Helston Town Framework - Cornwall · 2. Vision, Strategic Aims, Objectives and Targets 2.1 When defining the vision for Helston, the starting point is to recognise the overall vision

HelstonTown FrameworkMarch 2017

Contents

1. Introduction 41.1. The Document 41.2. Background to the area 51.3. Understanding Helston 7

2. Vision, Strategic Aims, Objectives and Targets 8

3. The Spatial Strategy 103.1. Overarching Strategy and Concepts 103.2. Economic Strategy 143.3. Town Centre Strategy 183.4. Housing Strategy 22

4. Infrastructure 244.1. Education 244.2. Utilities 254.3. Healthcare 254.4. Green Infrastructure 274.5. Transportation Strategy 32

Front cover photo: Helston Flora Day by John Martin

Helston Town Framework: March 2017

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Introduction and Vision

Figure 1: Primary area covered by the Town Framework

1. Introduction

1.1. The Document

1.1 The Helston Town Framework is a document that sets out the vision for the future sustainable growth of the urban area and the hinterland of the town (refer to figure 1). The Helston Town Framework has been produced by Cornwall Council and it forms part of the evidence base for the Cornwall Site Allocation Development Plan Document (DPD), which will sit alongside the Local Plan, the Council’s main planning document for Cornwall. The DPD will then be used in the determination of planning applications by Cornwall Council.

1.1.2 The Helston Town Framework articulates the overarching strategy for the town, incorporating issues relating to Economic growth, Transportation, Green Infrastructure etc. The Town Framework represents a holistic strategy, which brings together all of the main aspirations, particularly spatial aspirations, for the local community and Cornwall Council.


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1.2. Background to the area1.2.1 The Helston and South Kerrier Community Network Area (CNA) is a wide geographical area covering a total of 18 Parishes. Helston is the main town within the CNA and therefore acts as the local service centre to the numerous smaller settlements surrounding it. The only other town in the CNA is Porthleven, whilst there are numerous villages1.

1.2.2 This is generally an area of ancient landscapes - medieval farmland in the north and centre, prehistoric and medieval field patterns in Meneage, open heath containing significant prehistoric remains, and much later WWII remains, on the Lizard. Although the underlying settlement pattern throughout is of scattered farmsteads and hamlets, there is also an unusual number of large villages - some industrial like Leedstown, others, like Mullion or St Keverne, are enlarged churchtowns historically functioning in their remote areas as small market centres; Lizard is a unique centre developed as much as anything from tourist activity in the 19th century.

1.2.3 The two industrial areas, around Tregonning and Wendron, are distinct from the rest of the area, due to their WHS status. Wendron has one of the longest recorded histories of tin working in all of Cornwall and is situated in the heart of beautiful countryside surrounded by open moorland. Tregonning and Trewavas contains diverse landscapes ranging from the rural farmland in the west of the area to the cliffscapes at Rinsey, with woods, exposed hills and subtropical gardens in between Godolphin House, provides a valuable insight into the wealth of some of Cornwall’s most successful industrialists and mine owners.

1.2.4 The long coastline, although varied between the creeks around Helford, and the fishing coves of the Lizard, has long been an important focus of activity - fishing, quarrying, lighthouses and rescue stations, tourism - and consequently the large settlements were set on or just off the coast.

1.2.5 The Community Network Area contains many sites which are of historical, archaeological, environmental and ecological importance. There are a rich variety of habitats and topographical features including Loe Bar, The Lizard peninsula, Goonhilly Downs, river valleys and creeks, and sandy beaches. Much of the wider peninsula is designated as an Area of Outstanding Natural Beauty, with its boundary extending close to the south-western edge of Helston. The CNA also contains National Nature Reserves; Special Protection Area (SPA) at Falmouth Bay; and Special Areas of Conservation, including the Helford, which extends inland, within approximately 3.5km from the edge of Helston.

1.2.6 Helston celebrated the 800th anniversary of the granting of its Charter in 2001, making it the second oldest town in Cornwall after Marazion. It is famous for its annual Furry Dance and Hal-an-Tow ceremonies in May.

1.2.7 RNAS Culdrose, located on the southern edge of Helston, covers over 607 hectares and employs in excess of 3,000 service personnel, contractors and civil servants. It is the

1 Larger villages include: Mullion, Lanner, The Lizard, Praze-an-Beable and St KeverneSmaller villages include: Ashton, Berepper, Breage, Cadgwith, Carleen, Carnkie, Coverack, Crowan, Porkellis, Porthallow, Porthoustock, Pra Sands, Rame, Ruan-Minor, Leedstown, Manaccan, Maw-gan and Garras, Nancegollan, Newtown, Penmarth, Crowntown, Cury, Germoe, Godolphin Cross, Gweek, Helford, Kuggar, Sithney, St. Martins Green, Townshend, Trewennack and Wendron

Looking across to Helston from Hilltop Garage


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largest single site employer in Cornwall and is Europe’s largest helicopter base; Goonhilly Satellite Earth Station, 7 miles from Helston on the Lizard peninsula, was at one time the largest satellite earth station in the world, with more than 60 dishes, but is now being transformed into a Space Science Centre.

