St Austell, St Blazey and
China Clay Area Regeneration Plan
Guidelines for Transformational Development Projects
St Austell, St Blazey and China Clay Area Regeneration Plan
How to Comment
This document is the draft St Austell, St Blazey and China Clay Area Regeneration Plan.
Cornwall Council has prepared this document to provide a Council policy and to form part of
the preparation of the Cornwall Local Development Framework (LDF). The consultation
period for this document will run from Monday 7 February to Monday 21 March
During this time anyone can comment on the content of this document or any of the associated
evidence based papers from the planning policy pages of the Cornwall Council website
or email email@example.com
or post Strategic Developments Team, St Austell, St Blazey and China Clay Area Regeneration
Plan, Circuit House, St Clement Street, Truro TR1 1EB
To include your views at this stage, we need to hear from you by 5pm on Monday 21 March
Once the consultation period comes to an end, comments will be reviewed and the Regeneration
Plan will be amended to reflect the feedback received. The final document will be put forward
for Cornwall Council adoption later this year and will become part of the decision making
process for relevant planning applications.
In addition the document and comments received on it will be fed into the Local Development
Framework (LDF) which sets the planning framework for Cornwall. The Council is also
consulting on the Core Strategy Options Paper at the same time and further information can
be found at the Cornwall Council website www.cornwall.gov.uk/ldf.
Our Statement of Community Involvement (SCI) sets out our commitment to keeping you
informed on the progress of the Local Development Framework, including how your feedback
will shape our thinking. As part of this, we will produce a summary of the feedback we receive
from this stage of consultation and explain how it will feed into the Core Strategy for Cornwall.
The SCI is also available as part of this consultation and can be found at the Cornwall Council
St Austell, St Blazey and China Clay Area Regeneration Plan
Welcome to the St Austell, St Blazey and China Clay Area Regeneration
Plan consultation document. This consultation is about your views on
the future regeneration of the area.
The St Austell, St Blazey and China Clay Area has a varied and unique
character and has been bound up in the fortunes of the China Clay
industry. It faces social, economic and environmental challenges as
well as significant private sector development pressure. This plan is
intended to stimulate regeneration and to direct development pressure
to enable positive benefits for the wider area such as improved
infrastructure, bring the necessary agencies and landowners together
and give us the right policy framework to inform planning decisions.
Thank you in advance for your contribution to this consultation, I look forward to hearing
Councillor Mark Kaczmarek, Cabinet Member for Housing and Planning
Dynnargh dhe skrifen gusulya Towl Dastineythi Synt Awstel, Lanndreth hag Arenebedh Pri
Gwynn. An kussulyans ma a dhidheur agas tybyansow war dhastineythyans devedhek a’n
Arenebedh Synt Awstel, Lanndreth ha Pri Gwynn a’n jeves gnas dhivers unnik, kelmys del
veu yn fortunyow diwysyans Pri Gwynn. Yma a-dheragdho chalenjys sosyel, erbysiethek ha
kyrhynedhel, keffrys ha gwask dhisplegya a vri a’n ranngylgh privedh. An towl yw ervirys dhe
gentrynna dastineythyans ha dhe lewya gwask dhisplegya rag galosegi prowyow posedhek
rag an arenebedh efanna kepar hag isframweyth gwellhes, dri war-barth an maynys ha’n
berhennow-dir a res ha ri dhyn ni an framweyth polici ewn dhe gedhla erviransow towlenna.
Gonn meur ras dhywgh hwi a-rag a’gas kevro dhe’n kussulyans ma ha mall yw genev a glewes
Konseler Mark Kaczmarek, Esel an Kabinet rag Anedhyans ha Towlennans
St Austell, St Blazey and China Clay Area Regeneration Plan
Big Picture 3
Vision and Key Principles 7
Nature and Scale 8
Design and Environmental Quality 9
Jobs and Skills 10
Previously Developed Land or Former China Clay Workings 13
St Austell, St Blazey and China Clay Area Regeneration Plan 1
1 Cornwall Council has identified the St Austell, St Blazey and China Clay Area as one of
its two priority areas for strategic regeneration and investment. The area has priority for the
current wave of European Grant Funding through the Convergence Programme and the Council
wants to take advantage of this opportunity. A Strategic Investment Framework (SIF) provides
the starting point and identifies a number of projects which could happen with the help of
2 There is also significant development pressure in the area and the Council knows it will
receive planning applications for large developments in 2011 which are likely to include mixed
use applications at West Carclaze/Baal and Par as well as Convergence funded projects.
