final camborne amended 15042010 - home page - …€¦ · 8.0 enhancement historic architectural...

Building maintenance

The focus of Conservation Area measures is on

times of change – proposals to develop or alter buildings, or to change the landscape and

planting. However, the quality of a Conservation Area depends as much on everyday care and

maintenance: whether the footways are weeded, gutters and drains cleared; old notices removed

and buildings repaired. People generally recognise the need to redecorate their houses or premises,

but they often feel less responsible for the public face of their buildings and the streets where they

stand.

Although measures such as the THI grant scheme

have been useful in addressing the question of maintenance and enhancement through targeted

interventions to improve particular buildings, community action can also reap rich rewards,

particularly in residential areas. Elsewhere in the country there are useful examples of grassroots

schemes for street improvements, such as the DIY street projects managed by SUSTRANS. The aim is

for individual building owners to look after their buildings and to help people to become involved.

PRINCIPLE: Within the centre, funding could be

sought or allocated for an annual ‘spring clean’ to clear and mend gutters, remove unwanted

posters, wires etc., and to alert owners to maintenance problems.

The involvement of local community and trade

organisations should be sought where possible. In other towns the local fire service has been

deployed to help clear gutters as a joint PR exercise; this could be repeated to good effect in

Camborne.

ACTION: In residential areas, the Local Planning

Authority should encourage residents to carry out collective maintenance of their properties and

common areas. A leaflet outlining possible collective DIY measures, including practical advice,

would be an incentive for that line of action.

Guidance should also be produced on the benefits of retaining original garden walls, gates and rail-

ings as well as how best to facilitate sustainable drainage. The later is relevant to overpaving

green garden areas and removal of garden walls.

Camborne Conservation Area Appraisal 51

8.0

Enh

ancem

ent

March 2010

8.0

Enh

ancem

ent

Historic architectural detailing

There still remains a good selection of historic buildings within the Conservation Areas with a

decent survival rate of original architectural features. However, replacement roof tiles and

windows have damaged the character of some properties, while replacement soffits and other

details have resulted in the loss of historic fabric.

PRINCIPLE: Historic architectural details (as discussed in the Appraisal) are to be retained.

These may include: sash windows (see also below), stone detailing, elaborate porches, slate

hanging, carved gable-end details, historic front walls, four/six-panelled doors on Victorian

properties, vertical-panelled doors to cottages, and

chimneys. If replacement is essential, this should match the original as closely as possible in terms

of material, style, colour and form.

Stonework should not be painted or rendered

except where this is already the case.

Where roofs are replaced, a close match with the existing materials should be found. Generally this

will mean slate. Metal clip fixing should be avoided.

Chimneys should be retained. Blocked, capped and removed chimneys not only detract from the

appearance of the Conservation Area but also can lead to internal damp/ventilation issues.

The back areas of properties are often the oldest

part of historic buildings and wholesale changes to these areas should be resisted. Some rear

areas and frontages to properties are at risk through curtilage parking.

PRINCIPLE: The Local Authority should look

carefully at proposals to demolish rear walls and outbuildings and discourage the creation of parking

areas within front gardens. Where possible it should not implement new policies towards street

parking which would stimulate the further loss of front gardens.

ACTION: Subject to a review of policy, resources and further local consultation, Article 4 directions

removing permitted development rights should be implemented and enforced.

Windows, gutters, and rooflights

Well-intentioned works, such as the replacement of

degraded historic windows or gutters with uPVC items, can often damage the character and

appearance of a Conservation Area whilst – in the longer term – being environmentally

unsustainable. Within the existing Conservation Area, a good number of original sash windows

survive on commercial buildings although there have been some replacements in the case of

residential properties.

PRINCIPLES: The Local Planning Authority should prepare a leaflet outlining the benefits of sash

window repair and refurbishment as a practical,

efficient, sustainable and character-retaining alternative to uPVC replacements.

Where skylights are required as part of loft

conversions, these should be located on rear or side elevations, and should be of traditional design.

ACTION: Subject to a review of policy, resources

and further local consultation, Article 4 directions removing permitted development rights should be

implemented and enforced.

Public appreciation and tourism

Camborne already makes provision for visitors,

with an informative town trail and is well known for Trevithick Day. The international historical

importance of the town, especially in terms of mining and engineering could be exploited further.

It is important that local people, key partners and stakeholders fully understand the significance of

their surroundings if they are to play their part in the long term protection and enhancement of the

area.

Camborne falls within the Camborne Pool Redruth Area where a key partner is the Urban

Regeneration Company (URC), Camborne Pool

Redruth Regeneration. It is important that the historical significance of the Conservation Area is

fed into all major emerging development proposals in these areas. The importance of heritage led

regeneration in these areas should not be overlooked and the production of design briefs for

major schemes within the Conservation Areas should be encouraged to raise awareness of the

significance of both areas.

The Council has already adopted supplementary planning guidance in the ‘Building Design Code for

the Camborne-Pool-Redruth Area’ which is derived following public consultation on the Urban

Framework Plan and extensive consultation with

community groups.

Some degree of change is inevitable in Conservation Areas and the issue is often not so

much whether change should happen, but how it is undertaken. Owners and residents can minimise

the negative effects of change by employing skilled professionals when preparing development

proposals and by avoiding unrealistic aspirations.

52 Camborne Conservation Area Appraisal March 2010


8.0

Enh

ancem

ent

PRINCIPLE: The local authority will ensure that

information on the historical significance of an area is readily available and easily accessible in order to

work with local communities.

The Council will take steps to explain its planning decisions where they are contrary to the advice of

town and parish councils.

ACTION: The local authority will ensure that planning and development briefs are produced for

all major development schemes in Camborne Conservation Area.

The role of Historic Environment Champions

English Heritage is keen to see Historic Environment and Design Champions promote

conservation and design issues in each local authority. These are preferably elected councilors,

but can be senior officers.

PRINCIPLE: The local authority will continue to support the roles of the Historic Environment and

Design Champion and provide training opportunities for them

Key Development Sites

An Urban Framework Plan for Camborne, Pool

and Redruth 2001-2011 identified a number of site regeneration opportunities in the area and

potential to access EU funding. Site opportunities were consulted on and subsequently rationalised

through the CPIR Area Action Plan process in 2008 and 2009 which proposes a number of

strategic site allocations in the area.

In the Camborne area a significant site within the Conservation Area is at Trevu Road (H3) near

the rail station.

There are also a small number of other potential

smaller redevelopment housing sites within the Conservation Area which are not specifically

identified in the AAP but which may come forward in the future.

A further potential site of note within the

Conservation Area is the existing Bus Depot. While it is not a proposed AAP allocation it may

be a potential key town centre redevelopment opportunity if a viable proposal was to emerge at

some future point.

The EU Objective One funding programme ended in 2008 although opportunities remain through

the Convergence Funding programme until 2013.

The public and private sector are involved in bringing forward schemes in the wider Camborne

area.

A heritage led approach should be central to any key redevelopment schemes within or adjacent

to the Conservation Area. Clear guidance would be needed in relation to key sites for example

the Bus Depot where the character differs significantly from the surrounding area.

Aerial view of Camborne

March 2010

8.0

Enh

ancem

ent

54 Camborne Conservation Area Appraisal

Town Centre Health Checks

In 2004 the Council and URC produced a retail

study for the Camborne Pool Redruth area and the rest of the district. This provided valuable base-line

information about the trading position of the centers, their inter-relationships and the threats

and opportunities for the future. The study showed that a significant amount (approximately 70%) of

comparison goods trade is lost from the towns to other centres. It shows the urgent need to address

this trade diversion and claw back some lost trade and raise market share. There is also much

pressure to convert existing shops into residential accommodation, which, if implemented, will affect

the balance and appearance of the streetscene.

Action: The local authority will regularly update the

retail study and pursue schemes to address any identified problems.

Camborne, Roskear and Tuckingmill

Townscape Heritage Initiative (THI)

The THI commenced in January 2008 and will run until January 2013 with a grant expiry date of

January 2011. The scheme funds quality traditional repairs to targeted historic properties in each

Conservation Area.

Action: The local authority should continue to support and promote the THI.

Photographic library

As part of the THI management, archive

photographs and maps are being compiled to

inform future schemes. This process could be maintained beyond the THI to highlight the historic

importance of the areas.

Action: Maintain photographic library of area.

Work in progress at 8 Trelowarren Street (top) and the Old Firestation, Trevenson Street (bottom), with grant aid from the Camborne,

Roskear and Tuckingmill THI

March 2010


8.0

Enh

ancem

ent

Archaeology and

Historic Settlement

There are two principal aspects to the

archaeological potential of the Conservation Area. Firstly, deposits around the church and market

place may yield information about its possible prehistoric origins, its suspected early Christian

importance, and its evolution as a market centre, all of which underpin the current morphology,

character and indeed appearance of the Conservation Area.

A second strand of archaeological potential lies in

the significant industrial remains that may clarify

the development of mining, and industrialisation (especially engineering) in this area and the

related urbanization of the town. Evidence may be available in the town’s archaeological record of all

phases of development from the earliest prehistoric exploitation, through medieval tin

streaming to 19th century deep mining.

