Your ref: DS/PCL/1427 My ref: PA14/ Date: 3rd March 2014

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1 Mr David Seaton PCL Planning Limited 1st Floor 3 Silverdown Office Park Fair Oak Close Clyst Honiton Exeter Devon EX5 2UX Your ref: DS/PCL/1427 My ref: PA14/ Date: 3rd March 2014 Dear David Re: EIA Scoping Opinion request for proposed supermarket, up to 250 residential units and up to a 600 space park and ride transport hub In accordance with part 4 (13) of the Town and County Planning (Environmental Impact Assessment) Regulations 2011 I am writing to provide you with the attached formal opinion on the scoping request in respect of the above proposal set out in your letter of 5th February Please do not hesitate to contact the case officer Mr Tim Marsh (Principal Development Officer, tmarsh@cornwall.gov.uk, or phone ) should you have any queries. Yours sincerely Phil Mason Head of Planning and Regeneration

2 The Town and Country Planning (Environmental Impact Assessment) Regulations 2011 SCOPING OPINION OF CORNWALL COUNCIL AS LOCAL PLANNING AUTHORITY Proposed supermarket, up to 250 residential units and up to a 600 space park and ride transport hub In accordance with the requirements of Part 4 (Section 13) of the above Regulations, the Scoping Opinion of Cornwall Council as Local Planning Authority is set out below. 1. General comments 1.1 This Opinion is in response to the request made by PCL Planning in their letter dated 5th February In adopting this Scoping Opinion the Council has had regard to this document. The Environmental Statement (ES) produced should take account of this Scoping Opinion and also address the issues covered in the scoping report. 1.2 In accordance with the EIA Regulations, I can advise that the proposed structure for the Environmental Impact Assessment set out in your scoping report will be acceptable provided that the ES takes full account of the comments set out below. These comments take into account views expressed by the consultees. 1.3 Each chapter of the ES must set out specifically why it complies with planning policy or where this is not the case, explain what the material considerations are and what mitigation measures are proposed. 1.4 The Environmental Statement should contain the maximum relevant information available prior to submission. Full regard should be given to the advice contained in Schedule 4 Parts I and II to the 2011 Regulations. 1.5 It is important that typographical errors are eliminated and the submitted document checked thoroughly as to avoid unnecessary queries of data and/or statements, which often give rise to consultee and public concern. 1.6 Details of the scoping exercise, any consultations and public meetings, before and after the request for a Scoping Opinion should be provided. 1.7 The issues regarded as those giving rise to the most significant impacts should be highlighted in the introduction to the Statement and summarised in the Non Technical Summary. 1.8 The content of this Opinion does not prejudice any request for further information under Regulation 19 of the above Regulations if required at a later stage.

3 1.9 Consultation is a key aspect of all Environmental Impact Assessments. This Opinion lists those statutory consultees and other stakeholders who have been consulted on the scoping report. A copy of the full responses received has been included at Appendix The Environmental Statement (ES) should report on how consultation responses have been addressed in the EIA including any justification for the omission of any issues When submitting the environmental statement you must: (a) (b) (c) Provide 4 copies of the statement Indicate the name of everybody to whom the applicant sent or intends to send a copy of the statement You must also make a reasonable number of copies available to the public, either free or at a reasonable cost reflecting printing and distribution costs. 2 Assessment Methodology 2.1 This part of the Environmental Statement (ES) should describe the way in which the Environmental Impact Assessment (EIA) and ES have been prepared. It should set out: i. the authorship of the ES, together with details of where it can be obtained and at what cost; ii. the various elements of the ES, e.g. Non Technical Summary and assessments. iii. the timetable to the EIA process; iv. the results of consultations with statutory consultees, interest groups and the public; v. how the baseline conditions were assessed and impacts identified, the measurement of their significance and an outline of the evaluation methodology employed in the assessment. Details of the methodology used in the specialist studies, should be contained within the Background Reports. 3. Description of the Proposed Development and Site 3.1 The past, present and future uses of the site and surrounding areas should be described in sufficient detail to provide the context for analysis of the baseline and impact studies. The extent of the study area required around the site will vary according to the nature of the impact and its significance.

4 3.2 The description of the project should consider the existing nature of the site, construction and operational phases and final site restoration and should include the following elements: i. physical characteristics of the site including size, site layout, land use requirements, site infrastructure and access arrangements. A Design and Access Statement should be provided; ii. iii. iv. a description of the main construction activities including groundworks (including a materials balance assessment), piling, buildings and arrangements for importation of construction materials and export from the site of any surplus materials; A Site Waste Management Plan to identify the types and quantities of waste that will be produced by the construction project, together with a consideration of how to re-use, recycle and recover the different wastes to be produced, and which wastes will be required for final disposal; the construction programme, including duration and any phasing of the main construction activities; v. details of reception, storage facilities and of plant/ machinery/ bunding/ hardstanding or other structures required for these purposes; vi. details of the likely method and timing of site decommissioning and subsequent site restoration/aftercare. 3.3 The elements of the scheme that need planning permission should be set out. The procedure for obtaining any other consents should be explained. Landscape and Visual Details of local landscape character areas should be mapped at a scale appropriate to the development site as well as any relevant management plans or strategies pertaining to the area. The EIA should include assessments of visual effects on the surrounding area and landscape together with any physical effects of the development, such as changes in topography. The EIA should include a full assessment of the potential impacts of the development on local landscape character using landscape assessment methodologies. A Landscape Character Assessment (LCA) should be used, based on the good practice guidelines produced jointly by the Landscape Institute and Institute of Environmental Assessment in In order to foster high quality development that respects, maintains, or enhances, local landscape character and distinctiveness, new development should consider the character and distinctiveness of the area, with the siting and design of the proposed development reflecting local design

5 characteristics and, wherever possible, using local materials. The EIA process should detail the measures to be taken to ensure the building design will be of a high standard, as well as detail of layout alternatives together with justification of the selected option in terms of landscape impact and benefit. The development proposals must be supported by a landscape and visual impact assessment. The publication Guidelines for Landscape and Visual Impact Assessment, produced by the Landscape Institute and the Institute of Environmental Assessment and Management in 2002 (2nd edition) provides a suitable methodology that is almost universally used for landscape and visual impact assessment. The methodology should follow current guidance and be based on the principles outlined in the Guidelines and should include the following: 1 Description of the development 2 Site Description 3 Landscape Baseline Conditions 4 Predictions of Impact 5 Impact Significance 6 Mitigation 7 Presentation of the Landscape and Visual Impact Assessment The document should be clear and logical in its layout and presentation and be capable of being understood by a non specialist; It should be a balanced document providing an unbiased account of the landscape and visual impacts, with reasoned and justifiable arguments; A glossary of all technical terms and full reference list should be provided; Plans, diagrams and visual representations should be provided to assist in the understanding of the development and its impact, and should be clearly labelled with all locations reference in the text. 8 Non Technical Summary A brief, stand alone document to be available to a non-specialist reader, to enable them to understand the landscape and visual impacts of the proposal; To include a summary description of the development; the aspects of landscape character and visual amenity likely to be significantly affected; the likely significant effects; and the mitigations measures to be implemented; Include as a minimum the plans, maps and other visual representations which illustrate the location of the application site, the footprint of the development, and the location of key features. Supporting detail also required as part of landscape and visual assessment Landscape Baseline Conditions Reference the Cornwall Landscape Character Assessment 2007 and identify the character of the site itself and the ways in which it relates to the wider landscape.

