4 role of transport in regeneration - cornwall council · 4 role of transport in regeneration 4.1...

Major Scheme Business Case Camborne Pool Redruth Transport Strategy

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4 Role of Transport in Regeneration

4.1 Summary of Existing Transport Situation

At the moment, the key to the regeneration of CPR is to create more capacity at the critical East Hill junction on the A3047 and Tolvadden Lane. This junction is currently operating in excess of capacity; traffic leaving the A30 to enter the area is delayed and often has to queue back onto the A30 off slip. Consequently, the Highways Agency, concerned about safety on the A30, is blocking all planning applications in the local area which might increase traffic through this junction. As a result, East Hill Junction is acting as a “choke” on all the development plans for the Pool area.

Considerable effort has gone into finding a traffic engineering solution to increase capacity at East Hill. A solution is being developed that will provide additional short term capacity to allow some development up to around 2012, but thereafter it will be at capacity again. The only other way to relieve the junction will be take some of the heavy east–west traffic off the A3047; this will be achieved through the construction of the East West Link which will provide an alternative though route between Redruth and Camborne.

Once open this will allow East Hill junction to operate until the end of the AAP period. Access to the Pool regeneration area will be improved through the dualling of north-south axis from the A30 to the East West Link – the North South Corridor. This will be constructed as a gateway “boulevard” access to the area improving accessibility to the A30 and the rest of Cornwall (including Newquay Airport) and setting the scene for the ambitious and high quality regeneration proposals for Pool.

The reduction of traffic on the A3047 will be exploited to create a bus network spine to improve the frequency, speed, quality and reliability of bus services on this already busy bus corridor. The opportunity will also be taken to improve cycle and walking accessibility on all the corridors.

The overall regeneration of the CPR area is dependent on the transport improvements included in the Major Scheme Bid. Failure to deliver theses improvements will result in failure to deliver the objectives of the Regional Spatial Strategy at a local level and it will undermine the efforts of all the partners involved in the regeneration of the area.


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4.2 Mechanisms of Change

4.2.1 New Industrial Activity and Inward Investment

The scheme will facilitate the allocation of new employment land for Camborne – Pool – Redruth, which is a policy objective of Kerrier District Council and Cornwall County Council, by opening up physical access and increasing the potential accessible workforce. There has been already some interest and companies have started to come to the area. Cornwall Pure Business, the part of Cornwall Enterprise that deals with inward investment, provides a number of case studies for companies that have set up their offices in the CPR area. Most of them are in the manufacturing or ICT and media sectors. Some of the companies presented in the case studies are dependent on transport and accessibility in order to transfer their products to their customers. For example, Stralfors Plc, a high-tech digital printing and marketing materials company based in Redruth, will need to transport large amounts of paper and finished products including all the millions of paper slips that people use to play the Lottery and who are made exclusively at Stralfors’ factory in Redruth. It is highly probable that new high-tech light industry would be interested in CPR.

Improvements to the transport and communication infrastructure networks of the County, including the RA of CPR are seen as key for attracting new inward investment into the area. By providing greater accessibility to jobs and markets through transport improvements, more businesses are likely to benefit from the enterprise-friendly policies of the area. Viewed from this perspective, the transport improvements in CPR are expected to provide positive benefits, especially in easing accessibility for businesses to locate in the RA as well as the rest of the County. Robust level of enquiries, to the CPR Regeneration Company, from businesses looking potentially to locate in the CPR area is indicative of the strong level of interest in the RA as a favourable place for inward investment. While these business enquires are from diverse sectors good transport and communication links are very important to them.

4.2.2 Retail

One of the main targets of the URC is the regeneration of the town centres, especially in Redruth and Camborne, where the choice of retail is very small. This leads to more people going to Truro for their non-food shopping or leisure shopping. The development will attract more diverse businesses providing more choice in the area and making CPR an attractive destination for retail and leisure that will be able to compete with Truro and the other shopping destinations in Cornwall. The local industry will experience benefits from improvements in access to suppliers and markets.

4.2.3 Tourism/Leisure

As well as the direct regeneration benefits to CPR the Scheme will improve accessibility to the area. This may stimulate some increased trip making to the area from visitors staying elsewhere in Cornwall. This will have a positive effect on the hotels and restaurant businesses in the area. The Scheme will also contribute to the conservation of the area’s natural and cultural heritage. There is a current proposal to create a World Heritage Site in the former mining areas. This could provide CPR the opportunity to use its culture and history of mining as an attraction for visitors and people interested in industrial heritage.


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The CPR Regeneration Company is working with SWRDA and partners to develop plans for an integrated leisure area within a landscaped park to become the new focus of active recreation sports like running, biking and climbing. The project is called Spyrys and its aim will be to promote wellbeing and good health in the area. At the same time, a project like this can also attract visitors to the area especially for the sports facilities. The development will include an Olympic size swimming pool and other major facilities that will be the only one in Cornwall.


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5 Sector Based Audit

5.1 Overview

Over the past 10 years, the CPR economy has performed relatively well, with a growth rates slightly less than Kerrier as a whole, but faster than Cornwall and definitely faster than the national. The main sources of economic growth in CPR are the expanding business sector, the public sector and the manufacturing industry.

The sector-based audit was based upon ONS data and business surveys, as well as interviews conducted for the study. The audit assesses the following factors:

• Current and recent performance

• Factors leading to current position and

• Future expectations and constraints

The audit focuses on the following key sectors:

• Tourism

• Retail

• Public Sector

• Manufacturing

• Transport and

• Agriculture

• Construction

• Transport

It was evident from the business surveys and the discussions that we had, that CPR’s economy is based on a large number of very small businesses, a few medium-sized businesses and very few big companies.

“…the businesses within CPR represent both a legacy of deindustrialisation that is almost unique to the area and a prevailing micro-business economy typical of Cornwall”21.

21 CBS Research, 2006, CPR Business Survey


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On the one hand, there is the area’s industrial and mining heritage that has influenced not only its physical environment and brownfield sites, but also much of its employment base. Skills are basically limited to manufacturing and engineering and this attracts this type of companies to the area. The business survey showed that manufacturing and engineering companies were the most positive and receptive about training schemes and initiatives. It also showed that this type of businesses expected the proposed transport improvement o significantly enhance their competitiveness into regional markets.

On the other hand, CPR has a more than average number of micro-businesses, a situation typical of Cornwall. All these businesses cover a wide range of sectors (services, transport, repairs etc) and they tend to depend almost exclusively upon local demand. Therefore, this type of business does not show any desire for expansion in the future. The role of these businesses in the future of the CPR economy and the plans for regeneration of the area is not clear. In the past, business support has been offered in the form of Objective 1 funding, but no attempt to evaluate the impacts of this interventions has taken place. Retail is a sector that expressed a unified concern for the future, especially regarding the presence of national chains in the area.

More detailed information on the business surveys are provided in Appendix A.

5.2 Tourism

Tourism has historically been a less significant sector in Kerrier than other neighbouring areas of Cornwall. However, it appears that the area is becoming more successful at marketing itself to tourists. According to the Annual Business Inquiry, the number of jobs in hotels and restaurants in the Kerrier district has increased by 50% between 1998 and 2002.

The average spend of tourists in Kerrier is £39 compared to the Cornish average of £44 per night. Kerrier though had more day visitors than the most popular area of Penwith. Tourism does not generate a lot of employment in Kerrier. It has the lowest percentage of employment in the tourism sector in all Cornwall and it is 14% of total employment compared to 25% in Cornwall.

There were 544,000 trips by staying visitors to Kerrier, with an average length of stay of 5 days. Staying visitors spent almost £100m, which equates to £184 per person. There were 2.7m day visits to the Kerrier area, bringing in £62.5m to the district, which equates to £23 per person

However, little of this tourist trade is being attracted to the CPR area. Just 1% of households within the CPR are second homes or holiday homes, compared to the Cornish average of 5%. Employment in hotels and restaurants in the urban area is lower than national averages and far lower than the average for the county. While the area surrounding the urban CPR, particularly areas of Illogan North, supports a strong tourist economy, it employs a relatively small number of people

5.3 Retail

The retail sector is an important growth area in Kerrier district. The number of jobs in the retail trade has increased by 39% between 1998 and 2003. This growth was particularly strong in Camborne North, where nearly 30% of the workforce, around 600 people, is employed in retail jobs, compared to the average for Kerrier of 15%. Illogan South and Redruth North wards also employ over 600 people in retail jobs, and the proportion of employment in retail is growing in these traditional manufacturing areas.


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However, given that the CPR is the largest conurbation in Cornwall, it “underperforms as a retail and service sector”, resulting in “an especially high proportion of CPR residents using a range of services in Truro” according to the Cornwall Towns Study22. Although there has been resurgence in Trelowarren Street in Camborne in recent years, the conurbation lacks a single focal point for retail, resulting in dispersed smaller centres in Redruth and Camborne. This has resulted in a lack of variety among the shops and many local residents preferring to make the journey to Truro to do their shopping. Redruth, in particular, has a poor reputation and suffers from difficult, hilly topography. Comments in the CPR Regeneration business survey included “[Redruth] needs a complete revamp urgently” and “Redruth town centre needs some vast improvements in range and diversity of shopping available and to environment cosmetically”.