It cannot be assumed that all sites of

archaeological potential in the town have already been identified (for instance in the County Historic

Environment Record), every part of the designated Conservation Area is likely to include important

archaeological potential, both in terms of the surviving built fabric, the layout of plots and

property boundaries and the street pattern, as well as the below-ground archaeological evidence. The

earlier settlement core (church town - market place) may have surprisingly complex and deeply

stratified deposits.

The importance of the historic and archaeological

character of the historic core (i.e. the Conservation Area) is already recognised by existing

designations:

• the local list of towns and villages of historic origin (paragraphs 4.33-4.38 of the Local

Plan)

• target historic towns for CISI and CSUS

projects

• the whole historic town, as defined by the

2002 CISI report is within the World Heritage Site nominated site for Camborne-Redruth as

an historic industrial settlement

A medieval cross located at the Donald Thomas Centre,

Chapel Street.

March 2010

8.0

Enh

ancem

ent


World Heritage Site Implications

The Camborne Town Centre Conservation Area

occupies only the core of the historic town (WHS Policy C4), included within the Cornish Mining

World Heritage Site nomination document and management plan. This has implications for historic

settlement status and archaeology. There are further implications for individual sites and

buildings types. The Holman’s complex by the railway is named as a key industrial site (WHS

Policy C3), and Rosewarne and Parc Bracket are indicated as great houses/gardens associated with

industrialists (WHS Policy C6).

The World Heritage Sites (including the whole of the Conservation Area) are a material

consideration in the spatial planning process and

are referred to in PPG15 (paragraphs 2.2.2-3)

The World Heritage Site description does not preclude further designation of individual sites, nor

does it assume that all such sites have so far been identified. Specific sites and building types which

are of importance to the whole WHS framework have been identified here.

Mine sites Mostly outside the Conservation Area, but there is archaeological potential for early

mining sites in Rosewarne park; in the development lands west of Fore Street (School of Mines site); at Camborne Vean (just north of railway) and Camborne

Veor (just south of railway), and in the lane east of North Road.

Manufacturing

sites specifically related to mining

Holman’s no. 3 works. Now the most important surviving manufacturing site in the

town and in the conservation area. The importance of Holman’s not just to Cornish mining, but perhaps even more so to world mining cannot be underestimated. The

proud lettering on the railway-side wall tells its own storey. The manager’s house/complex should be regarded in the same way as a major counthouse on a major

mine (e.g. Dolcoath).

Also archaeological and building fabric evidence of former mining and earlier

foundry sites. (Burgess’s & Sara’s (Station) Foundry)

Tehidy Road/Rosewarne; archaeological potential (and in built fabric of houses/

walls etc.) for workshop/industrial use related to Trevithick and development of steam traction.

PRINCIPLE: The World Heritage Sites will be a

key material consideration to be taken into account in determining planning and listed

building applications.

March 2010


8.0

Enh

ancem

ent

Transport infrastructure,

especially related to mining & industry

Turnpike: - linked industrial and mining centres as well as settlements;

Roskear Road/Centenary Street/Trevenson Street all products of road improvements and engineering. Trelowarren Street/College Street were

new roads.

Railway: built initially as a mineral railway (Hayle Railway 1834-7), with

branches serving local mines, this was one of earliest in Cornwall/Britain. In continuous use as mineral line as well as for passenger traffic

(1841+). Sites include Station and crossing complex, smithy/office, goods shed (Magnet).

Industrial housing Mostly outside the Conservation Area, but some stretches are included –

Vyvyan Street, upper Trelowarren Street, Victoria Street.

Iconic industrial community

buildings, Chapels (and attendant Sunday Schools)/

Institutes especially

Century Chapel, Camborne Wesleyan, Methodist New Connexion, Bible

Christian, Methodist Mission Room, Tehidy Road.

Trelowarren Street Anglican Mission (former Magistrates Court) – part of

Anglican fight-back set deliberately amongst the working streets.

Roman Catholic Church (a direct result of the large numbers of Irish

workers brought in to work mines in mid 19th century).

Former Literary institute, Josiah Thomas Memorial hall (former Working

Men’s Institute), Smith Institute.

Mine owners, managers and

entrepreneurs

Gladys Holman House and grounds (Harris family); Parc Bracket house

and grounds (Arthur Woolf); Trevu house and grounds (Bickford Smith); Redbook house and grounds (Bickford Smith); Tregenna Villa (currently

outside Conservation Area – Holman).

Other sites

Camborne Community Centre – the former Basset/Tehidy Estate office

from which one of the greatest industrial empires in Cornwall was run- the symbol of the wealth and influence of both the industry and the

family.

Burial Grounds. Both the parish churchyard and the Century Chapel

burial ground contain numerous graves and monuments to anonymous miners, and to the great families. The Century burial ground in particular

is full of monuments to some of the greatest names in Cornish industrial history.

Statue to Trevithick

St John The Baptist Catholic Church, Trevu Road

Camborne Railway Station

March 2010


9.0

Pro

tectio

n &

Enfo

rcem

ent

9.0

Protection & Enforcement

This section considers how the character and

appearance of the Conservation Area can be protected by statutory and local means.

Conservation Areas

Conservation Areas are defined by Planning Policy Guidance 15 as ‘areas of special or architectural

interest, the character or appearance of which it is desirable to preserve or enhance’. In this respect,

the designation of conservation areas is intended to ensure that policy addresses ‘quality of

townscape in its broadest sense as well as the protection of individual buildings’. Factors such as

the layout of boundaries and thoroughfares, ‘mix’

of uses, the appropriate scaling and detailing of contemporary buildings, and the quality of

advertisements, street furniture and shop fronts are therefore all important. Controls are also

placed on the lopping and felling of trees, for which notice to the local authority must be given by

property owners.

Conservation Area consent is required for the total or substantial demolition of any unlisted building in

a conservation area, subject to various exceptions related to the size of the building in question. The

2008 Heritage Protection Bill proposes that this consent be merged with planning permission.

The Kerrier Local Plan (Revised Deposit Draft with Summary of Pre- Inquiry Changes) also places

restrictions on development within and close to the Conservation Area.

ACTION: In order for the principles in this

document to be enforced and implemented, the Management Strategy should be linked to policies

in the emerging AAP and LDF adopted as a material consideration

Existing statutory designations

The existing statutory designations within the Conservation Area are detailed in the Conservation

Area Appraisal. Camborne has 34 listed structures (to be renamed ‘Legacy Listed Buildings’

under proposed legislation) within its central core. All are listed at Grade II. Such designations carry

the requirement to secure Listed Building Consent (the 2008 Bill proposes that this be renamed

‘Heritage Asset Consent’) for works, in addition to planning permission.

Locally-listed buildings

Local Authorities have the power, through the

Local Planning Framework, to include buildings on a local list and to develop policies to protect these

buildings from inappropriate change or development. Furthermore, the Heritage Protection

Bill requires local authorities to create a list of significant local buildings as part of their Historic

Environment Record, building on the existing Sites and Monuments Records.

Although these buildings have no statutory desig-

nation, their inclusion in a local list can be a ma-terial

consideration when determining planning applications. In some cases, it may be appropriate

to serve an Article 4 direction to remove permitted development rights & thus to secure the building.

The Conservation Area Appraisal identified a

number of significant but unlisted buildings. They have been chosen either as important local public

buildings, or as being especially fine/intact examples which would merit careful handling. It is

recommended that they are added to a local list.

Extensions to the Conservation

Area The Appraisal proposed that the Conservation Area be extended into the commercial core, Camborne

Cross, Basset, Rosewarne and Trevu areas.

ACTION: The Local Planning Authority should extend the Conservation Area boundary as detailed

above.

ACTION: The Local Planning Authority should develop and publicise a local list of buildings, using

the list of buildings identified in the Conservation Area Appraisal as a starting point. The local list

should be periodically reviewed. A local list should also be produced for significant gardens within the

Conservation Area.

Unlisted buildings

Planning Policy Guidance 15 states that there

should be a presumption in favour of the retention of unlisted buildings (whether locally-listed or not)

that make a positive contribution to the character

or appearance of a Conservation Area, and advises that any proposals that include the demolition of

such buildings should be assessed against the same broad criteria as proposals for the demolition

of a listed building. The quality of a replacement building may be taken into consideration in such

cases.

March 2010


9.0

Pro

tectio

n &

Enfo

rcem

ent

Article 4 directions

A direction under Article 4 of the Town and Country Planning (General Permitted

Development) Order 1995 may be enacted to preserve the character or appearance of the

conservation area, or part of it. In normal circumstances, small alterations of a kind that are

generally acceptable are automatically granted planning permission, and are known as ‘permitted

development’. However, such alterations – such as the replacement of windows or painting of a

stone elevation – can have unfortunate consequences in the case of sensitive buildings or

areas. An Article 4 direction restricts the right of

landowners to carry out such works. It is not that development cannot be carried out, but that it will

no longer be automatically permitted.