6 Topography Site contour plan Drawings indicating the relationship of the proposed development to the site topography, clearly showing access/ circulation routes and building layout Existing and proposed site sections Site micro-climate Drawings indicating existing patterns of sun/shade, exposure to prevailing winds and the impact on the proposed development. Views and visibility A Zone of Theoretical Visibility (ZTV) for a radius of 5km from the centre of the site, clearly indicating distance radii. Identify major views in to and out of the site, indicate what measures are being taken to protect / retain, enhance, or mitigate those identified. Provide visualisations of the views identified, as seen from eye level and clearly showing the visual impact in the wider landscape context. Tree and hedgerow survey Survey to identify trees + hedgerows on site by location, species, height, condition and root protection zones. Drawings should also be submitted, indicating the relationship of the proposed development layout to the surveyed trees and hedgerows. Demonstrate a GI Strategy for the site and ways in which it links to the surrounding areas. Relationship to adjacent sites Where possible, provide layout proposals for adjacent sites to clarify the relationship between them, circulation routes, open spaces & built areas. Masterplan To differentiate clearly between what is proposed as public or private space, their function and the management regime for the public spaces. To show the layout of spaces and elements necessary for an effective SUDS system and in what condition (water filled / grassed area / mud) they are, in general, likely to remain. The hierarchy of pedestrian, vehicular & bio-diverse routes throughout the site. Nationally Designated Landscapes As the development site is located nearby the Cornwall and West Devon Mining Landscape World Heritage Site (WHS), consideration should be given to the direct and indirect effects upon this designated landscape and in particular the effect upon its purpose for designation within the environmental impact assessment, as well as the content of the relevant management plan for this WHS.

7 Trees An Arboricultural / condition Survey to BS5837 standard should be carried out for individual trees and trees within hedgerows as well as woodland. In particular the impact of proposed development on microclimate such as shade and airflows and in particular shadow cast by buildings and trees on proposed housing and domestic rear gardens especially on north facing slopes. The Arboricultural Assessment should examine shadow pattern analysis at draft layout design stage. Ecology The evaluation states the site is considered to be of low ecological value. However this would need to be evidenced. A habitat survey (equivalent to Phase 2) should be carried out on the site, in order to identify any important habitats present including an examination of how proposed domestic garden provision would collectively contribute to biodiversity gain and enhancement of green ecological corridors. In addition, ornithological, botanical and invertebrate surveys should be carried out at appropriate times in the year, to establish whether any scarce or priority species are present. The Environmental Statement should include details of: Any historical data for the site affected by the proposal (eg from previous surveys); Additional surveys carried out as part of this proposal; The habitats and species present; The status of these habitats and species (eg whether priority species or habitat); The direct and indirect effects of the development upon those habitats and species; Full details of any mitigation or compensation that might be required. The development should seek if possible to avoid adverse impact on sensitive areas for wildlife within the site, and if possible provide opportunities for overall wildlife gain. Impact mitigation should specifically include for the production of a Landscape and Ecological Mitigation Plan. This plan should be a site specific plan drawn up jointly by the applicants Landscape Architect in conjunction with their ecologist. It should be based on the results of the site surveys and Landscape and Visual Impact Assessment and show how the findings of the surveys /reports have informed the proposed site layout. The plan should include the detailed measures for: Landscape and biodiversity protection Landscape and biodiversity mitigation Landscape and biodiversity enhancements Preservation and or creation of landscape character Provision of visual mitigation

8 Provision of interconnected multi use POS network It will be important for any assessment to consider the potential cumulative effects of this proposal, including all supporting infrastructure, with other similar proposals and a thorough assessment of the in combination effects of the proposed development with any existing developments and current applications. A full consideration of the implications of the whole scheme should be included in the ES. All supporting infrastructure should be included within the assessment. The development site is nearby designated nature conservation site Carrick Heaths Site of Special Scientific Interest (SSSI). The Environmental Statement should provide an ecological survey of the development site and identify locations of particular ecological interest on adjacent sites. It should also include a full assessment of the direct and indirect effects of the development on features of special interest and should identify such mitigation measures as may be required in order to avoid, minimise or reduce any adverse significant effects. Regionally and Locally Important Sites The EIA will need to consider any impacts upon local wildlife and geological sites. The site is approximately 1.5km from Treworder Woods County Wildlife Site. Local Sites are identified by the local wildlife trust, geoconservation group or a local forum established for the purposes of identifying and selecting local sites. They are of county importance for wildlife or geodiversity. The Environmental Statement should therefore include an assessment of the likely impacts on the wildlife and geodiversity interests of such sites. The assessment should include proposals for mitigation of any impacts and if appropriate, compensation measures. Contact the local wildlife trust, geoconservation group or local sites body in this area for further information. Species protected by the Wildlife and Countryside Act 1981 (as amended) and by the Conservation of Habitats and Species Regulations 2010 The ES should assess the impact of all phases of the proposal on protected species (including, for example, great crested newts, reptiles, birds, water voles, badgers bats and otters have also been mentioned within the clients scoping report). If any protected species are found the Environmental Statement should include details of: The species concerned; The population level at the site affected by the proposal; The direct and indirect effects of the development upon that species; Full details of any mitigation or compensation that might be required; Whether the impact is acceptable and/or licensable.

9 Surveys should always be carried out in optimal survey time periods and to current guidance by suitably qualified and where necessary, licensed, consultants. Soil The ES should report on field based assessment either confirming the land as not grade 3a or outlining that the exceptional and unavoidable test applies to remove grade 3a from agriculture. (Ref.: NE guidance TIN049- Agricultural Land Classification: protecting best and most versatile land) Impacts from the development should be considered in light of the Government's policy for the protection of the best and most versatile (BMV) agricultural land as set out in paragraph 112 of the NPPF. Soils should be considered under a more general heading of sustainable use of land and the ecosystem services they provide as a natural resource. The Environmental Statement should consider the following issues for soil: The degree to which soils are going to be disturbed/harmed as part of this development and whether best and most versatile agricultural land is involved. This may require a detailed survey if one is not already available. This should normally be at a detailed level, eg one auger boring per hectare, (or more detailed for a small site) supported by pits dug in each main soil type to confirm the physical characteristics of the full depth of the soil resource, ie 1.2 metres. The Environmental Statement should provide details of how any adverse impacts on soils can be minimised. Transport and Access The Transport and Access chapter should be based on a full Transport Assessment in line with Dept for Transport guidance. The Council has developed a corridor micro simulation model to test the impacts of development on the A390 which the applicant should utilise. Further details on the access proposals for A390 would be required, with consideration of linkages for pedestrians, cyclists and public transport. The detailed scope of the Transport Assessment in line with DfT Guidance on Transport Assessments will determine the extent of the transport modelling that should be undertaken and identify the likely requirements for infrastructure improvements along the A390 corridor. The transport modelling outputs will be required to inform the related Noise and Air quality assessments. The full Transport Assessment will need to demonstrate that the transport impacts of the development can be mitigated in line with the Truro Transport Strategy. The Highway Officer has advised that a 600 space Park and Ride in this location is unlikely to be supported by the Highway Authority, and that the existing Western Park and Ride is due to be expanded and that a satellite site such as proposed would not be operationally efficient or desirable for users.

