View attachment 141
INTRODUCTION
The regeneration proposals set out in these boards are based on ideas developed through a collaborative process.This has included working with representatives from Cornwall Council, Penzance Town Council, Ludgvan Parish Council, other statutory organisations, local businesses, voluntary organisations, community groups and the residents of Penzance and Newlyn.
PREVIOUS CONSULTATION
At the last consultation event in May this year there was strong support for our aim to improve the social and economic prospects for residents of Penzance and Newlyn by:
Increasing developer/investor confidence in Penzance Enhancing Penzance's role as an important retail and service centre for west Cornwall
Making Penzance an important business and tourist destination at the heart of Mount's Bay
Protecting and improving the best bits of the area; the sea, parks and landscape, and high quality buildings
Improving and varying jobs and businesses Raising the quality of new development and public spaces Ensuring that development is lasting over the long term Making getting around Penzance more pleasant
DELIVERY
Many past visions and ideas for Penzance have failed to be developed. We have sought to address this problem by:
Developing proposals that can be delivered over time in phases Ensuring the majority of projects can be delivered by the private sector
Giving private developers greater confidence to invest in Penzance through Cornwall Council's approval of the Area Framework Plan
Proposing that only key projects within the transformational sites that qualify for Convergence European funding and can be delivered within the required timescale are put forward to the funding programme.This recognises that Convergence will not and can not deliver everything but if focused correctly it will play an important role in kick-starting the economic development of Penzance and Newlyn
Final grant applications for Convergence European Funding have to be made by December 2013.
PROCESS
Following this period of consultation, the regeneration options will be refined in response to your feedback and ongoing feasibility testing.The final Area Framework Plan will go before Cornwall Council's Cabinet for approval with the first developments happening from then on.
Following the positive feedback from the consultation we have developed more detailed proposals for key parts of the town. These development sites work together as a package with different areas having a special role which collectively supports the economic future of the town.
Transport
PROJECT OBJECTIVES
• Move more through-traffic to the A30 to reduce congestion and spread the load across all approaches to Penzance
• Improvements to Newlyn Coombe including priority signals and a safer junction with the A30
• Develop a park and ride facility at Eastern Green to reduce car parking demand in the town centre
• Improve distribution of car parking around Penzance
• Create better parking at the top of Penzance town centre around Causewayhead
• Create a cycle route linking Marazion to Mousehole
• Establish the opportunity for a series of water taxi stops serving key destinations from Marazion to Mousehole
• Manage and enforce traffic infringements
• Sign and enforce heavy goods vehicle routes and times working with retailers and local businesses
• This in turn allows:
• A reduction in parking provision at Penzance Harbour
• The transformation of Wharf Road and the waterfront into a pedestrian-friendly area by limiting through-traffic and introducing a priority lane across Ross Bridge.
Improved traffic management is important in supporting the economy of Penzance and Newlyn. Giving more priority to pedestrians can open up key areas of the town and the waterfront to new business, creating a more vibrant and lively area. So, the long-term ambition, whilst recognising the needs of a working port and harbour, is to provide a better transport system for the town.
