Planning in Cornwall

Health and wellbeing

To improve the health and wellbeing of Cornwall's communities, residents, workers and visitors, development should: 1. Protect, and alleviate risk to, people and the environment from unsafe, unhealthy and polluted environments by avoiding or mitigating against harmful impacts and health risks such as air and noise pollution and water and land contamination and potential hazards afforded from future climate change impacts; and 2. Where it affects Air Quality Management Areas, demonstrate that singularly or cumulatively, it will not cause increased risk to human health from air pollution or exceeding EU standards. Measures proposed to mitigate this should reflect Cornwall's Air Quality Action Plan and Local Transport Plan and aimed at achieving reductions in pollutant emissions and public exposure; and 3. Maximise the opportunity for physical activity through the use of open space, indoor and outdoor sports and leisure facilities and providing or enhancing active travel networks that support and encourage walking, riding and cycling; and 4. Provide easy, safe and secure storage for cycles and other recreational equipment; and 5. Encourage provision for growing local food in private gardens which are large enough to accommodate vegetable growing or greenhouses or through the provision of allotments; and 6. Provide flexible community open spaces that can be adapted to the health needs of the community and encourage social interaction.

Design

The Council is committed to achieving high quality safe, sustainable and inclusive design in all developments. Development must ensure Cornwall's enduring distinctiveness and maintain and enhance its distinctive natural and historic character. Development should demonstrate a design process that has clearly considered the existing context, and how the development contributes to the social, economic and environmental elements of sustainability through fundamental design principles. 1. As part of a comprehensive place-shaping approach, proposals will be judged against fundamental design principles of: a. character – creating places with their own identity and promoting local distinctiveness while not preventing or discouraging appropriate innovation. Being of an appropriate scale, density, layout, height and mass with a clear understanding and response to its landscape, seascape and townscape setting; and b. layout – provide continuity with the existing built form and respect and work with the natural and historic environment; high quality safe private and public spaces; and improve perceptions of safety by overlooking of public space; and c. movement – creating a network of safe well connected routes which are easy to read and navigate by the use of landmarks, spaces, views and intersections; and d. adaptability, inclusiveness, resilience and diversity – building structures can be easily altered, particularly internally, to respond to both climate change and changing social and economic conditions and provide a mix and pattern of uses; and e. engagement process – undertaking community engagement, involvement and consultation in the design process proportionate to the scheme. 2. In addition development proposals should protect individuals and property from: a. overlooking and unreasonable loss of privacy; and b. overshadowing and overbearing impacts; and c. unreasonable noise and disturbance. 3. For larger developments a balance needs to be achieved between private, semi-private and public open space, which includes allotments, sports facilities, children's play area provision and natural open space provision. The Council will seek the provision of larger areas of multifunctional green space rather than multiple smaller areas as appropriate in larger developments.

Development standards

All new development will be expected to achieve the provision of the following: 1. Sufficient internal space in housing for everyday activities and to enable flexibility and adaptability by meeting nationally described space standards for all affordable housing*; and 2. Public open space on-site, in proportion to the scale of the development and providing for different types of open space based on local need. Where there is access to alternative facilities that would meet the needs of the new development, contributions to the ongoing maintenance and management of these alternative facilities may be required as part of a reduced requirement on site; and 3. An appropriate level of off street parking and cycle parking taking into account the accessibility of the location in terms of public transport and proximity to facilities and services; and 4. Sufficient and convenient space for storage for waste, recycling and compostables; and 5. Avoidance of adverse impacts, either individually or cumulatively, resulting from noise, dust, odour, vibration, vermin, waste, pollution and visual effects. Such adverse impacts should be avoided or mitigated during the construction, operation or restoration stage of development; and 6. Utilising opportunities for natural lighting, ventilation and heating by design, layout and orientation; and 7. Where feasible and viable, connection to an existing or planned heat network. In the absence of an existing or planning heat network development will be expected, where feasible, to provide a site-based heat network, or be designed to facilitate future connection to a heat network. Housing developments of 10 dwellings or greater should provide 25% of dwellings as accessible homes (Building Regulations Approved Document M4 (2): Accessible and adaptable dwellings or successor documents) unless site specific factors make the development unsuitable for such provision. *The reference to affordable housing in this policy does not include starter homes

Minerals - general principles

1. Support will be given to maintain and grow a world class, thriving and sustainable minerals industry in Cornwall which meets local needs as well as exporting minerals, predominantly by rail and sea, to serve regional, national and international markets. 2. A sufficient supply of indigenous minerals will be maintained to achieve sustainable and economic growth, whilst encouraging the use of recycled and secondary materials, particularly secondary aggregates from china clay (kaolin) production, to minimise the requirement for new extraction. 3. New mineral development, (including extensions to existing sites) will be supported in the following areas: a. China clay (kaolin) and secondary aggregate extraction in the St Austell (Hensbarrow) China Clay Area; b. Primary aggregate extraction where it is outside the AONB designation; and c. throughout Cornwall for: i. Building, roofing, heritage and ornamental stone, ii. Metal and industrial minerals, iii. Primary aggregate development for particular grades of material not provided for by other permitted reserves. 4. Improved and more efficient working practices at existing minerals sites will be supported. 5. Mineral recycling and recovery facilities will be supported where they fall within well screened areas at currently operational quarries and landfill sites. 6. Mineral development should have no adverse impact on: slope stability, differential settlement of quarry backfilling, and mining subsidence. 7. All mineral development should enable progressive and effective reclamation at the earliest opportunity, taking into account aviation safety, for appropriate and beneficial after-uses that: i. Contribute to and enhance the natural and local environment including, ecosystem services and networks, ii. Conserve and enhance heritage assets and protect and enhance valued landscapes, geological conservation interests and soils, iii. Have the potential for wider community benefits.

