As Threemilestone Councillor Dulcie Tudor & her colleague Bob Egerton blindly forge ahead with Council officers' plans for a massive new town between Chiverton Cross and Treliske Hospital, Truro City Councillor and life-long Truronian, Armorel Carlyon, studies the case for this new monstrous and expensive development, and rips it to shreds, issue by real issue; we apologise for the long read, but it is a MUST read, for anybody interested in Cornwall, beyond the next 5 years; we also thank octogenarian, Mrs Carlyon, for her incredible, fastidious, exhaustive and reliable work debunking the falsehoods, lies, untruths, myths and concoctions put forward by Cornwall Council's very expensive planning department, all too often lazily and unimaginatively supported by CC cabinet members and Strategic Planning committee members, led of course, by the very thin-skinned Mrs Tudor (recently told to apologise by the council's Standards' Committee to the Cornish public for her comments on radio denigrating July protesters, but still publicly refusing to do so - but that's another story! The photograph shows a very proud/smug Mrs Tudor standing in front of her "good work").
RESPONSE by Cllr.Mrs. Armorel Carlyon Re: Planning Application No. PA19/07610 Langarth Garden Village Environmental Impact Assessment Scoping Report by Arcadis, Pynes Hill, Exeter EX2 5AZ Re: Planning Application No. PA19/07610 Langarth Garden Village Environmental Impact Assessment Scoping Report August 2019 - Response by Cllr. Mrs. Armorel Carlyon
This planning application, although it has been allocated a Planning Application number, has no completed Planning Application Form So to avoid the following response being lodged under “comments” I ask that it be considered as a REFUSAL/OBJECTION to the development of 4000 houses at the LANGARTH GARDEN VILLAGE on what I consider to be an “unsustainable site” being out of scale with the historic sporadic development in Cornwall.
I request my response to PA19/07610 to be published in full on the CC Planning website together with my name.
INTRODUCTION 1-4 It appears from the report that the brief given to Arcadis is to assess the effect on the environment of building of some 4000 houses on 624 acres of productive farmland at the site to be known as Langarth Garden Village, associated infrastructure, amenities and public services - whereas the number of houses agreed for the area in the Cornwall Local Plan is 2,700. I can find no evidence that the increase of 1350 in housing provision has been agreed by the elected members of Cornwall Council. The increase in the number of houses to be constructed is not included in the Truro and Kenwyn Neighbourhood Plan(TKNP).
The area to be developed is now 252.81 hectares which is equivalent to 624.70 acres of Grade 3A and Grade 2 land loss of productive agricultural land which is not in accordance with Planning Policy. The EIA does not appear to take into consideration the recent planning application on the Hendra Site adjacent to the Park and Ride. I require confirmation that the effect of the proposed Stadium for Cornwall for (S4C) with a capacity for 10,000 persons has been included in the EIA as the statement on page 15 states “the S4C etc will be considered as a cumulative development” as it will have its own planning application.
The disposal of Foul Sewage and the Surface Water are Public Health issues which need to be satisfactorily resolved before any further decisions to develop the site are considered. Nowhere within the document is there reference to the provision for the disposal of Foul Sewage. This matter has been under discussion for over 5 years and although plans have been submitted by SWW, NO AGREEMENT HAS YET BEEN SIGNED - although at a meeting of the TKNP I was assured the agreement had been completed. I look forward to having sight the Master Plan when it is published early 2020. I understand the development will be phased over some 10-15 years.
5 -TRANSPORT The Scoping Report highlights the anticipated problems the proposed development will have on the road network (A390) which is already highly congested for a number of hours each day and must be almost at capacity before construction traffic is added to the daily vehicle movements - plus the cars being used by the householders (In spite of the present portfolio holder for planning assuring the general public that everyone will be walking, cycling and using public transport!). … not forgetting the traffic generated by the Stadium! IT IS ESSENTIAL THAT A “SEQUENTIAL TEST” IS UNDERTAKEN TO ENSURE THAT THE VIABILITY AND VITALITY OF THE CENTRE OF TRURO IS RETAINED.
