A series of correspondence to and from concerned residents and campaigners for sustainable development, to councillors, council officers and Cornwall council leader, Julian German:

(We apologise for the long read, but some of it is really worth it, given the speed of destruction of Cornwall under the watchful eye of Cornwall Council, as well as the perceived long running incompetence and massive waste and debt of said council, as finally openly admitted by some councillors themselves – enjoy!)

#1
Dear All,
This evening at the Truro City Council Planning meeting there is an application to start the NAR - on looking into it further it is an application by Cornwall Council by Nigel Blackler.
The Planning application No is PA20/00009. Look at the application form carefully and when it comes to land ownership you will not see a name merely an address in Exeter.
You will also notice that the proposal is seemingly not part of the NAR but a junction (spur) on to the A390 to enable development to commence.
Please take time to look at the Flood Assessment - you will see that the surface water provision is TEMPORARY the same as the proposed holding tanks for sewage are TEMPORARY!
We were told that the Master Plan would prevent piecemeal development applications. The Master Plan has still not been published and this is the 4th planning application which has bee submitted in the last few months.

#2
Dear Julian

I would like to endorse what Iwan says because the chain of correspondence referred to below has little to redeem it other than that both Councillor Egerton and Councillor Tudor have actually responded.

Unfortunately that is more than can be said of you, as a person I have considerable respect for, dating back to the Solidarity days when you were little more than a boy, but even then a good Cornishman, as such I feel that you have allowed yourself to be absorbed and neutered by the Kremlin system to the point where you risk losing the genuine respect that many have for you as you quietly preside over the mass urbanisation of our Cornwall to the point where it is becoming unrecognisable.

I realise that Mrs Carlyon, Ken Rickard, Iwan, Julie Fox and myself to name a few are deeply unpopular and regarded as vexatious by your colleagues, however my take on it is that maybe we are not sufficiently vexatious to effect any change of course within the Kremlin, which from where I stand appears to be at war with the very people it nominally exists to serve.

In these deeply distressing times I am witnessing I for one am proud to wear my unpopularity as a badge of honour, indeed I have left instructions that my epitaph must be ‘that he tried’.

To say that I am seriously disappointed with the status quo would be an understatement.

Yours aye
Kevin

#3
Julian ker,

I know you’ve not been at the helm for long, but please, please, please do something to derail this catastrophic Egerton crusade before it's too late!

Call another climate emergency, call a sewerage emergency, call an AQMA/toxic air emergency, call a drainage emergency, call an affordability emergency, a Treliske/health care emergency, anything to stop this madcap project which will cripple Cornish residents for years and years to come, hit them hard in the wallet all that time, bring CC to the brink of financial collapse (one slight movement in rates and you/we are buggered), and permanently destroy the uniqueness of Truro, its geography, its people, its rurality, its Cornishness all but obliterated by this monstrosity.

Egerton has been very economical with the truth over the past months and years, as is evident from Tudor’s email below. You have enough support in CC to stop this lunacy. You also have an army of legal eagles to find solutions to the detail, e.g. an unhappy Inox. Don’t let this travesty be your legacy at CC. Kalamity Kate will probably be gone in a year or two, but you will be left with her massive mess (bankruptcy) to deal with when she has gone. She doesn’t care about Truro, Cornwall or its people and future, any more than Betty did or on evidence, than Egerton and Mason do.

Please stop this madness, I beg you....

#4
Kevin,

This is, as you like to call it, a serious bunker buster and potentially a watershed moment in the dismantling of the Langarth catastrophe, if there is to be one.

Egerton is now finally publicly admitting so many things, probably through extreme frustration, and as we keep reminding him, because he doesn’t truly believe in it (Langarth) himself, including;

1- total mess

2- expensive one

3- massive vested interests

4- land deals are complicated...

5-... and very expensive to the taxpayer

6- the stadium which they tried to make the whole Langarth vote about, is still far from certain (how ironic and many times did we wave that red flag?!)

7- it’s become his baby, and presumably his legacy

8- Inox and backers are far from clean

Among others...

And Tudor’s response to you, especially in the context of your recent skirmishes, is absolutely astounding and shocking.

In light of the growing unpopularity of the Langarth development, is she now finally realising the potential political fallout which will include her name (rolling political head) at the top, and thus trying to distance herself from this and Egerton, as well as giving herself some room to manoeuvre a late U-turn??

