Employment Evidence Report - Cornwall Council

Bodmin CNA

Employment Evidence Report

April 2017

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(THIS PAGE IS INTENTIONALLY BLANK)

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Contents

1. Introduction .................................................................................................................................. 4

2. Bodmin Background ..................................................................................................................... 5

3. Required Employment Space at Bodmin (2010-2030) ................................................................. 6

a) LP:SP Employment Requirement (2010-2030) ............................................................................. 6

b) Employment developments completed (2010-2016)................................................................... 6

c) Permitted employment developments (31st March 2016) ........................................................... 7

d) Other capacity .............................................................................................................................. 8

e) The amount of space that needs to be accommodated through site allocation(s) ................... 10

4. Safeguarded Employment Sites .................................................................................................. 11

5. Urban Extension Employment Site Identification ...................................................................... 12

i. The Urban Extension Assessment............................................................................................... 13

ii. Sustainability Appraisal (SA) ....................................................................................................... 20

iii. Site Prioritisation Assessment .................................................................................................... 20

iv. Proposed Sites ............................................................................................................................ 24

6. Site Allocations (Employment Space) at Bodmin ....................................................................... 25

Beacon Technology Park (Bd-E1) ...................................................................................................... 25

Cooksland Extension (Bd-E6) ............................................................................................................ 25

Callywith Urban Village (Bd-UE4) ...................................................................................................... 25

7. Bodmin’s Employment Trajectory .............................................................................................. 27

Appendix 1: Sustainability Appraisal Tables ..................................................................................... 28

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1. Introduction Cornwall’s Local Plan: Strategic Policies Development Plan Document (LP:SP) sets out that the

Bodmin Community Network Area (CNA) should plan to accommodate 47,500sqm of employment

space (B1, B2 and B8 use classes only), through the plan period (2010-30), with this equating to

22,833sqm of office space and 24,667sqm of industrial space. In support of this, the Site Allocations

Development Plan Document (DPD) (and associated Bodmin Town Framework), sets out how

Bodmin plans to accommodate this strategic employment growth for the CNA. This employment

evidence report documents the evidence, setting out how the strategic employment growth

requirement for the Bodmin CNA is planned to be accommodated in and adjoining the conurbation

of Bodmin. In identifying how this growth will be accommodated consideration is given to two

aspects:

i. Whether the sites identified meet the required capacity, set by the LP:SP; and,

ii. Whether the sites identified are compatible with the economic strategy for the conurbation

(e.g. sites located at the end of a narrow road network would not be ideally suited for a

town wishing to attract more distribution companies to the area).

It is important to note that this work focuses on sites appropriate to accommodate strategic growth

and does not consider smaller scale sites (e.g. less than 0.5 Hectare1). Smaller scale sites will also

contribute to growth and can be either identified through a local level Neighbourhood Development

Plan (NDP) or proposals addressed through the usual planning application procedure.

The structure of this report is as follows:

Section 2 of this report presents background information, providing the context to Bodmin and

the aspirations for its local economy.

Section 3 sets out an employment capacity review for the conurbation. By establishing this

capacity, it is then possible to calculate how much additional land needs to be identified to

accommodate employment uses as site allocations, within the Site Allocations DPD. This section

includes a consideration of, where urban sites are identified, whether these are appropriate for

the types of employment envisaged.

Section 4 sets out the existing strategic level employment sites within Bodmin that meet the

criteria within Policy 5 of the Cornwall Local Plan Strategic Policies document, which should be

safeguarded within the Cornwall Allocations DPD.

Section 5 of this report considers the identification of appropriate sites to be allocated for

employment growth to meet the requirement arrived at in Section 3. This section refers to work

previously undertaken as part of an Urban Extension Assessment for Bodmin (which was also

used to determine appropriate sites to accommodate future housing and mixed use

1 The threshold of 0.5Ha is chosen in order that no site is assessed that does not present an opportunity to

deliver at least 2,000sqm of employment space as, for the purposes of this work, a site which would deliver less than 2,000sqm is not considered to be of a significant enough scale to be classed as a Strategic Employment Site Allocation (the Cornwall Employment Land Review 2010 (available at www.cornwall.gov) sets out that 1Ha of land can be assumed to deliver 4,000sqm of employment space (either industrial or office) and, following means testing by the Council in 2016, this assumption is considered to remain a robust position for Cornwall).

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developments); reviews aspects which may influence the potential of a site to accommodate

employment uses (for example, if recent planning approvals impact a site); and, considers the

Sustainability Appraisal (SA) of the potential sites in order to help determine the most

appropriate areas to be allocated.

Section 6 then examines the employment sites arrived at through Section 5, considering these in

more detail. Specific constraints, opportunities and mitigation aspects for each site are

highlighted, which should inform both policy development and future planning proposals on

these sites.

Section 7 concludes this report and presents the employment trajectory for Bodmin, setting out

how the target of 47,500sqm of employment space (2010-2030) is planned to be delivered.

2. Bodmin Background Bodmin’s ambition is to become a key economic centre for Cornwall, taking advantage of its central

location within the county and being uniquely located on both the A30 and A38 trunk roads.

Manufacturing has represented a significant employer for Bodmin and the town’s location and

transport links means it still represents one of Cornwall’s most attractive locations for manufacturing

and distribution companies. As a result, ensuring land is available to industry, particularly land with

good access to the A30 / A38, forms a key element of this strategy. Furthermore, Bodmin already

has a cluster of food related manufacturing / distribution companies and this represents a sector

that it wishes to expand upon. The Cornwall ‘Agri-Food’ industry, which ranges from production

through to processing and distribution, has almost doubled in turnover in the past 12 years. Bodmin

represents a central location where the agri-food industry can rationalise Cornwall’s supply chains;

plus develop agri-tech research & development facilities, as well as linked innovation centre for new

and growing businesses.

There is an aspiration for Bodmin to develop more office space and in doing so higher quality

employment. As well as the agri-tech sector, this can be stimulated in part by Cornwall Council using

the town as one of its hub locations, with their recent develop of new premises at Beacon

Technology Park. This could in turn offer other opportunities to create a public sector hub in the

centre of Cornwall.

Bodmin has a number of tourist attractions, such as Lanhydrock House, Bodmin & Wenford Railway,

the Military Museum, St Petroc’s Church, Bodmin Jail, Bodmin Town Museum; and the Courtroom

Experience at Shire Hall. The historic focus of all of these attractions represents a key opportunity to

further enhance their collective promotion as a day’s experience and in doing so attracting more

visitors; plus with the regeneration / enhancement of the town centre offer and improved cycling

facilities, it can help to increase the tourism spend captured within the town.

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3. Required Employment Space at Bodmin (2010-2030) This section of the report establishes the amount of land which needs to be planned to

accommodate employment space through site allocations in the Site Allocations DPD. It takes into

account:

a) The LP:SP Employment Requirement (2010-2030);

b) Employment developments completed in the Bodmin CNA(2010-2015);

c) Permitted employment developments and under construction in the Bodmin CNA (1st April

2015); and,

d) Other capacity (i.e. vacant land within existing employment sites; Any SHLAA sites more

appropriate for employment uses; and any other urban site opportunities). Within this

aspect, consideration is given to whether any of the other sites identified are appropriate for

the types of employment envisaged for Bodmin (if not, they are not included in the

calculation).

Where:

a) LP:SP Employment Requirement (2010-2030) Cornwall’s LP:SP sets out that Bodmin CNA should plan to accommodate 47,500sqm of employment

space (B1, B2 and B8 use classes only), through the plan period (2010-30), with this equating to

22,833sqm of office space and 24,667sqm of industrial space. Whilst the LP:SP target relates to the

amount of employment space required in the CNA, it is assumed that the focus of new employment

space provision will be at the main town within the CNA, this being Bodmin. In calculating the

additional employment space required at Bodmin, existing vacant employment land and permitted

employment developments within the wider CNA area are taken into consideration.

b) Employment developments completed (2010-2016) Table 1 sets out the employment developments completed 2010-2016 (Net), concluding that there

has been net additional 5,637sqm of office space completed, but a net loss of 6,985sqm of industrial

space, up to 1st April 2015.