It is expected that the development will commence at the farthest point from Truro - about four and a half miles from the centre of the City. It will be more convenient for those expected to be living at Langarth to do their shopping in Redruth/Hayle rather than Truro, due to the congestion on the A390. I would expect the development to have a negative effect on the City of Truro. I have lost count of the number times CC has “tweaked” the road network between County Hall and Chiverton Roundabout at vast expense. The proposed NAR is a road to nowhere and appears from the plans available, to be terminating at the centre of the Helipad at Treliske Hospital!!
6 - AIR QUALITY The “Highertown Corridor” is known to be one of the highest areas of air pollution in Cornwall and the proposed development is going to worsen the position. The scoping report states “the increase in traffic generation from the Site has the potential to result in significant impacts to local air quality” and yet Cornwall Council have “signed up” to Climate Change and Cornwall Council themselves are now becoming “developers” within the Site? Page 35 CC states that the proposed Northern Access Road is expected to relieve congestion and improve air quality. I would ask Arcadis how building another road is actually going to reduce congestion/emissions when the traffic using the road can only exit the NAR on to the existing A390?
7 - NOISE AND VIBRATION Pages 21 and 43 and 53 are very helpful but do give rise to very real concerns when considering the disruption which is likely to be caused to the road network and nearby properties during the 10-15 years of construction time of the proposed site at Langarth Garden Village(City?). Is the Environmental Statement expected to be available alongside the Master Plan or the Planning Application?
8 - GROUND CONDITIONS AND CONTAMINATED LAND I consider this to be a thorough and reasonable report(pages 55-64) However, the conditions reported will obviously cause a considerable increase in the costings to develop the land. There appears to be evidence of contamination with high levels of arsenic and lead. It is admitted that there will be danger to the workforce during construction due to ground-gas and dust which will need to be addressed in the Air Quality assessment(page 58) and the hydrology of the area could well be affected.
The most serious matter raised in this section of the report is that the site is within a RADON AFFECTED AREA. Please may I be informed of the measures required to render the properties safe to live in. I understand that there is to be a considerable amount of soil moved within the site to enable the development to take place and so will this effect the Radon gas emissions? How will the movement and remoulding of the site affect the ground conditions, hydrology and the contaminated land? Has this aspect been addressed by the Arcadis report?
9 - WATER RESOURCES AND FLOOD RISK I note that a Surface Water Drainage Strategy and flood Risk Assessment is to be included as part of the Planning submission. Page 66 “states that there will be a substantial increase in volumes of water demand and wastewater generated”. The report gives assurance that SWW have factored these matters into their SWW’s Water Resource Management Plan and that we can look forward to further information in respect of water supply infrastructure.
The report mentions the flood storage area located at the confluence of the River Kenwyn near New Mill which is in place to reduce downstream flooding. I was Mayor of Truro at the time of the serious flooding in Truro in l989 when there was a cloudburst in the Chiverton area - the sun was shining in Truro - and within one and half hours the City was flooded. I negotiated with the responsible body at the time the NRA and the flood storage was constructed to prevent such a happening again. There appears to be no history of flooding of the proposed development site but has sufficient consideration really been given to flooding downstream due to the development of much of 624 acres into hardstanding?
I am not convinced that SUDS and SWALES and the EXISTING FLOOD STORAGE at New Mill will be sufficient to cope with the increase in run off from the proposed site. Much is written about the use of SUDS, SWALES etc. but how are these maintained and repaired in the long term? The Potential Impacts (9.3 page 67) The list appears to be comprehensive and I look forward to receiving the detailed FRA report as to how these potentially serious problems are to be resolved, including the quality of water discharged from the site in accordance with the CDA guidelines. The Langarth site drains down into the Kenwyn catchment river which in turn makes its way down to the City of Truro. Water ALWAYS FINDS THE LOWEST LEVEL. I am unable to find a map showing where pipes are to be laid which discharge water into the River Kenwyn and neither can I find any mention of the disposal of the FOUL DRAINAGE from the site. I shall be glad if Arcadis will advise me why the matter of foul drainage has not been addressed. I have yet to be convinced that satisfactory measures can be put in place to solve the water drainage problem for such an extensive development.
