Step 7: Urban Design Assessment - Cornwall · Urban Extension Assessment Step 7 – Initial Urban design assessment The purpose of this step is to carry out an analysis of each cell

Appendix D St Austell and Parishes Town Framework – Urban Design Assessment

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Urban Extension Assessment Step 7 – Initial Urban design assessment The purpose of this step is to carry out an analysis of each cell with the aim of clarifying which would potentially relate and function well (if developed) with the town and be sustainable locations to accommodate any (potential) future growth; equally, it is to demonstrate which cells would not function as well and to clarify the reasons why. The following steps outline the process to be followed: Steps 1 Urban Structure map of town

• An urban structure map of the town should be prepared. Utilising the base maps produced in Step 1 of the urban extension assessment a simplified versions should be prepared.

• Using the existing environmental maps prepared during previous step 3

certain physical features/designations within each cell which would constrain development should now be recorded and mapped. These constraints include TPO’s; flood zone 3; BAP woodland cover; Ancient woodland; SSSI’s and CWS. The Landscape character assessment will provide more detailed information of the physical environment and the constraints mapped here should be cross checked with the Landscape maps when available to ensure consistency.

• The urban extension cells should be overlaid on to the above map. • 2 copies of this base map should be prepared for the assessment. An

example map (Penzance) is attached. 2 Sketch exercise A conceptual diagram for each individual cell should be sketched by the urban designer on one of above maps. The exercise will capture a simple conceptual design to assess whether the cell would enable the ability to create good movement connections and be of an adequate scale to create either an expansion of an existing neighbourhood or the creation of a new neighbourhood with a centre. The second map will be used to sketch where by merging two or more existing cell areas would enable the creation of a more viable neighbourhood in terms of movement connections and scale with the ability to support a new neighbourhood centre. The Penzance example maps provided show the two resulting maps. 3 Assessment of urban design criteria Following the above an assessment of each individual cell and the merged cells should now be carried out and recorded by the urban designer by assessing the suitability of each cell against the criteria set out in the table attached:

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Summary The results from the above analysis will be summarised in an overall urban design scoring table (blank template attached) for each individual cell and those merged cells with a final comment noting obvious the conclusions from the assessment and indicating the suitability of the cell as either:

• a potential expansion of an existing neighbourhood; • an opportunity to create of a new neighbourhood; • or the constraints noted to the creation of either of the above.

The intention is not to discount cells at this stage as the information from this assessment will be used at the following Step 9 ‘Qualitative review and discount sites’ to inform decisions, along with the landscape character assessment and wider growth option implications as broadly indicated in the Core Strategy as to which cells should be discounted from further assessment and those that should remain as potential site options to accommodate the potential future growth of the town.

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Step 7: Urban Design Assessment: Criteria matrix: Implications of the potential urban structure on the development of sustainable neighbourhoods

1. Would the development areas have good access to nearby employment areas. If there are few existing employment opportunities close by, it will be an indication that this expansion will only work well if some employment is included.

There are no significant employment areas within 1200m of the majority of the cell.

There are limited employment opportunities existing within 1200m of most of the cell. [at least one significant site].

There are good employment opportunities already existing within 1200m of the majority of the cell. [more than one significant site or one significant site within 800m with good access]

2. Can new development in the cell be directly and conveniently linked to the town centre on good routes accessed by all vehicles and pedestrians? These should be on primary streets that could support a bus service and cycle routes.

Routes to the town centre from the majority of this cell are not very convenient due to distance, physical barriers, indirectness or road type

There are identifiable routes that could be created on primary streets but there are some limitations, for example, due to distance or complexity of the route.

There are convenient and direct routes possible from the cell to the town centre and the majority of the cell is within 1600m of the town centre. These routes could be on primary streets.

3. Can new development in the cell be directly and conveniently linked to adjacent neighbourhood centres on good routes accessed by all vehicles and pedestrians? These should give access on primary streets to alternative facilities.

Development in this cell cannot be easily linked to any adjacent neighbourhoods through primary streets due to physical barriers, indirectness or distance.

Connections on primary streets can be made only to one adjacent neighbourhood, other routes are limited.