View attachment 142
8. Retain and improve historic walking route from Nancealverne Road to Polwithen Road and enhance as a cycling route
9. New access from A30 to provide a new connection from A30 to Nancealverne Road as part of a development strategy
10. Parking at St Clare as part of a campus style development, capable of being used as overspill car parking for the town centre for major events
NEWLYN AND WHERRYTOWN
11. Improve walking route along the Promenade and south of Newlyn Art Gallery to Jack Lane
12. Improve the walking environment around Newlyn harbour and towards Mousehole
13. Junction improvement at A30/ Newlyn Coombe
14. Road safety and other improvements to The Coombe
15. Better design and management of the bus stop on The Strand
16. Additional new parking adjacent to The Coombe for people entering Newlyn from The Coombe
LONG ROCK/EASTERN GREEN
17. Improve walking route between A30 and Jelbert Way and across the railway line to the beach
18. Introduce a new park and ride facility at Eastern Green serving Penzance, Newlyn and Marazion. Two potential locations - south of Eastern Green against rail line or as part of redeveloped land to north of A30
20. Preferred Option-Switch the rolesofA30andJelbertWay with access to a redeveloped heliport site and other existing business from the A30 via a new roundabout
o Provides more capacity for both strategic and local traffic
o Create bus lane to promote use of park and ride
o Create a green boulevard road as main route into Penzance
21. Alternative Option - Retain existing roles of the A30 and Jelbert Way and reconfigure the'Tesco' roundabout to emphasise the A30's dominance as a traffic route and improve road capacity
o Reduce congestion at the'Tesco' roundabout
o Create bus lane to promote use of park and ride
Green Spaces and Routes
PROJECT OBJECTIVES
1. Connect the open spaces which lie to the north of the Town Centre
2. Enhance links between the countryside and the sea
3. Promote walking routes between the area's formal gardens and the coast and other open spaces
4. Encourage varied use of open spaces where appropriate, with a particular emphasis on providing a wildlife habitat or the storage of flood water
5. Implement changes to the design, use and management of the open spaces so that they adapt to the demands of climate change
6. Restore and create wildlife habitat using locally appropriate planting
7. Where open spaces are within areas at risk of flood, more features that may slow water run-off and improve water quality should be established
8. Outside the area at risk of flooding similar features should be introduced to reduce the impact of land based flooding
9. Accessibility for people can be improved by using existing pedestrian and cycle routes better and establishing new ones. Where possible these routes should be associated with existing open spaces and parks.
10. In urban areas tree planting should be undertaken to provide winter windbreaks and shade and cooling in summer (general)
View attachment 143Penzance and Newlyn benefit from a position on one of the most beautiful bays in the world. The town also has a network of green routes running through the town adding to the character of the town. It is important that any new development in the town responds to these assets and improves the routes where possible. Set out on the plan are a series of proposals for enhancing the green spaces and routes of the town. The inset plans illustrate how these proposals can be applied at the more detailed site level.
. Improve the visual appearance of the A30 by enhancing the landscape
12. Enhance existing and add new green space corridors running north along Posses Lane and through the heliport site. View attachment 144
13. Promote local environmental improvements through the redevelopment of St. Clare and protect the routes between Nancealverne Road and Polwithen Road
View attachment 145
14. Promote better access between Lariggan Gardens to the watewrfront west of the Promenade.
15. New landscaping along Wharf Road to protect against south-westerly windsView attachment 146
Penzance Harbour and the Barbican
PROJECT OBJECTIVES
• Expand Penzance town centre to increase retail and leisure opportunities and cater for population growth which in turn will increase visitor trips to the area and help the town retain more of its residents spending Create a welcoming and inviting gateway to the town centre to encourage visitors
and improve its appearance.
1.The town centre to be expanded to enhance retail and leisure provision in Penzance. This will cater for population growth and increase visitor trips to the area and help the economy.
2. The green storage sheds adjacent to the wet dock are replaced with a new public space and kiosks to relate to a new marina and Trinity House
3. Delivery of the ferry terminal proposal to enable future marina operation
4. A first phase marina is created in the wet dock of Penzance harbour
5. A second phase marina is created in the drying out dock of Penzance harbour by installing a new lock
6. Employment, leisure and residential uses are developed in the harbour side, creating a lively and creative environment where businesses and people want to be
7. Change the traffic flow south of the railway station
8. Transform Wharf Road from Bramwell Mill to the headland, with managed traffic access to improve its quality as a key pedestrian and cycle connection adjacent to the marina.
9 Through traffic is prevented through the introduction of a bus gate outside the Barbican pub
10. A new central civic space is created as a 'market place' adjacent to Wharf Road to create a high quality space for events and activities
11. Ensure views to St. Marys Church, the Marina and St. Michaels Mount are framed by any newly developed buildings
12. Car parking and boat storage on the harbour site are reworked
13. The existing 1960s buildings on the seaside of Market Jew Street can be redeveloped over the long term for new retail led mixed use development
14. Two mixed-use development blocks are proposed between Coinagehall Street and Quay Street to improve this area and the views to St Marys Church
15. A new public square is created to the front of St John's Hall to improve the setting of the building
16. There is potential for an annex building as an extension to the rear of St John's Hall. Such development, whilst helping to cross subsidise the community uses of the main building, would be subject to commercial market demand and occupier interest.Creative venues (performance space, business space and shops) should form a more prominent part of the town centre.
