statement of community engagement

Transcription

10th September 2015 | SHB/LMT | CIR.B.0387
STATEMENT OF COMMUNITY
ENGAGEMENT
LAND TO THE WEST OF CREALY ADVENTURE PARK,
TREDINNICK, WADEBRIDGE, CORNWALL
ON BEHALF OF MR JOHN BROOME CBE
TOWN & COUNTRY PLANNING ACT 1990 (AS AMENDED)
PLANNING AND COMPULSORY PURCHASE ACT 2004
Prepared by: Stephen Bawtree DipTP MRTPI
Pegasus Group
Pegasus House | Querns Business Centre| Whitworth Road | Cirencester | Gloucestershire | GL7 1RT
T 01285 641717 | F 01285 642348 | W www.pegasuspg.co.uk
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©Copyright Pegasus Planning Group Limited 2011. The contents of this document must not be copied or reproduced in whole or in part
without the written consent of Pegasus Planning Group Limited
MR JOHN BROOME CBE
CREALY ADVENTURE PARK, TREDINNICK, WADEBRIDGE, CORNWALL
STATEMENT OF COMMUNITY ENGAGEMENT
CONTENTS:
Page No:
1.
INTRODUCTION
1
2.
THE APPROACH
2
3.
INFORMAL SEMINAR
3
4.
CONCLUSION
APPENDICES:
APPENDIX 1: CONSULTATION DISPLAY BOARD
13
MR JOHN BROOME CBE
1.
INTRODUCTION
1.1
This Statement of Community Engagement
(SCE) sets out the strategy
undertaken for consulting the general public and other stakeholders with regard
to plans for a new Leisure Resort to be known as Camel Creek Resort adjoining
Crealy Adventure Park, Tredinnick, Cornwall.
1.2
The Applicant has actively informed and involved the local community about the
proposals.
1.3
The Community engagement has taken place before the proposals have been
finalised so that views of the local community have been considered and where
possible incorporated.
1.4
The Applicant has also outlined an invitation to the local community so that they
will be able to use the new facilities on a favourable, discretionary basis.
Accordingly
the
local
community
will
have
opportunities
for
continuous
engagement with and access to the new facilities proposed within the Camel
Creek Resort.
Page | 1
MR JOHN BROOME CBE
2.
THE APPROACH
2.1
The Applicants have sought to engage with the local community through the good
offices of the St. Issey Parish Council. Whilst the proposed Camel Creek Resort
adjoins Crealy Adventure Park, it is comparatively removed from the villages of
St. Ervan, Talskiddy and St.Breock.
2.2
Accordingly the Applicants took the view that St.Issey Parish Council were best
placed to notify the local community of the proposals.
2.3
A public forum was arranged for Wednesday 26th August commencing at 5.00pm.
The forum was held at the Barn building at Crealy Adventure Park.
2.4
Exhibition boards were displayed to illustrate the project and a reduced version of
the material is included at Appendix 1.
APPENDIX 1: CONSULTATION DISPLAY BOARD
2.5
The Applicants and the Consultant team represented by Directors from Pegasus
Group (Planners) and Peter Finlayson Associates (Engineers) were on hand to
explain the proposals and answer questions.
2.6
The Forum was well attended and the greater majority of attendees assembled at
the Barn at 5.00pm. Since there were some 70 local Members of the Community,
of whom 53 signed in, including Parish Council representatives present “en mass”
the decision was taken to explain the scheme and answer questions from the
floor for the first hour, approximately, of the Forum.
Page | 2
MR JOHN BROOME CBE
3.
INFORMAL SEMINAR
3.1
The Applicants confirmed that they own both the Crealy Adventure Park and the
site of the proposed Camel Creek Resort.