These applications will involve making big and possibly difficult planning decisions and it is
clear that the local community is concerned about the impacts of these developments,
particularly on infrastructure.
3 Cornwall Council does not have an up-to-date policy which it can use to properly assess
these planning applications. Our existing planning policy is dated and can present a barrier
to proposals that may be out of the ordinary. Cornwall's Core Strategy will not be adopted
until 2012. This Regeneration Plan is being written and consulted on at the same time as
growth and distribution options for Cornwall are being examined. This Regeneration Plan
represents an interim position until the Core Strategy is adopted.
4 In these times of financial austerity the public sector does not have the available funding
to support the regeneration of this area on its own. We recognise that robust private investment
is a crucial part of the long term solution and that the private sector is likely to be a key driver
for new development of a scale and nature that will be transformational. Developers and
employers require a degree of certainty to make favourable investment decisions.
5 This plan will establish a set of high standards that the Council expects transformational
development projects to achieve. Related planning applications will be assessed against this
range of standards. We want to make it clear that proposals which repeat the average and
poor housing developments of the past are not good enough and are not welcome. We will
welcome development projects which are of a truly exceptional and transformative quality
that will improve the fabric and economy of the area.
Purpose of the Plan
6 This regeneration plan needs to serve a number of purposes across a diverse area. One
document cannot do everything. This plan provides a strong steer for major development
and sets out our highest expectations for planning decisions for exceptional and
transformational projects, such as the Eco-communities proposals. Where possible the Council
will seek to secure wider community gain through these larger transformational projects.
7 Whilst the emphasis in this document is on major developments, existing communities
have aspirations for more modest projects that are equally significant locally. We will also
support smaller scale exemplary projects such as green energy proposals or community
8 Developers need to work with local communities to deliver their needs in innovative ways.
This plan will complement Parish and Community Plans, provide a clear link to them and help
deliver their locally identified community requirements and aspirations. The Council will work
with communities and Town and Parish Councils to produce their own ‘action plans’ for this.
This could simply be through the Council adopting and endorsing refreshed version of Parish
Plans to maintain their status. Equally, a community led approach is currently underway to
2 St Austell, St Blazey and China Clay Area Regeneration Plan
produce a vision for Par Beach. We welcome this type of approach. Such proposals will be
judged against existing planning policy taking into account this plan, the emerging Core
Strategy and Town and Parish Plans.
St Austell, St Blazey and China Clay Area Regeneration Plan 3
9 The St Austell, St Blazey and China Clay Area is diverse. It is made of many distinct
places with varied and active communities together with access to fantastic coast and
countryside from Goss Moor to Caerloggas Downs to Porthpean beach. The area has a long
tradition of community togetherness which was fostered by the China Clay Industry and can
be seen by the way the community pulled together following the recent floods. The area
hosts a wealth of community and voluntary groups, Methodist churches, brass bands and
numerous sports clubs. Highlights include the annual Bugle Brass Band Festival, St Austell’s
Festival of Music and its rejuvenated carnival and the Indian Queens Music Festival which has
been running for 80 years.
10 The area has changed significantly over the last 20 years. The Eden Project has emerged
in Bodelva Pit, St Austell College has expanded its educational provision to become Cornwall
College and St Austell’s town centre has been redeveloped. A continuing feature has been
the decline of the China Clay industry over recent decades. China Clay is a finite resource
but there are still significant reserves and it remains an important industry for the area. The
China Clay industry directly employed approximately 6000 people in the early 1970s but now
employs as few as 1000. The industry has improved its industrial processes over time with
annual tonnage peaking in 1988 at in excess of 3,000,000 tonnes. Currently around 1,000,000
tonnes are produced annually. Staff levels are low but production is still high.
11 This shift has had a profound effect locally, and particularly in the China Clay Area,
through the loss of not only jobs within the China Clay companies but also firms involved in
the wider supply chains and associated services. The communities have been adjusting but
ongoing changes in the area including large-scale house building present additional problems
such as increased traffic congestion particularly in St Austell, social deprivation, a lack of
employment opportunities and physical leftovers from the former China Clay workings.
12 The ‘St. Austell, St. Blazey Area & China Clay Area’ as discussed in this document is
made up of parts of three community network areas set out below.