Table 1: Employment developments completed in Bodmin CNA (2010-2016)

Application name PP ref. Parish Full or outline

Office (sqm)

Industrial (sqm)

Plot 8 (units7 & 8) Bodmin Business

Park

e1/2009/00889 Bodmin Full 649 1913

plot 24, Carminow Road Industrial

Estate

PA11/05475 Bodmin Full 1239

Plots 2-3, Beacon Technology Park,

Dunmere Road


Other Small sites (under 500sqm) &

Employment Space Losses

- - - -766 -10137

Net Completions 5637 -6985

e) The amount of space that needs to be

accommodated through site allocation(s) = a – (b + c + d)

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c) Permitted employment developments (31st March 2016) Table 2 sets out the employment developments permitted and/or under construction as of 31st

March 2016 within the CNA. A review was also undertaken to determine whether there were any

permissions known to not be coming forward. It concludes that there is a total of 6,590sqm of net

additional industrial space with permission; and a small net loss of 25sqm of industrial space, when

taking into consideration permissions for change of use.

Table 2: Permitted employment developments and under construction in the Bodmin

CNA (1st April 2015)

Application name PP ref. Parish Full or outline

Office (sqm)

Industrial (sqm)

Moon & Benny Ltd, Land to the north

of Dunmere Road Industrial Estate, Midway Road


Plot 10 (UD18) Callywith Gate Industrial estate,

PA14/01661 Bodmin Full 173 422

7 Bodmin Business Park PA14/12101 Bodmin Full 1750

Unit 5 Cooklands Industrial Estate PA14/04779 Bodmin Full 606

Former Invensys Site, Dunmere Road

Industrial Estate

PA13/05925 Bodmin Outline 1200

Other Small sites (under 500sqm) &

Employment Space Losses

- - - -198 1412

Net Permissions -25 6590

Discount 0 0

Net Permissions (after discounting) -25 6590

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d) Other capacity This section seeks to determine whether there is land available within the existing urban area (including

existing industrial estates) that has not yet been developed and which would be suitable for

employment uses, including consideration as to whether the sites present reasonable opportunities to

deliver the particular economic aspirations for the town. In order to assess this, a number of existing

sites have been reviewed:

i. Vacant land within existing industrial estates, without planning permission

ii. Sites submitted through the Strategic Housing Land Availability Assessment (SHLAA); and,

iii. Other potential sites within the existing urban area

This section only considers potential sites within the existing urban area; only if there is insufficient land

to deliver the targeted level of growth will greenfield land adjoining the edge of the town be

considered.

i. Vacant land with existing industrial estates

Bodmin contains various industrial estates and the following table highlights the land still available for

development within the larger estates that are intended to be safeguarded by the Allocations DPD – see

later section. The figures below relate to vacant land that did not contain an extant planning permission

at the end of March 2016.

Table 3a: Review of existing industrial estates within the CNA that will be safeguarded

Name Additional Land Available

Ha Potential sqm of employment space (at 1/3/16)

Walker Lines Industrial Estate 0 0

Bodmin Business Park 0.76 3040

Cooklands Industrial Estate 0 0

Callywith Gate 0.39 1560

4600

The assessment shows that existing industrial estates could accommodate approximately 4,600sqm of

employment space. Due to the nature of the sites, it is assumed that this is most likely to come forward

as industrial space (B1c / B2 / B8).

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ii. Sites submitted through the Strategic Housing Land Availability (SHLAA)

Table 3b presents a review of the SHLAA sites in Bodmin’s existing urban area, which were considered

potentially appropriate for development. Whilst it is acknowledged that the SHLAA sites are sites raised

for consideration for housing development, a review of these was considered worthwhile in order to

check whether any of these may be more appropriate for employment.

Table 3b: Review of SHLAA sites contained within the existing urban area

SHLAA Site Ref.

Address Parish Appropriate for Strategic Employment Site Allocation?

Reason

BOD26 Site west of Old Callywith Road

Bodmin No The site is adjacent to a residential area and it is considered more appropriate for a residential scheme

U0120 Priory House, Bodmin Bodmin No The site is small (0.3ha), with a listed building within it, which would constrain delivery of employment space

BOD45 Land at Beacon Bodmin No A site within the setting of Gilberts Monument. Residential development on two sides and is accessed via a constrained highway network

BOD4 Adjoining the junction of A389 (COOKSLAND EXTENSION)

Bodmin No The site was recently permitted for housing development

As a result of the assessment it is not considered that any of the urban SHLAA sites would deliver

employment space to support the town’s economic targets.

iii. Other potential sites

When reviewing other site opportunities within Bodmin’s existing urban area, three sites came to light.

Two of these sites were the car parks to the north and south of the town centre (Fore Street). Whilst

maintaining an appropriate parking provision is a priority, it is recognised that some consolidation is

possible that might make one or both of these sites available in part/full, to accommodate a

commercially focused mixed use development. However, there are a number of constraints, which are

unresolved, such as access, topography and heritage assets (for Fore St Car Park); and the Town Leat. As

a result, whilst they might offer some potential for a commercial scheme, which could offer benefits to

the town centre, concerns about their deliverability means they have not been prioritised as allocations.

The final site, identified during the Preferred Options consultation was a piece of land located to the

north-west of Premier Inn and south-east of the recently permitted Callywith College. Furthermore, the

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site is adjacent to a proposed housing site (Castle St). The site has development, or development

proposals on all sites, so would be appropriate to come forward; plus with Premier Inn and a College on

either site, it would be appropriate to deliver employment space and/or support the expansion of the

College. The site is 1.6ha in size, so could deliver in the region of 6,000sqm of employment space (at this

stage assumed to be evenly split between office and light industrial space). Finally, as the site is

adjacent to Castle St, the land will be incorporated into that allocation, creating a mixed use site.

e) The amount of space that needs to be accommodated through site

allocation(s)

Table 4 collates the information provided throughout this section

Table 4: Employment Capacity and Residual Employment Target for Bodmin CNA.

Office Floor Space (sqm)

Industrial Floor Space (sqm)

a) LP:SP Target 22,833 24,667

b) Employment completions (2010-2016)

5,637 -6,985

c) Net Permitted employment developments (31st March 16)

-25 6,590

d) Other capacity 3,000 7,600

Residual Employment Requirement (a-(b+c+d))

14,221 17,462

The table shows that completions, permissions, existing industrial estates and a proposed mixed use

allocation within the existing urban area will not cater for the proposed economic growth alone; as a

result further land is required on the edge of the town; assuming that most, if not all, of the CNA target

should be met at Bodmin.

Section 5 below undertakes a review of land surrounding the existing urban area, to determine whether

there are any sites that would be appropriate to allocate, to help deliver the residual employment

requirement.

Prior to undertaking this review, Section 4 sets out the sites that are intended to be safeguarded as

Strategically Important, and the reasoning for it.

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4. Safeguarded Employment Sites

The Site Allocations DPD identifies existing strategically important employment sites to be safeguarded,

in line with Policy 5 of the LP:SP document. Safeguarding policies are important in order to ‘safeguard’

land for employment uses (B1, B2 and B8), to protect against their loss to other uses. In Bodmin the

Safeguarding Policies will apply to the following existing sites (these sites are illustrated in Figure 4):

Safeguarded Site Reason

Bd-E2: Walker Lines / Carminow Rd

Meets the criteria of being a site in excess of 5ha with multiple employers in the B1 B2 B8 use classes. The site represents an important location with good access to the A30 and A38. The site offers the opportunity to support the aspiration for Bodmin to remain a centre for industrial / manufacturing related business, including the development of the agri-food sector

Bd-E3: Bodmin Business Park

Meets the criteria of being a site in excess of 5ha with multiple employers in the B1 B2 B8 use classes. The site represents an important location with good access to the A30 and A38, plus the north-east of the town represents a focus for further economic activity. The site offers the opportunity to support the aspiration for Bodmin to remain a centre for industrial / manufacturing related business, including the development of the agri-food sector

Bd-E4: Cooksland Industrial Estate


Bd-E5: Callywith Gate


Whilst it is recognised that the permissions, completions and allocations would achieve the Local Plan

target, the sites above still need to be safeguarded because it is recognised that there is a significant

amount of employment space (B1 / B2 / B8) lost to other uses.

