Dudnance Lane & South Crofty - The Framework · Prepared by PBWC Architects Ltd Page 2 Feb 2010 Dudnance Lane & South Crofty Framework Contents Section 1 Introduction 2 Context 3

Dudnance Lane & South Crofty - The Framework

February 2010

Prepared by PBWC Architects Ltd

Prepared by PBWC Architects Ltd Page 2 Feb 2010

Dudnance Lane & South Crofty Framework

Contents

Section

1 Introduction

2 Context

3 Methodology

4 The Frame work

5 Next Steps

Appendix A

Appendix B

- The Study Area- Site Analysis- Pool Framework and Earlier DLIP Study- Developing Planning Policy- Surrounding Projects- Current Projects

- The Process

- Key Elements- Routes and Movement- The Green Route- Landscape and Heritage- The Framework Plan

- Indicative Timeline

Output from Stakeholder Workshop

Feedback and responses to Stakeholder and Community Involvement

Cover Images: Main Image - 2007 Aerial View of Framework Area from North EastTop RH Corner - View from South West across Red River ValleyBottom RH Corner - View of Listed Engine Houses along Southern edge of Framework Area

Figure 1 - 2007 Aerial View of Framework Area taken from the South



Introduction

Section 1 - Introduction

Images on this Page: Top LHS - Existing Mine Building Linked to New Cook’s Kitchen WorkingsTop RHS - New Cook’s Kitchen Headgear Viewed from Dudnance Lane over “Cornish Lads” WallMid LHS - View looking East from West Side of Red River ValleyMid RHS - View looking up East Hill towards Mayne’s SiteBottom LHS - Bridge across Railway along Southern Edge of Framework Area

1.01 This Development Framework sets out the shape of future development for this large brownfi eld site in the Camborne, Pool, Redruth Regeneration area. This is a site that presents many opportunities for new road infrastructure and green infrastructure, a new working mine, an extended residential community with local facilities and signifi cant opportunities for commercial and leisure development. It also gives the opportunity for visitor attractions and access to signifi cant historic and environmental sites to complement surrounding projects in the World Heritage Site.

1.02 A Framework is an urban design document that sets out key planning design and development principles in an area without being too specifi c about individual buildings and site layouts. It retains a degree of fl exibility that will allow projects to emerge in the future, but makes clear where important fi xed elements must be achieved to meet the objectives for the sustainable regeneration of this area.

1.03 The Framework was commissioned by Camborne, Pool and Redruth Regeneration (CPRR) on behalf of the South West Regional Development Agency (SWRDA). A key stakeholder group was then established to include Cornwall Council and Western United Mines (WUM) as the majority private sector landowner. The report has been prepared by Poynton Bradbury Wynter Cole Architects (PBWC). It has been undertaken through a process of stakeholder workshops and public consultation and is now submitted to Cornwall Council for formal approval as Council policy.


Dudnance Lane & South Crofty Framework Section 2 - Context

Figure 2 (below) - 2007 Aerial View of Framework Area taken from North East with Framework Area Outlined in Red

Figure 3 (below) - Plan Prepared by Cornwall Council showing surrounding ContextThe Study Area2.01 Total Framework area of 25.96 ha / 64.16 acres within the red line.

2.02 Context Plan (Figure 3) shown opposite identifi es:

• Dudnance Lane & South Crofty Framework Area - red line• World Heritage Site (WHS) - beige fi ll• Signifi cant Historic Buildings - yellow fi ll• Tuckingmill Conservation Area - blue hatch• Site of Special Scientifi c Interest (SSSI) - green hatch



Site Analysis

2.03 The Framework area is bounded by the mainline railway to the South, the Red River Valley to the West, Tuckingmill Village to the North and Dudnance Lane to the East. The land is owned by Cornwall Council, CPR Regeneration and private sector landowners Western United Mines Limited, Studyhome (No.80) Ltd and Bradfords Building Supplies Ltd.

2.04 Before embarking on the Framework process the site was photographed, inspected and historic data collated, including topographical survey information. The site analysis plan shown here identifi es some of the important features that infl uence the study processes.