The Applicants confirmed that the
Adventure Park would continue basically along current lines however in answer to
questions from the floor reassurances were given to the public that:
· Improved signage and directions would be provided to help direct existing
traffic back to the A39
· Continuing
improvements
were
being
made
to
the
“public
address”/loudspeaker system to control noise
· Further improvements and updating of attraction would continue
· Employment at the Adventure Park would be retained and, potentially, the
seasons and work availability extended
· Importantly, the Applicants advised that investment in the Resort should
help consolidate the Adventure Park attraction
· Finally it was confirmed that no public vehicular access would be provided
between the two attractions, there would not be a through road
3.2
The Applicants explained their intention to create a six star holiday and leisure
complex incorporating:
· Up to 236 high quality holiday homes with a mix of villas, courtyard
properties and bespoke tree houses
· Leisure facilities including a pool, spa and exhibition hall
· Restaurant and convention centre
· A range of retail and restaurant/café uses and a public house (see below)
· Supporting reception, security and service infrastructure
· The creation of up to 950 new full time jobs
· Upgrade access from the B3274
· A comprehensive landscaping and wildlife strategy
Page | 3
MR JOHN BROOME CBE
3.3
Pegasus explained on behalf of the Applicants the policy support for and
importance of tourism including:
· Tourism is estimated to provide 1.36M jobs in the UK which is 4.5% of all
employment
· In the South West of England the vision is for tourism to generate long
term economic, environmental and social benefit
· Cornwall is a top UK tourist destination employing 37,000 people (22% of
employment in the County) with a value of £896M (in 2007) making it one
of Cornwall’s key economic sectors
· Policies ECN10 and ECN12 of the Local Plan were explained and the
characteristics of the site being, inter alia:
Ø Well related to Primary and County Roads
Ø Acceptable in local and environmental policy terms
Ø Located outside designated and protected landscape
Ø Providing
a
facility
unlikely
to
be
satisfied
by
existing
accommodation
Ø Capable of being linked to and supporting the Adventure Park
3.4
Pegasus concluded that the proposals represent a major investment in tourism at
a site where the development can be brought forward in accordance with Planning
Policy in principle subject to resolution of appropriate and necessary details. It
was explained that the scheme can help generate significant local employment
and can help generate important additional spending supporting the economy in
this part of Cornwall.
3.5
Peter Finlayson Associates explained on behalf of the Applicants the anticipated
supporting infrastructure and rehearsed highway issues including:
· Routing to and from the A39
· Green travel initiatives and the potential for cycle “hire” for local trips,
taxi/bus services for local trips
Page | 4
MR JOHN BROOME CBE
· Travel patterns likely to be associated with a leisure resort as compared
with a normal residential estate so that the typical AM and PM peak
movements would not be expected.
· The role of detailed designs to meet the requirements of the Councils and
Environment Agency in respect of flood water analysis and surface water
management
3.6
Questions and Issues raised from the floor during the seminar included the
following:
· Concerns that a vehicular through road would be created through the
Adventure Park and Resort in respect of which the Applicants categorically
advised no such route would be provided and that pedestrian only links
would be designed
· Concerns that a new public house would threaten existing rural village
facilities in response to which the Applicants undertook to review whether
the new public house could be deleted. Accordingly the Applicants would
invite the Council to consider whether this element should be incorporated
or excluded
· Concerns that the job estimates appear unduly optimistic, however the
Applicants consider that a significant generation will be created having
regard to the standards anticipated
· Concerns that noise from the existing Adventure Park should be addressed
and the Applicants undertook to improve the “sound systems” to improve
directionability and reduce leakage outside the site(s)
· Concerns that the number of employees would add to daily traffic
movements to which the Applicants responded by undertaking to assess
the benefits of a staff shuttle bus service
· Concerns that local people might be precluded from using the communal
facilities in response to which the Applicants assured those present that
the local community would be offered preferential rates to access the
facilities.
It was noted that this approach had been adopted at Alton
Towers with which the Applicants had previously been connected
Page | 5
MR JOHN BROOME CBE
· Concerns that the Environment Agency would resist elements of the
scheme and any interference with the water course. In this context it was
agreed on behalf of the Applicants that the Environment Agency (and
others) would be an important consultee concerning surface water and
that appropriate modelling would need to demonstrate how the scheme
would work
· Concerns that the access to the site from the B3274 was located on a
bend and that the local road network was already effectively at capacity in
the summer months.