It is tempting to propose a blanket Article 4 (2) direction for all unlisted residential properties

within the Conservation Area. Such directions, however, require additional resources on the part

of the Local Planning Authority and so may be problematic to enforce. Some areas have already

seen such alteration (in terms of replacement windows and indeed roof slates) that their overall

appearance has been adversely affected. Article 4 (2) directions are therefore only

recommended for a small number of streets that

are exceptional examples of their type, are not currently protected, and which have a high public

presence.

The following street sections are recommended for Article 4 (2) directions;

• To protect original shopfronts, recessed

doorways, mosaic floors and curved oriel windows in upper floors

• To protect original shopfronts, recessed

doorways and mosaic floors

• To protect original garden walls, doors and

windows, chimneys and prevent installation of solar panels

• To protect original garden walls, doors and windows, chimneys and prevent installation of

solar panels

• To protect original doors, windows and chimneys and prevent installation of solar

panels

• To protect original garden walls, doors and windows, chimneys and prevent installation of

solar panels

ACTION: Subject to a review of policy, resources

and further local consultation, the local authority

should seek to enact Article 4 (2) directions for the properties listed above, and should produce Guid-

ance Notes for the owners/residents/users of these properties that outline the implications of

the directions. North Parade

Commercial Street

March 2010


9.0

Pro

tectio

n &

Enfo

rcem

ent

Sustainability

Although the buildings in the Conservation Area are all exempt from Part L of the Building Regulations,

every household and business occupying these buildings and Kerrier District Council has a moral

obligation to do as much as they can to reduce their energy consumption and carbon emissions to

target climate change. This said, a balance must be struck between measures to reduce energy use and

the need to preserve the character and appearance of the Conservation Area.

Pre-1939 buildings are often ‘low-energy’ in their

very nature, having being designed to make

maximum use of daylight, to retain heat in winter and to be cool in summer in an age where electric

lighting and central heating were not widespread or indeed invented. Often the sustainability of these

buildings can be enhanced by considering the ways in which they were intended to be used, ventilated

and heated. Sash windows, for example, are extremely effective ventilators when used as

originally conceived, with the upper and lower halves opened to the same amount.

Fortunately, the most effective measures for

reducing energy consumption are those that require least intervention in the fabric of the

buildings and townscape, and often are not visible from outside the building. For example, attic roof

insulation is the best way to reduce heat loss from a building but cannot be seen externally and so

has no impact on the Conservation Area (except in the rare instances that the roof line needs to be

altered to install it). However, the installation of photovoltaic cells and wind turbines on buildings

can potentially have an adverse impact on the character and appearance of the Conservation

Area, and less interventionist measures to reduce energy consumption should be implemented before

microrenewables are considered. Compounding

this, micro-renewable energy generation is currently not very efficient and the production of

photovoltaic cells for example is energy intensive; renewable energy generation is substantially more

effective at the macro level, with, for example, large-scale off-shore wind farms.

Insulation. There is potentially a conflict between

the need for an historic building to ‘breathe’ (to prevent water particles from collecting, causing

damp and consequent decay) and the need for airtight buildings to prevent heat loss.

Insulation in the roof is most effective as a

significant proportion of heat can be lost here (1/3 of central heating); ventilators may be required in

the eaves, to ensure that the loft does not become damp once it is insulated.

However, adding wall insulation, even internally,

can cause unacceptable dimensional changes and the loss of historic features. Insulation of external

walls is also unlikely to be appropriate on listed buildings, and would need to be very carefully

designed to minimise the impact on the character and appearance of the Conservation Area when

proposed for unlisted buildings and is unlikely to be appropriate when the external walls are

unrendered stone.

Windows. There is a presumption in favour of the

retention of original windows. Draught-proofing windows and secondary glazing are very effective

low-interventionist measures to reduce heat loss. Reinstating internal wooden shutters where these

have been lost can also be very effective. Many windows in the Conservation Area have been

replaced with uPVC items, but although they reduce energy loss, these windows are not

sustainable, because they:

• are not easily repairable and have a limited life span (usually less than 20 years);

• have a high embodied energy (this is the energy used in manufacture);

• create pollution during manufacture.

The Local Authority should encourage residents

and businesses to replace uPVC windows with double-glazed replicas of the original window in

wood, to the original proportions; potentially this could be facilitated with grants. Such replacements

would have the additional benefit of improving the character and appearance of the Conservation

Area. The authorities should also promote the refurbishment of existing sash windows where

these remain, which may involve replacing

damaged window cords, repairing stuck sashes, removing rot, and draughtproofing.

March 2010


9.0

Pro

tectio

n &

Enfo

rcem

ent

Materials. The materials used to construct new

buildings and repair or alter existing buildings can have a significant environmental impact.

This partly relates to the embodied energy used in their manufacture, but also to the energy used to

transport them – building materials are usually heavy so this can be energy intensive. Ideally

materials should be:

• locally sourced

• renewable, sustainable sources

• low embodied energy

• free from ozone-damaging chemicals or gases

Frequently traditional materials, such as locally

sourced wood and stone, are the most sustainable. The manufacture of concrete releases carbon

dioxide.

Renewable energy. As explained above, measures to improve the energy efficiency of buildings

should be exhausted before renewable energy generation is considered. Micro-renewables are

expensive, are likely to be interventionist, and in many cases are ineffective. Ground source heat

pumps are unlikely to have an impact on the character and appearance of the Conservation

Area; although the potential impact on below-

ground archaeology should be considered. Photovoltaic cells, solar water heating, and wind

turbines are likely to have an impact on the character and appearance of the Conservation

Area and should be designed to minimise this; for example photovoltaic cells and solar water heating

are likely to be more acceptable on south-facing rear roofs than when visible from the street.

English Heritage guidance should be followed when installing micro-renewables in the Conservation

Area.

The impact on the setting of the Conservation Area should be properly considered when determining

the appropriate location for large-scale renewable

energy farms.

Transport. 27% of UK carbon emissions are from

transport, and much of that from vehicular traffic. Cornwall Council should promote low carbon forms

of transport, such as walking and cycling, and the use of public transport over cars. This should be

reflected in the design of the urban environment: pedestrians and cyclists should have priority over

vehicular traffic, and accessibility to public transport improved. Buildings at risk

The Local Authority currently has a comprehensive register of Buildings at Risk, and the Conservation

Area Appraisal identified a number of buildings deemed to be particularly at risk.

ACTION: The Local Planning Authority should

continue its system of monitoring and reporting buildings at risk or in disrepair. Repairs to such

buildings should be undertaken as a matter of priority and new uses found for them.

ACTION: Residents and businesses should be

encouraged to adopt low intervention measures to reduce energy consumption (e.g. roof insulation,

thick curtains, low energy light bulbs, energy efficient boiler, secondary glazing) before being

granted consent for more interventionist measures (e.g. replacement windows, photovoltaic panels,

solar water heating, wind turbines).

Guidance on the best measures to make historic buildings more energy efficient and on

microrenewables should be distributed by Cornwall Council, for example via the website and when

responding to planning applications.

There is a presumption in favour of retaining

original windows; they should be draught-proofed or secondary glazed to improve energy efficiency

rather than replaced.

There is a presumption in favour of replacing uPVC windows in historic buildings with double-glazed

wooden replicas of the original windows. Cornwall Council should investigate the potential of

providing grants to facilitate such replacements.

There is a preference for building materials that are locally sourced, from renewable, sustainable

sources, and manufactured with low embodied energy and without releasing ozone-damaging

gases.

Camborne Pool Redruth URC and Cornwall Council

should encourage businesses providing locally sourced materials. The URC could assist in the

reopening of local granite and slate quarries. The Council could include publicity for local building

materials when responding to planning applications.

The local authority should promote walking, cycling

and the use of public transport over cars. Design of the public realm should give priority to pedestrians

and cyclists over vehicular traffic where appropriate, improve accessibility of public

transport.

42 Trelowarren Street

March 2010


9.0

Pro

tectio

n &

Enfo

rcem

ent

Repair notices / urgent works

notices / Section 215 notices

Where buildings degenerate to a significant degree, a number of powers exist for local

authorities to remedy the situation. The powers include:

• requiring the owner of the building in disrepair to make it safe or demolish it under the terms

of the Building Act 1984 (a power which is modified for Conservation Areas so as to

prevent the loss of significant buildings)

• repairs under Section 54 of the Listed Buildings Act to make a listed building (and,

exceptionally, unlisted buildings in Conservation Areas) wind and watertight.

• a Section 215 ‘Untidy Site’ notice can be

served under the terms of the Town and Country Planning Act 1990, requiring owners

to improve the appearance of demolition sites

and other untidy land. Such notices can be served on buildings, and so are useful for

those which are ‘adversely affecting’ the ‘amenity’ of its area. They can also be used

creatively on heritage sites: for example, to reinstate an original wall around a site rather

than simply tidying the mess.

The simplest, cheapest form of action in the first instance may be for property owners and the local

authority to work together to secure guidance for appropriately-qualified specialists. The pursuit of

these matters by means of legislation can take a long time, sometimes years or decades.

Landmark buildings and views

Landmark buildings and structures are identified in the Conservation Area Appraisal. The key

landmarks are; Camborne Cross, Commercial Square and Market

Square.