Within Cornwall 75,000sqm of B1 / B2 / B8 uses have been lost in the first 5 years of the Plan period; if

this trend continues, it would result in a loss of up to 300,000sqm within the Plan period. These

continued losses could have a detrimental impact on the ability to deliver the Local Plan targets; as a

result giving protection to an element of Cornwall’s industrial base, will help to ensure the Local Plan

targets can be achieved.

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5. Urban Extension Employment Site Identification Having completed the search for appropriate employment sites within the existing urban area, there

remains a relatively significant need for both office and industrial space. This section of the report

considers whether there are appropriate sites to be allocated for employment space on the edge of the

existing settlement, to support the delivery of the residual requirement.

In working towards developing the Site Allocations DPD and Town Framework Plans (TFPs)2 for some of

the main towns across Cornwall, an Urban Extension Assessment was carried out. Bodmin’s Urban

Extension Assessment is set out in detail within the Bodmin Housing Evidence Report3.

In considering the suitability of areas for employment uses, the Urban Extension Assessment provides a

robust foundation and an understanding of the advantages and limitations of land surrounding the

conurbation. It contributes to this report by informing why some areas have been discounted as site

options and why others have been considered more appropriate. Some elements of the Urban

Extension Assessment, such as Access to Services and Facilities and the Urban Design Assessment

(which considered issues such as connectivity to facilities, such as schools) are arguably of limited

importance when considering the suitability of land for employment. Therefore, this report draws only

information which is pertinent to employment uses, from the Urban Extension Assessment, and uses

this in order to outline which sites are appropriate for consideration as ‘option sites’ with potential to

accommodate employment growth (Section 5i and Figure 3).

A Sustainability Appraisal (SA) is then applied to these option sites (Section 5ii), which is used to inform

a Site Prioritisation exercise (Section 5iii). The Site Prioritisation exercise compares the option sites

according to how sustainable a proposed development would be in each location; whether there is land

owner/developer interest in the site; and how development of the site for employment purposes would

benefit the wider town and economic strategies. The amount of space each site offers is also

considered. This section then concludes by arriving at the sites which are to be allocated for

employment uses within Cornwall’s Site Allocations DPD (Section 5iv). Section 6 of this report then

continues to consider these individual sites in more detail.

Two key maps are presented within this section:

- A map illustrating the Study Cells resulting from Step 2 of the Urban Extension Assessment

(Figure 2); and,

- Employment Site Options, 2016 (Figure 3).

2 Not all towns are finalising TFPs, with some opting instead to develop Neighbourhood Development Plans.

3 Available at www.cornwall.gov.uk.

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i. The Urban Extension Assessment The Urban Extension Assessment was undertaken in order to gain an understanding of the advantages

and limitations of land surrounding the town, with a view to establishing sites which would be allocated

for future development. The first steps of the process packaged the land surrounding the town into

suitable ‘Cells’, with these cells being manageable areas of land where assessments could be applied. In

determining the extent of the individual Cells, consideration was given to features that would

potentially create barriers between Cells, such as significant transport corridors and landform features,

for instance topography and watercourses. The Cells identified for Bodmin are illustrated in Figure 2.

The Urban Extension Assessment subjected these cells to a series of assessments in order to determine

a smaller number of potentially suitable site options which could then be subject to public consultation.

Table 5 sets out a summary of how each of these Cell’s are considered in relation to potential suitability

as a strategic employment allocation (whether they are now proposed as a Strategic Employment Site

Allocation and the reasons for/against this).

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Figure 2: Map illustrating the Study Cells

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Table 5: Summary of the potential of each Cell to accommodate strategic employment space at Bodmin

Cell Potential Employment Site Allocation (2016)?

Reason(s)

1 No Very challenging topography and tree cover makes it inappropriate for the development of employment space

2 No Parts of the cell have very challenging topography, plus there is a Flood Zone 3b area to the south. These issues and the general nature of the highway network would make it very hard to deliver appropriate highway connections into the site to delivery development

3 No Parts of the cell have very challenging topography, plus there is no appropriate connections into the existing highway network

4 Yes Parts of the cell have challenging topography, but areas to the east of the site are better, plus it has good access to the existing highway network, with opportunities for further improvement.

5 No Already considered in Section 3d (SHLAA site BOD26)

6 No Now has permission for residential development

7 No The challenging topography makes the cell difficult to deliver employment space, particularly industrial space

8 Yes The cell has a river a tree line running through it so it is felt that the south-western half of the site would be inappropriate to build in that location. The north-eastern half of the site is relatively flat, but highway connections are currently quite constrained, although within close proximity to other employment development. On balance the site warrants further assessment

9 No The cell has poor links to the main road network within the town and has poor links to the strategic road network

10 No The site represents an important open area, designated as a nature reserve, plus it contains the Grade II listed Giberts Monument. Plus the challenging topography and lack of good highway access makes it an inappropriate site for any strategic employment allocations

11 Yes The site is relatively flat with a connection to the existing highway network, so warrants further examination

12 Yes The southern and western edge of the cell are dissected by the railway line and with it being away from the built edge of the town, would be inappropriate to be considered for strategic employment sites. The topography on the remainder of the cell is not too challenging; plus the cell has access to one of the main roads going in to Bodmin, although the cell is on the opposite side of town from the main access points to the strategic road network. However, on balance it is felt that the cell should be considered further

As a result of the assessment three cells are identified to undertake further detailed assessment, which are:

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The north-eastern element of Cell 4;

The north-eastern element of Cell 8

Cell 11

Cell 12 (excluding the area to the south/west of the railway line

These sites will be considered further through the sustainability appraisal

Cell 4 – already been identified as a good location for residential development

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Cell 8 – Part of this cell, together with an element of Cell 7 has already been identified as a good location for residential development. For the purposes of

the Sustainability Appraisal, the part of cell 8 has been reviewed within the context of a potentially larger allocation – as set out below

Cell 11

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Cell 12 – The site has already been identified as an appropriate location for residential development

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Figure 3: Employment Site Options, 2016.

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ii. Sustainability Appraisal (SA) A SA for the option sites (see Figure 3) has been carried out and the SA tables for the sites are presented

in Appendix 1. The SA incorporates information obtained throughout all previous stages of the site

selection process. Summary SA scores have been extracted from the SA Tables in Appendix 1 to inform

the Site Prioritisation Assessment – see below. Further supporting information around the SA, carried out

as part of the Site Allocations DPD process, can be found on www.cornwall.gov.uk.

iii. Site Prioritisation Assessment This step involved an assessment of how the option sites perform against the SA criteria and also an

assessment of how these perform in relation to availability and benefit to the wider town strategy.

The purpose of the Prioritisation Assessment is to compare the option sites in order to determine which should be prioritised to feature in the Site Allocations DPD. This is necessary, as the allocation of all sites would result in land being allocated for far in excess of the requirement sought. The SA forms a large component of the Prioritisation Assessment – it is considered a useful element to inform this as, by its nature, it is assessing how sustainable the site options are and, in doing so, it picks up on aspects of work carried out throughout the assessment process.

Tables 6-9 present the Prioritisation Assessment: Table 6 sets out the scoring used in the Prioritisation Assessment (i) (Table 7); Table 7 sets out the Prioritisation Assessment (i) which incorporates a summary of the SA scores using the traffic light system (as set out in Table 6). Land owner and developer interest; and benefit to wider town/economic strategies are additional aspects considered within this element of the assessment:

- Land ownership information/developer interest is relevant to this assessment as site allocations need to be deliverable and landowners need to be willing to develop their land for employment purposes. Information contributing to this element of the assessment has been gained from on-line planning records and/or through landowner contact;

- Benefit to wider town/economic strategies is a key element of this assessment. Whilst a site may demonstrate it is a sustainable option, presents limited infrastructure costs and has a landowner keen to develop it for employment, if the site would not serve to contribute to the wider town and economic strategies (or worse, work against these) then this needs to be taken into account.

