SALTASH NEIGHBOURHOOD DEVELOPMENT PLAN CONSULTATION DRAFT - March 2018 Saltash Town Council Neighbourhood Plan Steering Group - Cornwall Council
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PS176.11.1 SALTASH NEIGHBOURHOOD DEVELOPMENT PLAN CONSULTATION DRAFT March 2018 Saltash Town Council Neighbourhood Plan Steering Group
2 Saltash Neighbourhood Development Plan—Consultation Draft February 2018
TABLE OF CONTENTS 15. IMROVED AND SUSTAINABLE CONNECTIVITY....... !
.................................................................................58
16. DELIVERY PLAN ..................................................67
17. MONITORING ....................................................77
PREFACE ................................................................... 5
18. GLOSSARY ..........................................................79
1. INTRODUCTION .................................................... 6
2. BACKGROUND..................................................... 10
3. SALTASH IN FIGURES .......................................... 13
4. THE VISION FOR SALTASH .................................. 16
5. SECURE A DIVERSE AND PROSPEROUS LOCAL ECONOMY
................................................................................ 19
6. REGENERATE THE TOWN CENTRE AND MANAGE OUT OF
TOWN SHOPPING.................................................... 21
7. CREATE AND SUPPORT SUSTAINABLE NEIGHBOUR-
HOODS .................................................................... 26
8. REVITALISE THE WATERFRONT ........................... 29
9. ENSURE A BALANCED RANGE OF QUALITY NEW HOUS-
ING .......................................................................... 31
10. PROTECT AND ENHANCE THE BUILT ENVIRONMENT
................................................................................ 35
11. ENHANCE THE NATURAL ENVIRONMENENT .... 46
12. MANAGE THE RURAL AREAS OF THE PARISH IN A SYM-
PATHETIC MANNER................................................. 49
13.MEET THE CHANGING DEMAND FOR HEALTH, EDUCA- PHOTO CREDITS
TION, COMMUNITY AND EMERGENCY SERVICES AND FA- Name Organisation
CILITIES.................................................................... 52
Western Web
14. MEET THE GROWING DEMAND FOR SPORT, RECREA- Steve Besford-Foster PlanSupport
TION AND LEISURE FACILITIES ................................ 55 David Orr David Orr Consulting
3 Saltash Neighbourhood Development Plan—Consultation Draft February 2018
4 Saltash Neighbourhood Development Plan—Consultation Draft February 2018
PREFACE BY CLLR DAVID YATES, CHAIRMAN OF SALTASH NEIGHBOUR- HOOD DEVELOPMENBT PLAN STEERING GROUP The Saltash Neighbourhood Development Plan has velopment Plan Document is of direct relevance, as it been created by the people of Saltash, though a Steer- allocates land locally for housing and industry (for ing Group made up of residents, local organisations and example Broadmoor Farm). Town and Cornwall Councillors, which reported to the While we have received much professional advice Saltash Town Council. and guidance, and must be in conformity with the Although the Town Council is the ‘accountable body’ senior documents referred to above, this Neighbour- responsible for the progress of the Plan, many hun- hood Plan began, and remains, a very much a dreds of residents have been directly involved, as have bottom-up perspective of the way that we want to many other stakeholders, including those working and see Saltash develop and prosper. Taking into account running businesses in the area, local landowners, those community views, we began with a Vision, and 11 who care about our environment and wildlife (by no Key Objectives, which we believe will receive wide- means all of whom are residents) and those providing spread support, and our set of planning policies flow services to our community. The Plan is based on the from these. feedback received from these people throughout the Finally I would like to thank the Steering Group, par- process, including a major survey carried out in 2015. A ticularly the core group responsible for writing the town the size of Saltash will rarely have an entirely Plan in detail. The Group have invested huge unanimous view, especially when decisions between amounts of their own time, entirely unpaid, to create alternative planning policies are at issue, but the discus- this Plan. sions, and on occasion disagreements, have been han- Now we look forward to a substantial community dled well to reach as close to a consensus view as can response to this Consultation Draft NDP, and beyond reasonably be expected. that to a successful Community Referendum later in We have benefitted throughout from the guidance and 2018. advice of professional planners from Cornwall Council. Their Neighbourhood Planning Officers, supported by the extensive material in their Neighbourhood Planning David Yates, Toolkit, have been an invaluable support. while in the Chairman, preparation of the draft and submission versions of the Neighbourhood Plan we were advised by consultants Saltash NDP Steering Group Steve Besford-Foster, David Orr and Tim Kellett in part funded through Locality. We also need to ‘fit’ in with the National Planning Poli- cy Framework and the Cornwall Local Plan. Below these the Saltash section of the Cornwall Site Allocations De- 5 Saltash Neighbourhood Development Plan—Consultation Draft February 2018
1. INTRODUCTION live, work, learn and visit. Inspectors, and the Secretary of State.
Why should we care? Well, if we are all involved, our
community’s creativity, energy and diversity can be
All the supporting evidence and documentation back-
Saltash is a thriving community, with lots of drive and released to make a plan that is fair, inclusive, and
backing this Neighbourhood Plan, including the Vision-
ambition to improve. Right at the ‘Gateway to Corn- well-balanced. So please get involved and get your
ing Workshops, Working Group Reports and many of
wall’, it has a unique waterfront setting, excellent views across!
the background studies referred to are available via
transport links, and with the great City of Plymouth just the Saltash Neighbourhood Plan website at plan4salt-
across the Tamar, it’s a desirable place to live, work, This is the ‘pre-submission’ draft of the Saltash ash.co.uk/ in the form of Portable Document Format
learn and visit. These give immense opportunities for Neighbourhood Development Plan. Please let us have (.pdf) files. These can be opened for reading and
prosperity through well balanced growth. your views on the Plan, highlighting anything in the printing using standard pdf compatible applications
But there are challenges: the affordability of housing, Plan that you think needs to be changed or which you such as Adobe Acrobat Reader DC and SumatraPDF, or
low wages, competing land uses, traffic and pedestrian support. Forms to make your comments on are avail- the built-in readers in Chrome and Windows 10.
congestion, the changing balance within our communi- able on the website (www.plan4saltash.co.uk) or
ty, and global environmental change to name a few. from locations where this when future planning ap-
plications in the Plan area are considered. This document is interactive. When reading the docu-
We need to take the opportunities and tackle the chal-
ment on a desktop or laptop computer, a tablet, or
lenges so that our present needs are met without
‘smartphone’, any references shown underlined in
harming the ability of future generations to meet their
Any feedback received on this Consultation Draft blue can be clicked upon to go to the relevant docu-
needs. That is the essence of sustainable develop-
Neighbourhood Plan will be carefully considered. ment or website. Similarly, the contents page is inter-
ment.