4 St Austell, St Blazey and China Clay Area Regeneration Plan
13 There is a mountain of evidence and data on the area which we have collated together
and can be accessed from the planning policy pages of the Cornwall Council website at
www.cornwall.gov.uk/planningpolicy. This online resource includes detailed statistical and
area based information which underpins the development of this plan.
14 The key messages that emerge are set out below:
Since the last census there has been a higher percentage increase in population than the
rest of Cornwall; 9.5% increase in the plan area compared to a 5.3% increase for Cornwall.
The area contains some of the most deprived areas in England. St Blazey West is in the
worst 10% and St Austell Gover South East, Mount Charles North West and Poltair South
East are all in worst 20%.
The dependency ratio tells us how many young people (under 16) and older people (65+
males and 60+ females) depend on people of working age (16 to 64). The dependency
ratios for St Austell (75.7) and St Blazey (73.8) are higher than Cornwall (72.2), the
South West (67) and England (61). However, the China Clay area has a lower rate, equal
to the national rate of 61.
People have difficulties with housing affordability due to low wages compared to the price
of housing. Between 2000 and 2009 house prices increased more in Cornwall than
England and Wales. House prices in the plan area increased approximately 2.5 times at
144% whilst at the same time wages in Restormel only rose by 34.5%.
Employment & Skills
In October 2010 the Job Seekers Allowance claimant rate of 2.9% was higher than the
Cornwall and South West average of 2.3%. Some areas are significantly higher e.g.
Treverbyn 3.6%, Gover 3.7% and Poltair 3.6% (figures based on former Restormel ward
Figures from 2009 suggest that Cornwall experiences a similar rate of benefit claims as
the national average (15%), but 8% of this is made up from incapacity benefit, which is
33% higher than the SW average, and 14% higher than the national average.
Educational attainment is lower than the Cornwall average where more people have no
qualifications (36.7% compared to 28.9% in Cornwall) and less people have graduate
level qualifications (8.8% compared to 15.8% in Cornwall). This is reflected in the low
level of salaries paid within the area.
Despite a healthy level of business formation (above the Cornwall and South West
average), business survival is lower than average – the survival rate after three years is
63.5% in the plan area, compared to 68% and 66.8% in Cornwall and the South West
Over recent years public sector growth in education, health and social services and public
administration has been the biggest economic driver. With public sector cuts this cannot
be counted on in the future.
The Cornwall rate of teenage pregnancy is 28.8 (per 1000) – St Blazey has the highest
rate in Cornwall (57.8) and the China Clay Area is third highest (38) closely followed by
St Austell (37.9).
There is a range of levels of unhealthy weight (which includes obese and underweight
people) which differ from the Cornwall rate (34%). St Blazey has the lowest levels of
St Austell, St Blazey and China Clay Area Regeneration Plan 5
unhealthy weight (32.1%) in the area however the St Austell (38.9%) and China Clay
Area (40%) levels are higher.
On average, people in Cornwall have a higher life expectancy than the rest of England &
Wales, the highest life expectancy in Cornwall is 83. Across the China Clay Area the
average is only 79, life expectancy around St Blazey and Par is only 77, compared to 83
to the area east of Lostwithiel only a few miles away.
Community issues, identified via Parish Plans and various Council surveys include:
A lack of good quality jobs which is compounded by poor provision of employment space.
New economic investment is often hampered by the inadequate A391 link between St
Austell and the A30.
Highways infrastructure is poor, congested and has a lack of connectivity in places.
Traffic speeding through villages is a particular problem.
Public transport has ageing and mismatching infrastructure such as bus shelters where
there are no longer bus routes and services that do not always serve areas where there
is current demand.
Continuing affordable housing need which contrasts with overdevelopment in some areas.
Flooding and drainage problems as shown by recent events.
Schools are at or near capacity, unlike many places in Cornwall.
Lack of green space and poor access to the countryside and the coast.
Difficulties in accessing NHS healthcare, and those services not always being conveniently
Lack of youth facilities which is a priority in many parishes including Treverbyn.
15 Over the last decade the plan area has experienced amongst the highest levels of housing
growth across Cornwall. In fact the China Clay area has been the fastest growing area. From
1991-2010 there has been an average of 28% housing growth across Cornwall but many of
the plan areas have significantly outperformed that average. Indeed the Parish of Roche has
had a 73% increase in housing stock, in Treverbyn it has been 62%, in St Enoder 57% and
in St Austell 50%. Despite this growth of recent years, however, delivery of new affordable
housing has not kept pace with the level of housing need. A large amount of affordable
housing has been granted planning permission and built in some parishes, such as Treverbyn
and St Stephen.