Her words are rather disingenuous however, because as ward councillor for this mess and now chair of strategic planning, it has been her job for at least 2 years to know all this herself, whether via Egerton or not. In addition to which, you, me and countless others have been detailing all these seedy goings on for at least this length of time.

Are the rats leaving the ship?

Is Langarth getting its first coffin nail?

Is the tide turning?

Will the council finally cut its losses - and ours - and let Saltmarsh sink in his own sewage?

Has Betty bailed out with his £2m too fast with the dirty job unfinished?

The saga rolls on but this exchange between you, Egerton and Tudor gives me hope, the first for a long, long time that this project may finally be unravelling...

If Phil Mason thought Threemilestone was a mess in 2017, God help Threemilestone - and Truro - residents in 2025 when they have another town bigger than Chacewater, Perranporth, Blackwater and St. Agnes combined, sat practically on top of Chiverton Roundabout.

How many times has it been stated?

Traffic, fumes, noise, surgeries, Treliske, schools, roads, environment, affordability, climate emergency, FCPNM, police, fire services, sewerage, flooding, ambulances, etc...

This whole scheme, apart from hanging a massive financial millstone around generations of future Cornish families, will completely destroy any semblance of a modern, healthy and peaceful community that were once prevalent all around Langarth. More like another upcountry urban hell...

#5
Dear Councillor Egerton

Whilst I sympathise with your embarrassment, to say that you have been repeatedly warned about the dubious company yourself and the rest of those involved in this increasingly costly fiasco have chosen to keep, you must all learn to live with the entirely predictable consequences that Inox have so surreptitiously visited on you.

In the meantime those you who collectively sought election to represent your electorates must, like it or not, learn to live with this particular financial burden, because the serial gullibility and ineptitude of Cornwall Council was incapable of spotting and sidestepping such a patently obvious scam as a ‘’free stadium’’.

What makes this situation even more surreal is that back when you were doing a good job as a ward councillor you actually penned a stunning deconstruction of Inox mentioning ‘’a postal order from Auntie’’ that lent powerful ammunition to the case for having no truck with such a proven man of straw as Mr Saltmarsh with his blatant promise of a proposed ‘’free stadium ‘’, which has in the interim made such utter fools of everyone involved, and again as predicted actually become rather expensive.

Now perversely you occupy the hot seat as the relevant portfolio holder where the buck stops as the situation you described so well returns to haunt both you and our councils already shaken reputation.

They do say that ‘’pride goes before a fall’’, in this case time will inevitably tell.

Yours aye
Kevin Bennetts

#6
Dear Mr Bennetts

Thank you for your email and questions about Langarth and the Stadium. I will attempt to answer the questions that you have posed.

1) Cheerleader for Langarth project. Yes, I plead guilty to being very supportive of the proposal to bring forward the Langarth development for the benefit of the people of Cornwall. This will involve the Council developing a masterplan and trying to bring the various land owning interests along with us in order that the development happens in an orderly way with infrastructure coordinated across the whole site in a timely manner. It is a very difficult process because of the disparate land owning interests. I am not a cheerleader for Inox or Mr Saltmarsh. It would have been much better if he had not acquired interests in numerous plots of land at Langarth. I did expose his web of companies most of whom did not seem to have much substance back in 2012. Clearly, there have been financial backers behind Inox and Mr Saltmarsh who have enabled him to continue to operate for the past 7 years or more. It may well be that it ends up with us delivering the “postal order from auntie” that will enable Mr Saltmarsh to walk away with a profit from this enterprise. Unfortunately, that is the realpolitik of the situation. Mr Saltmarsh has built up this land ownership and we cannot just take over the interests without compensation. We are not Russia where a phone call from the President might persuade someone with assets to hand them over. We are currently in negotiations with Inox for the Council to acquire a large area of land from them. This was agreed by Cabinet in November 2019 where we resolved as follows:

"That the Strategic Director for Economic Growth and Development be given delegated authority to complete the acquisition of the land identified in the exempt report and to give effect to the Northern Access Road and other infrastructure as set out in the exempt report, in consultation with the Portfolio Holder for Homes, the Portfolio Holder for Culture, Economy and Planning, the Monitoring Officer and Section 151 Officer.”

