land off falmouth road, ponsharden, falmouththe existing vospers car garage, is a single storey...

Land off Falmouth Road, Ponsharden, Falmouth

Sainsbury’s Supermarkets Ltd

Plymouth Road, TavistockFalmouth Road, Falmouth

DESIGN & ACCESS STATEMENTApril 2011

CONTENTS

1. Introduction

2. Context

3.Use3.Use

4. Layout

5. Evolution of design

6. Scale

7. Appearance


8. Landscaping

9. Access

1. IntroductionScopeThis Design and Access Statement has been prepared by Stride Treglown insupport of a planning application submitted on behalf of Sainsbury'sSupermarkets Ltd. The application seeks permission for a new food retailstore, car parking and petrol filling station and associated works on the siteidentified opposite.

This document should be read in conjunction with the accompanyinginformation prepared by WYG Planning & Design, Stride Treglown Architectsand Landscape Design, Connect Consultants, JBP, GGA ConsultingEngineers, Martindales and Davis Langdon.

This report explains the design concept behind the associated planningThis report explains the design concept behind the associated planningapplication. It covers the key design and access principles of the proposedscheme in relation to the building, the site and the wider context, and hasbeen prepared in accordance with CABE guidance.


2. ContextThe Foodstore SiteThe site is located on the A39 on the main approach into Falmouth. The A39 is a major highway linking Falmouth with the city of Truro and beyond to Bath approx 200 miles to the North-East. The brownfield site consists of an existing car garage, a parcel of undeveloped land and a disused gasworks. It is adjacent to the existing Sainsbury’s store site as identified on the aerial photograph opposite.

The application site is 3.27 hectares (8.1acres) in size and is set amongst a variety of differing land uses and characters:

- To the North by the A39, Falmouth Road, maritime industrial units, a Lidl foodstore and Park & Ride.Lidl foodstore and Park & Ride.- To the East by two historic cemeteries, industrial units and the existing Sainsbury’s store; - To the South by playing fields; Trescobeas- and to the West by agricultural land and the A39 beyond.

The site is immediately adjacent to the ‘Park and Float / Ride’ facility giving seasonal access to Central Falmouth . It is also within walking distance of the existing Ponsharden residential Estate, and is well connected by road to both Falmouth & Penryn town centres.

The site is bounded on three sides by retaining walls and steep embankments that date from its previous and current uses. The proposed foodstore scheme has been designed to incorporate as many of the existing retaining structures as possible.

Proposed


Proposed Foodstore Site

Existing Foodstore Site

2. ContextExisting Site CharacteristicsThe majority of the site is currently undeveloped and overgrown, with Vospers car garage to the West of the site and a disused gasworks to the SE corner. The remains of the latter consists mainly of concrete slab foundations with some mesh fencing and some industrial remnants, from the former gasworks. The site is surrounded by mature trees, please see ‘landscape’ drawings and documentation for more details.

The existing Vospers car garage, is a single storey portal framed building clad in corrugated metal sheeting and blockwork, with large openings and a glazed ‘shop front’. The display/parking forecourt stretches around 3 sides of the building with an access road to the west.

1. View towards Vospers forecourt from A39 roundabout 2. View along Eastern boundary adjacent to cemeteries

The northern boundary of the site is open to Falmouth Road, whilst the other three boundaries are characterised by the enclosure of steep embankments and retaining structures. The site is relatively level but effectively ‘cut-in’ to the hillside. A lane accessing neighbouring fields to the west rises up from the existing Vospers access road and is to be retained.

The eastern boundary is characterised by an overgrown steep wooded slope and adjacent to Falmouth Road stone retaining walls bounding the cemetery. The southern boundary is half characterised by an overgrown steep wooded slope, and the other half by a rock-face, which stretches around to the ‘criblock’ retaining wall on the Western boundary.

3, View of former gasworks site 4. View from Vospers parking towards rock-face in SW corner of site


5. Criblock retaining wall along Western boundary 6. View of existing access to Vospers and agricultural land at upper level via lane

1. View of A39 to Truro, from rear of Lidl store, with roundabout in foreground 2. Marine industrial units viewed from opposite bank of river

2. ContextAdjacent usesThere are a variety of land uses and densities of development adjacent to the proposed site, including light industrial, retail and residential. To the west of the site lies a strip of agricultural land positioned at a higher elevation , thus separating the proposed store site, both physically and visually, from the A39. The main road into Falmouth is itself ‘cut-in’ to the natural slope of the hill.

The south bank of the River Fal adjacent to the proposed store site is primarily in maritime industrial use. The urban grain here is therefore fairly loose, with medium to large buildings of 1 -3 storeys, set amongst large areas of boat hardstanding or parking. These buildings are generally metal clad with shallow pitched roofs. A notable acceptation to this is the Lidl

3, Boat storage along South bank of river 4. View of Lidl superstore

clad with shallow pitched roofs. A notable acceptation to this is the Lidl supermarket to the direct north of the proposed store site, with its uncharacteristic curved roof profile.