2.05 Analysis of the context also formed the fi rst part of the Stakeholder Workshop held on 5 August 2009 (see Section 3). This allowed the knowledge and experience of the workshop delegates to be gathered together and recorded under six themes:

• Heritage• Mining• Community• Movement• Development• Environment

2.06 Separate workshop groups each focussed on one theme and collated ideas on a group plan. Fixed constraints were identifi ed on background information issued to the groups. A priority list evolved from each group highlighting the most important issues and these were outlined in draft presentations to the whole audience. The output from these group workshops is illustrated in Appendix A to this report.

Figure 4 (below) - Plan showing Existing Site Analysis



Figure 5 (above) - Vision for Pool prepared by CPRRShowing the key functions and connections creating a new place and a new destination

Section 2 - Context

Figure 6 (above) - October 2007 DLIP Plan

Pool Framework and Earlier DLIP Study

2.07 The briefi ng information for the Framework study included a ‘Vision for Pool’ prepared by CPRR, centred around the Heartlands Development. This shows broad land-use zones and movement routes (see Figure 5).

2.08 Other valuable research relating to the Framework area was collected from a variety of sources in the form of topographic surveys, Ecological Impact Assessments (Leppitt Associates), Landscape and Visual Impact Assessments, Land Use Studies (Atkins), South Crofty / Dolcoath mining records and the draft ‘New Vision for Tuckingmill’. All of these documents and the ‘Vision for Pool’ were made available for the Stakeholder Workshop and Public Open Day outlined in Section 3.

2.09 The land comprising the Framework was the subject of the earlier Dudnance Lane Improvement Plan or DLIP from 2007 (see Figure 6). Although DLIP was subjected to a full consultation and stakeholder engagement exercise it was never formally adopted by the then Kerrier District Council, since that time a number of things have changed:

• The proposals to commence commercial mining have come forward in a much more defi nitive way.

• Ground condition studies and the mine proposals required the new East West road link location to be changed to follow a more northerly route.

• The major public private leisure complex and outdoor pursuit facilities which DLIP proposed cannot now be delivered on the land available.

• Other uses have come forward that need to be accommodated in a new Framework to enhance deliverability.



Developing Planning Policy

2.10 The Development Plan in Cornwall is in the process of being updated. The current County Structure Plan and former District Local Plans will be replaced by a new Local Development Framework. In the context of this area three new documents will establish land use planning policy; a County-wide Core Strategy, a County-wide Minerals Development Plan and the Camborne, Pool, Illogan and Redruth Area Action Plan (CPIRAAP) - an extract of the latter is illustrated in Figure 7. This Framework is included in the area designated for mixed use development (M1) and industrial development (E1).

2.11 These planning policy documents will also be supported by additional supplementary planning documents and other statements of Council policy which together will be material considerations in determining planning applications. The intention for this Framework is that following its conclusion it will be presented to Cornwall Council for consideration and adoption as a statement of Council Policy.

Figure 7 (below) - Plan showing Extract from Cornwall Council’s Proposed Preferred Strategy



Surrounding Projects

2.12 Regeneration work in Pool has already commenced with a range of live construction projects and initiatives underway.

2.13 Priority has been given to improving and rationalising the local infrastructure. Outline planning approval has already been granted for the fi rst section of the road network linking East Hill junction to Barncoose in Redruth. Designs for the second phase of the link road from Dudnance Lane to Dolcoath have also now been fi nalised following detailed negotiations over the section of road known as the ‘East-West link’ (see page 9). The road widening of Dudnance Lane at East Hill junction is now underway following the demolition of buildings in the immediate vicinity.

2.14 The Lottery supported Heartlands project, immediately to the east of the Framework area is under construction and will become the new community heart of Pool as identifi ed on the Pool Framework Plan (see Figure 5 and Figure 8). Trevenson Park is also illustrated in Figure 8, providing much needed residential accommodation in a residential setting linking Heartlands to the Cornwall College campus. The Pool Innovation Centre further east along Trevenson Road is under construction.

2.15 Trevenson Gateway will be the new point of arrival and fi rst impression of Pool from the A30. The four sites around the East Hill junction will provide a mix of offi ce, hotel and residential accommodation. The three corner sites opposite the Framework area form a separate planning application named Trevenson Gateway.