View attachment 148Change the traffic flow south of the railway station. It will make pedestrian access to the town centre and harbour easier and much more pleasant
Create a new marina. This will enable Penzance to benefit from the growth of the leisure sailing market and place it in a strong position for an expansion of boat and marina-related businesses
Introduce employment, leisure and residential uses into the harbour side, creating a lively environment where businesses and people want to be
View attachment 149
There is an ambition for St. John's Hall to be used as a creative centre, providing workspace for creative businesses, flexible workspace for home-based creative businesses, and a multi-use space for private, public and community events. The building is seen as a potential venue in the Cornwall-wide proposal for the European Region of Culture.
There is a strong community connection with St John's Hall and the building demands more effective and cost efficient use. The building needs to be integrated with the wider town centre arts venues, theatres and galleries. Constraints on public funding require venues such as these to establish a stronger commercial footing in order to sustain their activities. If a robust business plan is not possible, alternative more commercial uses may have to be considered to preserve the future of the building.
In order to develop the commercial contribution to the building's sustainability an option has been considered that includes office expansion to the rear. Key issues include:
• A realistic approach to long term maintenance and upkeep of the building and ownership implications
• The development of strong business plan that recognises the need for long term viability of support to the arts and culture and a crucial need to avoid duplication of other project plans across the town
Penzance and Newlyn Area Framework Plan
WHARFS SIDE/HARBOUR CAR-PARK - TOWN CENTRE EXPANSION
After Truro, Penzance is the best-performing shopping centre in Cornwall and there is strong interest from retailers seeking a presence in the town. There has been consistent lack of suitable development sites identified for the town centre to expand in line with latest retail expenditure projections. Commercial development on the harbour car park could significantly transform the town whilst maintaining strong links with the existing main retail area along Market Jew Street. Key issues include:
• The need to keep town centre car parking
• The relationship with the proposed marina and the harbour area generally
• The viability of a commercial development on the car park and its ability to attract investors
• The car park will be developed over two phases
• The first phase will see new retail, leisure and employment space developed on the northern part of the harbour car park
• If a new decked car park were constructed this would provide in the region of 500 spaces. The car park will be surrounded by new commercial development, minimising its visual impact
• Leisure uses will be in the form of cafe's and restaurants with office employment space above
• In the short term the southern part of the car park will be used as event space and car park during the summer and boat storage during the winter until off-site storage solutions are developed
THE NEW BARBICAN AREA - CREATIVE QUARTER
There has been considerable enthusiasm expressed for a high quality, mixed-use commercial and creative industries development in this location including a centre for self employed businesses. This will help link the harbour back to the town centre.
Key issues include:
• Demolition of the green sheds / reordering of harbour side boat services
• The relationship of the proposed development with Jubilee Pool
• Integration with the improved ferry terminal
• A private sector development partner will be required to work with Cornwall Council on this opportunity.
View attachment 150ST CLARE - NORTHERN GATEWAY
There is real potential to create a high quality mixed-use commercial office and
residential development which will reinforce the existing leisure uses in the area and
create an improved northern gateway access to the town centre. Key issues include:
• The need to stimulate market demand for offices by demonstrating quality development
• Confirmation of Cornwall Council's future accommodation needs and the timing of any changes
• Traffic management solutions to better organise access to and movement within the site
• The appropriate scale and mix of development ideas to be accommodated
Design Response
1. Develop St Clare for a mix of office, leisure and residential uses
2. Reinforce existing landscaping to create a green campus environment for businesses and residents to enjoy
3. Develop a phase 1 Convergence-funded serviced office centre in the short term
4. Sympathetically refurbish the Listed building of York House to establish a heart to the development and the proposed phase 1 in particular
5. The phased development allows the Council to rationalise its accommodation over time
6. Consolidate access for vehicles at the eastern end of the St Clare site from Nancealverne along with a proposed road access point from the A30 to provide a new vehicular connection through the site. This will help relieve congestion on Nancealverne
7. The level across the site and landscaping naturally lends itself to three distinct areas-one east of the footpath and two west of it
8. The area to the east has potential to be a commercial business campus anchored by the listed building of York House (current council offices) and new public space
9. A primarily residential area is possible to the west with the potential for some 'grow on' commercial space in the future adjacent to Nancealverne
10. Space for future expansion of leisure uses and additional car parking are proposed to the west and south of the existing leisure centre respectively
11. Phase 1 could include the construction of an eastern most building adjacent to the entrance from Nancealverne, to reinforce the gateway-feel into the site and also strengthen connections to Penwith College. Development would continue as the Council reorganises its space requirements at St. Clare.