I had hoped that the contracts would have been exchanged by now. Unfortunately, such is the complexity of the land ownerships involved that we have still not been able to finalise the process. We hope to do so soon but I fully accept that I have said “soon” on too many occasions since last November.

So, in summary, I did not have a Damascus moment. I just decided that we needed to sort out this mess once and for all.

2) Who is paying for this work. Cornwall Council is paying its own officer time and legal costs involved in the lengthy negotiations. It is being covered from within the budget that we set for the Langarth masterplanning process about 18 months ago. I, like many others, do not like the fact that paying lawyers involved in such processes is an expensive business but it has to be done.

Inox are paying their own legal costs. They do have financial backers. They probably always did in one way or the other but such organisations tend not to be transparent.

3) Issues delaying the process. As I explained above, the web of land ownership created by Inox has made negotiations extremely complex. Mr Saltmarsh may conclude at some point that he has been too clever for his own good. With regard to the transfer of the Stadium land, that will still happen for the sum of £1 as and when the other larger land deals are concluded. Inox’s planning obligation to hand over the land only kicks in once development of the retained land has reached a certain point. But if we can take ownership of the larger tracts of land, we will automatically acquire the Stadium land. We will not be paying a premium for that piece of land.

4) As explained above, we have spent a lot of money on this within our budget. I wish it wasn’t the case but it is part and parcel of legal costs in land transactions of this complexity.

5) Free stadium. As explained above, the land for the Stadium will still be transferred to us for £1 as and when the other land issues are resolved. There was a separate planning permission for out of town retail that was supposed to produce a £10 million contribution towards the cost of constructing the stadium. However, that planning permission will not be implemented because of the downturn in retail and so that sum will never materialise. Hence the reason why the Council agreed some time ago to make a contribution of £3 million subject to many conditions including a contribution from central government.

In summary, I wish that we were not in this position. I wish that the land transactions had been completed, the land for the Stadium had been acquired and that we had started on the construction of the infrastructure for the Langarth project. I continue to work with officers to try to get this proposal over the line. But until we have secured the ownership of land, I can never be sure that we are going to succeed.

I hope that this helps.

Best wishes
Bob Egerton

#7
Dear Councillor Egerton

Once again thankyou for your expeditious response to my email.

Obviously you understand that I was indeed genuinely impressed with your 2012 deconstruction of the Inox house of cards.

That makes me uncharacteristically sympathetic to the obviously invidious position you currently occupy and the embarrassment that is obvious in your refreshingly candid response.

It must be very difficult for a man of principle to have to deal with the greed and serial ineptitude that drives this particular agenda!

Where we irreconcilably diverge however is your assertion that ‘you are very supportive of the proposal to bring forward the Langarth development for the benefit of the People of Cornwall’.

What benefit, pray?

Air pollution, water pollution, congestion, overcrowding, habitat destruction?

I have spent a lot of time pondering whether I am being unreasonable or simply plain bloody minded in my implacable opposition to Langarth, however the harder I try the less merit I see in the proposal as it stands, particularly with regard to the irreparable damage being done to our councils reputation by actually engaging in a dialogue with the highly dubious characters involved.

Mr Saltmarsh is a proven chancer who has consistently been economical with the truth throughout the entire misbegotten process, factor in the input of Mr Betty who appeared from nowhere and conveniently ensured that our council has become inextricably mired in the self confessed mess both you and the former chief planner so aptly describe, it is difficult to see anything of benefit emerging for Cornish council taxpayers, or indeed anything of merit to those such as yourself who are attempting to drive this forward, given the projected scale of borrowings envisaged, the inherently unsuitable nature of the land and the perceived lack of business acumen within Kremlin Kernow.

If Cornwall Council actually had actually accrued an impressive track record of financial success and competence relating to the delivery of large complex projects on time and on budget I would be more comfortable but given a four million ponds overspend on the Truro Eastern District Centre, the actual completion of the dualing of the A30 at Temple around 2 years late and the stuttering St Dennis Incinerator Project, where the silence on actual costs is deafening, it is not being uncharitable to be singularly unimpressed with future prospects for any improvement under the present regime.

I would respectfully suggest the actual realpolitik of the situation with regard to Langarth is that the seemingly unaccountable Mr Betty has executed a coup that ensures Mr Saltmarsh and his backers will continue to hold our council to ransom in a venture that, in the real world, major developers have run a mile from, how strange that once that position was secured Mr Betty appears to have legged it having allegedly racked up two million pounds of unauthorised spending in the interim, the question must surely be what on?