There are convenient and direct routes possible on primary streets from the cell to more than one adjacent neighbourhood centre. The majority of the cell is within 800m of adjacent neighbourhood

4. Would development of the whole cell maintain the local identity and character of existing adjacent neighbourhoods or settlements. It is important to ensure existing settlements with special identity are not subsumed and their character lost by sprawling redevelopment.

There is likely to be a significant impact on the local identity or character of existing settlements due to the large scale or location of potential new developments

There will be some impact on the identity of local character of an existing settlement but this could be mitigated

Proposed development in the cell will not create a significant risk to loss of local character of an existing settlement and may even be able to enhance it, potentially supporting better local facilities.

Score either……1a Opportunity to create a new neighbourhood - This is assessing how self sufficient the development area may become. 5a. Does the cell provide a development opportunity to create an individual new neighbourhood with adequate scale and capacity to support its own small neighbourhood centre, some local facilities and some local employment. Take lower yield 30 dph for calcs

The cell has major constraints that will not permit the development of a single, continuous new neighbourhood due to small size [guide - under 350 dwellings within 400m of potential centre], physical barriers or division of the cell.

There is limited potential for the developed cell to create a sustainable neighbourhood, but the cell is restricted and may not support many local facilities [guide -under 900 dwellings within 400m of a potential centre]

The cell has capacity for a significant development that could support a neighbourhood centre with some facilities and employment opportunities. [guide -over 900 dwellings within 400 m of potential centre]

Or…….1b Opportunity to expand an existing neighbourhood 5b. Would the development area have good access to adequate community facilities e.g. a local centre with shops within the existing neighbourhood. If the cell is considered as an expansion it would be reasonable to assume local facilities would be better concentrated in the existing neighbourhood centre. (Or on occasion an expansion may provide facilities that are lacking)

The development area is too large and will subsume an existing neighbourhood or there are no local facilities within the adjoining neighbourhood within 400m of the majority of the cell, or there are significant physical barriers that limit connectivity.

The development area is very large in comparison to the existing neighbourhood, or there are only limited supporting facilities within 400m of the majority of the cell, or nearby facilities are difficult to access

The development area is small enough to be incorporated into an adjacent neighbourhood with supporting facilities within 400m of the majority of the cell

Overall rating/comments: Combine score for 1-4 and highest of either 5a or 5b

Note any obvious conclusions from this exercise: e.g. Potential to create new sustainable neighbourhood or only extension of existing. Note if part of cell may be better development option, or if combining with another may create better option.

[Infrastructure Notes:]

Identify any likely significant additional transport infrastructure that may be needed outside the area to provide suitable accessibility to the cell.

E.g.: significant new roads, bridges , junctions etc.

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Cell 1


Some significant employment sites nearby, including WRP and Blackpool. Transport links not direct, with links to north and south. Possible alternative modes available on these routes however. Although Blackpool looks like a major employment site on the map in reality it will not provide many jobs due to the nature of the business.


Potential for links to town centre with the potential to improve modal options with wide verges on A390. Although you have to go N or S out of the cell to access the main arterial routes proximity is still close enough to avoid car reliance.


The northern half of the cell could be easily linked with the Trewoon NC. No others within close enough proximity


Cell bridges gap between 3 settlements (St Austell, Trewoon and St Mewan, and as such is a sensitive location that helps define the different places. Development would therefore impact on character and identity of different settlements/neighbourhoods. The cell is over a ridge line and faces away from St Austell and relates more to open countryside than to the town


Site is too small to be able to support it’s own facilities and create a new neighbourhood. Approx 500 units


Limited opportunity to link to existing neighbourhoods and NCs. Difficult to create access into adjacent neighbourhoods. Cell relates more to open countryside


Area would act as an extension to Trewoon as it is over a ridge line facing away form the town to wards the countryside



Cell should look to create access to Chipponds Drive to enhance links with existing neighbourhood. Should also seek to maximise links with Trewoon and the A390.

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Cell 2


Blackpool within 800m, although limited scope here to provide employment options for any new neighbourhoods, either in existing jobs or through expansion. Geographically isolated from most other employment areas with limited links due to physical constraints of the site.