Newlyn and Wherrytown
NEWLYN - FISHING VILLAGE
With the new fish market moving ahead and the potential for new business units to be provided through Convergence funding, there is a pressing need to resolve traffic access and parking in the centre of Newlyn, to improve the sense of arrival for visitors and make more of the area's key assets. Key issues include:
Design response
1. The new fish market proposal will release land at the bottle neck on The Strand and open up views to Newlyn Harbour and the bay beyond
2. Proposed environmental enhancements and improved traffic management along The Coombe and The Strand will prioritise pedestrian safety and movement
3. Reuse of the Ice Works as a mixed use development
4. The Promenade is made a focus for new public and leisure activities. Uses could range from events, cafes, storage for deck chairs and an information booth at Wherrytown
5. Improve the appearance of the streets and pavements in Newlyn
6. Promote the refurbishment and sensitive development of existing buildings along the landside of The Strand keeping commercial uses at the ground level
7. Over time, there is a need to better define the role of the Promenade between Lariggan Road and Jubliee Pool and improving the link between Newlyn and Penzance
8. Redistribute car parking more evenly along New Road with on-street provision and improve the visual appearance of the car park adjacent to Wherrytown, through a better balance of surface car parking and landscaping treatment
9. Maintain provision for coach lay-over in Wherrytown whilst improving the traffic routes along the waterfront
View attachment 151
Eastern Green and Long Rock
EASTERN GREEN AND LONG ROCK
A long-term development solution is required that will enhance this important gateway to Penzance and capture the interest of the private development market. Key issues include:
• The stated plans of British International to relocate helicopter maintenance operations to Newquay Airport
• The implications of the Shoreline Management Plan on the land and the railway
• The planning challenges from potential retail expansion
Design response
1. Improve entry into Penzance with a focus on environmental enhancements along the A30 corridor to create a boulevard feel incorporating a priority bus lane, public art, landscaping and lighting to provide a better gateway feel
2. Introduce a park and ride facility.
a. Preferred Option - Switch the roles of A30 and Jelbert Way with access to a redeveloped heliport site and other existing business from the A30 via a new roundabout
i. Provides more capacity for both strategic and local traffic
ii. Create bus lane to promote use of park and ride
iii. Create a green boulevard road as main route into Penzance
2b. Alternative Option - Retain existing roles of the A30 and Jelbert Way and reconfigure the'Tesco'roundabout to emphasise the A30's dominance as a traffic route and improve road capacity
i. Reduce congestion at the Tesco' roundabout
ii. Create bus lane to promote use of park and ride
3. Develop toilets, a cafe, bike hire and potential water taxi stop alongside park and ride facility
4. Establish better north to south drainage infrastructure to manage local flooding. These improvements could also help to define pedestrian and cycle routes
5. Introduce a leisure-led mixed use development near to Chy An Mor roundabout to strengthen gateway approach from the east
6. Redevelop Eastern Green as an extension of Long Rock industrial estate
7. Eastern Green will have a mix of employment uses which may include a household waste recycling centre
8. Possible retail use to help fund environmental improvements to the A30 and Park and Ride facility (Alternative Option)
9. Good quality frontages on Jelbert Way and A30
10. Longrock continues to be developed for industrial uses with higher quality buildings, particularly where frontage is exposed to A30 and Long Road.