1.2.8 The population of Helston and South Kerrier Community Network Area is 32,800, which incorporates Helston town’s population of 11,100. The number of dwellings in the Community Network Area has grown by 16% in the period 1991 to 2010 to around 15,200. Key facts about the Helston and South Kerrier Community Network Area can be found at:

www.cornwall.gov.uk

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1.3. Understanding Helston1.3.1 In preparing a strategy for an area’s future it is important to develop this in the knowledge of how it currently operates. Firstly, Helston is made up of various neighbourhoods (refer to Figure 3) and it is important to support them where possible when developing a strategy for the future. With regards to movement, the town is accessed via the A394, which links to Truro and the B3287 and B3303 which links to Camborne, Pool, Redruth and the A30.

1.3.2 Helston’s main industrial estate, Water-ma-Trout, is located to the north of the town; whilst there are also smaller industrial estates to the south east and south west. In addition, there are significant employment opportunities on the serviced Business Park, which is also located to the south east of the town.

1.3.3 The town centre also sits to the south of the town. There are four main supermarkets within Helston. Of these the Coop is on the edge of the town centre Lidl, Tesco and Sainsbury’s are situated on the edge/out of town locations. Helston’s primary schools are located on the outskirts of the Town Centre, which offers good accessibility for residents; whilst the secondary school site is to the north of the town. Two of the three health facilities are located close to the town centre, the third, Helston Community Hospital, sits in the south of the town.

1.3.4 There are a number of valued green assets within and surrounding the existing built environment. Coronation Park and the Boating Lake are important assets that are valued by both the community of Helston and visitors. There is also the King George V playing field, Penrose amenity area, land situated between Lowertown and the north of Helston that are also valued by its community.

Figure 3: Town Structure & Neighbourhoods


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2. Vision, Strategic Aims, Objectives and Targets 2.1 When defining the vision for Helston, the starting point is to recognise the overall vision for Cornwall, which is stated in the Sustainable Community Strategy, ‘Future Cornwall’:

Cornwall in 2030 will be an industry leader in environmental technologies (land and marine) and at the centre of a global network of businesses. It will combine internationally recognised research with skills in environmental technologies across the workforce.

2.2 Helston’s vision is to be:

A sustainable and vibrant community for Helston which is recognised as the service and market town for its surrounding areas

2.3 For Helston to achieve this vision there are various strategic objectives that have to be articulated within Cornwall Council’s Local Plan: Strategic Policies document, which are:

Objective 1 – HousingTo provide good quality housing, in doing so providing for the affordable housing requirements of the local community. Address high house prices, lack of affordable housing and lack of elderly and special needs accommodation.

Objective 2 – Rural TravelReduce rural isolation, particularly in the remote villages and hamlets, by encouraging regular public transport for residents to access services, work and education.

Objective 3 – Community ServicesEncourage improvements to community services, health care and education provision and enhance current levels of provision where possible. Consideration should also be given to mobile services. To deliver community facilities that are thriving and well used, providing a range of activities for all ages, in doing so helping to address rural isolation.

Objective 4 – BusinessesTo maintain and enhance Helston as a high quality service and retail centre, for its local residents and it’s surrounding parishes. To provide more employment opportunities within Helston, in doing so reducing the reliance on Culdrose as the primary employer, whilst still continuing to support its continued operation. Enable the provision of rural workspace and encourage business mentoring and support.


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Objective 5 – EnvironmentEnsure development is sensitive to the outstanding natural, built, historic and maritime environment of the area. To deliver growth sensitively, in doing so ensuring surrounding settlements/ hamlets do not lose their separate identities.

Objective 6 – RecreationTo protect Helston’s most important ‘green assets’ whilst improving / increasing the provision of open space and green links for the existing and expanding population. Boost access to recreational opportunities for young people.

Objective 7 – Shops and ServicesMaintain Helston’s role as the main retail and service centre in the area and enhance the attractiveness and viability of the town centre.

2.4 To complement these strategic objectives for the CNA, there are some key themes specifically relating to Helston, which are to:

1.Improve the Town Centre

2.Improve the tourism offer

3.Improve the

quality of jobs 4.

Improve availability

of affordable housing

5.Improve access

to green space

6.Improve strategic

highway and public transport routes to & fro

Helston

2.5 All of these aims are discussed in more detail throughout the rest of the document.

Targets

2.6 The Local Plan has set the following targets for Helston:

• To provide around 1200 new dwellings between 2010 to 20302 • To deliver around 12,417sqm of B1a office accommodation and 17,000sqm of

Industrial space

2 In addition to the 1200 dwellings for Helston, there is a further 1,100 dwellings targeted to the remainder of the Helston and Lizard Community Network Area


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The Spatial Strategy

3. The Spatial Strategy 3.1. Overarching Strategy and Concepts3.1.1 The successful growth and regeneration of Helston will require a holistic approach, but future built development will play a critical role; from delivering higher design standards to new / enhanced services and facilities; with better quality employment opportunities to assist in reinvigorating the town centre offer.

3.1.2 The economic growth of Helston is one of the primary drivers behind what is articulated in the strategy, whether this is directly in the form of identifying sites for the development of employment space; to delivering housing growth to support the economic growth aspirations.

3.1.3 The town centre sits at the heart of the strategy for the town. It is recognised that due to the changing nature of retail, e.g. the growth of internet shopping, if the town centre is to flourish, it needs to maintain and enhance complementary leisure / tourism roles, whilst providing a destination where the shops form part, albeit the most important part, of a wider experience. Linked to this is the aspiration to improve the town centre’s public realm, creating a high quality, welcoming environment, within which the centre can flourish.

3.1.4 In addition to the town centre, there are employment opportunities at the Helston Business Park, which has the potential to deliver the office and industrial employment needs over the 2010-2030 Plan period. Another employment expansion opportunity exists at the Tresprison Industrial Park, which also has the potential to provide quality employment space.