In this context it was agreed on behalf of the
Applicants that the County Council (and others) would be an important
consultee
concerning
highways
and
that
appropriate
designs
and
modelling would need to demonstrate how the scheme would work
· There
were
concerns
raised,
in
part
by
those
operating
holiday
accommodation that there was no overriding need for new tourism of the
scale proposed.
In this context it was explained on behalf of the
Applicants that National, Regional and Local Planning Policy did not
incorporate a Needs test and that the general strategy is one where strong
encouragement is given to new tourism investment
3.7
Following the public forum a number of further submissions were made in writing
as summarised below. It is acknowledged that these are objections in principle to
the size of the scheme and the related impact on highways and the environment.
The Applicants consider that in principle such objections are not sustained having
regard to the objective to increase tourism, and the commitment to work with the
Council and stakeholders to satisfactorily resolve, highways, flood risk and
drainage,
ecology and countryside management whilst working
with
the
community by creating a locally accessible facility.
3.8
The written submissions may be summarised as follows:
Dear Sir/ Madam,
Re: your Application Proposal.
This is an unnecessary development on a green field site, which is adjacent to
an SSSI.
The B3274 is the 'Gateway' to Padstow and it is important that it remains an
area of outstanding beauty.
The complex will be detrimental to established business, i.e Retallick
Park,(nearby Holiday complex) Independent Holiday Lets, Public Houses,
Page | 6
MR JOHN BROOME CBE
Restaurants and Leisure Facilities.
The Landscape and Wildlife do not need a strategy, they can manage without
your help, if you leave them alone and do not disturb and disrupt this area.
After attending the public consultation we strongly disagree with the industrial
sized proposal of Camel Creek Resort.
Due to its large size it will ruin the area, as well as causing a detrimental effect
on many small local holiday providers especially in the off peak months of the
year.
We feel there is no need for another large size holiday development, as we
already have Retallack Resort just a few miles away.
Another concern is the inevitable increased traffic in the hamlet of Tredinninck
and the surrounding small roads.
From concerned local residents.
Dear Sir/Madam.
I am a resident in the rural hamlet of Tredinnick and attended your meeting
last wednesday regarding your proposed development with some
consternation.
It appears the proposed development in a rural green site area of outstanding
natural beauty is poorly thought out with little consideration to the immediate
neighbours. Creating an "eyesore" and a blot on the rural landscape, with high
visibility. Your planned development is in a direct line of sight of my front
garden and i was not reassured on the steps being taken to minimise noise and
light pollution. As you are no doubt aware a development at Winnard's Perch
has run into problems in trying to sell similar "up market" properties.
236 holiday homes is larger than the adjacent hamlets or even the local village
of St Issey.
The large number of properties to rent will have a direct effect on the local
people renting out their own properties and who are reliant on the income
generated. Please explain what research you have done and how you plan to
minimise and compensate for this effect. I was not reassured by your
representative that should you be unable to sell such a large number of "sixstar holiday homes" whether these would then be rented out.
Please confirm that if you continue with this ill advised plan that the properties
will only be used as holiday homes not as full time residency. What steps would
you take in the planning proposal to avoid this in the future and reassure the
local neighbourhood.
Insufficient space has been allocated for staff car parking. 950 full time jobs
will create a massive car parking problem areas 18,19 and 20 would be vastly
insufficient and exacerbated if the convention centre is in use or
outsiders/guests of residents use the facilities. The proposed car parking will be
highly visible perched as it is high up on the slope.
Page | 7
MR JOHN BROOME CBE
No mention was made of the risk of flooding down stream of the proposed
development, loss of this rural land with its natural absorbency will increase
run off and exacerbate an already serious problem. Last winter the stream as it
met the bridge at dark lane was flooded to 8 feet. This is just below your
proposed development. The stream has always been liable to flash floods and
you only have to think of Boscastle to realise the implications for Little
Petherick.
The Proposed Development is too large by far, a third of the size would have
been more appropriate and then only centred in the valley bottom and out of
sight.
I asked whether any more wind turbines were to be erected, your
representative was unable to give an answer and appeared very ill informed.