Table 8 sets out the next step in the Prioritisation Assessment (ii), which provides a summary of the site options Table 9 sets out the final stage of the Prioritisation Assessment (iii) and presents the order in which the sites have been prioritised as a result of the previous steps (i-ii).

http://www.cornwall.gov.uk/

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Table 6: Traffic Light Scoring in the Prioritisation Assessment.

For the SA criteria:

-- Likely to significantly undermines the SA Objective

- Likely to undermine the SA Objective

--/+ More likely than not to undermine the SA Objective

+/- Likely to neither undermine or contribute to meeting the SA Objective

++/- More likely than not to contribute towards meeting the SA Objective

+ Likely to contribute towards meeting the SA Objective

++ Likely to significantly contribute towards meeting the SA Objective

? Impacts unknown

0 Objective/criteria not relevant

For other criteria: Red - Yellow -/+ Green +

Land Ownership & Developer Interest

Majority of land owners indicating land is available, but with no developer interest

All landowners interested with developer interest or activity on part of the area at present

All land owners interested with developers actively pursuing a scheme on whole area e.g. PPA, application etc.

Benefit to wider town strategy

Development of site unlikely to positively contribute to the wider town strategy

Development of site unlikely to either positively or negatively impact the wider town strategy

Development of site likely to positively contribute to the wider town strategy

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Table 7: Site Prioritisation Assessment (i) (Summary Results)

Cell 4 Cell 8 Cell 11 Cell 12

Overall comments 1. Climate ++/- +/- + +/- 2. Waste +/- +/- +/- +/- 3. Minerals and Geodiversity ++/- + + + 4. Soil - --/+ -- - 5. Air + +/- - - 6. Water +/- + + ++ 7. Biodiversity + + + + 8. Landscape -- + + + 9. Maritime o o o o 10. Historic Environment --/+ + - + 11. Design + + + + 12. Social Inclusion + + + + 13. Crime & Antisocial

Behaviour ? ? ? ?

14. Housing o o o o 15. Health, Sport and

Recreation ? ? ? ?

16. Economic Development, Regeneration and Tourism

++ ++ ++ ++

17. Education and Skills + + + + 18. Transport and Accessibility + - - - 19. Energy + +/- ++/- +/-

Land Ownership & Developer Interest

Landowners highlighted an interest in development coming

forward within the medium term, but no known developer

interest at the current time

Landowner interest in bringing forward a scheme, but this is for residential development

No known developer interest for a commercial scheme

Some landowner interest in bringing forward a scheme,

but this is for residential development

Benefit to Wider Town Strategy/Economic Strategy

Its close proximity to the strategic road network means it

is a good location to support the agri-food ambitions

Does not have a particularly positive or negative

contribution to the economic strategy





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Table 8: Bodmin Site Prioritisation Sheet (ii) (Site Areas)

Site Site Area Potential Employment Space (sqm)

Cell 4 – Callywith 38ha Each site could more than accommodate the remaining employment space requirement for the CNA (6ha to 7ha is required to deliver the residual target)

Cell 8 – Halgavor 37ha

Cell 11 - Westheath 22ha

Cell 12 – St Lawrences 32ha

Table 9: Bodmin Site Prioritisation Sheet (iii) (Preferred allocations)

Prioritisation

Conclusions

Sites Reason / Justification

Preferred

Site (to be

Allocated)

Cell 4:

Callywith

Callywith – the site is already identified as a preferred site to deliver

residential development. The site is located to the east of Bodmin, very

close to the A30 and within easy reach of the A38. The site is within the

vicinity of other industrial estates, which show the area’s commercial

attractiveness. Land on the eastern edge of the cell is relatively flat

which is more conducive to delivering employment space. Plus the site

could support the town’s agri-food ambitions

Furthermore, the presence of Cornish Lime Company within the site, is

likely to require any housing to be set away from its immediate

boundary, to address any issues of dust; this means that placing

employment space around it offers the opportunity to make use of land

that would otherwise be left undeveloped, plus it can act as a buffer to

the residential development

The assessment also shows that it represents the best option in relation

to managing air quality

Discounted

Site

Cell 8:

Halgavor

The area within the wider site considered for employment is away from

the strategic road network, so likely to be less desirable commercially.

Furthermore, any new access road would be coming from the east of

the wider site area, which would mean any commercial traffic would

have to come through the residential area of the site, which would not

be desirable.

Discounted

Site

Cell 11:

Westheath

Within the western third of the site is a stream which makes

development a little more problematic; plus there is a dwelling and

small wooded area within the centre of the site. Whilst the site is on

the A389, traffic going back to the A30 would affect Lanviet, compared

with Callywith, which doesn’t have any other communities that would

be affected. Furthermore, any heavy goods vehicles that seek to access

the A38 might go through the town, which could have a detrimental

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Prioritisation

Conclusions

Sites Reason / Justification

impact upon the air quality within the town centre

Discounted

Site

Cell 12: St

Lawrences

Whilst the site is on the A389, traffic going back to the A30 would affect

Lanviet, compared with Callywith, which doesn’t have any other

communities that would be affected. Furthermore, any heavy goods

vehicles that seek to access the A38 might go through the town, which

could have a detrimental impact upon the air quality within the town

centre

iv. Proposed Sites As a result of the assessment, it is proposed that the Callywith site is prioritised to deliver the

residual employment space target, as part of a mixed use scheme. The precise area of land should

not be fixed, but it should be on the east of the site, involving the land surrounding the edge of the

site of the Cornish Lime Company.

25

6. Site Allocations (Employment Space) at Bodmin The land to be allocated to accommodate future employment space site at Bodmin, in Cornwall’s

Site Allocations DPD, is illustrated within Figure 4. More detailed information relating to these sites is

presented below:

Beacon Technology Park (Bd-E1) The site should deliver approximately 3,600sqm (GIA) of B1a office space, in addition to the completed office scheme (PA12/12064). The scale and massing of any scheme should give due regard to the existing residential development surrounding the site, plus the proposed residential development set out within the permitted development to its south-west (PA14/09274).

Cooksland Extension (Bd-E6) The site should deliver approximately 12,000sqm of B1 / B2 / B8 employment space, assumed

approximately 25% office, 75% industrial. The main access should be from Cooksland Road; plus due

regard should be given to Castle Canyke, a scheduled Ancient Monument.

Callywith Urban Village (Bd-UE4) Approximately 6-7ha of land should set aside to deliver employment space (B1 / B2 / B8), which

should provide for approximately 26,000sqm of built space. This will form part of a larger allocation

that will accommodate residential development. The employment space should be primarily focused

to the north-east of the site, wrapping around the Cornish Lime Company site. Employment space on

the southern and western edges of the designated employment area should be designed to

represent an appropriate neighbour to residential development.

26

Figure 4: Bodmin Site Allocations, including the Employment Allocations and Safeguarded Employment Sites

27

7. Bodmin’s Employment Trajectory This report has documented the assessments with regard to the existing employment capacity of

Bodmin and site selection for future employment growth for the town. The conclusions of both of

these assessments have resulted in an employment trajectory for Bodmin (see Table 10) which

shows how the vast majority of the employment space target of 47,500sqm for the Bodmin CNA,

between 2010 and 2030, will be accommodated (and where additional strategic employment site

allocations are focused).

Table 10: Employment Space Trajectory for Bodmin CNA.