Changes will be incorporated if required before it is active in that clicking on each line will take the reader
The Saltash Neighbourhood Plan is the opportunity for formally submitted to Cornwall Council, the local through to the relevant section, to save scrolling ex-
everyone in the town to have a real say as to how sus- planning authority. cessively.
tainable development is done. It’s a new type of plan
that has come about from the Localism Act 2011 which Further consultations will be held, and If Cornwall
gives everyone who lives in a local area the democratic Council assess the Plan as being in compliance with Following this introduction, a summary profile of Salt-
right to be involved in drawing up the plan. the laws and regulations governing Neighbourhood ash and its community is given, identifying the issues
Plan making, it will arrange for the Plan to be as- to be addressed in the Plan. The overarching vision,
What’s more, when it’s written, the plan has to be sessed by an Independent Examiner. The Independ-
agreed through a local referendum, in which everyone aims and objectives of the Plan are stated and then it
ent Examiner will then recommend whether the Plan is divided into sections that are framed around the key
on the electoral roll gets a vote. If the vote is in favour, can go to a community referendum. At the referen-
the Neighbourhood Plan is ‘made’ in law and cannot be objectives. Each section then discusses the issues,
dum, all registered electors in Saltash, plus any in gives the actions (policies) considered necessary to
ignored when planning applications are decided by adjoining areas who are significantly affected by the
Cornwall Council, Planning Inspectors, or the Govern- deliver the aims of the Plan, with a reasoned justifica-
Plan, will be entitled to vote for or against the Plan. tion and reference to evidence that supports it, fol-
ment.
If the Neighbourhood Development Plan is support- lowed by notes on how the policy may be interpreted.
A Neighbourhood Plan can control the way that land is
ed in the referendum, Cornwall Council will formally Each section also includes Proposals and Projects,
used for housing, business, shops and leisure. It could
‘make’ the Plan. This will give it legal recognition as which do not have the status of formal planning poli-
also protect green spaces and influence the design of
part of the statutory local development plan for the cies, but indicate other actions which will help the de-
buildings and estates, tackle difficult issues and sup-
area. This means it must be considered when plan- livery of the Plan’s vision.
port the things that make Saltash such a great place to
ning decision are made by Cornwall Council, Planning
6 Saltash Neighbourhood Development Plan—Consultation Draft February 2018
To help identify the various policies a colour coded box system has been used:
Summaries of National Planning Policy Framework and the Cornwall Local Plan are given in a green colour box.
Saltash Neighbourhood Plan Policies are given in a peach colour box.
Additional information of significance is given in a blue colour box
Saltash Neighbourhood Plan Projects are given in a yellow colour box
7 Saltash Neighbourhood Development Plan—Consultation Draft February 2018
Figure 1: Saltash Neighbourhood Development Plan Designated Area. 8 Saltash Neighbourhood Development Plan—Consultation Draft February 2018
WORKSHOP & WORKING GROUP COMMUNITY VOLUNTEERS
Point of Contact – Ray Lane, Town Clerk Name Status/Representing
Andrew Wiiliams Resident—North Pill
STEERING GROUP Peter Ryland Chamber of Commerece, CiC STIG
Name Status/Representing Andy Rance CC Youth Worker
William Holman N&M Pill Landowners Consortium Richard Hall Resident
Cllr. David Yates Saltash Town Council Tunde Awe Resident
Cllr. Jean Dent Saltash Town Council Geoff Mawson Resident
Cllr Derek Holley Saltash Town Council Michael Griffin MA Griffin Associates (Hole Farm)
Cllr. Bob Austin Saltash Town Council Simon Walker Landrake and St. Erney N. Assocn.
Cllr. Lee Russell Saltash Town Council Sue Newell Landrake and St. Erney N. Assocn.
Cllr Richard Bickford Saltash Town Council Ken Martin Governor Saltash.net
Mike Finch Saltash Environmental Action Alex Sharpe China Fleet Country Club
Mike Hocking N&M Pill Neighbourhood Assoc’n Robert Taylor Persimmon Homes
Leslie Rust Latchbrook Neighbourhood Assoc’n Ian Broad North & Middle Pill Landowner Consor-
John Percil Latchbrook Neighbourhood Assoc’n
Denise Watkins Waterfront Residents Association Maggie Gee Resident
Gail Swift Pillmere Community Association Richard Fry Saltash Maritime Cadets
David Bennett SWRA and Essa Cycling Lizzy Sharpe-Asprey Saltash Heritage
Ian Taylor Port View Estate Jenny Wreford Engage Saltash Church Pastor
Jane Hamlyn Architect and Pillmere Resident DRAFTING TEAM
Name Status/Representing
PROFESSIONAL SUPPORT Cllr David Yates
Name Organisation Ian Taylor
Steve Besford-Foster PlanSupport Cllr Jean Dent
John Percil
David Orr David Orr Consulting
Mike Hocking
Tim Kellett Tim Kellett Urban Design
Mark Pearson Design Action David Bennett
9 Saltash Neighbourhood Development Plan—Consultation Draft February 2018
2. BACKGROUND Figure 2: SUSTAINABILITY PRINCIPLES SET OUT IN THE NATIONAL PLANNING POLICY
FRAMEWORK
The Saltash Neighbourhood Development Plan has
Social: Ensuring a strong, healthy and just society
been prepared in accordance with the Neighbourhood Economic: Achieving a sustainable economy
Planning Regulations 2012, the Localism Act 2011, the Environmental: Living within environment limits
Planning & Compulsory Purchase Act 2004, the Euro-
pean Directive 2001/42 on Strategic Environmental
Assessment and the EU Directive 92/43 on Habitats
Building a strong, competitive economy
Regulations Assessment. It is required to take into ac-
count the National Planning Policy Framework (NPPF)
Ensuring the vitality of town centres
and the adopted Cornwall Local Plan 2016. It should
also take into account the advice given in the National
Planning Policy Guidance (NPPG). Supporting a prosperous rural economy
The Neighbourhood Plan area was designated under
the 2012 Regulations on 11th January 2013. It covers Promoting sustainable transport
the entire administrative area of Saltash Town Council
(See Fig 1).