Was the unauthorised spending related to Langarth?

The bottom line being that you all appear to have been stitched up in the eyes of many of those outside looking in on these shenanigans.

I reiterate a previous statement in the public domain that Inox should be left in the corner to rot rather than setting the agenda from a position of relative strength arguably brokered by Mr Betty.

Meanwhile the long suffering council taxpayers in Cornwall, being the unwilling guarantors of this farce, will have plenty of time to repent at leisure if it all goes horribly wrong and council tax bills rise even higher as a result, while those collectively responsible, having collected their rewards, will be long departed free of all responsibility, culpability or sanction.

I would further suggest that from the outset, if there was a real appetite for ambitious beneficial growth, it should have been properly structured, future proofed and absolutely focused on true community benefits rather than being backed into a corner by the ruthless demands of profit hungry developers intent on maximum returns from minimum inputs with little or no regard for any community benefits.

The entire saga to date comes across as a barely disguised, cheap and nasty con trick that merely masquerades as a benefit to the people of Cornwall that displays no real vision for the future other than fatuous grandiose waffle about ‘Garden villages’ and relief roads that are sticking plaster solutions that will inevitably create more problems than they will ever solve in a dreary ribbon development of pointless badly structured ill defined mass urbanisation.

(Not being Cornish yourself I seriously doubt that you can truly comprehend how truly insulting and offensive that is to any Cornish person fighting for their children’s Cornish future).

The role of planners in what will be tantamount to the destruction of one of the UK’s loveliest little cities and an accompanying swathe of unspoiled surrounding countryside now condemned to be subsumed under an avalanche of mediocrity is lamentable.

Those responsible should hang their heads in shame, even though I doubt they would ever have the good grace or humility to do so, is it any wonder that a petition relating to their abject failings continues to gather both signatures and biting comments?

The real tragedy being that over time, but most particularly since 2010, our elected representatives have singularly lacked genuine vision or ambition, being prepared to meekly accept the lowest common denominator in a depressing race to the bottom in the form of growth at any cost rather than nurturing the actual welfare of those who they sought election to represent.

In conclusion, the depressing impression one is left with is that Cornwall Council, due to its wilful failure to listen, has actually declared war on those it exists to serve.

Yours aye
Kevin Bennetts

#8
Dear Mr Bennetts,

Can hardly believe I’m writing this but thank you for copying me in on Cllr. Egerton’s reply.

There’s more information in it than he has shared with fellow Councillors (like myself) for two years!

Cllr. Dulcie Tudor.

#9
Dear Councillor Tudor

You see dialogue works, while I may be a total pain in the butt we are playing for very high stakes and the lack of information (truth) is skewing the agenda as those who have tied our council up in knots cynically intended from the outset.

My contention being that Mr Betty was a plant by the enemy, he had the neck of a giraffe and has probably made complete utter fools of everyone.

I have better things to do with my time than this but I hate dishonesty and corruption and Langarth has been dishonestly corrupt since it first saw the light of day eleven years ago.

It really started when they blew copious amounts of smoke up a very naive egotistical Councillor Kaczmareks backside making him their first dupe.

The chief planner was not blameless, neither was the former notorious CC CEO who hastily decamped to the Antipodes when the pressure began to build.

Yours aye
Kevin Bennetts

#10
Dear Mr Bennetts,

Thank you for the information.

Langarth is a mess. It was a mess before I joined the Council and continues to get messier as time goes on, despite my best efforts to try and make some small improvements for the people in my Division and for the future residents of the ‘Garden Village’.

I think the difference in our views is that you believe there to be corruption at the heart of Cornwall Council, certainly around planning and Langarth.

My own view however, after observing Councillors, Cabinet Members, Senior Officers and Strategic Directors at close quarters for more than two years now,is that it’s more likely utter incompetence is to blame.

Cllr. Dulcie Tudor

#11
Kevin - I would suggest that Egerton is far from a man of principle, although he may pretend to be. His cover is blown utterly by his fatuous remark that "the Langarth development (is) for the benefit of the people of Cornwall." Nothing, of course, could be further from the truth. And that he says " I wish that the land transactions had been completed, the land for the Stadium had been acquired and that we had started on the construction of the infrastructure for the Langarth project. I continue to work with officers to try to get this proposal over the line." illustrates that he is still happy to waste taxpayers money on something that is a total mess - and will be an even worse mess if it ever comes to fruition. The man is intellectually and morally corrupt.