Access would need to be either from the N or S of the site to get onto existing primary routes. The existing routes N and S would need significant improvement, although if improved distance from N and S of site is just about 1600m.


One link to Trewoon NC, although access is currently physically constrained and indirect.


Likely to relate to Trewoon, not related to St A due to location and distance from town. Scale of site likely to be too big in relation to Trewoon and would impact on character and identity.


Access in and out of the cell is difficult to improve due to physical constraints such as the rail line and mining infrastructure. Some physical constraints within the site could limit developable area. Approx 39 ha = 700 units


Overall the site is too big to form an expansion of an existing neighbourhood. The top of the cell could serve as an extension to Trewoon if physical constraints could be overcome, and the scale of development would impact on character and identity of Trewoon.


[Infrastructure Notes:] Dislocated from the town and would extend Trewoon


Would need to enhance links to A390 and A3058 and address issues relating to the water course in the middle of the cell.

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Cell 3


Limited access and scope with Blackpool the only major employment site within close proximity.


Over 1200m and indirect from the TC. Access out of cell 3 is currently on narrow routes that take you away from the TC.


Too far from a NC and with very indirect links.


Relates only to the industrial site of Blackpool and the surrounding countryside. No relation to St A.


Too small even at 600 to support a new neighbourhood, and smaller still with constraints taken into account Approx 35 ha = 600, but existing flood plain and solar farm drastically reduces the scope for development


No nearby neighbourhoods to link to or support.


Too far away and disconnected from the town



Access is far too constrained on all sides of the cell, and too geographically isolated.

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Cell 4


Close proximity to Blackpool site, but limited scope of this site reduce it’s importance. Just within the range of WRP, Sedgemoor etc, although current links are very indirect and constrained by distance and width.


Although distance from the TC at the south of the cell is within 1600m, the route would be very indirect until you get onto the A3058. Distance and directness from N of the site would score a red, but on balance a yellow is most appropriate.


Limited to Trewoon only, with current links very narrow.


Relates to Trewoon rather than St A, although scale of the cell would swamp the existing settlement. Too detached and distant to relate to any part of St A.


Big enough to support a new neighbourhood and associated facilities. Some topographical constraints along eastern edge but limited impact on overall availability. Impact on Trewoon would be significant however. Approx 51ha = 930


Scale far too large.


Too large and detached to relate to St Austell



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Cell 5


Good links to town centre sites of WRP and Sedgemoor.


Good links via A3058 from Trewoon to ‘Green Triangle’ to the south of the cell. More direct access from the north of the cell but via a smaller and more constrained road.


Good links to Trewoon as the only NC on the western side of the TC


Cell represents the only green space separating St Austell and Trewoon, and as such the impacts of development are significant.


Too small to support a new neighbourhood. Approx 11ha = 210 units


Location lends itself well to creating an extension to existing St A neighbourhood, providing links can be found other than A3058. Could also serve as an extension to Trewoon. Impact of eroding identity of Trewoon in particular would be significant however and requires careful consideration


Small area that would adjoin Trewoon with St Austell and therefore separation and identity is a consideration



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Cell 6


Within 1200m of Sedgemoor employment site, but links are indirect and with limited scope for improvement due to being narrow and constrained by gradients and watercourses.


TC is further still from Sedgemoor, just over 1600m, limited scope for improvement and indirect.


Although within 1200m of Trewoon NC the routes on either side of the cell direct travel away from Trewoon, with routes narrow and indirect


Trainline creates severance from the closest part of St Austell, leaving the cell isolated and not relating to any existing neighbourhoods


To small to support a new neighbourhood Approx 17 = 320 units


Too detached and isolated to be considered an extension of an adjacent neighbourhood


Area is detached from St Austell



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Cell 7


Although proximity to nearby employment centres appears to be close the trainline restricts direct access to these, resulting in indirect and physically constrained routes to areas of employment


As with cell 6, the TC is further still from employment centres, with access severely constrained and any new links needing to bridge the trainline would present significant challenges.