While the retail sector has grown in the CPR in recent years, there are strong constraints to its continued development. Primary among these is the dominance of Truro as a local shopping centre, which is the busiest and best developed retail centre in Cornwall, given the excellent transport links and its geographic proximity. Small unit sizes in CPR are also a problem, as is the limited disposable income of local residents. The poor local environment and difficult terrain in Redruth also limit its potential as a retail and service centre.

At the same time, local retailers are extremely disaffected and there is a strong feeling against national chains (e.g. Tesco) and charity shops. They are disappointed at the local planning authorities and their plans for regeneration. Their objections are not based upon accusations of predatory pricing but rather that retail developments had unbalanced the retail centre of gravity of the area. Indeed, the very creation of an area known as “CPR” was blamed by one Camborne retailer on the construction of the retail estate in Pool23.

Despite these problems, there remains substantial scope for development in the retail sector and this forms a key part of the CPR Regeneration’s Action Plan. This will build on the recent improvement around Trelowarren Street in Camborne to encourage a higher quality and more varied retail environment.

The town centre yield is the ratio of rental income to capital value for commercial properties. For a town to be considered attractive for commercial investment, the ratio has to have a relatively low value. In fact, the lower the value of the ratio, the more attractive is the town for commercial investment. A value of 10 or more is not considered commercially viable. The towns of Redruth and Camborne show a trend of improving in the last few years with the ratio in 2005 at 8 for Camborne and 8.5 for Redruth24.

22 Cornwall Towns Study, 2005, prepared by Land Use Consultants, Roger Tym & Partners and TRL for Cornwall County Council 23 Business Survey 24 This information has been provided to the Consultants by the CPR URC.


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5.4 Public Sector

Public administration, education and health rank as the key employment areas in Kerrier as well as in the whole of Cornwall. The public sector is the largest employer in CPR accounting for 30.6% of all employment compared to 27% for Cornwall and 25% for England. The majority of the employment is in the health and education. This can be explained partly by the general increase in public expenditure nationally, especially in education and health, but also partly by the growth of the education sector in the area through the expansion of the CUC campus. However, it is evident that the public sector does employ many of the higher educated local residents.

5.5 Manufacturing

Throughout the Kerrier district, the proportion of people employed in manufacturing is 13.8% only slightly higher than the national average of 12.6%. However, the proportion working in the manufacturing industry in the CPR area is significantly higher than the national average, representing 17% of all employment. The manufacturing sector in CPR is relatively strong, growing on average at 5.7% per annum over the last decade. At 17.9% of total output for the area it is comfortably above the national average. Over a quarter of employment in Redruth North and Illogan South, the main employment generators in the district, is in the manufacturing sector, compared to 13% nationally. A variety of factors have lead to the development of a strong manufacturing centre in Redruth North and Illogan South, including easy access onto the A30 and low rent and labour costs.

The growth of manufacturing has been largely due to strong increases in output in the paper and publishing sector that grew by 32.2% per annum between 2000 and 2004 and increased its share of the output of the manufacturing sector. Electrical engineering output also grew rapidly between 2000 and 2004 and so did food and drink manufacturing. A sector that has done poorly has been mechanical engineering growing only 1.7 per cent per annum between 2000 and 2004.

There are several constraints for further development of the manufacturing sector in the CPR, including the national decline in manufacturing, international competition, difficulty recruiting skilled trade workers, a lack of financial resources, small size of business units and other infrastructure problems. However, despite these significant changes in composition it remains a fact that the CPR Area economy has probably the most robust manufacturing sector in county. It is important not to associate the area only with the decline of traditional industries of mining and associated manufacturing. The CPR Area manufacturing sector is strong, and has been growing strongly in recent years and the present structure should be the starting point for regeneration strategies

5.6 Agriculture

Although in decline, the proportion of jobs in agriculture in Kerrier (3.4%) is four times higher than the national average (0.8%) and more people are employed in agriculture in Kerrier than any other district in Cornwall. However, in the CPR area agriculture is not significant at all and the proportion of people employed in the sector is 0.2%, even lower than the national average and the Cornish average of 0.4%. So, agriculture naturally plays an insignificant role in the economy of the conurbation.


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5.7 Construction

The construction sector accounts for 4.2% of employment in the CPR area, which is a bit lower than the national average of 4.4%. It is also lower than the district and County averages of 4.5% and 4.7% respectively.

The construction sector grew strongly between 1994 and 2000 but has since flattened out. The increased construction activity up to 2002 was presumably linked to the expansion of the CUC campus.

5.8 Transport

The transport and communication sector employs 3.8% of the workforce in the CPR area, which is a marginally more than the average for Kerrier (3.6%) and Cornwall (3.7%), but significantly lower than the average for England (6.1%). An increase in employment in this sector would be important for the CPR area, representing a diversification of its economic base and associated employment. However, further growth is constrained by the peripherality of the areas and the lack of public transport. Congestion and traffic in the local roads do not contribute to the development of the sector.


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6 Packages of Economic Support

6.1 Overview

The CPR Urban Regeneration Company (URC) was formed in 2002 to drive forward the regeneration strategy for the CPR area. The URC has an in-house team working with delivery partners in the SWRDA, English Partnerships, Kerrier District Council and Cornwall County Council, as well as the Government Office for the South West and support from the Objective One team for Cornwall (Figure 6.1).

The purpose of URCs, as set out in the Urban White Paper in November 2000, is to “work with a range of private and public sector partners to redevelop and bring investment back to the worst areas in our cities and towns”. The URCs are seen as an effective means of organising and delivering major regeneration projects in key urban locations, and as an important vehicle in the renewal of towns and cities and for delivering sustainable communities.

The CPR URC has a special focus on developing land and property opportunities, with an emphasis on housing, reflecting local concerns in West Cornwall, as well as improving transport links in the area. It is envisaged that the URC will disband in 2026, once the various investments are in place and are running smoothly. They are also responsible for approaching developers, securing funding and doing planning applications for all the development sites.

The URC is responsible for drafting the Area Action Plan (AAP) summarised in section 6.3 below. In the past few years, the URC has commissioned a number of studies to reflect the economic situation in the area. These studies included a business survey among local companies to find out what are their views on the local economy and the potential for business development. Another study investigated the economic impact that the development of the 6,000 new housing units would have on the local economy, especially in terms of jobs created.


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Figure 6-1: Regeneration Partners

6.2 Packages of Support

The following sources of funding and support have been used to secure the resources for the developments planned25:

• Convergence Objective (2007-2013) – the South West has been offered a further tranche of funding from the European Structural funds of which it is estimated that £500m will be made available for Cornwall

• Neighbourhood Renewal Funding – £1.6m for Kerrier between 2006 and 2008 as a local authority area, which is still regarded as requiring some support.

• Local Area Agreement – The new approach to mainstreaming local initiatives is being introduced through LAAs and these are likely to attract specific grant funding (yet to be specified) from central government for qualifying authorities.

• Liveability – This programme to improve the management and quality of open space within Kerrier and Penwith will provide £3m in the next two years.

25 Source: MCA Regeneration for the CPR URC, Economic Assessment of Housing in CPR

Regional Economic Strategy

Investment Master Planning

Local Development Framework

Structure Plan Local Transport Plan

Convergence Funding

Area Action Plan


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• The CPR area is covered by the Education Action Zone, Sports Action Zone and Health Action Zone – the funds for these zones are based on the ability of the local partners to raise funds locally (from both public and private sector) which then attract match funding from central government.

• URC – CPR, working within its partners, has set out its blueprint for the regeneration of the area and various projects have been identified; some of these projects have started to come to fruition (see project details below).

6.3 Initial Successes

A number of projects have secured funding in the CPR area (Table 6.1).

Table 6.1: Projects with secured funding

Project Funding Dolcoath Masterplan Approximately £90m Barncoose Link Road A £3.6m project Treleigh Industrial Estate A site preparation project jointly funded by the RDA and

Objective One to prepare a 13 acre site for development (£1.2m) Camborne and Redruth Public Realm Works

Public realm works to improve the streetscape and other amenity areas within the two town centres (£5m)

Redruth HERS A project that will give out grants to assist the repair and re-use of targeted historic buildings in Redruth Conservation Areas, which will help to bring back into use underused buildings. (£1.8m project)

CPR Works This new project will work with businesses experiencing recruitment difficulties or skills gaps by offering training and supported employment for jobless people in the community. The project started in March 2006 for a period of 22 months until December 2007

Redruth Hospital Part of the Redruth Urban Village development; retention and refurbishment of the old hospital building

Avers Development of approx. 70 dwellings –private sector Camborne School of Mines Building

EP acquired the building which has enabled the relocation of Cornwall CPD (an arm of Cornwall County Council) into the area – approx 150 jobs; plus the relocation of CPR Success Zone, Cornwall Neighbourhoods for Change and the URC

Trevithick Bus Link Providing two new buses which will connect the two town centres with employment and educations sites in CP

Source: Economic Assessment of Housing in CPR, MCA Regeneration for the CPR URC


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6.4 The CPR Area Action Plan 2005-2026

The Area Action Plan for the regeneration of Camborne Pool Redruth forms part of the Kerrier Local Development Framework and is consistent with the guidance of the Cornwall Structure Plan (2016-2026) and the Regional Spatial Strategy. The initial draft of the AAP has been prepared with the assistance of the URC and it provides “planning policy guidance and allocates development proposals for the environmental and economic regenerations and growth of Camborne Pool Redruth for the period from 2005-2026”. Many of the schemes identified in the AAP are dependent upon improved accessibility to the identified site locations – particularly those classified under policy CPR5 (see table below).