10 In addition to any infrastructure improvements, this will require a commitment in an accompanying Travel Plan to achieving a modal shift away from private car use towards greater levels of public transport, walking and cycling. The Travel Plan and monitoring arrangements should be in line with those set out in the document Sustainable Transport Principles for Truro and would form a key element of the transport package for this development. The Highways Agency should be consulted in preparing a framework for this travel plan. Any assessment should consider the operation of the A30 and its junction with the A390 at Chiverton Cross. Any adverse impact at this junction will require appropriate mitigation to be provided. Any adverse impact to the Strategic Road Network (SRN) should be mitigated to result in nil detrimental effect to the network unless it can be demonstrated that the SRN can operate within its existing state with the addition of associated trips from the development. It will also be necessary to demonstrate how the development will link in with the existing settlement through sustainable links. A Construction Traffic Management Plan is required to assess and report on the impacts during the construction phase, including any disruption during construction, traffic volume, composition or routing change and transport infrastructure modification. This should compliment the CEMP (see below). Construction Environment Management Plan (CEMP) The proposal will need to include a CEMP drawing together and managing the control of pollution, the Statutory Waste Management Plan the protection of biodiversity features to be retained and the creation of new features. It is a management system showing how the environmental risks are managed through the construction phase, in a similar way that Health & Safety risks are managed. It should be drafted using the headings from the Environment Agency s Pollution Prevention Guideline (PPG) 6. It should also: name and set out responsibilities for an Environmental Clerk of Works responsible for managing the environmental risks and site waste management through the construction phase; include Pollution Control measures to avoid silt run-off which must be in place before the main ground works are started; protect Biodiversity, sensitive sites and protected species drawing upon recommendations to ensure their retention; identify high risk operations in the construction programme; and link the Statutory Waste Management Plan to the environmental staff induction. The CEMP should be drafted with the main contractor. It is a management system for showing how the environmental risks are managed through the construction phase, in a similar way that the Contractor will manage Health and Safety risks. It will outline how pollution will be controlled, include the Statutory Waste Management Plan, show how biodiversity features to be retained will be protected during the

11 construction phase and how new features such biodiversity and SUDs features are created. The CEMP should be drafted using the headings from the Environment Agency s Pollution Prevention Guidelines (PPG) 6. The impacts from the construction phase identified in the EIA should be re-assembled in an appendix to the ES. This will greatly assist the drafting of a CEMP so that the Contractor can deal with environmental issues directly related to the phase he controls and carry forward the requirements identified in the ES for the construction phase. This appendix will therefore provide information that can be picked up post planning approval by the main Contractor. Air Quality The scoping opinion refers to undertaking a DMRB screening assessment, In view of the significance of the development, a detailed dispersion model should be used and form part of the ES. The assessment should include the A390 at Threemilestone, Gloweth and Highertown. Public Health and Protection monitors air quality within Cornwall and in particular at a number of locations on the A390 in Truro. Levels are of particular concern at Tresawls Road and Highertown where traffic is particularly congested. Levels of pollution have increased significantly in this location over the last few years, with one location at Highertown experiencing a increase of over 40% between 2011 and This has led to a need for a 'Detailed Assessment' of air quality to be carried out (due for completion early 2014) with a view to declaring an Air Quality Management Area (AQMA) likely to encompass the proposed development site. Water Resources and Flood Risk A flood risk assessment in line with the NPPF will need to form part of the ES and demonstrate that the standards within the Drainage Guidance for Cornwall can be met. Surface water run-off should be controlled as near to its source as possible through a sustainable drainage approach to surface water management (SUDS). Any drainage solution must not result in deterioration in receiving water quality. This should include liaising with South West Water to discuss this development in relation to other proposals in the area. No new connections will be permitted to the Highways Agency s drainage network. In the case of any existing permitted connection, this can only be retained if there is no land use change. Cultural Heritage The Cornwall and Scilly Historic Environment Record (CSHER) indicates a number of sites directly affected by development. These include: MCO31880 a prehistoric enclosure and MCO a Medieval Trackway at West Langarth Farm; MCO MCO Modern military

12 camp at Greenbottom; and a number of scheduled barrows within 500m of the site to the north, west and south. Contrary to Paragraph 128 of the NPPF there is insufficient evidence to support the assertion within the scoping document that: the current evidence suggests that while archaeological deposits may survive in localised areas the significance of the archaeology is not such that it would require preservation in situ and does not therefore, present a constraint to the principle of development. or that there would be no direct impact from proposed development on [scheduled] monuments or their associated settings. As the archaeological potential of the site remains largely untested a field evaluation by geophysical survey and trial trenching should be undertaken as with other sites in the Threemilestone area. This will facilitate informed recommendations on the appropriate management of such remains, which may include excavation in advance of construction, preservation in situ through informed design solutions or a combination of the two. It would also enable better management of the archaeological risks associated with proceeding with development. Nuisance noise, dust and light There are a number of wind turbines either constructed or consented in the area and consideration should be given to this to ensure that the amenities of the future residents are not affected. To enable the Council to assess the impacts in terms of light the application should include a consideration of all aspects of the installation, including specific luminaire and lamp type, beam control, wattage, the use of baffles, louvres, cowls (including colouring), illuminance (lux)contours, luminaire intensity distribution diagrams and column type and colour. The application will need to be supported by a lighting statement by a qualified engineer/consultant clarifying the precise lighting impact. Contamination Assessment of Ground Conditions & Contamination must be conducted in accordance with DEFRA and the Environment Agency s Model Procedures for the Management of Land Contamination, CLR 11 and with reference to the Environment Agency Guiding principles for land contamination for the type of information required in order to assess risks to controlled waters from the site. Sustainability The ES should state the development principles or guiding principles for sustainability. The final scheme design should be informed by the findings of the various investigative reports referred to above and follow an integrated whole system approach with environmental considerations at the forefront, leading to a green infrastructure/landscape led scheme

13 solution because many topic areas overlap and impact on each other inter alia trees, historic environment, hydrology, open space, ecology, soils etc. No fixed design proposal should be drawn up or submitted before the various investigative reports have been produced. Socio Economic Effects The EIA should consider potential impacts on access land, public open land, rights of way and coastal access routes in the vicinity of the development. Appropriate mitigation measures should be incorporated for any adverse impacts. Measures should be incorporated to help encourage people to access the countryside for quiet enjoyment. Measures such as reinstating existing footpaths together with the creation of new footpaths and bridleways are encouraged. Links to other green networks and, where appropriate, urban fringe areas should also be explored to help promote the creation of wider green infrastructure. Relevant aspects of green infrastructure strategies should be incorporated where appropriate. Mitigation It is expected that mitigation requirements will be described within each of the individual topic chapters of the ES. This should provide for a schedule of the mitigating measures proposed and a timetable for their implementation. Cumulative impacts This is significant development that adjoins land at Langarth Farm granted outline planning permission under application ref PA11/06124 in July 2013 for a mixed use scheme comprising up to 1500 dwellings and a variety of other uses. The EIA should identify the full impacts of the development taking into account this and other consented and proposed development in the area, including all that is covered by the Development Brief for Land North of the A390 adopted by the Council in January This is in order to ensure that the cumulative impacts of the proposed development are considered fully. The ES should include an impact assessment to identify, describe and evaluate the effects that are likely to result from the project in combination with other projects and activities that are being, have been or will be carried out. It should also specifically cover the interaction of topic areas, for example how potential hydrological alterations caused by the development as distinct from natural alterations might impact the woodland areas. The following types of projects should be included in such an assessment, (subject to available information): a. existing completed projects; b. approved but uncompleted projects; c. ongoing activities; d. plans or projects for which an application has been made and which are under consideration by the consenting authorities; and

