenance renders it impracticable to retain when assessed in comparison with its importance and the value derived from its continued use; and
iii) that there is clear and convincing evidence that all reasonable efforts have been made to sustain existing uses or to find viable new uses and these efforts have failed.
40 Development in AONB Policy 4O In the designated Area of Outstanding Natural Beauty, Areas of Great Landscape Value and the Heritage Coast, any new development should be sited and designed so as to respect the distinctive character of the area, with particular regard to traditional building styles, scale and local features, materials, finishes and colour, characteristic patterns of settlement and the degree of prominence.
4Q Shopfronts within AONB/CA Policy 4Q Proposals for the development of new, or the refurbishment of existing shop frontages and other commercial premises within the Area of Outstanding Natural Beauty or Conservation Areas should be sympathetic to and respect the architectural integrity of the building and the character of the area with special regard to such matters as scale, pattern of frontages, vertical or horizontal emphasis, materials and detailed design.
4R Adverts in ASC, AONB, CA and LB
Policy 4R Within Areas of Special Control of Advertisements, the Area of Outstanding Natural Beauty, Conservation Areas and on Listed Buildings signs should respect the architectural integrity and features of the buildings and the character of the locality and be located so as not to be a cause of confusion or danger to the travelling public.
4S Protection of Archaeology Policy 4S Where nationally important archaeological remains, whether scheduled or not, are affected by proposed development, there will be a presumption against proposals which would involve significant alteration
Historic environment evidence base, St Agnes NDP; draft Feb 2017, PGR Appendix 2: Policy context details
No. Name Policy
or cause damage, or which would have a significant impact on the setting of visible remains.
4T Retention of archaeological remains
Policy 4T Where proposed development is likely to significantly affect sites of local archaeological importance, they should be protected in situ, unless the significance of the remains is not sufficient, when weighed against the need for development, to justify their physical preservation. Where retention of remains is not possible, the District Planning Authority may impose conditions or seek planning obligations to ensure that adequate archaeological records are prepared before development commences.
4U Interpretation of archaeology
Policy 4U Planning permission will be granted for proposals which through management and interpretation encourage and develop the cultural, recreation, educational and tourist potential of archaeological and historic sites and monuments, subject to all of the following criteria being met:-
i) no adverse impact upon the character or setting of the site;
ii) a safe means of access can be provided and the approach roads can reasonably accommodate the additional traffic;
iii) parking can be provided in accordance with approved standards as set out in Policy 5EA.
4X Historic gardens Policy 4X Proposals for development affecting the Historic Gardens and parks listed by English Heritage below will not be approved unless all of the following criteria can be satisfied:-
i) that the important historic and architectural features, layout and ornamentation of the garden are preserved;
ii) that the character of the parkland setting is preserved or enhanced, and
iii) that trees and woodland that contribute towards the character of the historic garden are retained: Carclew (SW787382); Chyverton (SW802508); Tregothnan (SW855416); Trelissick (SW837395); Trewarthenick (SW903444); Trewithen (SW915477)
4XA Historic gardens (unlisted) Policy 4XA Proposals for development affecting other Historic Gardens and parklands not listed by English Heritage, will not be approved unless:-
i) there is no significant adverse impact upon the historic features, architectural structures, layout or ornamentation of the garden/parkland;
ii) there is no significant adverse impact upon the character of the historic parkland setting;
iii) the trees and woodland that contribute towards the historic character of the garden or parkland are retained;
[no St Agnes gardens in accompanying list]
6D Housing Provision in the North Coast
Policy 6D In the settlements of Blackwater, Cubert, Goonhavern, Holywell, Mitchell, Mithian, Mount Hawke, Perranporth/Bolingey, Porthtowan, St.Agnes and
Historic environment evidence base, St Agnes NDP; draft Feb 2017, PGR Appendix 2: Policy context details
No. Name Policy
St.Newlyn East. Planning permission will be granted for residential development, redevelopment or conversion proposals subject to all of the following criteria being met:-
(i) that the development lies within the settlement as identified by the settlement boundaries on the proposals map;
(ii) that the development does not detract from the character of the settlement;
(iii) the development is designed to respect the surrounding area in terms of scale, height, materials, alignment and density;
(iv) adequate provision can be made for foul and surface water drainage without causing significant adverse environmental impact;
(v) a safe means of access can be provided and the approach roads are capable of accommodating the additional traffic.