10 - AGRICULTURE AND SOILS page 75 As the report states quoting the Cornwall Local Plan - Policy 21 - “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” Also the Truro and Kenwyn Neighbourhood Plan (TKNP) “The TKNP highlights the strong links in both parishes to agricultural land , with development prioritising the use of previously developed land.” The proposed development of Langarth consists of 252.81 hectares Equivalent to 624.70 acres of good agricultural land - and yet Cornwall Council appears to be prepared to condone and develop land which is essential for food production - borrowing part of the £159 MILLION of public money to enable this development to take place and agricultural land to be destroyed which is totally against its own policy and that of the TKNP. I trust the SMP will be implemented should the development take place.
11 - CULTURAL HERITAGE p.80 This section scopes Cultural Heritage (archaeology, historic buildings and historic landscapes). The map included in this section plotting the historic sites/houses is of great interest. The map also clearly shows the proposed extension and boundary of the Langarth site. It is noted that SHES is to lead on advising on the heritage assets and those as yet undiscovered. I understand that SHES is part of Cornwall Council and I have lost faith in their ability to preserve anything after allowing the development of the site (now a recycling centre) on the road towards Tresillian where a Neolithic Henge was discovered - being unique in the SW of England. Along the A390 in the area of the Treliske Hospital and towards the site to be developed were a number of tumuli but these were not preserved (this is confirmed on page 86 under the heading Historic Map Regression) and I would suggest that as much of the site is on high ground, a considerable amount of archaeological remainswill be discovered but the general public will never hear about them because the area has been designated to be developed… the same applied to the Waitrose site at the top of Tregolls Road Truro.
I note the reference to the Iron Age settlement adjacent to the new Richard Lander School. I am pleased to note that the historic hedgerows are to be protected under the Hedgerow Regulations. However, it is plain to see from the comprehensive list pages 85/86 that the archaeological excavations which have taken place on the opposite side of the A390 have been recorded and seemingly destroyed. Can we expect to learn of any archaeological discoveries before they are destroyed, and can I be assured that those of us who have a knowledge and interest in these matters twill be informed as and when the “digs” are to take place. I have noted the Impact Assessment Methodology The comprehensive and informative report of the measures in place to discover and report the archaeology of the area is very much appreciated. Thank you also or including Appendix A - showing the Non-designated Heritage Assets within the Site Boundary.
12 - LANDSCAPE AND VISUAL IMPACT ASSESSMENT p.93 I note that no site visits have yet been undertaken. It would be helpful to have a copy of a local Designation map included in the report. I understand that a detailed study of the existing landscape and character of the Site is yet to be carried out. When may we expect to receive the next report because the list of Construction Impacts and Operational Impacts which will include the “remoulding” of the countryside requires detailed analysis, and I trust this will be taken into consideration.
Obviously, there is a considerable amount of work yet to be undertaken in respect of the Landscape Assessment Emphasis should also be placed on the colour, design and finish of the buildings to ensure any development blends in well with the existing landscape. There is one further comment I wish to make - THERE ARE TWO SIDES TO EVERY VALLEY! Thank you for including Appendix B - Landscape and Visual Impact Assessment
13 - ECOLOGY AND BIODIVERSITY p. 103 I found this a disappointing desktop report of the proposed site which appears to be relying heavily on previous surveys. There are considerable number of lines in the report which have been “blanked out” with no explanation. The paragraph which causes most concern is found on page 106 where it states “To alleviate the risk of flooding within the Proposed Development, the modification of ground levels may be required ………. could affect the local hydrology and species dependent on it. “The report goes on to state that water quality could be affected by unexpected pollution events.
It is difficult to imagine that any of the existing habitat conditions will be unaffected by the vast development which is proposed. Reading the report, it appears that we shall be fortunate if we preserve a few trees and hedgerows, but it would appear that the necessary earth moving is of necessity going to destroy the majority of the present existing habitats. I look forward to receiving the report containing the baseline survey work for the area. Will the Outline CEMP accompany the Planning Application?
14 - MATERIAL RESOURCES AND WASTE p.110 The introductory paragraph was most helpful and informative and a subject I have not hitherto considered in respect of “development”. As the proposed development is to cover such a large area of land and the construction will continue for well over 10 years I now realise how important it is that this matter is treated seriously. The tables clearly show the increase in the categories of waste generated throughout Cornwall as the population continues to increase and the increase is recognised in the CC policies included in the CC Local Plan.
Turning to para. Operational Phase p.117 and operational waste shows that during the operational phase the waste produced will be significant; what will the disposal costings be?