14 e. plans and projects which are reasonably foreseeable, ie projects for which an application has not yet been submitted, but which are likely to progress before completion of the development and for which sufficient information is available to assess the likelihood of cumulative and incombination effects. These projects should also inform the preparation of the Transport and Retail Assessments. Other Notwithstanding the above scoping opinion, I wish to emphasise that the E.I.A should be drafted so as to ensure that the scheme design is fully informed by the findings of the investigative reports addressing the issues it covers. It follows therefore that the design approach should be green infrastructure led and make a significant contribution to delivery of the Truro and Threemilestone Green Infrastructure Strategy. You are also advised to ensure that the following assessments are carried out prior to, and inform the preparation of the masterplan so as to ensure that the layout design takes full account of the constraints and opportunities they identify: Ecological survey (equivalent to Phase 2) Tree survey Landscape character assessment Visual impact assessment Agricultural land assessment Retail Impact assessment Flood Risk assessment The development proposals should also cross reference recommendations of assessments e.g. ecological recommendations should guide layout design, the landscape strategy and detailed landscape planting proposals. The proposals have the potential to impact upon the operation of Truro Airfield and the ES should include consideration of this. The ES should also include a Non Technical Summary that brings together all the aspects of the process in a manner that enables the general public to comprehend the information contained in the technical assessments. This Scoping Opinion seeks to address the main issues that should be covered in any Environmental Statement accompanying a planning application for the above development. However it should be appreciated that this Scoping Opinion is based on information currently available and is not exhaustive. Continued pre-submission discussions with the Local Planning Authiority are recommended to ensure all necessary areas are covered prior to the application being formally lodged.

15 APPENDIX 1 Copies of Consultation responses received External Consultation Bodies: Natural England Environment Agency Cornwall Council: Highways Authority Landscape Architect Historic Environment Officer Environmental Health Officer

16 Natural England Date: 27 February 2014 Our ref: PA14/01118 Your ref: Tim Marsh BY ONLY Customer Services Hornbeam House Crewe Business Park Electra Way Crewe Cheshire CW1 6GJ T Dear Mr Marsh Environmental Impact Assessment Scoping consultation (Regulation 15 (3) (i) of the EIA Regulations 2011): EIA Scoping Opinion request for proposed supermarket, up to 250 residential units and up to a 600 space park and ride transport hub Location: West Langarth Farm Penstraze Chacewater Truro Thank you for seeking our advice on the scope of the Environmental Statement (ES) in your consultation dated 06 February 2014 which we received on 07 February 2014 Natural England is a non-departmental public body. Our statutory purpose is to ensure that the natural environment is conserved, enhanced, and managed for the benefit of present and future generations, thereby contributing to sustainable development. Case law1 and guidance2 has stressed the need for a full set of environmental information to be available for consideration prior to a decision being taken on whether or not to grant planning permission. Appendix A to this letter provides Natural England s advice on the scope of the Environmental Impact Assessment (EIA) for this development. Should the proposal be amended in a way which significantly affects its impact on the natural environment then, in accordance with Section 4 of the Natural Environment and Rural Communities Act 2006, Natural England should be consulted again. We would be happy to comment further should the need arise but if in the meantime you have any queries please do not hesitate to contact us. For any queries relating to the specific advice in this letter only please contact Laura Baines on laura.baines@naturalengland.org.uk. For any new consultations, or to provide further information on this consultation please send your correspondences to consultations@naturalengland.org.uk.

17 We really value your feedback to help us improve the service we offer. We have attached a feedback form to this letter and welcome any comments you might have about our service. Yours sincerely Laura Baines Lead Advisor, Natural England Annex A Advice related to EIA Scoping Requirements 1. General Principles Schedule 4 of the Town & Country Planning (Environmental Impact Assessment) Regulations 2011, sets out the necessary information to assess impacts on the natural environment to be included in an ES, specifically: including physical characteristics and the full land use requirements of the site during construction and operational phases. light, heat, radiation, etc.) resulting from the operation of the proposed development. has been chosen. ly affected by the development, including, in particular, population, fauna, flora, soil, water, air, climatic factors, material assets, including the architectural and archaeological heritage, landscape and the interrelationship between the above factors. this should cover direct effects but also any indirect, secondary, cumulative, short, medium and long term, permanent and temporary, positive and negative effects. Effects should relate to the existence of the development, the use of natural resources and the emissions from pollutants. This should also include a description of the forecasting methods to predict the likely effects on the environment. the measures envisaged to prevent, reduce and where possible offset any significant adverse effects on the environment. -technical summary of the information. -how) encountered by the applicant in compiling the required information. It will be important for any assessment to consider the potential cumulative effects of this proposal, including all supporting infrastructure, with other similar proposals and a thorough assessment of the in combination effects of the proposed development with any existing developments and current applications. A full consideration of the implications of the whole scheme should be included in the ES. All supporting infrastructure should be included within the assessment. 2. Biodiversity and Geology 2.1 Ecological Aspects of an Environmental Statement Natural England advises that the potential impact of the proposal upon features of nature conservation interest and opportunities for habitat creation/enhancement should be included within this assessment in accordance with appropriate guidance on such matters. Guidelines for Ecological Impact Assessment (EcIA) have been

18 developed by the Institute of Ecology and Environmental Management (IEEM) and are available on their website. EcIA is the process of identifying, quantifying and evaluating the potential impacts of defined actions on ecosystems or their components. EcIA may be carried out as part of the EIA process or to support other forms of environmental assessment or appraisal. The National Planning Policy Framework sets out guidance in S.118 on how to take account of biodiversity interests in planning decisions and the framework that local authorities should provide to assist developers. 2.2 Internationally and Nationally Designated Sites The ES should thoroughly assess the potential for the proposal to affect designated sites, and in particular any potential pollution pathways to the designated site. This site has potential pathways to the Fal and Helford Special Area of Conservation, and appropriate mitigation should be developed. European sites (eg designated Special Areas of Conservation and Special Protection Areas) fall within the scope of the Conservation of Habitats and Species Regulations In addition paragraph 118 of the National Planning Policy Framework requires that potential Special Protection Areas, possible Special Areas of Conservation, listed or proposed Ramsar sites, and any site identified as being necessary to compensate for adverse impacts on classified, potential or possible SPAs, SACs and Ramsar sites be treated in the same way as classified sites. Under Regulation 61 of the Conservation of Habitats and Species Regulations 2010 an appropriate assessment needs to be undertaken in respect of any plan or project which is (a) likely to have a significant effect on a European site (either alone or in combination with other plans or projects) and (b) not directly connected with or necessary to the management of the site. Should a Likely Significant Effect on a European/Internationally designated site be identified or be uncertain, the competent authority (in this case the Local Planning Authority) may need to prepare an Appropriate Assessment, in addition to consideration of impacts through the EIA process. Natura 2000 network site conservation objectives are available on our internet site here. Sites of Special Scientific Interest (SSSIs) The development site is approximately 400m from Carrick Heaths SSSI. Further information on the SSSI and its special interest features can be found at The Environmental Statement should include a full assessment of the direct and indirect effects of the development on the features of special interest within Carrick Heaths SSSI and should identify such mitigation measures as may be required in order to avoid, minimise or reduce any adverse significant effects.

