St Austell & Parishes Town Framework - · PDF fileSt Austell Retail Strategy – Options consultation document 5 3. Retail Strategy options The three Town Centre sites highlighted

St Austell & Parishes Town Framework

Retail Strategy: Options Consultation Document

November 2014

Contents 1. Introduction........................................................................... 1

1.1. Background ................................................................................. 2 1.2. St Austell Framework Plan Options Consultation Results May 2014 ..... 2

2. Retail site options .................................................................. 3 3. Retail Strategy options .......................................................... 5

3.1. Potential Retail Strategy 1: Town Centre/edge of centre only ............. 5 3.2. Potential Retail Strategy 2: Support Town Centre plus identify out of centre / out of Town retail ....................................................................... 6

4. Town Centre and Edge of Centre Site Options ........................ 7

4.1. Old Vicarage Place ........................................................................ 8 4.2. Sedgemoor.................................................................................. 9 4.3. Co-op, Car park and adjacent area ............................................... 10

5. Out of Centre & Out of Town Site Options ............................ 11

5.1. Trewhiddle Area: East (4A/4B) and West (5) ................................. 12 5.2. Coyte Farm ............................................................................... 15

6. Questions ............................................................................. 17

St Austell Retail Strategy – Options consultation document

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1. Introduction

This retail consultation paper builds on the Town Framework options consultation that took place during April and May 2014. As a result of the feedback to that consultation a view has been reached, endorsed by the Environment Heritage and Planning Portfolio Holder, that a further focussed consultation on the retail strategy and site options in St Austell would be helpful to assist in clarifying a way forward. The results of this consultation will assist in informing the Cornwall Site Allocations Development Plan Document (DPD) in prioritising retail site allocations for the town. A pre-submission draft of the Cornwall Site Allocations DPD is due to be consulted on during early 2015. In parallel to this online consultation document, a household door to door survey is being undertaken across the town to gather feedback on residents’ views on retail in St Austell; however please don’t rely on this door-to-door survey to provide your response; as it will be a randomly selected cross section of households. Cornwall Council is seeking feedback on the options that are set out in this document and a series of questions are highlighted throughout and at the end of the document. The closing date for comments is Friday 19 December 2014, you can either submit your responses by using the online survey, or by post, by hand or email to: E-mail: [email protected] Post: St Austell Retail Consultation, Planning Delivery, Camborne One Stop Shop, 1st Floor, Dolcoath Avenue, Camborne, TR14 8SX By hand: FAO Helen Nicholson, Room 208a, St Austell One Stop Shop, 39 Penwinnick Road This document is available on the Council’s website along with additional Town Framework background information www.cornwall.gov.uk/staustellframework

mailto:[email protected]

http://www.cornwall.gov.uk/staustellframework


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1.1. Background

The Cornwall Local Plan: Strategic Policies refers to retail space requirements by town taken from the Cornwall Retail Study 2010. As a broad guide, when taking into account what has been built since 2010 and including existing planning permissions there is capacity in St Austell (up to the year 2030) for:

• 1,000sqm of (net sales area) additional convenience floor space (e.g. supermarkets)

• 11,000sqm of (net sales area) additional comparison floor space, (e.g. non-food)

The above shows that the majority of new floorspace should be for non-food stores. There is also a certain amount of vacant floorspace within the Town Centre. An update of the Retail Study is currently in progress, it is anticipated however that the retail space requirements for St Austell will be broadly similar. As well as the above figures it is understood a significant amount of (non-food) retail spend in St Austell is lost to Truro and/or Plymouth. On this basis there is a qualitative argument that St Austell could seek to retain some of this spend within the town, whilst recognising the roles that Truro and Plymouth play within the region for retail and will continue to play based on their existing retail offer, role and locations. In summary this means that there is some level of flexibility that could be applied to the above retail space requirements for St Austell.