Supporting high quality communications infrastructure
At the heart of the NPPF is the ‘presumption in favour
of sustainable development’ identifying three interde- Delivering a wide choice of high quality homes
pendent roles – economic, social and environmental –
‘which should be a golden thread running through
both plan-making and decision-taking’.. This means Requiring good design
that planning strategies such as our Neighbourhood
Development Plan must help to deliver sustainable
development. This is often misunderstood as solely a Promoting healthy communities
‘green light’ for development, but in fact it means tak-
ing a very careful approach so that we can meet our
present day needs while not compromising the needs Meeting the challenge of climate change, flooding and coastal change
of future generations. The NPPF sets out sustainable
development objectives to which all planning must
respond (see Fig 2) Conserving and enhancing the natural environment
Conserving and enhancing the historic environment
10 Saltash Neighbourhood Development Plan—Consultation Draft February 2018Figure 3: SITE ALLOCATIONS DPD PROVISION FOR SALTASH
Policy SLT-UE1 Broadmoor Urban Extension
Enabling sustainable development is also the main pur-
pose of Cornwall Council’s Local Plan which aims to Site area: 89 hectares Allocation: Approximately 1000 dwellings
‘Achieve a leading position in sustainable living’….
through ‘a balance of decisions around economic, so-
Policy SLT-E1 Stoketon Cross
cial and environmental issues’. The Cornwall Local Plan
Strategic Policies document interprets the NPPF at a Site area: 8.5 hectares Allocation: Employment uses (B1, B2, B8)
county-wide strategic level, and so is the most im-
portant part of the town and country planning context
for the Saltash Neighbourhood Plan. As well as a range
Policy SLT-E2: Saltash Parkway – Safeguarded employment land.
of general strategic policies it includes specific objec-
tives relating to Saltash:
Policy SLT-E3: Moorlands Industrial Estate – Safeguarded employment land.
Objective 1 – Regeneration - Support the regenera-
tion of Saltash and Torpoint town centres.
Objective 2 – Jobs and Services - Improve the provi- Policy SLT-E4: Saltash Industrial Estate – Safeguarded employment land.
sion of and access to jobs and services (including pub-
lic services), considering the influence of Plymouth.
Policy SLT-E5: Tamar View – Safeguarded employment land.
Objective 3 – Affordable Housing. - Enable the provi-
sion of affordable housing.
Objective 4 – Transport - Support the improvement of We set our engagement strategy to achieve through a
public transport between the rural and urban areas. For our Neighbourhood Development Plan, all of the mix of travelling roadshows, drop in sessions, publica-
foregoing means that we must support the strategic tions, media attention, use of social media, and the
Objective 5 – Tourism - Improve Saltash as a tourism
development needs set out in the Cornwall Local Plan, involvement of community volunteers in the Stake-
destination through the promotion of its heritage and
including policies for housing and economic growth, holder group and Working Groups.
regeneration of the waterfront.
but we can also plan positively to shape and direct In spring and summer 2015 hundreds of local people
such development so that is in the right places, at the took part in a major community engagement period,
right time, and we can meet other local needs, while visiting our ‘roadshow’ out-and-about, the drop-in ses-
Sitting alongside the Cornwall Local Plan’s strategic protecting areas that we most value. sion for face to-face discussion, and taking part in a
policies the ‘DPD’ provides specific objectives and allo- large community survey. Various service providers and
From the outset, we recognised that for the Neigh-
cations of land to meet the identified strategic needs adjoining Parish Councils were also consulted. In au-
bourhood Plan to reach its full potential as part of the
of Saltash. The current version of the DPD (June 2017) tumn 2015 a community visioning workshop was held
statutory planning framework, and have real local
allocates and safeguards land as shown in Figure 3. to review the evidence, following which community-
credibility, it must be prepared by the community that
based Working Groups were set up to investigate, ana-
lives in, works in and uses the Neighbourhood, i.e. the
lyse and report on the themes of:
people of Saltash. Our aims were to ensure that all our
community’s creativity, energy and diversity was in- i Housing
volved in creating the Neighbourhood Plan. i Moving About
11 Saltash Neighbourhood Development Plan—Consultation Draft February 2018i Making Communities
i Invest, Work and Learn
This was followed by a further ‘visioning workshop’ for
Working Groups, Councillors and community volun-
teers, to bring the work of the Groups together and
agree the strategy going forward. A small drafting
group then set about preparing the Plan. The Working
Groups and Stakeholder Group have carried out sus-
tainability checks and drafted the policy and project
ideas that are in this Consultation draft of the Saltash
Neighbourhood Plan.
Saltash is a town of intensive community activity.
Many organisations provide services, facilities and
things to do. Where this involves planning for new de-
velopment, the Neighbourhood Development Plan can
enable such developments and set policies to ensure
that they are sustainable in nature. These include:
• Saltash Waterside Coastal Community Strategy
2016
• Saltash Community Interest Company Strategic
Plan 2006
• Saltash Station Project 2017
12 Saltash Neighbourhood Development Plan—Consultation Draft February 20188.9% of people live in health depriva-
3. SALTASH IN FIGURES 25.3% in admin and skilled trades
tion hotspots compared to 19.8%
compared to 22.9% across England
across England
As well as being in conformity with the NPPF and the
Cornwall Local Plan, the Saltash Neighbourhood Devel- Working age population is 10,125, or 10.3% in caring and leisure, compared
opment Plan policies for tackling the issues of local
60.4% compared to 63.5% in England to 9.3% across England
concern must be evidence based. This means that the
available evidence needs to be analysed carefully and
drawn upon to explain the intention and rationale of
the policies in the draft neighbourhood plan. 21.7% aged 65+ compared to 17.6% in 9.7% in elementary occupations com-
There are two main sources for this evidence – the var- England pared to 11.1% across England
ious statistics available from local and national organi-
sations that tell us something about the conditions in 84% of people are satisfied with their
the area, and the results of the comprehensive com- 2.8% Black or Minority Ethnic com- local area compared to 79% across
munity engagement activity that tell us of local com- pared 5to 20.2% in England England
munity aspirations. This information is summarised
here. For a more in-depth examination, see the accom-
panying SNDP Evidence Base Report. 5% of 16—24 age group workless ben- 1,080 crimes between Jan/Dec 2017 ,
efits compared to 4.3% in SW of which 30.3% anti social behaviour,
The following pages summarise the facts and figures. 26.7% violence and sexual offences,
9.4% shoplifting, and 8.9% criminal
5.7% receive Disability living Allow-
damage
ance compared to 4.7% in England
16,760 people live in Saltash
39% in managerial and professional
24.7% of people live in environmental work, compared to 41.2% across Eng-
19% of people have no qualification deprivation compared to 20.9% in Eng- land
compared to 22% across England land
3.5% claim Cornish identity, compared
to 13.8% across Cornwall
47% of people feel they belong to
14% of children live in poverty com-
neighbourhood
pared to 19% across England
74.6% of of dwellings are owner occu- 11.7 % provide unpaid help compared
pied compared to 64.1% across Eng- to 10.3% across England
land
13 Saltash Neighbourhood Development Plan—Consultation Draft February 2018The Community Engagement carried out in Summer
2015 created an enormous amount of interest. There
were 1438 responses to community survey
(representing about 20% of Households) , 48 responses
to the youth survey and 41 responses to business sur-
vey.