Office Floor Space (sqm)

Industrial Floor Space (sqm)

LP:SP Target 22,833 24,667

b) Employment completions (2010-2016)

5,637 -6,985

C) Permitted employment developments (31st March 16)

-25 6,590

d) Other capacity 3,000 7,600

14,221 17,462

Callywith Urban Village 26,000sqm

Residual Employment Requirement

5,683sqm

Note: The Beacon Technology Park Allocation is reflected within the Permissions (c)

28

Appendix 1: Sustainability Appraisal Tables

Bodmin Allocations Prioritisation SA

Employment

Cell 4: Callywith

30

LDF SA Objectives Score Impacts of proposal Proposed mitigation measures and

considerations

1. Climatic Factors

1. To reduce our contribution to climate change

through a reduction in greenhouse gas

emissions.

2. To increase resilience to climate change, and

reduce vulnerability.

a) Does it limit greenhouse gas emissions?

b) Does it secure the highest viable resource and

energy efficiency?

c) Does it encourage the use of renewable

energy technologies?

d) Does it minimise vulnerability and encourage

resilience to the effects of climate change?

++/- The site is more peripheral to the existing urban area

of Bodmin in comparison to other areas, and it does

not offer a location which could optimise use of more

sustainable modes of transport for residents.

However, the site has good access from the A30,

which will minimise heavy goods vehicles from going

through the town ++/-

The site has a varying southerly and westerly aspect.

This would allow some degree of solar gain and would

enable the use of renewable technologies.+/-

New development should seek to maximise use of sustainable

modes of transport and reduce reliance on private vehicles for

short trips.

Where possible linkages for walking and cycling between the

new development, residential areas and facilities outside of the

site area should be encouraged.

For public bus services, when road links are built a cul de sac

arrangement should be avoided as this will discourage bus

operators from operating services through the future site.

Roads that allow buses to run through a site using separate

access and egress are preferred as this will encourage bus

services to be routed through areas.

2. Waste

1. To minimise the generation of waste and

encourage greater re-use and recycling of

materials in accordance with the waste

hierarchy.

a) Will it reduce the amount of waste produced,

collected, and or land filled?

b) Will it increase levels of composting or

anaerobic digestion?

c) Has space for storage of recycled materials

been planned for?

d) Will it reduce the waste management

industry’s contribution to climate change?

+/-

Site location unlikely to have any positive or negative

impact on the overall amount of waste produced,

collected and or land filled.

New development will seek to reduce waste by increasing

recycling, the provision of sufficient storage and collection

areas for recycling, composting and waste and addressing

waste as a resource and looking to disposal as the last option.

3. Minerals and Geodiversity ++/- A small area of the site is within a mineral

consultation area.--/+

31


considerations

1. To minimise the consumption of mineral

resources and ensure the sustainable

management of these resources

2. To conserve, enhance and restore the

condition of geodiversity in the county.

a) Will it minimise the consumption of primary

mineral resources and encourage re-use of

secondary resources?

b) Will it ensure development does not

irreversibly sterilise important mineral resources?

c) Will it prevent harm to and, where

appropriate, enhance geological conservation

interests in the county?

d) Will mineral working impact on designated

land?

The site is not in proximity to a County Geology

(RIGS) site.+

4. Soil

1. To minimise the use of undeveloped land and

protect and enhance soil quality.

2. To encourage and safeguard local food

production.

a) Will it protect, enhance and improve soil

quality in Cornwall?

b) Will it avoid development that leads to the

loss of productive soil?

- Only a small part of the site was covered by the post

88 survey. The site consists of Grade 3a and 3b

agricultural land so if developed would lead to the loss

of some of the best and most versatile agricultural

land.-

* Source Agricultural Land Classification field survey

pre 88 and post 88

5. Air

1. To reduce air pollution and ensure air quality

continues to improve.

a) Will it reduce pollution including greenhouse

gas emissions?

b) Will it maintain or improve air quality in

Cornwall?

+ Any development will have an impact on air pollution

the extent to which can be minimised through careful

design and construction.

Bodmin Town Centre was designated as an Air Quality

Management Area in 2008. However, development of

the site close to the strategic road network means

most heavy goods vehicles are unlikely to go through

the town centre, which is where the air quality issues

are located. +

The extent of air pollution resulting from the proposal can be

minimised through careful design and construction

32


considerations

6. Water

1. To reduce and manage the risk of flooding and

reduce vulnerability to flooding, sea level rise

and coastal erosion.

2. To maintain and enhance water quality and

reduce consumption and increase efficiency of

water use?

a) Does the proposal reduce, or avoid increasing

the risk of flooding overall?

b) Does the proposal reduce the overall demand

for water?

c) Will the proposal provide for greater

integrated water catchment management and

strengthen links between habitats to increase the

likelihood of adaptation to climate change?

d) Will the proposal increase the risk of water

pollution events?

+/- All development will increase the overall demand for

water.

Flood Risk assessment demonstrates the proposed

use is compatible with the Flood Zone status of the

majority of the site.+

Over half of the site is covered by a Critical Drainage

Area.-

Development will have potential negative impacts on water

related issues, however appropriate implementation of SUDS

can mitigate these issues.

The SFRA made the following recommendations :

SuDS are likely to be infiltration based or with surface

attenuation features (ponds) leading southward across the site

to the Flaxmoor Stream. Surface water drainage will need to be

designed in accordance with the SUDS principles and standards

set out in the Drainage Guidance for Cornwall to ensure surface

water run-off from development is managed appropriately so

that flood risk is not increased.

7. Biodiversity


condition and extent of biodiversity in the county

and allow its adaptation to climate change.

a) Does the proposal protect, enhance or restore

biodiversity interest of BAP habitats, Cornwall

wildlife sites, SSSI’s, and internationally,

nationally and regionally designated areas?

b) Does the proposal allow adaptation to climate

change through the connection of habitats

(wildlife corridors)?

c) Does it protect not only designated areas but

also of wildlife interest everywhere?

d) Will it encourage the provision of new or

improved wildlife habitats?

+ At this stage it is not possible to assess whether any

proposal could have a positive impact on biodiversity.

The area does not fall within a Special Area of

Conservation, Site of Special Scientific Interest, or

other designated site of international, national or

regional significance. +

The site does not fall within or is adjacent to a

Cornwall Wildlife Site.+

The site does not fall within or is adjacent to a BAP

habitat.+

Development in this area could be accompanied by the

provision of some wildlife habitats and these could be an

improvement to some areas within the site however overall

provisions would be unlikely to improve what already exists.

33


considerations

8. Landscape

1. To protect and enhance the quality of the

natural, historic and cultural landscape and

seascape.

a) Will it sustain and enhance and/or restore the

distinctive qualities and features of the natural,

historic and cultural landscape and seascape

character?

b) Will it conserve and enhance the natural

beauty of the Cornwall AONB and the Tamar

Valley AONB, and increase understanding and

enjoyment of the special qualities of the AONBs?

c) Will it protect, enhance and promote

opportunities for green infrastructure within and

between urban settlements.

d) Will it maintain and enhance a high quality

living environment?

e) Will it encourage the location and design of

development to respect and improve landscape

character and the landscape setting of

settlements?

-- At this stage it is not possible to assess whether any

proposal could have a positive impact on green

infrastructure.

The site is not within or in proximity to a designated

AONB, however the northern half of the proposed

allocation is within a designated AGLV. Although there

is an area of land around an existing business,

Cornish Lime, which has a lower landscape value -

The landscape assessment for the site assessed it as

having a high landscape value. --

Mitigation will be required if the site option is developed and

this will be looked at in more detail at a later stage to reduce

harm to the higher quality landscape in particular.

9. Maritime

1. To encourage clean, healthy, productive and

diverse waters; To protect coastal areas and

ensure sustainable maritime environments.

a) Will the proposal protect, enhance or restore

maritime heritage, habitat and biodiversity, both

designated and undesignated?

b) Will the proposal incorporate adaptation to

climate change and its likely effects on the sea,

coast and estuaries?

c) Will the proposal operate within the carrying

capacity of the receiving environment, without

adverse effect on its sustainability?

d) Will the proposal operate within safe

o The site is in not in proximity to the coast.