19 2.3 Regionally and Locally Important Sites The EIA will need to consider any impacts upon local wildlife and geological sites. The site is approximately 1.5km from Treworder Woods County Wildlife Site. Local Sites are identified by the local wildlife trust, geoconservation group or a local forum established for the purposes of identifying and selecting local sites. They are of county importance for wildlife or geodiversity. The Environmental Statement should therefore include an assessment of the likely impacts on the wildlife and geodiversity interests of such sites. The assessment should include proposals for mitigation of any impacts and if appropriate, compensation measures. Contact the local wildlife trust, geoconservation group or local sites body in this area for further information. 2.4 Protected Species - Species protected by the Wildlife and Countryside Act 1981 (as amended) and by the Conservation of Habitats and Species Regulations 2010 The ES should assess the impact of all phases of the proposal on protected species (including, for example, great crested newts, reptiles, birds, water voles, badgers bats and otters have also been mentioned within the clients scoping report). Natural England does not hold comprehensive information regarding the locations of species protected by law, but advises on the procedures and legislation relevant to such species. Records of protected species should be sought from appropriate local biological record centres, nature conservation organisations, groups and individuals; and consideration should be given to the wider context of the site for example in terms of habitat linkages and protected species populations in the wider area, to assist in the impact assessment. The conservation of species protected by law is explained in Part IV and Annex A of Government Circular 06/2005 Biodiversity and Geological Conservation: Statutory Obligations and their Impact within the Planning System. The area likely to be affected by the proposal should be thoroughlysurveyed by competent ecologists at appropriate times of year for relevant species and the survey results, impact assessments and appropriate accompanying mitigation strategies included as part of the ES. In order to provide this information there may be a requirement for a survey at a particular time of year. Surveys should always be carried out in optimal survey time periods and to current guidance by suitably qualified and where necessary, licensed, consultants. Natural England has adopted standing advice for protected species which includes links to guidance on survey and mitigation. 2.5 Habitats and Species of Principal Importance The ES should thoroughly assess the impact of the proposals on habitats and/or species listed as Habitats and Species of Principal Importance within the England Biodiversity List, published under the requirements of S41 of the Natural Environment and Rural Communities (NERC) Act Section 40 of the NERC Act 2006 places a general duty on all public authorities, including local planning authorities, to conserve and enhance biodiversity. Further information on this duty is available in the Defra publication Guidance for Local Authorities on Implementing the Biodiversity Duty. Government Circular 06/2005 states that Biodiversity Action Plan (BAP) species and habitats, are capable of being a material consideration in the making of planning

20 decisions. Natural England therefore advises that survey, impact assessment and mitigation proposals for Habitats and Species of Principal Importance should be included in the ES. Consideration should also be given to those species and habitats included in the relevant Local BAP. Natural England advises that a habitat survey (equivalent to Phase 2) is carried out on the site, in order to identify any important habitats present. In addition, ornithological, botanical and invertebrate surveys should be carried out at appropriate times in the year, to establish whether any scarce or priority species are present. The Environmental Statement should include details of: by the proposal (eg from previous surveys); species; ffects of the development upon those habitats and The development should seek if possible to avoid adverse impact on sensitive areas for wildlife within the site, and if possible provide opportunities for overall wildlife gain. The record centre for the relevant Local Authorities should be able to provide the relevant information on the location and type of priority habitat for the area under consideration. 2.6 Contacts for Local Records Natural England does not hold local information on local sites, local landscape character and local or national biodiversity priority habitats and species. We recommend that you seek further information from the appropriate bodies (which may include the local records centre, the local wildlife trust, local geoconservation group or other recording society and a local landscape characterisation document). 3. Designated Landscapes and Landscape Character Nationally Designated Landscapes As the development site is adjacent to the World Heritage Site, consideration should be given to the direct and indirect effects upon this designated landscape and in particular the effect upon its purpose for designation within the environmental impact assessment. Natural Englands welcomes the clients agreement to undertake a Landscape Visual Impact Assessment. Landscape and visual impacts Natural England would wish to see details of local landscape character areas mapped at a scale appropriate to the development site as well as any relevant management plans or strategies pertaining to the area. The EIA should include assessments of visual effects on the surrounding area and landscape together with any physical effects of the development, such as changes in topography. The European Landscape Convention places a duty on Local Planning Authorities to consider the impacts of landscape when exercising their functions.

21 The EIA should include a full assessment of the potential impacts of the development on local landscape character using landscape assessment methodologies. We encourage the use of Landscape Character Assessment (LCA), based on the good practice guidelines produced jointly by the Landscape Institute and Institute of Environmental Assessment in LCA provides a sound basis for guiding, informing and understanding the ability of any location to accommodate change and to make positive proposals for conserving, enhancing or regenerating character, as detailed proposals are developed. Natural England supports the publication Guidelines for Landscape and Visual Impact Assessment, produced by the Landscape Institute and the Institute of Environmental Assessment and Management in 2013 (3rd edition). The methodology set out is almost universally used for landscape and visual impact assessment. In order to foster high quality development that respects, maintains, or enhances, local landscape character and distinctiveness, Natural England encourages all new development to consider the character and distinctiveness of the area, with the siting and design of the proposed development reflecting local design characteristics and, wherever possible, using local materials. The Environmental Impact Assessment process should detail the measures to be taken to ensure the building design will be of a high standard, as well as detail of layout alternatives together with justification of the selected option in terms of landscape impact and benefit. The assessment should also include the cumulative effect of the development with other relevant existing or proposed developments in the area. In this context Natural England advises that the cumulative impact assessment should include other proposals currently at Scoping stage. Due to the overlapping timescale of their progress through the planning system, cumulative impact of the proposed development with those proposals currently at Scoping stage would be likely to be a material consideration at the time of determination of the planning application. The assessment should refer to the relevant National Character Areas which can be found on our website. Links for Landscape Character Assessment at a local level are also available on the same page. Heritage Landscapes You should consider whether there is land in the area affected by the development which qualifies for conditional exemption from capital taxes on the grounds of outstanding scenic, scientific or historic interest. An up-to-date list may be obtained at and further information can be found on Natural England s landscape pages here. 4. Access and Recreation Natural England encourages any proposal to incorporate measures to help encourage people to access the countryside for quiet enjoyment. Measures such as reinstating existing footpaths together with the creation of new footpaths and bridleways are to be encouraged. Links to other green networks and, where appropriate, urban fringe areas should also be explored to help promote the creation of wider green infrastructure. Relevant aspects of local authority green infrastructure strategies should be incorporated where appropriate.

22 Rights of Way, Access land, Coastal access and National Trails The EIA should consider potential impacts on access land, public open land, rights of way and coastal access routes in the vicinity of the development. National Trail. The National Trails website provides information including contact details for the National Trail Officer. Appropriate mitigation measures should be incorporated for any adverse impacts. We also recommend reference to the relevant Right of Way Improvement Plans (ROWIP) to identify public rights of way within or adjacent to the proposed site that should be maintained or enhanced. 5. Soil and Agricultural Land Quality Impacts from the development should be considered in light of the Government's policy for the protection of the best and most versatile (BMV) agricultural land as set out in paragraph 112 of the NPPF. We also recommend that soils should be considered under a more general heading of sustainable use of land and the ecosystem services they provide as a natural resource in line with paragraph 109 of the NPPF. Soil is a finite resource that fulfils many important functions and services (ecosystem services) for society, for example as a growing medium for food, timber and other crops, as a store for carbon and water, as a reservoir of biodiversity and as a buffer against pollution. It is therefore important that the soil resources are protected and used sustainably. The applicant should consider the following issues as part of the Environmental Statement: 1. The degree to which soils are going to be disturbed/harmed as part of this development and whether best and most versatile agricultural land is involved. This may require a detailed survey if one is not already available. For further information on the availability of existing agricultural land classification (ALC) information see Natural England Technical Information Note Agricultural Land Classification: protecting the best and most versatile agricultural land also contains useful background information. 2. If required, an agricultural land classification and soil survey of the land should be undertaken. This should normally be at a detailed level, eg one auger boring per hectare, (or more detailed for a small site) supported by pits dug in each main soil type to confirm the physical characteristics of the full depth of the soil resource, ie 1.2 metres. 3. The Environmental Statement should provided details of how any adverse impacts on soils can be minimised. Further guidance is contained in the Defra Construction Code of Practice for the Sustainable Use of Soil on Development Sites. As identified in the NPPF new sites or extensions to new sites for peat extraction should not be granted permission by Local Planning Authorities or proposed in development plans.