You told us that:
Saltash should be a safe, friendly, attrac-
tive riverside location, that is prosperous,
tranquil, green and eco-friendly.
To achieve this, you said that the Neighbourhood Plan
should:
• Protect and improve green spaces, create better
linkages around the town by foot, cycle, road
and rail, and strengthen our existing neighbour-
hoods.
• Find more land for recreation
• Help businesses grow and supply better jobs
• Ensure new housing has a mix of types that
meets community needs.
• Build on the existing good sense of community in
Saltash. • Need to protect retail core, and safeguard stra-
the Station, parts of Waterside, and Carkeel
• Help provide better local leisure sports, play and roundabout in particular. tegic employment land from other uses
entertainment facilities • Need to respect special status of Tamar estuary
• Help create variety and better quality shops in as SCA, SSI and AONB
Fore Street • heavily influenced / constrained by the prox-
• Need for more affordable housing, as well as
imity and dominance of the large urban area
• Improve the ‘evening economy’ of Saltash town meeting strong market demand
of Plymouth.
centre, through better community safety, more • Support Saltash as a tourism destination
restaurants and cafes, more events, and good • Unsustainable imbalance in the number of
jobs and level of housing found in the area. • Need to conserve and enhance the existing ur-
links down to the waterfront.
ban area and its attractive character
• Support environmental improvements and • town’s retail provision not reflecting the fact
that it is the largest town in South East Corn- • Substantial transport and access improvements
more leisure uses on the waterfront.
wall needed to facilitate growth and tackle existing
• Support environmental improvements, such as problems
14 Saltash Neighbourhood Development Plan—Consultation Draft February 2018And there’s more….. 15 Saltash Neighbourhood Development Plan—Consultation Draft February 2018
This vision and objectives are underpinned and
4.THE VISION FOR SALTASH achieved through the adoption and application of the
following two beliefs.
Our intention is that…. Putting the principles of sustainable development and
community participation at the heart of the Neigh-
….by 2030 Saltash will be an envied riverside town, being more sustainable bourhood Plan.
and greener in all respects with a reinvigorated Town Centre and Water- This means not only taking the opportunities and tack-
ling the challenges so that our present needs are met
front, award-winning new housing, a prosperous and diverse economy, with without harming the ability of future generations to
an excellent quality of life and lifestyle for all ages. meet their needs, but achieving this by creating a par-
ish structure which enables direct community partici-
pation in shaping, delivering and reviewing the Plan ,
The Vision will be achieved by delivering the following practical objectives: and committing to greater involvement in managing
public assets and facilities created.
¡ Securing a diverse and prosperous Local Economy
Fostering community pride and releasing the latent
¡ Regenerate the Town Centre, especially Fore Street, and Manage the Growth of “Out of Town” potential.
shopping
This means encouraging every resident and business in
¡ Create and Support Sustainable Neighbourhoods the Parish, as well as the numerous associations, clubs
¡ Revitalise the Waterfront and bodies within it, to take greater responsibility and
work together in delivering the Plan and making Salt-
¡ Ensure a Balanced Range of Quality New Housing ash an even more special place to live, work and enjoy.
¡ Protect and Enhance the Built Environment
¡ Enhance the Natural Environment of the Parish
¡ Manage the Rural Areas of the Parish in a Sympathetic Manner
¡ Meet the Changing demand for Health, Education, and Community Ser-
vices and Facilities
¡ Meet the growing demand for additional Sport, Recreation and Leisure
facilities
¡ Improved and sustainable connectivity
16 Saltash Neighbourhood Development Plan—Consultation Draft February 2018Dealing with the issues of housing and design, sections 9 and 10 look to make the most efficient use
In spatial terms the vision for Saltash can be realised of existing housing land in our neighbourhoods, and to preserve the essential ’sense of place’ that is
though the concept of using the ‘backbone’ streets Saltash. Additional policies protect the natural environment, support well being and leisure provi-
and the footpath/cycle network to draw the communi- sion and address the needs of the rural areas around the town. Section 15, seeking improved and
ty together, create a clear hierarchy between town sustainable connectivity across the town, develops the ‘Green Boulevard’ concept, whilst sup-
and neighbourhood centres and interlink the outlying porting the current footpath and cycleway project, and advocating traffic and environmental im-
parts of the town more firmly. It supports a clear inter- provements at the entry to Fore Street and at Burraton Cross.
relationship of local neighbourhoods, and
ensures that Broadmoor and Carkeel look In Section 8, the Plan aims to
to the town (and vice versa) rather than support the revitalisation of
being a dormitories of Plymouth. The prin- the Waterfront, as a key recre-
ciple of the ‘backbone streets’ and foot- ational resource, Including a
path/cycle network is given more detail in phased scheme to enhance
the section on Connectivity, pedestrian comfort and im-
prove convenience of access
and connectivity with the
town centre car parks, bus
routes, Cornish Cross and Rail-
way station.
Section 5 of the Plan, on securing a diverse and prosperous
economy , includes policy that aims to ensure that the new
employment provision at the Broadmoor Urban Extension
incorporates features to ensure that it relates well and
links to residential zones within the existing built up area
so that employment opportunities become available to
local people.