The Council has recently published for consultation this initial draft of the AAP for CPR. Subsequently amendments will be made and the Council will re-consult on the preferred options. The amended plan will then be published for further consultation and submitted to the Secretary of State. A Government Inspector will then conduct an independent examination of the plan and hold a public Local Inquiry. After the Council accepts the Inspector’s recommendations, the plan will be adopted and become part of the LDF.

The creation of CPR Regeneration Ltd, the Urban Regeneration Company (URC) for CPR has acted as the focus of the effort to regenerate the area. The area of operation of the URC is basically the area targeted in the AAP proposals. The Kerrier District Council, Cornwall County Council, English Partnerships and the South West Regional Development Agency are partners in the URC. Its aim is to facilitate regeneration and development by coordinating private investment and public sector funding mainly from its partners, but also from the European Union (Objective 1).

The plan provides for the development of 6,000 new homes and the creation of 6,000 new jobs together with plans for improved public transport, green spaces, and leisure and sport facilities. The majority of new development will take place in Pool where brownfield redevelopment will create about 2,500 new jobs and 600 homes.

Most of the development will take place on urban brownfield land and most housing projects until 2016 are brownfield. The plan aims “for at least 50% of all types of urban housing development to be brownfield, for it to use land efficiently with a minimum density of 30 new dwellings per ha and where feasible for a new urban average density of 45 per ha. Almost all urban housing developments must contribute at least 25% as affordable housing.” Some development will have to take place on greenfield land, especially housing proposals between 2017 and 2026. New commercial development will be close to the town centres to support their role as retail centres. Improvements to the transport network will enable these developments to be planned in the most beneficial form.

A summary of all proposals and policies of the AAP is presented in Appendix B

It is the Council’s aim that the CPR area should be developed, but within the context of the development needs of the district, but also of the region. The CPR should complement the role of the other urban centres in the area, Truro and Falmouth-Penryn. Truro is Cornwall’s main employment, administrative and retail centre. However, it also faces problems of infrastructure and housing. Falmouth-Penryn is a traditional holiday resort, but also a centre of maritime employment and education because of the expanding CUC.


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The CPR area is located close to the A30 and main rail line from Penzance to Bristol and London and constitutes a significant development opportunity because there is a need to re-use and improve previously used (brownfield) land. The AAP aims to create stable economic growth and enhance the role of CPR within the sub-region by building on the areas environmental and industrial heritage. The re-use of brownfield land will enhance the quality of the environment of the area. The diverse character of the towns and villages of CPR have been taken into account in the proposals for development in the area. This effectively means that the target for Camborne, a town with engineering past and a town centre with potential for growth, is to attract more people by creating more housing and a wider range of shopping opportunities in the town centre. Redruth used to be a thriving cultural and retail centre. The target for the town now is to strengthen the niche sectors of the economy, increasing the number of jobs in the cultural industry. Additional housing is also planned for the area together with the creation of jobs in the town centre. Pool finds itself between the two towns, in the centre of the urban area and that is where the major redevelopment will take place, in the “Pool regeneration Area”. The development will provide a mix of employment, housing, education, leisure and recreation opportunities. This will be supplemented by the creation of green spaces, which will help change the perceptions of dereliction and promote the image of the area to local people and prospective investors.


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7 Assessment of Wider Economic Benefits in the CPR Area

7.1 Introduction

This section presents an assessment of the wider economic benefits of the proposed transport strategy for the CPR area. In order to assess the wider economic benefits, we have assumed that the goals of the CPR Urban Regeneration Company and the AAP will be achieved. This means the creation of 6,000 new houses and 6,000 jobs in the CPR area by 2026. It is believed that the creation of these jobs and houses through the development of the CPR area will contribute enormously to the regeneration of CPR.

In order to assess the wider economic benefits of the proposed transport improvements and their significance in the achievement of these goals we tried to estimate approximately how many of these target jobs depend on the realisation of the transport improvements. In order to do that we used the job numbers calculated in a study by MCA Regeneration on the employment assessment of housing. The methodology and findings of the study are presented in section 7.2 below. The wider economic benefits are then assessed and discussed in Section 7.3.

7.2 The MCA Regeneration Study26

This study was commissioned by CPR Regeneration to assess the relationship between their target of creating 6,000 additional housing units by 2026 and employment creation in the CPR area, assuming that all the planned developments are going to go ahead. The study examines four elements:

Element 1 addresses the ‘do nothing’ case or base case and examines a range of possible ‘do nothing’ scenarios and assesses their broad outcomes in terms of population growth, increase in housing and increase in employment requirements. Then, the economic impact of the most likely scenario is assessed and is compared against the impact of housing market intervention (i.e. the Area Action Plan). So, for the period 2001-2026 we have:

• Base Case 1: Housing driven, rate of house building at 140 units pa similar to the rate between 1991/92 and 2000/01. This is the most likely case

• Base Case 2: Housing driven, rate of house building at 170 units pa similar to the rate between 1996 and 2003.

• Base Case 3: Employment driven, with employment growth at 2.5% pa as it was between 1995 and 2003

26 MCA Regeneration for CPR URC, Economic Assessment of Housing


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Element 2 estimates the population and employment required to meet the needs of the growing population up to 2026 using the most likely ‘do nothing’ scenario, i.e. Base Case 1. Element 3 estimates the economic impact of the natural growth in terms of construction for the selected ‘do nothing’ case. Finally, Element 4 estimates the economic impact of local expenditure.

The purpose of estimating the employment needs and economic impact of Base Case 1 is to provide a rigorous counterfactual scenario against which to assess the impact of the URC’s intervention (AAP strategy). The results of the study for each of the scenarios are summarised in Table 7.1 below. Generally, the jobs generated from the impacts of construction and local expenditure are not additional to the increase in employment requirement; they just contribute towards reaching that total. The assumptions used for the calculations of both the Base Case 1 and the AAP Strategy impacts are presented in Appendix C.

The table shows the net impact of the AAP strategy over the Base Case. The overall impact will be that the AAP will increase the number of household by an additional 2,500 households over the Base Case. This increase would be accompanied by an additional growth in population of 6,236 or 19% more than the growth of the base case. In addition, the employment requirement of all these new people under the AAP Strategy will be 25% (or 4,147 jobs) more than it would be if the strategy was not adopted.

Construction expenditure under the AAP will be (gross) £350m more than under Base Case, which means that the AAP will generate a total of 5,874 direct, indirect and induced jobs in addition to the ones the base case would generate. Accordingly, the impact of local expenditure will be much larger under the AAP. The impact of local expenditure under the AAP (£113m) is actually double the impact under the base case (£56 m). As a result, also the jobs generated under the AAP are almost double than under the base case.

Table 7.1: Summary of Results and Net Impacts of AAP

Base cases 1 2 3

Values at 2026:

Housing driven

(140/yr)

Housing driven

(170/yr)

Employment driven

AAP strategy

Net impact of AAP strategy over Base case

1

Increase in number of houses/households (no) 3,500 4,250 12,298 6,000 2,500 Increase in number of houses/households (%) 25 30 86 42 18 Annual growth rate (approximate) (%) 0.85 1.00 2.52 1.53 (+)0.68 Increase in population (no) 8,090 9,824 28,426 14,326 6,236 Increase in population (%) 25 30 86 43 19 Annual growth rate (approximate) (%) 0.85 1.00 2.52 1.57 (+)0.72 Increase in employment requirement (no) 4,048 4,916 14,225 8,196 4,147 Increase in employment requirement (%) 25 30 86 50 25 Annual growth rate (approximate) (%) 0.85 1.00 2.52 1.79 (+)0.94 Construction impact gross (£million) 490 na na 840 350 Direct construction employment (job years 2008-26) 6,229 na na 10,679 4,450 Indirect and induced const emp (job years) 1,993 na na 3,417 1,424 Total direct and indirect/induced (job years) 8,223 na na 14,096 5,874 Local spend impact gross 2026 (£million) 56 na na 113 57 Direct local spend employment 2026 (no of jobs) 558 na na 1,093 536 Indirect and induced employment 2026 (no of jobs) 178 na na 350 172 Total direct and indirect/induced 2026 (no of jobs) 736 na na 1,443 707


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7.3 The impact of the Transportation Strategy

The total employment for each site forecasted in the MCA report was used to create Tables 7.2 to 7.7, each of which addresses a different employment sector (office, industrial, retail etc.). The second row of the tables shows the significance of the proposed CPR transport strategy as a facilitator in the realisation of these developments and consequently for the creation of these jobs and the objectives of CPR Regeneration in general. In order to take a view, we discussed all the key projects with the URC. In a number of instances, it is evident that sites - and their attendant activities - could not be “delivered” unless the above identified local road improvements and public transport schemes were implemented. In effect, without the proposed transport package, major schemes such as the Trevenson Road Implementation Plan (TRIP) would not take place.