16 There has been a significant amount of housing built, but it has come about in a piecemeal
fashion leading to suburbanisation rather than the creation of vibrant communities. Some
developments are viewed as poor quality and often lacking in the social infrastructure needed
to make a community sustainable. Overall the local community feels that the provision of
jobs and infrastructure has not kept pace with housing and this has led to an ‘unbalancing’
of the area. We want to reverse this trend.
17 To reiterate, the driver for this plan is regeneration not housing, and judged against
current policy in the Cornwall Structure Plan the former Borough of Restormel has a 5 year
housing land supply. We do not accept the need for major housing developments for their
own sake but we do acknowledge that new housing is likely to be needed as part of mixed
schemes to drive delivery of jobs and infrastructure. It will not be possible for every proposal
dependent on housing to proceed indefinitely; the emerging Core Strategy will establish
18 We do not intend that this plan will specify where development can, or cannot, occur.
Overall growth is a decision for the Core Strategy (the overall land use plan for Cornwall) and
such decisions are being examined as this document is written. Overall levels of housing in
the future are likely to be lower than Cornwall has experienced recently. Appropriate weight
will be given to that document as it develops and this plan will feed into that process. The
6 St Austell, St Blazey and China Clay Area Regeneration Plan
acceptability of particular proposals will be made through planning decisions and not through
site specific designations. This plan will encourage development of the highest standard which
would provide transformational regeneration benefits to come forward early.
19 The main issues for regeneration which affect the whole area are improving employment
and skills development opportunities, infrastructure provision and quality of place. Addressing
these issues is critical to improving residents’ quality of life and it is the expectation of any
proposals which are delivered under this plan.
20 The next sections will set out the vision and key principles that will be used to assess
planning applications for transformational regeneration projects.
St Austell, St Blazey and China Clay Area Regeneration Plan 7
Vision and Key Principles
Vision and Key Principles
21 Future Cornwall, Cornwall’s Community Strategy wants to deliver a green peninsula
resilient to rising costs of energy with a low carbon economy, energy efficient homes, less
need to travel, an excellent transport system less reliant on fossil fuels, local generation of
renewable energy, careful use of resources, minimum waste and re-use of waste products
and increased consumption of locally produced food. The regeneration of the St Austell, St
Blazey and China Clay Area can help deliver this. All developments considered against this
plan must be transformational and make improvements for the local community, the local
economy and local environment in a way that is mutually reinforcing.
22 We want to enable innovative or creative ideas to be delivered. Proposals could include
new employment space, energy generation proposals, workspace or galleries for the creative
industries, public art, tourism facilities, community and leisure facilities or new mixed
23 Under this plan, the Council will support large or small scale exemplar proposals which
are out of the ordinary or exceptional but only if they deliver transformational regeneration
to the plan area. Proposals must be of the highest standard and demonstrate they can deliver
community benefits through infrastructure, jobs and skills development opportunities.
Developments that are exclusively housing will not be acceptable.
24 ‘Transformational’proposals must show broad community support and meet
the challenge of the following key principles. They should show that they:
A. are of a nature and scale to bring about significant change for the better;
B. achieve the highest environmental standards and quality of design;
C. can deliver new jobs, skills and economic growth, and housing must deliver
access to a minimum of one new employment opportunity per home;
D. can deliver infrastructure that meets the needs of existing and proposed
communities, including affordable housing;
E. can deliver sustainable travel patterns specifically targeting at least 50% of
trips by sustainable travel means;
F. can raise communities’ aspirations and opportunities;
G. will productively reuse former China Clay workings or other previously developed
H. will safeguard critical mineral reserves for future extraction; and
I. will maximise the opportunities to connect communities to the coast and
25 In applying this policy we want to achieve the highest standards possible for each criteria
and ensure a better quality of life for everyone, now and for future generations. We recognise
however, that it is not realistic to expect every development to achieve every standard or
that there is limitless funds for infrastructure and its future maintenance and management.
Hard choices about priorities will have to be made. We will have to balance our requirement
for proposals to deliver environmental, social and economic sustainability against their financial
viability. To that end we expect developers to take an open book approach to financial viability
to inform these decisions.
26 Local members and the community must be actively engaged in the process of making
choices with respect to viability and the provision of infrastructure at an early stage in the
development of proposals. We will encourage Parish Councils to review and update their
Parish Plans regularly so that up-to-date priorities are understood.