The prevailing height of buildings in the town is two-three storeys. Although it is unlikely that a

town of Camborne’s size and status would be subject to pressure for taller buildings, proposals

for buildings of even two-three storeys should be considered carefully in terms of

their impact on views.

ACTION: New developments – even low-rise ones

should be considered in terms of their impact on views, in accordance with current English Heritage

guidance (Seeing the history in the view)

Reviewing development in the

Conservation Area

The development control powers which are available to the Local Planning Authority as a

result of listed building and Conservation Area designation are outlined in Section 2 and are

expanded upon in Appendix One of this Management Strategy.

ACTION: The Local Planning Authority should

periodically review properties in the Conservation Area to note any works to listed and unlisted

buildings which may have been made without the relevant consents. These might include the

conversion of front yard areas for car parking, or

the removal of boundaries (such as railings) which might be considered to be part of their curtilage.

View from Market Square

Market Square

ACTION: The local authority should consider re-

pair / notices / urgent works notices / Section 215 untidy site notices (as appropriate), where

appropriate. Relevant sites for such notices should be discussed and agreed with the local

Regeneration Group on an ongoing basis.

March 2010

10.0

Implementation

10.0

Imple

menta

tion


Local authority

Local authority

Local authority

Local authority

Local authority

Local authority

Local authority

with input from local partners

Local authority

with input from

local partners

Local authority

Local authority and local partners

The previous chapters have examined the

measures required to enhance and protect the Conservation Areas. This short chapter summarises

these measures and suggests an order of priorities. Due to the size and character of the Conservation

Area, the division of responsibility in caring for it is bound to be complex. However, this is a timely

moment to implement the proposals in this strat-egy, as they can be incorporated within the new

Local Development Framework and its associated documents.

Priorities have been devised as follows; High: urgent matters which require immediate

attention (within two years) to prevent degradation of the Conservation Area.

Medium: items which would help protect, manage

or improve the character and appearance of the Conservation Area, to be undertaken within two–

five years. Low: enhancement which would have a benefit,

but not an immediate priority. Actions arising from this Management Strategy

Adopting, monitoring and updating this Plan

This document has been subject to formal

consultation with elected Members, public and stakeholders and has been amended in light of

comments made (see Statement of Community Involvement). This document was not put to

Kerrier District Council for adoption as the

mechanism for adopting and making policy ceased as the creation of the new unitary Council

approached. This document should be ratified and adopted by the Council.

High

High

High

High

High

High

High

Medium

Medium

Ongoing

Within two years

Within two years

Within two years

Within 12 months;

ongoing monitoring

Within 12 months; ongoing

monitoring

Within 12 months

Within 12 months;

ongoing monitoring

Within three years

Within three years

Ongoing

Evaluate the principles set out in this document

and adopt as local policy

Ensure that the principles set out in this document are related to those in the AAP.

Adopt the Management Strategy as

material consideration Application and monitoring of Article 4(2)

directions to protect significant architectural and historic features; produce guide for

affected properties.

Add buildings identified in the Appraisal as being of local interest to a local list of

significant buildings.

Extend the Conservation Area to include;

Churchtown, Marketplace, Fore Street, the Commercial Core, Camborne Cross, the leafy

suburbs of Rosewarne and Trevu, as indicated in the appraisals.

Serve Repair Notices, Urgent Works, Untidy

Site Notices, where appropriate to agreed sites within the town.

Produce a manual for streetscapes in historic

areas of the town.

Inclusion and protection of views deemed significant in the Appraisal within the Local

Development Framework.

Monitor Buildings at Risk

Action Responsibility Priority Timescale

March 2010


Local authority

and local partners where

appropriate

Local authority and local

partners Local authority

Local authority

Local authority

Local authority

and local partners


partners

Local authority

Local partners


partners Local authority

and local partners


partners

Action Responsibility Priority Timescale

Monitor and enforce unauthorised changes to

listed buildings/changes to unlisted buildings which require permission by virtue of C.A.

designation.

Develop integrated wayfinding policy.

Carry out a full survey of existing tress and

ornamental landscapes.

New developments, even low rise, should be considered in terms of this impact on views.

Maintain photographic library of area

Produce planning and development briefs for

all major schemes in Conservation Areas.

Production/publicisation of guidance literature on historic detailing, windows, local materials,

community maintenance actions and sustainability.

Residents and businesses should be

encouraged to adopt low intervention measures to reduce energy consumption.

Annual community ‘tidy up’.

Weeding and maintenance to pavements.

Regularly update retail study and pursue

schemes to address any identified problems.

Continue to support THI

Ongoing

Within three years

Within three years

Ongoing

Ongoing

Within 12 months

Within two years

Ongoing

Within three years

Within three years

Within three years

Ongoing

Ongoing

Medium

Medium

Ongoing

Medium

Medium

Medium

Medium

Medium

Medium

Medium

High

Given that much of the management of

Conservation Areas occurs through the land-use planning process it is appropriate for the

Management Strategy to be ultimately adopted as a material consideration.

A new Cornwall Local Development Framework

team is working on a Core Strategy, bringing together previous saved and draft Local Plan and

AAP work. It is recommended that the Management Strategy element of this document, is

put forward for material consideration. The princi-ples in the Management Strategy would need to be

reviewed in line with policies in the adopted AAP and core strategy. A sustainability Appraisal will

need to be produced and Statement of Community

Involvement updated following a statutory period of public consultation.

It is important that the Management Plan is

reviewed within five years of its adoption. This review should monitor and asses how many of the

actions specified here have been achieved, or how they should be amended in the light of other

events. The review process should be accompanied by consultation workshops.

10.0

Imple

menta

tion

March 2010

10.0

Imple

menta

tion


1. Strategic thinking

Underlying much of this Plan is a strategic issue, namely the future role of Camborne. Attention

should be devoted to this question as a matter of priority and in parallel with the other actions

summarised below. It has been discussed in the ‘Uses’ and ‘Tourism’ sections of the Enhancement

chapter and encompasses the following actions, in which the local authority should take the lead:

• development of a retail strategy which

capitalises on Camborne’s historic commercial role and nodal position as a way to attract

further visitors and custom to the town centre.

• development of a tourism strategy which

emphasises the exceptional quality of Camborne’s nodal position, its good

transport links, its location within the World Heritage Site and an attractive landscape

generally, and not least its historic built environment.

• consideration of the creation, within the

central area, of flexible small business office units

• on an ongoing basis, assessment of

development proposals for non-central sites in

terms of their possible traffic/ commercial impact on the historic core. Where possible,

new retail/business uses should be located within the central area so as to add to its

economic diversity.

2. Development control and

enforcement actions

The first line of protection for the Camborne Conservation Area lies in development control by

the Local Planning Authority. This relates to demolitions and alterations to listed and unlisted

buildings, change of use, new developments in the

Conservation Area, other works affecting the streetscape, and the lopping or felling of trees. The

mechanisms of Development Control may be strengthened in various ways, with the following

being an order of priorities:

• extend the Conservation Area.

• the application of Article 4 directions to protect significant architectural and historic

features.

• the development of a local list of significant buildings.

• the inclusion and protection of views deemed significant in the Appraisal within the Local

Development Framework.

• the monitoring of Buildings at Risk.

• the serving of Urgent Works and Untidy Site Notices, if any become necessary.

March 2010

10.0

Imple

menta

tion

3. Enhancement actions

Proposals for the enhancement of the Conservation Area were set out in Chapter 8 of this Strategy.

Many of these should be addressed in a co-ordinated way within the next three years, but

also on an ongoing basis thereafter. These proposals can be arranged into groups as follows:

Public realm and green space. A number of

projects have been proposed for action by the Local Authority.

Signage

• Instigate procedures for the maintenance of historic street signs.

• Review and rationalise traffic signage and

markings in the town centre, possibly combined with public realm/street surface

changes to minimise the need for signage clutter.

• Review and rationalise pedestrian wayfinding

system

Street furniture and lighting. The need for an

integrated strategy has been discussed. Key enhancements, in order of priority, are:

• Review installation of control boxes, bus

shelters etc to avoid street clutter and inappropriate/insensitive design/location

• Investigate possibility of feature lighting to the

principle historic buildings.

• Review street furniture provision and lighting:

Production of guidance and advice. This strategy document has identified certain specific

areas where the production of guidance literature

would be beneficial:

• Design guidance relating to windows, roof-lights, doors, gable ends, guttering, etc, in

residential areas.

• Advice to the owners of properties subject to Article 4 directions.

Gap and opportunity sites. The Local Authority

should review the options and should seek appropriate new uses for these sites as a matter of

priority.

Traffic and movement

• Devise traffic management and parking

proposals which will enhance the character and appearance of town centre streets without

compromising the provision of essential on-street parking.

• In conjunction with the points laid down under

public realm, enhance pedestrian routeways leading to and through the Conservation Area.

4. Ongoing general actions

Maintenance. The proper maintenance of build-ings, street materials, and other features is crucial

to the long-term care of the Conservation Area. This area can be summarised under four headings:

Buildings – urgent maintenance. See above for the

orders which may be served in cases where work is urgently required to protect buildings.