Section 6 of the Plan, which aims to regenerate the town centre, and man-
age the growth of “out of town” shopping, includes policy that will help the
town centre to offer better variety and choice to existing and future resi-
dents of the town. Section 7, on creating and supporting sustainable neigh-
bourhoods, supports a neighbourhood centre of appropriate scale at
Broadmoor, and supports proposals for new or refurbished neighbourhood
shops and facilities to strengthen existing neighbourhoods.
17 Saltash Neighbourhood Development Plan—Consultation Draft February 2018cation; Policy DP1 Intention
Saltash is a major Cornish town, surrounded by attrac- • containing the spread of the Town, by pro- The Development Boundary is intended easily under-
tive open countryside, much of which is considered to moting well-balanced development up to its stood way of bringing clarity to the planning strategy
be of national importance. natural physical boundaries; for Saltash for all its users, and will facilitate the imple-
mentation of several of the proposed planning poli-
Summary of relevant NPPF and Cornwall Local Plan Policy • encouraging the re-use of previously- devel-
cies. It was drawn up in accordance with the advice on
NPPF oped sites;
settlement boundaries given by Cornwall Council.
✓ Plans should take account of the different roles and • making it clear which policies apply to which
character of different areas, promoting the vitality particular areas of land.
of main urban areas and actively manage patterns POLICY NP1 SALTASH SETTLEMENT BOUNDARY
of growth to make fullest possible use of public The settlement boundary forms a boundary between
transport, walking and cycling, and focus significant the built-up area of the settlement and the open The neighbourhood plan designates a Saltash Devel-
development in locations which are or can be made countryside. It is drawn to include any new housing opment Boundary, as shown on the proposals map,
sustainable (Para 17). or employment land allocations made by the Alloca- to facilitate the implementation of several of the pro-
✓ Plans should indicate locations for development tions DPD or this Neighbourhood Plan, and any re- posed planning policies within this Neighbourhood
through land use designations on a proposals map cent planning permissions Plan.
and identify areas where it may be necessary to
limit freedom to change the use of buildings or
where development would be inappropriate for
environmental or historic reasons. (Para 157).
CLP
✓ Uses specific terminology to determine where de-
velopment can go and says that Neighbourhood
Plans can develop the boundaries to policy areas
(Para 2.32).
JUSTIFICATION: The settlement boundary is set for the
purpose of achieving sustainable development to sup-
port the NPPF’s core planning principles (NPPF Para 17)
by:
• directing future housing, economic and commu-
nity related development in the Parish to the
town of Saltash to enhance its role as a residen-
tial, employment, service centre and shopping
facility for its residents and the surrounding
communities;
• facilitating the sequential approach to land allo- Figure 4: SALTASH SETTLEMENT BOUNDARY
18 Saltash Neighbourhood Development Plan—Consultation Draft February 2018needs to unlock the potential of its geographical and lic transport to links which lead to the key ser-
communicational strengths, as well as addressing the vices and facilities in the town;
current imbalance between the number of jobs and iii. Street and pedestrian/cycling routes that are
level of housing found within the town. attractive, well lit, via busy frontages providing
This means that new well accessed areas for employ- natural surveillance and good visibility
ment growth must be found, for a range of business iv. Retention and enhancement of existing foot-
Summary of relevant NPPF and Cornwall Local Plan Policy uses and sizes; existing employment spaces must be path/cycle routes which cross or run near to
NPPF safeguarded from pressure for alternative develop- the site;
✓ Planning policy should include a vision and strategy ments; improvements to existing employment areas
v. Provision of space for cycle storage and chang-
‘positively and proactively encourages sustainable must be encouraged; support given to the advance
ing facilities in the new workplaces
economic growth’ (Para 21). of home based business initiatives; and ensuring that
the local telecommunications infrastructure is of a vi. Provision of electric vehicle charging points.
CLP
standard that supports the latest forms of commerce 2. Provision of a positive bus environment including
✓ ‘Strategic scale’ growth will be accommodated in
and manufacturing. i. Liaison on bus routes and placement of bus
main towns where they can best support regenera-
tion and sustainable development. Policy EM1 Intention – Whilst DPD Policy SLT-E1 is stops at design stage;
✓ Homes and jobs should be provided in a proportion- strongly supported, it is essential that the site is de- ii. Pedestrian access to stops as direct as possible,
al manner, and supports economic development in veloped as sustainably as possible and provides job with no workplaces further than 5 to 10
South East Cornwall that meets the area’s own opportunities for the existing community in Saltash. minutes’ walk away from a bus stop;
needs, benefits from its relationship with Plymouth, The site is not well related and accessible to the iii. Real-time information at stops;
and strengthens the role of Saltash as a gateway to town. Policy EM1 is intended to ensure that this is
Cornwall. (Policy 2) iv. The inclusion of bus laybys and shelters suita-
addressed by adding detail to Policy SLT-E1 2(a) The
ble for midi-bus operation and which are fully
CLP Site Allocations DPD policy complements the Saltash Transport Strategy
accessible;
✓ Policy SLT-E1 identifies 8.5ha (21 acres) of land at and paragraph 13.40 of the DPD.
Stoketon Cross for B1, B2 and B8 employment uses.
v. Where appropriate, an Initial subsidy to cover
Four existing employment sites, at Moorlands
POLICY EM1 – ACCESS TO STOKETON CROSS EM- risks to operators of providing or diverting a
(including Moorlands Lane and Moorlands Trading PLOYMENT ALLOCATION. service, or to cover ticketing incentive schemes;
Estate), Saltash Industrial Estate, Saltash Parkway The development of the employment land alloca- vi. Roads of adequate width to accommodate bus-
and Tamar View, are identified as being strategically tion under DPD Policy SLT-E1 must accord with the es
important and are therefore safeguarded under following requirements intended to improve the 3. Contributions to off-site measures needed to meet
Policies SLT-E2, SLT-E3, SLT-E4 and SLT-E5. relationship of the site to residential zones within the needs of the new population occupying the work-
Saltash has a strong economic link to Plymouth imme- the existing built up area: spaces to be built.
