Hayle Growth Area Masterplan : Consultation Document
The Creation of a New Neighbourhood
September 2019

Contents

1. Introduction
2. Consultation
3. The Vision
4. The Concept Masterplan
5. Delivering Infrastructure
6. Green Infrastructure
7. Delivering Employment Space
8. Creating Better Townscape
9. Next Steps

Foreword by Hayle Town Council

This Masterplan Consultation Document is an opportunity to inform the
way our town develops in the future. While the Hayle Growth Area will
be built over the next 10 / 20 years, it is vitally important that we have
a comprehensive plan for the area now. This will help ensure that we
can plan for the right community infrastructure and influence the new
homes, employment space and open spaces that will be created.

Hayle Town Council has worked closely with Cornwall Council in
preparing this consultation document. This is the first draft of the
Masterplan and we are at a stage where we would like your views,
before progressing further.

We hope that you take the opportunity to attend one of the exhibitions
in the town on 13th and 14th September 2019, and also make
comments, online or by post.

Your comments will help ensure that the final Masterplan document
for the Hayle Growth Area reflects the aspirations of Hayle’s residents,
which will help to create a high quality, sustainable new neighbourhood
for the town.

1.0: INTRODUCTION

This document sets out emerging proposals for the future long term development of a new neighbourhood on the southern edge of Hayle, setting a framework within which future planning can be based upon. The development of this masterplan offers the opportunity for the Town Council, residents and Cornwall Council to take a proactive approach to how it believes development in this area should come forward. To support the development of the masterplan, Hayle Town Council and Cornwall Council would like your input, which can help influence the final document:

The consultation is from 2 September to 14 October 2019.

We are keen to receive your thoughts and ideas on any aspect of the document, although there are also some specific questions through the document that you are welcome to answer. Paper copies of the document are available to view at the following locations:

Hayle Library. 43 Commercial Road, Hayle. TR27 4DE.

Hayle Town Council, Hayle Community Centre, 58 Queensway, Hayle. TR27 4NX.

Cornwall Council, Dolcoath Office, Camborne TR14 8SX

You can provide your comments by:

• Responding online at www.cornwall.gov.uk/hayleplan
• Email: delivery@cornwall.gov.uk
• Post to: Hayle Masterplan Consultation, Sustainable Growth & Innovation, 1st Floor, Dolcoath Avenue, Camborne. TR14 8SX.
• Handing in at the above locations
• Attend an exhibition in the town in the Passmore Edwards Institute, 13-15 hayle Terrace, Hayle TR27 4BU on 13 September 10am till 4 pm and 14 September 10am till 1pm

If you have any questions and would like to talk to the Delivery team you can contact us on 0300 1234 151

2.0: BACKGROUND

The location of the development to the south of Hayle was
established through a planning policy document, the Cornwall Site
Allocations Development Plan Document (DPD), which establishes
strategic locations for housing and commercial growth (Figure 1 sets
out the strategy map from the Allocations DPD). To meet housing
demand and population changes, around 600 new homes are
required to be built in Hayle between now and the year 2030.

The new development at the south of the town will be built in
phases over a very long time frame i.e. the next 10 / 20 year period.
Development will occur in the east of the site first with later phases
further west. Having a plan for the development to follow over the
years will ensure a comprehensive and coordinated development,
with the necessary infrastructure planned for from the start.

Set within this context, Hayle Town Council and Cornwall Council
wants to set out how development within this location should come
forward; with the ambition of enabling a step change in the quality
of development being built, and maximising benefits to the wider
community.

So far the process of preparing this draft masterplan has involved
meetings and workshops with Cornwall Council officers, Hayle
Town Councillors and local land owners to understand all the issues
and explore how best to deliver a comprehensive scheme that is
under multiple ownerships. The aim is to avoid piecemeal ad hoc
development occurring and instead focus on creating a high quality
comprehensive new neighbourhood.