Again links are too indirect and lengthy to be able to benefit from access to NC at Trewoon


Due to the impact of the trainline and gradient to the south of the cell it doesn’t relate well to any existing neighbourhoods in St Austell. It also occupies a prominent location above the town that would be very visible on the skyline.


The cell is large enough to support a new neighbourhood with its own facilities. However, the topography of the site to the south would limit the size of land available for development. Approx 60ha = 1075 units


Too big and too detached from St A to become an extension of existing neighbourhood


Large area that is detached from St Austell



Issues of severance and difficulty in creating new links are a significant constraint

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Cell 8


The cell is large enough to be close to multiple sites of employment, especially to the east. Good links from the south of the cell, and an employment on the western edge


Southern part of the cell has potential to connect, but the mid and north parts are too distant


Cell area is not connected to any neighbourhood. A small area at its southern end has some access to the town centre area


The whole cell is unable to link well with any existing neighbourhoods, in only the very southern edge has any physical connection with the town. the cell as a whole faces away from St Austell and relates more to the countryside.


The site is physically constrained on the southern section, although the cell is likely big enough to accommodate over 900 units in the rest of the cell, albeit that this part is furthest from the existing town. Topography is likely to be a constraint. Approx 79ha = 1311 units


The southern part of the cell could serve as an extension to part of St A, although this is the most physically constrained part of the cell. As a whole the cell is too big to function as an expansion.


Majority of area faces away from the town and relates to the countryside. Topography also a key constraint



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Cell 9


Links to TC employment opportunities and Carclaze business park to the north. Good links to both.


Access to TC varies as the cell stretches away from the TC to the north. As there would need to be some improvement to existing links to routes adjacent to the north of the cell.


Only one NC within 800m of the majority of the cell


The linear aspect of the cell makes it hard for the cell as a whole to relate to the TC. The northern part of the cell is very prominent, and would need to relate to the outer suburbs of Carclaze.


Potentially big enough to support a new neighbourhood with some neighbourhood facilities Approx 48ha = 862


Possible to divide he cell to serve as extensions to 2 separate parts of the town, at the south relating to the town centre area and at the north to the Carclaze area, but as a whole the cell is too big as a neighbourhood extension Could be worth assessing two halves of the cell (N&S)


Southern area relates well to the town centre area with a school, college and other facilities in proximity. As a whole is a large area however and consideration could be given to two areas, north and south.



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Cell 10


Good links to Carclaze business park and links to Holmbush via A 391 (NEDR)


Separated by A391 (NEDR) which does not offer a direct access to TC. Some more direct routes but these are more constrained and go through residential areas. Distance too great.


Too far away from NCs, and lack of easy access.


Doesn’t relate to St A due to severance caused by A391 and the distance from the town.


Most of cell is developable, with minimal constraints. Although 500 units could support existing NCs the links to these would need to be greatly improved Approx 28ha = 500 units


The A391 creates a barrier to existing neighbourhoods making it difficult to create any extension


A391 is a strong physical barrier to integration with the town

[Infrastructure Notes:] A391 is likely to prove too big a barrier to any development in this cell


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Cell 11


Direct access to both Carclaze Business Park and Holmbush


Separated by A391 (NEDR) which does not offer a direct access to TC. Some more direct routes but these are more constrained and go through residential areas. Distance too great.


Too far away from NCs, and lack of easy access.


Doesn’t relate to St A due to severance caused by A391 and the distance from the town.


Possible to support a new neighbourhood. Very few constraints within the cell, however it is distant from centre of St Austell and very difficult to relate to the neighbourhoods on the east of the town. The A391 is a strong physical barrier to integration and movement Approx 58ha = 1050 units


Too big and too detached from existing neighbourhoods


The A391 is a strong physical barrier to integration and movement



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Cell 12


Equidistant between Carclaze and Holmbush, with good links


Although served by primary routes the TC is too far away to be considered convenient. It does have proximity to signed cycle route to the TC but this in on road and over 3km away.


The NC at Bethel is just within 1200m, but the road is not a primary route and the options afforded at the NC are very limited. Could be improved if access were more direct to Holmbush.