Buildings: commercial – general maintenance

Removal of unwanted wires, posters etc from town centre buildings, reinstatement and repair of

missing drainpipes, gutter clearing, painting,

pigeon-proofing of ledges/ windowsills where necessary.

Buildings: residential – general maintenance

Guidance literature and other advice should be used to promote collective maintenance

neighbourhood ‘spring cleans’

Street surfaces Historic paving materials are a key feature of the

Conservation Area, for which special provision needs to be made as part of regular street

maintenance. The Local Planning Authority should offer guidance as appropriate and should

make maximum use of its powers under the New

Roads and Streetworks Act to inspect works by utility companies and to apply financial penalties in

cases of inadequate replacement.

New building. Development within or affecting the setting of the Conservation Area should be

reviewed against the criteria laid down in local and national planning policy to ensure that it will not be

detrimental to the area’s character or appearance.


10.0

Imple

menta

tion


Funding and resourcing

The preceding section indicates the extent to which the Conservation Area can be a shared

responsibility. Its management and enhancement will need input from local people, businesses,

Camborne Town Council & Regeneration Forum, the Local Authority and EU Convergence funding.

However, inevitably the principal burden in caring for it falls upon the Local Planning Authority, not

least because of the obligations placed upon it by the planning legislation. It is essential that the

authority commits adequate resources to enable it to exercise its powers and responsibilities. There

will be, as has been noted, a need for additional

resourcing, especially in the next five years, to carry out the recommendations of the Plan.

In recent years, Townscape Heritage Initiative

grants, administered by the Heritage Lottery Fund, have been a valuable source of finance for

Conservation Area enhancement projects. A THI grant is already having positive effects in

Camborne. Other possible sources of finance could include:

• developer funding through Section 106

agreements. There are well-established precedents for the use of such contributions

for improvements which are not directly

related or adjacent to the relevant development. However, it may prove difficult

to direct this source of funding to specific enhancement works in areas where there is

relatively little pressure for development.

• Owners of commercial or residential properties, in addition to their own funds, may

be eligible for grants for improvements or repairs, e.g. from the Architectural Heritage

Fund.

• Charitable trusts and government agencies

• Opportunities to carry out enhancement works

through the application of Section 215 Untidy Site notices. There are precedents for the

creative use of these notices to reinstate historic walls around sites as a way to improve

their appearance whilst also having long term heritage benefits.

March 2010


11.0

Bib

liog

rap

hy

11.0

Bibliography

Historic Sources

The principal sources for the historical analysis contained in this report have been:

The Cahill Partnership and Cornwall Archaeological

Unit, Cornwall Industrial Settlements Initiative. Camborne (April 2002)

The Cahill Partnership, Camborne Shop Front

Study (October 2004)

Nikolaus Pevsner and E. Radcliffe, The Buildings of England: Cornwall (Harmondsworth, 1970)

John C.C. Probert, Worship and devotion of Cornish Methodism (1978)

Cornwall Council Historic Environmental Service

(Kate Newell), Cornwall & Scilly Urban Survey, Historic Characterisation for Regeneration—

Camborne (June 2004)

Cornwall County Council, Camborne, Pool & Redruth, Historic Characterisation for Regeneration

(June 2005).

Discover Camborne Town Trail

Camborne Town Guide

Local Authority Reports

Kerrier District Council, Local Plan: revised deposit draft (2004)

Cornwall County Council, Cornwall Structure Plan

(2004)

Cornwall County Council, The Cornish Building

Stone and Slate Guide (2007)

Cornwall and West Devon Landscape Mining Partnership, Cornwall and West Devon Mining

Landscape World Heritage Site Management Plan, 2005-2010 (2005)

National Policy Documents

CABE/Office of the Deputy Prime Minister, Paving the Way (2002)

CABE/English Heritage, Building in context: new

development in historic areas (2001)

English Heritage, Streets for All: South West (2001)

English Heritage, Guidance on Conservation Area

Appraisals (2005)

English Heritage, Guidance on the management of

Conservation Areas (2006)

English Heritage, Conservation Principles: Policies and guidance for the sustainable management of

the historic environment (2008)

Planning Policy Guidance 15: Planning and the historic environment (1994)

Planning Policy Guidance 16: Archaeology (1990)

March 2010


Appen

dix

1

Appendix 1

Statement of community involvement

In order to create a robust document and gain

consensus amongst interested stakeholders and members of the local public, a rigorous consultation

process has been undertaken. Prior to the production of this document, the consultant team

met with stakeholders to gain their input into the project. More specifically, we asked stakeholders to

provide us with their local knowledge of the elements that make Camborne unique, and what

they feel will best lead to the preservation and enhancement of Camborne.

Subsequently an open session provided a chance

for people from the local communities to see the summary poster boards and the report. This

provided useful local input and highlighted key issues including particular concerns with traffic and

certain historic buildings in the town. Feedback forms were handed out.

This feedback has been carefully registered and

each comment or issue responded to by Kerrier District Council, prior to the change to the unitary

authority in April 2009.

A consultation event was held on 23rd February

2009. The draft reports were available for public download on Kerrier District Council’s website from

23rd February 2009 to the 13th March 2009, together with a questionnaire. The consultation

event for stakeholders was introduced and a walkabout to highlight key issues took place,

followed by much productive discussion. An interesting discussion took place which was a

chance to capture concerns and comments, and feedback forms also circulated for more detailed

responses and technical comments. Attendees included local councillors, officers of Kerrier District

Council, and local organisations. Amongst the issues treated to vigorous discussion were possible

extensions to the Conservation Area, traffic and

parking, and open space in/around the village.

March 2010

Respondent Comments Answers

Nola O’Donnell, Landscape Archi-

tect, KDC

Public Realm - Landscape

These sections are rather weak and there is inadequate mention of the significance of trees. This should be given much greater promi-

nence and should highlight the spatial quality of public realm for ex-ample, Commercial Square and its historic fountain. This was always

a public focus and has been enhanced in a way which reclaimed it back from vehicles and parking and makes it more useable and much

needed civic space. A quality it had before the advent of the motor car. On page 45 it is claimed that public realm schemes such as the

Commercial Square break up the townscape and limit access. This should be carefully qualified. The spaces are positive and valuable

and visually form a continuum. Only vehicle access is limited. Previ-ously this space was clogged with parked cars. It is really ‘strength’

not a ‘threat’.

Not sure of meaning of ‘polite’ as a physical description. This is not a

usual descriptive term. What exactly does it mean?

Significant gardens and private grounds have not been sufficiently highlighted. These should be local listed and described as an evi-

dence base to ensure protection. The most important gardenscapes are the large suburban gardens of detached houses along Pendarves

Road, Bassett Road and Trevu Road, the urban frontages Trelawney Road, and rear long gardens of terrace housing from Centenary

Street to Carnarthen Street. These linear gardens are of particular historic interest for their intended function as vegetable allotments

tied to housing. Private gardens and grounds are vulnerable to de-struction through development as government housing policy is

geared toward increasing density and this has resulted in so called ‘garden grabbing’. Every effort should be made to retain and protect

such spaces from loss as they are essential to the verdant quality of

the townscape. If possible measures should be put in place to target significant gardens under threat as suitable for preservation through

public acquisition for conversion as public spaces.

Significant grounds include the Gladys Holmen House grounds which are vestigial of the Rosewarne Estate, Lowenac Hotel, The

Grange ,Redrbrooke, Parc Bracket, Trevu House and the old grammar school on Trevu Road, the grounds of residential nursing homes

along Pendarves Road and the enclosed graveyard to the rear of the Centenary Chapel. This is of particular value because of its seclusion

and tranquil quality.

Stakeholder Responses from workshop held 23rd February at Wesley Chapel, Camborne

Text added to Appraisal


Appe

ndix

1



Nola O’Donnell, Landscape Archi-

tect, KDC

Publicly accessible privately owned areas include Camborne church-

yard and cemetery and the adjoining Spinney. There are no municipal owned spaces within the conservation area though

Camborne Park is within walking distance. There is a distinct need to provide more pocket park type public spaces within the conservation

area.

Significant trees are to be found in the aforementioned gardens and grounds both public and private. They are of particular importance

as they confer the prime quality value to leafy suburbs. Urban street trees are relatively sparse in Camborne but are found along Welling-

ton Road and Basset Road. The existing street trees are in maturity and are rather ad hoc in their positions and spacing yet still provide

an important feature. There is little scope for adding tree to streets but this should not be seen as a negative as tree lined streets are not

a significant part of the traditional urban structure of Camborne. Any

future street tree planting would be subject to modern standards related to proximity of utilities and risk of damage to buildings. Most

trees are in private ownership and this may present a problem for their management and preservation as a deliverable objective unless

supported by grants.

There is a clear need for a comprehensive audit of significant trees within the Conservation area and it is recommended that a full

inventory be compiled as a management tool and to inform on any future enhancement projects. Every effort should be taken to retain

significant trees where practicable and there needs to be an assessment on potential mechanisms to aid their retention and

management. Their asset worth also needs to be formally documented as part of this process.

