Trevassack HUE1 - Cornwall Council

Heritage Impact Assessment

Trevassack HUE1

Future Direction of Growth HD1, Hayle

Contents

Introduction & Purpose ............................................................................... 1

Step 1 ...................................................................................................... 2

Step 2 ...................................................................................................... 5

Step 3 ..................................................................................................... 15

Step 5 ..................................................................................................... 21

Consideration of wider sustainability benefits ............................................. 22

Policy Recommendations ......................................................................... 23

Conclusion ............................................................................................... 24

References ............................................................................................... 25

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Heritage Impact Assessment Trevassack HUE1, Future Direction of Growth HD1, Hayle

Introduction & Purpose The initial desk based heritage assessment1 identified the need for additional

assessment of the Trevassack site option in relation to heritage assets affected by the potential site allocation.

This assessment is informed by five key assessment ‘steps’, following the

guidance provided within Historic England’s Advice Note 3: The Historic Environment and Site Allocations in Local Plans, and Historic Environment Good Practice Advice in Planning:3, ‘The Setting of Heritage Assets’. A conclusion and

recommendation is included to inform the allocations process and the potential inclusion of land within the Cornwall Site Allocations DPD.

The findings and recommendations from this assessment will feed into the Sustainability Appraisal which considers a range of sustainability considerations

relating to the strategy for the town in order to prioritise site options for inclusion within the Cornwall Site allocations DPD. It will also directly inform any

resultant policy that would form a part of any site allocation, should the site proceed and be allocated for development within the Allocations DPD.

The assessment builds on two existing heritage impact assessments that have been produced to support recent planning proposals which are located within the

wider Trevassack urban extension area. The application references are PA15/03787 & PA16/00501.

The two existing HIA’s conclusions can be summarised as follows:

Overall, there is considered to be potential for negligible to slight impacts on the setting of the asset(s). This level of impact will have no effect on the significance of the World Heritage Site or its associated assets, or the Hayle Conservation

Area or its associated assets.

Both of the above proposals and assessments were commented on by the Cornwall & Devon WHS Team and Historic England, with no objections raised to the relevant applications.

The assessment also, for comparison purposes, refers to a recent appeal

decision (Appeal Ref: APP/D0840/W/15/3006077) at Penpol on St Georges Road, which is at the north western end of the proposed allocation area.

1 Cornwall Council Heritage Desk Based Assessment of DPD Allocations sites- Cornwall Historic

Environment Service

N Cahill – September 2015

2

To avoid unnecessary duplication of work, this assessment takes a lead from the conclusions of the existing assessments and the appeal decision, to ascertain if

the wider allocation area (incorporating the two existing sites) would lead to any substantially different conclusions.

Fig 1: The proposed Trevassack urban extension site allocation

Step 1

Identify which heritage assets are affected by the potential site allocation. The desk based heritage assessment undertaken by CC Heritage team and

Strategic Planning identified a number of heritage assets that are potentially affected by development of the potential site allocation.

There are around 70 designated assets within a broad study area of the land, and a large number of non-designated assets. Fig 2 shows the location of assets

and the proposed allocation.

The Cornwall & Scilly Urban Survey (CSUS) Hayle Historic Characterisation for Regeneration report (2005) has been utilised during this assessment (along with

other documents in the references). This report does not set out lengthy detail of Hayle’s historical evolution or go beyond brief detail of individual assets and their history. The CSUS report should be referred to for more detail.

There is one listed Milestone within the site and no other designated assets

within the urban extension area itself, although at the sites north eastern boundary it adjoins the WHS and the Hayle Conservation, albeit separated by the main rail line and embankment, which provides a physical buffer.

This assessment focuses on those significant assets that have the main

relationship with and potential for affects from, development of the Trevassack site. The main assets include:

3

Assets acknowledged as having International importance or significance:

Devon and Cornwall World Heritage Site

Assets acknowledged as having National importance or significance:

Hayle Conservation Area

Map

ref Listed building / Ancient Scheduled Monument

1 Millpond Scheduled Monument.

2 Disused railway bridge Phillack, Scheduled Monument & Grade II listed

3 Black Road causeway, Black Bridge & World War II reservoir,

Scheduled Monument & Grade II listed bridge

4 Grade II listed milestone

5 Church of St Phillack - Grade II* and associated assets within

churchyard & nearby vicarage with associated assets

6 Riviere House - Grade II listed building

7 Riviere Cottage - Grade II listed building

8 No 21 Sea Lane & No 42 Bodriggy Street (Bodriggy House) - Grade II*

9 Ansley Villa - Grade II listed building

10 Wesley House - Grade II listed building and garden walls

11 Bodriggy Villa - Grade II listed house

12 The Beeches - Grade II listed house

13 Trepenpol - Grade II listed house

14 Netherliegh - Grade II listed house

15 Farm buildings, west of Riviere Farm - Grade II

16 Church of St Elwyn- Grade II*

17 Church of St Uny - Grade I

18 Wheal Alfred Farmhouse - Grade II listed (this and the 2 below are all south of A30)

19 Count House Farmhouse - Grade II listed

20 Treglistan Farmhouse - Grade II listed

Assets considered of Regional or Local importance

There are a number of non-designated assets across Hayle. The Hayle desk

based assessment lists some of them as follows:

Trevassack early medieval settlement

Trevassack manorial site and hamlet survive Trenoweth –medieval settlement (Guildford) Guildford – medieval settlement

AEL north of Viaduct Hill Bronze Age Barrow site Neolithic find spot (axe)

North Wheal Alfred Mine Viaduct Hill/High Lanes ancient route way –early pre-industrialisation of Hayle turnpike with very important series of milestone

4

Fig. 2 Assets within Hayle and the proposed allocation

5

Step 2

Understand what contribution the site (in its current form) makes to the significance of the heritage asset(s)

This section of the report sets out the importance of the numerous assets within

the Hayle area. There are numerous existing documents that describe the

historical evolution of Hayle, focusing in the main on the industrial revolution in

the 18th and 19th centuries.