8 St Austell, St Blazey and China Clay Area Regeneration Plan
Vision and Key Principles
27 Proposals which deliver against the main regeneration issues of infrastructure, jobs and
skills development opportunities, but require enabling development such as the provision of
open market housing to do so will be considered, based on their overall package of regeneration
benefits, the identified need for the proposal and the level of community support. The Council
expects that developers will undertake surveys and/or consultation events to quantify the
level of community support.
28 This policy does seek to deliver large-scale transformational developments but we realise
that the benefits we achieve will start to diminish if too many big developments go ahead at
the same time. The Council will not accept an unlimited number of proposals which need
large amounts of housing to deliver them. We will monitor delivery from this plan and will
make changes to the policy if required. The overall growth and distribution as determined
by the emerging Core Strategy will be used to assess whether there remains a need for further
development which delivers housing.
29 Affordable housing provision should be based on the existing adopted policy as set out
in the former Restormel Borough Council Supplementary Planning Document (SPD) for
Affordable Housing until it is superseded by the Council’s emerging Affordable Housing
Development Plan Document (DPD).
30 In assessing whether development proposals meet the exemplary standards and the
key principles, the criteria as set out below will be used. We expect these issues to be clearly
addressed in planning submissions. This should not, however be taken as an exhaustive list
and each application will be considered on its own merits against the number of community
benefits and standards it achieves and a range of adopted national and local guidance and
Nature and Scale
31 A dictionary definition of transformation is ‘a marked change, as in appearance or
character, usually for the better’. Proposals need to demonstrate that they can play a major
part in making the area significantly better and merit being considered as exceptional. They
must show that they are delivering development which is of a standard in excess of previous
planning standards. We want proposals which are out of the ordinary and lead to different
ways of delivering infrastructure, jobs and skills development opportunities.
32 This plan is primarily concerned with setting standards for major development proposals
but small-scale exemplar projects will be considered. All proposals must be capable of
achieving positive transformation for the whole area, a place or community. Proposals could
address a strategic need such as an improved A391 or contribute towards substantially positive
change at a local settlement level through delivering priorities identified in Parish or Town
33 Proposals must show they can enhance the existing pattern of development. If housing
is part of a proposal the creation of unrestricted soulless suburbs with no heart will not be
acceptable. Retail proposals must not result in significant adverse economic or social impacts
to existing retail centres.
34 New development should seek to design out the impacts of climate change in relation
to its layout, orientation and landscaping and take into account use of passive lighting and
35 Provision of green space in the area is a key determinant and all proposals should provide
for green space and high quality landscaping, both around and within them. Mixed use
schemes must provide a mix of green spaces that account for at least 40% of the total
development area, with half of this land to be accessible to the public in the form of
St Austell, St Blazey and China Clay Area Regeneration Plan 9
Vision and Key Principles
multifunctional space. The design of such space must consider healthy living and should
encourage increased levels of activity for example through the provision of green gyms. It
should also seek to create new habitats and maximise wildlife potential. Planning applications
must be accompanied with a plan for long-term maintenance and management setting out
clearly how this will be funded.
Design and Environmental Quality
36 All proposals should be exceptional in terms of urban design, addressing the connections
between people and places, the integration of existing urban form, settlement pattern and
the environment including retaining and enhancing heritage features and their curtilages
where possible and consider the impacts on the environment. Proposals should also ensure
successful and safe places, taking into account designing out crime and the fear of crime in
the design process and creating an equal and open community. We expect that proposals
should be innovative in their approach to local distinctiveness and would promote the use of
artists both in terms of public art and in the design process.
37 In developing all proposals, there should be a high level of engagement and consultation
with the local community and interested parties, to ensure that any incoming population have
an opportunity to integrate into the existing community. Proposals of a significant scale must
include an overall masterplan. Any subsequent planning applications that would negatively
impact on the integrity of the original proposal will not be supported.
38 A flexible approach to building density is sought but new development must create both
a heart and sense of arrival proportionate to the size of the development. Development must
create interesting places which could be through providing a variety of character areas such
as neighbourhood centres, gateway locations, active community or business focused areas
or quiet residential areas. Where uses are compatible there should be a presumption to
mix them, which will improve accessibility to jobs and facilities and increase activity throughout
39 Any proposals that include housing development must be exceptional in terms of
architectural and environmental quality and should achieve the following -
Building for Life Silver Standard and Level 4 Code for Sustainable Homes as a minimum
(until such standards are superseded, whereby the replacement standards will become
a minimum requirement).