View attachment 152
INTRODUCTION
The regeneration proposals set out in these boards are based on ideas developed through a collaborative process.This has included working with representatives from Cornwall Council, Penzance Town Council, Ludgvan Parish Council, other statutory organisations, local businesses, voluntary organisations, community groups and the residents of Penzance and Newlyn.
PREVIOUS CONSULTATION
At the last consultation event in May this year there was strong support for our aim to improve the social and economic prospects for residents of Penzance and Newlyn by:
Increasing developer/investor confidence in Penzance Enhancing Penzance's role as an important retail and service centre for west Cornwall
Making Penzance an important business and tourist destination at the heart of Mount's Bay
Protecting and improving the best bits of the area; the sea, parks and landscape, and high quality buildings
Improving and varying jobs and businesses Raising the quality of new development and public spaces Ensuring that development is lasting over the long term Making getting around Penzance more pleasant
DELIVERY
Many past visions and ideas for Penzance have failed to be developed. We have sought to address this problem by:
Developing proposals that can be delivered over time in phases Ensuring the majority of projects can be delivered by the private sector
Giving private developers greater confidence to invest in Penzance through Cornwall Council's approval of the Area Framework Plan
Proposing that only key projects within the transformational sites that qualify for Convergence European funding and can be delivered within the required timescale are put forward to the funding programme.This recognises that Convergence will not and can not deliver everything but if focused correctly it will play an important role in kick-starting the economic development of Penzance and Newlyn
Final grant applications for Convergence European Funding have to be made by December 2013.
PROCESS
Following this period of consultation, the regeneration options will be refined in response to your feedback and ongoing feasibility testing.The final Area Framework Plan will go before Cornwall Council's Cabinet for approval with the first developments happening from then on.
Following the positive feedback from the consultation we have developed more detailed proposals for key parts of the town. These development sites work together as a package with different areas having a special role which collectively supports the economic future of the town.
Transport
PROJECT OBJECTIVES
• Move more through-traffic to the A30 to reduce congestion and spread the load across all approaches to Penzance
• Improvements to Newlyn Coombe including priority signals and a safer junction with the A30
• Develop a park and ride facility at Eastern Green to reduce car parking demand in the town centre
• Improve distribution of car parking around Penzance
• Create better parking at the top of Penzance town centre around Causewayhead
• Create a cycle route linking Marazion to Mousehole
• Establish the opportunity for a series of water taxi stops serving key destinations from Marazion to Mousehole
• Manage and enforce traffic infringements
• Sign and enforce heavy goods vehicle routes and times working with retailers and local businesses
• This in turn allows:
• A reduction in parking provision at Penzance Harbour
• The transformation of Wharf Road and the waterfront into a pedestrian-friendly area by limiting through-traffic and introducing a priority lane across Ross Bridge.
Improved traffic management is important in supporting the economy of Penzance and Newlyn. Giving more priority to pedestrians can open up key areas of the town and the waterfront to new business, creating a more vibrant and lively area. So, the long-term ambition, whilst recognising the needs of a working port and harbour, is to provide a better transport system for the town.