The Hayle mining area was one of the first areas in Cornwall to exploit its copper

reserves. Its estuary location and role as a port can be seen in Hayle’s numerous

quays, which resulted from two competing families and concerns, Harvey’s and

the Cornish Copper Company. This history led to the development of the

Foundry and Copperhouse areas, with the town being two separately

administered areas until 1934.

The Cornwall & Scilly Urban Survey (2005) explains that the town acts as a

microcosm of the industrial history of Cornwall in particular for that brief period

in the early 19th century when Cornwall was in the forefront of technological and

commercial development in the World. This history can be seen across the town

in its form and setting, and its numerous historic assets.

This report does not set out or replicate the history of Hayle in detail; existing

reports such as the CSUS report (2005) and the WHS Statement of outstanding

universal value should be referred to for this detail and reference. The

documents can be viewed online at the following:

WHS Hayle statement of universal value (page 12) [Link no longer available]

CSUS Hayle report:

The below section highlights the important assets and summarises any

contribution made towards the assets by the proposed allocation site.

World Heritage Site

Below is the statement of outstanding universal value, The port of Hayle (Area 2

of WHS):

Cornwall’s principal mining port which exported copper ore to the South Wales

smelters, importing much of the Welsh coal which fuelled the Cornish steam

revolution and was the means by which many of its beam engines were shipped

to the far corners of the World.

Location of two (of three) of Cornwall’s principal iron foundries creating

the greatest steam engine manufacturing centre in the C19th world.

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The location of Cornwall’s only major copper smelter.

Unique example of twin ‘company’ industrial ‘new towns’ of Foundry and

Copperhouse, these being wholly the product of their industrial past and

maritime location, fringing the southern edge of the Hayle estuary in a

distinctly linear character.

Massive, landform-scale, maritime infrastructure of extensive quays,

wharves and massive sluicing ponds.

The terminus of one of the most important of Cornwall’s early railways

(the Hayle Railway, 1834) serving a hinterland stretching eastwards as far

as Redruth and Camborne, with their huge market for coal, timber and

other materials.

Within Copperhouse, the use of copper slag blocks for construction adds a

distinctive ‘vernacular’ character to houses, boundary walls, bridges and

other structures.

The land within the allocation is to the south of the main built area of the town

elevated on higher ground. From the Copperhouse area adjacent to the estuary

the land rises south with tight grain terrace development, up until the main rail

line which creates a strong linear barrier effectively marking the boundary of the

existing main settlement of Hayle, in the Copperhouse area. The allocation area

land to the south of the rail line continues to rise before plateauing, and consists

largely of open fields/ arable land. Historically this was the case and there are no

clear relationships documented between the open land with the urban built,

harbour areas and estuary within the WHS designation to the north.

If there is a connection of this particular area to the narrative of the

development of Hayle it relates to the industrial settlements, particularly in their

earliest phases in Copperhouse, which grew on parcels of land belonging to

various small manors giving a distinctive pattern of disjointed blocks of streets.

The ‘manors’ themselves where based in this hinterland. Trevassack itself

retained a 16th century manor house until the 1980s. The separate identity of

those older settlements and landholdings that survive in the allocation area

(Trevassack and Guildford, Penpol in part) therefore have a direct relationship

and significance to the CA and WHS over and above their own intrinsic interest

as historic places.

In the western extent of the allocation area it draws away from the built area

around Penpol following landform and topography. A green buffer area is

designated in the Penpol valley area north of the allocation area, which is an

important landscape feature that will be left undeveloped. The buffer includes

two fields to the south which in landform form a plateau between the valley and

the land that gradually slopes away to the south. As such they are a high point

in the immediate area and parts may be visible from the urban edge in the

Penpol area.

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The land further south of the ridge line which is within the allocation slopes away

and is not visible from the built area at Penpol, and therefore there is no clear

visual relationship with the WHS. There are also no other clear relationships

documented between this land with the urban built, harbour areas and estuary

within the WHS designation to the north.

The future direction of growth area, HD1, is a linear area along the existing

urban edge in the High Lanes area. It adjoins the Conservation Area in one very

small area in the North West. The remainder of the area adjoins more recent

bungalow development and is also opposite the Hayle Secondary school. The

area is relatively flat and is some distance from the WHS designation to the

north. The area is not visible from areas within the town along the estuary and

harbour area which are within the WHS and Conservation Area. There are also

no other clear relationships documented between this land with the urban built,

harbour areas and estuary within the WHS designation.

Historically the land was the start of the rural hinterland to Hayle rising to the

south. The allocation area has since been severed from the wider hinterland to

the south by the more recent A30 road running east to west, but still relates as

open land within the wider rural elevated setting to the town of Hayle.

It is considered that the land in question makes a minor contribution to

significance of the WHS being a small element of the wider hinterland itself.