Meet Lifetime Homes criteria.
Provide a range of housing that reflects local need and uses adaptable tenure types that
can respond to changing circumstances.
Take into account health by, for example, the inclusion of dining space, easy access cycle
storage and on plot fruit and vegetable growing including greenhouses.
40 Developments must outperform building regulations as a minimum. Proposals should
seek to ensure homes, public buildings and employment spaces will be resource and energy
efficient to the extent that they are capable of achieving zero carbon status.
41 Renewable energy technology should be an integral component of new development
proposals. The viability of community-wide energy schemes such as combined-heat and
power, solar power, geothermal energy and anaerobic digesters should be fully explored,
particularly where existing communities will benefit from new technology.
42 Proposals should demonstrate how the existing and newly created greenspace and
associated landscaping will enhance drainage systems, increase biodiversity, promote healthy
lifestyles, stimulate lifelong environmental learning and encourage food and energy production,
e.g. through allotments and alternative fuel crops.
10 St Austell, St Blazey and China Clay Area Regeneration Plan
Vision and Key Principles
43 Existing biodiversity and habitats should be retained and enhanced where possible, or
mitigated elsewhere (on or off site) resulting in a net gain. Proposal specific Biodiversity
Action Plans should be used to demonstrate how this will be achieved.
44 Proposals should demonstrate how resource use including water use will be minimised
and new developments designed for a long life span.
45 Sustainable Urban Drainage Systems (SUDS) should not only provide management of
surface water but also be designed to accommodate and encourage biodiversity and wildlife,
with details of SUDS adoption included in planning applications. Detailed consideration must
be given to any downstream flooding and drainage impacts, and where existing problems
would be exacerbated. Opportunities to alleviate these issues should be taken and may
involve undertaking or funding off-site works. Furthermore, proposals which can help address
existing flooding risks are encouraged.
46 Sustainable waste management should be built into the new developments to make
reuse and recycling of resources easy and unobtrusive both at pre- and post- development
47 Excellent energy efficiency standards will not only be an aim for new buildings but
proposals which seek to, or contribute towards, the retrofitting of existing building stock will
Jobs and Skills
48 The retention, upgrading of existing or creation of new employment sites is essential.
All proposals must assist in the generation of long term, high quality jobs and contribute
towards creating a sustainable marketplace that will be the catalyst for a green technology
supply chain throughout mid-Cornwall and beyond.
49 The area has significant potential for the further development of sustainable tourism
building upon the area's natural assets and existing tourism facilities such as the Eden Project.
New sustainable tourism facilities which optimise enjoyment of the area's natural assets,
encourage people to visit the area and stay for longer are to be encouraged. Proposals would
need to ensure that they fully mitigate any negative effects especially in connection with
50 Any proposals which include housing must show that they will create access to a minimum
of one employment opportunity per new dwelling, phased to coincide with the delivery of new
housing. The Council would estimate that 1 job is equivalent to approximately 30sqm of
employment space provision. The provision of project-related construction jobs will be taken
into account, but proposals should demonstrate how lasting employment opportunities will
51 All planning applications should be supported by an economic strategy which takes into
account the Strategic Investment Framework (SIF) for the area and outlines a range of
economic regeneration approaches, delivery and funding mechanisms, employment sites,
details the phasing of delivery and how employment will be secured.
52 Developers should be prepared to offer short term interventions and support, such as
rent subsidies and training grants in order to stimulate business start-up, local enterprise,
entrepreneurial activity and inward investment. This will be secured through an appropriate
53 Construction of new developments should employ skilled and unskilled workers from
the local community wherever possible.
St Austell, St Blazey and China Clay Area Regeneration Plan 11
Vision and Key Principles
54 Investment should be put into employment, skills and training, from apprenticeships to
highly skilled specialisms, in order to create a sustainable local workforce for the present and
future. Collaborative opportunities with the Combined Universities of Cornwall (CUC), Cornwall
College and other further and higher educational/training institutions should be maximised.
All planning applications should detail the skills development opportunities and how these will
55 Materials and products required in building the new developments should be sourced
locally wherever possible. If products are not readily available local companies should be
supported to create the desired products, keeping resources in the local supply chain. The
Council will promote the use of design codes to specify building materials.
56 Employment opportunities generated in the tourism sector should provide a managed
response to any likely seasonal fluctuations.