View attachment 142
8. Retain and improve historic walking route from Nancealverne Road to Polwithen Road and enhance as a cycling route
9. New access from A30 to provide a new connection from A30 to Nancealverne Road as part of a development strategy
10. Parking at St Clare as part of a campus style development, capable of being used as overspill car parking for the town centre for major events
NEWLYN AND WHERRYTOWN
11. Improve walking route along the Promenade and south of Newlyn Art Gallery to Jack Lane
12. Improve the walking environment around Newlyn harbour and towards Mousehole
13. Junction improvement at A30/ Newlyn Coombe
14. Road safety and other improvements to The Coombe
15. Better design and management of the bus stop on The Strand
16. Additional new parking adjacent to The Coombe for people entering Newlyn from The Coombe
LONG ROCK/EASTERN GREEN
17. Improve walking route between A30 and Jelbert Way and across the railway line to the beach
18. Introduce a new park and ride facility at Eastern Green serving Penzance, Newlyn and Marazion. Two potential locations - south of Eastern Green against rail line or as part of redeveloped land to north of A30
20. Preferred Option-Switch the rolesofA30andJelbertWay with access to a redeveloped heliport site and other existing business from the A30 via a new roundabout
o Provides more capacity for both strategic and local traffic
o Create bus lane to promote use of park and ride
o Create a green boulevard road as main route into Penzance
21. Alternative Option - Retain existing roles of the A30 and Jelbert Way and reconfigure the'Tesco' roundabout to emphasise the A30's dominance as a traffic route and improve road capacity
o Reduce congestion at the'Tesco' roundabout
o Create bus lane to promote use of park and ride
Green Spaces and Routes
PROJECT OBJECTIVES
1. Connect the open spaces which lie to the north of the Town Centre
2. Enhance links between the countryside and the sea
3. Promote walking routes between the area's formal gardens and the coast and other open spaces
4. Encourage varied use of open spaces where appropriate, with a particular emphasis on providing a wildlife habitat or the storage of flood water
5. Implement changes to the design, use and management of the open spaces so that they adapt to the demands of climate change
6. Restore and create wildlife habitat using locally appropriate planting
7. Where open spaces are within areas at risk of flood, more features that may slow water run-off and improve water quality should be established
8. Outside the area at risk of flooding similar features should be introduced to reduce the impact of land based flooding
9. Accessibility for people can be improved by using existing pedestrian and cycle routes better and establishing new ones. Where possible these routes should be associated with existing open spaces and parks.
10. In urban areas tree planting should be undertaken to provide winter windbreaks and shade and cooling in summer (general)
View attachment 143Penzance and Newlyn benefit from a position on one of the most beautiful bays in the world. The town also has a network of green routes running through the town adding to the character of the town. It is important that any new development in the town responds to these assets and improves the routes where possible. Set out on the plan are a series of proposals for enhancing the green spaces and routes of the town. The inset plans illustrate how these proposals can be applied at the more detailed site level.
. Improve the visual appearance of the A30 by enhancing the landscape
12. Enhance existing and add new green space corridors running north along Posses Lane and through the heliport site. View attachment 144
13. Promote local environmental improvements through the redevelopment of St. Clare and protect the routes between Nancealverne Road and Polwithen Road
View attachment 145
14. Promote better access between Lariggan Gardens to the watewrfront west of the Promenade.
15. New landscaping along Wharf Road to protect against south-westerly windsView attachment 146
Penzance Harbour and the Barbican
PROJECT OBJECTIVES
• Expand Penzance town centre to increase retail and leisure opportunities and cater for population growth which in turn will increase visitor trips to the area and help the town retain more of its residents spending Create a welcoming and inviting gateway to the town centre to encourage visitors
and improve its appearance.
1.The town centre to be expanded to enhance retail and leisure provision in Penzance. This will cater for population growth and increase visitor trips to the area and help the economy.
2. The green storage sheds adjacent to the wet dock are replaced with a new public space and kiosks to relate to a new marina and Trinity House
3. Delivery of the ferry terminal proposal to enable future marina operation
4. A first phase marina is created in the wet dock of Penzance harbour
5. A second phase marina is created in the drying out dock of Penzance harbour by installing a new lock
6. Employment, leisure and residential uses are developed in the harbour side, creating a lively and creative environment where businesses and people want to be
7. Change the traffic flow south of the railway station
8. Transform Wharf Road from Bramwell Mill to the headland, with managed traffic access to improve its quality as a key pedestrian and cycle connection adjacent to the marina.
9 Through traffic is prevented through the introduction of a bus gate outside the Barbican pub
10. A new central civic space is created as a 'market place' adjacent to Wharf Road to create a high quality space for events and activities
11. Ensure views to St. Marys Church, the Marina and St. Michaels Mount are framed by any newly developed buildings
12. Car parking and boat storage on the harbour site are reworked
13. The existing 1960s buildings on the seaside of Market Jew Street can be redeveloped over the long term for new retail led mixed use development
14. Two mixed-use development blocks are proposed between Coinagehall Street and Quay Street to improve this area and the views to St Marys Church
15. A new public square is created to the front of St John's Hall to improve the setting of the building
16. There is potential for an annex building as an extension to the rear of St John's Hall. Such development, whilst helping to cross subsidise the community uses of the main building, would be subject to commercial market demand and occupier interest.Creative venues (performance space, business space and shops) should form a more prominent part of the town centre.