Two thirds of the proposed development plan is on a natural slope on your
diagram you indicate first a "stream" passing above the tropical pool area
flowing down into a series of linked pools which then curve back on themselves
in a "S" shape . Please explain how you propose this feat of engineering on a
sloped surface. There is no mention of terracing or how you plan to stabilise
your tree planting.
Dark lane is poorly suited to major traffic, how do you propose to limit people
getting into their cars and taking the shortest route round to Crealy's. It is
extremely unlikely everybody will take your proposed footbridges.
Please confirm no preliminary planning consent has been sought as told to us
by your representative.
We are writing to strongly object to this proposed development. the public
consultation was not advertised properly and we were only aware of the
meeting the day before. having lived near to the proposed site for many years
we feel there is already a serious traffic problem on this road and the
infrastructure cannot accomodate any more traffic. The local area and
businesses will hardly benefit from this resort as it is going to have shops and
restaurants on site.
We are also opposed to the addition of any more wind turbines and the
proposed solar park.
Enough agricultural land has already been lost to developments and they are
not making any more land.
As a nearby resident I am writing to raise my objection to the above resort. It
is in effect a small town providing very little for the local area. The public
consultation was not advertised and I only heard about it through rumours! It
was also timed badly as many could not attend the first part due to work
commitments. The fact people were not fully informed tells me this is being put
through hoping people will not raise objections to it!
The valley that this proposed site is in is just below an SSI protected area and
is a haven for wildlife, and is totally unsuitable for this resort.
Also the access is on sharp bends which have claimed lives in the past, also not
suitable.
Page | 8
MR JOHN BROOME CBE
I am therefore stating my objection to this 'small town'.
I am emailing to express my deep concern about this development! It is
entirely unsuitable for the area.
The highways around this area are already hectic and the proposed junction is
on a set of dangerous bends which have claimed lives over the past years!
Furthermore the local businesses will not benefit that much as you are
providing shops and eateries on site.
The properties are not in any way benefiting local housing as they will be
unaffordable to locals and I see the offer of free use of this resort to locals a
mere ploy to get us onside for this 'tourism' resort, yet another part of
Cornwall being taken!
I do not support this proposal in any way.
I strongly object to the Camel Creek Resort development.
I would also like to convey my concern that the public consultation meeting
held by Pegasus was not advertised sufficiently. I would have attended this
meeting had I known about it and so would many other people I have spoken
to since then.
This development will destroy a beautiful valley with what is in affect a small
town.
It will be of no advantage to local businesses.
The roads in the area are already at saturation point during the summer. The
extra volume of traffic this development would generate will make the roads
total nightmare, local businesses already find it difficult to operate during peek
times.
It will have an adverse effect on the environment.
It will be visually devastating.
It will cause a noise nuisance to very one and everything in the area.
This development with it's 'Alton Towers' style theme park is not what people
come to Cornwall for.
They come for the rugged beauty of the moors with their stunning landscape
and their great walking trails.
They come for the dramatic coastline and the fantastic beaches which provide a
natural playground.
They come for the quaint villages and captivating fishing harbours.
They come for our countryside and walks, for our surfing and water sports.
They come for Cornwall's ancient history, the heritage and the local traditions
that make Cornwall unique.
Page | 9
MR JOHN BROOME CBE
They do not come for noisy theme parks and roller coasters, or for new build
houses, lots of glass and concrete. There are already far to many windmills and
solar farms.
This is not what Cornwall needs and not what Cornwall wants.
This type of development will destroy the very thing people come to Cornwall
for.
This is not what Cornwall is about.
My comments on the proposed development are as follows:
·
·
·
·
The plans are too ambitious - the development is too large and the
proposed density of properties is too high. Consequently, it will be
incongruous with the rural surroundings to the detriment of residents
and visitors. The existing Crealy Adventure Park is much more compact
and acceptable.
I am concerned about the impact such a large development will have on
the road infrastructure. The roads in the area are narrow and whilst I
note you intend to provide access via the B3274, the existing access to
Crealy Park is via single track roads and the increased traffic will have a
detrimental impact on residents of Tredinnick and Trenance.