Doesn’t relate to St A due to severance by A391 and distance from existing neighbourhoods


Relatively unconstrained cell has limited potential to sustain a neighbourhood Approx 25ha = 460 units


Too big to serve as an extension to Tregrehan Mills, and not connected to St Austell due to A391 which is a strong physical barrier to integration and movement


A391 which is a strong physical barrier to integration and movement



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Cell 13


Good access to Carclaze and possible links to colleges and brewery sites


Too far away and too indirect to be considered convenient access


Within proximity to one small-scale NC


It does have limited scope to make a positive contribution to the adjacent settlement.


Too small to sustain any form of new neighbourhood Approx 5.5 = 100 units


Limited access to extend the existing neighbourhood, although the nearest NC is over 400m away and of small scale.


May act as a small infill area



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Cell 14


Good access to Holmbush and direct links to Carclaze


Too far away and too indirect to be considered convenient access


Within proximity of Holmbush NC, although non-car access is indirect. Closer to one much smaller NC.


It does have limited scope to make a positive contribution to the adjacent settlement.


Too small to sustain any form of new neighbourhood Approx 6.5 = 120 units


Limited access to extend the existing neighbourhood, although the nearest NC is over 400m away and of small scale.


May act as a small infill area



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Cell 15


Close proximity and good links to Holmbush and PMR.


Although served by primary routes the distance is too great to be considered convenient for the town centre


Although just within 1200m of Holmbush access would be car dependent on account of the physical barriers of A390 and A391 corridors


Does not relate to any part of St Austell


Too small to be able to sustain any new neighbourhood, only 400 units on the full site, although the cell has many physical constraints that would limit the amount of developable space Approx 22.5ha = 400 units


Too big and detached from any existing neighbourhood to serve as an expansion


[Infrastructure Notes:] A391 which is a strong physical barrier to integration and movement


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Cell 16


Good access to significant sites at Holmbush and PMR


Distance of over 3km is too far


Although it has good access to a well served NC at Holmbush, but this is the only one with good access.


It could be possible to identify with St Austell on account of the cell being inside the boundary marked by the A390 and A391. Likely to have a detrimental impact on loss of green/recreational space, although this could be possible to mitigate.


Too small to support any new neighbourhood Approx 8.75ha = 160


Large part of the site at the south is used for recreation as a cricket pitch which may impact on the availability/viability of the entire cell? The north of the cell however may provide for a small expansion area. Although it is within the A390 and A391 there is little by way of identifiable neighbourhoods to expand or identify with.


Northern part of cell may act as a small neighbourhood extension / infill



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Cell 17


Good links and access to at least 2 significant employment sites


Distance to TC too far despite primacy of the route


Good access to a well-served site at Holmbush, but trainline prevents easy access to Carlyon Bay NC.


Sits in a position between the southern boundary of St Austell and the northern boundary of Carlyon Bay. There is a small neighbourhood that could be expanded to the west, although this does not have a strong identity. Any mitigation would need to be tested before accepting development in this location, but if acceptable a score of yellow may be more appropriate.


Too small to sustain any type of stand-alone neighbourhood Approx size 8.5ha = 150 units


Potential to expand the neighbourhood to the west, but would depend on links directly within the site, otherwise they would only function as adjacent neighbourhoods along the A390 corridor with little relationship between them. The existing neighbourhood is small and does not have a strong identity. Strong field boundary and mature trees on site could help create strong character for this cell


May act as a small neighbourhood extension

[Infrastructure Notes:] Access from A390 could be difficult – links through existing neighbourhood to be examined


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Cell 18


Good employment links to significant sites at Holmbush and PMR.


Too far to be convenient for St A TC, despite primacy of routes. Too far also for St Blazey and Par


Actually closer to Carlyon Bay but severance is created by the train line, making it very indirect. As a result only Holmbush is realistically going to be accessed. The W of cell 18 is within 1500m of Holbmush, although the E of the cell is well over 2km away.


Does not relate to St Austell due to distance from town. Doesn’t relate to Carlyon Bay due to the severance of the train line. It also features significant mature woodland that would be greatly impacted by any development.