23 6. Air Quality Air quality in the UK has improved over recent decades but air pollution remains a significant issue; for example over 97% of sensitive habitat area in England is predicted to exceed the critical loads for ecosystem protection from atmospheric nitrogen deposition (England Biodiversity Strategy, Defra 2011). A priority action in the England Biodiversity Strategy is to reduce air pollution impacts on biodiversity. The planning system plays a key role in determining the location of developments which may give rise to pollution, either directly or from traffic generation, and hence planning decisions can have a significant impact on the quality of air, water and land. The assessment should take account of the risks of air pollution and how these can be managed or reduced. Further information on air pollution impacts and the sensitivity of different habitats/designated sites can be found on the Air Pollution Information System ( Further information on air pollution modelling and assessment can be found on the Environment Agency website. 7. Climate Change Adaptation The England Biodiversity Strategy published by Defra establishes principles for the consideration of biodiversity and the effects of climate change. The ES should reflect these principles and identify how the development s effects on the natural environment will be influenced by climate change, and how ecological networks will be maintained. The NPPF requires that the planning system should contribute to the enhancement of the natural environment by establishing coherent ecological networks that are more resilient to current and future pressures (NPPF Para 109), which should be demonstrated through the ES. 8. Contribution to local environmental initiatives and priorities Green Infrastructure potential The proposed development is within an area that Natural England considers could benefit from enhanced green infrastructure (GI) provision. As such, Natural England would encourage the incorporation of GI into this development. Multi-functional green infrastructure can perform a range of functions including improved flood risk management, provision of accessible green space, climate change adaptation and biodiversity enhancement. GI can be designed to maximise the benefits needed for this development. We strongly encourage you to share this advice with the applicant to maximise opportunities to incorporate green infrastructure during the development of the detailed proposal. Additional evidence and case studies on green infrastructure, including the economic benefits of GI can be found on the Natural England Green Infrastructure web pages. 9. Cumulative and in-combination effects A full consideration of the implications of the whole scheme should be included in the ES. All supporting infrastructure should be included within the assessment. The ES should include an impact assessment to identify, describe and evaluate the effects that are likely to result from the project in combination with other projects and activities that are being, have been or will be carried out. The following types of projects should be included in such an assessment, (subject to available information):

24 a. existing completed projects; b. approved but uncompleted projects; c. ongoing activities; d. plans or projects for which an application has been made and which are under consideration by the consenting authorities; and e. plans and projects which are reasonably foreseeable, ie projects for which an application has not yet been submitted, but which are likely to progress before completion of the development and for which sufficient information is available to assess the likelihood of cumulative and in-combination effects.

25 Environment Agency Mr Tim Marsh Cornwall Council (Central 1) Planning and Regeneration Carrick House Pydar Street Truro Cornwall TR1 1EB Our ref: DC/2014/114608/01-L01 Your ref: PA14/0118 Date: 27 February 2014 Dear Mr Marsh EIA SCOPING OPINION REQUEST FOR PROPOSED SUPERMARKET, UP TO 250 RESIDENTIAL UNITS AND UP TO A 600 SPACE PARK AND RIDE TRANSPORT HUB LAND AT RICKARDS WEST LANGARTH FARM PENSTRAZE CHACEWATER TRURO CORNWALL TR4 8PH Thank you for consulting us on the above proposal. The scope of the ES should include: Surface Water Drainage Over a hectare so a flood risk assessment in line with the NPPF that should demonstrate that the standards within the Drainage Guidance for Cornwall can be met, further guidance can be found here: Surface water run-off should be controlled as near to its source as possible through a sustainable drainage approach to surface water management (SUDS). Support for the use of SUDS approach to ensuring development does not increase flood risk elsewhere is set out in paragraph 103 of the National Planning Policy Framework. The variety of SUDS techniques available means that virtually any development should be able to include a scheme based around these principles and provide multiple benefits, reducing costs and maintenance needs. Foul Drainage Should demonstrate feasible drainage solution that will not result in deterioration in receiving water quality. This should include liaising with South West Water to discuss this development in relation to other proposals in the area.

26 In England, it is a legal requirement to have a site waste management plan (SWMP) for all new construction projects worth more than 300,000. The level of detail that a SWMP should contain depends on the estimated build cost, excluding VAT. Having a SWMP will help ensure comply with the duty of care. Further information can be found at The developer must apply the waste hierarchy in a priority order of prevention, re-use, recycling before considering other recovery or disposal options. Government Guidance on the waste hierarchy in England is at: waste-hierarchy-guidance.pdf If any waste is to be used on site, the applicant will be required to obtain the appropriate waste exemption or permit from us. We are unable to specify what exactly would be required if anything at this stage, the applicant is advised to refer to guidance on our website The Environmental Protection (Duty of Care) Regulations 1991 for dealing with waste materials are applicable for any off-site movements of wastes. The developer, if a waste producer therefore has a duty of care to ensure all materials removed go to an appropriate permitted facility and all relevant documentation is completed and kept in line with regulations. If any controlled waste is to be removed off site, then the site operator must ensure a registered waste carrier is used to convey the waste material off site to a suitably permitted facility. Excavated material arising from site remediation or land development works can sometimes be classified as waste. For further guidance on how waste is classified, and best practice for it's handling, transport, treatment and disposal please see our waste pages at A Construction Environmental Management Plan to ensure that the best environmental practise is achieved throughout the development and that all sensitive environmental receptors are protected as far as possible. A preliminary risk assessment which has identified: -all previous uses;

27 -potential contaminants associated with those uses; -a conceptual model of the site indicating sources, pathways and receptors; -potentially unacceptable risks arising from contamination at the site. Yours sincerely Mr Robin Leivers Sustainable Places Planning Advisor Direct dial Direct

28 Highways Authority Comments were submitted at 5:21 PM on 20 Feb 2014 from Application Summary Reference: Address: Proposal: PA14/01118 Case Officer: Mr Tim Marsh Click for further information Comments Details Comments: Land At Rickards West Langarth Farm Penstraze Chacewater Truro Cornwall TR4 8PH EIA Scoping Opinion request for proposed supermarket, up to 250 residential units and up to a 600 space park and ride transport hub The EIA chapter should be based on a full Transport Assessment in line with Dept for Transport guidance. If this proposal is to come forward I'd recommend early discussions with the applicant team to agree the scope of the assessment. Any such assessment would need to be supported by traffic modelling. The Council has developed a corridor micro simulation model to test the impacts of development on the A390 which I recommend the applicant to utilise. Further details on the access proposals for A390 would be required, with consideration of linkages for pedestrians, cyclists and public transport. In addition a Site wide Travel Plan would be required. Whilst not strictly part of the EIA scoping exercise, I feel I should point out to the applicant that a 600 space Park and Ride in this location is unlikely to be supported by the Highway Authority. The existing Western Park and Ride is due to be expanded in line with the A390 development brief, and a satellite site such as proposed would not be operationally efficient or desirable for users.