In respect of future Consultations with regards to waste capacity assessment can I be assured that this consultation exercise will be made public in order that there is awareness of where this waste is to be deposited. When will the final Impact assessment be made and by whom? Will all the Contractors be required to implement Plans (SWMP) and may I be assured that this document will be submitted with the Master Plan and BEFORE Planning Permission is considered. I note that for operational waste a Waste Management Strategy Document will be prepared at the outline planning stage, but will this strategy be included in the legal agreement to ensure enforcement?
15 - SOCIOECONOMICS AND COMMUNITIES p.124 Referring to the statement taken from the 2011 Census the report states that the population of Truro is 23,041. Is this number referring to the number of people living within the Parish boundary of Truro or does it include the population of Threemilestone which is included in the Truro and Kenwyn Neighbourhood Plan? The report states that Cornwall is in the top 30% most deprived local authorities in England - ranking 95th out of 328. The report also states that according to the CC website there are 8 primary schools and two secondary schools. No mention seems to be given of the two private schools namely Truro High School for Girls and Truro School. Penair Comprehensive School is just within the City boundary but the Richard Lander Comprehensive School is nearer Threemilestone. Clarification is required as to which boundary are you using in these statements. I note consultation has yet to be undertaken in respect of potential Socioeconomic impacts and CC officers and Truro City Council are to be consulted. May I suggest that Kenwyn and Chacewater Parish Councils are also consulted as they will suffer the greatest impact. The list appears to be comprehensive and fair but these matters need to be well publicised in order that those affected may consider the short and long term implications.
There is already considerable concern in respect of the rapid increase in the population of Cornwall especially in the areas of public service and infrastructure. The third bullet point states “Delivery of new homes and the impact of this on public services and social infrastructure such as primary health care, education and play space provision” covers one aspect of the development but alongside this are the expected congestion/delays along the A390 and the “sequential” effect this will have on the viability and vitality of the City of Truro. No mention has been made of the necessity of extra policing in the area. Treliske Hospital is the only District Hospital in Cornwall and for more than a year now it has been on BLACK ALERT or worse. It is essential that consideration is given not only to the cumulative effects of this development but the Hendra site, the extension to the existing Park and Ride facility, the 10,000 seater Stadium, together with the Dudman development I consider the impact on the local communities both in the short and long term is going to be demanding and challenging and in many cases intolerable.
16 - HEALTH AND WELL-BEING The text appears to repeat the information included in an earlier section of the report. I note that NO CONSULTATION HAS BEEN UNDERTAKEN TO DATE IN RELATION TO THE HEALTH AND WELLBEING IN THE AREA UNDER CONSIDERATION OR THE SURROUNDING AREAS. The potential impact list taken from the RHI is extremely helpful, but I fear the proposed development will have a negative effect on each of the ELEVEN headings listed. I look forward to receiving the separate ES document which is being prepared to support the development proposals. I am disappointed to learn that the assessment is to be a desktop assessment of the human health and well-being impacts during the construction and operational phases. I trust, however, local circumstances will be studied carefully. Later in the paragraph I note it will not be possible to quantify the the severity and extent of the effects and I therefore question the value of any such report. I would add that the proposals for development at Langarth were prepared some 10 years ago.
A document was agreed by CC in 2012 entitled “The Development Brief for land north of the A390”. Since that time many people have suffered anxiety over the proposed development and now that £159 million is being borrowed for the development of the Langarth Garden Village and the development of the Pydar Street area in Truro, public anger is growing. The general pubic are only too aware of the lack of infrastructure and public services - their patience is running out. A feeling of hopelessness and helplessness prevails. The perception is that any consultation exercise undertaken by Cornwall Council is only a “box ticking” exercise. So if the forthcoming “desktop assessment” is to be of any value it is essential that Arcadis understand the extent of public animosity towards this New Town development.
17- CLIMATE CHANGES It is essential to realise that the earth’s climate changed in the past, is changing now and will never cease to change. Therefore, it is impossible to stop the climate from changing. I remember jellies freezing in my kitchen in the winter of l963!