To the Northeast of the store site lies the Park +Ride / Park+Float scheme (to the town centre) on the adjacent waters edge. The ticket office for this doubles as a tourist information point. To the East of this again is a terrace of 2/3 storey 19th century houses built of stone and render.. These face onto the existing store access roundabout and the McDonalds fast food outlet.


5. Entrance to Park +Ride/ Park and Float, with housing to left of image 6. View of Falmouth Road and boat hardstanding from existing Sainsbury's car park

2. ContextAdjacent usesTwo historic cemeteries, one Congregational and the other Jewish, lie to the East of the Site. These both have scheduled monument status, although are largely unkempt and in a poor condition. These are bounded by partially retaining stone walls, and dense landscaping. Further to the East past the cemeteries lies a single storey terrace of small light industrial units, finished in render and corrugated metal.

At a higher level to the east of the site lies the existing Sainsbury's store (formerly Co-op) and associated parking set on 2 different levels. Further to the South and East is medium density housing of the Ashfield Estate dating primarily from the 1970’s, generally terraced along the contours of the hillside.

1. Typical image of cemetery indicating poor state of repair 2. View towards the site from Ashfield house access road

the hillside.

To the south of the site is a playing field and bike track, as well as the Victorian ‘Ashfield House; which represents the only residential property to share a boundary with the proposed store site.

3, View of existing Sainsbury's store from lower car park 4. View of industrial units adjacent cemeteries and existing Sainsbury's store


5. View of houses adjacent existing Sainsbury's store site, from opposite river bank 6. View of Vospers and Lidl, with Flushing in background on opposite bank of river

3. UseThe development is for a new foodstore, including a customer café, bySainsbury’s Supermarkets Ltd. A new 6 pump petrol filling station andkiosk will also be provided, along with vehicle parking and associateddevelopment

FoodstoreThe built development comprises a single-storey food store raised up oncolumns, with a net retail area of approximately 6,721m2 (72,341ft2). Thetotal Gross Internal Area is 11,178m2 (120,328ft2).

The new foodstore will create around an extra 350 new full and part timejobs in addition to the 150 colleagues employed at the existing Sainsbury’sstore. In addition there will also be short term employment during thestore. In addition there will also be short term employment during theconstruction phase.

Car Park & Petrol Filling StationThe development provides 542 car parking bays, which includes 32Disabled bays, 21 Parent & Child bays and 5 enlarged campervan spaces.In addition, areas for motor cycles and bicycles are provided adjacent tothe store.

The majority of the parking is located beneath the store in order tominimise the development footprint. A recycling centre will be providedfor community use and trolley bays are located throughout the car park,with additional storage adjacent to the entrance. The petrol filling stationwill provide 6 pump islands, linked to a kiosk with a GIA of 110m2

(1185ft2).

The foodstore site and land to the South will also benefit from the remediation of pollutants and further landscape enhancements, promoting ecology in the area.


4. LayoutSite LayoutThe proposed building footprint occupies a substantial part of the site. The building itself has been placed towards the South of the site, away from Falmouth Road in order to allow for the PFS and access road, and reduce the scale of the massing when viewed from the A39.

The customer journey, arriving, entering, and leaving the store is paramount to the layout of the site and the design of the building. All of the perimeter areas of the site are landscaped to varying degrees with emphasis placed on the North West corner which is the main site access point and the North East corner adjacent to the existing cemetery.

The main access point to the site is from the existing Ponsharden The main access point to the site is from the existing Ponsharden Roundabout, which will be subject to realignment as outlined in highways documentation. Shoppers will turn right off the entrance roadway and be able to choose from a number of parking aisles, thus maximising the permeability of the car park and reducing the possibility of a queue of cars. From the car parking spaces, shoppers will be directed using the demarcated walkways to the main entrance atrium from which they can travel up to the first floor store level using lifts, travelator or stairs. ATM’s would be placed at ground level within the atrium structure.

The main site access road also provides access to a 6 pump petrol filling station which has its own kiosk . In addition there is a recycling facility on the North East corner of the car park with dedicated turning space and adjacent to 5 enlarged ‘camper-van’ parking spaces. Service vehicles enter via the main customer car park access route and continue on and around to the service ramp on the West elevation.

Two well defined cycle and pedestrian routes are proposed both to give access to the main entrance and to designated cycle storage encouraging shoppers to use such alternative means of transport, and reduce reliance on the private car.


