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141127 | Details on Walker Developments proposed Expansion to West Cornwall Retail Park

Via email from Richard Walker

Nanpusker Link

The Cornwall Highways have approached us to see if we were prepared to make land available up the eastern boundary of the Rugby Club site for a road to link Marsh Lane with Nanpusker Road. Our scheme in fact shows a service road up this boundary this road and our service area could be used also to deliver that link. There are obviously benefits with this possibility for Angarrack especially for the future with the planned expansion residentially for Hayle to the south with all that potential traffic only able to get out via Guildford Road or Nanpusker Road to avoid the double mini roundabout junction at Carwin Rise. This link would provide a means of access and egress over and above the current situation which would reduce the possibility of vehicles coming through Angarrack at times of the day when congestion was greatest.

Changes to Plans

Our plans for the Rugby Club are as they have always been and most importantly for Angarrack residents do not involve the pedestrian prioritisation of Marsh Lane from the service entrance at the back of the West Cornwall Retail Park just off Loggans Moor roundabout as far as the point beyond the access to the industrial estate. This idea will cause absolute mayhem for traffic. Our proposal is to leave Marsh Lane as it is but also to add and additional left turning lane for people wishing to get to Angarrack when they come to the existing roundabout to reduce congestion at busy times.

Housing

This was raised by a member of the public at the Cranford public meeting. The lady put forward the idea that if the Cranford retail application was not approved would residential go there instead. I don't think anyone believes that that is a serious possibility given the Flood designation of the area.

The Rugby Club Detailed or Outline

The current application is in outline to seek approval for the principle of retail development on the Rugby Club site. The reason for this is because we are working with the owners of the existing retail park IM Properties and would if consent was granted then submit a detailed application in conjunction with them which would deliver the integration of the existing park with the new extension on the Rugby Club site. The benefits of this would be shared and much increased parking to get cars into the combined site and off Marsh Lane. Much greater levels of linked trips between the two retail areas would be achieved with people parking and not getting in their cars to go and visit other retail units as they would if they had to go across the road to the Cranford proposal. Please see attached the presentation that was made to the Strategic Planning Committee yesterday.

Hopefully the above addresses your questions but if there is anything further please do not hesitate to make contact.

Kind regards

Richard Walker

Richard Walker
Director
Walker Developments (SW) Ltd

 


via OCR - please check original

 

REDEVELOPMENT PROPOSALS FOR HAYLE RFC

New Retail Park adjoining the West Cornwall Shopping Park Hayle RFC, Memorial Park, Marsh Lane and Club Relocation Delivering new investment, sports and community uses in Hayle

THE PROPOSAL

• Outline application for circa up to 170,000 sqft of retail, restaurant and cafe uses at Memorial Park directly next to West Cornwall Shopping Park

• The relocation site for new Rugby Club has already got consent at Carwin Rise/Connor Downs road

• The retail development will ensure that the club relocation can go ahead

The Proposal

PLANNING HISTORY

• Previous proposal by ASDA for this site – Their preferred location.

• Established retail trading position and close to A30 and Hayle.

• Linked trips with existing retail park.

• Application refused October 2011 but Rugby Club Relocation site minded to approved at same Committee subject to S106 relinquishing existing use on Memorial Park. Consent granted June 2013.

• ASDA subsequently agreed terms on the South Quay site as consent was granted there, opened this week 3 years later.

• Its a prime retail location and we believe there is a presumption for an alternative use.

Planning History

SPORT, RECREATION & COMMUNITY BENEFITS (already has planning consent)

PROPOSALS FOR CARWIN RISE

Bars/function rooms, kitchens, club/committee rooms, gym, 6 changing and match officials, kit/equipment & maintenance store; 150 seat covered stands, 90 space car & bus park, 2 senior floodlit pitches, training and junior playing zones.

CREATION OF LANDSCAPE HABITAT

• native tree & shrub planting along A30

• new hedge banks & tree planting

•Provision of SUDs increasing habitat

NOT JUST A RUGBY CLUB – A Community Facility

Up to 1500 use this facility at different times. Senior, junior , mini’s rugby, County rugby matches Hayle runners / West Cornwall concert band / Hayle in Bloom / Cricket Club / Surf life saving club /Bingo /Dance groups /functions for local community / Friday night youth disco.

£4m Sports & Community Investment

SPORT, RECREATION & COMMUNITY BENEFITS

THE RETAIL APPLICATION AT MEMORIAL PARK

• It is an OUTLINE application with all detailed matters reserved (finishes, layout, landscape etc) with the exception of access to the site.

• The detail will be dealt with as part of a Reserved Matters application (detailed application)

This is because:

1. We want to establish the principle of development first.

2. We want to optimise the relationship with the existing Shopping Park.

3. We are currently investigating with the Council other Transport Strategy benefits our scheme can bring – the potential of a Link Road onto Nanpusker Road.