Referring to the International Council on Monuments and Sites (ICOMOS)

methodology for assessing impact on World Heritage Sites, it is considered that

there would be potential for slight changes to the wider setting of the WHS and

therefore the allocation area makes a minor contribution to the importance of

the WHS.

o The setting of the WHS contributes towards the significance of theasset

o The land being considered for potential allocation, forms a part ofthe wider setting and hinterland to the WHS, however due to thetopography, landform and separation, it is viewed that the area in

question makes a minor contribution towards the significance of theWHS and its constituent elements that contribute towards its

Outstanding Universal Value (OUV).


The Hayle Conservation Area designation and the WHS cover broadly the same

area, with the WHS also extending over the estuary to the west. The history and geography of Hayle has created a place with a strong locally distinctive character. The town sits on an estuary, with the Foundry and Copperhouse areas

behind the extensive harbour area and quays, with views out to St Ives Bay.

Distinctive grid industrial housing at Copperhouse forms a strong urban grain

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which contrasts with the more open, spacious character of Foundry, with larger grander villas which were built for the Harvey’s family and managers.

Across the town there are civic and public buildings, remains of industrial

complexes, and a range of residential dwellings. The towns setting, its history and its built fabric are described in detail in the Cornwall & Scilly Urban Survey report (2004) which also sets out character based principles for regeneration.

As with the above commentary regarding the WHS, the allocation area is on land

that reads as the start of the rural hinterland to Hayle rising to the south. The area has since been severed from the wider hinterland to the south by the more recent A30 road running east to west, but still relates as open land within the

wider rural elevated setting to the town of Hayle. Furthermore the proposed green buffer area will ensure the valley feature in the west will remain open and

undeveloped, retaining the setting to the designated built form in the Penpol area. It is therefore considered that the land in question makes a minor contribution to significance of the Conservation Area being a small element of

the wider hinterland itself.

o The setting of the Conservation Area contributes towards thesignificance of the asset,

o The land being considered for potential allocation, sits within thewider rural setting of the urban area Conservation Area, and due to

topography, landform, separation and connections to intangiblehistoric interest and narrative, therefore makes a minor tomoderate contribution towards the significance of the asset

Millpond Scheduled Monument

Period: Late C18-C19

Summary: Mill complex, ropeworks and water management system immediately

east of Millpond Avenue, Foundry

Web-link:

www.heritagegateway.org.uk/Gateway/Results_Single.aspx?uid=1402648&resou

rceID=5

o The setting of the Millpond contributes significantly towards the

significance of the asset, a Scheduled Ancient Monument.o The land being considered for potential allocation, is not within the

immediate setting of the asset, and sits within the wider rurallandscape. Due to the topography, landform, physical distance andseparation, and lack of a connection to intangible historic interest

and narrative, the land in question makes a negligible to minorcontribution to the significance of the asset

https://www.heritagegateway.org.uk/Gateway/Results_Single.aspx?uid=1402648&resourceID=5


9

Disused railway bridge Phillack, Scheduled Monument & grade II listed

Period: 1837 Summary: Railway bridge built over Copperhouse Creek for the Hayle Railway; one of the few remaining structures from the railway

Web-link: www.heritagegateway.org.uk/Gateway/Results_Single.aspx?uid=1143706&resou

rceID=5

Black Road causeway, Black Bridge & World War II reservoir, Scheduled

Monument & grade II listed

Period: Circa late C18 Summary: Road bridge over Copperhouse Creek, grade II listed structure &

scheduled monument Web-links:

www.heritagegateway.org.uk/Gateway/Results_Single.aspx?uid=1143687&resourceID=5 www.heritagegateway.org.uk/Gateway/Results_Single.aspx?uid=1020400&resou

rceID=5

o The estuary setting of both assets contributes significantly towards their significance.

o The land being considered for potential allocation, due to distance, topography and lack of a connection to intangible historic interest

and narrative, makes a negligible contribution towards their significance

Grade II listed milestone

Period: late C17 or early C18

Summary: Grade II milestone on High Lane on side of the road. Intact and

remains in original position, a good example of a pre-turnpike milestone

Web-link:

www.heritagegateway.org.uk/Gateway/Results_Single.aspx?uid=1408993&resourceID=5

o The setting of the asset makes a significant contribution to its

significance o The land being assessed for possible allocation includes the route

that the milestone is on and therefore makes a significant

contribution towards the significance of the asset.





https://www.heritagegateway.org.uk/gateway/default.aspx

https://www.heritagegateway.org.uk/gateway/default.aspx



10

Church of St Phillack Grade II* and associated assets within churchyard

& nearby vicarage with associated assets

Period: C12 font bowl, C15 tower, otherwise rebuilt circa 1856-1857

Summary: Grade II* Parish church, Leathlean Lane, Church of St Phillack

Web-link:


rceID=5

o The setting of the asset makes a significant contribution to its significance

o The land being assessed for possible allocation, due to distance, topography and existing surrounding built development, and lack of a connection to intangible historic interest and narrative, makes a

negligible to minor contribution towards the significance of the asset.

Riviere House grade II listed building

Period: 1791

Summary: Grade II house built for John Edwards the manager of the Cornish Copper Company, killas and granite rubble, stuccoed entrance front, slatehanging to front garden


rceID=5

o The setting of the asset makes a significant contribution to its significance

o The land being assessed for possible allocation, due to distance, topography and existing built development, and lack of a connection to intangible historic interest and narrative, makes a negligible

contribution towards the significance of the asset.