I am also concerned by noise and light pollution if Alton Towers type
rides are installed at some point in the future.
Should the development go ahead on a more acceptable scale and
addressing the other points, believe it would be essential to give
something back to the local community. The current plans for
free/subsidised entry for locals is a mere token and derisory. Something
more meaningful to the quality of life and opportunity for locals should
be offered. My suggestion would be to fund superfast broadband
provision for the village of Tredinnick, which is not planned to be
connected at all.
Thank you for the meeting on Wednesday 26th August at Crealy Adventure
Park.
I live in Tredinick and would like to make the following points:1. The proposed complex would overwhelm the hamlet of Tredinnick which has
only about 20 houses compared with your proposal for 236 holiday homes.
2. The infrastructure does not have ;a. Mains drainage
b. Electricity to suit your requirement.
c. Mobile phone signal
d. Internet speed 0.5 mB/s
3 The access to site from the B3274 will put more traffic on an already busy
road.
4. Trelow Downs is an area for public access.
5 Has an environmental assessment been undertaken yet?
6. The stream at the lower end of the site flows into the R. Camel at Little
Petherick and any pollution would have a detrimental effect on the Lobster
Hatchery at Padstow.
Could I please ask for more notice to be given for any future meetings. I only
Page | 10
MR JOHN BROOME CBE
found out about it on the Tuesday evening while other residents were not
aware at all.
Many thanks,
I was somewhat disappointed that this meeting was not advertised wider or
longer.
We were informed that the meeting would be from 5pm- 8pm, the only
representatives of the development left at the meeting at 7pm were the
Highway consultant and a member of Crealy, the display boards had been
removed. At least 12 people arrived after this time believing the consultation
would be still running.
We are very concerned of the large amount of holiday homes and tourist
accommodation proposed by this development.
There is more than enough holiday accommodation in our area with quite a few
5star places on a smaller scale all of which find filling the out of season months
increasingly difficult with the schools not allowing children to be taken in term
time.
Is their really such a need with Retallick just up the road and a Huge
Investment at Lakeview with major expansion happening there.
We were told that their would only be a café and a restaurant at the meeting
only to read on your brochure that there were many more.
Concern then for our local pubs and eating places
Concerned local residents
We live on the current road to Crealys near the Quarry and wish to emphasis
the amount of traffic that passes here daily, especially in the summer months.
We wouldn’t want this road cluttered in any way as we feel it would only create
faster flow of traffic.
There are so many tourist places already here in Cornwall. I don’t understand
why this holiday complex needs to be so big. It will just put extra strain on all
our local amenities such as water, sewerage, rubbish collection etc. etc.
Having attended the consultation we do NOT consider a development of this
size is needed in this area. There’s plenty of high quality accommodation in
the area already and at certain times of year not fully utilised.
The construction of a new road opening on to the B3274 is completely
UNACCEPTABLE.
The main road from the A39 to the coast and all villages is a very, very busy
road all year round and even more so in the summer. All types of vehicles use
this very busy B road.
After attending you meeting quite a few things we were told doesn’t match up
with your brochure just one is eating houses.
Page | 11
MR JOHN BROOME CBE
Great concern over such a large development in a beautiful rural area.
Impact of extra vehicles using narrow lanes an access to development on the
corner
With schools not allowing holidays in term time many local holiday business
finding the shoulder months difficult to fill so our concern for the smaller 5 star
concerns, properties and the impact this will have on them
Do we really need another large scale complex with Retallick just up the road
and planning more development.
Also the massive expansion of Lakeview it sounds very much like a Center
Parks to us.
We do not see a need for more new holiday homes.
We strongly disagree to your proposal at Camel Creek.
From local residents in St. Issey Parish.
Page | 12
MR JOHN BROOME CBE
4.
CONCLUSION
4.1
As a consequence of the public forum the Applicants have undertaken to revise
management procedures for the adjoining Adventure Park. The Applicants have
also made public commitments to ensure the optimum smooth running of the
new Resort by for example providing a shuttle bus service for staff and
encouraging the use of bikes and also taxi bus services to visit local facilities.