By definition, the assessment of facilitation is highly judgmental and we have decided to use a three point scale as follows:

Major facilitator - 3 Minor facilitator - 2 No impact - 1

A summary of the impacts is presented in Table 7.7.

Table 7.2: Impact of transport improvements on office employment

Primary Industrial Estates

TRIP sites Other Employment Sites Retail

Housing

Sites

SITES

Bar

ncoo

se In

d. E

st.

Car

drew

Ind.

Est

.

Trel

eigh

Ind.

Est

.

Tolg

arric

k Pa

rk

Trev

enso

n Pa

rk W

est

Trev

enso

n Pa

rk N

orth

Pool

Par

k W

est

Form

er F

air M

eado

w

Mar

ket R

edru

th

Gra

mm

ar S

choo

l

Trev

u R

oad

Rac

e Fa

rm

Red

ruth

Bre

wer

y

Red

ruth

Hos

pita

l

Red

ruth

Pos

t Off

ice

Dol

coat

h/C

ompA

ir Office employment capacity

227 99 53 78 567 344 411 63 174 11 16 105 15 88 247

Role of transport improvements

3 3 3 3 3 3 3 1 2 1 1 2 1 1 2

Total office employment : 2499


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Table 7.3: Impact of transport improvements on industrial employment

Primary Industrial Estates Other Employment Sites Housing Sites SITES

Bar

ncoo

se In

d. E

st.

Car

drew

Ind.

Est

.

Pool

Ind.

Est

.

Tolv

addo

n En

ergy

Par

k

Trel

eigh

Ind.

Est

.

Tres

with

ian

(Eas

t)

Whe

al H

arm

ony

(Red

ruth

)

Gra

mm

ar S

choo

l

Trev

u R

oad

Dol

coat

h/co

mpa

Air

(Cam

born

e)

Cha

pel R

oad,

Tuc

king

mill

(P

hase

1)

Boi

ler W

orks

Roa

d

Industrial employment capacity

563 320 44 503 305 88 294 21 23 67 29 29

Role of transport improvements

3 3 1 3 3 2 2 2 1 2 1 1

Total industrial employment: 2286

Table 7.4: Impact of transport improvements on mixed/hybrid employment

Primary Industrial

Estates

TRIP Sites Other Employment

Sites

SITES

Tolv

addo

n En

ergy

Par

k

Trev

enso

n Pa

rk

Sout

h

Rob

inss

ons

Pool

Par

k Ea

st

Pool

Vill

age

Cen

tre

Whe

al H

arm

ony

(Red

ruth

)

Mixed/Hybrid Employment Capacity

570 28 309 47 7 205

Role of Transport Improvements

3 3 3 3 1 2

Total mixed/hybrid employment: 1166


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Table 7.5: Impact of transport improvements on leisure employment

TRIP Sites Other Employment Sites SITES

Tolg

arric

k Pa

rk

Sout

h C

rofty

(&

adja

cent

land

)

Red

ruth

Bre

wer

y

Leisure Employment Capacity 150 150 60

Role of Transport Improvements 3 2 2

Total Leisure Employment: 360

Table 7.6: Impact of transport improvements on retail employment

Other Employment Sites

Retail SITES

Sout

h C

rofty

(&

adja

cent

land

)

Firs

t Bus

En

gine

erin

g W

orks

Red

ruth

Po

st/S

ortin

g O

ffic

e

Pool

Sho

ppin

g Pa

rk

Office Employment Capacity 125 300 42 187

Role of Transport Improvements 2 2 1 2

Total Retail Employment : 654


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Table 7.7: Total Impact on employment

Level of Facilitation

Office Industrial Mixed/ Hybrid

Leisure Retail Total

Major (3) 1779 1691 954 150 - 4,574

Minor (2) 526 470 205 210 612 2,023

None (1) 193 125 7 - 42 367

Total 2499 2286 1166 360 654 6964

From the above tables, a review of a comprehensive list of development schemes in CPR indicates the potential to generate some 7,000 direct jobs.

The assessment indicates that just under two-thirds of these jobs (some 4,600 jobs) are wholly or largely dependent upon the transport package acting as a facilitator for the release of land for development and/or providing the necessary degree of accessibility. The composition of these potential jobs is as follows:

39% office;

37% industrial;

21% mixed;

3% leisure related; and

0% retail.

The assessment shows that office and industrial jobs are more dependent upon an improved transport network than leisure and retail related jobs. This means that potential jobs in the higher wages categories are more dependent upon the proposed transport improvements.

7.4 Uncertainty and Employment Generation

The proposed transport improvements are a necessary but not a sufficient condition for the AAP development to achieve the employment generation potential discussed in section 7.3. There is clearly great uncertainty about whether the target employment generation can be achieved in scale terms. There is no doubt that without both the proposed transport improvements and the other packages of support discussed in section 6.2, the potential for job creation is highly limited. The potential for employment expansion based on the current local economy is restricted and furthermore there is scant evidence of significant unmet inward investment demand. Without the proposed package of improvements, future employment generation in the Study Area will be minimal.


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As stated in WebTag guidance27:

“At best a transport scheme can only provide opportunities for new economic activity that others may then choose to exploit or not. There is no guarantee attached to the outcomes.”

WebTag suggests that any forecast of new jobs should be classified under three bands as shown in the table below.

Band Quantity of Evidence

1 Hypothetical, based on changes in accessibility et, but with no corroborative evidence, such as enquiries from employers.

2 Cases where a reasonably high level of serious interest from employers can be demonstrated, but not necessarily firm commitments.

3 Cases of high probability where firm commitments have been made.

The new jobs discussed in section 7.3 are effectively all Band 1. This is unsurprising given the current state of the economy and the uncertainties surrounding the funding and implementation of both the transport improvements and the other development proposals. It would be highly unreasonable to expect documentary evidence of intent from prospective employers at this early stage in the development cycle. However, (i) the overt and robust support of all the key stakeholders to the AAP and (ii) their conviction of a consequential significant increase in competitive advantage afforded to the Study Area by the proposed packages of support, provides firm grounds for concluding that new jobs would be generated over the period of the AAP. Economic cycles aside, whether some 6.000 new jobs would be generated can only be viewed as conjectural. The ‘new’ sites have the potential to generate this scale of employment and without the proposed improvements it is certain that large-scale employment generation would not take place.

The likelihood of adverse impact resulting from transport improvements is minimal. There is no evidence that improved accessibility within the Study Area would result in increased vulnerability to increased external competition or retail leakage from the Study Area. Similarly, the nature of the transport improvements are unlikely to lead to improved access to better paid jobs elsewhere thereby resulting in increased wage levels at a local level that would be unaffordable by local companies. It is concluded that there will be no significant adverse impacts.

27 Page 17, TAG Unit 3.5.8, DfT, June 2003


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7.5 Additionality

Given the low numbers of unemployed in the area (see analysis in Section 2), is it possible to claim that the above job creation represents additionality28? Certainly, the local and regional development agencies universally claim that many schemes (see AAP policy CPR5) in the AAP cannot be delivered without the transport improvements and we have tried to identify above those schemes most reliant upon improved accessibility. Furthermore, the AAP policy CPR8 on housing envisages the construction of some 6000 housing units. The County has decided that significant housing provision is required in Cornwall and that CPR should be one area of the major housing development. Given this fixed parameter, it is our view that the current structure of economic activity will not generate increased job opportunities to meet the requirements of these new residents to the area. Thus, we would view the majority of these jobs as additional.

Similarly, we would not perceive that deadweight is an issue as we would view the new activities would not take place without the transport improvements. Undoubtedly, some displacement may occur both locally and regionally. Displacement maybe more relevant regionally as improvements to the relative competitive situation in CPR as opposed to say Truro may well encourage investors contemplating locating economic activities outside of CPR but elsewhere in Cornwall to take advantage of the improved business environment that would arise from the implementation of the AAP including the transport schemes.

Other factors that may arise include the potential for commuter claw back with the current net outflow of commuters as demonstrated in Section 2. In addition, we are aware of significant retail leakage from CPR to surrounding towns particularly Truro. Whilst we do not envisage that the transport improvements would directly affect future leakage, the increased economic activity in CPR would certainly act as a catalyst to strengthening the retail offer in the area (see AAP policy CPR7). As a result, some leakage may well abate.

The employment generation potential does not cover the multiplier effects as increased value added in the local economy would result in further economic activity – as partially mentioned above – would lead to increased activity in supply industries, services and retailing.

Overall, the proposed transport measures would create a substantial net increase in employment in CPR. Given the low likely levels of displacement and deadweight and a certain multiplier effect (studies have shown impacts between 1.08 and 1.3 depending upon the characteristics of the area), we would estimate that the transport measures are a necessary condition in creating an additional 4/5,000 jobs in CPR.

7.6 Key Risks

In the context of the above analysis, we have to address the risks of not reaching the housing and employment targets set in the CPR Area Action Plan. Following the discussion in section 7.4, this section provides overall conclusions on the possible risks to the achievement of the overall targets, as well as the probability of these risks occurring.