Riviere Cottage grade II listed building

Period: Circa 1790, remodelled early C19

Summary: grade II house, former poor house, granite ashlar plinth, stuccoed

walls, long hipped scantle slate roof with wide eaves panelled under.


rceID=5







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o The setting of the asset makes a significant contribution to its

significance o The land being assessed for possible allocation, due to distance,

topography and existing built development, and lack of a direct connection to intangible historic interest and narrative, makes a negligible contribution towards the significance of the asset.

Wesley House grade II listed building and garden walls

Period: post medieval

Summary: Wesley House including front garden walls, gate piers and gate


rceID=5

o The urban setting of Wesley House contributes to the significance of the historic asset.

o The land being considered for possible allocation, is physically

separate from the asset by topography and more significantly by the main rail line embankment, and therefore does not form a part

of the urban setting to the asset and, together with a lack of a connection to intangible historic interest and narrative, consequently does not contribute towards the significance of the

asset.

No 21 Sea Lane & No 42 Bodriggy Street (Bodriggy House) grade II*

Period: C17 ore earlier remains but present house rebuilt circa 1718, extended circa late C19

Summary: Bodriggy House including former service range at rear and garden walls in front

Web-link:


Ansley Villa Grade II listed building

Period: Circa mid C19 extended circa late C19

Summary: grade II house


rceID=5

Bodriggy Villa grade II listed house

Period: Circa mid C19

Summary: Bodriggy Villa including front garden walls and gate piers

Web-link:










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o The urban setting of the listed buildings in close proximity contributes to the significance of the historic assets.

o The land being considered for possible allocation, is physically

separate from the assets by topography and more significantly by the main rail line embankment, and, together with a lack of a

connection to intangible historic interest and narrative therefore does not form a part of the urban setting to the asset and consequently does not contribute towards the significance of the

assets.

The Beeches grade II listed house

Period: Circa 1850’s

Summary: Grade II irregular shaped larger villa, stuccoed walls, hipped scantle slate with projecting eaves


rceID=5

Trepenpol grade II listed house

Period: Circa 1850’s

Summary: Grade II larger villa built for Harvey and Co.

Web-link:


Netherliegh grade II listed house

Period: Circa 1850

Summary: grade II larger villa


rceID=5

o The urban edge setting of the listed buildings makes a significant contribution to the significance of the historic assets.

o The land being considered for possible allocation is physically separate from the assets by distance and topography and therefore does not form a part of the urban edge setting to the assets and,

together with a lack of a connection to intangible historic interest and narrative, consequently makes a negligible contribution

towards the significance of the assets.

Church of St Elwyn grade II*

Period: 1886-1888

Summary: Grade II* parish church by John Sedding (his last work)







13


rceID=5

Church of St Uny grade I

Period: Some 12th century Norman remains, the rest mostly Perp, with much post-reformation repair. Restored by J.D Sedding 1972-3

Summary: as above, granite and mixed rubble, slate roofs


rceID=5

o The urban setting of St Elwyn Church contributes towards its significance.

o The coastal setting of St Uny Church contributes significantly to its significance

o The land being considered for potential allocation, due to distance

and topography does not form part of the setting to either of the assets and, together with a lack of a connection to intangible

historic interest and narrative, therefore makes no contribution towards their significance

Wheal Alfred Farmhouse grade II listed

Period: Circa 1800

Summary: Grade II farmhouse and adjoining cottage, now one house,

countryside setting

Web-link:


Count House Farmhouse grade II listed

Period: Circa early C19

Summary: Count (account) house, now farmhouse, countryside setting


rceID=5

Treglistan Farmhouse grade II listed

Period: Circa early C18

Summary: Grade II farmhouse, countryside setting

Web-link:












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o The rural countryside location of all three listed farmhouses

contributes to their significance. o The land being considered for potential allocation, although part of

the same broad landscape and narrative context, due to distance, topography and the physical separation by the A30 road, forms only a generic element of the setting of the assets of no greater

significance than the wider landscape itself and therefore makes a negligible contribution towards their significance

Farm buildings, west of Riviere Farm grade II

Period: Circa mid C19

Summary: Grade II farm buildings including cart shed, shippons, engine house

and stores, implement shed or turnip house, originally built to accommodate the

pack-mules and horses of the Cornish Copper Company

Web-links:


rceID=5


rceID=5

o The location and southerly facing aspect of the listed farm buildings contributes to their significance.

o The land being considered for potential allocation to the south, due

to distance, and topography does not form part of the immediate setting of the asset. Although parts of the allocation are visible from

the asset and there is some very limited connection with intangible historic interest and narrative of the assets, the land makes a

negligible to minor contribution towards their significance

Other designated and non-designated historic assets within the wider

Hayle town area

There are a number of other designated and non-designated assets in Hayle

including listed residential and public buildings; structure including rail-bridges,

and historic lanes, thoroughfares and features. Due to their location and/or

importance they have not been assessed in the same detail as those assets that

have been identified in this report. Fig 2 identifies all listed assets and existing

Heritage Impact Assessment’s reference these assets and their importance. The

existing HIA’s of relevance to the allocation site can be viewed in relation to

planning applications: PA15/03787 & PA16/00501.