Minerals safeguarding

1. Important mineral resources and reserves and existing, planned and potential bulk transport, storage, handling and processing facilities and sites shall be safeguarded from sterilisation by other forms of incompatible development. 2. Mineral Safeguarding Areas will be identified for the following minerals resources and reserves; a. aggregates (both primary and secondary), b. china clay, c. building and ornamental stone (including roofing and heritage materials) and d. metals (including relevant shafts and adits), 3. Mineral Safeguarding Areas will be identified for the following existing, planned and potential mineral infrastructure; a. key concrete batching and other products and roadstone coating, b. Storage, handling, processing and distribution of minerals, c. the bulk transport of minerals by rail, sea (ports) or haul roads.

Business and Tourism

1. To ensure a continued supply of appropriate business space, proposals for new employment land and uses should be: a) well integrated with our city, towns and villages; or b) within areas that are well served by public transport and communications infrastructure; or c) in the countryside and smaller rural settlements be of a scale appropriate to its location or demonstrate an overriding locational and business need to be in that location such as farm diversification; or d) an extension to an existing business where re-location would be impractical or not viable. 2. Proposals that would result in the loss of business space must: i. demonstrate there is no market demand through active and continued marketing for at least a period of 9 months; or ii. result in the provision of better quality employment space allowing for mixed use; or iii. be necessary to meet a clear need for community facilities; or iv. be unsuitable to continue as business use due to environmental considerations. 3. The development of new or upgrading of existing tourism facilities through the enhancement of existing or provision of new, high quality sustainable tourism facilities, attractions and accommodation will be supported where they would be of an appropriate scale to their location and to their accessibility by a range of transport modes. Proposals should provide a well balanced mix of economic, social and environmental benefits. 4. Site Allocations Development Plan Documents and Neighbourhood Plans should identify new land, and safeguard appropriate existing land, necessary for the delivery of the economic strategies for Cornwall. These allocations should be based on an assessment that considers the ability of the quantity, nature and quality of existing space and any commitments to meet the space requirements set out in Policy 2a and the needs of particular sectors. The assessment should: • assess the ability of vacant sites and buildings identified in the Employment Land Review to meet that need; and • consider if any shortfall can be reasonably met through windfall sites coming forward; and • Identify sites for further employment space, where necessary, to address the targets set out in the policy 2a; and • Identify existing employment land and/or buildings that are considered to be of strategic, and where appropriate, local significance for safeguarding. Strategic Employment Sites or allocations are sites of 5ha or more, including those comprising multiple units predominately within the B use classes, or sites that offer the potential to attract particular sectors or end users that have specific requirements with respect to scale, location or the particular attributes of a site, e.g. for marine uses/ aerospace/telecommunications related to the smart specialisations set out in the Local Plan Strategy. Locally Significant Employment Sites are sites which make a significant contribution in terms of space or job provision within a Neighbourhood Plan area.

Renewable and low carbon energy

1. To increase use and production of renewable and low carbon energy generation development proposals will be supported that: a. maximise the use of the available resource by deploying installations with the greatest energy output practicable taking into account the provisions of this Plan; b. make use, or offer genuine potential for use, of any waste heat produced; and c. in the case of wind turbines, they are within an area allocated by Neighbourhood Plans for wind power and avoid, or adequately mitigate shadow flicker, noise and adverse impact on air traffic operations, radar and air navigational installations; and d. do not have an overshadowing or overbearing effect on nearby habitations. e. in the case of solar development, noise, glint and glare is mitigated adequately. 2. Support will be given to renewable and low carbon energy generation developments that: a. are led by, or meet the needs of local communities; and b. create opportunities for co-location of energy producers with energy users, in particular heat, and facilitate renewable and low carbon energy innovation. 3. When considering such proposals, regard will be given to the wider benefits of providing energy from renewable sources, as well as the potential effects on the local environment; including any cumulative impact of these proposals. 4. In and within the setting of Areas of Outstanding Natural Beauty and undeveloped coast, developments will only be permitted in exceptional circumstances and should generally be very small scale in order that the natural beauty of these areas may be conserved. 5. When considering proposals for renewables that impact upon the Area of Outstanding Natural Beauty and its setting and / or the World Heritage Site or other historic assets and their settings, applicants should apply other relevant policies in the Plan.

Safeguarding renewable energy

New development, where appropriate, should show that it does not significantly harm the performance of any existing facility and the potential for optimisation of strategic renewable energy installations, or the availability of their resource (where the operation is dependent on uninterrupted flow of energy to the installation).