None required

34


considerations

biological, chemical and physical limits?

10. Historic Environment

1. To protect and enhance the quality and local

distinctiveness of the historic environment.

a) Does the proposal reinforce the distinctive

character of Cornwall?

b) Does the proposal have an

acceptable/unacceptable level of impact on the

historic environment?

c) Does the proposal preserve and enhance the

cultural and social significance of the historic

asset?

d) Will it result in development which is

sympathetic towards the need to promote the

Cornwall's unique heritage value, historic

environment and culture?

e) Have flood mitigation measures been designed

to be compatible with the immediate historic

environment?

f) Has a balance been struck between the level of

risk (e.g. in adaptation to climate change or

flood risk) and the aspiration to preserve the

distinctive qualities of the historic environment?

--/+ All development is likely to have some effect on the

historic environment.

Outcome of Historic Environment Assessment implies

less than substantial harm and the potential for

mitigation.--/+

The proposed site contains two features recorded on

the Cornwall Sites and Monuments Register, with

evidence for a post medieval field boundary and post

medieval quarry in the east of the site.--/+

The site is partly classed as Ancient Enclosed Land

and partly as Post Medieval Enclosed Land.-

The HIA assessment of the area recommended the following

mitigation measures

1. Assessments to be done to inform masterplan stage:

• Desk Based Assessment & Walk Over Survey

• Impact Assessment

• Geophysical survey to minimise impact & target

excavation

• Assessment of impact on setting & context of HE

assets/historic landscapes

2. Assessment /HE issues must inform extent of

development and design solutions within the allocation cell

3. Management solution to be agreed for site and setting

of scheduled cross on Old Callywith Road

In addition the following was recommended for the

employment area:

Management protocols for setting/location of cross needs to be

built into any development/ assessment proposals

11. Design

1. To promote and achieve high quality design in

development, sustainable land use and

sustainable built development.

a) Will it encourage developers to build to higher

environmental standards?

b) Will it help to promote local distinctiveness?

c) Does the proposal meet targets for renewable

+ Topography is unlikely to impede the sustainable

design of development in this area.+

None required

35


considerations

energy capture and sustainable construction

using BREEAM or Code for Sustainable Homes?

d) Will it promote high quality, sustainable and

sympathetic design that takes account of

sustainable construction and transport modes,

and green infrastructure?

12. Social Inclusion

1. To reduce poverty and social exclusion and

provide opportunities for all to participate fully in

society.

a) Will it improve access to and provision of

services, health and community facilities

(including community youth facilities) especially

in rural areas and for the socially excluded?

b) Will it reduce poverty, deprivation,

discrimination, social exclusion and inequalities?

+ Development of this site for employment purposes will

improve access to employment opportunities

contributing to reducing poverty and social

exclusion.+

At the scheme design stage, efforts should be made to

incorporate elements that will reduce poverty and social

exclusion. Access to services and facilities need to be

considered.

13. Crime & Anti Social

Behaviour

1. To reduce crime, anti-social behaviour and

fear of crime.

a) Will it reduce crime and anti-social activity,

and in turn, provide safer communities in

Cornwall (particularly in the most deprived

neighbourhoods and identified hot spots)

b) Will it help reduce the fear of crime?

? At this stage, it is difficult to establish what impacts

development in this area will have on crime and

antisocial behaviour.

At the scheme design stage, crime and safety issues need to be

considered eg overlooking of public spaces and well lit

footpaths in order to design out crime.

14. Housing

1. To meet the needs of the local community as

a whole in terms of general market, affordable,

adaptable and decent housing.

a) Will it provide an appropriate mix of housing

to ensure delivery of long-term regeneration

schemes for the county?

o This allocation is for employment uses and so this

criteria is not relevant None required

36


considerations

b) Will it reduce the number of people homeless

or in temporary accommodation?

c) Will it contribute towards the provision of

affordable, social and key worker housing?

d) Will it reduce the number of unfit homes, and

those falling below the decent homes standards?

e) Will it deliver adaptable housing to meet the

lifelong needs of the population?

f) Will it provide a well integrated mix of decent

homes of different types and tenures to support

a range of household sizes, ages and incomes?

g) Will it provide energy efficient development

which reduces the annual cost of heating/lighting

and helps reduce greenhouse gas emissions?

h) Will it make the best use of land?

15. Health, Sport and Recreation

1. To improve health through the promotion of

healthier lifestyles and improving access to open

space and health, recreation and sports facilities.

a) Will it improve health and well-being and

reduce inequalities in health?

b) Will it improve access to health services?

c) Will it improve access to the countryside,

coast, recreation and open spaces?

d) Will it increase participation and engagement

in physical activity and sport?

e) Will it lead to unacceptable noise levels?

? This allocation is for employment uses and so this

criteria is not relevant. At this stage future occupiers

of the proposed employment units are unknown and

noise impacts uncertain

16. Economic Development,

Regeneration and Tourism

1. To support a balanced and low carbon

economy that meets the needs of the area and

promotes a diverse range of quality employment

opportunities.

++ The site will be allocated for employment uses ++

37


considerations

a) Will it promote a diverse range of employment

opportunities?

b) Will it provide affordable, small scale,

managed workspace to support local need?

c) Will it support the development of access to

ICT facilities including Broadband, particularly in

rural areas?

d) Will it raise the quality of employment and

reduce seasonality?

17. Education & Skills

1. To maximise accessibility for all to the

necessary education, skills and knowledge to

play a full role in society.

a) Will it help improve the qualifications and

skills of young people?

b) Will it improve facilities and opportunities for

lifelong learning (particularly for those with

greatest need)?

c) Will it help increase the County's skilled and

professional workforce?

d) Will it support a viable future for rural

communities?

e) Will it encourage a greater diversity of choice

in skills training as part of regeneration efforts?

f) Will it increase accessibility to training

facilities?

+

This site is allocated for employment uses and may

provide opportunities for work placed training facilities

+

18. Transport and Accessibility

1. To improve access to key services and

facilities by reducing the need to travel and by

providing safe sustainable travel choices.

2. To reduce traffic congestion and minimise

+ It is acknowledged that realistically development

increases use of motor vehicles.

The site is not conveniently located for residential

Future transport arrangements and accessibility issues need to

be considered as part of any policy development. Sustainable

linkages through the site to existing and planned facilities will

be required.

38


considerations

transport related greenhouse gas emissions.

a) Will it promote sustainable forms of transport

(public transport including bus and rail, cycle and

pedestrian routes) and ensure the necessary

associated infrastructure is made available?

b) Will it reduce traffic congestion by promoting

alternative modes of transport?

c) Will it reduce the need to travel by seeking to

balance homes, jobs, services and facilities?

d) Will it lead to a reduction in greenhouse gas

emissions?

e) Will it improve service provision or provide a

service or facility which is accessible to all,

including those with disabilities and those in the

more rural areas?

f) Will it transfer freight from road to rail and/or

sea?

areas and a number of facilities, in comparison to

other areas. It does not therefore offer a location

which could optimise use of more sustainable modes

of transport including walking and cycling.-

The development of the area is of a scale to provide

linkages where public transport services could be

encouraged to operate.+

The site’s location on the east of the town ensures it

has good connection to the existing strategic highway

network, this means heavy goods vehicles would need

to go through the town to access the site. ++

19. Energy

1. To encourage the use of renewable energy,

increase energy efficiency and security and

reduce fuel poverty.

a) Will it promote energy conservation and

efficiency?

b) Will it promote and support the use of

renewable and low carbon energy technologies?

c) Will it help reduce fuel poverty?

d) Will it encourage local energy production?

+ There has been no heat mapping analysis of the

Bodmin area. It is unknown if the site is in close

proximity of to any possible large users of heat, in

order to justify a district heat network. (?)

The site has a southerly and westerly aspect which is

largely favourable to solar PV.+

39

Bodmin Allocations Prioritisation SA Employment Cell 8: Halgavor

40


considerations

1. Climatic Factors



emissions.





energy efficiency?