5. Evolution of DesignStore plan requirementsSainsbury’s stores are configured to a preferred footprint based on trading experience and practicality. Various layout options were reviewed in order to establish the best orientation of a new store. These raised issues of the impact of servicing routes, visibility of store entrance and practicality of vehicular access and circulation .

The initial design for this site took its cues from the previously approved Co-op scheme on this site. In this previous scheme access for the entire site, both for customers and servicing was taken from the existing Ponsharden roundabout, with the petrol filling station (PFS) placed at the front of the site alongside Falmouth Road. The very nature of a petrol filling station mains that it requires a good degree of visibility from the

Main vehicle customer Main vehicle customer

access point access point

PFS too near to access pointPFS too near to access point

filling station mains that it requires a good degree of visibility from the road. The preferred alignment of parking aisles is along the length of the store North – South which makes car parking permeability effective from the main entrance road.

Initial Layout Option:Separate service access/ ‘standard’ atrium design. Each option used an optimum store plan footprint. This is because any changes to the preferred store layout is of high commercial significance relative to trading and management.

With this configuration customer and service access routes are separated and the site is maximised to also include car-wash facilities.

This service yard access however was dismissed due to the difficulty in negotiating the level difference between the existing store access road and the service yard. This option would also potentially compromise land uses on the existing store site, due to noise and traffic generation.

The (PFS) is located too close to the access point. This option had issues

Pedestrian accessPedestrian access

‘underneath’ building‘underneath’ building

+19.1

+13.8

Level conflict - Service access via existing road Level conflict - Service access via existing road

Pedestrian access unclear and unwelcomingPedestrian access unclear and unwelcoming

Level conflict –Part’M’ Compliant ramped access to

store not possible

Level conflict –Part’M’ Compliant ramped access to

store not possible


The (PFS) is located too close to the access point. This option had issues with site levels as well as potentially generating traffic queuing onto the A39.

The other major issue with this layout would be a lack of a clear pedestrian access route. In this layout there is only one route in and out of the site, a route shared with vehicles. It is probable that a large amount of pedestrian users will be coming from the direction of Falmouth to the East and will thus have quite significant travel distances along the main road, in order to access the store. Upon arrival at the store they would be met with the ‘blank’ wall of the lift shaft, and be forced to enter the car park beneath the building in order to gain access. This lack of a clear approach and entrance may have had the effect of discouraging pedestrian and cycle access.

Pedestrian Access

Customer Vehicle Access

Service Vehicle Access

ACCESS KEY

Main Store Access points

5. Evolution of Design

Alternative Option:Shared vehicle access/ Additional pedestrian accessWith this configuration customer and service access routes are combined, simplifying the road layout and reducing the impact of deliveries on surrounding properties.

The position of the PFS is relatively fixed by the requirement to place it as close to the main vehicular entrance as possible, however it has been moved over from the main access roundabout in order to mitigate against queuing onto the main road (A39) and to reduce visual impact. In order for this option to be viable however, the car wash was removed, reducing the total land-take for the PFS.

Main vehicle Main vehicle


PFS position prohibits significant landscape buffer

PFS position prohibits significant landscape buffer

reducing the total land-take for the PFS.

This layout vastly improves the customer experience for pedestrians and cyclists. There are now two alternate access routes. Pedestrians have a choice of either the route adjacent to the existing cemetery, a more direct route if approaching from Falmouth, or via the combined pedestrian/cycle route adjacent the main vehicle access if approaching from Penryn.

Upon arrival at the store pedestrians and cyclists would be greeted by a clear glazed façade, and a view right through to the travelators and stairs, giving instant legibility to the access sequence. Covered cycle storage is directly linked to the designated cycle path and immediately adjacent to the main store entrance.

Pedestrian access routes over -complexPedestrian access routes over -complex


Pedestrian Access



ACCESS KEY


5. Evolution of Design

Current Proposals: -Post Strategic Committee meeting:Increased Landscaping Buffer / Improved Pedestrian AccessThe access principles of the previous site layout have been retained, however the proportions of the PFS have been updated , and the main site spine road re-aligned to increase the landscape buffer to Falmouth Road. This will enable the principle of a ‘tree-lined’ avenue to be incorporated along this portion of the A39 on the entrance to Falmouth.

Setting the PFS back from the main road significantly reduces its visual impact. There is still some requirement for a retaining structure, but this is now set back from the main road and significantly reduced in height from the previous proposals.

Main vehicle Main vehicle


from the previous proposals.

This layout also improves the customer experience for pedestrians and cyclists. Both pedestrian access routes are now simplified giving the most direct possible routes to the store entrance. As before covered cycle storage is directly linked to the designated cycle path and immediately adjacent to the main store entrance.

Vehicle access is also improved by this layout. A filter lane has been introduced into the Petrol Filling Station improving the flow into the site. The number of parking aisles accessed via a right turn off of the main on-site spine road has also been reduced, therefore decreasing the likelihood of conflicts with cars turning right into the PFS.