European Protected Sites – mitigation of recreational impacts from development

For residential development and student and tourist accommodation, mitigation measures for recreational impacts on European Sites will be required where development is proposed within the identified zones of influence around those European Sites that are vulnerable to adverse recreational impacts. Residential development, student and tourist accommodation within these zones of influence will be required to provide for appropriate management, mitigation and monitoring on site, and/ or financial contributions towards of site mitigation and management. This will need to be agreed and secured prior to approval of the development. Mitigation measures will include: • On site access and management • Of-site provision of suitable alternative recreational facilities The required level of contributions will be set out in more detail in the European Sites Mitigation Strategy Supplementary Planning Document.

Natural environment

1. Development proposals will need to sustain local distinctiveness and character and protect and where possible enhance Cornwall's natural environment and assets according to their international, national and local significance. 2. Cornish Landscapes Development should be of an appropriate scale, mass and design that recognises and respects landscape character of both designated and un-designated landscapes. Development must take into account and respect the sensitivity and capacity of the landscape asset, considering cumulative impact and the wish to maintain dark skies and tranquillity in areas that are relatively undisturbed, using guidance from the Cornwall Landscape Character Assessment and supported by the descriptions of Areas of Great Landscape Value. In areas of undeveloped coast, outside main settlements, only development requiring a coastal location and that cannot be achieved elsewhere, will be acceptable. 2(a). The Cornwall and Tamar Valley Area of Outstanding Natural Beauty Great weight will be given to conserving the landscape and scenic beauty within or affecting the setting of the AONB. Proposals must conserve and enhance the landscape character and natural beauty of the AONB and provide only for an identified local need and be appropriately located to address the AONB's sensitivity and capacity. Proposals should be informed by and assist the delivery of the objectives of the Cornwall and Tamar Valley AONB Management Plans including the interests of those who live and / or work in them. Major development in the AONB will be refused subject to the tests of exceptional circumstances and where it can be demonstrated that the development is in the public interest as set out in national policy. 2(b) The Heritage Coast and Areas of Great Landscape Value Development within the Heritage Coast and / or Areas of Great Landscape Value should maintain the character and distinctive landscape qualities of such areas. 3. Biodiversity and Geodiversity Development should conserve, protect and where possible enhance biodiversity and geodiversity interests and soils commensurate with their status and giving appropriate weight to their importance. All development must ensure that the importance of habitats and designated sites are taken into account and consider opportunities for the creation of a local and county-wide biodiversity network of wildlife corridors which link County Wildlife Sites and other areas of biodiversity importance, helping to deliver the actions set out in the Cornwall Biodiversity Action Plan. 3 (a). European Sites The highest level of protection will be given to potential and existing Special Protection Areas, candidate and existing Special Areas of Conservation and listed or proposed Ramsar sites. Proposals having an adverse impact on the integrity of such areas that cannot be avoided or adequately mitigated to remove any adverse effect will not be permitted other than in exceptional circumstances. These circumstances will only apply where there are: a) no suitable alternatives; b) imperative reasons of overriding public interest; and c) necessary compensatory provision can be secured to ensure that the overall coherence of the Natura 2000 network of European sites is protected. Development will only be permitted where the Council is satisfied that any necessary mitigation is included such that, in combination with other development, there will be no adverse effects on the integrity of European Nature Conservation Sites. 3(b). National sites Development proposals within or outside an SSSI or Marine Conservation Zone which would be likely to adversely affect the site (either individually or in combination with other developments) will not be permitted unless the benefits of the development, at this site, clearly outweigh both the adverse impacts on the site and any adverse impacts on the wider network of SSSIs and Marine Conservation Zones. 3 (c). Local Sites Development likely to adversely affect locally designated sites, their features or their function as part of the ecological network, including County Wildlife Sites, Local Geological Sites and sites supporting Biodiversity Action Plan habitats and species, will only be permitted where the need and benefits of the development clearly outweigh the loss and the coherence of the local ecological network is maintained. 3(d). Priority species and habitats Adverse impacts on European and UK protected species and Biodiversity Action Plan habitats and species must be avoided wherever possible (i) subject to the legal tests afforded to them, where applicable (ii) otherwise, unless the need for and benefits clearly outweigh the loss. 3(e). Ancient woodland and veteran trees Development must avoid the loss or deterioration of ancient woodland and veteran trees, unless the need for, or benefits of, development on that site clearly outweigh the loss. 4. Avoidance, mitigation and compensation for landscape, biodiversity and geodiversity impacts Development should avoid adverse impact on existing features as a first principle and enable net gains by designing in landscape and biodiversity features and enhancements, and opportunities for geological conservation alongside new development. Where adverse impacts are unavoidable they must be adequately and proportionately mitigated. If full mitigation cannot be provided, compensation will be required as a last resort.

Green infrastructure

The existing green infrastructure network in Cornwall, which is important to recreation, leisure, community use, townscape and landscape quality and visual amenity will be protected and enhanced. Development proposals should contribute to an enhanced connected and functional network of habitat, open spaces and waterscapes by: 1. Retaining and enhancing the most important environmental infrastructure assets and connections that contribute to the functionality of networks of ecosystems and our Strategic Environmental Infrastructure Network in their existing location; and 2. Demonstrating that all the functional environmental infrastructure and connections have been taken into account in the design of the scheme or site layout, including impacts on ecosystem services; biodiversity; coastal processes and recreation within and near to the application site and show how this understanding has positively contributed to place making and influenced the proposal; and 3. Providing appropriate buffers to natural spaces that have community, biodiversity and heritage significance; and 4. Restoring or enhancing connectivity for nature and people through the site and linking to adjacent sites or green routes, helping to provide better links between urban and rural landscapes and coastal areas, creating accessible and attractive places for communities to make regular contact with the natural environment; and 5. Providing accessible and good quality open space and where applicable improved access to coastal space; and 6. Providing clear arrangements for the long-term maintenance and management and/or enhancement of the green infrastructure assets. In exceptional circumstances where retention of the most important green infrastructure assets and connections is outweighed by the benefits arising from the development proposals and they cannot be retained on site, the loss resulting from the proposed development should be replaced by equivalent or better provision in terms of quantity and quality of ecological or open space value in a suitable location.