View attachment 148Change the traffic flow south of the railway station. It will make pedestrian access to the town centre and harbour easier and much more pleasant
Create a new marina. This will enable Penzance to benefit from the growth of the leisure sailing market and place it in a strong position for an expansion of boat and marina-related businesses
Introduce employment, leisure and residential uses into the harbour side, creating a lively environment where businesses and people want to be
View attachment 149
There is an ambition for St. John's Hall to be used as a creative centre, providing workspace for creative businesses, flexible workspace for home-based creative businesses, and a multi-use space for private, public and community events. The building is seen as a potential venue in the Cornwall-wide proposal for the European Region of Culture.
There is a strong community connection with St John's Hall and the building demands more effective and cost efficient use. The building needs to be integrated with the wider town centre arts venues, theatres and galleries. Constraints on public funding require venues such as these to establish a stronger commercial footing in order to sustain their activities. If a robust business plan is not possible, alternative more commercial uses may have to be considered to preserve the future of the building.
In order to develop the commercial contribution to the building's sustainability an option has been considered that includes office expansion to the rear. Key issues include:
• A realistic approach to long term maintenance and upkeep of the building and ownership implications
• The development of strong business plan that recognises the need for long term viability of support to the arts and culture and a crucial need to avoid duplication of other project plans across the town
Penzance and Newlyn Area Framework Plan
WHARFS SIDE/HARBOUR CAR-PARK - TOWN CENTRE EXPANSION
After Truro, Penzance is the best-performing shopping centre in Cornwall and there is strong interest from retailers seeking a presence in the town. There has been consistent lack of suitable development sites identified for the town centre to expand in line with latest retail expenditure projections. Commercial development on the harbour car park could significantly transform the town whilst maintaining strong links with the existing main retail area along Market Jew Street. Key issues include:
• The need to keep town centre car parking
• The relationship with the proposed marina and the harbour area generally
• The viability of a commercial development on the car park and its ability to attract investors
• The car park will be developed over two phases
• The first phase will see new retail, leisure and employment space developed on the northern part of the harbour car park
• If a new decked car park were constructed this would provide in the region of 500 spaces. The car park will be surrounded by new commercial development, minimising its visual impact
• Leisure uses will be in the form of cafe's and restaurants with office employment space above
• In the short term the southern part of the car park will be used as event space and car park during the summer and boat storage during the winter until off-site storage solutions are developed
THE NEW BARBICAN AREA - CREATIVE QUARTER
There has been considerable enthusiasm expressed for a high quality, mixed-use commercial and creative industries development in this location including a centre for self employed businesses. This will help link the harbour back to the town centre.
Key issues include:
• Demolition of the green sheds / reordering of harbour side boat services
• The relationship of the proposed development with Jubilee Pool
• Integration with the improved ferry terminal
• A private sector development partner will be required to work with Cornwall Council on this opportunity.
View attachment 150ST CLARE - NORTHERN GATEWAY
There is real potential to create a high quality mixed-use commercial office and
residential development which will reinforce the existing leisure uses in the area and
create an improved northern gateway access to the town centre. Key issues include:
• The need to stimulate market demand for offices by demonstrating quality development
• Confirmation of Cornwall Council's future accommodation needs and the timing of any changes
• Traffic management solutions to better organise access to and movement within the site
• The appropriate scale and mix of development ideas to be accommodated
Design Response
1. Develop St Clare for a mix of office, leisure and residential uses
2. Reinforce existing landscaping to create a green campus environment for businesses and residents to enjoy
3. Develop a phase 1 Convergence-funded serviced office centre in the short term
4. Sympathetically refurbish the Listed building of York House to establish a heart to the development and the proposed phase 1 in particular
5. The phased development allows the Council to rationalise its accommodation over time
6. Consolidate access for vehicles at the eastern end of the St Clare site from Nancealverne along with a proposed road access point from the A30 to provide a new vehicular connection through the site. This will help relieve congestion on Nancealverne
7. The level across the site and landscaping naturally lends itself to three distinct areas-one east of the footpath and two west of it
8. The area to the east has potential to be a commercial business campus anchored by the listed building of York House (current council offices) and new public space
9. A primarily residential area is possible to the west with the potential for some 'grow on' commercial space in the future adjacent to Nancealverne
10. Space for future expansion of leisure uses and additional car parking are proposed to the west and south of the existing leisure centre respectively
11. Phase 1 could include the construction of an eastern most building adjacent to the entrance from Nancealverne, to reinforce the gateway-feel into the site and also strengthen connections to Penwith College. Development would continue as the Council reorganises its space requirements at St. Clare.