57 Proposals must contribute towards the provision of infrastructure for existing and
proposed communities. Specific needs at this time include:
a. the provision of a new A391 connection between the A30 and West Carclaze;
b. improvements to the existing road network including the A390;
c. the provision of east/west link roads if appropriate;
d. park and ride provision;
e. improvements to the existing public transport;
f. other transport infrastructure such as footpaths, cycleways, rail infrastructure, priority
bus lanes, tramways or cable cars, real time passenger information infrastructure and
g. new education facilities;
h. new health care facilities;
i. flooding alleviation schemes both surface water and fluvial;
j. greenspace including allotments close to dwellings;
k. community facilities and services;
l. leisure and recreation facilities;
m. employment space;
n. the provision of next-generation broadband network
58 When developing specific proposals, applicants should discuss needs with the Council
and the relevant Town and Parish Councils at an early state and throughout project
development. They should also refer to the emerging Infrastructure Delivery Plan for the
plan area (which will be a supplementary part of this plan), appropriate Town and Parish Plans
(where available), and the emerging Cornwall-wide infrastructure plan which will support the
Core Strategy. The Council is pursuing the implementation of the Community Infrastructure
Levy (CIL). This work will feed into this plan as it develops.
59 Where a mix of uses are proposed planning applications will require a robust Section
106 Agreement which establishes phasing and trigger points for the provision of infrastructure
and employment space. Alternative legal agreements which similarly ensure delivery will be
60 Proposals must establish and secure (via legal agreement where appropriate) long-term
maintenance, management and funding arrangements for infrastructure provided.
12 St Austell, St Blazey and China Clay Area Regeneration Plan
Vision and Key Principles
61 The current and future needs of communities should be taken into account and reflected
in the provision of infrastructure and services. This includes acting upon needs already
identified such as lack of NHS dentists, safe routes to schools, facilities for young people and
access to fresh food outlets.
62 Proposals which include innovative service delivery will be supported. This could include
co-location of services, such as doctors with other public services. Some examples of these
types of services in Cornwall include the Burrows in St Blazey, the ClayTAWC Centre in St
Dennis and the Dracaena Centre in Falmouth.
63 Water cycle strategies should be developed in conjunction with the Environment Agency
to plan for the necessary water infrastructure, and will need to be included with all planning
64 In-house information systems linked to community information networks and real time
bus information should be provided and any large-scale mixed use development will be
expected to initiate suitable community information systems.
65 In working up proposals applicants should refer to the emerging Green Travel Strategy
for the plan area, which sets out a strategic rationale for cycling, walking and public transport
and the transport model which will examine the highway network and test the impact of
proposals that come forward. This will be used to inform decisions and determine required
66 Innovative methods to minimise the need to travel (e.g. via the implementation of video
conferencing measures in new office development) and maximise the number of trips made
by sustainable modes of transport (walking, cycling, using buses and trains, car sharing, the
use of car clubs and electric cars) should be used to reduce travel-related carbon emissions.
Travel plans must accompany all planning applications, which will be used to monitor and
review the success of the measures put in place, to manage travel, and demonstrate how a
target of 50% of trips generated by all developments will be made by sustainable modes.
Travel plans must set out penalties that would be triggered should the proposal not meet
their agreed target.
67 Developers must investigate how new technologies could contribute to achieving
sustainability goals and install appropriate infrastructure for both private and public use. This
could include providing recharging points for electric cars or cycles, and the use of Real Time
Passenger Information (RTPI) systems, including getting the information into houses and
workplaces, to remove the uncertainty sometimes associated with journeys made by public
transport. Transportation proposals should also consider crime prevention and security
measures on buses, at bus stops and along cycle routes such as lighting, cameras and
designing cycle routes to maximise visibility.
68 Proposals should improve public transport to provide an appropriately frequent service,
install priority measures, add more stops where required and ensure ongoing services to rural
locations. The area has more rail connections than most other areas in Cornwall and proposals
should take full advantage of this and increase rail use where possible. Proposals should plan
to have sufficient public and alternative transport options in place at the start of the
development to encourage residents to take the green option as soon as they move in.
69 The provision of community transport schemes would be supported.
St Austell, St Blazey and China Clay Area Regeneration Plan 13
Vision and Key Principles
70 House and workplace design should promote sustainable transport over the use of the
private car e.g. through the use of ‘home zones’ or low speed areas or other innovative
71 Design of the development should be such that the need to travel will be reduced.
Where mixed use developments are proposed, neighbourhoods should be walkable in scale.