The final masterplan will be adopted by Cornwall Council and will
be used as guidance, when considering future planning applications
for the land in question. Figure 1. Shows the development sites in
Hayle. The focus of this masterplan is on the southern area of land
highlighted in red up to and adjoining the A30 road.

3.0 THE VISION

HAYLE URBAN EXTENSION MASTERPLAN

4.1 A30 LONG TERM JUNCTION LOCATION OPTIONS

In the long term a new junction on the A30 will be required. Below are two options for its location along with some considerations. More assessment work is required, but the masterplan will need to safeguard both options.

[Figure 3 : Masterplan option 2 :Tolroy A30 junction Figure 4: Masterplan

option 2 : High Lanes A30 junction
Option 1 Tolroy: Option 2 High Lanes:

Figure 3 : Masterplan option 2 :Tolroy A30 junction

Different topographical levels mean a new junction in this location would
require slips off the A30 and possibly a replacement bridge over the A30.
• Would enable good access from the A30 to proposed new employment space
along the A30.
• Would enable HGV’s to avoid Hayle town centres when accessing the B3302
road to Helsto

Figure 4: Masterplan option 2 : High Lanes A30 junction

Central location in new development area which is relatively flat, and would
enable a new roundabout junction directly into the new development
• Would enable good access from the A30 to proposed new employment space
along the A30.
• Would enable HGV’s to avoid Hayle town centres when accessing the
B3302 road to Helston ( the new development area Main Street will be of an
appropriate capacity and access on to Mellanear Road to the west)

4.2 PRIMARY SCHOOL LOCATION OPTIONS

Below are two potential locations for a new Primary School that will be required. The next stage of the masterplan will need to determine a preferred location.

Figure 5 : Primary School sub- option 1 location

Located next to existing Hayle Football ground enabling
larger sports pitch facilities linking with new school pitch;
• Good access from surrounding area
• Located adjacent to new main street
• Potential for noise from the A30 and new main street may
need consideration in layout and design

Figure 6 : Primary School sub- option 2 location

Located adjoining new local centre, potentially increasing
passing trade for any businesses
• Good access from surrounding area
• Set back from new main street

Question: Do you have any views or preference on the two possible
locations for a new school?

5.0 DELIVERING INFRASTRUCTURE

Critical to the sustainable development of the new neighbourhoods
will be the ability to deliver services and facilities for the new
(and existing) residents, whilst linking to and upgrading existing
infrastructure.

• Education: A new primary school will be built within the new
neighbourhood.
• Healthcare: Review opportunities to provide new health facilities
within the new development

• Highways: Create a new east-west ‘main street’ through the
development, as well as provide an opportunity to create a new
bus route, which will enable a better quality service for new and
existing residents

• Pedestrian & Cycle links: Creating a network of routes for
pedestrians and cyclists, providing new/improved recreational
routes through the development and out into the countryside,
as well as links to the new and existing employment sites, rail
station, primary schools, town centres and West Cornwall retail
park

• Parks & Play areas: Provide the opportunity for a significant
new multi-use green space for Hayle in the Penpol area in
the west; provide children’s play areas and open space, that
are linked to the pedestrian/ cycle network, so both new and
existing residents can easily access them

• Sports: Provide new sport pitches that new and existing
residents can utilise

• Drainage: Provide swales, attenuation ponds etc that ensure the
new development does not create any flooding issues; which
can also represent an ecological asset

• In the long term an opportunity to enable a new junction on the
A30 for Hayle, which will also be in response to future flood
events at the existing Causeway road at the west of the town.

• Sustainable Development : All proposals (commercial, leisure,
retail, education and residential) should be future proofed to
allow for energy efficiency, sustainable transport, inclusive
design and meet the requirements and policies within the
Cornwall Local Plan 2010-2030 and the Cornwall Design Guide
and will be looked at favourably with enhanced build quality
and sustainability beyond current Building regulations and
meeting BREEAM excellent.
Question: Are there any other community services
or facilities that the new neighbourhood should look to
incorporate / provide?