3.1.5 Sitting at the heart of the strategy is maintaining, enhancing and creating sustainable communities. Residential growth will form a key component of this strategy, in the form of supporting an existing neighbourhood. In doing this, new development will be expected to offer necessary infrastructure, such as public open space, transport infrastructure and other facilities that will be of benefit for the new and existing community.

3.1.6 With the recently permitted housing developments at Trewennack and Clodgey Lane on the north-east and south-east edges of the town respectively; further development should be focused on appropriate sites within the existing urban area, to make best use of the existing facilities. This in turn, will support existing communities and enhance the sustainability of the town centre.

3.1.7 Fundamental to the delivery of the strategy will be the enhancement of Helston’s infrastructure, including academic facilities; strategic and localised investment in the area’s utilities; plus the delivery of transportation and green infrastructure strategies.

Granite seating outside the Guildhall


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Church Street

3.1.8 The transportation strategy for Helston identifies site specific solutions which are set out later in this document. Whilst there might be localised highway interventions, the focus of the strategic transport interventions relate to sustainable transport measures, with the improvement of public transport services and facilities; improved network of pedestrian and cycling links, etc. These sustainable transport measures will help mitigate highway impacts and in turn, promote more environmentally friendly means of travel.

3.1.9 Finally, the green infrastructure strategy, discussed in more detail later in the document, will improve walking and cycling links between the residential areas and the town centre and employment hubs, as well as improve connections to other ‘green assets’, e.g. green spaces and woodland. There should be a strong sense of connection between the historic urban core and the attractive countryside which surrounds Helston. The strategy seeks to maintain and enhance the quantity, quality and access to a range of open spaces.

He-E2

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Helston SiteAllocations DPD

Safeguarding employment site

Allocated employment site

Town centre

Green space between Helston and Lowertown

Locally important employment site

Legend

Urban housing: site over 100dweliings with permission

Urban housing: site between 10 &100 dwellings with permissionUrban housing: site under 100 dwellings in the SHLAA

Site Allocations

Other sites

© Crown copyright and database rights 2017 Ordnance Survey 100049047

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3.2. Economic Strategy

3.2.1 Helston’s economic ambition is to:

3.2.2 Maintain and enhance Helston as a significant heritage and culture settlement and a high quality market town, for local residents, visitors and surrounding settlements. To provide more employment opportunities within Helston, in doing so reducing the reliance on Culdrose, whilst continuing to support its continued operation.

3.2.3 For Helston to achieve this vision there are various objectives, which are:

• To protect and support strategically important employment sites in order to maximise assets.

• To identify and support provision of employment space to support industry, including maximising the future potential of existing employment estates.

• To promote and support the provision of appropriate business uses on Helston Business Park

• To continue developing Helston as a gateway for tourism on the Lizard Peninsula; whilst seeking to bring more visitors into the town.

3.2.4 As well as the tourism opportunities, the Community Network Area sits at the forefront of Cornwall’s ambitions relating to Space Communications. Goonhilly Earth Station, which benefits from internationally important satellite communication equipment, is being transformed into a Space Science Centre. The centre is proposed to offer: space science research facilities and provide for deep-space communications; training facilities for universities; plus a visitor centre. The site has received Enterprise Zone status, linked to the Newquay Aerohub. With Helston’s close proximity to Goonhilly, there is an opportunity for the town to provide employment space for spin-off industries.

3.2.5 Helston also represents a good location for businesses that wish to serve the Lizard peninsula, whether office or industrial; building upon the current hub at Water-ma-trout.

3.2.6 Helston also has the opportunity to benefit further from the tourism industry, by acting as a gateway to the attractions on the Lizard Peninsula. Furthermore, the town benefits from the presence of Flambards Amusement Park on the edge of the town, which brings many visitors to the area. The various tourism attractions offer an opportunity for Helston to attract more people to access and utilise the town centre (discussed in more detail in the following section).

Old Cattle Market


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3.2.7 In supporting the delivery of these economic objectives, various actions are required. Firstly, to deliver on the aspiration to continue the growth of its industrial and office employment, it is estimated that sites to deliver 12,400sqm of B1a office accommodation and 17,000sqm of industrial space need to be provided3.

3.2.8 Industry / Manufacturing – Helston represents the primary location for these sectors within the Community Network Area, particularly in Tresprision Industrial Park, St John’s Business Park and Water-Ma–Trout Industrial Estate. The intention would be to continue to attract businesses within these sectors, through the provision of good quality, serviced sites. In doing this there is also an aspiration to attract businesses that offer high skilled manufacturing jobs, to raise the area’s average wage, whilst focussing on the delivery of Helston’s Business Park.

3.2.9 Office - Historically Helston has not been a location for developers to bring forward office accommodation, with locations such as Truro, Plymouth, Exeter etc being preferred. However, there is an aspiration to stimulate more office related job opportunities within Helston.

3.2.10 The main sites identified that could deliver the future economic growth of Helston are Helston Business Park (He-E2) and Tresprison Industrial Park (He-E4); whilst Helston Town Centre also represents a location for employment space, where appropriate opportunities present themselves

3 Targets taken from the Cornwall Local Plan: Strategic Policies document

He-E3: Helston Business Park – This represents Helston’s main site for future employment growth. There is an extant planning permission to deliver 13,000sqm of office, light industrial and industrial space, whilst the site servicing has been completed. This site is allocated within the Cornwall Site Allocations DPD.