diately to the east. Whilst providing important job, ed- 1. Provision of a positive walking/cycling environ-
ucation leisure and health opportunities, this link cre- ment including:
ates significant demand to travel, which runs counter i. Street design which incorporates a user hier-
to the principles of sustainability. archy in the order 1. pedestrian, 2 cyclists, 3
public transport, 4 services vehicles, 5 other
JUSTIFICATION: Older industrial and commercial
forms of transport;
premises, built at a time when car-ownership was less
JUSTIFICATION: To achieve this sustainability, Saltash ii. Direct networks for walking, cycling and pub- ubiquitous and commercial vehicles were smaller,
19 Saltash Neighbourhood Development Plan—Consultation Draft February 2018often have inflexible layouts, life-expired buildings, commercial vehicles, established industrial and
and poor environments, which tend not to attract in- commercial sites may struggle to accommodate Policy EM4 Intention - In such circumstances, it is de-
ward investment and higher technology development modern requirement on site, causing parking, vehi- sirable to encourage the business to continue in opera-
and can cause negative customer impressions that re- cle manoeuvring, and even goods handling, to spill tion and to expand by ensuring that their impact on
strict competitiveness. over on to adjoining public areas, and adjacent local residential amenity and the environment is ac-
roads to the detriment of residential and public ceptable.
Policy EM2 Intention - This policy is intended to en-
courage and enable upgrading and improvement of amenity.
POLICY EM4 – HOME BASED ENTERPRISE
employment sites to standard more appropriate to Policy EM3 Intention - This policy is intended to
modern needs, subject to criteria protecting the local ensure that new and redeveloped industrial and Home based enterprise proposals will be encouraged
environment and encouraging improved sustainable commercial premises incorporate sufficient facili- where it can be shown that there will be no unreason-
transport options. ties to obviate the need for customer/employee car able adverse impact affecting nearby residents and
parking and commercial vehicle movements on ad- countryside, the character and appearance of the lo-
POLICY EM2 - REDEVELOPMENT AND ENHANCE- jacent roads. cality, or local road and footpath/cycle routes by rea-
MENT OF EXISTING EMPLOYMENT SITES. son of visual impact, vehicle movements and parking,
POLICY EM3 – PARKING, STORAGE AND MOVEMENT noise vibration, special lighting, advertising and activi-
The redevelopment and/or enhancement of employ-
ON AND AROUND EMPLOYMENT SITES ty at unusual hours.
ment uses on existing sites to provide upgraded
premises and improved environment will be per- New and redeveloped employment development
mitted subject to there being no significant detri- must incorporate, on-site:
mental impact on the amenities of adjoining residen- 1. Sufficient staff and visitor car parking,
tial areas in terms of:
2. Commercial vehicle loading, unloading, park-
a) its scale and visual appearance; ing manoeuvring facilities JUSTIFICATION: To retain and develop competitive-
b) noise, effluent or fumes it would emit; 3. External storage/transfer space for materials ness it is important that local businesses can take ad-
c) the traffic it would generate; and products vantage of superfast broadband and trouble-free tele-
d) and that it will not add to difficulties with wa- phone communications.
ter supply, sewerage and sewage treatment Policy EM5 Intention - This policy is intended to en-
and waste disposal sure that new and redeveloped employment develop-
Proposals should improve pedestrian/cycle links to ment incorporates or allows for a standard of telecom-
adjoining residential areas and the Town Centre, pe- munications that supports the latest forms of com-
JUSTIFICATION: Running businesses at/from home is
destrian links to public transport routes, and en- merce and manufacturing.
a major and increasingly valuable part of the local
hance the usability and safety of existing routes.
economy. The 2011 Census indicated 12.4% of Salt-
ash’s working population were based at home and POLICY EM5 – TELECOMMUNICATIONS ON EMPLOY-
according to DBIS figures (2014) 1 in 10 domestic MENT SITES
properties are home to at least 1 business. Applied New or redeveloped employment sites should pro-
to Saltash this implies around 700 home-based busi- vide superfast fibre connections or ducting to facili-
nesses. Planning permission will be required if there tate such connections, and if appropriate include
JUSTIFICATION: Due to the growth in travel to work by provision for mobile phone signal towers.
are alterations to buildings, or the scale of business
car, transfer of goods movement to road and bigger
materially changes the use of the premises.
20 Saltash Neighbourhood Development Plan—Consultation Draft February 2018Figure 5: CORNWALL LP ALLOCATIONS DEVELOPMENT PLAN DOCUMENT STRATEGIC ALLOCATIONS 21 Saltash Neighbourhood Development Plan—Consultation Draft February 2018
22 Saltash Neighbourhood Development Plan—Consultation Draft February 2018
6. REGENERATE THE TOWN
CENTRE, AND MANAGE THE Restoring the historic fabric
✓ Promote restoration of historic buildings through new sustainable uses
GROWTH OF “OUT OF ✓ Regenerate the redundant and under-utilised buildings behind Fore Street
TOWN” SHOPPING ✓ Reinstating/restoring historic shopfronts
✓ Seek consistent design of modern shop fronts.
Fore Street in Saltash has fared better than many simi-
lar high streets in the UK. It still presents a lively and Improving the Public Realm
attractive array of shops and businesses, with a num- ✓ Reinvigorate the Fore Street environmental scheme, with particular attention to pavement surfac-
ber of new cafés and businesses reflecting the shift es.
towards social activity. Inevitably there are some signs ✓ Street lighting, street furniture etc to be consistent in design and colouring, and reflect the charac-
of decline and decay, but there are relatively few un-
ter and individuality of Saltash
occupied shops. However, as modern shopping trends
develop, and competition for the town centre emerg- ✓ Landscape car parks to give a better first impression of the town centre.
es through new schemes at Carkeel, including ‘trade ✓ Upgrade alleyways and opes - to make them more attractive and promote their use to encourage
counter’ retailing from commercial storage and distri- people into different parts of the town.
bution premises, the health of the town centre is likely
Enhancing access and movement
to be increasingly impacted upon.