In purely spatial terms this cell could support up to 900 units, but the site is heavily constrained by floodzone, and also has notable existing industrial use that no more than 25% of the cell could be considered. Approx 50ha = 895 units


The cell does not adjoin or relate to any existing neighbourhoods and cannot be considered as an expansion option


Area does not relates to any neighbourhood



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Cell 19


Good and direct access to significant employment sites along PMR


Too far from St Austell TC, despite potential bus and cycle links


As with cell 18, there is a potential link to Carlyon Bay, but because of the train line this is indirect. Potential links to NCs in St Blazey and Par, but these too are some distance away.


Not identifiable with any part of St Austell or any of the surrounding settlements


The cell is too small to support a new neighbourhood, and with existing constraints (significant floodzone coverage) only 30-40% of the cell could be used for development Approx 31ha = 560 units


No existing neighbourhoods to extend or expand. Very isolated location in residential terms. An effective brownfield employment site sits within this cell.


Area is isolated from St Austell and would not act an extension



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Cell 20










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Cell 21


Close to Holmbush and Mt Charles with direct access to both sites


Distance is too great from the TC despite primacy of routes at the north end of the cell


Direct access to both NCs at Carlyon Bay and Charlestown


Cell area not related to St Austell, and serves as a buffer between the settlements of Carlyon Bay and Charlestown. Any development would have a negative impact on surrounding character and identity.


The cell is too small to support a new neighbourhood, with parts of the cell constrained and unlikely to be able to deliver the number of units stated below Approx 24 ha = 420 units


Could potentially work as an extension to either Carlyon Bay or Charlestown, but the sensitivity of the site and issues over identity of each settlement would present a significant challenge to overcome, and very difficult to mitigate against.


This area would impact on the character and identity of both Charlestown and Carlyon Bay



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Cell 22


Good links to Mt Charles and Holmbush employment sites


Although distance could be considered an issue, the primacy of the route, especially if accessed from west of Mt Charles roundabout, affords relatively straightforward access to the TC


Majority of the cell lies within 800m of three NC, with the two at Mt Charles and Holmbush offering a range of options.


The cell is bordered on 3 sides by 3 different settlements, in St Austell, Duporth and Charlestown. As such it is difficult to look past the significant impact that development of this cell would have on the identity of all 3 places. Area also faces away from the town and towards the coast


The cell is significantly constrained by former mine workings, and has mature woodland throughout the site. Only 50-60% of the cell is likely to be deliverable, resulting in a much lower figure than stated below. Approx 43ha = 775 units


Abuts 3 different settlements so could theoretically serve as an expansion of any of these. However the impact on identity of all of these settlements would be difficult to mitigate


Area faces away from St Austell to the coast and would impact on character and identity of Charlestown and the coastal setting



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Cell 23


Distance to many of the sites is prohibitive, but the cell is close enough to both Mt Charles and the hospital and leisure site by Duporth


Distance and indirectness of routes prevent this cell from being considered convenient for the TC


Links only to Charlestown NC


This is a very sensitive site between Duporth and Charlestown, contributing to the sense of identity to both places. It also occupies a prominent site on the coast that will be difficult to mitigate.


This cell is too small to support any new neighbourhood Approx 9.5ha = 175 units


The cell could act as an extension to either Duporth or Charlestown, but any development would compromise the identity of both settlements.


Area would adjoin Duporth and Charlestown impacting on identify in a sensitive coastal location



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Cell 24


The cell is within 800m of the employment site comprising St Austell hospital, Mt Edgcumbe hospice and Saints fitness centre. It is also just about 1200m from Mt Charles employment site


The cell is distant and indirectly accessed from the TC, with alternative modes difficult to sustain due to isolated rural location.


Doesn’t relate to any NC on account of distance and indirectness


Doesn’t relate to any part of St Austell. It’s prominent location and visibility would impact on the settlement boundary and be difficult to mitigate.


Cell is heavily constrained by established leisure use, and is not big enough to support a new neighbourhood. Approx 16ha = 280 units


The sensitivity of the site and lack of existing neighbourhood centre would make any expansion to the south of Duporth very challenging. Mitigating against the loss of such a prominent site and leisure use would be difficult.