THE SCHEME IN MORE DETAIL

· 9 to 10 retail units - total retail floor area ... Approx’ 14,600 sq m (157,000 sqft)

· 3 cafe/restaurant units ... Approx’ 950 sqm (10,000 sqft)

Car Parking … 596 gross car parking spaces, comprising…

· 528 standard spaces

· 5% will be disabled access spaces;

· 3.5% will be parent & child spaces

· 68 employee spaces

· 26 customer cycles spaces

· 10 motor cycle spaces

ILLUSTRATIVE SITE PLAN

ILLUSTRATIVE SITE PLAN

ILLUSTRATIVE ELEVATIONS

ILLUSTRATIVE ELEVATIONS

Appearance

Rainscreen cladding; dark grey - echo Cornish slate highly engineered finish

Facing concrete block work making reference to the existing park & provide a contrast in finishes North facing elevation

• Dark panels give development own identity

Large areas of aluminium shop front glazing ,providing active frontages

• Glazed canopies – weather protection South facing elevation

ILLUSTRATIVE 3D VIEWPOINTS

ILLUSTRATIVE 3D VIEWPOINTS

View from the access to the development from Marsh Lane

View from the existing West Cornwall Shopping Park

ILLUSTRATIVE 3D VIEWPOINTS

ILLUSTRATIVE 3D VIEWPOINTS

HIGHWAYS BENEFITS

Improvements/changes to:

Loggans Moor Roundabout

• signalised • at grade foot crossing

• additional lanes

• speed reduction signage Marsh Lane

• new off road bus stop

• lane widening

• change roundabout to a signal junction

 

• Parking advance direction signageHIGHWAYS BENEFITS

NANPUSKER LINK

 

 

Currently being investigated with Cornwall Council

NANPUSKER LINK

Potential Nanpusker Road to Marsh Lane Link Road

• Helps relieve the Carwin Rise double mini roundabouts

• Helps provide capacity for future residential growth to the south of Hayle

• Potential to provide an alternative HGV route to Guildford Industrial Estate

POTENTIAL INTEGRATION WITH WEST CORNWALL SHOPPING PARK

POTENTIAL INTEGRATION WITH WEST CORNWALL SHOPPING PARK

Footpath Link Industrial Estate West Cornwall Shopping Park

The potential for only one shared access being required

Footbridge

BENEFITS WITH LOCATION DIRECTLY ADJACENT WEST CORNWALL SHOPPING PARK

BENEFITS WITH LOCATION DIRECTLY ADJACENT WEST CORNWALL SHOPPING PARK
BENEFITS

• Creates one larger integrated retail park with good safe pedestrian connectivity – linked trips

• Shared car parking

• Cars and pedestrians travel between the retail units are off Marsh Lane (the HIGHWAY network)

• Is close to and can use the existing pedestrian connections as the shopping park including the footbridge

• Marsh Lane’s road form remains as is, suitable for all modes and uses (retail and industrial)

SCHEME BENEFITS

• SPORT, RECREATION & COMMUNITY – A new purpose built and state of the art rugby club for Hayle RFC and the community groups and bodies that use it. Fully compliant with the objectives of the NPPF supporting local strategies to improve health, social and cultural wellbeing.

• HIGHWAYS – Improvements to the Strategic & Local road networks at Loggans Moor and Marsh Lane; a new bus stop and pedestrian and cycle links in the locality. Cornwall have improvement scheme for the Carwin double mini roundabouts which links with our proposals.

• HIGHWAYS – The potential for a Nanpusker Road link to help with future residential growth and to help relieve the Carwin Double mini roundabouts. Currently being tested by the Council, we will deliver the land necessary.

• HIGHWAYS - No vehicle or pedestrian cross visitation back onto Marsh Lane.

• HIGHWAYS – Removal of the Sunday car boot sale (currently creates up to 1000 car movements).

SCHEME BENEFITS CONTINUED

• EMPLOYMENT – Creation of up to 600 jobs (part time and full time), retail and construction at retail park, construction at the new rugby club. Continuing dialogue with Ian Richards of Job Centre Plus.

• INVESTMENT IN THE TOWN and LOCALITY – In the form of a financial contribution to help improve the two centres. Could be signage, town centre managers, information boards about the town centre. Improving pedestrian access and traffic calming to Angarrack.

• NEW RETAIL TO HAYLE AND WEST CORNWALL – This could include a number of brands not already present at the existing Shopping Park.

• BROWNFIELD and INFILL SITE – it is Brownfield (more preferable than Greenfield) and is bound by development.

• EXISTING RUGBY CLUB SITE – No impact on flooding and no impact on wildlife – there will be wildlife creation at the proposed new Rugby Club.

DELIVERY OF THE PROPOSALS

• Upon consent immediate submission of the detailed scheme.

• Hayle RFC ready to relocate to the new site and occupy temporary buildings if necessary.

• New artificial 4G surface will enable use within 6 months of construction and laying.

SUMMARY

• The existing site at Memorial Park is ideally located to be a rational extension to the existing West Cornwall Shopping Park

• The retail scheme secures the investment in a sporting facility for Hayle and provides a base for many of the community groups that use it

• There are highways improvements to Loggans Moor, Marsh Lane, pedestrian and cycle improvements

• The potential Nanpusker Road Link to assist Cornwall with their future strategic highway improvements• The proposal will improve shopping choice for the people of Hayle and West Cornwall with the addition of national brands

• The proposal will create significant job opportunities for local people

• A significant financial contribution to Hayle town centres (to be invested at the direction of the Town Council) and to improved traffic calming / pedestrian access to Angarrack

• Over 400 letters of support including from Angarrack Residents and IM Properties, owners of the West Cornwall Shopping Park and no letters of objection from members of the public

AttachmentSize
Presentation SPC final.pdf2.87 MB

Book page

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