2.16 On land west of this Framework a separate Development Framework is being prepared for South Tuckingmill. A public exhibition was held in September 2009 and a recommended Framework plan has now been produced. This land also straddles the new East-West link road and proposes a mix of residential, community, retail and school uses. Green open spaces also feature in the Framework plan suggesting a link through the South Crofty site to Heartlands Park to the east.

2.17 Options for development on the land on the east side of Dudnance Lane are also being considered at an early stage.

Figure 8 (above) - Plan showing Framework Area in Context of Surrounding Developments



Figure 9 (above) - Mayne’s Site Proposals “In

Figure 10 (below) - Western United Mines Proposals “ In Progress”

Current Projects2.18 East West link Road: Cornwall Council have completed designs and secured full planning permission for the new East-West Road linking Camborne (by the Tesco roundabout) and Tuckingmill to Pool at Dudnance Lane and from there to Barncoose to Redruth. The new road junction with Dudnance Lane will be traffi c light controlled. Design considerations included separating primary through traffi c routes from cycleways / public transport, avoiding unstable mining ground and preserving deliverable development sites. The designs for the new road layout were made available to the stakeholder group at the outset and have had a strong infl uence on the emerging Framework plan.

2.19 Mayne’s Site: The northern sector of the Framework area is a 0.99 hectare parcel of land known as ‘Mayne’s Site’. A separate study was commissioned by CPRR / SWRDA in May 2009 to establish the potential for the redevelopment of this land as part of the business gateway to Pool. This site, together with the other three ‘street corner’ plots forming part of the separate Trevenson Gateway proposals provide active urban frontages to the new East Hill junction. Designs for Mayne’s Site propose a 5,000 sqm development of offi ces in two detached blocks with parking to the rear (see Figure 9). CPRR and SWRDA intend to submit an outline planning application in the near future.

2.20 Western United Mines: Plans for the future of mining in Cornwall took a positive turn at the end of 2007 with the formation of Western United Mines (WUM). In 2009 architects were appointed to prepare a series of design options for relocated mine surface buildings which have now been considered at public meetings and by the South West Design Review Panel. Surface working is kept to a minimum and processing will be contained within a modern mine concentrator building. Schematic drawings illustrated in Figure 10 show the extent of the new development. WUM intend to submit a detailed planning application in the near future.

Section 2 - Context


Dudnance Lane & South Crofty Framework Section 3 - Methodology

TUCKINGMILL

Lower Brea

South Crofty

Camborne Retail Park

South Crofty Mine

Higher Brea

(Tin)

Mine

Works

Red River

Maynes Row

Park

Industrial Estate

Spoil Heaps

Retail

Penlu

Laundry

Camborne

Pavilion

(um

)

Lamorna House

Hirst House

Tuckingmill

Hansa Villas

Council

79.7m

96.0m

97.0m

95.5m

92.6m

91.3m

87.4m

87.0m

84.6m

74.3m

78.5m

84.4m

82.3m

80.1m

103.3m

104.2m

117.1m

109.9m

115.3m

111.4m

100.3m

104.1m

Rose Cottages

East Hill

Cottages

Pendeen

Sluice

Cedar

Farm

Bartles Row

Hotel

Pengellys RowH

ensley Row

Bowling Green

Training Centre

Brea

Railway

Primitive

Bellevue

Tip

Terrace

DUDNANCE

Gilbert's Shaft

Path

Great Flat Lode

DUDNANCE LANE

ETL

CHAPEL CLOSE

CH

APEL

Con

veyo

r

CH

APEL R

OA

D

PENDARVES STREET

TREVENSON ROAD

DOLCOATH ROAD

EAST HILL

PW

TOLG

ARR

ICK

RO

AD

FORTH KEGYN

TOLVADDON ROAD

Arch

FF

Ivey

Row

New

1c

(dis)

jynnys

New Bungalow

(capped)

Shaft

Shaft (capped)