Image 3 : New health facilities Image 4 : New primary school Image 5 : New sports provision
Image 6 : New main street and connected street network Image 7 : New employment space integrated positively into the townscape
Image 8 :Example of a Local Centre/ Neighbourhood centre at Poundbury, Dorset providing a small shop and associated local services
HAYLE URBAN EXTENSION MASTERPLAN

5.1 MOVEMENT & CONNECTIONS

Figure 7 shows an indicative highway network and
hierarchy that any emerging scheme is expected to
deliver. The main principles are that;

• There is a “Main Street” that provides a link from
  Mellanear Road to Viaduct Hill, and future access
  onto the A30. This must be designed as a street,
  with enough room for buses to pass, on street car
  parking and positive building frontages along its
  length.
• A secondary & tertiary street network
  should provide the ability for looped routes
  and connections in to surrounding existing
  developments rather than cul-de-sacs. This will help
  provide a more connected town for pedestrians,
  cyclists and vehicles
• New development should create a network of
  routes for pedestrians and cyclists, by providing
  new/ improved recreational routes through the
  development and out into the countryside; as well
  as links to the new and existing employment sites,
  the rail station, primary schools, both town centres
  and West Cornwall retail park.

Question: Is there anything else that
should be considered in relation to
movement and connections?

Figure 8 : Plan showing the potential location of local and neighbourhood centre

5.2 NEIGHBOURHOOD & LOCAL CENTRES

• A new local centre would be provide a central point
  within the new development similar to a village
  centre. This could be focussed on the Primary
  School or public building (e.g. health centre)
• The main street could become a ‘linear’
  neighbourhood centre including local facilities like
  a local shop, café, offices, hairdressers etc. This
  would be a similar concept to Copperhouse but
  would not be a competing offer.
• Housing development around the local centre and
  neighbourhood centre would be of a higher density
  than outlying areas within the development

Question: What type of services &
facilities do you think should be provided
within a new neighbourhood centre
within the development?

6.0 GREEN INFRASTRUCTURE

Providing high quality Green Infrastructure throughout the new
development is a key aim in creating a new neighbourhood that
is an attractive place to live and work. Areas of multi-use Green
Infrastructure have multiple benefits from improving biodiversity;
improving sustainable drainage; and encouraging walking & cycling
and heathy lifestyles.

Figure 6 on the opposite page shows an indicative green
infrastructure and open space strategy for the masterplan. The main
features include:

• The potential for a new multi-use green space within the
  Penpol Valley area that provides access from surrounding
  neighbourhoods (including from existing neighbourhoods to the
  west at Trelissick and along Mellanear Road, where there is a
  lack of open space & play areas) and could include a number
  of features such as: natural play facilities, drainage ponds and
  swales, footpaths and improved biodiversity. The area could also
  include allotments, tree planting or a community orchard.
• The inclusion of green links across the development and smaller
  parks that provide wildlife corridors and integrated drainage
  features
• The provision of new sports facilities within the new Primary
  School site in the east which is in close proximity to the existing
  football pitches sports facilties
• The inclusion of street trees and Sustainable Urban Drainage
  systems should be included.
• The Building for Nature criteria and checklist will apply to the
  development area.
• Scheme proposals will carry out detailed ecology audits and
  surveys to identify the important ecological features. There will
  be no net loss of hedgebanks and ecological features across
  the site. Whilst hedgerow removal will be necessary in order to
  accomodate future development parcels, the new green space,
  street trees, wildlife corridors and urban small parks should be
  seen as mitigation features to replace, augment and reinforce the
  biodiversity. Comprehensive development planning is therefore
  essential.