He-E2: Tresprision Industrial Park – To deliver an extension to the existing park, which should primarily focus on B1c, B2 and B8 uses.

Helston Town Centre – To protect and enhance existing retail uses, which will help to provide a high quality, balanced retail offer; but in doing so supporting the reuse of underutilised upper storeys within the town centre for retail, office or residential uses.


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Strategically Important

Water-Ma-Trout (He-E1): The community network area’s largest industrial estate, so should be safeguarded for appropriate employment uses; primary industrial space (B1c, B2, B8).

Locally ImportantTresprision Industrial Park (He-E4): identified as a potential Locally Important Employment Site; the site should primarily focus on industrial space (B1c, B2, B8).

St John’s Business Park (He-E5): identified as a potential Locally Important Employment Site; the site should primarily focus on industrial space (B1c, B2, B8).

Helston Cattle Market (He-E6): Retained for appropriate employment uses; primarily office space with supplementary retail space (B1a, A1).

3.2.11 In supporting the growth of Helston’s economy, it is important to protect the town’s existing economic base. Policy 5 of the Cornwall Local Plan: Strategic Policies document seeks to protect ‘strategically important’ and ‘Locally Important’ employment sites. Four sites within Helston have been identified that fit into these town categories:

Tresprision Industrial Park


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The Retail Strategy

3.3. Town Centre Strategy 3.3.1 A good quality retail offer can provide many advantages beyond just offering residents’ daily essentials. Vibrant, welcoming retail centres can provide a leisure offer; a focal point for the community; an important employment base; as well as helping to stimulate other development within the town. The retail sector represents another valuable employer for Helston and one that is important to support further, where possible.

3.3.2 Helston town centre provides a valuable, but currently fairly limited retail offer compared with some other retail centres. Helston town centre is characterised by two linear main streets, Coinagehall Street and Meneage Street, with predominately smaller units that are generally more conducive to independent retailers. The vacancy rate in the centre is comparable with other towns and fluctuates.

3.3.3 Despite the challenges, the architectural quality of many buildings in and around the town centre, recognised through the conservation area status and the high number of listed buildings, creates a high quality backdrop to the town, which presents a great opportunity to stimulate further investment in the public realm.

3.3.4 The vision for Helston town centre is to:

maintain and strengthen the town centre retail offer, reducing the desire to travel to other centres. The unique cultural heritage and attractive buildings and spaces of the town centre will be used to create a distinctive, attractive and inviting shopping experience. The development of leisure uses and events within the town will help to create a centre that people want to visit and spend more time in

3.3.5 The majority of existing comparison (non-food) retail floorspace is located within the town centre, although there is some provision within the out of centre Tesco, Sainsbury’s and Lidl foodstores. The Cornwall Retail Study Update 2015 indicates that there will be no capacity for additional convenience floor space (food retailing) in the short term, with only modest levels of capacity arising by the end of the Plan period (approx. 800sqm to 900sqm). This is due to the scale of committed floorspace eliminating current overtrading of existing stores and also absorbing growth in expenditure in the medium term.

3.3.6 The Cornwall Retail study Update 2015 also indicates that Helston has no capacity requirements for further comparison (food) retail floorspace within the short to medium term; with capacity only reaching approximately 700sqm of floorspace by 2030.

3.3.7 With the lack of estimated retail capacity, together with a constrained town centre, opportunities to expand the retail floorspace within the town centre is very limited. Despite this, support would be given in principle to the reuse of disused or underused space on upper stories of town centre properties for a combination of retail, office or residential uses. (See Figure 5 for the Helston town centre boundary)

3.3.8 Despite the lack of opportunities for any significant retail development relating to the town centre; this doesn’t preclude the ambition to improve the quality of the town centre offer for visitors and local residents.

Helston Town Centre


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The Retail Strategy

Figure 6: Helston town boundary & primary retail area

Helston Town Centre looking down Coinagehall Streeet


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The Retail Strategy

3.3.9 Ten themes for the regeneration of the town centre have been set (which can be viewed in more detail in the Helston Public Realm Framework 2014 – 2030)

1. Attracting Visitors - Enhance identity and reputation for Helston as a tourist destination.

2. Improve Car Parking - Car parking to be well signed, welcoming, attractive and easy to use

3. Improve Pedestrian Links - Pedestrian routes to be safe, legible, comfortable and attractive, including disabled access

4. Rebalance Vehicular and Pedestrian Movement – traffic and transport to be reviewed and rebalanced in favour of pedestrians and civic life

5. Protect Special Features - Helston’s distinctive townscape features and spaces to be protected

6. Create a Helston Palette & Good Practice Guide - new public realm features to use high quality materials and exceptional landscape design

7. Enliven Existing Spaces - to contribute more strongly to Helston’s cultural, social and economic life

8. Create New Spaces– including a new town square - to be animated with an imaginative programme of public events and activities

9. Celebrate History - Helston’s rich history and highlights to be presented and interpreted in the public realm

10. Link the town centre to Coronation Park - Stronger links to Coronation Park to be created, to draw visitors into town


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The Retail Strategy

3.3.10 When seeking to deliver on the aspirations set out above three key projects / zones have been identified:

• Trengrose Way – create a new civic and events square and improve pedestrian link into town via Horse and Jockey Lane

• Market Place – promote a ‘cultural quarter’ around the Guildhall and Museum, with a new pedestrian link to the Cornubian Arts and Science Trust premises in Penrose Road

• Grylls Monument – enhance the formal setting for the historic Grylls Monument and promote the pedestrian link between Coronation Park and the town centre

3.3.11 As well as these projects, there is also a key aspiration is to improve the wider public realm of the town centre, so that it creates a more attractive and inviting location for residents and visitors, which reinforces local distinctiveness. This also links with the town’s aspiration to attract more visitors to come into the town centre. Improvements can come in many forms, including: improved paving; the introduction of public art; reducing street clutter, including unnecessary signage; a coordinated design response to street furniture; etc.