Gossan Shaft

Valley

April

Apartments

Cook's Shallow Adit Shaft

Sunnyside

New Cook's Kitchen

Recycling

East Shaft

Mayne's

Track

6

2

93

Santa C

ruz

Posts

1 to

4

26

1 to 15

Garage

8

128

101

116

15

107

84

16

23

3

1 to 14

47

37

5

10

3a

136

18

125

12

7

114

27

130

14

4a

13

109

95

119

2a

103

9

1

4

99

Post Box

Stone

Meneghy

Hopper

Centre

Tanks

Chapple's

Primitiv

e Row

North

LB

SL

Hollys

WB

Tolloch

Council Depot

Depot

104.6m

118.3m

113.8m

Path (u

m)

Penlu House

Drain

Heap

Bromleigh

81.7m

70.3m

Hirst

Moenek

Chimney

Whim Round

El Sub Sta

Hensley

Tank

MP 312.25

Unit 4

ED B

dy

MP 312.5

Crossways

Engine

Pond

DW

Chymeneth

(PH)

DO

LCO

ATH C

LOS

E

Cordova

Kenfig

FB

C1

C3

Jasmo

Jay Arweth

Chy-An-Scol

Cottage

Lyndale

Hilltop

Haven Lodge

Penvale

Eton House

El Jon

SM

MS

TCB

House

Chase

Robins

The Old Count House

The Cottage

(disused)

Eastleigh

Rosedale

Chantelle

Door

Huntingdon

Carn View

CR

The Barn

Pie

Sundown

Maranne

The

1a

Depot

1

(disused)

3

2

1

2

1

Tip

5

3

Depot

Path

5

1

1

6

(dis)

Tanks

Tank

ED B

dy

Chapple's

1

2

Path

2

Depot

1

1

Red R

iver

Brea

ED Bdy

10

16

6

6

100.3m

7

Tanks

Laundry

El Sub Sta

Track

Depot

Drain

Shaft

6

Shaft

9

Posts

(Tin)

1

Red River

El Sub Sta

1

Works

4

Shaft

CH

AP

EL RO

AD

80.1m

13

3

2

4

CR

(disused)

WB

Tip

Works

1

5

5

Tank

2

Lamorna House

Chimney

Conveyor

5

Shaft

3

9

Drain

Dep

ot

Council Depot

Conveyor

4

1

1

1

2

5

Stone

Chimney

1 to 4

Tank

DW

Posts

9

PENDARVES STREET

ED

Bdy

1

1

1a

1

7

Pond

6

8

7

6

5

Stone

5

3

Cottages

5

1

2

El Sub Sta

134

6

1

Works

CR

7

4

ED B

dy

1c

1

DUDNANCE LANE

Brea

2

Spoil Heaps

Tank

ED Bdy

Track

Posts

1

FOR

TH KEG

YN

Conveyor

3

5

Red River

Chimney

Path

2

7

12

Depot

Shaft (capped)

12

3

4

ETL

Primitive Row

Pond

Drawn by: R L Barkle Date: 31 July 2009 Scale 1:1,000

Context Plan -South Crofty FrameworkPlanning Delivery

Team (West)

0 50 100 150 20025Meters

This map is reproduced from Ordnance Survey material with the permission of Ordnance Survey on behalf of the controller of Her Majesty’s Stationery Office © Crown Copyright. Unauthorised reproduction infringes Crown copyright and may lead to prosecution or civil proceedings. (Cornwall Council 100049047. 2009)

Cornwall Archaeological Unit Site

Listed Buildings

Conservation Area

Site of Special Scientific Interest (SSSI)

World Heritage Site

South Crofty Framework Area

The Process

3.01 The preparation of a development Framework involves a series of clear research, design, consultation, study and review processes as illustrated on the following pages. Once the briefi ng had been completed (July 2009), a Stakeholder Workshop was held on 5 August 2009 engaging a wide group of delegates. The outcome of this session generated issues from which several options were developed. These are illustrated in the Appendix A to this Framework.

3.02 To refi ne the work undertaken in the workshops, a series of follow-up steering group meetings were held before a preferred Framework plan was prepared. This was illustrated in exhibition panels which were presented to the public on 23 October 2009.

3.03 Stakeholders were provided with an interim report and invited to submit further comments. Completed questionnaires from the public consultation and stakeholder feedback have now been analysed and a schedule of comments / responses is included in Appendix B. The stages of the Framework process are illustrated below.