Flood risk management and coastal change

1. Development should take account of and be consistent with any adopted strategic and local flood and coastal management strategies including the Shoreline Management Plan and Catchment Flood Management Plans for Cornwall and the South West River Basin Plan. 2. Development should be sited, designed, of a type and where necessary relocated in a manner that: a. increases flood resilience of the area, taking account of the area's vulnerability to the impacts of climate change and coastal change and the need to avoid areas of flood risk, in the first instance, taking into account the vulnerability of the use proposed; and b. minimises, or reduces and where possible, eliminates flood risk on site and in the area; and c. enables or replicates natural ground and surface water flows and decreases surface water runoff, particularly in Critical Drainage Areas, through sustainable urban drainage systems (SUDS), utilising green infrastructure where possible and as guided by local standards, including Cornwall drainage guidance; and d. the safeguarding of land, where it is identified to be functional flood storage, to make space for water at times of flood; and e. where applicable, supports community-led local solutions to managing flood risk and coastal change; and f. does not create avoidable future liability for maintenance for public bodies and communities. 3. Development proposals of 10 dwellings or more or over 0.5 ha should provide a long term water management plan, which includes maintenance of surface water drainage systems, measures to improve the network of surface water drainage systems on and around the site (e.g. culverts etc.) and identifies opportunities and funding for future enhancement.

Historic environment

Development proposals will be permitted where they would sustain the cultural distinctiveness and significance of Cornwall's historic rural, urban and coastal environment by protecting, conserving and where appropriate enhancing the significance of designated and non-designated assets and their settings. Development proposals will be expected to: • sustain designated heritage assets; • take opportunities to better reveal their significance; • maintain the special character and appearance of Conservation Areas, especially those positive elements in any Conservation Area Appraisal; • conserve and, where appropriate, enhance the design, character, appearance and historic significance of historic parks and gardens; • conserve and, where appropriate, enhance other historic landscapes and townscapes, including registered battlefields, including the industrial mining heritage; • protect the historic maritime environment, including the significant ports, harbours and quays. Development within the Cornwall and West Devon Mining Landscape World Heritage Site (WHS) and its setting should accord with the WHS Management Plan. Proposals that would result in harm to the authenticity and integrity of the Outstanding Universal Value, should be wholly exceptional. If the impact of the proposal is neutral, either on the significance or setting, then opportunities to enhance or better reveal their significance should be taken. All development proposals should be informed by proportionate historic environment assessments and evaluations (such as heritage impact assessments, desk-based appraisals, field evaluation and historic building reports) identifying the significance of all heritage assets that would be affected by the proposals and the nature and degree of any effects and demonstrating how, in order of preference, any harm will be avoided, minimised or mitigated. Great weight will be given to the conservation of the Cornwall's heritage assets. Where development is proposed that would lead to substantial harm to assets of the highest significance, including un-designated archaeology of national importance, this will only be justified in wholly exceptional circumstances, and substantial harm to all other nationally designated assets will only be justified in exceptional circumstances. Any harm to the significance of a designated or non-designated heritage asset must be justified. Proposals causing harm will be weighed against the substantial public, not private, benefits of the proposal and whether it has been demonstrated that all reasonable efforts have been made to sustain the existing use, find new uses, or mitigate the extent of the harm to the significance of the asset; and whether the works proposed are the minimum required to secure the long term use of the asset. In those exceptional circumstances where harm to any heritage assets can be fully justified, and development would result in the partial or total loss of the asset and/or its setting, the applicant will be required to secure a programme of recording and analysis of that asset, and archaeological excavation where relevant, and ensure the publication of that record to an appropriate standard in a public archive. Proposals that will help to secure a sustainable future for the Cornwall's heritage assets, especially those identified as being at greatest risk of loss or decay, will be supported.

Managing viability

Where the Council is satisfied through the submission of appropriate evidence that the proposal cannot deliver the full quota of affordable housing without affecting the viability of the scheme to such an extent that it cannot proceed, it will consider whether the following approaches would assist in securing the maximum achievable contribution to affordable housing; 1. Securing public subsidy or other commuted sums, recognising that this may result in further changes to scheme mix and the delivery timescales; 2. Flexibility in the affordable housing tenure, type and size mix and/or phasing required within the development; 3. The transfer of free serviced land / plots to the Council reflecting the number of affordable dwellings that would normally be expected for that development; 4. A negotiated reduced percentage of on-site affordable provision; 5. Consideration of an of –site contribution to enable an improved number or range of affordable homes on another local site. If, after considering the above options, only very limited or no affordable housing can be secured due to market conditions at a particular moment in the economic cycle, the Council will seek other mechanisms within a planning obligation to secure planning gain. These can include (but not be limited to) re-phasing, deferment of affordable housing obligations, options to reappraise the scheme at future phases or at commencement to allow viability to be re-assessed.