28 Additionality is the extent that activity facilitated by the transport measures represents activity that would not have taken place in the absence of the schemes.


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• The two-way-road effect: When accessibility to an area is substantially improved and travel times are reduced, there may be a detrimental instead of a positive economic impact to the area. This arises as whilst the transport improvements make it easier for people to come to the area, they also make it easier for people to leave the area for commuting, retail trips etc. However, in the case of CPR, the improvements are not to the strategic transport network, but to the local network, which effectively negates the probability of this type of risk.

• Retail competition: Currently, many CPR residents undertake their retail shopping in Truro because of the availability and choice that the town centre offers. The AAP envisages that new retail developments in CPR will be able to compete with Truro’s shopping facilities and that in turn they will not only reduce the outward flow of shoppers but also attract shoppers into CPR from other areas. Whilst this study is not in a position to provide a considered view regarding the potential success of the proposed CPR retail sites to improve their overall position in the regional retail hierarchy, the URC seems to be very confident of reversing current retail trends.

• Newquay Airport: The success of the CPR development plans is also partially dependent on a number of exogenous factors that are beyond the control/influence of the URC. One of these factors, perhaps the most important one, is the continuation of civil operations of Newquay Airport. The probability of achieving the employment generation targets would be deleteriously affected by either the closure of the airport or a significant decrease in passenger services.

• Institutional support: In many cases of proposed transport improvements and new infrastructure development, there is at least one local party or group that object to the overall plan and/or constituent parts. However, in the case of the AAP and the proposed transport strategy, there was overt support from all the stakeholders during all our discussions and interviews. The research was unable to find any evidence of dissent.

• Economy of Cornwall: Another exogenous risk factor is the progress that the economy of Cornwall will achieve within the mid to long term. Certainly, there remain a number of significant economic structural problems within the Cornish economy. Evidently, the economy of CPR is not immune to regional economic trends and cannot be viewed in isolation.

• Funding: A large number of the planned projects depend upon the availability of outside funding that has not yet been secured. For example, the major leisure project Spyrys is not past the feasibility stage. The financing of the overall AAP budget remains conjectural.

Overall, the major strategic risks to the full realisation of the AAP’s targets are funding and the continuation of civil operations at Newquay airport.


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8 Conclusions

• In order to provide a qualitative and quantitative economic assessment of wider economic benefits, a number of tasks were undertaken by the consultants. The research has focussed upon a review of existing economic literature and an economic analysis of the study area, assisted by many interviews and surveys with relevant organisations in the study area and elsewhere.

• An analysis of the relevant economic literature indicates that:

1. Any application of standard and accepted economic assessment techniques must take into careful consideration the specific local circumstances of the study area and its surroundings. The Camborne-Pool-Redruth conurbation (PCR) is an area that has a long history of suffering from severe social and economic deprivation and is located in a peripheral region.

2. Whilst the literature may suggest benefits will accrue in terms of efficiency, consumer choice etc. this is on the whole in terms of regional improvements and in terms of CPR’s current position is likely to be marginal.

3. Transport investment is not a sufficient condition for economic growth and in some circumstances may not even be a necessary condition.

• The CPR Area Action Plan 2005-2026 (AAP) is intended to tackle the entrenched social and economic problems and a package of transport improvements is an integral part of the programme of improvements aimed at creating a sustainable future for the area.

• The proposed transport package is a necessary condition for the ultimate achievement of the AAP’s targets. However, the transport package in isolation is not a sufficient condition as many significant planning and financial problems will need to be tackled and resolved.

• The Cornwall economy suffers many of the typical characteristics of a peripheral region and continues to be fragile29. SWRDA has supported the initiatives by Cornwall CC and Kerrier DC to generate large-scale housing (6000 units) and employment (6000 jobs) in CPR. This has a dual purpose in general of partially addressing Cornwell’s long-term housing and employment needs as well as particularly tackling urban deprivation in CPR.

• During our fieldwork, we were unable to identify any significant commercial expansion and/or inward investment that has been constrained or deterred by the current state of the local transport network. Thus, in the absence of the AAP’s visionary plans for CPR, the envisaged transport improvements would not be required on the scale discussed in the AAP and our report. Current economic activity has limited potential for significant additionality and our survey work clearly demonstrated that transport was not an important issue for local companies.

29 As this report was being written, the largest private sector company in Cornwall – Imerys/English China Clays – announced a severe reduction in their local workforce.


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• However, in order to attract inward investment on the scale required to generate the target of 6000 jobs (and provide accessible land for housing developments), the transport network would undoubtedly need significant enhancement. We would also mention that the continued operation of Newquay as a civilian airport after the imminent closure of the military operations appears to be a necessary condition for the achievement of inward investment objectives in Cornwall. The closure of the airport would be a serious economic blow to Cornwall and place at jeopardy the AAP’s targets.

• There is a contextual necessity to place such a discussion of wider economic benefits of major transport improvements within a broader framework of resource allocation and value for money. Even if we accept that such investments generate local economic benefits – leaving aside the issues of displacement/deadweight and regional/ national net benefits – it is important to address whether the improvements are (i) affordable, (ii) appropriate and (iii) value for money in the context of the respective local and national economies.

• Where there is a regeneration agenda for a particular area, it is likely that in most instances the transport investment will be only one component of a successful strategy of renewal. The AAP for CPR needs to be viewed in such a holistic context. Nevertheless, financial contributors to the transport package will need to ensure that the total regeneration package is sustainable and that the targets are realistic.

• We have reviewed the employment (and housing) potential of a number of key (potential) development sites in CPR. Ceteris paribus, these sites have the capacity to generate over 6000 jobs. The majority of these jobs would be located on sites that are either currently inaccessible or suffer poor accessibility. We have estimated that the capacity to generate some 4,500 direct jobs would be seriously prejudiced without the proposed transport package. Whilst, this does not take account of possible displacement and deadweight, such downward factors would be offset by potential multiplier effects.

• It is evident from our discussions with local and regional agencies that current constraints (including transport infrastructure) seriously affect:

• The ability of towns in the CPR area to fulfil their role as local market towns and retail centres;

• The effectiveness of CPR as a significant employment generator;

• The regeneration of CPR and its potential to act as an attractive cultural and leisure destination; and

• The change of CPR’s image as a run-down, peripheral area.

• There are a number of risks that may affect the success of the regeneration of CPR. A number of these risk factors are exogenous and are beyond the control of the URC, like for example, the continuing operation Newquay Airport or the course of the Cornish economy. Other risk factors that were identified, such as the two-way-road effect and institutional support were discounted.

• Overall, it is concluded that the proposed transport network improvements are a necessary condition for the generation of large-scale additional employment (and housing provision) in CPR.


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Appendix A Fieldwork

A.1 Face-to-face interviews

The Consultants had face-to-face meetings with personnel representing a number of organisations in the CPR area. We would like to thank these people for their help and the information they gave us. Meetings were held with representatives from the following organisations:

• Cornwall County Council

• SWRDA

• Cornwall Enterprise

• Visit Cornwall

• Kerrier District Council

• Chamber of Commerce

• Federation of Small Businesses (Redruth)

• A number of meetings with the CPR Urban Regeneration Company

A.2 Questionnaire Survey Questionnaires were sent to 32 businesses in the CPR area. 22 questionnaires were returned. The results of the survey are analysed below: Number of employees Number of employees Answers % No answer 2 9% 0 – 10 3 14% 10 – 50 6 27% 50 – 100 5 23% 100 – 500 4 18% > 500 2 9% Total 22 100% In the last year, 45% of the businesses didn’t have any changes in their staff in the last year, 27% of them decreased their staff and 14% recruited more staff in the last year. One business actually doubled its staff in the last year and another was just set up this year. For next year, 54% of the businesses expect that they will have no changes in their staff, while 32% believe that they will increase their staff. Only 5% (that is 1 out of the 22 companies) expects to decrease their staff during the following year. 50% of the companies said that they were finding it difficult to recruit suitable people, while 45% said that they had no problems and 5% didn’t answer. It seems that this division is due to the type of workforce required by the companies. The companies that do not need skilled workers or are prepared to provide training themselves do not have problems recruiting people from the area. On the other