Newlyn and Wherrytown
NEWLYN - FISHING VILLAGE
With the new fish market moving ahead and the potential for new business units to be provided through Convergence funding, there is a pressing need to resolve traffic access and parking in the centre of Newlyn, to improve the sense of arrival for visitors and make more of the area's key assets. Key issues include:
Design response
1. The new fish market proposal will release land at the bottle neck on The Strand and open up views to Newlyn Harbour and the bay beyond
2. Proposed environmental enhancements and improved traffic management along The Coombe and The Strand will prioritise pedestrian safety and movement
3. Reuse of the Ice Works as a mixed use development
4. The Promenade is made a focus for new public and leisure activities. Uses could range from events, cafes, storage for deck chairs and an information booth at Wherrytown
5. Improve the appearance of the streets and pavements in Newlyn
6. Promote the refurbishment and sensitive development of existing buildings along the landside of The Strand keeping commercial uses at the ground level
7. Over time, there is a need to better define the role of the Promenade between Lariggan Road and Jubliee Pool and improving the link between Newlyn and Penzance
8. Redistribute car parking more evenly along New Road with on-street provision and improve the visual appearance of the car park adjacent to Wherrytown, through a better balance of surface car parking and landscaping treatment
9. Maintain provision for coach lay-over in Wherrytown whilst improving the traffic routes along the waterfront
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Eastern Green and Long Rock
EASTERN GREEN AND LONG ROCK
A long-term development solution is required that will enhance this important gateway to Penzance and capture the interest of the private development market. Key issues include:
• The stated plans of British International to relocate helicopter maintenance operations to Newquay Airport
• The implications of the Shoreline Management Plan on the land and the railway
• The planning challenges from potential retail expansion
Design response
1. Improve entry into Penzance with a focus on environmental enhancements along the A30 corridor to create a boulevard feel incorporating a priority bus lane, public art, landscaping and lighting to provide a better gateway feel
2. Introduce a park and ride facility.
a. Preferred Option - Switch the roles of A30 and Jelbert Way with access to a redeveloped heliport site and other existing business from the A30 via a new roundabout
i. Provides more capacity for both strategic and local traffic
ii. Create bus lane to promote use of park and ride
iii. Create a green boulevard road as main route into Penzance
2b. Alternative Option - Retain existing roles of the A30 and Jelbert Way and reconfigure the'Tesco'roundabout to emphasise the A30's dominance as a traffic route and improve road capacity
i. Reduce congestion at the Tesco' roundabout
ii. Create bus lane to promote use of park and ride
3. Develop toilets, a cafe, bike hire and potential water taxi stop alongside park and ride facility
4. Establish better north to south drainage infrastructure to manage local flooding. These improvements could also help to define pedestrian and cycle routes
5. Introduce a leisure-led mixed use development near to Chy An Mor roundabout to strengthen gateway approach from the east
6. Redevelop Eastern Green as an extension of Long Rock industrial estate
7. Eastern Green will have a mix of employment uses which may include a household waste recycling centre
8. Possible retail use to help fund environmental improvements to the A30 and Park and Ride facility (Alternative Option)
9. Good quality frontages on Jelbert Way and A30
10. Longrock continues to be developed for industrial uses with higher quality buildings, particularly where frontage is exposed to A30 and Long Road.
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