Gypsies, Travellers and Travelling Showpeople

Proposals for new residential and transit sites and extensions to existing sites will be approved where they: 1. Are of appropriate size and proportionate in scale to and avoid dominating any nearby settled community; 2. Take account of the particular and differing needs of different groups of Gypsies and Travellers; 3. Are located so as to ensure reasonable access (defined as within approximately three miles for transit sites and less by a range of transport modes, where possible including walking, cycling, public transport and car sharing to services including GP and other health care provision, education facilities, shops and public transport; 4. Provide safe road access and sufficient space within the site for parking and turning of vehicles as well as the storage of equipment, and for transit sites, are located reasonably close to, or easily accessible from the primary or county road network; 5. Avoid areas (including those with noise or air quality issues or are in areas at high risk of flooding) that would have a detrimental impact on the health and well-being of any travellers that may locate there; 6. Include sufficient residential amenity and play areas to meet the needs of residents of the site and promote healthy lifestyles; and 7. Provide opportunities for travellers to live and work from the same location where this can be sensitively designed to mitigate potential impacts on the site surroundings or other residential uses near to the site; Permission will not be granted for the redevelopment for alternatives uses of a Gypsy and Traveller site unless it can be demonstrated that an alternative site of similar or better quality and location has been provided within the Plan area to meet the needs of Gypsies and Travellers.

Key targets

The Local Plan will provide homes in a proportional manner where they can best meet need and sustain the role and function of local communities and that of their catchment. Development proposals in the period to 2030 should help to deliver: 1. A minimum of 52,500 homes at an average rate of about 2,625 per year to 2030, to help deliver sufficient new housing of appropriate types to meet future requirements. In particular, meeting affordable housing needs; 2. At least 318 permanent pitches for Gypsies and Travellers, 60 transit pitches and 11 plots for Travelling Showpeople; 3. Provide for 38,000 full time jobs and 704,000 sq. metres of employment floorspace to help deliver a mix of 359,583 sq. metres of B1a and B1b office and 344,417 sq. metres of B1c, B2 and B8 industrial premises by 2030; 4. The provision of additional bed spaces within purpose-built accommodation commensurate with the scale of any agreed expansion of student numbers at the Penryn campus, taking into consideration any changes in student numbers within other campuses at the universities in Falmouth and Penryn. 5. The provision of 2,550 bed spaces in communal establishments for older persons, including nursing and specialist accommodation.

Role and function of places

The scale and mix of uses of development and investment in services and facilities should be based on the role and function of places. New development up to 2030 will be accommodated in accordance with the following hierarchy: 1. Delivery of housing, community, cultural, leisure, retail, utility and employment provision will be managed through a Site Allocations DPD or Neighbourhood Plans for the following locations: • Bodmin; • Bude with Stratton, Flexbury and Poughill; • Callington; • Camborne with Pool, Illogan and Redruth; • Camelford; • Falmouth with Penryn; • Hayle; • Helston; • Launceston; • Liskeard; • Newquay with Quintrell Downs; • Penzance with Newlyn, Heamoor, Gulval and Longrock; • Saltash; • St Austell; • St Ives with Carbis Bay; • Torpoint; • Truro with Threemilestone; and • Wadebridge. Development at or well related to these named towns will provide an appropriate level of affordable housing in accordance with the requirements of Policy 8. 2. The provision of eco-communities at West Carclaze/Baal and Par Docks with an indicative overall scale of about 1,500 and 500 dwellings respectively. The final scale and capacity of these proposals should be confirmed through the Site Allocations Plan. The proposals should be led by a masterplan and design code that will set out the framework for the development, and reflect the aspiration for environmental quality, including the delivery of all of the following alongside the other policies of this Plan: • 30% affordable housing and 5% self and/or custom build housing; • Improved access to public transport and non-car travel modes. And for the West Carclaze/Baal sites: • Provision of employment space, Carluddon technology park and space for further economic growth; • The provision of a new local centre to include facilities for health, neighbourhood shopping, community facilities and a new primary school; • Strategic scale open space with public access and trails linking into existing networks as part of green infrastructure improvements; • The retention of the Sky Tip and other distinctive landscape features as part of the green infrastructure of the site; • Demonstrate high levels of energy efficiency in the fabric of buildings on the site; • Strategic Sustainable Urban Drainage Systems to reduce flood risk on and beyond the site; • Meeting all of the regulated energy requirements of the development from renewable and low carbon sources on or near to the site; • Provision of low carbon heat via a heat network with consideration given to sourcing that heat from geothermal resources within the vicinity of the site; and • Improved access to public transport and non-car travel modes. The site for the eco-communities will be identified through the Site Allocations DPD. 3. Other than at the main towns identified in this Policy, housing and employment growth will be delivered for the remainder of the Community Network Area housing requirement through: • identification of sites where required through Neighbourhood Plans; • rounding of of settlements and development of previously developed land within or immediately adjoining that settlement of a scale appropriate to its size and role; • infill schemes that fill a small gap in an otherwise continuous built frontage and do not physically extend the settlement into the open countryside. Proposals should consider the significance or importance that large gaps can make to the setting of settlements and ensure that this would not be diminished; • rural exception sites under Policy 9 4. Within the AONB or its setting, development will be supported where it is in accordance with the other policies of this Plan and can demonstrate that it conserves and enhances the landscape character and natural beauty of the AONB.