Residential frontage and gardens – potential loss of amenity Front gardens and associated walls are subject to threat of destruc-

tion from the desire to provide services area and parking along residential roads. It is recommended that significant front garden

walls and gate posts be covered by Article 4 directions particularly along College Street , Basset Street, Wellington Road, Trelawney

Road and Tehidy Road. Loss of front gardens also contributed to surface water runoff and

could potentially increase risk of localised flooding. The desire for householders to pave over their gardens should be restricted or

moderated to ensure that surfaces used allow for sustainable drainage through infiltration / percolation.

Proposed extensions to the boundary of the Conservation Area.

The extensions as shown are supported.


Tree Survey included in Management

Strategy


Article 4 (2) directions proposed to

include garden walls


Appen

dix

1

March 2010

Question Respondent Comments Answers

What are Camborne’s strengths? 1

Flat. Well kept old buildings. Good public transport links, close to A30. Space – not closely packed. Bene-

fits from recent investment. Cleaning pavement. Doors important.

2 Small ex-mining market town. Some nice shop

fronts. Good community groups/conservation bod-ies. Good railway station/bus station.

3 Good geographical position. Town is flat. Well

served by public transport. Rich industrial heritage.

4 Beautiful buildings

5

Gardens. Granite. Large buildings. Wide roads.

6

Sporting aspects of community rugby, cricket & leisure

centre.

7

Rail and bus stations. Good local shops. Camborne’s

bands. Good food outlets.

8

Good town. Rugby connection. The Square.

9 Many old buildings have been well kept. Mainly

level walking making the town accessible on foot. Recent THI & public realms investment. Good public

transport links.

10

The feel of strength when you’re at the bottom of the

hill. The lane/road network. Connection with the mine.

11

Being a central location for bus travel to Truro, Fal-

mouth and Penzance

12

Kerrier District Council. Schools.

Public responses to Questionnaire and Feedback Form

Appe

ndix

1



Phil Coplestone – Historic Environ-

ment, CCC

Thank you for sending us the draft Camborne Conservation Area and

Tuckingmill & Roskear Conservation Area appraisals for our comments.

We have now had a look through these and we are pleased to see

the need for extensions to the Conservation Areas has been recognised, as is the archaeological and World Heritage Site

significance. These should prove useful documents in the protection of the historic heritage of the Camborne, Tuckingmill and Roskear

areas.

Simon Ramsden, English Heritage Thank you for emailing copies of the initial drafts of both the Cam-

borne Town Centre Conservation Area Appraisal and the Tuckingmill & Roskear Conservation Area Appraisal and Management Strategy

(although their titles are slightly different, they both appear to include Management Strategies?).

Both these documents appear to be wide ranging and well

researched. They contain many (if not all) of the elements one would expect to find in such documents, and they are to be commended.

The commitment to reviewing, and revising, these documents on a regular basis is also to be applauded. As you no doubt recognise,

these are important tools in the dynamic management of the historic environment, rather than static, paper-exercises; one would hope

that this is sufficiently well recognised to enable sufficient funds to be devoted to, not just the future review of these documents but also,

the support of the recommendations contained in the management

strategies.

Whilst we do not possess your intimate, local knowledge of these conservation areas, we would offer the following general comments,

mostly on format.

Where historical maps are included (especially at different scales) it can be useful to indicate the proposed conservation area boundaries,

to help orientation.

The section on p21 of the Camborne Town Centre CA relating to Holman Bros appears to require some editing to improve readability.

The definition of the different grades of listed buildings (p 26,

Camborne Town Centre CA) may require some reconsideration. The

map on p27 does not appear to have a key and it is unclear what the dotted lines indicate (extensions to the CA, as indicated later in the

document).


Amend Appraisals

Reword

Add key to map

Appe

ndix

1



Simon Ramsden, English Heritage As with other maps, for certainty, it may be worth indicating those

buildings which are considered to contribute positively to the CA, rather than listed, potentially locally listed buildings, and those

buildings which are negative features.

The numbered key views in maps (e.g. Camborne Town Centre CA) do not appear to be reflected in the text. On p.29 Camborne Town

Centre CA, there appear to be some repetition between columns two and three.

With regards to the management and enhancement strategies, we

would recommend that consideration be given to regular liaison and defined working with different council departments (e.g. highway,

refuse, etc) to contribute to specific schemes. The council (either as districts or as a unitary) has significant abilities to implement

improvements to CAs, other than just through its statutory planning

responsibilities.

The use of a photographic record of buildings is recommended (e.g. p 52, Camborne Town Centre CA) as a useful tool to measure the

effectiveness of any management strategies, as well as to aid any potential enforcement cases.

References to the 2008 Heritage Protection Bill (Protection and

Enforcement) may need to be re-edited in light of the unfortunate delay to the Bill.

Section 10: Implementation. We would recommend that any known,

or suspected, infringements of planning legislation be investigated and, if appropriate, pursued.

Tuckingmill & Roskear CA: in the contents Section 7 appears as Enhancements, however, this is incorrect. In the introduction there is

no useful summary of the previous history of designations and amendments to the CA. It might also help to define Article 4

Directions, for those not fully conversant with this management mechanism.

I hope these comments are of some use, and will help to refine what

are already highly commendable appraisals and management strategies


Amend maps

Add to text

Add to text


Appen

dix

1

March 2010


Tim Kellet, Urban Designer, CPR

Regeneration

REGENERATION CONTEXT

The URC does not have £150 to invest! This is a total

misrepresentation of the funding partnership roles which should be clearly known by the Council since it is a funding and founding

partner of the URC.

The Princes Foundation does not work in co-operation with the URC.

The URC developed regeneration strategies and working with both private and public sector partners has enabled a number of projects

from the UFP to be developed in this area.

ENHANCEMENT PUBLIC REALM

This does not refer to the standards tested and applied in the Public Realm Scheme which should be considered as an established

standard to replicate in new schemes.

THREATS

Commercial square seems to be implying public realm schemes can be a threat. That wont go down too well with the town and

councillors. That particular scheme undertaken several years ago has been modified in the current public realm project to open it up to the

street beyond.

Remove reference to Pool as an “out of town” development. Camborne is hardly marginalised in the conurbation – it is the

strongest element, in terms of population, retail etc.

KEY DEVELOPMENT SITES

This is out of date and mis-represents funders/delivery agencies. The Objective 1 funding programme has ended so it is no longer

worth referring to EU funding identified in the Urban Framework Plan. The current convergence programme is different with different

priorities and targeted projects. Other private and public sector teams are bringing forward these sites.


Appe

ndix

1


Amend text

Amend text

Amend text

Amend text

March 2010


Tim Kellet, Urban Designer, CPR

Regeneration

It should be noted that the proposed extension includes the key

development site at the Bus Depot. Too many constraints placed on the bus depot site by inclusion in the CA may make this marginal

development opportunity even more unviable. This will lose opportunities for considerable enhancement opportunities in the

centre of the town. It is a threat if not managed well An extension to the CA here really should be accompanied by some very clear

guidelines. The Bus depot site is not part of the workers housing, it is distinctly different in character and would not justify inclusion on its

own. For the sake of future opportunities any recommendation to include must include some clear directions to reflect this and take a

more flexible approach to allow a viable redevelopment.

The last para refers to ‘the Masterplan’ - there is no masterplan –

the nearest is for Dolcoath.



Appen

dix

1

Amend text

March 2010


Please list those things you feel are

distinctive or special about Camborne

1 Ref to granite. Sympathetic extensions. Wide roads

and spacious pavement.

2

Close knit, Cornish community. Area of high historical

interest. Good community values.

3

Community spirit. It’s history. It’s position.

4 Trevithick statue. The two Methodist Chapels.

Market Square.

5 Granite. Large buildings. Wide roads. Big gardens.

6 Flat shopping area. Easy access to A30. Good

shopping outlets. Access to council offices.

7 Poor state of roads e.g. Centenary Street. Rubbish

strewn streets. Close to A30

8 Centeneray Chapel at the top of Trelowarren Street.

Library building and hall. Introduction of flower beds and hanging baskets. Flat.

9

Many well designed buildings. Wide roads/paved

areas/long gardens. Some good shop fronts. Good use of granite. Mining and engineering.

10

The miners houses in straight rows. The river in

Chapel Street (opposite Warriors). The building opposite old bakers shop the face of it.

11

Victorian Architecture which many towns have.

12

Old market house building and town clock. Passmore

Edwards free library. Richard Trevithick statue. The literary institute (Donald Thomas building).

Magistrates Court & Town Council. Camborne Parish Church. Wesley Methodist Chapel. All the distinctive

public houses, Tyacks Hotel, The banks, The Art Deco King’s Cinema now a bingo hall. Many other beautiful

large 19th Century houses.


Appe

ndix

1



Please tell us which views of Camborne

you enjoy most

1 Cross from railway. Corn Exchange. Centenery

Chapel. From men an Darva. Carn Entral.

2

Pendarves/Menasek Woods

3

Looking down through the main street and seeing Cen-

tenery Chapel at the top.

4

Library and statue. Many beautiful but neglected

buildings.

5

From station to the cross

6

From Camborne to Kehelland & Pendarves

7

Close shopping area. Central parking

8

Looking up towards Centenery Chapel when lit at

night. College Street to Commercial Square.