Dudnance Lane & South Crofty Framework Section 3 - Methodology

DUDNANCE LANE AND SOUTH CROFTY DEVELOPMENT FRAMEWORK

Feedback FormThank you for taking the time to visit the exhibition. Your views are important and we welcome

your comments.!

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Please take time to respond to the following short list of questions and make any comments.!

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Questions:

1. !

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2.!

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3.!

Do you support the principles of this Framework to guide future development

projects in the area? (Please circle yes or no and add any comments)!

YES NO!

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Comments:________________________________________________!

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Does any of the guidance in the Framework need to be changed or strengthened?

(Please circle yes or no and add any comments)!

YES NO!

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Comments:_____________________________________________________!

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After mining, which use (or type of development) do you think should be prioritised

within this large site area? (Please circle yes or no and suggest priorities)

YES NO!

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Priorities:_________________________________________________!

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_________________________________________________________!

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If you wish to expand your answers or have any other comments please see overleaf

!

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Name:!

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Contact Details:!

FEB 2010 SPRING 2010


Dudnance Lane & South Crofty Framework Section 4 - The Framework

Figure 11 (above) - Framework Key Land Use

Key Elements4.01 The Framework proposes a mix of uses compatible with Cornwall Council’s emerging CPIRAAP. The Framework accommodates the planned relocation of commercial mining operations and the route for the approved East-West road link. The Framework protects listed historic mining structures and enhances connections between WHS areas located to the north and south of the Framework area. The Framework compliments other Pool development initiatives to achieve a comprehensive approach to regeneration across the wider area.

4.02 Figure 11 shows land uses proposed within the Framework Plan. The plan falls into fi ve broad components in terms of land use. The central area of the site (see area defi ned by dotted blue line in Figure 11) is allocated for demand-led commercial development (which include use classes: A3, A4, A5, B1, B2, B8, C1, C2, D1, D2, sui-generis), which should relate to the CPIRAAP Preferred Strategy Consultation Document.

4.03 If, through further detailed analysis, any of the proposed commercial allocations within the CPIR AAP Preferred Strategy consultation document are subsequently demonstrated to be undeliverable, the Council would be willing to consider the potential of the site’s central area to accommodate additional/alternative uses, which are compatible with the overall aspirations that were set out for the existing Pool area within the AAP document.Land fronting Dudnance Lane between the link road junction and new roundabout has been allocated for commercial use. Prime sites will have a prominent frontage and could offer potential for road side uses, including showrooms. Furthermore, whilst the existing recycling centre on site will have to be relocated to accommodate the East-West Link Road, its relocation within the Framework area would be supported.

4.04 The north east corner of the site known as Mayne’s Site as part of Trevenson Gateway has the capacity to provide 5000 sqm. of Business offi ce accommodation with parking for up to 150 cars, for which an outline planning application is in preparation.

4.05 Mixed Use: This describes land where a mix of housing, business and local retail could be developed. Retail in this category could typically be a local convenience store serving the surrounding community.

4.06 Housing: Land to the north of the link road is allocated for housing. This will be similar in scale to the adjoining housing in Tuckingmill Village. Densities will be in the range of 40 to 50 dwellings per hectare (dph) with the lower densities closest to the existing housing and the higher densities closer to the new road.Having due regard to the emerging Housing Requirements Study (HRS), the aspiration is to enhance the deliverability of affordable housing, subject to viability, in line with relevant Cornwall Council affordable housing policies at the time of submitting full/outline applications

4.08 Mine Heritage Centre: Preserving New Cooks Kitchen Headgear, subject to viability, and some of the adjacent mine buildings is seen as a priority by the Framework steering group and a number of consultees. The heritage centre may also be the departure station for a potential underground tram providing public access to the new mine for tours and educational purposes. This area provides part of the green route east to Heartlands Park and is easily accessible from the centre of Pool. To the west a green route to the Red River Valley is proposed to connect with Camborne and the World Heritage Site south of the railway line (see Figures 12, 13 and 14).

4.07 Operational Mine: Western United Mines have developed designs for the mine re-location to detailed design stage. Design options were presented at the public exhibition and a preferred solution has now emerged. The historic listed mine buildings within operational mine’s site area will be preserved.



Figure 12 (above) - Framework Routes and Movement

Routes and Movement4.09 This Framework both protects and enhances existing routes around, through and within the site and identifi es proposed new ones.