Housing mix

New housing developments of 10 dwellings or more should include an appropriate mix of house size, type, price and tenure to address identifed needs and market demand and to support mixed communities. Proposals should seek to: • Address need and demand for afordable, market housing and starter homes including self-build and custom-build housing; and • Use local evidence of the need and demand for specifc types, tenures and sizes of housing to contribute to the diversity of housing in the local area and help to redress any housing imbalance that exists; and • Respond to the requirements of a changing population and of particular groups in the community, by increasing the supply of accessible and specialist housing (including ground foor fats, fats with lifts and bungalow accommodation) which is able to meet people's needs throughout their lifetimes based on locally derived evidence of need and demand. 2. On sites of 200 dwellings or more, additional specialised housing (including extra care housing) should be considered where demand exists, to meet defned specialist needs.

Housing in the countryside

The development of new homes in the open countryside will only be permitted where there are special circumstances. New dwellings will be restricted to: 1. Replacement dwellings broadly comparable to the size, scale and bulk of the dwelling being replaced and of an appropriate scale and character to their location; or 2. the subdivision of existing residential dwellings; or 3. Reuse of suitably constructed redundant, disused or historic buildings that are considered appropriate to retain and would lead to an enhancement to the immediate setting. The building to be converted should have an existing lawful residential or non-residential use and be ten years old or greater; or 4 Temporary accommodation for workers (including seasonal migrant workers), to support established and viable rural businesses where there is an essential need for a presence on the holding, but no other suitable accommodation is available and it would be of a construction suitable for its purpose and duration; or 5 Full time agricultural and forestry and other rural occupation workers where there is up to date evidence of an essential need of the business for the occupier to live in that specifc location.

Affordable housing

All new housing schemes within the plan area on sites where there is a net increase of more than 10 dwellings or where dwellings would have a combined gross floorspace more than 1,000 square metres (not including replacement dwellings) must contribute towards meeting affordable housing need. In Designated Rural Areas and Areas of Outstanding Natural Beauty, the threshold will be more than 5 dwellings. For developments of between 6 and 10 dwellings in such areas a financial contribution in lieu of on-site provision of affordable housing will be sought per unit of affordable housing that would have been provided. Subject to considerations in policy 10, developments should provide the target levels of affordable housing as set out below: 50% in Zone 1 40% in Zone 2 35% in Zone 3 30% in Zone 4 25% in Zone 5 The mix of affordable housing products will vary through negotiation and shall be provided taking into account the Council's evidence of housing need and any viability constraints identified, reflecting the different markets in different value zones. However, the target provision for affordable housing (other than starter homes) is typically in the following tenure proportions: 70% rented homes owned or managed as affordable housing, provided that the initial rent level (inclusive of any relevant service charges) does not exceed the local housing allowance 30% intermediate housing for rent or sale, provided that the homes are available at first and subsequent occupation at a price which is affordable to a typical local household, taking into account the estimated purchasing power in such households. As and when by the Housing and Planning Act (2016) and subsequent Regulations, the provision of affordable housing will include an element of starter homes to meet the needs of qualifying households. Planning obligations will be used to ensure that affordable housing is provided and (where possible) retained for eligible local households. Any of site contributions must be broadly equivalent in value to on site provision and secured to support the delivery of affordable housing through a planning obligation. A financial or other contribution will be sought from proposals to remove holiday occupancy restrictions on existing dwellings using the thresholds set out above where there is evidence of need and where development would otherwise have been provided on site for community infrastructure including affordable housing. Where the splitting of a site would result in two or more sites that are physically adjoined, the Council will consider the capacity and suitability of the entire developable area for the purpose of determining whether it falls above or below the affordable housing thresholds. This includes situations where the density or number of units in a proposal is lower than might reasonably be expected.

Rural Exceptions Sites

Development proposals on sites outside of but adjacent to the existing built up area of smaller towns, villages and hamlets, whose primary purpose is to provide affordable housing to meet local needs will be supported where they are clearly affordable housing led and would be well related to the physical form of the settlement and appropriate in scale, character and appearance. The number, type, size and tenure of the affordable dwellings should reflect identified local needs as evidenced through the Cornwall Housing Register or any specific local surveys completed using an approved methodology. The purpose of such developments must be primarily to provide affordable housing. The inclusion of market housing will only be supported where the Council is satisfied it is essential for the successful delivery of the development based on detailed financial appraisal (For example to fund abnormal development costs or to deliver a balanced, sustainable community). Market housing must not represent more than 50% of the homes or 50% of the land take, excluding infrastructure and services. The Council will secure the first and future occupation of the affordable homes to those with a housing need and local connection to the settlement or parish in line with the Council's adopted local connection policies.