29 Landscape Officer Environment Service Transportation Waste and Environment Cornwall Council Consultation for Case Officer Date response due Revised CC Landscape Architect Landscape Response Application number: PA14/01118 Development type: EIA Scoping Opinion request for proposed supermarket, up to 250 residential units and up to a 600 space park and ride transport hub Location: Land At Rickards West Langarth Farm Penstraze Chacewater Applicant: Mr David Seaton PCL Planning Limited Tim Marsh 13 March Feb 2014 Nola O Donnell CMLI Date of response 28 Feb 2014 Position: moderate to major concerns- potentially significant The development could potentially result in adverse impacts on the following: heritage landscape designations international - UNESCO Cornwall & Devon World Heritage Site -Gwennap Mining District Landscape designations- local St Clement AGLV lies less than 5km to the north east. Existing landscape character- medieval fields, Cornish hedges and open field characteristic. Visual impacts visual amenity Impacts on biodiversity- northern woodland scrub edge along watercourse BAP Habitat Action plan woodland action; wetland. Impacts on users of the public right of way Impact on national agricultural land reserve- national food security ALC grade 3 potentially best and most versatile Hydrological impacts-adjacency to watercourse, an unnamed tributary of river Kenwyn Within Critical drainage Area Truro Kenwyn, Allen, Tregolls Road. Urban planning /urban design impacts- ribbon development contribution /cumulation stretching from West Langarth to west Truro to create linear urban form conurbation. This should be read in conjunction with Supporting Detail ( below) Application documents reviewed: scoping request letter, location plan and sketch feasibility. Supporting detail The ES should cover all points raised in this consultation response. 1. Scoping request letter, page 1, Screening /scoping - It is noted that the scoping request recognises that the development is potentially EIA development and gives a commitment to produce an environmental Statement

30 ES and will address baseline environmental conditions and incorporate LVIA. Attention is also drawn to the interrelationship with other topics. It follows there is a need to cross refer topics as set out in the GLVIA3 pages 6-7 and EIA EU Directive. 2. ref. page 6 Biodiversity - Reference is made on page 7 to Carrick Heaths SSSI there are two distinct areas to this one lies 44m south of the site edge and the other lies 723m to the west. 3. The evaluation states the site is considered to be of low ecological value. This would need to be evidenced as the statement is POV. 4. As well as habitat extended phase 1 there should be an Arboricultural / condition Survey to BS5837 standard should also be carried out for individual trees and trees within hedgerows as well as woodland. In particular the impact of proposed development on microclimate such as shade and airflows and in particular shadow cast by buildings and trees on proposed housing and domestic rear gardens especially on north facing slopes. It is recommended that the Arboricultural Assessment examines shadow pattern analysis at draft layout design stage. 5. Green infrastructure- it is advised that this assessment of impact should examine how the proposals domestic garden provision will collectively across the development contribute to biodiversity gain and enhancement of green ecological corridors in view of the evidence that domestic gardens networks provide the richest biodiverse reserves in urban contexts when compared to urban public open space and rural agricultural land. Furthermore full and proper consideration should be afforded to this category of GI in terms of other associate functions / ecosystem services such as sink for precipitation/, mitigation of storm water runoff, 6. Ref. page 8 Soil The ES should report on field based assessment either confirming the land as not grade 3a or outlining that the exceptional and unavoidable test applies to remove grade 3a from agriculture. (Ref.: NE guidance TIN049- Agricultural Land Classification: protecting best and most versatile land) 7. page 14 Landscape -When examining the Cornwall landscape character area CA13 and CA11 attention should be paid to the vision objectives and the planning guidelines. 8. Reference is made to cumulative and combined impacts. To be clear this should specifically cover the interaction of topic areas e.g. how potential hydrological alterations caused by the development as distinct from natural alterations might impact the woodland areas and so forth. For design considerations refer to appendix A APPENDIX A - Generic Design Considerations Design Process and impact mitigation: The desired outcome should be for a development which satisfactorily addresses all these concerns, with the final scheme design being informed by the findings of the various investigative reports which address landscape character and landscape visual effects, functional landscape issues such as ecological impacts and hydrological impacts on ecosystem services. Design Process The design approach should ideally follow an integrated whole system approach with environmental considerations at the forefront, leading to a green infrastructure /landscape led scheme solution because many topic areas overlap and impact on each other inter alia trees, historic environment, hydrology, open space, ecology, soils and the like. No fixed design proposal should be drawn up or submitted before the various investigative reports have been produced. The scheme will need to have a comprehensive landscape strategy supporting its

31 master plan and will need to detail how its extensive areas of green open land is managed and supported in the long term. It may be that not all of it should be proposed as public open space and the applicant is referred to the open space officer guidance on this matter. Impact mitigation should specifically include for the production of a Landscape and Ecological Mitigation Plan ( See APPENDIX B). Landscape structures- watercourses and drainage catchment: There are several aspects to the existing watercourses and drainage -hydrological landscape character, and biodiversity. It is important to cross reference to ensure that proposals for one also fulfil the requirements of the other. As far as possible any SUDS should provide natural surface features which also provide aesthetic benefits as part of the preservation of the landscape character as well as opportunities for habitat protection and enhancement coupled with reducing existing habitat fragmentation. Landscape structures- trees: The site is greenfield land containing woodland, hedges/ hedgerow which contain significant trees worthy of retention. The woodland complex covered by BAP Habitat Woodland action plan should be retained intact and well buffered. Public open space provision: This plan should be accompanied by a maintenance/management plan and clearly set out what organisation will own and operate the publically accessible open spaces. The layout should fully integral the open spaces with housing fronting onto them. Where open spaces contain woodlands or significant high canopy tree which act as navigation routes for bats any proposed lighting should be low level directed down. Gardens: Consideration should be given as to how the allocated garden sizes will support the normal accepted range of activities for rear gardens: Functional/ utility - storage sheds clothes drying and clearance to allow access for property maintenance. Family recreation - external seating/ dining and children play Biodiversity enhancement and domestic horticulture- lawn, flower/ shrub beds fruit and veg, wildlife features etc Domestic external space which lacks the capability to carry out the activity gardening should be described as back/yards and not as gardens. They should be the exception for instance at corners where space is tight. The now supercede Cornwall Design Guide 1995 stipulated 50m2 rear garden size as an absolute minimum with the proviso that a larger proportion of dwellings should exceed this minimum While it does not specifically refers to rear gardens the Urban Design Lessons : Housing layout and Neighbourhood quality document published December 2013 by the Homes & Community Agency confirms that an important element in the creation of high quality neighbourhoods can be the introduction of green and blue infrastructure in both public and private spaces and that such considerations can increase saleability and value of homes. The depth of a garden should not to be shallower than its width, where the depth is less than the width of the house and no less than 4m. The design should seek to maximise the solar gain for the gardens and no garden should be in continuous shade. Gardens which back onto and include trees and or hedgerows should be regarded as having less useable space and therefore have greater allocation to compensate as suggested in the Urban Design Lessons: Housing layout and Neighbourhood Quality published by H&CA December 2013 when retaining existing trees on the site, enforcing root protection zones may be needed to ensure trees do not die due to