4.10 Figure 12 shows primary traffi c movement routes indicated by bold blue broken lines – when complete the new road layout will relieve pressure from the existing road network. Cycleways and footpaths within the Framework area are indicated by broken green lines – these routes connect to existing and future pathways and will encourage recreational / leisure activities and green travel. Red lines indicate new pedestrian links to Tuckingmill Village to reinforce connections within the community.

4.11 The Framework also responds to important strategic routes including the Mineral Tramways, the Red River Nature Trail and National Cycle Routes. The Framework seeks to strengthen these routes and enhance connectivity, particularly between the Red River Valley and Heartlands to the east. Heartlands, in turn, links to the green route running through the Trevenson Park North proposals which already have outline planning consent.

4.12 The Landscape and heritage plan (see Figure 14 on page 15) illustrates the wider strategic linkages and highlights how the important “Green Route” embodied in the Framework will play a vital role in maintaining the quality of these connections.



Figure 13 (above) - Options for Green Route

Furthermore, the rare bryophytes that are common to the site should be maintained/encouraged, where practical, within the red line of the Framework.At this time there are no defi nitive development proposals for the central area but the Framework workshops established three main options for the green route that could both secure its objectives and retain viable development scenarios. These alternative options are illustrated in the inset maps opposite (see Figure 13).

The Green Route4.13 A signifi cant open green route incorporating soft landscaping, foot and cycle ways linking Heartlands with the Red River valley is to be provided within future development proposals for the central area. It is recommended that early engagement is made with the local bus operator, currently First Group, to ensure emerging detailed proposals for the site maximise the potential for the use of public transport, including the siting of bus stops and future promotion of bus travel.

4.14 Alternative indicative options suggest the green route following the edge of the Mine, the line of the new East West road or through centre of the development area. It is recognised that the East-West Link Road forms a critical piece of infrastructure for the successful regeneration of the Framework area and surrounding communities. As a result, it is essential that development within the Framework area will assist in the delivery of the Link Road, through s106 contributions etc.

4.15 The central area will require a more detailed Masterplan to establish the exact location, nature and scale of the green route and to ensure that active frontages are provided against both the link road and green route. The green route is intended to provide a continuous east - west landscape link from Pool to Wheal Harmony in Camborne that allows residents and visitors to both areas to access the open countryside to the south via the mineral tramways network. It is recognised that the Maynes Site, highlighted as ‘Employment’ on Figure 11, will not be occupied until East Hill Junction works are completed. In addition, there will not be any signifi cant net increase in development on the sites highlighted on Figure 11 for ‘Housing’, ‘Commercial’ or ‘Mixed Use’, until the East-West Link Road has been implemented, unless it can be demonstrated that the existing highway network has the capacity to accommodate the development. Furthermore, when any major applications are submitted to the Council for determination it is expected that they will be accompanied by an appropriate Transport Assessment and Travel Plan.

4.16 The link will enable the creation of an interpretative landscape that links together the historic mine sites in the area, as well as providing opportunities for formal and informal public space; biodiversity; providing safe pedestrian and cyclist routes; and delivering sustainable urban drainage (SUDS) in line with the CPIR Surface Water Management Plan.



Figure 14 - Plan showing Landscape and Heritage Features across wider area

Landscape and Heritage



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Figure 16 - Indicative Timeline

Section 5 - Next Steps

Next Steps5.01 This Framework has been submitted to Cornwall Council for consideration and adoption as a material consideration for the determination of future planning applications that come forward in the Framework area. The individual projects will proceed as the availability of land for development comes forward and funding permits.

5.02 The north to south highway improvements (Dudnance Lane) received planning approval in October 2009, with the new east to west route (Red River crossing) receiving approval in January 2010. Construction of all strategic highway proposals in the Framework Area is anticipated for completion during 2014 and development of the area is anticipated to complete over the next ten years or so.

5.03 An indicative Timeline for projects in the Framework Area is shown below, based on the information available as at February 2010.

Documents

Dudnance Lane & South Crofty - The Framework · Prepared by PBWC Architects Ltd Page 2 Feb 2010 Dudnance Lane & South Crofty Framework Contents Section 1 Introduction 2 Context 3