Infrastructure

Developer contributions will be sought to ensure that the necessary physical, social, economic and green infrastructure is in place to deliver development. Contributions will be used to provide or enhance local infrastructure that is adversely affected by the development of a site but which will not be delivered on that site. Development will be permitted where it would: 1. Be supported by appropriate infrastructure provided in a timely manner; and 2. Provide on-site mitigation measures or make financial contributions for site specific infrastructure provision not in the Regulation 123 list, including maintenance and management contributions, to be negotiated on a site-by-site basis. 3. Where it can be demonstrated that it is not feasible to do this, the Council will seek to ensure all 'allowable solutions' or 'biodiversity of setting' payments are invested in projects within Cornwall with priority given to projects which achieve multiple benefits.

Presumption in favour of sustainable development

When considering development proposals the Council will take a positive approach that reflects the presumption in favour of sustainable development contained in the National Planning Policy Framework and set out by the policies of this Local Plan. We will work with applicants, infrastructure providers and the local community to find solutions which mean that proposals will be approved wherever possible, and to secure development that improves the economic, social and environmental conditions in the area. Planning applications that accord with the policies in this Local Plan and supporting Development Plan (including, where relevant, with policies in Neighbourhood Plans) will be regarded as sustainable development and be approved, unless material considerations indicate otherwise. When considering whether a development proposal is sustainable or not, account will be taken of its location, layout, design and use against the three pillars of economic development, social development and environmental protection and improvement. Where there are no policies relevant to the application or relevant policies are out of date at the time of making the decision the Council will grant permission unless material considerations indicate otherwise – taking into account whether: a) Any adverse impacts of granting permission would significantly and demonstrably outweigh the benefits, when assessed against the policies in the National Planning Policy Framework taken as a whole; or b) Specific policies in that Framework indicate that development should be restricted.

Strategic waste management principles

1. Proposals must show best solution having regard to the 'waste hierarchy'. The Council will support energy recovery facilities where options higher up the waste hierarchy cannot reasonably be realised. 2. New or extensions to existing landfill facilities (with the exception of Connon Bridge landfill site which will close on 31 December 2018) will only be supported where:

Spatial Strategy

New development should provide a sustainable approach to accommodating growth, providing a well balanced mix of economic, social and environmental benefits. This should maintain the dispersed development pattern of Cornwall and provide homes and jobs based on the role and function of each place. Strategic scale growth will be accommodated in our main towns and city where they can best support regeneration and sustainable development. Overall, development should seek to meet the following objectives of the Plan for Cornwall: 1. Respecting and enhancing quality of place: Proposals should maintain and respect the special character of Cornwall, recognising that all urban and rural landscapes, designated and undesignated, are important by: a. Ensuring that the design of development is high quality and demonstrates a cultural, physical and aesthetic understanding of its location; b. Considering the impact of development upon the biodiversity, beauty and diversity of landscape and seascape, character and setting of settlements, wealth of natural resources, agricultural, historic and recreational value of Cornwall; c. Identifying the value and sensitivity, of the character and importance of landscapes, biodiversity and geodiversity and historic assets; d. Protecting, conserving and enhancing the natural and historic landscape, heritage, cultural, biodiversity and geodiversity assets of Cornwall in recognition of their international, national and local status, in accordance with national legislation and policy, as amplified by the other policies of this plan. 2. Providing solutions to current and future issues: Proposals should assist the creation of resilient and cohesive communities by: a. Delivering renewable and low carbon energies, increasing energy efficiency and minimising resource consumption through a range of renewable and low carbon technologies; b. Ensuring that built and environmental assets can adapt to and be resilient to climate change; c. Creating landscapes and biodiversity and geodiversity assets that are resilient and sensitively accommodating investment and growth within Cornwall's unique landscape and wealth of biodiversity and geodiversity, ensuring that people continue to be drawn to Cornwall to visit and invest and for a thriving healthy population to live and work; d. Supporting the delivery of made Neighbourhood Plans and other community based initiatives that help to make communities more resilient. 3. Generating and sustaining economic activity: Proposals will be welcome that improve conditions for business and investment in Cornwall, in particular by: a. Supporting key regeneration activities and the economic vision for Cornwall; b. Providing homes and jobs in a proportional manner, where they can best sustain the role and function of local communities and that of their catchment; c. Supporting the expansion of existing businesses and the indigenous businesses of agriculture, fishing and mining; d. Safeguarding waterfront sites, docks and ports to provide for marine businesses; e. Maximising the economic growth and benefits of education, skills development, research, and the colleges and Combined Universities in Cornwall; f. Supporting employment schemes in both towns and rural areas, giving particular emphasis to quality, permanent, work opportunities that break seasonal labour cycles; g. Supporting smart specialisation sectors including; food; aerospace; marine; renewable energies (including geothermal); and cultural industries; h. Supporting the provision of work hubs and the ability to work from home through live/work units; i. Supporting the Enterprise Zone Aerohub at Newquay Airport as an economic catalyst for the wider Newquay, Clay Country and St Austell area through improved linkages; j. Supporting the economic regeneration of Camborne, Pool and Redruth; k. The regeneration of Hayle, focussing mainly on the harbour area and the development of the Wave Hub and associated employment development; l. Optimising the economic opportunity and maximising existing linkages in mid-Cornwall by: i. supporting the role of Bodmin as a strategic employment location taking advantage of its position on the transport network; ii. identifying mixed use development to deliver the eco-community at West Carclaze / Baal and Par Docks, to help deliver an exemplar development that provides a showcase for sustainable, greener, low carbon living; iii. supporting the economic regeneration of St Austell as a centre for retail, business and leisure with a focus on promoting 'green' industries; m. Supporting economic development in