Sensitive coastal location some distance from the town



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Cell 25


Hospital and leisure site within 800m, and Mt Charles within 1200m.


Although distance is not too big a barrier, the indirectness of routes that are physically constrained


No links to NCs that can be easily accessed


The cell is in a prominent location that serves as a buffer between St Austell and Duporth. It is too detached from the St Austell southern boundary to offer a direct relation to the town.


Existing uses and constraints (adjacent to AONB and ancient woodland) would see the developable area limited to no more than 50% of the site Approx 45ha = 800 units


The cell does not relate to any existing neighbourhood and cannot offer an expansion option


Too distant from the town in open countryside



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Cell 26


Close proximity to numerous significant employment sites with good links


Close and direct links to the TC


Within 800m of one NC, although the offer is limited in this location. Around 1200m+ from other more comprehensive NCs but without direct access


The cell creates a very clear boundary to St Austell on it’s southern edge. Although it relates well with the town in terms of proximity, the A390 does help to provide some distinctness to the edge of the town, and may prove difficult to create a connection between new and existing neighbourhoods. Cell is big enough to create significant visual intrusion. At its south eastern edge it relates to Duporth and maintaining separation may be a consideration.


Potential compromise to the southern boundary of the town, and it is a significant Greenfield cell that if developed in its entirety would be difficult to mitigate. The cell is unlikely to support many local facilities as there is a floodzone that could restrict the amount of land suitable for development. Area at the north east of cell may relate better to an existing neighbourhood although the area is prominent Approx 48ha = 860 units


The cell as a whole is too big to serve as an expansion. Part of the cell to the north of the floodzone could on it’s own serve as an expansion as this is less prominent visually, but the A390 may make it difficult to create connections with the existing neighbourhoods.


A flood zone area is a development constraint; the A390 is also a physical barrier making effective connections to the town problematic.

[Notes:] .


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Cell 27


Very well connected to numerous significant employment sites


Very well connected, and close to, TC


Doesn’t relate to any NCs, most likely due to its proximity to the TC


Relates well to St A in terms of proximity, although the A390 does serve as a barrier to existing neighbourhoods. It also occupies a visually sensitive location and helps to create a strong boundary to the south of the town that would be significantly impacted if development took place within the cell.


Big enough to support a limited amount of local facilities, but it is questionable how viable these would be on a site so close to the TC. In such a location any new neighbourhood is more likely to identify itself with the TC, and there is a significant transport corridor between the site and TC in terms of sharing neighbourhood character. Approx 33ha = 590 units


Assessing the entire cell, it would effectively be an extension to the TC, but with significant physical barriers in the shape of A390 corridor and junction with B3273. The top third of the cell to the north of the floodzone could present an opportunity as an infill site.


A flood zone is a constraint and reduces potential. The A390 is also a barrier.



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Cell 28


Very well connected to multiple employment centres.


This is a large area. The eastern half of the cell is in good proximity and well connected to, the TC. The eastern half of the cell is further away however


Possibly due to the proximity of the TC there are no additional NCs close to this cell. At the west of the cell the area faces away from St Austell and relates more to the open countryside.


The NE part of the cell relates particularly well to the TC, and would be likely to score G on its own. The cell when taken as a whole relates less well In particular the area to the west and SW which is over the ridge line looks away from St Austell and faces the open countryside, and therefore doesn’t relate as well. The area at the west would impact on the open countryside and the area around St Mewan and the listed church.


The cell could support a new neighbourhood in its own right, although there may be viability issues for local facilities located so close to the TC. Connection of the SW area of the cell would need to be well managed to ensure that it relates well with the rest of the cell and ST A. Approx 109ha = 1950 units


Too big as a whole cell to act as an expansion. The NE part of the cell could potentially serve as an extension of existing neighbourhoods, although the A390 could present challenges in establishing a clear connection in terms of character.


Area at the east relates well to the town and is contained within a bowl. To the west and over the ridge line faces away form the town and relates more as open countryside and to St Mewan.



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Step 7: Urban Design Assessment - Cornwall · Urban Extension Assessment Step 7 – Initial Urban design assessment The purpose of this step is to carry out an analysis of each cell