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hand, the most common reason mentioned for difficulties in recruitment was the lack of skilled workforce in the area. Other reasons included transport and accessibility problems. The area does not a have a good public transport system and the only way to access it is by private car. Customers, suppliers, competitors For 37% of the businesses, the customers are based locally, while 31% have also national customers. 18% of the companies have customers internationally and one of the companies has a customer base that is only online. Exactly half of the companies have suppliers that are based nationally, while 23% have only local suppliers. 18% get part of their supplies internationally. 37% of the businesses have local competitors, while 27% face national competition. 18% have also international competition, while 9% (2 companies) said that they have no competition at all. Growth expectations In the long term, the majority of the companies (64%) expect their business to grow, 18% are expecting no change in their business, while only 9% expect a decline. In the short term, 54% of the companies are expecting growth and 37% expect things not to change for their business. None of the companies expects a decline in the short term. Some of the reasons mentioned to justify their expectations include general market factors and conditions, the opening of new markets and opportunities as well as the companies’ own business strategies and targets. Location The companies were asked to rate on a scale of 1 to 5 the importance of the location to their business because of: Rating 1 2 3 4 5 Access to staff 0 23% 14% 31% 18% Access to supplies 9% 37% 18% 9% 13% Access to customers 9% 23% 23% 23% 13% Quality of premises 0 5% 18% 45% 13% The most important strength of the location that was mentioned by the majority of the respondents is its proximity to the A30. Other strengths mentioned were the nice working and living environment that the location offers, the access to the local workforce and the availability of Objective 1 grants (at least in the past). The most important weakness of the location seems to be its remoteness and the lack of national links. Transport is an issue, especially for staff accessing the area. Despite the weaknesses, almost all the companies (except for one) have no intention of leaving the area and relocating. Transport All of the businesses have goods and materials moved to and from the area. The majority of the businesses use the A30, while some also use local roads and roads to Truro and Newquay. The main problems reported are the traffic and congestion of the A30 and especially congestion on the bridge. The vast majority of the staff accesses the area by private car and only a very small percentage walks or cycles to work. Buses and trains are not used by staff at all. The same holds for customers with even a bigger percentage using private cars. The most common problem in accessing the area is the lack of public transport and especially buses. The second most important problem was traffic and congestion on the A30 as well as access to the A30. Traffic is even worse in the summer. Other problems included the difficulty in finding parking space and the remoteness of the area.


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The impact of the transport strategy The majority of the respondents were supportive of the transport strategy. Only one business was opposed, because the road would pass outside his site increasing traffic and the staff would not be able to park their cars outside. Most of the businesses thought that improves access will help bring new business and contribute to the development of the area. Some think that it will have little or no impact on business, but it can have positive impacts on accessibility and the reduction of traffic and congestion.

A.3 Business Survey

A business survey was conducted in early 2006 by CBS Research on behalf of the CPR URC. The survey was conducted using face to face and telephone interviews with 352 businesses in the CPR area. The initial survey did not include any questions on transport and its effects on the businesses. Three transport related questions were later included as an amendment to the survey. However, it should be noted that these questions were only included in the face to face interviews and therefore the sample is smaller since only 75 were interviewed face to face. The three questions relating to traffic flows in the CPR area were:

• What modes of transport do your staff and customers use to get to your business?

• Do your staff, customers or suppliers experience any problems when travelling to your premises? (Please note any specific roads, junctions, bus routes etc)

• Plans are currently being developed to improve the access from the A30 into Pool; create a new road linking Camborne & Redruth; and promote greater use of public transport on the A3047 (the main road between Camborne & Redruth). If implemented, do you think these plans would affect your business? If so how?

To support the third question a colour map of proposed upgrades to the CPR road network was shown to interviewees. This map is reproduced in the end of this section.

Results

Question 1: private motor transport was the dominant mode for both groups with well over three quarters of each group using cars, motor bikes or taxis. The number of customers using public transport was highest for retail businesses that were somewhat under-represented in the face-to-face interviews compared to the sample as a whole. A relatively high number of staff walked to work compared to national trends reflecting the proximity of residential areas in CPR to workplaces.

Question 2: The face-to-face sample reported few major access problems to their businesses in the locality with only the mini-roundabouts at the junction of Trevenson Road, East Hill, Tolvaddon Road and Dudnance Lance and congestion on the A3047 being more often mentioned. The most commonly expressed opinion was that there were no serious congestion problems and that parking was generally more of an issue than delays. The retailers interviewed stood out in terms of their concerns and four argued that the town centres of Camborne and Redruth were losing business due to poor traffic management.

Question 3: Approximately three-quarters of respondents were familiar with proposed upgrades to the traffic flows between Pool and the A30 and Redruth and Camborne. Over half of these did not expect


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any impact on their businesses while a further third did not know. All but one of the respondents who expected a negative impact was a retailer. 17 people were strongly supportive of the upgrades, particularly those located on the industrial estates in the area and 12 said there was still a lot of uncertainty over the plans and expressed concerns that regeneration was experiencing significant delays.

Overall, the transport improvements seem to be largely non-controversial for the respondents. They seemed more concerned about how it would affect their homes rather than businesses.

The following tables present some information on the type of businesses that participated in the survey.

2. What is the main activity of the business? Frequency Percentage

Public Sector 26 7% ICT 20 6% Creative Industries 22 6% Engineering inc. repair 32 9% Construction 23 6% Manufacturing 61 17% Retail 85 24% Financial Intermediation 16 5% Real estate & business activities 55 15% Transport 15 4% Total 355 100%

5. Approximately, what was your turnover in the last trading year?

Under £20k 58 16% £20k to £40k 31 9% £40k to £60k 29 8% £61k to £100k 35 10% £101k to £300k 60 17% £301k to £500k 42 12% £501k to £1m 57 16% £1m to £2m 19 5% £2m to £5m 20 6% Over £5m 4 1% Total 355 100%


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Appendix B

B.1 AAP Proposals

Table B.1 presents a summary of all the policies and proposals for the CPR area that are outlined in the Area Action Plan 2005-20026.

Table B.1: CPR Area Action Plan Proposals

CPR Area Action Plan 2005-2026 Policy CPR 1 The Priority for Urban Regeneration and Growth in CPR Policy CPR 2 The Phasing, Mix and Priority for Urban Brownfield Development and the Efficient

Use of Land Policy CPR 3 Good Quality Design and an Improved Urban Environment Policy CPR 4 The Conservation and Enhancement of the Urban Landscape, Natural Environment

and Historic Heritage Proposals CPR L1-L3: Safeguarding Local Urban Valley Landscape Features CPR L1 Red River Valley Tuckingmill CPR L2 Tolskithy Valley Redruth CPR L3 Portreath Stream Valley Redruth

Policy CPR 5 The Provision of Industry, Offices and Warehousing for Employment for Stable Economic Growth Proposals CPR J1-J5: Sites for Industry Offices and Employment CPR J1 Treswithian Camborne: 4ha, Greenfield, minimum 8,000 sq m, cf CPR J2 Wheal Harmony Redruth: 5.2 ha, brownfield, min 13,000 sq m, part cf CPR J3 Barncoose Industrial Estate: 6.5 ha, completion of existing estate, min 16,000 sq m, cf CPR J4 Cardrew Industrial Estate: 2.3 ha, completion of existing estate, min 6,000 sq m, cf CPR J5 Treleigh Industrial Estate: 5 ha, completion of existing estate, min 12,500 sq m, cf Proposals CPR J7-J10: Sites for Industry, Offices and Employment CPR J7 Tolvaddon Energy Park Industrial Estate (phase 2) – B1 and B2 employment uses: 6 ha, Greenfield extension of existing estate, min 8,000 sq m, cf CPR J8 Tolvaddon Industrial Estate Extension (phase 3) – B1 and B2 employment uses – B1 use: 1.5 ha and completion of Phase 1 5ha, cf, part brownfield extension of existing estate, min 6,600 sq m CPR J9 Former Fair Meadow Market Redruth – B1 employment use: 0.32 ha, brownfield, min 1,200 sq m CPR J10 Former Grammar School Redruth – B1 employment use: 0.88 ha, brownfield, min 1,200 sq m CPR J11 Former Brewery Redruth – B1, B8 and D2 use: 2.35 ha, brownfield redevelopment for mix use, min 5,000 sq m of employment and leisure with 60 residential units

Policy CPR 6 Employment Site to be Reserved for Specific Uses and Significant Employment Opportunities Proposals CPR J12: Employment Site Safeguarded for Specific Uses CPR J12: Tolvaddon Energy Park Industrial Estate Extension: 6ha (8,600 sq m)

Policy CPR 7 The Enhancement of Town Centres and Local Centres and Provision for Shopping Growth and Town Centre Uses and Services


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Proposals CPR S1-S2: The Shopping Opportunity Sites CPR S1 Camborne Bus Depot: A1 shopping 0.5fa 6,000 sq m CPR S2 Redruth Post Office: A1 shopping 0.2ha Proposals CPR S3-S10: The Town Centres, Shopping Centres and Fringe Commercial Areas CPR S3 Camborne Town Centre CPR S4 Camborne Town Centre Shopping Core Area CPR S5 Camborne Town Centre Fringe Commercial Area CPR S6 Redruth Town Centre CPR S7 Redruth Town Centre Shopping Core Area CPR S8 Redruth Town Centre Fringe Commercial Area CPR S9 Pool Crossroads Local Neighbourhood Shopping Centre CPR S10 Tuckingmill Local Neighbourhood Shopping Centre Proposals CPR S11: Pool Shopping Park CPR S11 Pool Shopping Park