#12
Dear Kevin,
I could not have put it better, your use of words is truthful and sincere, I totally agree with all you have said.
The treatment I have suffered for some time is unacceptable, should have been stopped.
Elected members have the power, but do not use it, with courage they can put it right.
I suggest you ask Cllr Tudor if now she is aware of all this previously undisclosed information will she be continuing to support the whole project? The lady's reply could be useful.
Surely a project of this magnitude should be a decision of elected members provided they are aware of all facts, which in this case they were not. This is not democratic.

#13
I have some questions, please, Bob?

Why were you dead against the Langarth deal in 2012?
But are now dead for it...

Why were you against public funding for the stadium?
But are now for it?

Why did you think securing the land for the new stadium was “days away”, last spring/summer?
A year on and still no deal.

Why did you believe all the overzealous yet clueless brigade that £6m would cover an all-singing, all-dancing stadium, despite so many experienced outside your ivory tower saying it would be at least 3 or 4 times that?
Have we now reached £20m yet?

Why do you support exponential “growth” for Truro and Cornwall that only brings misery to thousands, but millions to wealthy landlords and developers?

Why do you support a flawed local plan advocating another 150-200,000 more cars at a time of climate emergency, chronic air quality and increasing respiratory illnesses?

Why do you believe Cornwall should solve England’s city white flight refugee problem by sacrificing its uniqueness and rurality?

Why do you think it’s right that 100% new builds in Cornwall should be aimed at in-migration?

Why do you think the growing list of young people and families without a home in their own Duchy don’t actually reach yours and the council’s affordability criteria, i.e. your “affordable” doesn’t equate to most people who need a home’s “affordable” in Cornwall?

Why aren’t you and the council pressing the government harder for planning devolution and control?

Why all the U-turns on crucial issues from you since you joined cabinet? The Varney syndrome? Also seems to affect others like Tudor and Kaczmarek!

Why does the council seem to live in a parallel world to most people outside in the real world?

 

More positive responses from Councillors S Chamberlain... Malcolm Bown... S McWilliam... M Fonk... And L Jenkin to an Alliance email circulated to Cornwall Councillors.

#14
Take it this is a generic letter to all councillors otherwise you have picked probably the one who has taken the most recent stance against these numbers and who offered an alternative at Council perhaps 2 years ago now. I offered an alternative of 30000 plus which was refused by Council members. You can look up the debate if you like. I was thwarted by nearly all the Lib Dems, with the sole exception of the courageous Mario Fonk, and the alternative proposition was led by, oddly, the so-called party for Cornwall, Mebyon Kernow. I, together with the help of Sarah Newton and the then Housing Minister, suggested a different approach which would depend of local need and factor in our inability to provide much in the way of transport infrastructure (our topography simply won’t allow ‘ring roads’) and the fact that around 25% of the County is AONB. Other infrastructure can be provided if the right money is available although it is a big ‘if’ in practice as the smallest new construction always costs miliions. Other Councils have chosen this route and been successful. The current Council administration chose, instead, to go down the Office of National Statistics route which is the start point for all plans and not argue a special case for Cornwall. That means that we will continue to accommodate the annual net influx of people moving here off into the future, 4000 plus per year despite our death rate exceeding our birth rate by a considerable margin. After failing to achieve a reduction in numbers, I chose then to look hard at local need. With 28000 applicants on the Home Choice register for affordable housing that would seem, on the face of it, to be very large indeed. With no local connection required to join the list though it was open to anyone from anywhere to submit an application. We added a local connection. Not the 5 years I wanted but 3 years and again Mebyon Kernow were instrumental in ensuring the lower requirement. Nevertheless, the list could now be revised and provide a start point for defining local need. I learned yesterday as a member of the board for Cornwall Housing limited who administer the list that the new requirement has yet to be implemented but that they anticipate a strong reduction in numbers. This is important because once the localneed is defined it is fairly easy to work out how many market rate houses are needed to provide it. We are not there yet, but I do believe that it will not generate the 47500 currently being mooted or the ridiculous uplift for second homes. I hope to start the next round of local planning on this basis, but it is an uphill battle. Hope that shows my position on it.
Steve Chamberlain