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Step 3

Identify what impact the allocation might have on that significance

Port of Hayle WHS

Visual impacts

The site is adjacent to the WHS, however due to topography and the nature of

the existing built environment the proposed allocation is not visible from key

areas within the WHS including the Copperhouse, Foundry and Penpol areas.

The one area where parts of the site are visible is the north side of Copperhouse

Pool on parts of King Memorial Walk and in parts of the settlement of Phillack.

However this visibility is greatly mitigated by a number of factors including

distance; existing residential developments already breaking and intruding the

visible areas, combined with the shallow nature of the slope on which

development within the allocation would sit on. Therefore where proposed

development would be visible it would be distant to the naked eye and be

framed by existing developments already appearing on the shallow slope skyline

of the Trevassack area. Furthermore to the south of the Trevassack area and

beyond the A30 road the land rises further which acts to frame the town of

Hayle to the south with a green hinterland background, which would not be

broken by the proposed allocation.

At the western extent of the proposed allocation which is the closest to the

Penpol area, a relatively significant green buffer area is proposed covering the

open valley that adjoins the built area. The southern two fields of the buffer area

cover a plateau before the land slopes away to the A30. The allocation covers

the land that slopes towards the A30. In this way any development would not be

visible from the built area and in particular the Penpol area, due to topography,

landform and distance. The open valley setting of the WHS in the Penpol area

would be retained with the valley feature remaining open and undeveloped.

The main rail-line and its embankment running east to west also creates a clear

barrier and separation between the industrial settlement of Copperhouse and the

proposed allocation area on existing farmland. In the High Lanes area, existing

development is more recent estates and bungalows which are not included

within any heritage designation.

Non-visual impacts

In terms of other potential impacts there would be increased traffic movements

from the proposed developments however existing routes are already well used

through the urban area and it is concluded that further traffic would not

significantly impact upon the existing character of the urban area. The

development of the land would potentially give rise noise, odours and dust

related to the construction process, although it is acknowledged that this could

be controlled and limited through appropriate master planning of development

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areas but predominantly through the use of appropriate construction

management. Furthermore these impacts would not be permanent.

Impact on intangible interest

In reviewing the story of the historical development of the town of Hayle;

activity and resulting built development arose around the estuary where

harbours were developed, along with and followed by industrial, civic and

domestic properties. Over time built development rose to the south and was

then halted by the barrier of the main rail line and related structures. Beyond

this to the south west more recent development took place including Hayle

Secondary School. In viewing the allocation area within this timeline, further

development would represent the continuation of the historic growth of Hayle;

with built development moving further south away from the estuary and harbour

areas (which themselves are undergoing regeneration and change, whilst

respecting the integrity of the WHS). At the same time the setting of the more

sensitive area of built development within the Penpol area would be retained, by

ensuring a significant green buffer covers the valley landscape feature and

plateau to the south.

A recent planning appeal on a development proposal at Penpol, St Georges Road

(APP/D048/W/15/3006077), (on the land which is now proposed as a green

buffer area, to the north and predominantly the west of the allocation area)

provides a valuable comparison in terms of potential for impacts on the setting

of the WHS, and is worth considering in assisting this assessment for the

Trevassack allocation:

The appeal statement clarifies that the Penpol valley area is the ‘only remaining

element of countryside in a number of views from this part of the WHS’. It goes

on to conclude that built heritage attributes which convey the OUV of the WHS

would be significantly modified (by development within their setting) and that

the overall scale of change would be moderate (in terms of the ICOMOS

methodology). Also when combined with the very high significance of the WHS

attributes, the moderate scale of change would result in an overall adverse

impact in the large to very large ICOMOS category; although the proposal would

not result in any material changes to the WHS itself, the inspector therefore

concludes that in terms of the NPPF, the harm would be less than substantial.

In the same appeal the Inspector also refers to a site at Trevassack (a smaller

area within the proposed allocation) which has planning permission. He

concludes that the ‘sequencing and mix of Copperhouse WHS historic

development, in the area of, and indeed visible from, the site is much less clear

than is the case with the Penpol /appeal site area’.

This is an important distinction for the purposes of this Trevassack heritage

assessment and is in-line with the commentary and assessment already

17

provided; in that the allocation area within the wider setting of the WHS, makes

a minor contribution to the importance of the WHS, and using the ICOMOS

methodology (and in comparison with the above appeal) the scale of change

would be minor (e.g. slight change to setting). In terms of overall adverse

impact of the allocation it is considered that it would tend towards slight to

moderate, using the ICOMOS methodology.

The effects of the development of the land, (notwithstanding it is

currently a large undeveloped area) as set out above would potentially have a slight to moderate impact on the importance of the setting of the WHS and its constituent elements that contribute towards its

Outstanding Universal Value (OUV), the potential for any harm is considered to be slight to moderate harm, and less than substantial.

Landform, topography, separation from the significant WHS attributes, and lack of, or, limited connection with intangible historic interest and

narrative of the assets, leads to this conclusion


The proposed allocation is adjacent to the Hayle Conservation Area, however as

with the WHS designation (which covers a broadly similar area). Due to

topography and the nature of the existing built environment the proposed

allocation is not visible from key areas within the Conservation Area including

the Copperhouse, Foundry and Penpol areas, and only has limited direct

connections to its historic narrative and context. The main rail-line and

embankments also acts as a clear barrier providing separation between the

industrial settlement of Copperhouse and the proposed allocation area on

existing farmland. Furthermore the important valley landscape in the Penpol

area would be retained open and undeveloped ensuring the setting of the more

sensitive part of the Conservation Area is retained. In summary it is considered

that the proposed allocation is unlikely to impact on the significance of the

Conservation Area.