Policy CPR 8 Meeting the Housing Needs of the Whole Community Proposals CPR 1-7: Housing Sites for 2005 - 2016 CPR H1 Coach Lane Redruth CPR H2 Trevu Road/Trevenson St Camborne CPR H3 Foundry Road/Lower Pengegon, Dolcoath CPR H4 Chapel Road, Tuckingmill, Camborne (Phase 1) CPR H5 Boiler Works Road, Camborne (Phase 1) CPR H6 School Lane Redruth CPR H7 Avers Roundabout, Treleigh, Redruth Proposals CPR 10-16: Housing Sited for 2017 – 2026 CPR H10 Sandy Lane Redruth CPR H11 Boiler Works Road, Camborne (Phase 2) CPR H12 Parc an Tansys, Pengegon, Redruth CPR H13 Lower Rosewarne, Camborne CPR H14 Chapel Road, Tuckingmill, Camborne (Phase 2) CPR H15 Pendarves Road, Tuckingmill, Camborne CPR H16 Boundervean Lane/Tregenna Camborne

Policy CPR 9 The Scale, Type and Mix of Housing and Contributions to Affordable Housing Policy CPR 10 Better Facilities for Community Recreation, Sport and Leisure and for Visitors and

Tourism Proposals CPR R1-R4: New Key Facilities for Community Recreation, Sport and Leisure and for Visitors and Tourism CPR R1 Spyrys” sports and leisure centre, Chapel Road, Tuckingmill/ Dudnance Lane Pool CPR R2 “Park for Pool”, Dudnance Lane, Pool CPR R3 Fairfield recreation space, Coach Lane, West End, Redruth CPR R4 Pool hotel, Tolvaddon Road, Camborne CPR R5 World Heritage Site, gateway heritage centre, Robinsons Shaft former mine buildings, Trevenson Road, Station Road, Pool

Policy CPR 11 Improvements to Urban Transportation Options, Networks and Efficiency Proposals CPR T1-T5: Safeguarded Principal Transportation Networks and Improvements CPR T1 East-west route linkages CPR T2 Improvements to A3047 junction at East Hill/Dudnance Lane, Camborne


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CPR T3 Improvements to Dudnance Lane CPR T4 Former Carn Brea Rail halt CPR T5 Principal “greenway” pedestrian and cycling routes

Policy CPR 12 The Enhancement of Facilities for Education and Training Proposals CPR E1: Safeguarding the Higher, Further and CUC Education Campus CPR E1 Safeguarded education campus, Cornwall College

Policy CPR 13 Ensuring the Provision of Essential Infrastructure, Services and Community Facilities and of Developer Contributions to Community Programmes for their Provision to Support Regeneration

Policy CPR 14 The Comprehensive Redevelopment of the Pool Regeneration Area Proposals CPR P2-P8: Mixed Use Urban Brownfield Redevelopment Areas for Employment, Housing and Leisure in the Pool Regeneration Area (Proposals CPR P2-P4 (a): Phase 1: 2005 – 2016) CPR P2/PH1 Residential, Church Road, Pool CPR P3/PE1 Employment, business use incubation units, Trevenson Road, Pool CPR P4 (a)/PM1 Mixed use, residential, business and light industrial employment use including live work units, Trevenson Road, Dudnance Lane and Station Road, Pool (Proposals CPR P5-P8 (b): Phase 2: 2017 – 2026 CPR P4 (b)/PM2 Mixed use, residential, business and light industrial employment use including live work units, Trevenson Road, Dudnance Lane and Station Road, Pool CPR P5/PM2 Mixed use, office and residential East Hill/Dudnance Lane, Pool CPR P6/PH2 Residential, Gas Lane, East Hill Camborne CPR P7/PM2 Residential, business, offices employment, leisure and parking, Dudnance Lane to Station Road, Pool CPR P8/PE2 Employment/Business Tolvaddon Road (east side), Trevenson Road (north side), Pool

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B.2 Description of current projects PROFILE OF CURRENT PROJECTS BY CPR REGENERATION LTD30 OUTPUT KEY: T&U Transport & Utilities H Houses H&T Heritage & Tourism C Community facilities J&S Jobs & skills R Retail E Environment S&L Sport & Leisure Area Action Plan The Area Action Plan (AAP) forms part of the statutory planning framework setting the principles, policies and proposals up to 2026 for: T&U Transport & Infrastructure H New Homes H&T New facilities and attractions C Education & healthcare facilities J&S The enhancement of facilities for education and training

Sites for industry, offices and employment. R Retail development E The re-use of brownfield land

Improvements to the urban fabric Protection of the environment

S&L Sports & Leisure facilities Spyrys CPR Regeneration is working with the South West Regional Development Agency (SWRDA) and others to develop plans for an integrated leisure area within a landscaped park to become the new focus of active recreation sports like running, biking and climbing. The aim is to promote wellbeing and good health in the area. Key features include: S&L World class recreation and leisure facilities for residents and visitors J&S Creation of new jobs E Re-use of brownfield land Use of energy efficiency and Sustainable building techniques C Access point for a range of leisure and health facilities in Cornwall Providing advice & facilities on health

30 Provided by CPR Regeneration


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Transportation Strategy - Major Scheme Bid (or East-West Link) The existing highway network between Camborne and Redruth is approaching capacity. Even a minor incident on the existing A3047 causes significant local congestion. The provision of an alternative parallel route will alleviate these problems, open up derelict brownfield land for redevelopment. Importantly it will divert HGV and commercial traffic that currently has to pass through residential areas to reach employment sites. T&U 3 ¼ miles (5km) of new and upgraded highway and improvements to public transport, all vital to gain planning permission for: H Up to 1,500 new homes at Dolcoath, Tuckingmill & Boilerworks Road Up to 600 homes in the Pool Regeneration Area J&S Up to 500 jobs and a first phase of 12,000m2 of employment space at Barncoose Up to 2,500 jobs and 40,000m2 of employment space in Pool Up to 350 jobs at Dolcoath, Tuckingmill and Boilerworks Road H&T Heartland's Park for Pool S&L Spyrys Omega Omega is a SWRDA-led project to create 3,500 sq m of incubation space aimed at growing ICT (information, communications and technology) businesses. It will be located on land fronting Trevenson Road next to the college and will be the first stage of creating a new business quarter in Pool. A planning application will be submitted following this event. Target outputs include: J&S Around 250 job opportunities E 0.75 ha of brownfield land brought into use Targeting an excellent BREEAM (Building Research Establishment’s Environmental

Assessment Method) award CPR Works This is a new project to help local businesses look at what labour and skills they need and to train local jobless people to fill the identified job opportunities. It will help both businesses to grow and create employment for people in the CPR area who have found it difficult to get work. Objectives include: J&S 50 people into jobs

80 people achieving a qualification 200 people supported by December 2007

Heartlands/Park for Pool Kerrier District Council (KDC) is proposing, with CPR Regeneration and English Partnerships, (Regional and National Brownfield Land teams) to develop a stunning new park on former mining land stretching from Station Road in Pool to Dudnance Lane. At its heart would be a heritage visitor attraction at Robinson’s Shaft - potential gateway to the World Heritage Site. KDC has applied for funding from the Big Lottery's Living Landmark fund to take the £33 million project forward. E Reclamation of brownfield land H&T transformation of Robsinson’s Shaft into a heritage and cultural attraction S&L Cycle routes, footpaths, play and activity areas C Creation of a major community asset and potentially a community trust


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Trevenson Road Implementation Plan The Trevenson Road Implementation Plan (TRIP) sets out the vision and overall plan to deliver a number of key projects on brownfield land and gateway sites in Pool. It shows how the land will be developed, over a number of years, to provide new homes and bring better paid jobs to the area. It will change perceptions and help to attract private sector investment. The plan and initial investment is being made by English Partnerships, and will lead to: J&S up to 2000 new office based jobs H 450 new homes including affordable housing E Re-use of 35 ha of brownfield land H&T Robinson’s Shaft Heritage attraction C Potential new community trust S&L Green links, parks and activity spaces Tolvaddon Phase II Developer Priority Sites is expected to submit a planning application for up to 4,000 sq m of office and industrial space next to the successful Tolvaddon Energy Park. These are new-style units with office space above commercial or workshop areas, which will J&S Create 100 job opportunities E Re-use brownfield land Treleigh Industrial Estate Industrial units of 3,455 sq m in area are being built on the extension to the Treleigh Industrial Estate in Redruth. The developer, Priority Sites Ltd, is investing £2.75 million. The units are scheduled for completion by May 2006. All but one of the units has been sold or pre-let, whilst seven other plots are being marketed by the SW RDA. J&S 270 job opportunities E Re-use of brownfield land Cardrew (Apex) CPR Regeneration is assisting the South West RDA with a project to develop 1,500 sq m of small basic industrial units alongside medium sized industrial units incorporating a high office component at the entrance to Cardrew Industrial Estate. The development will result in a much improved main entrance and image of the whole industrial estate. J&S 36 job opportunities E Re-use of brownfield land Cardrew (Midas) CPR Regeneration, Government Office for the South West and Kerrier District Council have supported Midas Developments in the second phase of industrial development on Cardrew Industrial Estate. The £2 million speculative scheme provides over 4000 sq m of new industrial and business space. The development which is being backed by over £900,000 of Objective One monies will provide 4 new business units. J&S 200 job opportunities