1.2. St Austell Framework Plan Options Consultation Results May 2014

A consultation document for the development of the St Austell Framework Plan was published in April 2014 for a six week period, it presented various site options that could deliver residential, employment and retail development in the town, and asked a series of questions to obtain people’s views and preferences In relation to retail, the document presented two potential retail strategy options for the town:

Strategy 1: promotion of the Town Centre and Town Centre sites only, or Strategy 2: promotion of the Town Centre and further retail uses in close proximity to the Town Centre if Town Centre sites are not available.

53% of those that responded, at that time, favoured retail strategy 2; 23% favoured retail strategy 1, and 24% of respondents favoured neither strategy. In re-consulting on the retail strategy within St Austell, it is appropriate to revisit and reconsider this question as new information is now available for consideration.


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2. Retail site options

This consultation document presents six different sites with potential for retail use. Three are within the town centre and three are out of town centre sites. The sites are:

1. Old Vicarage Place 2. Sedgemoor 3. Coop, West Hill 4. Trewhiddle area: East (4A/4B) 5. Trewhiddle area: West (5) 6. Coyte Farm

Fig.1 below shows the location of these sites. Other site options were also considered but discounted due to a number of reasons. These included:

• being too small • too distant from the town centre • physical and environmental site constraints • existing uses such as car parks • conclusions from the Cornwall Retail Study 2010 that some are unsuitable

for retail use. This longer list of sites can be viewed in a discounted retail sites background paper which can be viewed on the Council website.


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Figure 1: Retail Site Options


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3. Retail Strategy options

The three Town Centre sites highlighted in Figure 1, along with the three out of town sites, appear to be the main options that could accommodate further retail uses within St Austell. In revisiting the question that was posed in the St Austell Framework Plan Options document, this more focussed retail consultation seeks to gain views on what is viewed by residents as the preferred retail strategy for the town. Below are some brief pros and cons of the two potential strategy options for consideration:

3.1. Potential Retail Strategy 1: Town Centre/edge of centre only

This strategy would seek to prioritise delivery of new retail floor space to only town centre sites; meaning the strategy would not be actively supporting out of town retail proposals. Pros Cons

• Would maximise opportunities to

strengthen the health and vitality of the town centre

• Greater certainty may increase retailers interest in investing in the town centre

• Could enable a regeneration development opportunity at Old Vicarage Place linking to the existing White River Place shopping centre, creating a more attractive retail/leisure destination, and increasing overall footfall

• If sites come forward they could assist in retaining more spend within St Austell Town Centre that is currently lost to other centres

• Not supporting out of town development, would improve the chances that the town centre sites could come forward with retail uses

• If town centre sites are not

deliverable it could hinder investment in the St Austell area

• If town centre sites are not deliverable more spending could be lost to other centres e.g. Truro, Plymouth

• Town centre sites may not be attractive to certain national retailers

• If town centre sites are not deliverable it could limit retail related job creation opportunities

• Some town centre sites might not be able to provide larger footprint retail unit sizes


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3.2. Potential Retail Strategy 2: Support Town Centre plus identify out of centre / out of Town retail

This strategy option would mean support would be given, where possible to the town centre; but there would also be active encouragement to deliver retail proposals on an out of centre/town location, as long as it complies with the National Planning Policy Framework and the emerging Cornwall Local Plan: Strategic Policies document, in particular Policy 4. Pros Cons

• Could provide retail space to meet

retail needs of residents if town centre sites are not available or viable

• If town centre sites are not available or viable an out of centre site could assist in retaining more spend within the wider St Austell area rather than leaking to other centres (Truro, Plymouth)

• Could provide larger footprint stores, which are attractive to certain national retailers, which might be harder to accommodate in the town centre

• Out of centre retail could hinder the

attractiveness and therefore deliverability of town centre sites e.g. retailers may not wish to invest in the town centre and compete with an out of town retail site.