3.3.12 Linked to the improvement of the public realm is the desire to make the town centre more pedestrian friendly; reducing the dominance of the car and creating a more inviting place to visit. These aspirations and proposals are set out in more detail in the Helston Public Realm Framework 2014 - 2030.

3.3.13 Other proposals to improve the town centre include:

• Providing ‘meanwhile uses’ to reduce vacant uses between vacation and take up by new businesses/tenants

• To increase the relevance of the town centre for younger people; • Overhaul of town trail and heritage marketing;• Review the car parking charges / timescales to encourage both longer and shorter

stays within the town;

Grylls Monument


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Housing Strategy

3.4. Housing Strategy3.4.1 The delivery of good quality housing that meets future demand forms a key strand of the overall strategy of Helston. There is an aspiration to deliver a good mix of housing, providing for the affordable housing needs, right through to larger high quality housing, to seek to retain the well paid, skilled employees that the economic strategy is seeking to attract. Furthermore, it is important that the housing and economic growth comes forward in a complementary manner.

Housing Targets

3.4.2 Helston is targeted with delivering 1,200 dwellings between 2010 and 20304. This target was set based upon a number of factors, including: the scale of affordable housing need within the area; the estimated continued demand for affordable housing over the Plan period; reflecting on the scale of growth that might be deliverable within the plan period; to support the area’s economic ambitions; which in turn will assist in delivering the town’s regeneration agenda.

Affordable Housing

3.4.3 Low wage levels and relatively high housing prices result in many people struggling to get a foothold onto the housing ladder. At January 2016 there were 611 families5 on the Council’s HomeChoice Register that have a local connection to Helston. As a result, the delivery of affordable housing represents a key priority which should be provided, in line with national and Cornwall Council policy.

Housing Mix

3.4.4 Larger developments of 10 units or more should provide a mix of housing sizes to reflect the needs of the local community. The principle of providing Live / Work units and Extra Care Sheltered Housing will also be supported in principle. On larger developments (typically of 100 dwellings or more) at least 5% of total plots should be provided as serviced plots to enable the construction of self-build or custom build housing. On sites of 200 dwellings or more, additional specialised housing (including extra care housing) should be considered where demand exists to meet defined specialist needs.

4 Cornwall Local Plan: Strategic Policies 20155 Band A - 5; Band B – 47; Band C – 124; Band D – 79; Band E - 356

Pasmore Road


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Housing Strategy

Housing Delivery

3.4.5 The housing target for Helston covers the period of 2010 to 2030 (i.e. the Plan period). Since the start of the Plan period 251 dwellings have been completed6; furthermore as at April 2016 an additional 754 dwellings had an extant planning permission, including a site for 134 dwellings on Falmouth Road7. As a result, the net housing target (at April 2016) to be delivered within the remainder of the Plan period was 195 dwellings.

3.4.6 Within the permitted development are two urban extension sites, which are located to the north-east (Trewennack: PA14/11142) and south-east (Clodgey Lane: PA15/01314) of the town. These sites represent the main housing development projects that will support the delivery of Helston’s housing target.

3.4.7 Since April 2016 permission was granted to increase the density of development on the Trewennack Urban Extension (PA16/00272), delivering a further 110 dwellings.

3.4.8 The vast majority of Helston’s housing target is accounted for through the completions and permissions; this leaves only 85 dwellings to achieve the target.

3.4.9 When reviewing other urban site opportunities through the SHLAA (24 dwellings) and estimated Windfall (126 dwellings) it shows that the residual target can be achieved without the need to identify any further sites for housing development.

6 251 dwellings completed between April 2010 and March 20167 Planning Permission on Falmouth Road for 134 dwellings – planning application reference: W2/88/01512/O

Terraced housing, Hawkins Way


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Infrastructure

4. Infrastructure 4.1 When planning for the long-term growth and regeneration of Helston, it is vital that new development is supported by the appropriate infrastructure. The capacity, quality and accessibility of services and facilities are all vital factors in ensuring people can enjoy living, working and visiting the area.

4.2 The number of homes and increase in population will inevitably put pressure on Helston’s infrastructure, unless measures are taken to improve capacity. In addition, there are anticipated changes in demographics, which indicate that the growth in population will be more limited in the younger age ranges, but significant increases in the older age groups.

4.3 The level of growth, together with the nature of the age groups that it will affect, have all been taken into consideration in the impact of Helston’s growth on its infrastructure. Furthermore, Cornwall Council has worked closely with service providers to identify the impact that growth would have on the area and setting it within the context of Cornwall’s wider growth aspirations.

4.4 The results of the work with the infrastructure providers are summarised in the remainder of this section.

4.1. Education4.1.1 Cornwall Council has a statutory duty to secure a sufficient number of school places to meet demand. Where it is recognised that there are not enough schools with surplus places across the town, Cornwall Council develops a plan to demonstrate how it will provide these additional places.

4.1.2 When planning for Helston’s future education provision, the strategy needs to reflect two issues, the first is the existing demand for school places; the second is the demand that will be created as a result of the proposed new housing.