The Applicants have also made a clear public commitment to facilitate use of the
communal facilities by the local community.
4.2
It is acknowledged that there are some who object to the scheme, as set out in
this Statement.
However the Applicants strongly contend that planning policy
supports further investment in tourism and that subject to the resolution of
necessary details relating to drainage and highways the scheme can and should
be granted planning permission subject to appropriate conditions.
Page | 13
MR JOHN BROOME CBE
APPENDIX 1
CONSULTATION DISPLAY BOARD
CAMEL CREEK RESORT, CREALY ADVENTURE PARK, TREDINNICK
PUBLIC CONSULTATION
Pegasus Group is preparing a planning application for the
creation of a new adventure park and resort to be called
‘Camel Creek Resort’.
GIVE US YOUR VIEWS.
THE DEVELOPMENT PROPOSALS
Please provide your feedback on
our proposals on the comment
sheets provided. Comments
should be submitted no later than
5th September 2015.
The proposals will provide:
•Up to 236 high quality six-star holiday homes with a
mix of villas, courtyard properties and bespoke tree
houses.
Comment forms can be
completed at the Exhibition or by
post using the
•Leisure facilities including a pool, spa and exhibition
hall.
•Restaurant and convention accommodation.
FREEPOST envelopes provided or
by email at:
[email protected] .
•A range of retail and restaurant / café uses including a
public house.
WHAT HAPPENS NEXT?
•Supporting reception, security and service
infrastructure.
Your views are important to us
and we would appreciate it if you
could take the time to complete
a feedback form to let us know
what you think of the proposals
presented here today.
•The creation of a minimum of 950 new full time jobs.
SITE LOCATION PLAN
Your views are sought on these emerging proposals as these
will help inform the planning application.
THE BACKGROUND TO TOURISM.
Cornwall is universally recognised as a top UK tourist
destination attracting over 5 million annual visitors all making
an undeniable contribution to the Cornish economy and the
region as a whole. A contribution that in 2007 was seen to be
£896 million and providing employment for 37,000 people.
•Upgraded access from the B3274 with associated onsite car parking provision.
•A comprehensive landscaping and wildlife strategy
It is proposed that an application for planning
permission will be submitted later this year and a
number of technical site studies are underway to
facilitate this including landscape, visual amenity,
ecology, archaeology and cultural heritage, agricultural
circumstances, flood risk, drainage, noise and ground
conditions. The findings of such studies will be taken
into account as the planning application is prepared.
In cementing this position one of the key objectives contained
within the South West England: Towards 2015: Shaping
Tomorrow’s Tourism’ publication is to ‘drive up the quality’
of the tourism offer available. An objective repeated in the
emerging Cornwall Local Plan currently under preparation by
the Council.
However as part of this preparation process we are keen
to understand your views on the proposal including your
thoughts on such matters as:
This planning proposal whole heartedly embraces this
objective via the quality and range of tourism accommodation
offered, actively seeking to bring in more visitors, create more
jobs and to increase economic spending to the region as a
whole.
•The local highway network
By locating alongside Crealy Adventure Park, the proposal can
build on and enhance the existing tourist facilities, whilst at
the same time improving the visitor experience for all.
Comments received will
help inform the development
proposals to be submitted to
Cornwall Council. Once the
application is registered by the
Council you will be given a further
formal opportunity to comment
on the proposals.
Thank you for taking the time
to come along today.
•The need for new holiday homes and tourist
accommodation
•The scale of the proposed development of
development proposed (i.e. up to 236 new units)
Pegasus
•The suitability of the site for development
•Any site specific issues that may impact on the
delivery of new tourist facilities at this location
INDICATIVE MASTERPLAN
Group
However this can only happen with the assistance of local
knowledge and expertise.
CREATED BY PEGASUS GRAPHIC DESIGN JULY 2015 B.0387
© Copyright Pegasus Group Ltd © Crown copyright. All rights reserved.
Ordnance Survey Copyright Licence number 100042093
Promap Licence 100020449 | EmapSite Licence 0100031673 .

statement of community engagement

Transcription

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