The effects of the development of the land as set out above would

potentially have a negligible to slight impact on the importance of the Conservation Area, and the potential for any harm is also considered to be negligible.

Millpond Scheduled Monument

The proposed allocation is located on higher ground around 400 metres to the

south and south east of the scheduled monument. Due to distance and topography the proposed allocation is not visible from the Penpol area in which the scheduled monument sits, and has no direct connections to its historic

narrative interest and context. The location of the allocation does not encroach

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on and therefore protects and retains the Penpol valley setting of the Mellanear Stream along which the scheduled monument sits, and which is important to its

immediate setting. Furthermore a green buffer area is proposed in the Penpol area which would ensure the setting of the Millpond is retained.

The effects of the development of the land as set out above would potentially have a negligible impact on the wider setting and

importance of the Scheduled Monument, and the potential for any harm is also considered to be negligible.

Disused railway bridge Phillack, Scheduled Monument & grade II listed,

and Black Road causeway, Black Bridge & World War II reservoir,

Scheduled Monument & grade II listed

Due to distance, topography and existing built development the majority of the

allocation is not visible from either of the assets and has no direct connections to their historic narrative interest and context. A small area at the south of the

allocation which already has planning permission is the main visible area; however this area is framed by existing development to the east.


potentially have a negligible impact on the wider setting and importance of the Scheduled Monument, and the potential for any harm is considered to be negligible.

Grade II listed milestone

The milestone is on the north side of the High Lanes road which runs east to

west through the middle of the proposed allocation site. It is located set back on

the narrow verge and is partly concealed by the hedge and plants. The High

Lanes road will continue to be a well-used route with the proposed allocation and

traffic flows will increase. However it is likely that the milestone would remain

untouched in its original position as other highway infrastructure within the

wider urban extension will create capacity for increased traffic. There will

however be increased traffic along this route and the character of the road will

change and will feel more enclosed with development taking place on the

northern edge of the road, and the scale and nature of existing junctions and

hedge lines is likely to be altered.


potentially have a moderate impact on the importance of the Milestone, although the potential for any harm is considered to be less than substantial.

19

Listed Buildings

Below is a summary in terms of potential for any impacts on key listed buildings

in proximity to the allocations or within the wider Hayle setting. Fig xx shows the

location of listed buildings in relation to the proposed allocation. (Tables

summarising impacts on all listed buildings and structures within Hayle (from

parts of the allocation) can be viewed online for the following application No’s

PA15/03787 & PA16/00501, within their respective heritage impact

assessments)

Phillack Church, Riviere farm buildings have some visible connection to the

proposed allocation, however due to distance, topography, the existing built

form and the shallow nature of the slope rising south that the allocation sits on;

it is considered that the allocation would have a negligible to slight impact, in

terms of views out from the assets, visual and physical inter-relationship

between the sites, and the lack of direct interrelation of historic narrative

interest and context.

Riviere House & Riviere Cottage have a limited visible connection to the

proposed allocation due to distance, topography, the existing built form and the

shallow nature of the slope which rises south that the allocation sits on; it is

considered that the allocation would have a negligible to slight impact in terms

of views out from the assets, visual and physical inter-relationship between the

sites, and the lack of direct interrelation of historic narrative interest and

context.

St Uny Church & St Elwyn Church have no clear visible connection to the

proposed allocation area due to distance, topography, and the existing built form

and the shallow nature of the slope rising south that the allocation sits on, it is

considered that the allocation would have a negligible to slight impact, in terms

of visual and physical inter-relationship between the sites, and the lack of direct

interrelation of historic narrative interest and context.

No 21 Sea Lane & No 42 Bodriggy Street (Bodriggy House) grade II*,

Ansley Villa Grade II listed building, Wesley House grade II listed

building and garden walls & Bodriggy Villa grade II listed house

The above listed buildings are all in closer proximity to the proposed allocation

located to the north on the other side of the rail-line embankment, apart from

Bodriggy Villa which is to the west of the site. Due to the presence of the main

rail-line embankment which provides separation and clear barrier between the

existing built form and the fields in question, combined with the shallow rising

ground of the allocation, ensures that to the proposal has no visible connection

to the assets. Furthermore, existing development south of the rail-line and west

20

adjoining the proposed allocation (including the immediate setting of Bodriggy

Villa) continues the urban character up to High Lanes road which is then more

urban edge in character. These factors would act to lessen any impact that

development would have on the local setting and character of the assets in

question. It is considered that the allocation would have potential for a slight

impact on the wider setting of the assets.

The Beeches grade II listed house, Trepenpol grade II listed house &

Netherliegh grade II listed house

The three listed buildings are more substantial detached houses to the north

west of the eastern extent of the proposal, west of Barview Lane. Their urban

edge location is an important aspect of the setting of the assets. The proposed

allocation to the south and east is on rising ground and would not be visible from

the assets due to their distance and topography. It is considered that the

allocation would have a slight impact on the wider setting of the assets. The

future direction of growth area, while closer in proximity at its north western

extent, is still separate from the listed buildings due to existing more recent built

development.