• Depending upon the scale and location of such a development, it may have a negative impact on current trading levels within the town centre

• Retailers currently within the Town Centre may want to relocate to an out of town location

• Depending upon the location of the out of town retail, it may not be easily accessible for pedestrians, which could promote car based journeys

Question 1: Which retail strategy do you think St Austell should adopt for the future? (question 1 continued) (Please read the following sections before answering this question, which is repeated at the end of the document)


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4. Town Centre and Edge of Centre Site Options

When reviewing the appropriate retail strategy options for St Austell, it is important to do this in the knowledge of the sites that might be available to support the delivery of the strategy. There are three potential site options highlighted within the town centre for consideration. All three are presented on the following pages with some brief pros and cons of each:


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4.1. Old Vicarage Place

Description/Location/scale

Old Vicarage Place is a potential redevelopment site within the Primary Shopping area of the town. It is currently a shopping centre and car park constructed in the 1980’s which is now run down in appearance. There is currently an existing Iceland store and a number of vacant units. In terms of location it is directly adjacent to the White River Shopping Centre and therefore is in a prime retail location. There are emerging potential redevelopment proposals for this 0.4ha site which the promoters indicate will provide in the region of

approx. 8,175sqm of comparison (non-food) new net additional retail space, in the form of either 4 or 5 larger stores, or 1 or 2 larger stores with a greater number of smaller units, all under cover along with 1,860sqm of associated restaurant and cafe uses.

Pros Cons

• Within the Town Centre Primary Shopping Area, so has the greatest opportunity to have a positive impact upon the vitality of the Town Centre by increasing footfall

• Within single ownership, which supports deliverability

• The landowner/developer recently submitted a pre-application enquiry expressing an interest in bringing forward a retail scheme, which could deliver larger footprint stores

• Town centre regeneration opportunity on an existing run down site which would potentially link with and expand the White River Place existing shopping centre

• No adverse impact on the natural environment

• Sloping site (approx. 1:14) and

existing development constraints on site may make delivery of scheme more costly to redevelop

• Some retail operators may not wish to locate to town centre sites

• Potential for short term adverse effects in the town centre from any construction process


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4.2. Sedgemoor

Description/location/scale Sedgemoor is a site with existing office uses and a relatively large car park. Cornwall Council who currently occupies some of the office space is vacating the site. It is understood that the site may soon be on the market. The 1.2ha site is located within the town centre close to the Priory car park and might be able to accommodate at least 3,100sqm of (net sales area) retail space. The site could also accommodate further office uses and / or a mixed use scheme incorporating residential use. There are no known current proposals.

Pros Cons

• Within the Town Centre and approx.

75m from the Primary Shopping Area

• Could have a positive impact on the Town Centre by promoting linked trips, potentially increasing footfall within the Primary Shopping Area

• Conveniently located adjacent to Priory Car Park

• Site within single ownership, current occupants are vacating and landowner looking to dispose of the site, which could provide opportunity for change of use to retail

• Site already developed so little impact on the natural environment

• The site has potential for other uses

as well, such as retention of the office space or as a mixed used / residential site

• Unknown if the site is attractive to potential retailers and no known interest for retail development (although there might be interest if promoted within the strategy)

• Sloping site (approx. 1:14) and existing development constraints on site may make delivery of scheme more costly to redevelop

• The topography of the access through Priory Car Park and access from Truro Road may have an impact on the deliverability of proposals, which may limit the attractiveness of the site to certain retailers and scale of any scheme

• Potential loss of office uses from this town centre location (although current tenants of the offices are already leaving)


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4.3. Co-op, Car park and adjacent area

Description/location/scale

This 1.2ha site with an existing Co-op store on West Hill, its car park and an adjoining area of currently unused land is another potential redevelopment option that could provide some retail uses. The site might be able to accommodate a small net increase of around 600 sqm (net sales area) of retail floorspace (Council estimate). There are no known current proposals. Pros Cons

• Relatively flat site which could make

delivery of retail space more cost effective

• Within the town centre and 140m (as the crow flies) to the Primary Shopping Area

• Site already developed so little impact on the natural environment

• Potential opportunity to enhance the surrounding built environment with an appropriate scheme

• Existing store and car park on the

majority of the site so estimated to only offer potential for a small amount of additional net sales area retail floorspace

• Scale of development possible is unlikely to have any measurable impact on the vitality of the town centre