9

Basset Street

10

Looking up towards Church from the bottom of the hill

towards Camborne. Looking over the top of it from Dudnance Lane.

11

The view from my own bungalow window in Church

View Road

12

Looking up Trelowarren Street to Centenery Methodist

Chapel.



Appen

dix

1

March 2010


What are the worst aspects of the Con-

servation Area?

1

Pavements. Car parking. UPVC & satellite dishes. Chippings. Argos & building next to it.

2 Destruction of historic fabric. Poor car access/lorry

impact. Over building. Lack of green spaces.

3 Very poor state of many buildings. Weeds and lit-

ter. Lack of thought in planning.

4 Tuckingmill (visitor’s fist views) and Trevu Road and

surrounds.

5 Pavements are unclean – too absorbent new gran-

ite. Car parking. Gardens behind being taken away. Plastic windows, satellite dishes, flat roofs, grey

granite chippings.

6 Yearly increases of rubbish strewn streets. Derelict

buildings with no immediate plans – all talk and no action.

7 Derelict buildings, roads, parking on pavements,

roads not marked up, the reported stealing of gran-ite slabs.

8 Doesn’t cover enough of the town housing.

9

UPVC windows/doors. Well established garden walls

removed. Spar/pebble/granite chipping wall coverings. Car parking in gardens/on pavements.

10 Derelict buildings. Pendarves Street – just some-

thing to use to get from redruth to Camborne. Dirty road grime. Nothing to say it’s a Conservation Area.

11 Saving old factory buildings

12 Former Madam Norman studio, Basset Road. Gas

Street.


Article 4 (2) directions for

boundary and garden walls

THI grant scheme progressing.

Guidance leaflets needed.

Need for regular ‘clean up’

Maintenance/Management

Initiatives needed

Guidance leaflets, Article 4

directions

Pursue THI and convergence

funding options

Pursue THI and convergence

Initiatives

Assess and investigate

solutions

THI


Appen

dix

1

March 2010


What aspects of the Conservation Area

most need protecting or improving?

1 Protect old building/old features. Litter fee – street

cleaning/speak to shop owners. Signage – Cornish signs. Trees. Gates

2

Historic buildings and points of interest, green areas

and remaining trees.

3

The area needs cleaning. Co-operation and co-

ordination required.

4

Tuckingmill and Trevu Road.

5

Old buildings – features. Gateways, metal work, gran-

ite features. Gardens. Boundary walls. Trees. Bi-lingual signs on buildings & walls. Camborne Street Works

manual. Shop signs and fonts. Architectural lighting. Doors, windows, roofs and dwellings. Gardens.

6

All – not just the futile work done around mine stacks.

7

Protect what has been done (pavements)

8

Extend to include the town (period) housing.

9

Granite facings/wood doors and windows. Gardens.

Wind blown litter from supermarkets.

10

Tidy up the buildings around the Cross Roads.

11

Any green spaces gardens etc.

12

All those listed in question 1. Gas Street, rears of

premises.


Agree

Guidance leaflets.

Management solutions

Some Initiatives ongoing

THI

Appe

ndix

1



Do you agree with the introduction of Ar-

ticle 4 directions which would require planning permission to be sought for

changes that affect historic features?

2 Yes, if it maintains historic character, preserving green

spaces and gardens.

3

What is Article 4? Have not had sight of it.

4

Yes definitely

8

Only when totally necessary. There are so many al-

terations made to windows etc then it doesn’t seem to be any point to introduce Article 4 Directions in some

places. If an old building was being redeveloped then perhaps yes.

9

Yes

10

Only as a last resort e.g. if a building was to be rede-

veloped.

11

Yes, permission should be sought.

12

Yes.


Also need for guidance on

thermal improvements


Appen

dix

1

March 2010


Should any other areas of Camborne be

included in the Conservation Area?

2 Pengegon/Dolcoath/Roskear

Pendarves/Treswithian is becoming important amenity value for Camborne

3 There is enough to deal with within this area.

4 May need tidying up

5 Always more possibilities but consider North Parade

Area.

6 If cannot deal with the area around Camborne, what

hope?

7 No. I cannot live that long.

8 Only what’s proposed.

9 Yes

10 None other than what’s been proposed as extensions.

12 Killivose? Many mature trees, one very old sweet

chesnut which is marked in the 1881 first edition ord-nance survey map. Site of old Kellyvose Copper and

tin mine.


Assess

Appe

ndix

1



Any other comments? 2 Sustainable trust/Celtic Heritage trust

3

This form is not ideal for people to fill in.

6

What about the inspiration and injection of pride for

young people when all they see by conservation is dereliction by keeping of old buildings which are falling

down since the last war 1939 – 1945. By all means keep pavements in good condition but lets have some

accessibility for all the EU grants supposedly spent in the area.

Mebyon Kernow were accurate when they said that the

grants were primarily being spent on wages bill.

7 Get a move on! Trevu Road, planned to be on site

Autumn 2005 and completed 2007. Tuckingmill Ur-ban Village completed by Winter 2008. Retail devel-

opment bus station site completed Spring 2008. Compare Holman site/Dolcoath completed Winter

2008. All being done dreckly

12 Trevithick Day is especially unique, well organised

and enjoyable.

Strongly object to more proposed building on Greenfield sites at the end of Killivose Road.

Brownfield sites should be used.


Trevu Road now started on site

THI grants and other similar

Educational Initiatives with local schools and colleges


Appen

dix

1

March 2010

Appendix 2. Justification for

Extensions to Conservation Areas.

The Local Authority has a statutory duty to review its conservation areas and determine if any other

areas merit designation

Camborne Town Centre Conservation Area encompasses a diverse urban core; this is not a

large ancient site re-developed over time, nor is it an old village surrounded by modern housing. Of

course, ‘urban elements’ - shops, pubs, chapels and schools - can also be found mixed in with the

more purely residential streets, as can the remnants of the great industrial enterprises that

created Camborne – this is particularly true of

Centenary Street/Trevenson Street. The current conservation area creates something of an artificial

distinction between the town centre and the rest of the historic settlement, and should perhaps be

considered as the first stage in reviewing designations and policies for the whole of this

unique, distinctive historic settlement. The central area, the conservation area, has grown at every

stage in response to the growth of the town around it; the core makes sense only in as much

as it is related to the whole historic town.

This has implications for the extension of the conservation area. There are two aspects. Firstly is

the question of those mainly residential historic

streets around the core area – the grid of workers’ cottages. In an historical sense and in terms of

townscape they are, in the Cornish context, perhaps even more distinctive, well-known, unique

and special than the existing conservation area, and are fully deserving of designation in their own

right.

A separate designation has some logic given the distinct characteristics between the core and the

grid of streets. However, an alternative approach suggests that the present conservation area makes

little sense standing apart from the context of the industrial town which created it; these are not

distinct areas in terms of history or development

the core would not exist without the residential

streets – the rows of cottages would not stand alone without the shops, church, chapels and pubs

of the centre. Strictly speaking this is a single place, contemporary, integrally linked, part of a

single historical and developmental process; it is hard to completely justify their separation.

A second, separate, issue is the extension of the

current conservation area, not to include the residential streets per se, but to consolidate

boundaries and include the full extent of each of the character areas within the conservation area,

recognising their true extent, which is not always reflected in the current boundaries. These

boundaries in their current form are not defensible

and may be subject to challenge in a public arena, because they seem sometimes arbitrarily to cut

character areas in half, or else to include building types and townscape features in some areas, and

to exclude exactly similar examples elsewhere (e.g. large house and grounds).

The proposed alterations are for the most part in

the rather amorphous outer edges of the townscape, where boundaries can be surprisingly

difficult to place; but fuller consideration of the current Conservation Area has suggested the

following amendments. The amendments proposed are set out in the following table (with

justifications).

Appe

ndix

2



11.0

App

endix

2

Amendment Justification

Churchtown/Market Place/Fore

Street

College Street One of oldest of all the ‘industrial’ residential streets in Camborne; a

principal approach to the historic core; direct visual and physical links to core, the church in particular is seen only in long views as

the culmination of the long slope up College Street; fine historic vernacular buildings and streetscape.

Wellington Road Mid-late 19th century residential buildings mixed vernacular and

higher-quality housing; site of early 20th century street-tree scheme initiated by Camborne Chamber of Commerce at height of economic

prosperity of town. Good streetscape

Add the Grange and grounds,

the Spinney, Rectory Cottage and adjoining, Rectory Road

Listed building and ancillary grounds and buildings, part of the series

of large houses ringing the core area; building type and style typical of Camborne; secluded, well-treed grounds typical of other sites

included; intimate connection with church complex; essential ele-ment to understanding history and development of historic core; the

trees here a vital element of the appearance and character of the conservation area, but outside it; no further development likely;

contiguous with existing boundary; scale of development within grounds has not destroyed its integral relationship with rest of its

context (i.e. conservation area)

The Commercial Core

Centenary Street: Include full

extent of Centenary Chapel burial ground.

To complete and complement setting of chapel and schools and

burial ground; historic importance as part of industrial social history of Camborne.