Managing the provision of waste management facilities

1. New or changes to existing energy recovery facilities should make use of a significant proportion of any heat produced by the recovery process to meet locally identifiable needs. 2. Particular support will be given to proposals for recycling and / or re-use and recovery facilities that: a. are located in close proximity to the location from which the majority of the waste arises; b. involve the re-use of previously developed land, suitable industrial estates or waste management facilities; c. in the case of construction, demolition and excavation waste recycling facilities, are located within well screened areas at currently operational quarries and landfill sites; d. in the case of construction, demolition and excavation waste, contribute to restoration of sites formerly worked for mineral extraction where restoration is needed and appropriate; e. involve co-location with an existing operation of a similar or complimentary nature; f. incorporate alternatives to the transport of waste by road; g. incorporate added value services that benefit the community, such as apprenticeships and opportunities for volunteering and community involvement; h. maximise use of local supply chains in the sourcing / reuse / recycling of waste. 3. Landfill development shall enable effective site reclamation at the earliest opportunity, taking into account aviation safety, for appropriate end uses.

Best use of land and existing buildings

To ensure the best use of land, encouragement will be given to sustainably located proposals that: a. use previously developed land and buildings provided that they are not of high environmental or historic value; b. use despoiled, degraded, derelict and contaminated land provided that it is not of high environmental or historic value; c. increase building density where appropriate, taking into account the character of the surrounding area and access to services and facilities to ensure an efficient use of land; d. take into account the economic and other benefits (including food production) of Grade 1, 2 and 3a agricultural land. Where significant development of agricultural land is demonstrated to be necessary, poor quality land should be used in preference to that of higher quality.

Shopping, services and community facilities

1. Development will be permitted where it supports the vitality and viability of town centres investment within them, and maintains and enhances a good and appropriate range of shops, services and community facilities. Retail and other main town centre uses outside defined town centres (with the exception of small scale rural development) must demonstrate the application of a sequential approach to site selection, where the proposals exceed the applicable threshold, show there is no significant adverse impact on the viability and vitality of, and investment within, the existing centres. 2. Proposals for shops, financial and professional services, and food and drink establishments (Use Class A) will be permitted within the defined town centre primary shopping areas, where: i) They do not individually or together with other proposals undermine the vitality or viability of the town centre; and ii) The proposal is consistent with the scale and function of the town centre; and iii) Consideration is given to ensuring that proposals do not eliminate separate access arrangements to the upper floors, which could be used for residential or alternative uses. 3. Within the primary retail frontages identified on the proposals map, the change of use of ground floor Class A1 shop premises to Class A2, A3, A4 and A5 will only be permitted where the proposed use would not undermine the retail function of the town centre and maintain and enhance its vitality and viability. The determination of each application will have regard to the following factors: i) The location and prominence of the premises; ii) The size and width of the premises; iii) The number and distribution of other existing and committed non-A1 uses within the defined primary retail frontage (including any premises subject to current Permitted Development changes of use); iv) Where applicable, the length of vacancy of the premises and evidence of marketing for the current permitted use; v) The nature and character of the proposed use; and vi) The design of the shop-front. The above considerations will normally be sufficient to assess applications for a change of use. Premises do not have to be vacant or marketed for a change of use to be acceptable. Nevertheless, the length of any vacancy of the premises and evidence of unsuccessful marketing for the current permitted use may be evidence of a lack of demand and changing retail patterns. 4. Community facilities and village shops should, wherever possible, be retained and new ones supported. Loss of provision will only be acceptable where the proposal shows: a. no need for the facility or service; b. it is not viable; or c. adequate facilities or services exist or the service can be re-provided in locations that are similarly accessible by walking, cycling or public transport.

Transport and accessibility

All developments should: Provide safe and suitable access to the site for all people and not cause a significantly adverse impact on the local or strategic road network that cannot be managed or mitigated. For major developments to ensure a resilient and reliable transport system for people, goods and services, development proposals should: 1. Be consistent with and contribute to the delivery of Connecting Cornwall 2030, Cornwall's Local Transport Plan or any subsequent LTPs; and 2. Locate development and / or incorporate a mix of uses so that the need to travel will be minimised and the use of sustainable transport modes can be maximised by prioritising safe access by walking, cycling and public transport to minimise car travel; and 3. Locate larger developments which attract a proportionally larger number of people in the city and main towns or locations which are highly accessible by public transport. Any proposals which do not accord with this will require significant justification and provide clear transport benefits; and 4. Be designed to provide convenient accessible and appropriate cycle and pedestrian routes, public transport and road routes within and in the immediate vicinity of the development; and 5. Be accompanied by an effective travel plan that delivers hard and soft measures to support new occupants in adopting sustainable travel habits; and 6. Safeguard land for the delivery of strategic transport opportunities including land around existing facilities to allow for expansion and use for future sustainable modes of travel e.g. closed branch rail lines and links to the Isles of Scilly. 7. Provide public transport solutions including park and ride where there is evidence that it will remove traffic from the highway network, is economically viable and that which accord with the appropriate transport strategy for the area.