• Although it’s within the town centre, it is a relatively short but steep walk to the Primary Shopping Area

• Edge of centre location may not be attractive to some retailers

• Small area within two ownerships and the linear shape of the site are both factors which could hinder potential for larger redevelopment schemes


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5. Out of Centre & Out of Town Site Options

If the second retail strategy option in St Austell is preferred (i.e. to promote the town centre AND out of town development) site(s) to deliver this strategy would need to be identified. With this strategy, emerging policy within the Cornwall Local Plan will still advocate taking a sequential approach to the identification of sites1; plus edge of centre and out of town proposals will still need to demonstrate that they wouldn’t have a ‘significant’ adverse impact upon the town centre. In considering this strategy there are three potential locations identified that could provide for out of town retail uses. These are set out on the following pages with some brief pros and cons of each for consideration:

1 Policy 4 of the Cornwall Local Plan requires a sequential approach to be followed requiring an assessment of the town centre first before considering edge or out of centre or out of town sites


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5.1. Trewhiddle Area: East (4A/4B) and West (5)

Description/location/scale

This out of town centre area is shown with two site areas: 4A and 4B as one option in the east and site 5 in the west. The wider area shown in a blue line is an urban extension area that may also provide opportunity for residential and some employment uses, i.e. the two retail options could form part of a wider mixed use development proposal. East 4A/4B Sites A and B behind and around the B&Q store and the Council Offices has the potential to accommodate some retail uses. An exact site area would be determined at a more detailed masterplanning stage, but could be in the region of around 4ha, split into two parcels (A and B).This might accommodate in the region of 11,400sqm of (net sales area) retail floor space (Council estimate). There is an existing planning permission for a Morrison’s supermarket that sits between the two parcels of land. Site A may potentially be a preferred location due to the relationship with potential movement to and from the Town Centre. However site B could also accommodate retail as well. There are no known current proposals.


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Pros Cons • Site A is relatively flat which could

make delivery of retail space more cost effective

• It is the closest out of town site option to the existing town centre area. This means it has the greatest potential to see ‘linked trips’ between the site and the town centre; which in turn could reduce the scale of the negative impact upon it

• As the crow flies site A is 40m from the town centre and 265m from the Primary Shopping Area; site B is 370m from the town centre and 590m from the Primary Shopping Area

• Could assist in retaining more retail spend within the wider St Austell area that currently leaks to other centres e.g. Truro, Plymouth

• Development on sites A and B could consolidate out of town retail development into one location, being adjacent to B&Q, the permitted Morrisons store and other larger footprint commercial uses

• Parts of the site may be suitable for larger footprint stores

• Site A already has existing development on it so little impact on the natural environment

• Owners of site interested in bringing forward developments

• Could be an attractive site to national retailers that may not wish to invest in the town centre

• Site B slopes slightly (1:17) • The A390 which is busy is a

potential movement barrier for pedestrians to/from the Town Centre

• Depending on the scale and nature of retail development it could have some detrimental impact on the town centre, although the impact could be lower due to the size of sites and closer proximity to the town centre, compared to the other out of town site options presented. If the scale of negative impact upon the town centre was subsequently deemed ‘significant’ this would go against Policy 4 of the Cornwall Local Plan: Strategic Policies document. For a scheme to still proceed in these circumstances it would need to demonstrate other positive factors that would outweigh the harm

• If the sites came forward in the short to medium term it may deter retailers interested in investing in Town Centre sites, stifling their delivery

• Sites A and B are in different ownerships and it is not clear if parts of area (A) will be available

• Site B is currently agricultural land; potential for archaeological features on site

• No firm proposals for retail schemes at this stage


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West 5 An area in the west of the Trewhiddle urban extension area (site 5) is also being promoted by a developer for retail uses. An exact site area is not known but could be around 3 to 4ha which could accommodate approx. 7,000 sqm of (net sales area) retail floor space (developers estimate). Pros Cons • Relatively flat site which could

support larger footprint stores and make delivery of retail space more cost effective

• Potentially a significant area which could provide a significant increase in retail floorspace for St Austell