6G Conversion of rural buildings Policy 6G Planning permission will only be granted for the conversion of rural buildings to permanent residential use where every reasonable attempt to secure a suitable business re-use has been undertaken, or the conversion is a subordinate part of a scheme for business re-use and where the proposal meets all the following criteria:-
(i) the building at the time of the application by reason of its form, bulk, design and materials is in keeping with its rural surroundings and is sympathetic to the rural character of its location.
(ii) the building is capable of conversion without significant demolition and/or rebuilding (defined as 20% of the external wall area).
(iii) the building is capable of conversion without significant extension and would use traditional materials where appropriate.
(iv) the proposed conversion would not result in the character, appearance, architectural or historic integrity of the building or its setting being significantly adversely affected.
(v) safe and convenient access an parking in accordance with standards set out in Policy 5EA can be provided without significant adverse impact on the local environment.
(vi) adequate provision can be made for foul and surface water draiange.
(vii) the proposed residential use is compatible with surrounding land uses and would not result in the appearance and character of the open countryside being significantly adversely affected by the effect of minor residential activities and structures.
(viii) appropriate provision is made for the protection of any significant wildlife interest which would be displaced by the conversion.
Where necessary to protect the landscape/countryside, conditions removing permitted development rights pertaining to the construction of agricultural buildings on the relevant holding or unit will be imposed.
In determining a proposal to convert a building, account will be taken of the extent that the building has been used for its original purpose.
9A Re-Use of rural buildings Policy 9A Planning permission will be granted for the conversion of existing non-
Historic environment evidence base, St Agnes NDP; draft Feb 2017, PGR Appendix 2: Policy context details
No. Name Policy
residential buildings whose form, bulk and general design are in keeping with its surroundings to small scale business/industrial b1, b2, b8 subject to all of the following criteria being met:-
(i) there is no conflict with policies for the protection of the built environment;
(ii) the building must be capable of conversion without the need for major extension or rebuilding;
(iii) the approach roads being capable of accommodating the volume of traffic generated on the development and a safe access can be provided;
(iv) the design and layout of the development should create a minimal impact upon the surrounding landscape;
(v) any extension or additions to an existing complex should be sympathetic in terms of scale, design and materials;
(vi) parking can be provided in accordance with approved standards as set out in Policy 5EA;
(vii) the development should be suitably landscaped involving a mix of appropriate soft and hard landscaping retaining existing trees and hedgerows where appropriate;
(viii) external storage areas should be appropriately landscaped and screened;
(ix) the development should not cause a new or exacerbate an existing pollution problem;
(x) provision can be made for the disposal of surface water and foul drainage to the satisfaction of the district planning authority;
(xi) that special care is taken to ensure that neither bats nor owls or their nesting areas or roosts are disturbed;
Where a proliferation of further buildings might damage the landscape character of the area, the district planning authority will consider imposing a condition removing the permitted development rights for additional agricultural buildings.
10J Disused railway line between Chacewater and Newquay
Policy 10J The District Planning Authority will not grant planning permission for proposals on any part of the disused railway line between Chacewater and Newquay that would significantly adversely affect any proposed walkway/cycleway or that would significantly adversely affect the reinstatement of the railway line
11AE Tourism Pressure Areas Policy 11AE Within the Tourism Pressure Areas listed below planning permission will be granted for self catering accommodation (including caravans, camping and chalet development) which would result in a significant increase in the amount of accommodation for visitors provided that:-
a) the development is for the conversion of existing non-residential buildings or;
b) the development is wholly within a defined settlement boundary.
The tourism pressure areas are:-
Historic environment evidence base, St Agnes NDP; draft Feb 2017, PGR Appendix 2: Policy context details
No. Name Policy
St. Agnes
Falmouth Area
Roseland
Perranporth to Porth Joke
Newquay to Porthcothnan (part).
13B Renewable energy Policy 13B Renewable energy schemes will be permitted provided all the following criteria are met:-
(i) there is no significant adverse impact on the landscape, ecological, historic or archaeological value of the area;
(ii) there is no significant adverse impact upon the setting of settlements;
(iii) there is no significant adverse effect on residential amenity, particularly arising from noise;
(iv) safe and convenient access can be provided during construction and during operation of the scheme;
(v) there is no significant cumulative visual impact;
(vi) if the proposal is in the AONB, Heritage Coast or an SSSI, the proposal is consistent with aims of designation.