Wheal Alfred Farmhouse grade II listed, Count House Farmhouse grade

II listed & Treglistan Farmhouse grade II listed

The three listed buildings are located to the south of the proposed allocation and south of the A30 road which acts as a clear barrier separating the allocation

proposal and the existing built area of Hayle with open countryside to the south. The closest listed building is approx. 350 to 400 meters from the southern edge

of the allocation with the furthest being nearer 800 metres. Due to topography and the A30 road cutting the proposal has no visible connection to the assets and the assets have a countryside setting which is unlikely to be impacted by

development of the allocation. It is considered that the allocation would have a negligible impact on the wider setting of the assets.

Other designated and undesignated assets

There are numerous other designated and non-designated assets in Hayle. This

report has reviewed the important known assets in proximity of within the wider

setting of the proposed allocation. Other assessments have previously assessed

any impact on the other assets in Hayle in relation to two areas within the

proposed allocation. The conclusions of those assessments found either no, or

negligible to slight impact to the other assets not listed here. These assessments

are not duplicated here but can be viewed in relation application No’s:

PA15/03787 & PA16/00501.

21

Step 4

Consider maximising enhancements and avoiding harm The Council has considered the availability of other alternative sites within its

Urban Extension Assessment2. That assessment identified a limited number of

available sites that could deliver growth for Hayle, with other areas being

discounted due to a range of factors including physical, environmental and

infrastructure constraints as well as availability and deliverability issues. The

conclusion of that assessment found that the area south of Hayle up to the A30

as being the most appropriate area to deliver the housing target for Hayle which

is set out within the Local Plan (to meet an evidenced need). For the purposes

of this assessment therefore there are no other reasonably alternative available

sites that could deliver housing to meet the target for Hayle.

This assessment in line with the other HIA’s that have been referenced finds

potential for negligible to slight harm on the setting of the WHS and Hayle

Conservation Area, as well as some key listed buildings. With these conclusions

leading to slight harm (which is less than substantial in NPPF terms) the report

does not go on to list detailed enhancement measures or recommendations to

avoid any potential negligible to slight harm to assets. In this respect the main

recommendations of this report are for the masterplan process to be the

appropriate vehicle to set out these detailed heritage led design measures and

consideration. Some key issues and recommendations are set out however in

section 5 to inform the Site Allocation policy and subsequent proposals.

Step 5

Determine whether the proposed site allocation is appropriate in light of

the NPPF’s test of soundness The Council has identified the need to provide additional housing and

employment growth for Cornwall within its Local Plan. It identifies the

objectively assessed need to plan for an additional 52,500 new homes within

Cornwall over the plan period from 2010 to 2030. The Local Plan3 details the

distribution of this housing growth throughout the County, to address housing

need and demand, as well as supporting the wider economic strategy for the

future of Cornwall, and those towns that contributes strategically to the economy

of Cornwall.

Hayle has been identified to deliver an additional 1600 new homes over the plan

period, with this distribution target being strongly influenced by a range of

factors and constraints within the natural and built environment. The historic

2

3 accessed on https://www.cornwall.gov.uk/allocationsplanCornwall Local Plan Strategic Policies – 2010-2030 – proposed submission (March 2014), Schedule of Focused changes (September 2014) and Schedule of further significant changes

(January 2016) Combined Document – January 2016

https://www.cornwall.gov.uk/allocationsplan

22

environment plays an important role within these constraining and influencing

factors over the level of growth for the key towns within Cornwall, and is

expressed in the preamble to policy 2 of the Local Plan at paragraph 1.24.

This paper and the preceding assessments that are referenced within it that

assess the historic environment and assets, have informed the Cornwall Site

Allocations Development Plan Document (DPD).

The other relevant HIA’s referenced in this report along with this report, and the

comparison of the recent appeal at Penpol, have assisted in concluding that the

impacts arising from development of the proposed allocation area would give

rise to less than significant impacts, when assessed against the tests set out

within paragraphs 132-135 of the NPPF, as any potential for harm was concluded

to be negligible to slight for the setting of important assets of the WHS, the

Hayle Conservation Area, and a number of listed buildings.

In accordance with the requirements of the NPPF, the importance of the historic environment have been considered fully with regard to the land at Trevassack,

including the setting of any heritage assets (para 129, 132-135 of the NPPF) and has followed the Guidance from Heritage England on: The Historic Environment in Local Plans; The Setting of Heritage Assets; and, The Historic Environment

and Site Allocations in Local Plans. The Icomos Guidance on Heritage Impact Assessments for Cultural World Heritage Properties January 2011 has also been

referred to.

Consideration of wider sustainability benefits

Paragraph 134 of the NPPF requires that where less than significant harm to the

historic environment would potentially occur, it is appropriate to balance the less

than significant harm identified above against public benefits of any proposal,

including securing an optimal use of land:

The allocation of the land identified would generate significant benefits to the

wider public and community. There is a high demand and need for housing,

including large numbers of affordable housing.

The allocation of land that can deliver additional housing, and which incorporates

an appropriate provision of affordable housing can clearly meet a primary need

within the wider community for housing and affordable housing. It can also

contribute to the sustainable growth of local communities and secure housing in

locations where the Council’s economic strategy is indicating a provision of

employment growth to contribute towards the future strong economy of the area

and of Cornwall as a whole. Hayle is a regeneration priority in West Cornwall and

has also recently been designated an Enterprise Zone.