32 root damage. Ideally there should also be scope for future permitted development / minor extension capability without loss of the aforementioned garden functions. Biodiversity Gain: The NPPF para. 118 sets out the need for biodiversity gain. While guidance such as Landscape and urban design guidance for Bats, Bat Conservation Trust 2013 establish the need for gardens to provide habitat. It should be noted that the evidence to date is that domestic gardens which form part of extended corridors of back to back housing can provide significant contribution to biodiversity within the urban environment which out perform public open spaces and rural intensively farmed land. Prior to further design development and before any layout design is fixed, it is imperative that a Landscape and Ecological Mitigation Plan is produced for the site by landscape architects in collaboration with accredited ecologists. Waste and recycling: the provision of waste and recycling space should not be considered part of the garden allocation. It is essential that this is provided to the serviced frontage space not in the public realm. It is advised that the scheme should be future proofed for future recycling changes and it is suggested that spatial allocation be at least based on the universal standard wheelie bin range assuming a standard bin for each category possible glass, cardboard, non recyclable waste and garden waste. APPENDIX B Landscape and Ecological Mitigation Plan. Impact mitigation should specifically include for the production of a Landscape and Ecological Mitigation Plan. This plan should be a site specific plan drawn up jointly by the applicants Landscape Architect in conjunction with their ecologist. It should be based on the results of the site surveys and Landscape and Visual Impact Assessment and show how the findings of the surveys /reports have informed the proposed site layout. The plan should include the detailed measures for: Landscape and biodiversity protection Landscape and biodiversity mitigation Landscape and biodiversity enhancements Preservation and or creation of landscape character Provision of visual mitigation Provision of interconnected multi use POS network The following information is to be included on the LEMP as required (this is not an exhaustive list): 1. How existing species are to be protected eg. retention of buildings or structures which form roosting sites, retention of interconnected vegetation network, location and specification of appropriate protection barriers, provision of a specific lighting plan where species are light sensitive, inclusion of buffer zones to help sustain existing habitat networks, programming of works particularly clearance and demolition to avoid breeding seasons, specific provision for species to move across the highway future maintenance and management of site to ensure sustainability. Generic information should also be provided such as methods of work, eg how to ensure that excavations do not form wildlife traps, specific design features of permanent fencing or other boundaries to allow wildlife access through. 2. Where species, landscape features, habitat can not be protected, what are the mitigation proposals eg. provision of replacement natural habitat or landscape features which may include establishment of artificial roosting structures,

33 translocation of species to off site locations, replacement of trees and hedges. In the first instance the recreation of natural roosts before creation of artificial and the protection or expansion of forage habitat range instead of reliance on artificial feed options. 3. Provision of enhancements to habitats and landscape which is required by the NPPF and other guidance, such as new landscape and habitat features which may include Cornish hedges, new areas of native planting, provision of glades, ponds, ditches, roost or nest opportunities, habitat piles, refugia etc 4. Management and maintenance proposals to ensure long term sustainability of the measures above. In some cases, wildlife monitoring may be a requirement. 5. The Landscape and Ecological Mitigation Plan should cover each of the following works phases: Pre construction, during construction, post construction/ completion. 6. Ecological watching brief and certification. Notes should be included in the plan as to which items may be covered by an ecological watching brief. For example, this may be during all site clearance operations to ensure that the legal duty of protection of wildlife (reptiles, birds and mammals) is adhered to. It may be particularly appropriate where protected species are present on site. An Ecologist- Clerk of Works should certify that the clearance has been carried out to best practice and should certify that legal duties have been adhered to in writing to the Planning Officer. APPENDIX D ADDITIONAL GUIDANCE Cornwall Council Guidance Documents: Place based plans Green Infrastructure: Landscape character Cornwall Landscape Character Assessment Best Practice Guidance 2011 Cornwall landscape character Best Practice Guide Adopted by Cornwall Council on 15th June Biodiversity and geological conservation Planning Good Practice Guidance for Cornwall - November

34 Historic Environment Officer From: Ratcliffe Daniel Sent: 26 February :31 To: Marsh Tim Cc: Cornwall Planning Subject: RE: PA14/ Rickards Fields Scoping Opinion Dear Tim Thanks for consulting the Historic Environment Advice team on this scoping opinion request. The proposal submitted for consideration of EIA scope consists of plans for a supermarket, car park, housing area and park and ride. These developments, if consented, are likely to involve substantial ground disturbance of a site in excess of 16 hectares. The Cornwall and Scilly Historic Environment Record (CSHER) indicates a number of sites which will be directly affected by development. These include, MCO31880 WEST LANGARTH FARM - Prehistoric enclosure, Undated enclosure This feature cannot be conclusively dated as no intrusive evaluation has been made its form and location is consistent with prehistoric enclosures known in similar landscape contexts across Cornwall County Council MCO WEST LANGARTH FARM Medieval Trackway, Post Medieval Trackway A short section of bank and ditched trackway with associated field banks, was seen as cropmarks and mapped from vertical aerial photographs. The trackway appears to be an extension of an extant track which is marked on the current edition OS map (b1) and is therefore likely to be Medieval or Post Medieval in date. MCO MCO31886 GREENBOTTOM - Modern military camp. The western extent of a linear encampment of pyramidal tents is shown on US Army aerial photography of this site dating to the spring of This is likely to represent part of a D-Day marshalling camp thought to have provided temporary mustering for up to 2800 US Army personnel in advance of the invasion of Europe in June Excavations at another part of this site in 2011 (Passmore 2011) demonstrated the survival of slit trenches dug as a standard procedure on these sites. A number of scheduled barrows are noted as lying within 500m of the site to the north, west and south of the potential application

35 site. Intervisibility between such sites is a key consideration in the assessment of their setting. Policy Context NPPF P128 states In determining applications, local planning authorities should require an applicant to describe the significance of any heritage assets affected including any contribution made by their setting. The level of detail should be proportionate to the asset s important and no more than is sufficient to understand the potential impact of the proposal on their significance. As a minimum the relevant historic environment record should have been consulted and the heritage assets assessed using appropriate expertise where necessary. Where a site on which development is proposed includes or has the potential to include heritage assets with archaeological interest, local planning authorities should require developers to submit an appropriate desk-based assessment and, where necessary, a field evaluation. Recommendations At present there is insufficient evidence to support the assertion within the scoping document that the current evidence suggests that while archaeological deposits may survive in localised areas the significance of the archaeology is not such that it would require preservation in situ and does not therefore, present a constraint to the principle of development. or that there would be no direct impact from proposed development on [scheduled] monuments or their associated settings. As the archaeological potential of the site remains largely untested we would recommend that this would be a case where field evaluation by geophysical survey and trial trenching (as with other sites in the Threemilestone area) would be proportionate. This would enable us to make informed recommendations on the appropriate management of such remains, which may include excavation in advance of construction, preservation in situ through informed design solutions or a combination of the two. It would also enable the applicants to better manage the archaeological risks associated with proceeding with development whilst insufficient information about the potential liabilities involved. I trust the above is clear and straightforward. We would be happy to engage in any further discussion either at pre-application or determination stages. Many thanks Dan Ratcliffe MA MIfA Historic Environment Advice Team Leader (Central) Historic Environment Service Cornwall Council

36 Environmental Health Officer Memorandum From: Stephen Whitehurst, Environmental Protection To: Tim Marsh, Planning & Regeneration Date: 26 February 2014 Extension: My ref: SR14_ Please quote the above reference on all correspondence Your ref: PA14/01118 PA14/01118 EIA Scoping Opinion request for proposed supermarket, up to 250 residential units and up to a 600 space park and ride transport hub Land At Rickards West Langarth Farm Penstraze Chacewater Truro Cornwall TR4 8PH Nuisance noise, dust and light Environmental Protection are aware that a number of wind turbines are either constructed or consented in the area and as such consideration should be given to this to ensure that the amenities of the future residents are not affected. I refer to your request for comments relating to the likely nuisance through noise, dust and light from the above application. This department has no objections to the proposals as detailed in the application, in principle, however, we feel that the permission should be conditioned to control the construction in the interests of residential amenity as below. Mitigation measures for construction and demolition activities will be implemented by the contractor under the general requirement of Best Practicable Means as defined in Section 72 of the Control of