+/- The site is located adjacent to existing urban area of

Bodmin and in comparison to some other areas offers

a location which could optimise use of more

sustainable modes of transport thereby minimising

any increase in greenhouse gas emissions as it is

more accessible to residential areas, the town centre,

and other facilities, however it is less accessible to

other facilities such as a primary school, health

facilities and a supermarket.+/-

The site has a south-westerly aspect. While not ideal,

this would largely allow development to be orientated

to utilise solar gain and would enable the use of

renewable technologies.+/-

New development should seek to maximise use of sustainable

modes of transport and reduce reliance on private vehicles for

short trips.

Where possible linkages for walking and cycling between the

new development, residential areas and facilities outside of the

site area should be encouraged.

For public bus services, when road links are built a cul de sac

arrangement should be avoided as this will discourage bus

operators from operating services through the future site.

Roads that allow buses to run through a site using separate

access and egress are preferred as this will encourage bus

services to be routed through areas.

2. Waste




hierarchy.






been planned for?



+/-



collected and or land filled. +/-




waste as a resource and looking to disposal as the last option.

41


considerations

3. Minerals and Geodiversity















land?

+ The site is not within a mineral consultation area.++

The site is not within or in proximity to a County

Geology (RIGS) site.+

None required

4. Soil




production.





--/+ The site is classified as Grade 3b and 4 agricultural

land. -


post 88

5. Air




gas emissions?


Cornwall?

+/- Any development will have an impact on air pollution


design and construction


Management Area in 2008. Development on the site

may have some impact, although the site’s eastern

location, closer to the strategic road network means





42


considerations

the impact is likely to be limited. +/-

6. Water






water use?




for water?






pollution events?

+ All development will increase the overall demand for

water.



majority of the site.+

The site is not covered by or in close proximity to a

Critical Drainage Area.++


related issues, however appropriate implementation of SUDS

can mitigate these issues.


Site Specific - Built development to be sited outside of the area

of Flood Zone 3 on south-western edge which should be

integrated into GI for the site.

There is plenty of scope here for surface water SUDS but the

hydrology and ground conditions will need to be carefully

considered, investigated and integrated into the development

design. Need to ensure water quality is also integrated into

SUDS to protect water quality and help prevent deterioration.

7. Biodiversity

























43


considerations




habitat. However there is a BAP habitat within 150m

to the extreme south east corner of the proposed

allocation.-

8. Landscape



seascape.




character?









living environment?




settlements?



infrastructure.

The site is not within or in close proximity to a

designated AONB or AGLV. However there is a

designated AGLV approximately 650m to the east of

the site. This is separated from the site by the barrier

of the A30.+

The site was assessed as being of intermediate

landscape value.+/-


this will be looked at in more detail at a later stage to reduce

harm to the higher quality landscape in particular.

9. Maritime








o The site is not in proximity of the coast.

None required

44


considerations


















asset?







environment?





+ All development is likely to have some effect on the



no harm to heritage assets +

The proposed site contains one feature recorded on

the Cornwall Sites and Monuments Register, with a

medieval field system. It also adjoins the medieval

settlement of Halgavor.

The site is classed as Post Medieval Enclosed land with

a small section classed as Upland Rough Ground.

The HIA assessment of the area recommended the following

mitigation measures :

Assessments to be done to inform masterplan stage in order to

inform precise layouts, densities etc.:




excavation

• Assessment of impact on setting, context and inter-

relationship of HE assets/historic landscapes


development and design solutions within the allocation cell.

3. Mitigation to include appropriate design responding to

historic landscape context

11. Design





+ Topography is unlikely to impede the sustainable

design of development over this area.+ None required

45


considerations













society.









contributing to reducing poverty and social

exclusion.+




considered.


Behaviour


fear of crime.









At the scheme design stage, crime and safety issues need to be

considered eg overlooking of public spaces and well lit


14. Housing




criteria is not relevant

None required

46


considerations







































47


considerations




opportunities.


opportunities?





rural areas?


reduce seasonality?









greatest need)?




communities?




facilities?

+ This site is allocated for employment uses and may


+

18. Transport and Accessibility - It is acknowledged that realistically development Future transport arrangements and accessibility issues need to

be considered as part of any policy development. Sustainable

48


considerations















emissions?




more rural areas?


sea?


The site is not conveniently located for a number of

facilities or the majority of the residential areas, in

comparison to other areas. It does not therefore offer

a location which could optimise use of more

sustainable modes of transport -

The development of the entire site could provide

linkages where public transport services could be

encouraged to operate.+

Development of the site may cause a significant

increase in local traffic movements through existing

residential areas and/or the town centre which may

cause safety and capacity issues.-

linkages through the site to existing and planned facilities will

be required.

19. Energy





efficiency?





+/- There has been no heat mapping analysis of the

Bodmin area. However the site is in close proximity to

possible large users of heat (School, leisure centre),

so may justify a district heat network.+

The site has a south-westerly aspect which is less

favourable to solar PV. -

49

Bodmin Allocations Prioritisation SA Employment Cell 11 - Westheath

50


considerations

1. Climatic Factors



emissions.





energy efficiency?





+ The site is conveniently located adjacent to the urban

area of Camborne town centre, residential areas and

facilities. It therefore offers a location which could

optimise use of more sustainable modes of transport

thereby minimising any increase in greenhouse gas

emissions. (+).

The site occupies land with a south/ south westerly

aspect which would facilitate development to be

orientated to enable solar gain and enable the use of

renewable technologies (+)

New development should seek to maximise use of

sustainable modes of transport and reduce reliance on

private vehicles for short trips.

Where possible linkages for walking and cycling between

the new development and residential areas and facilities

outside of the site area should be encouraged.

For public bus services, when road links are built a cul de

sac arrangement should be avoided as this will discourage

bus operators from operating services through the future

site. Roads that allow buses to run through a site using

separate access and egress are preferred as this will

encourage bus services to be routed through areas.

2. Waste




hierarchy.






been planned for?



+/-



collected and or land filled.+/-




waste as a resource and looking to disposal as the last

option.

3. Minerals and Geodiversity + The whole site is outside any mineral consultation area

(++).

None required

51


considerations















land?

The site is not in proximity to a County Geology (RIGS)

site (+)

4. Soil




production.





-- Part of the site is classified as Grade 3a Agricultural

Land on the post 88 survey, so if developed would lead

to a loss of productive soil. The remainder of the land

was classified as grade 3a on the pre 88 survey. --


post and pre 88

5. Air




gas emissions?


Cornwall?

- Any development will have an impact on air pollution





may adversely affect this area.-

The extent of air pollution resulting from the proposal could

be minimised through careful design and construction

52


considerations

6. Water






water use?




for water?






pollution events?

+ All development will increase the overall demand for

water.

The site is adjacent to, a flood zone to the south west,

however this would not affect development and the

proposed use would be compatible. +

The site is entirely outside and not adjacent to a Critical

Drainage Area.++


related issues, however appropriate implementation of

SUDS can mitigate these issues.

7. Biodiversity

















The site is not covered by or in proximity to an SAC,

SSSI or other designated site of national or regional

importance.+

The site is not covered by or in proximity to a Cornwall

Wildlife Site.+

The site is in not proximity to a BAP habitat.+





8. Landscape + At this stage it is not possible to assess whether any



this will be looked at in more detail at a later stage to

53


considerations



seascape.




character?









living environment?




settlements?

infrastructure.

The site is not within or in close proximity to a

designated AONB or AGLV. +

The original cell was assessed as having a medium

landscape value and high landscape sensitivity.+/-

reduce harm to the higher quality landscape in particular.

9. Maritime















o The site does not adjoin the coast, so maritime issues

should not be affected. None required

54


considerations











asset?







environment?





- All development is likely to have some effect on the


This site has not been subject to a Historic Environment

Assessment – so has been scored on the individual

criteria.

The site covers an open agricultural area on the south

western fringe of Bodmin. Development will not have a

negative impact on the historic character and identity to

the town.