• Land is under single ownership with owners interested in bringing forward retail development within this general location

• As the crow flies site 5 is 540m from the town centre and 740m from the Primary Shopping Area

• The A390 which is busy is a potential movement barrier for pedestrians to/from the Town Centre

• Depending on the scale and nature of retail development it could have a detrimental impact on the town centre. If the scale of negative impact upon the town centre was subsequently deemed ‘significant’ this would go against Policy 4 of the Cornwall Local Plan: Strategic Policies document. For a scheme to still proceed in these circumstances it would need to demonstrate other positive factors that would outweigh the harm

• If the site came forward in the short to medium term it may deter retailers interested in investing in Town Centre sites stifling their delivery

• Site is currently agricultural land and is a relatively sensitive landscape; potential for archaeological features on site


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5.2. Coyte Farm

Description/location/scale This is an out of town undeveloped site which is currently farmland. Representations were made to the St Austell Framework for its inclusion. This site was being promoted by a developer. An exact site area is now unknown but could be in the region of up to 6.3ha and could deliver at least 10,500sqm of non-food (net sales area) retail floorspace (developer’s previous estimate). It is located within Pentewan Valley Parish. There are no known new proposals following an application earlier in 2014.

Pros Cons • Flattest site which could

make it easier to bring forward larger footprint stores


• Land controlled by one party and developer interest in bringing forward a retail scheme on the site

• Largest site option, which means it could accommodate the largest amount of new retail floorspace, if a non-food scheme went beyond the previous development proposal.

• Could be an attractive site to national retailers that may not wish to invest in the town centre

• Depending on the scale and nature of retail development it could have the greatest detrimental impact upon the vitality of the town centre, due to both scale and distance from the town centre. If the scale of negative impact upon the town centre was subsequently deemed ‘significant’ this would go against Policy 4 of the Cornwall Local Plan: Strategic Policies document. For a scheme to still proceed in these circumstances it would need to demonstrate other positive factors that would outweigh the harm

• As the crow flies it is 835m from the town centre and 1024m from the Primary Shopping Area

• Located on agricultural land and over a ridge line which means any development would face away from the town towards open countryside and St Mewan (including the listed church), so could be argued to have the most significant visual impact of all the sites. Known archaeological features on site

• If the site came forward in the short to medium term it may deter retailers interest in investing in Town Centre sites stifling their delivery

• Due to its location would not be easily accessible for pedestrians and would promote access by car


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Question 2 If a strategy is pursued that requires the identification of a further retail site outside of the town centre, which site… (question 2 continued)

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6. Questions

1. Which retail strategy do you think St Austell should adopt for the future? (please tick one)

a. Strategy 1: Only concentrate on the delivery of town centre and edge of centre sites

b. Strategy 2: Support town centre sites where possible AND identify an out of centre/out of town retail development

c. An alternative proposal. If so, please state:

back to Retail Strategy Options 2. If a strategy is pursued that requires the identification of a further retail site

outside of the town centre, which would be your preferred site? (please tick one)

a. Trewhiddle East (4A/4B)

b. Trewhiddle West (5)

c. Coyte Farm (6)

d. An alternative site (Please state):

e. None, because I don’t support further out of town development

(Question 3 overleaf)

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3. Of all sites listed please give your preference in order from 1 to 7 (1 being highest preference site, 7 being lowest preference site)

Highest Lowest preference preference

1 2 3 4 5 6 7

Old Vicarage Place

Co-op

Sedgemoor

Trewhiddle East (4A)

Trewhiddle East (4B)

Trewhiddle West (5)

Coyte

4. Do you have any other comments on the two retail strategy options or the individual sites?

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If you would like this information in another format or language please contact:

Cornwall Council County Hall Treyew Road Truro TR1 3AY

Telephone: 0300 1234 100

Email: [email protected]

www.cornwall.gov.uk

mailto:[email protected]

Documents

St Austell & Parishes Town Framework - · PDF fileSt Austell Retail Strategy – Options consultation document 5 3. Retail Strategy options The three Town Centre sites highlighted