✓ Green Boulevard running in from Carkeel roundabout
Outline regeneration objectives (see box opposite)
have been developed to help with the interpretation ✓ Enhance ‘gateways’ at either end of Fore Street to reinforce the quality of the area and reduce
of policies and provide guidance to property owners traffic speeds
and public bodies when carrying out works (including ✓ Development within and adjoining the town centre should include measures to promote cycle and
those which do not require planning permission, listed
pedestrian links to nearby residential areas
building, or advertisement consent), and to assist the
Town Council when commenting on proposals. It is ✓ Provide secure cycle racks and charging points.
intended for these to be endorsed through the Neigh- ✓ Rationalise road traffic signage - remove unnecessary clutter to ensure any redundant or over-
bourhood Plan. scale signs are removed
Nb. Many changes to buildings and the public realm ✓ Enhance pedestrian signage to improve connectivity via alleyways and pedestrian only routes to
that could help regenerate the town centre do not the town’s areas of interest such as the Waterfront.
require planning permission or are covered by local
authority powers. They cannot be managed through ✓ Review vehicle movement and car parking management to support a more welcoming pedestrian
Neighbourhood or Local Plan policies. The principles environment and improve air quality
set out above, which support regeneration, are also Enhancing the Town Centre ‘Offer’
recommended as a guide to be referred to when ✓ Encourage independent traders and more national high street shops, cafes and restaurants;
schemes for maintenance or improvement are being
considered. ✓ Making greater use of upper storeys for both employment and residential uses, which can help to
generate more visitors and footfall.
✓ Supporting the development of the ‘evening economy’.
23 Saltash Neighbourhood Development Plan—Consultation Draft February 2018Summary of relevant NPPF and Cornwall Local Plan defined town centres (with the exception of wide retail offer of Plymouth city centre. This reduces
Policy small scale rural development) must demon- the capacity for local growth, as does the physical
strate the application of a sequential approach characteristics of the main shopping area. At the
NPPF to site selection, to show there is no significant same time, major retailers tend to draw to the Car-
adverse impact on the viability and vitality of, keel area where advantage can be taken of the road
✓ Planning policies should be positive, promote
and investment within, the existing centres. network and the significant potential trade flowing
competitive town centre environments and set
✓ Proposals for shops, financial and professional into and out of Plymouth, as a result providing more
out policies for the management and growth of
services, and food and drink establishments challenges to the vitality and viability of the centre.
centres.
(Use Class A) will be permitted within the de- Consequently the growing Carkeel retail area is cre-
✓ Plans should: ating an alternative “centre” to Saltash and that to
fined town centre primary shopping areas,
✓ recognise town centres as the heart of their where they do not individually or together with avoid the overshadowing of the historic centre, poli-
communities and pursue policies to support other proposals undermine the vitality or via- cies need to be adopted which provide the ability to
their viability and vitality; bility of the town centre; are consistent with create 2 non-competing centres linked via the infra-
the scale and function of the town centre; and structure and that development which conflicts with
✓ define the extent of town centres and pri- this aim will not be supported.
do not eliminate separate access arrangements
mary shopping areas, and set policies that
to the upper floors, which could be used for The Council wishes to see the Callington Road from
make clear which uses will be permitted in
residential or alternative uses. Carkeel roundabout to the town centre become an
such locations;
important thoroughfare linking both “centres” and
✓ Within the primary retail frontages identified
✓ promote competitive town centres that pro- wishes to encourage appropriate development to
on the proposals map, the change of use of
vide customer choice and a diverse retail revitalise this area.
ground floor Class A1 shop premises to Class
offer and which reflect the individuality of Opportunities include; enticing both independent
A2, A3, A4 and A5 will only be permitted where
town centres; traders and more national high street shops, cafes
the proposed use would not undermine the
✓ recognise that residential development can retail function of the town centre and maintain and restaurants leading to a more niche shopping
play an important role in ensuring the vitali- and enhance its vitality and viability. experience and enhance the town centre offer and
ty of centres and set out policies to encour- evening economy; public realm improvements and
✓ Community facilities and village shops should, making greater use of upper storeys for both employ-
age residential development on appropriate
wherever possible, be retained and new ones ment and residential uses, which can help to gener-
sites
supported. ate more footfall,
✓ where town centres are in decline, l plan
The area straddling the Carkeel Roundabout has been
positively for their future to encourage eco-
subject to several waves of successive development
nomic activity.
and now has an undistinctive mixed semi-industrial
CLP road-scape character, which offers an unfortunate
JUSTIFICATION: The Cornwall Retail Study Update visual experience after the intriguing entrance to the
✓ Development will be permitted where it sup-
2015 indicated that there is capacity to deliver County via the Tamar crossing and tunnel. It also pre-
ports the vitality and viability of town centres
1,012sqm of convenience floorspace (food etc) and sents an unattractive main gateway into the town
investment within them, and maintains and en-
954sqm of comparison space (‘white goods’ etc) be- itself. Future development offers the opportunity to
hances a good and appropriate range of shops,
tween 2015 and 2030. This is relatively limited and tackle this poor-quality environment though design
services and community facilities.
may be due to the fact that Saltash’s town centre is which reflects Cornwall’s outstanding and distinctive
✓ Retail and other main town centre uses outside heavily affected by the powerful draw of the very natural and historic environment.
24 Saltash Neighbourhood Development Plan—Consultation Draft February 2018Policy TC1 Intention – Following the existing planned (b) is of a size, height, density, scale and loca- ceptably dilute the shopping street frontage or under-
redevelopment of the supermarket site at Carkeel, tion appropriate to the surrounding built envi- mine the vitality, attractiveness and viability of a cen-
there is a potential opportunity to refocus the atten- ronment tre. These principles are reflected in CLP Policy 4.3.
tion of the retailing onto the town centre and enhance (c) reflects the aspiration for Cornwall to have a Policy TC2 Intention - Policy TC2 seeks to add local
the Carkeel gateway to Saltash, along with improve- built environment that matches its outstanding clarity to CLP 4.3 as it is a general policy that does not
ments and enhancements to Callington Road to create and distinctive natural and historic environ- reflect the local circumstances in which the desire is to
a better link between the 2 centres. ment promote footfall and the night-time economy, without
POLICY TC1 – DEVELOPMENT AT CARKEEL v. A landscape strategy and plan outlining how harming the retail character of prominent locations
the natural environment in this location will be and corner locations or forming continuous non-retail
In the Carkeel area, as defined on the Proposals
improved and contribute to the Green Boule- frontages, whilst recognising that leisure and night-
Map: time economy uses have the potential to generate dis-
vard
1. Business uses (Use classes B1 & B2), Hotels (Use turbance to nearby residents. Hot food takeaways
vi. how the proposals meet present local needs
Class C1), Food and Drink (Use Classes A3 & A4), (Class A5) are specifically exclude from Policy TC2, and
and could adapt to those of the future
and Leisure / Institutional uses (Use Classes D1 it should be noted that change of use of shops (Class
& D2) will be supported. vii. how the proposals contribute to the improve- A1) and financial/professional offices (class A2) to res-
ment of pedestrian and traffic conditions on taurants and cafes (Class A3) is permitted development
2. Retail (Use Classes A1 & A2) and Residential (C2
Callington Road. subject to the ‘prior approval’ process.
to C4) uses will be discouraged.