The heritage Bodmin and Wenford railway runs through

the site

The site contains one feature recorded on the Cornwall

Sites and Monuments Register (--/+)

The site is classed as Ancient Enclosed Land.-

Assessments need to be done at the appropriate master

plan stage in order to inform precise layouts, densities etc.

Assessments to be carried out:

Desk Based Assessment and walk over survey

Impact Assessment

Setting of designated and undesignated Historic

environment assets to be considered

Geophysical survey to minimise impact and target

excavation

Assessment/ Historic Environment issues to inform extent of

the development and design solutions within the allocation

site:

Mitigation may affect number and location of

development

Consider retention of hedgerows if present on site

11. Design










+ Topography is unlikely to impede the sustainable design

of development in this area (+).

None required

55


considerations








society.









contributing to reducing poverty and social exclusion.+




considered.


Behaviour


fear of crime.









At the scheme design stage, crime and safety issues need

to be considered eg overlooking of public spaces and well lit

footpaths in order to design out crime

14. Housing











56


considerations



























criteria is not relevant. At this stage future occupiers of

the proposed employment units are unknown and noise

impacts uncertain






opportunities.


opportunities?

++ This site will be allocated for employment uses. ++

57


considerations





rural areas?


reduce seasonality?









greatest need)?




communities?




facilities?



+

58


considerations
















emissions?




more rural areas?


sea?

- It is acknowledged that realistically development


Most of the site is to the south of the railway line which

will cause a barrier for access for pedestrians and

cyclist. -

With the site being on the west of the town, it might

promote some heavy goods vehciles to go through the

town to get back to the strategic road network;

alternatively they would go through Lanlivet, which

could have a detrimental impact upon the village -

Future transport arrangements and accessibility issues need

to be considered as part of any policy development.

Sustainable linkages through the site to existing and

planned facilities will be required.

19. Energy





efficiency?





++/- There has been no heat mapping analysis of the Bodmin

area. However the site is in close proximity to a

possible large user of heat (hospital and Bodmin

Treatment Centre), so may justify a district heat

network.+

The site occupies land with a south/ south westerly

aspect and in comparison with other site options is

favourable to solar PV (++/-)

None required

59

Bodmin Allocations Prioritisation SA Employment Cell 12 – St Lawrences

60


considerations

1. Climatic Factors



emissions.





energy efficiency?





+/- The site is located adjacent to existing urban area of

Bodmin. In comparison to other areas, it offers a

location which allows limited use of more sustainable

modes of transport thereby having some more limited

effect in minimising any increase in greenhouse gas

emissions as although it is more distant from the town

centre and other facilities apart from health, it is more

conveniently located in relation to existing and

proposed residential areas.+/-

The site has a westerly aspect. While not ideal, this

would largely allow development to be orientated to

utilise solar gain and would enable the use of

renewable technologies. +/-

New development should seek to maximise use of

sustainable modes of transport and reduce reliance on

private vehicles for short trips.

Where possible linkages for walking and cycling between

the new development and residential areas and facilities

outside of the site area should be encouraged.

For public bus services, when road links are built a cul de

sac arrangement should be avoided as this will discourage

bus operators from operating services through the future

site. Roads that allow buses to run through a site using

separate access and egress are preferred as this will

encourage bus services to be routed through areas.

2. Waste




hierarchy.






been planned for?



+/-



collected and or land filled.+/-




waste as a resource and looking to disposal as the last

option.

3. Minerals and Geodiversity


+ The site is not within a mineral consultation area.++ None required

61


considerations














land?

The site is not in proximity to a County Geology

(RIGS) site.+

4. Soil




production.





- Part of the site (nearest to the existing built up area)

was surveyed post 88, the remainder was classified

3a on the pre 88 survey. The site is classed as Grade

3a agricultural land with a small section of 3b so if

developed lead to a loss of the best and most

versatile agricultural land.-


pre 88 and post 88

5. Air




gas emissions?


Cornwall?

- Any development will have an impact on air pollution





may adversely affect this area.-

The extent of air pollution resulting from the proposal can

be minimised through careful design and construction

6. Water


++ All development will increase the overall demand for

water.


related issues, however appropriate implementation of

SUDS can mitigate these issues.

62


considerations





water use?




for water?






pollution events?



entire site.++

The site is entirely outside and not adjacent to a

Critical Drainage Area.++


Site Specific - Creation of a SUDS corridor on low lying

central part of the site, could serve as strategic SUDS for

the development and provide biodiversity habitat and

connectivity for wildlife and people. Need to ensure water

quality is integrated into SUDS to protect water quality and

help prevent deterioration.

7. Biodiversity
























habitat.+

Habitats Regulation Assessment considered

development of the site (for housing) requires

consideration of any significant effects on the River





63


considerations

Camel SAC. However it was considered this could be

mitigated.

8. Landscape



seascape.




character?









living environment?




settlements?



infrastructure.

The site is not within or is in proximity to a designated

AONB, however while the site is not within an AGLV

there is an AGLV approximately 550m the north. +

The site was assessed as having an intermediate

landscape value in the landscape assessment.+/-


this will be looked at in more detail at a later stage to

reduce harm to the higher quality landscape in particular.

9. Maritime












o The site is not in proximity to the coast. None required

64


considerations














asset?







environment?





+ All development is likely to have some effect on the



no harm to heritage assets with mitigation in place+

The site covers an open agricultural area on the

western fringe of Bodmin. Development will not have

a negative impact on the historic character and

identity to the town as it is adjoining a modern estate

development, however it adjoins the tracks of the

Bodmin and Wenford heritage railway

The proposed site contains two features recorded on

the Cornwall Sites and Monuments Register, with an

early medieval settlement at Higher Boskear and an

iron age round at Boskear.

The site is partly classed as Ancient Enclosed Land

and partly as Post Medieval Enclosed Land.-

The HIA assessment of the site recommended the following

mitigation measures :

1. Assessments to be done to inform masterplan

stage:




excavation

• Assessment of impact on setting, context and

inter-relationship of HE assets/historic landscapes


development and design solutions within the allocation cell.

11. Design







+ The site has a westerly gradient, however although

topography may have an impact on some sustainable

features eg solar gain, it should not impede the

overall sustainable design of development in this

area.+

None required

65


considerations











society.









contributing to reducing poverty and social exclusion.




considered.


Behaviour


fear of crime.









At the scheme design stage, crime and safety issues need

to be considered eg overlooking of public spaces and well lit


14. Housing








66


considerations







































67


considerations

opportunities.


opportunities?





rural areas?


reduce seasonality?









greatest need)?




communities?




facilities?



+




- It is acknowledged that realistically development


Future transport arrangements and accessibility issues need

to be considered as part of any policy development.

Sustainable linkages through the site to existing and

planned facilities as well as residential areas will be

68


considerations













emissions?




more rural areas?


sea?

The site is not conveniently located for a number of

facilities, in comparison to other areas. It does not

therefore offer a location which could optimise use of

more sustainable modes of transport.-

The development of the site could provide linkages

where public transport services could be encouraged

to operate.+

A significant increase in local traffic movements

through existing residential areas and/or the town

centre may cause safety and capacity issues, this is

more of a problem with this site in comparison to

other site options due to its location further from the

main road network.-

required.

19. Energy





efficiency?





+/- There has been no heat mapping analysis of the

Bodmin area. However the site is in close proximity to

a possible large user of heat (hospital and Bodmin

Treatment Centre), so may justify a district heat

network.+

The site has a westerly aspect. This is not so

favourable for solar PV.-

Higher level policy provisions seek to meet this objective

through Local Plan policies 13 and 14 (Design and

Development standards), and which seek to secure high

quality safe, sustainable and inclusive design and

development standards. These policies require

development to demonstrate the application of the guidance

set out within the Council’s Design Guide Supplementary

Planning document.

The Design Guide includes guidance and standards amongst

others relating to energy and waste efficiency, crime and

disorder, design, social inclusion, drainage and Health and

well being

Documents

Employment Evidence Report - Cornwall Council