13C Wind Farms Policy 13C Windfarm proposals will be permitted provided all of the following criteria are met:-
i) the proposal complies with Policy 13B;
ii) the colour of the turbines, and the design of ancillary development respects the local landscape;
iii) there is no significant adverse impact on residential amenity arising from shadow flicker or electromagnetic disturbances;
iv) the proposal is accompanied by an appropriate restoration scheme should the windfarm be decommissioned.
5 Other best practice and guidance
Best practice and guidance referred to in CLP para 2.181 includes:
National guidance, eg Historic England publications:
Conservation Principles
Historic Environment Good Practice in Planning Notes - Setting – The setting of heritage assets, Historic Environment Good Practice Advice in
Planning: 3; Historic England, July 2015 - Significance – Managing significance in decision-making in the historic environment, Historic
Environment Good Practice Advice in Planning: 2; Historic England, July 2015
To these should be added:
Conservation Areas – Conservation Area designation, appraisal and management, Historic England Advice Note 1; February 2016
Historic environment evidence base, St Agnes NDP; draft Feb 2017, PGR Appendix 2: Policy context details
Conservation and sustainable growth – Constructive Conservation – Sustainable Growth for Historic Places, Historic England, March 2013
Design – ‘Building for Life 12’ (Design Council)
Locally specific guidance, eg:
Guidance for Methodist and Nonconformist chapels in Cornwall
Guidance on farm buildings (forthcoming; not referred to in 2.108)
Further information on the national guidance and best practice is given below.
Historic England guidance
Historic England, planning advice web page:
https://historicengland.org.uk/advice/planning/
Conservation principles – including understanding and managing significance
Conservation principles: policies and guidance for the sustainable management of the historic environment, Historic England, 2008
https://content.historicengland.org.uk/images-books/publications/conservation-principles-sustainable-management-historic-environment/conservationprinciplespoliciesguidanceapr08web.pdf/
Local Plans
The historic environment in local plans; Historic Environment Good Practice Advice in Planning: 1; Historic England, March 2015
https://historicengland.org.uk/images-books/publications/gpa1-historic-environment-local-plans/
Significance
Managing significance in decision-making in the historic environment, Historic Environment Good Practice Advice in Planning: 2; Historic England, July 2015
https://content.historicengland.org.uk/images-books/publications/gpa2-managing-significance-in-decision-taking/gpa2.pdf/
Setting
The setting of heritage assets, Historic Environment Good Practice Advice in Planning: 3; Historic England, July 2015
https://content.historicengland.org.uk/images-books/publications/gpa3-setting-of-heritage-assets/gpa3.pdf/
Conservation Areas
Conservation Area designation, appraisal and management, Historic England Advice Note 1; February 2016
https://content.historicengland.org.uk/images-books/publications/conservation-area-designation-appraisal-management-advice-note-1/heag040-conservation-area-designation-appraisal-and-management.pdf/
Neighbourhood Planning
Neighbourhood Planning and the Historic Environment, Historic England, August 2014
http://content.historicengland.org.uk/content/docs/planning/neighbourhood-planning-information-aug14.pdf
Historic environment evidence base, St Agnes NDP; draft Feb 2017, PGR Appendix 2: Policy context details
Conservation and sustainable growth
Constructive Conservation – Sustainable Growth for Historic Places, Historic England, March 2013
https://content.historicengland.org.uk/images-books/publications/constructive-conservation-sustainable-growth-historic-places/Acc_ConConservation.pdf/
Design
‘Building for Life 12’: http://www.designcouncil.org.uk/resources/guide/building-life-12-third-edition
This guide by the Design Council is focused on promoting quality in urban design for new residential developments (and is referred to in the Cornwall Local Plan). It provides a framework for assessing a development proposal against each of 12 questions. Building for Life 12 is a government-endorsed industry standard for well-designed homes and neighbourhoods.
Chartered Institute for Archaeologists, standards and guidance
Best practice ‘standard and guidance’ documents include historic environment assessments, provision of archaeological advice by historic environment services, archaeological fieldwork (excavations, evaluations, watching briefs, building recording, geophysical survey), curation of records and finds, stewardship of the historic environment.
http://www.archaeologists.net/codes/ifa