Cross Street: Exclude No. 1

Victoria Street from CA or in-clude whole of Victoria Street

Not a frontage building to Cross Street; not distinguishable from the

rest of Victoria Street.

Rosewarne car-parks Although of negative impact, this area is essentially part of the urban

core, the context and setting of existing CA, not part of the surrounding residential grid; high archaeological potential; its

effective enhancement and management essential to CA management; contains shops, historic fabric (boundaries); nodal

point for access to CA; especially if additions to Vyvyan Street agreed

Vyvyan Street: Nos. 37-49

(odd) and salvation Army Citadel

Part of hinterland to Trelowarren Street to complement existing

stretches of street already included; Salvation Army Citadel is town-centre use, an important building in streetscape, but also

dominant in roofscape and long views of central area –seen in closer relationship with key buildings and streetscapes within the CA.

March 2010


11.0

App

endix

2

Camborne Cross

Trevenson Road Setting and context of Camborne Cross. Shares many characteristics

with core area: shops, chapel, pubs, through-traffic; this is urban, not purely residential like the mass of surrounding streets;

Trelowarren Street was like this before commercial expansion of late C19.

The leafy suburbs: Basset

Basset Road. Access lane to

Lowenac Garden House: boundary to be on west side of

lane and include walled garden rear of 32 basset Road

Part of the ancient Church Lane, this is actually the rear access to

Basset Road properties; amendment would secure the full extent of historic plots on Basset Road, including walled gardens, stable court

yards, historic walls, gates and outbuildings.

Pendarves Road. Boundary to

run on north side of road; ex-tend to include Tregenna Villa

and grounds, nos. 28, 32 and 34 and The Brick House, no.

37

All buildings complementary to those in CA boundary; Tregenna Villa

and The Brick House outstanding examples of major industrialists’ houses, directly analogous to Rosewarne or Trevu (both within the

conservation area). Walls, gateways, planting and park-like grounds are all integral to the character and appearance of the street, exactly

similar to and a mirror of those similar features included within the designated area; the railway/bridge at west end of CA is not per-

ceived as any kind of meaningful barrier from the street.

The leafy suburbs: Rosewarne

Gustavus Road. Extend CA to

include Wellington Road and Trelawney Road; or de-

designate Gustavus Road

Character is of late 19th century suburbs –building types and street-

scape identical with adjoining streets, especially by junction with Wellington Road; no logic to boundary.

Rosewarne Home Farm. Gates,

wall and lodge, Parc-Bracket Street

The lodge and gates are excluded apparently only because of carto-

graphic error; this is not part of the residential street grid, but part of the Rosewarne complex, all the rest of which is included in the

designated area.

Tehidy Road The cottages north of present boundary are actually a continuation of

the Fore Street-Rosewarne cottages/workshops; fine architectural de-tailing, re-using old material, and echoing gothic detailing of nos. 5-9

Tehidy Road ; the excluded area includes the site of Trevithick workshops (the starting point of the Camborne Hill run), and

St Meryasek's well.

March 2010


11.0

App

endix

2

The leafy suburbs: Trevu

Trevu Road. Beacon Terrace;

Seaview Terrace

Identical building types and styles to villas/houses on Trevu Road

itself; contiguous with boundary; large gardens, mature planting.

Trevu Road. No. 2 and council

depot (Mount Pleasant Road):

Historic frontage building addresses streetscape and station area,

rear yards/depot area appropriate use and character in industrial area by railway identical to those in existing designated area.

Trevu Road. 29-35a; 1-9 Vean

Terrace; 2-16 Redbrooke Road

Same building types and styles to Trevu Road itself; contiguous with

boundary; fill in gaps in streetscape; alterations to these buildings could harm whole CA streetscape; alterations currently no worse

than on designated areas and reversible; entirely appropriate types to CA.

Trevu Road. No. 18 and adjoin-

ing plot with buildings

Part of the historic plot of Mount Pleasant house/lodge (contiguous

with Trevu); part of streetscene and planted ornamental grounds forming character of area.

Crane/Tregenna Lane Although, unlike virtually all the other proposed extensions, not

contiguous with the current conservation area, the Crane area has a unique and special character which is related to that of the leafy

suburbs, especially around Pendarves Road, and to the Glebe/rectory/Churchyard complex. Here are a mediaeval manorial site,

scheduled medieval cross, good 19th century cottages and houses, very high quality 20th century houses (dating from the period when

Camborne was still a prosperous industrial town around the years either side of the first world war) and almshouses, mining remains,

the Camborne recreation ground and park (1890s). Meaningful connections could be made with the core area along Rectory Road

and Tregenna Lane.

March 2010


11.0

App

endix

3 &

4

Appendix 3 Justification for Article 4 Directions The local plan (para. 4.70) envisages the making

of Article 4(2) Directions to control changes to front elevations that affect the character or

appearance of conservation areas (covering such features as the height, pattern and size of

windows and doors, the design of frontages and use of plastic and other non-traditional doors and

windows). Article 4(1) Directions restrict development rights over a wider range of

features, including those not affecting front elevations, but, unlike Article 4(1), require

approval by the Secretary of State.

The majority of buildings within the conservation

area are commercial buildings, or in multiple occupation; neither type of use enjoys permitted

development rights. However, there are large numbers of houses in single occupation, and many

outbuildings, walls etc., where control of development is limited, or unclear. In many cases

there is a real threat to the special character and appearance of the area, particularly in regard to

the loss of fenestration and elevation details, roofing materials and fabric, in the loss of front

garden walls and gates and the creation of hard standings, and in the loss of rear garden walls,

yards and outbuildings.

The council will Pursue Article 4 Directions:

• to control the demolition of walls and hedges, especially for the creation of hard standings.

• to control specified alterations to and partial demolition of individual houses, and to

prevent the loss of such features as unlisted shop fronts, especially when now in

residential use.

• to control the demolition of and alterations to

free-standing outbuildings. A full and detailed survey, record and analysis of the

conservation area is required, to determine the range of relevant restrictions, the types

of Article 4 to be pursued and the properties affected; the survey will include the following

targeted areas (largely residential):

Areas of concern for nay Article 4 Directions will be wide-ranging, and will cover the following:

• windows, doors; bay windows

• roofs

• removal of render; application of render

• front garden walls; hard standings; rear

walls; outbuildings

Basset Road Basset

Street Cross Street Fore

Street Hooper’s Lane Mitchell

Lane North Road (lane to north)

Pen-darves Road

South Terrace Tehidy

Road Tre-lowarren Street(east end)

Trevu Road Vyvyan

Street

Appendix 4 Potential Archeology Notification

An adequate and effective means of notification

and consultation on proposals to develop potentially sensitive sites to other bodies (e.g.

County Council Historic Environment Service) will be developed, to inform the scale and scope of

those developments before permission is given, based on the broad-brush designation of the

conservation area as an archaeologically sensitive area, allowing for watching briefs or recording as

part of planning permission on sites not already

identified as archaeologically sensitive.

Survey of archaeological potential

A full survey of archaeological potential will be carried out as resources allow; a current, and

necessarily superficial, analysis of potential and likely areas of interest can be derived from the

CISI and CSUS reports. Full reference should be made to those documents, together with Figures

4, 5 and 6 of the CSUS report.

March 2010


11.0

App

endix

Streetscape

Relevant Local plan policies:

Policy B.EN 16: Shopfronts and Awnings

Policy B.EN 17: Advertisements and Areas of

Special Control

Policy B.EN 18: advertisements in conservation

areas – siting and design

Policy S1: town centres and new shops

Policy S2: ground floor uses in town centre

Policy S3: non-retail Uses in town centres (Fringe commercial areas)

Cross Street and Chapel Street are designated as a fringe commercial area (SF757)

Policy S5: town centre shopping opportunity sites:

The bus depot is designated as a shopping

development opportunity site (SO763)

Policy S7: design and layout of new urban shops

The Principles and Policies set out by the Shopfront Study are as follows:

Principles

Apply all relevant Statutory and Local policies

Retain old shopfronts of merit as a fundamental principle

Repair and maintain the existing stock of historic shopfronts in Camborne

Integrate shopfront scheme into a wider framework of regeneration measures

Establish and promote grant schemes and investment initiatives to repair and re-use

vacant buildings

Review extent and effectiveness of town centre

designations and associated policies

Fringe commercial area: programme of managed

retreat

Celebrate interpret and present historic buildings etc.

Local authority to effectively exercise statutory controls as well as enabling role

Extend strategy beyond current conservation area

Policies

Encourage the re-use of historic shopfronts in

Camborne by promoting their suitability for a variety of new uses

Target key buildings and reinstate missing ele-ments of shopfronts as part of townscape and

streetscape improvements

Ensure the most appropriate schemes when change

of use and/or loss of existing shopfronts be-come inevitable

Encourage the replacement of inappropriate mod-ern shopfronts with traditionally detailed shop-

fronts based on historical evidence or with ap-propriately and well-detailed modern shopfronts

Restore whole buildings/shopfront as part of overall

building repair

Review application of advertisement controls

Review application of town centre/shopfront/personal security

March 2010