#15
I agree with much of what you say about how bad much of our infrastructure and the difficulty with it coping with further growth. However, as Cornwall Councillors we are very much tied. We have tried to keep the housing number down to a level that had a chance of being accepted by Government but the Inspector as in effect told us we have to do this or someone else will be put in place to impose it which would be very much worse. It is incredibly frustrating and undemocratic but that’s how things now are. Many of the points you make would be better directed to Steve Double MP and the Government.
Locally your councillor, Jackie Bull has been incredibly active over the years. You probably know about the long running arguments over the Northern Expansion Wainhomes want north of the college up to Scredda. Her efforts and those of the SOUL group have so far frustrated this.
You may also know about another appalling change the Government has made recently to reduce the proportion of affordable houses developers have to build, to virtually stop new rented social housing and limit the local connections that can be imposed.
Please accept we are trying to do our best in really difficult circumstances.
Malcolm Brown

#16
I campaigned and was elected on a message of ‘Stop concreting over Cornwall’ back in 2013. One of the reasons I stood for election is because I had exactly the same concerns as you. I have been very disappointed to find that Cornwall Council, although allegedly the planning authority, has very limited options to control the number of houses being built. Our choice is between some limited control on numbers if we have a Local Plan in place or no control at all if we don’t have a Local Plan. The problem is that our Local Plan won’t be accepted by the Inspector unless it has house numbers that central government think is adequate. The National Planning Policy Framework (NPPF) is what they call a ‘permissive’ document. This means that we have to give approval to new housing unless we have a damned good reason to say no. If we can’t justify it within the planning system imposed by government, we are likely to see the application go to appeal. Cornwall Council is spending a lot of your money on costs awarded against us if we haven’t followed the rules and we lose at appeal. We really are between a rock and a hard place.
We know the government is desperate to see more housing because we have such a shortage across the country due to rising demand. As a result they have put in place a very clever system that makes it look as though we are responsible for the numbers being built but the recent interim report by the Inspector shows where the decision really lies. Our draft plan was submitted with a number of new homes at 47,500 but the Inspector has advised us we need to increase this to 52,500 if it is to be accepted. If we don’t go with this, our plan is likely to be rejected and, until we have an accepted and approved Local Plan in place, virtually all new housing developments will get approval so the number approved is likely to go much, much higher than 52,500. It is an infuriating situation, but I have to accept the government that the people of this country voted in last year and work with the rules as best I can to minimise the impact.
I do sympathise with you and will continue to do what I can to reduce the impact, especially when we don’t have the funds to provide the required infrastructure to support such an increase in the population.
Thank you for getting in touch and I hope that this very brief explanation goes some way towards explaining things.
S McWilliams

#17
Thank you for your email. Gulval Village Association have been very vocal in opposing a development which would have been very detrimental to the village,their email address is gulvalvillage@mail.com. It might also be worth your while to email as many Cornwall Cllrs as possible, all MK county Cllrs are against the huge number of dwellings, you can find their email addresses from the Cornwall Council website. You can also contact the local media, Lawrence Reed etc.
M Fonk

#18
I agree with your analysis. Unfortunately we are in the situation where the government (via the Plan inspector who assesses market demand not housing need) can dictate the number of houses and if Cornwall refuses to accept that number for the plan then the whole of the plan (including planning guidance specific to protecting Cornwall’s situation) will fall. Unless and until we have our own decision-making powers on planning and the people of Cornwall are actually listened to (via a Cornish assembly or further devolution deal) we as councillors are hog-tied.
Mebyon Kernow proposed a maximum number of 38,000 houses over the plan period to 2030 (of which some 26,000 are already built or have permission). This was overruled as unlikely to be accepted by the Government Inspector and because a few councillors wanted more houses in their areas and the number has been creeping up since then to the situation now. During the consultation period it is important that as many people as possible make representations on the specific circumstances for Cornwall and the need for a lower number. However, it will still be up to one Government Inspector at the end to say yes or no to the plan!
The risk of not having a plan is that developers can ride rough shod over any specific Cornwall focused planning policy. Therefore, it is better to have a plan with all the Cornwall specific guidance in it than no plan at all.
L Jenkin