Secondary Education

4.1.3 Helston Community College has the capacity to accommodate just over 1,700 pupils and is operating with spare capacity. When evaluating the growth for Helston, together with the remainder of the network area, it is anticipated that the additional demand for places can be accommodated by the College, on the basis that Mullion School and other surrounding secondary schools will attract an element of the demand from the wider CNA.

Primary Education

4.1.4 Helston has three schools: Nansloe Academy; Parc Eglos School and St Michael’s VA CE School. In addition to the primary schools located within Helston Town, there are also primary schools within other settlements that are attended by children living in Helston, such as Trannack Community Primary School, Wendron CE Primary School and Boskenwyn Community Primary School. However, to promote sustainability, this strategy will see to

Helston Community College


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Infrastructure

address the future needs of Helston’s students through the improvement of schools within the town.

4.1.5 The three Helston schools have a collective capacity to accommodate 1,050 pupils and it is estimated that existing deficiencies, together with the proposed housing growth will result in a deficit of approximately 200 places by the end of the Plan period. St Michael’s School has been identified for expansion, to two-form enrty (an additional 210 places), to accommodate the additional demand; feasibility studies have shown this expansion can be delivered within the confines of their existing site. Furthermore, Nansloe Academy has also been identifiedfor potential expansion, if demand necessitates it at the end of the Plan period. Furthermore, as Nansloe Academy is the only remaining school within the town that is not landlocked, it is felt important to identify land to enable its future expansion to address demand within or beyond the Plan period (site He-ED1 on the strategy map).

4.2. UtilitiesDrainage

4.2.1 Much of Helston is a critical drainage area, which can impact on surface water flooding. New development should make use of Sustainable urban drainage systems (SUDS). This will help ensure development does not exacerbate flooding issues, whilst in some instances reduce the risk of flooding further downstream. The delivery of these systems will also help create capacity in the foul system.

4.2.2 South West Water has indicated that the Sewage Treatment Works has sufficient headroom to accommodate growth up to at least 2020. The Treatment Works’ capacity will be re-evaluated in preparation for their next Business Planning period from 2020 to 2025, but it is expected that any necessary capacity upgrades can be accommodated within the confines of their existing facility.

Electricity

4.2.3 Western Power Distribution (WPD) has indicated that there will be no need to improve its strategic infrastructure to accommodate the proposed growth within the town. Furthermore, WPD has indicated that it is unlikely that the growth will trigger the need to upgrade the primary substations within the town. Cornwall Council will continue to work with WPD to review impacts of growth.

4.3. Healthcare4.3.1 Helston currently includes two GP surgeries and one community hospital. The two surgeries provide for almost 19,000 residents from the town (57%) and its significant hinterland. The proposed housing growth will generate the need for approximately 0.8 FTE GPs, assuming the existing GPs are at capacity; whilst the additional population would generate the need for approximately 120sqm of additional healthcare space.

4.3.2 The Health and Care system is looking at new ways of delivering care, with a shared ambition to achieve integration of provision across health, social care and the voluntary/community sector. This goal seeks to support people to live well within the community and to reduce the need for A&E attendance and hospital admissions. A transformation

Kennels, Coinagehall Street


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programme is in place, with the objective to support the “bottom up” development of local care communities. While this transformation approach seeks to reduce pressure within the system, the solution is dependent on effective care provision delivered within the community. It is expected that Primary Care will sit at the heart of this new way of working. Groups of GP Practices (known as Locality Groups) are working with health, social care and voluntary sector partners to lead the development of solutions, appropriate for their local population. This work is being managed within 10 Localities across Cornwall. The South Kerrier Locality, which includes Helston, Porthleven and Mullion, has focused initiatives on community nursing, due to the rural nature of its area. Furthermore, weekend clinics have been established at Helston Community Hospital, to support vulnerable patients.

4.3.3 The permitted urban extension at Trenethick includes the delivery of a medical facility. This will provide for the additional needs, as either a new practice or outreach facility, located

Satallite dish, Goonhilly

Helicopter, RNAS Culdrose


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in a part of the town that is not within each access of the existing surgeries. This new facility also offers the opportunity to explore what other outreach facilities might be brought to the town, through the Locality work. Cornwall Council will continue to work with NHS Kernow and NHS England to look at how this can be implemented.

4.4. Green Infrastructure 4.4.1 Helston’s Green Infrastructure (GI) Strategy, takes a lead from the Cornwall-wide strategy, which seeks to provide a positive and proactive approach to the management and enhancement of Helston’s network of green assets; in doing so delivering to three main principles of quality, quantity and accessibility. GI can cover many different areas, but this strategy focuses on four key elements:

• Publically accessible open spaces;

• Cycle and pedestrian routes;

• Sustainable Urban Drainage (e.g. open water features), and

• Ecological corridors and habitats of biodiversity importance.

4.4.2 The overarching principles of the GI strategy is multi-functionality. Delivering multiple functions from GI assets will ensure better usage and ease of maintenance. This in turn means they can be maintained to a higher standard and represents better use of our valuable land assets.

4.4.3 Green infrastructure also has a role in supporting the aspiration to maintain separate communities identities. An example of this relates to the green space between Helston and Lowertown, which acts as a green buffer, which in turn supports the aspiration to maintain Lowertown as a separate community.

Public Open Space

4.4.4 Helston has a lower than average level of public open space in comparison to the 16 larger town areas in Cornwall, which is due to lower levels of natural space and public sports sites within the town. However, as this open space is supplemented through access to school land, for organised sports, and natural space outside of the study area, generally provision is sufficient for the existing population.