Image 9 : Natural play facilities within an eco-valley park and new play areas Image 10 : Community orchards and growing areas
Image 11 : Hillside country park Image 12 : Wetland/ sustainable drainage and boardwalks
Image 13 : The creation of wildlife corridors : Sherford Image 14 : Sustainable urban drainage systems in parklan

Figure 6 : Landscape & footpath/ cycle access strategy

7.0 DELIVERING EMPLOYMENT SPACE

It is recognised that housing growth needs to be supported by
the growth in the town’s economic opportunities. The masterplan
proposes the delivery of new office space and industrial space,
predominantly in the west of the new neighbourhood alongside the
A30 road, while ensuring any employment uses are an appropriate
‘neighbour’ to adjacent housing.

The employment sites will offer an opportunity for inward investment,
as well as enabling businesses to grow. The development area
could provide up to 9,000 sqm of new high quality office space, and
up to 14,000 sqm of light industrial or storage & distribution uses,
with an aspiration for higher quality space, reflecting Hayle’s coastal
and estuary location and character.

Furthermore, in the long term with a new junction on the A30 it offers
an opportunity for HGVs accessing employment areas to the south
of the town and beyond to avoid having to go through the town
centres in Hayle.

Question: Is there anything else that should be taken into
consideration in delivering new employment space?

Image 15 : Illustrative masterplan overlay showing the employment areas next to the A30
1
2
1 2
Employment Area next to the A30
Mixed use area ( employment with residential )

HAYLE URBAN EXTENSION MASTERPLAN

8.0 CREATING BETTER TOWNSCAPE

The adjacent photographs on the top row show good examples of
local distinctiveness in Hayle which can be used as a guide for future
development. The photographs on the bottom row show examples of
how contemporary interpretation can be achieved.

It is important that the new development responds to and reflects
the unique character of Hayle to ensure that a sense of place is
reinforced. This could be done in the following ways:

• Respond and reflect the character of historic Hayle and enhance
the townscape with contemporary design if appropriate.

• Create a variety of building typologies and development densities
that reflect and enhance the grain of the existing town and help to
create a range of streetscapes. This will include;
Small houses on terraced streets
Larger houses on terraced streets
Semi detached villas on larger plots
Detatched houses in leafy suburbs
Mixed use ( shops/ offices/ houses/ apartments etc) streets in
the local and neighbourhood centres

• Integrated streets with a mix of all buildings types and a variety of
storey heights

• Use materials and architectural details that can be found in the
town e.g. render, stone, slate, etc.

• Use colour to help create variety to simple streets.

• If future developments are more contemporary, show how they
respond to the town’s character.

• Provide a variety of storey heights from small 2 storey terraces,
taller 2 storey terraces and houses, 2.5 storey terraces and
paired villas with rooms in the roofs and 3 storey focal buildings
at important junctions and nodes. There are limited number of 3
storey buildings in the town- the character is mainly 2 / 2.5 storey.

• Integrate high quality offices and industrial units into the street
scape.

• In advance of any planning applications, a Design Code for
the site will be required which will form the basis of any future
planning application(s).

Question: Are there any particular buildings, streets or places in Hayle which are good examples that you would like to see reflected within the new development area?

HAYLE URBAN EXTENSION MASTERPLAN

9.0: NEXT STEPS

Current 6 weeks consultation: 2 September to
14 October 2019
• Hayle Town Council & Cornwall Council review
consultation feedback and amend Masterplan later
this year
• Further engagement with landowners and key
stakeholders
• A final six weeek period of public consultation on the
masterplan – early 2020
• Cornwall Council and Hayle Town Council formal
adoption of the masterplan early 2020 to inform
subsequent planning applications

Question: Are there any other comments you would like
to make regarding this draft masterplan consultation?

HAYLE URBAN EXTENSION MASTERPLAN

If you would like this information
in another format please contact:
Cornwall Council, County Hall
Treyew Road, Truro TR1 3AY
Email: comments@cornwall.gov.uk
Telephone: 0300 1234 100
www.cornwall.gov.uk

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