3. If retail development is involved, proposals for
development will be supported where they demon- POLICY TC2 – MAINTAINING THE TOWN CENTRE AS A
strate that they accord with CLP Policy 4 (i.e. show RETAIL AND SOCIAL DESTINATION
there is no significant adverse impact on the retail 1. The introduction of new ground floor nonretail us-
health of the town centre); JUSTIFICATION: To deliver the Vision for Saltash, and es such as banks and building societies, cafes, restau-
4. All applications must be accompanied by a Design the objective of the CLP to regenerate Saltash Town rants (Classes A2, A3, and A4) and sui-generis uses
and Access statement which must include: Centre (CLP, PP17, Page 71 & 72) the ‘opportunity for appropriate to a town centre will be permitted at
Saltash to recover more of it’s and south-east Corn- ground floor level in the Fore Street ground floor Pri-
i. an understanding of the planning context re- mary Retail frontages, as defined on the Proposals
flecting this Neighbourhood Development wall’s retail expenditure to support its vitality’ should
be taken. Map, unless:
Plan’s desire to limit the impact of the Car-
keel retail area on the town centre In order to maintain the Town Centre as a retail and (i) they would create (or further extend) a continu-
social destination the introduction of new ground floor ous frontage exceeding two or more non A1 units;
ii. a full site appraisal identifying the constraints or
and opportunities offered by the site within nonretail uses such as banks and building societies,
the planning context dentists, cafes, restaurants and the like could provide a (ii) they would result in the loss of A1 retail units
significant increase in footfall and income generation in prominent locations, corner units or those with
iii. the key priorities and objectives identified for long frontages.
and provide options as the spectrum of retail and other
the development
trading demand changes. National planning policy en- 2. Restaurants and Cafes (Class A3, and Drinking Es-
iv. a detailed design statement which demon- courages diversity in town centres as a whole, but high- tablishments (Class A4) will be permitted providing
strates that the development: lights the importance of ensuring that ground floor use that:
(a) will have either a neutral or positive effect class changes to non-retail uses are not permitted (i) Any noise emanating from the premises will not
upon the town centre where they create a predominance of such uses, unac- exceed Noise Rating (NR) 40* when measured at
25 Saltash Neighbourhood Development Plan—Consultation Draft February 20181m from the rear façade of the nearest noise sen- noyance. NR40 is for halls, corridors, cloakrooms, res- ployment, central to much of the towns residential are-
sitive use. taurants, night clubs, offices, shops. as, and providing a range of services that employees
(ii) The design ensures that disabled people can can use before, during and after work. Businesses lo-
enjoy barrier free participation in the opportuni- cated close to each other may also derive business
ties on offer benefits from interaction. Protection of existing
(iii) Arrangements are made for the regular cleans- ground floor employment uses, subject to the limita-
JUSTIFICATION: The introduction or reintroduction of tions of current Permitted development changes of
ing of the area fronting the premises involved, residential, retail and business uses on the upper floors
that adequate rubbish storage facilities are made use*, may help preserve these benefits.
of town centre premises could also increase footfall,
available. extending into the evening economy, and support in Policy TC4 Intention – Policy TC4 sets out the terms on
3. The change of use of land within the public high- come generation, as well as providing for cheaper which such changes of use may be permitted.
way [or in private land fronting premises] to external forms of residential and business accommodation. *Currently change of use of A2 to A2+ up to 2 flats, or
seating areas for the consumption of food and bever- B1(a) and (c) , to C3 Dwelling house is Permitted Devel-
Policy TC3 Intention – Policy TC3 is intended to en-
ages, as part of a development, will be permitted opment and therefore out of Planning control.
courage new uses in upper floors of town centre prem-
where:
ises, whilst protecting the important retail roles pre-
(i) Its operation and management is the responsi- sent at ground floor level, and respecting the residen-
bility of the operator of the principle premises; POLICY TC4 – RETENTION OF SMALL-SCALE EMPLOY-
tial amenity of existing town centre dwellers.
(ii) tables, chairs, parasols, space heaters and barri- MENT IN THE TOWN CENTRE
ers/enclosures to the external seating area are ca- POLICY TC3 – NEW USES FOR UPPER FLOORS IN THE Proposals for the redevelopment or change of use of
pable of being removed and are not permanently TOWN CENTRE the ground floor of redundant town centre buildings
fixed to the ground, walls or adjacent structures; Within the town centre, the introduction or re- in existing A2, B1(c) B2 or sui-generis use to non-
(iii) Barriers/enclosures do not exceed 1.2m above introduction of business, residential and retail uses employment uses will only be permitted if the ex-
ground level; will be permitted in upper floor accommodation isting use is no longer economically viable, (as demon-
(iv) Tables and chairs are of timber or metal mate- above existing retail and business premises provid- strated by an assessment the length of any vacancy of
rial and of unified style/design; ed that: the premises and evidence of unsuccessful marketing
for the current permitted use).
(v) No live or recorded music or screened enter- (i) The viability of any ground floor commercial use
tainment is to be played; would not be adversely affected Proposals for the redevelopment or change of use of
redundant land or buildings in employment or service
(vi) In the hours of darkness, the external seating (ii) The site is well integrated with the primary and
trade use to retail uses will be permitted in those are-
areas are lit and that the lighting only illuminates secondary retail frontages
as located within the defined primary and secondary
the intended surface(s) and is fitted with feature(s) (iii) There would be no adverse impact on the amen-
designed to control the intensity and direction of ities of neighbouring residential users.
light.
(iv) There is no conflict with CLP Policy 5
(vii) The seating area, its equipment and operation,
pose no risk to the safety of the public highway.
*The Noise Rating - NR - Curve is developed by the In-
ternational Organization for Standardization (ISO 1973)
to determine the acceptable indoor environment for JUSTIFICATION: The town centre, as shown on the
hearing preservation, speech communication and an- Proposals Map, is a most sustainable location for em-
26 Saltash Neighbourhood Development Plan—Consultation Draft February 2018You can also read