4.4.5 To ensure that a good standard of provision is maintained, new development is expected to provide for the demands generated by their development. It is estimated that in total approximately 7.3 ha of additional open space will be required to cater for the planned growth in population. In addition, improved access to the town’s

Cafe, Helston Boating Lake


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natural green space is required. The permitted housing sites at Trewennack (PA14/11142) and Clodgey Lane (PA15/01314) both propose the delivery of new green space, which will represent much needed additions to the town’s green infrastructure; in particular the Trewennack site, will support the delivery of new space in an area of the town which is currently deficient in many types of open space.

4.4.6 Whilst there are various categories of open spaces, most highlighted below, the

Old Cattle Market and Skate Park

Penrose Amenity Area


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principles of multi-functionality will be expected, i.e. providing new open spaces or upgrading existing spaces that can perform more than one function. Studies of existing provision and future growth proposals indicate:

Parks and Gardens: The provision of parks and gardens in Helston is assessed as sufficient for the existing population, albeit a little unevenly distributed. New development should provide for the new demand that will be created (at approx. 20.2sqm per dwelling).

Natural spaces: Whilst there are lower levels of natural space within Helston, it is still recognised that there are a number of assets around the town, such as Penrose/Loe Valley etc. Not all residents have access to these areas and new or improved green links will be vital to address this. New development should deliver approximately 27.7sqm of natural space per dwelling, whether on site or as an equivalent off-site contribution.

Public Sports: There is a slight under provision of publicly accessible sports pitches, when compared to other Cornish towns, however this is compensated through school and sports club facilities, which brings it up to an acceptable level for the existing population. Further efforts are required to help increase community use of educational pitches for local sports clubs. New development should provide for the new demand that will be created (by contributing towards new strategic provision equivalent to approx. 28.7sqm per dwelling).

Children’s equipped play: Although Helston currently has more children’s play space than the Cornwall towns’ average, there remains a small deficit, especially in the northeast of the town (Trenethick). In the absence of development in this area this needs to be addressed from other regeneration sources. New development needs to cater for the newly arising demand. It would be expected that new development will provide 1.6sqm of children’s play space per dwelling.

Teen Provision: The level of teen provision, which includes facilities such as skate parks & publically accessible multi-use games areas, is typical of most towns in Cornwall; however there is still a significant deficiency, especially in the northern half of the town. It would be expected that 0.6sqm per dwelling is created by new development.

Allotments: There is a slight under provision of allotments and it would be expected that 2.53sqm of allotments per dwelling is


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provided from new development. This should be in the form of one new facility possibly via on-site provision, in relation to the urban extension, supplemented with off-site contributions from small sites.4.4.7 In total, it is expected that new development provides approximately 81sqm of new open space per dwelling. For more information on the Open Space requirements, please refer to the Open Space Strategy for Larger Towns in Cornwall (2014).

Green Links4.4.8 In line with the Transportation Strategy, the maintenance, upgrade and expansion of the area’s green links (i.e. pedestrian and cycle links) forms an important part of the overall strategy for the area. As well as the benefits relating to reduced congestion that were highlighted previously, the improved network will provide an important recreational resource, whilst also supporting objectives relating to the promotion of the town centre. The enhancement of the town’s green links include improving access from surrounding areas into the town which include Lowertown, Porthleven and Trewennack. Proposals for the creation, upgrade or maintenance of the town’s green links can be seen in Figure 6.

Sustainable Urban Drainage

4.4.9 Capacity constraints within the existing fluvial drainage system within Helston, such as the Town Leat, need to be managed carefully, so that future development can be brought forward without causing any additional problems. New development will be expected to adhere to the Flood Risk Management Profile as part of the Cornwall Local Flood Risk Management Strategy. Successful implementation of the plan by new development, should not only prevent additional flooding issues, but should also help to reduce the current capacity constraints, as a result of more land being drained in a controlled manner.

Biodiversity

4.4.10 The protection and enhancements, where possible, of biodiversity opportunities is a key principle of good green infrastructure. Assets such as the River Cober corridor to the west and the Helford River corridor to the east have high biodiversity value and should be enhanced where possible. The potential creation of a new footpath or cycle way from east to west across the town should also build in green infrastructure, where possible, to provide a green corridor across the town and link the two town-edge existing corridors.

4.4.11 Links out into the surrounding area should be enhanced where possible. These include links to Loe Pool and the Upper and Lower Cober Valley.

4.4.12 The key habitat corridors identified on the accompanying map have been designed to enhance green links through the town, and link to the key east and west habitat corridors. The public open space and public right of way networks on the map should also be utilised as green corridors, providing linkage between the urban area and the surrounding countryside.

River walk, Penrose Amenity Area


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4.4.13 It would be expected that appropriate arrangements, including financial, are put in place to ensure any newly created green infrastructure can be appropriately maintained.

4.5. Transportation Strategy 4.5.1 The transport measures that have been identified to enable housing and employment growth in Helston are based on the policies set out in Connecting Cornwall: 2030. Connecting Cornwall is the third Local Transport Plan for Cornwall and sets out a 20 year transport vision which supports economic prosperity and a move towards more sustainable travel with less reliance on the private car. The anticipated outcomes of this approach will be a vibrant, accessible and safe town environment with strong links to other communities in Cornwall and beyond.