Delivering housing in locations where there is a focus for employment growth

can help encourage economic investment within towns and helps to reduce the

need to travel to work, and the need to use the car, improving opportunities for

23

making use of public transport. This is clearly a benefit in an area with transport

infrastructure constraints, where reducing the number of cars on the local

network can generate improved environmental conditions. More specifically the

allocation area in the longer term would enable a new junction to be delivered

on the A30. This is an important element of the long term strategy for Hayle. A

current access to the A30 is threatened by sea level rise and coastal erosion.

Provision of a new junction will enable two access routes to be retained as

modelling had shown that the town could not function with one.

Although temporary initially, the construction of additional dwellings will provide

additional economic benefits for local construction contractors and suppliers,

providing additional employment opportunities for skilled and non-skilled labour

during construction phases. Additionally it adds associated benefits in the longer

term, arising from increased demand for the maintenance and adaption of

property, land and open spaces. All of these have a direct input into local

employment and the local economy and of Cornwall as a whole.

These clear benefits to the wider community are evidenced clearly within the

Local Plan in directing levels of housing and employment growth across the

towns of Cornwall and to Hayle specifically.

Furthermore, the site in question also benefits from being well located adjacent

to an existing neighbourhood with a good level of services and facilities, such as

primary and secondary schools, supporting the aim of delivering sustainable

communities. The development of the site could also offer the opportunity to

deliver further facilities (e.g. public open space) that the new and existing

communities could make use of. The site is relatively flat and slightly sloping in

places and has no identified physical barriers to development, which supports its

deliverability. Moreover the site is not within a prohibitive flood zone, or a SSSI,

AONB, etc.

In balancing these identified and significant wider benefits with the less than

substantial harm highlighted (as demonstrated by the slight to moderate

impacts under the ICOMOS methodology), it is considered that on balance, the

significant wider benefits outweigh the potential impacts arising from

development of the land (resulting in less than substantial harm), and subject to

the mitigation measures and recommendations highlighted within this paper.

Policy Recommendations

It is considered that any allocation should include policy wording that addresses

the need to properly mitigate potential for impacts on the Historic environment

as set out within this paper. This paper and the evidence that sits within it will

be made available to the public and to developers to refer to in preparing any

development proposal for this land in accordance with paragraph 141 of the

NPPF and the key points are highlighted below for ease of reference:

24

For the historic assets set out below, it is recommended that the

following points are specifically referred to within either an allocations

policy, the supporting text of the Site allocations DPD, or that an

allocations policy should refer to the recommendations set out within

this paper.

Proposals should refer and have regard to the following documents:

WHS Management Plan

Hayle CSUS report

The following recommendations should be adhered to:

Proposals should seek to retain the green hinterland backdrop to the

Trevassack area, i.e. careful attention should be paid to ensure thatproposals do not intrude the skyline

Employment proposals within the urban extension should be appropriate

in scale ensuring they do not intrude the skyline and green backdrop tothe south of the allocation, or impact on the setting of the WHS urban

edge in the Penpol area. Any highways implications along High Lanes need to protect and conserve

the location of the grade II listed milestone

Recommendations within the CSUS report should be considered e.g.character based principles for regeneration

Good design led by local character and sympathetic architectural

approaches;

Protection of the trees and retention of hedgerows where possible

Careful selection of materials and colour pallets

Conclusion Having balanced the potential for less than substantial impacts on the Historic

environment from developing the land at Trevassack, against the significant

wider benefits to the public as discussed above, it is recommended that the

allocation is appropriate to proceed for further consultation within the Cornwall

Allocations Document with relevant policy guidance on heritage issues.

25

References Historic England – The Historic Environment in Local Plans – Historic Environment

Good Practice Advice in Planning:1 – March 2015

Historic England – The Setting of Heritage Assets – Historic Environment Good

Practice Advice in Planning:3 – July 2015

Historic England – The Historic Environment and Site Allocations in Local Plans –

Historic England Advice Note 3 – October 2015

National Planning Policy Framework – March 2012

National Planning Policy Framework: technical guidance – March 2014

ICOMOS Guidance on Heritage Impact Assessments for Cultural World Heritage

Properties – January 2011

www.heritagegateway.org.uk

Cornwall Council Sites and Monuments Records (SMR)

Cornwall Council Heritage Desk Based Assessment of DPD Allocations sites-

Cornwall Historic Environment Service – N Cahill – September 2015

Cornwall Local Plan Strategic Policies – 2010-2030 – proposed submission (March

2014), Schedule of Focused changes (September 2014) and Schedule of further

significant changes (January 2016) Combined Document – January 2016

Hayle Urban Extensions Assessment: https://www.cornwall.gov.uk/planning-and-building-control/planning-policy/adopted-plans/cornwall-site-allocations-dpd-examination-library/

Cornwall & Scilly Urban Survey report 2005

The Outstanding Universal Value (OUV) of the Cornwall and West Devon Mining

Landscape World Heritage Site , Area descriptions (A1 to A10)

Planning application ref: PA15/03787 Historic Environment Assessment:

Planning application ref: PA16/00501 Historic Environment Assessment:

Appeal Decision Ref: APP/D0840/W/15/3006077 Land South of St Georges Road,

Hayle

https://www.cornwall.gov.uk/environment-and-planning/planning/planning-policy/adopted-plans/place-based-plans/town-frameworks-background-papers/

https://www.cornwall.gov.uk/planning-and-building-control/planning-policy/adopted-plans/cornwall-site-allocations-dpd-examination-library/

Documents

Trevassack HUE1 - Cornwall Council