Then there was the severe flooding of Lynton and Lynmouth. I well remember having to round up the cattle some 30 years later and with great difficulty herding them into the sheds and barring the doors because the severe wind and the rain in the first week of December. In l988 and l989 there was severe flooding at Calenick Village and the City of Truro. The best way of keeping houses cool in summer and warm in winter is to DESIGN THE HOUSES using “cob” - “cob” lasts for ever as long as it is protected from the elements. I cannot think of a more eco-friendly way to build houses - at least for the ground floor. To pretend that the development of 4000 houses is going to be carbon neutral is unrealistic. The number of cars in itself will cause an increase in emissions - even if in 20 years time they become electric instead of petrol/diesel and even then the electric has to be generated and I understand that wind turbines generate GHG? Serous attention needs to be given to the potential flooding this development may cause to properties downstream in the event of a flash flood. Such a large area of land has never before been developed in Cornwall - facing north - on the side of a valley - thousands of tons of earth to be moved from one part of the site to another which will inevitably disturb the hydrology of the area with unknown consequences. How will this be monitored and flooding of the site itself be prevented? I found much of the information in this section far too technical to understand.
18 - MAJOR ACCIDENTS AND DISASTERS As mentioned at the beginning of my response my greatest concern/anxiety is the provision of pubic services especially the issues surrounding surface water run off and foul drainage. I note on page 146 UTILITIES FAILURE and I have actually read the words (for the first time!) FOUL SEWAGE. I also note that a FOUL SEWAGE AND UTILITIES ASSESSMENT WILL BE SUBMITTED WITH THE PLANNING APPLICATION. I trust this will be a detailed and accurate document and contain the proviso that ALL Utilities must be available on site BEFORE any DEVELOPMENT commences.
19 - OTHER ISSUES SCOPED OUT OF THE EIA These have been noted the statement in respect of Daylight, Sunlight and overshadowing - please remember that this site is facing NORTH. In respect of LIGHTING I expect measures to be put in place which prevent all night security lighting and that all other lighting is low level and kept to a minimum. Much of the site is on high ground and will be visible for miles around.
Armorel Carlyon (Cllr. Mrs.) Member of Truro City Council 3 Strangways Villas, Truro. Cornwall TR1 2PA (01872) 274491 armoreltruro@googlemail.com 7th October, 2019
Typical of the over-development problems we're facing currently, one resident says:
“These are the rows of houses very near me in Polzeath. What was once little bungalows with big gardens is now a load of vile, inappropriate architects ego trips, almost all double or more their previous height, made of materials that will last about a year in our maritime climate, cause even more flooding and drainage problems as well as concrete run off directly into the sea and more. A recent surf competition which was all locals reminded me of the community that still clings on here but for most of the time it’s either a ghost town or so horrendously busy, you can’t move. This is what money and no sense does. This is what the council (or Bristol if they do object) and their love of easy money does. It ruins our nicest areas. It kills our ailing communities. It drives our kids away from the sea. All so a few developers and estate agents can finance their latest Range Rover and people with zero interest in the area can boast about them to their equally vacuous, hollow City mates.
To anyone local involved in building, selling or maintaining them, you should be ashamed of yourselves. Sell outs who can’t see further than the end of their noses.”
And another resident adds:
“This is disgusting. What happened to all those "protected" sites across beautiful Cornwall?
Trouble is, there are often backhanders involved in these kind of dealings, and with developers who are based miles away in another county.
An example is what happened to my area. At the top of my road, there used to be an open space that we all thought had "village green" status.
Then there was a move to build 28 houses on that land. There were lots of objections - loss of dog walking space, a wooded area and a children's playground. It all went quiet for nearly 3 years, then suddenly a planning dept. clerk with no authority was directed by nameless councillors to grant planning permission to build. The developer was a Nottingham company!
Soon after the permission was granted, the clerk was removed from the planning office and given another job within the council elsewhere so they could not be scrutinised about the decision. Now, if that is not corruption, I don't know what is.
The final outcome is that there are 65 houses built - all crammed in together and 3 new roads to service them. AND just today, there have been 2 trees cut down in my immediate vicinity to make room for a cycle path & zebra crossing to gain access to the other end of this development. I hope the people of Cornwall get together and protest to the county council about these obscenities, as they should realise that awful developments will mean loss of tourism, which for a lot of Cornish people & businesses would be catastrophic.”