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Redruth Hospital Twenty three new homes, (including 7 live/work units) and 300 sq m of office space are being created in the old Redruth Hospital buildings as part of the second phase of the Redruth Urban Village project. Devon and Cornwall Housing Association and Redruth-based builders Percy Williams are leading this £3 million project which has been facilitated by CPR Regeneration and part-funded through English Partnerships Housing Gap funding initiative. Planning permission was granted in December 2005 and a start on site is anticipated in September 2006. This is part of the wider second phase of the Urban Village project which will deliver a further 27 homes, 10 of which will be affordable. H 23 new homes J&S 300 sq m office floorspace and 7 work units as part of live/work provision E Two historic buildings restored and put to new use Redruth Grammar School CPR Regeneration is advising Cornwall Arts Centre Trust (ACT) on setting-up a cluster of creative industries on the site of the old Redruth Grammar School. Seven countywide arts organisations have already moved to the site and ACT is seeking more funding to develop the buildings into new offices and workspace for businesses in the creative sector. J&S New workspace for creative industries E Range of historic buildings restored and put to new use Fairfield CPR Regeneration helped Kingsley Ventures Ltd design a housing scheme that was acceptable to local planners and ensured that most of Redruth’s historic Fairfield was retained as public open space for the local community by arranging for Kerrier District Council to buy it from the developer. H 14 new homes E Secure 1.1 hectares of new public open space

Re-use of brownfield land Avers, Wheal Harmony, Strawberry Fields CPR Regeneration and Kerrier District Council in full consultation with the local community have produced a Development Brief for this area which identifies appropriate land uses and provides indicative layouts. The Development Brief was approved by Kerrier District Council in March 2005. CPR Regeneration and Kerrier District Council have also worked closely with landowner and developer Porthia on a high quality housing scheme for the former Avers site. Planning permission has now been granted for 78 new homes. An outline planning permission has also been granted for workshops with community space above. H 78 of which 19 will be affordable J&S Outline application for provision of work space C Outline planning application for provision of Community Space above work shops Public realm The Public Realm Improvements project will see a £5 million investment in the town centres of Camborne and Redruth between 2004 and 2008. Improvements are being made to the public realm in key areas of the two towns including streets, carparks, gateways and open spaces in order to increase the vitality of the two centres. The project is funded by South West RDA and English Partnerships and


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is being managed and implemented by Kerrier District Council and Cornwall County Council working in partnership. CPR Regeneration represents the funders at a local level and ensures the schemes reach a high design and quality standard. E Improvements to the public realm H&T Improvements will help attract more people to the town J&S Job creation through increased business activity Townscape Heritage Initiative (THI) This new scheme will make grants available to restore historic buildings and improve public areas in Camborne town centre. It integrates with the public realm project. CPR Regeneration is working with Kerrier District Council to launch this scheme later this year. E repair and re-use of historic buildings H&T enhancing heritage assets in the town and attracting visitors J&S redundant commercial floorspace brought back into use, heritage building skills enhanced H living over the shop and residential conversions Heritage Economic Regeneration Scheme (HERS) The Redruth HERS is currently investing £1.8 million of public money to improve the town centre conservation area by making grants available to restore historic buildings, and bring vacant buildings back into use. The scheme is run by Kerrier District Council in partnership with funding from English Heritage, Objective 1, Redruth Town Council, Neighbourhood Renewal Fund and Cornwall County Council. E repair and re-use of historic buildings, 2 projects underway, 17 in preparation, H&T enhancing heritage assets in the town and attracting visitors J&S redundant commercial floorspace brought back into use 1200m2 target, heritage building

skills enhanced, 24 businesses to be assisted North Roskear CPR Regeneration and its partner CABE (Commission for Architecture and the Built Environment) worked with developer, Affordable Homes for Cornwall, on the design of this quality scheme that utilises modern methods of construction, sourced locally, to create an exciting contemporary low-cost housing development. H 54 one and two bed apartments Lidl CPR Regeneration has worked with Lidl, the existing retailer, to redevelop on their site rather than relocate outside of the neighbourhood. A scheme, submitted for planning, seeks to create a new purpose built food-store whilst still retaining key historic buildings for future conversion into residential and/or live work units. R improved local shopping facilities for residents in North Roskear H&T establish long term future for historic fuseworks buildings


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Trevu Road CPR Regeneration is working with private developers, Arrowcity, and public agencies on the design of a major regeneration project at a gateway to Camborne. Community consultation has resulted in further changes to the design and a revised planning application. H 85 units including 25% affordable. J&S small amount of office and workshop space plus 3 live work units C Community [heritage] space offered as part of scheme H&T 5 key historic buildings retained on important Holman’s site. Camborne Station and Forge CPR Regeneration is working with the Department for Transport’s Rail Group to consider development options for the future of the forge buildings and land associated with them as well as the existing station forecourt. This work links to the Public Realm Improvements project and Cornwall County Councils proposals to enhance the station buildings T&U Improved parking provision to serve the station E Derelict buildings brought back into use H&T Conservation of buildings within the conservation area H/ J&S Potential creation of new homes and/ or workspace Camborne Retail opportunity CPR Regeneration has completed a retail study and developed a retail strategy for the whole CPR area and is now carrying out further assessments to determine the viability of a potential retail led regeneration scheme in the town centre. The purpose of this work is to enable CPR Regeneration to promote the development opportunity to potential partners. R Potential for up to 12,000 sq m of new shops J&S 54 job opportunities T&U Potential for up to 200 car parking spaces Barncoose Industrial Estate This is a £3.5 million project led by Kerrier District Council in partnership with CPR Regeneration and Cornwall County Council to construct a new link road at Barncoose. It will open up a large area of employment land for development, ease congestion on the A3047 and create the first part of the proposed East-West link. The project is funded by SW RDA, Objective One and Cornwall County Council through the Local Transport Plan. The project was awarded planning permission in November 2005 and will soon be on site. T&U The new road link will form the first phase of the east-west link road J&S 950 job opportunities Trevithick Bus Link The Trevithick Bus Link was launched in 2004 following Cornwall County Council’s successful bid to the Department for Transport’s Urban Bus Challenge fund. Its aim is to link places where people live, to workplaces and education facilities. A bid for funding has been submitted to Objective One to enable CPR Regeneration, the County Council and Bus Operator Truronian to extend the service to serve other housing areas in Camborne, Pool and Redruth and to provide a more flexible early morning and late evening service.


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T&U Improvements to public transport J&S Providing access to jobs CPR Energy Study CPR Regeneration in conjunction with the Cornwall Sustainable Energy Partnership commissioned consultants to establish the possibility of CPR becoming an energy producing community. The study has concluded that the scale of new development makes using sustainable energy technology viable. This could also create the potential to establish a new economic sector that could create new jobs in research and development, manufacturing and maintenance and could make CPR a centre of excellence for renewable and sustainable construction technology. T&U Potential to introduce local energy grids managed by a local Energy Services Company E Significant potential to reduce local energy demands and the reliance on imported electricity

and heating. H All new developments should look to increase energy efficiency and use sustainable energy

technology J&S Scope to increase local production of sustainable technology, establish new employment

sector and expand existing local training initiatives in sustainable construction


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Appendix C The MCA Regeneration Study

Base Case 1 assumptions

• Housing completions continue at the rate of 140 units pa • Housing completions are in the CPR urban area • Household size continues at 2.31 persons per household • Overall employment rate continues at 0.5 employed/total population (1.16 per household) • Building costs are £1,197 per square metre • Average value of building work/person year is £73,762 • Household disposable income is £14,742 p.a. • NHS spend per person p.a. is £420 and spend per job is £60,000/FTE • Education spend per schoolchild is £3,362 and spend per job is £45,000/FTE

The final part of the table, estimating the impact of local spending takes into account spending in health and education. They study allows for 23% leakage from the estimated £14,742 disposable household income mainly for retail spending.

AAP Strategy assumptions

• 140 households pa to 2007 and 272 pa thereafter to 2026 • Household size is 2.4 from 2008 onwards reflecting proportion of mortgage payers in the new

households • Rate of population/employment is 0.58 from 2008 and employment / household is 1.4 • Recent halt in out migration of 15-30’s continues into the future • Population increases by 14,300 by 2026 • Combined multiplier rate is 1.32

The rate of 272 houses pa after 2007 is selected in order to achieve the AAP target of building 6,000 additional homes to the area. The construction impact of the AAP strategy after 2007 is calculated under the following additional assumptions:

• 272 houses built pa from 2007 • Building costs are £1,197 per sqm (set at the London cost levels due to high local transport

and materials costs) • Infrastructure costs are additional at 17% of house building costs • Average value per construction person year on house building is £73,000 • Average value per construction year on infrastructure is £129,580 • Leakage in the first few years may be around 40% but could later fall to around 25%.

The local expenditure impacts is calculated under the following assumptions

• ASHE figure used in the strategy is the Cornwall estimate of £21,614 • Disposable income is £17,402 • Leakage comparison figure is 23% in comparison shopping • Employment generation ratios in non retail spend will be similar to retail spend • In household retail expenditure the ratio of local job/ spend is £125,000 which allows for

leakage of over 80% • NHS spend per capita is £420 and spend per job is £60,000/FTE • Education spend per schoolchild is £3,362 and spend per job is £45,000/FTE

4 role of transport in regeneration - cornwall council · 4 role of transport in regeneration 4.1...

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