This will be achieved through the building of employment sites, live/work units and leisure
and amenities adjacent to residential dwellings. Travel networks will be linked to the hearts
of new and existing communities to encourage interaction, vibrancy and access to services.
72 Proposals must show broad public support and this should be fully detailed within planning
applications. It should be shown how proposals will build on this community support and
aspiration and instigate a positive change for their areas.
73 Proposals should offer opportunities for people to shape their own working and living
environments. This could include the use of Local Development Orders, self-build or
cooperative housing schemes, combined living and working units, flexible self contained office
spaces and buildings that can be extended or amended to reflect lifestyle changes.
74 Proposals should be designed to encourage inward investment and entrepreneurs to
relocate into the area.
75 Proposals should stimulate community management and stewardship roles across a
range of issues from car club and green space management to the selling of allotment produce.
This could include assistance to form social enterprises and community interest groups and
community land trusts.
76 Support should be given towards existing community groups, initiatives and projects.
Previously Developed Land or Former China Clay Workings
77 Proposals that bring forward a productive and beneficial reuse of former China Clay
workings or previously developed land are preferable to those that require development of
78 The exploitation of the China Clay deposits has left its mark on the landscape; some
areas have experienced negative impacts whilst other areas now have a rugged wilderness
which contributes positively towards the character of the area. Proposals should be designed
to improve the visual appearance of previously developed or former China Clay workings
79 Iconic and unique landscape features, including pits, tips, lakes and pools, as well as
monuments and historic buildings and their curtilages, contribute towards local distinctiveness
and should be retained and enhanced as part of an overall landscape scheme.
80 The China Clay resources of Cornwall are of national economic importance. They are a
critical and viable resource that must be protected, together with infrastructure routes and
the Port of Fowey which together play a strategic role in getting this resource to the market.
14 St Austell, St Blazey and China Clay Area Regeneration Plan
Vision and Key Principles
81 The Council wants to secure the use of redundant former mineral roads and rail lines
for public use. Proposals which deliver this will be viewed favourably. Where delivery is
proven to be not viable at this stage existing connections must be safeguarded for future
82 Proposals which include the reuse of clay mining by-products such as secondary aggregate
and micaceous sediment will be welcomed
83 There are panoramic views from parts of the area, taking in St Austell Bay and areas
of moorland (such as Goss Moor). Proposal should optimise these assets within their designs.
84 The Council understands that there may be some areas of coast or countryside which
require ongoing management and maintenance and need an income stream to do this. New
development such as a community run facility or commercial venture may present the best
opportunity to fund this management and safeguard these areas for future generations to
85 Developments at locations adjacent to the coast or countryside must improve existing
levels of public access to these areas.
86 Proposals must consider impacts on internationally, nationally and locally designated
sites and consider where appropriate impacts on the coast including coastal erosion and
St Austell, St Blazey and China Clay Area Regeneration Plan 15
87 Planning applications will be expected to be accompanied by a set of clear quantifiable
measures by which to monitor the performance of proposals over an agreed time frame, along
with baseline data against which to monitor performance.
88 The Council will also commit to monitoring the success of this plan. We will know that
this transformational regeneration plan has been successful if the following (non exhaustive)
list of goals is achieved:
New infrastructure is delivered.
Levels of deprivation are reduced.
Increase in travel by non-car means.
Minimum of Building for Life silver standard is achieved.
New housing achieves Code for Sustainable Homes at a minimum of Level 4.
Sustainable Energy creation is increased.
Amount of Business rates collected is increased.
Required balance between housing and job creation is met (creation of 1 job per
Section 106 monies are collected and spent to deliver infrastructure and affordable
Employment space created achieves minimum of BREEAM excellent or equivalent.
New businesses are attracted into the area.
Local labour and materials are used.
Skills development opportunities are provided.
Previously developed land and redundant buildings are utilised.
Facilities/infrastructure is created to improve access to the coast and countryside.
Crime rates are reduced.
Habitats protected and created/wildlife enhancements
For more information please contact us at:
Planning and Regeneration,
Circuit House, St Clement Street,
Truro TR1 1EB
or tel: 01872 22 4248
or email: firstname.lastname@example.org
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
Photos: Walkers in the park - Jon Bewley/Sustrans
Builder – Ocean Housing
Printed on recycled paper. Jan 2011. JN 27042