4.5.2 The focus for transport investment to support the growth is targeted in three key strands:

• Minimising congestion on the strategic road network

• Encouraging inter-urban and long distance trips by rail

• Supporting the switch to bus, walking and cycling for more local trips

4.5.3 The transport measures work together to create the conditions to enhance the attractiveness of more sustainable forms of travel (e.g. walking, cycling and public transport), therefore minimising the constraint of the highway network for future growth.

4.5.4 Located on the A394 Helston is remote from the strategic road network and though there are reasonably good public transport links between Helston and other urban settlements, the service frequencies are only hourly.

4.5.5 Helston has a population of 11,700 and a working population of 5,700. 22% the working population travel to work by foot or bicycle compared to 16% in Cornwall and 69% travel to work by car from Helston compared to 70% across Cornwall (2011 Census). Despite the high level of sustainable trips, Helston has a high level of car ownership (84%) compared to Penzance at 61%. Helston is also a strong employment centre with significant inward commuter flows from Falmouth/Penryn and Camborne, Pool and Redruth and Porthleven. There is also a relatively significant level of out-commuting to places such as Truro, CPIR and Falmouth/Penryn. Helston also witnesses significant increases in traffic during the summer months; plus there is strong demand to travel into town from its hinterland due to Helston acting as a service centre.

4.5.6 There is an opportunity to increase the level of trips by sustainable modes in Helston by enhancing and extending the existing pedestrian and cycling provision and improving bus services.

Regular bus service to town centre


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4.5.7 Helston acts as a local service centre to neighboring settlements and is also a strong employment centre relative to its size. This means there is strong demand to travel into the town from the hinterland and through the town to other urban centres such as Penzance, Redruth and Falmouth. Rather than circulating on arterial routes, much traffic travelling to the east or west of Helston tends to cut through the town and this rat running causes problems for residents in Cross Street and Penhellaz Hill which is a single lane road. Therefore, a traffic management solution to address this problem is proposed as part of the strategy.

4.5.8 Assessments have shown that the town’s road network has sufficient capacity to accommodate traffic growth associated with the proposed development, with no strategic junction capacity improvements required in the town, although localised improvements might be required for specific proposals and should be considered through the application process. (Growth beyond the Local Plan targets will need to be assessed to determine whether it will create adverse impacts upon the town’s network)

4.5.9 Therefore the focus of the strategy is to target investment on walking, cycling and public transport improvements, in order to mitigate increased traffic, encourage increased use of these more sustainable modes of travel and to provide travel options for people who do not have access to, and cannot afford to run a car. If these investments are not made a higher level of traffic than expected may be witnessed on Helston’s roads.

4.5.10 The aspiration of the transport strategy is to increase the use of sustainable modes of travel by 15% for cycling/walking and 50% by bus, while seeking higher levels of switch from new development where the opportunities to encourage sustainable travel from the outset are greater. These increases are based on best practice elsewhere in the UK and reflect the potential for modal switch within different communities, i.e. opportunities to achieve greater shift within new development sites where high standards can be set for developers.

Meneage Street Photo by John Martin


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4.5.11 The table below summarises the package of transport measures proposed for Helston to 2030.

Scheme type Scheme Comment

Junction improvements/traffic management

Re-programming of signal timings at Meneage Street/Coinagehall Street

The Meneage Street/Coinagehall Street junction is expected to experience congestion in the future. Traffic management measures designed to address existing and anticipated congestion, reduce delays and increase pedestrian priority, thereby improving the town centre shopping environment and enabling, through complementary public realm enhancements, reinstatement of Market Place as a key focus for civic pride and activityResidents have raised concerns over a number of years regarding the level of traffic rat-running through Cross Street and Penhallaz Hill which is unsuitable as single carriageway. A traffic restriction will provide a solution to the problem.

Penhallaz Hill/Penzance Road – right in/left out restriction

Bus improvements

Bus services Under the Cornwall Bus Vision there would be a bus every 20 minutes between Redruth and Helston and improved frequencies between the town and neighbouring settlements.This will be complemented by bus stop upgrades along the key routes to provide better waiting facilities and Real Time Passenger Information. A need for a bus interchange facility in the town has also been identified to allow improved accessibility and better connections.

Bus infrastructure/Real Time Passenger Information

Bus interchange

Walking/cycling improvements

Town wide walking and cycling network

A number of routes have been identified for improvements such as designated cycle lanes and pedestrian crossings, linking residential areas with key destinations, such as the town centres, schools and some of the main employment centres. A full feasibility study will be carried out to identify key routes and improvements and the network will be supported by publicity and information. This will include a review of demand for pedestrian crossings.

4.5.12 The measures above will be supported by initiatives that promote the use and benefits of sustainable travel particularly within new developments. This could include public transport timetables, information on car clubs and car share schemes and personalised travel plans. Travel planning advice will also be available to developers and employers.

4.5.13 With the transport strategy in place traffic levels are expected to grow by 4% in the AM peak between 2010 and 2030. Overall, this is 4% lower than what would be expected if no sustainable transport measures were implemented. Assessments have shown that with the implementation of the sustainable transport measures and minor signalling changes, junction capacity is not expected to worsen as a result of the development proposed and the highway infrastructure is therefore deemed to be sufficient to accommodate the predicted growth in addition to supporting a change in travel and delivering wider positive outcomes for Helston.


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If you would like this informationin another format please contact:

Cornwall CouncilCounty HallTreyew RoadTruro TR1 3AY

Telephone: 0300 1234 100Email: [email protected]

Documents

Helston Town Framework - Cornwall · 2. Vision, Strategic Aims, Objectives and Targets 2.1 When defining the vision for Helston, the starting point is to recognise the overall vision