Pedestrian Access



ACCESS KEY


6. ScaleThe existing context and landscape are characterised by the large scale built environment, into which the proposed food retail store and petrol filling station would comfortably blend into.

The overall built levels allow the store to fit into its surroundings, being generally below the height of the surrounding land. The site itself is effectively cut-in to the hillside naturally, so the proposal seeks to utilise the existing levels and retaining structures as far as possible.

Further to the consideration of external views into the site, the development will require that some changes are made to the existing levels of the site, however by providing a store at roughly the mid level of the existing contours, the requirements for cut and fill will be minimised as will any requirement to move material to or from the site, as well as minimising any requirement to move material to or from the site, as well as minimising the height of any necessary retaining walls.

The service yard is set up to 1.2m below finished floor level of the store to form a loading dock, whilst still allowing a minimum of 2.3m height beneath for parking.

Appropriate regulatory documents and guidelines are followed to allow surfaces to fall safely in the direction of the existing site where practical and appropriate. Both the proposed pedestrian and cycle routes access have both stair and graded access to traverse the level change and to fully comply with DDA requirements. As would be expected from a building of this nature, doors, windows, street furniture will all be of a human scale allowing ease of use, comfort and safety.


CGI of store in context from across the estuary

7. AppearanceDesign Development & ConsultationThe current appearance of the scheme has been developed in conjunction with the Local Authority taking onboard comments from local residents, Councillors and interested parties (including the Civic Society). This has led to a scheme which addresses many of the issues raised by the pre-application consultation, including the visual articulation of the scheme within its context.

The original scheme put forward for consideration by the LPA was based on a simple contemporary approach , however the unbroken flat roofed mass, was raised as a concern during the initial consultation response. This may have sat a little uncomfortably into its context, especially when viewed from the Flushing side of the estuary. In order to develop the scheme we looked at the existing environment approach. Pitched rather than flat roofs are observed to prevail in this area, and so we took that as a starting point in developing an

Previous proposal: prior to LPA consultation

design.

In addition, we looked at some examples of good quality contemporary architecture to be found in the vicinity. In particular we took cues from the recent design and technology extension at Falmouth school, Falmouth Maritime museum (both shown opposite), as well as Jubilee Wharf in Penryn.

Design PhilosophyThe overall design philosophy for the proposed scheme is to produce a modern building which reflects the distinctive character of Falmouth/Penryn, whilst still fulfilling Sainsbury’s requirements as a retailer.

The roof form is key in articulating the form of the building and helps to integrate it into the surrounding context. The pitched roof section over the colleague areas and restaurant at the front of the store help to reduce the scale and bulk of the building, as well as reflecting the local context. The mass of the building from the front has been broken up into 5 bays in reference to the adjacent marine / industrial buildings. As well as giving articulation to the structure and parking bays beneath.

Local Precedent: Falmouth Maritime Museum (Architects: Long and Kentish)– Predominantly Timber Clad

Local Precedent: Design and Technology Building- Falmouth School (Architects: Urban Salon)– Predominantly Zinc Clad


The key areas of customer focus, the restaurant and the main entrance lobby, have been articulated using large areas of glazed curtain walling. This helps to provide an ‘active-frontage’ as well as in the case of the restaurant taking best advantage of views across the estuary. The glazed lobby helps to provide a clear entrance focal point, helping with the overall legibility of the scheme. grey aluminium mullions will provide a sustainable and modern solution, as well as helping to integrate with the metal cladding on the front elevation.

In addition on the north elevation there will be a series of smaller windows to provide daylight to the domestic areas and escape stairs. Two of these have been increased in height to balance the elevation and reflect the ‘full height’ glazing to the café area. The South elevation will have a strip of high level glazing above the sales floor maximising daylight and reinforcing links to the surrounding landscape, as well as breaking up the elevation. Current proposal: CGI of view proposed view from Existing roundabout

7. AppearanceSustainabilitySimplicity and energy efficiency have been the key factors in the design ofthe building. The scheme will employ a range of energy saving devices tolimit reliance on fossil fuel in the operation of the building. These include useof onsite biomass generation for heating requirements, and natural light forambient store lighting in daylight conditions. All of the major componentsand assemblies are designed to provide solutions to a number of issues,removing unnecessary duplication and minimising the resources required toconstruct the building. The design seeks to achieve a `Very Good' ratingunder the BREEAM (Building Research Establishment's EnvironmentalAssessment Method) assessment method. Please see separate‘sustainability statement’ for further details.‘sustainability statement’ for further details.

MaterialsDue to the absence of a strong vernacular influence in the immediate vicinity of the site, the building will employ contemporary materials which also pick up on local tradition. Horizontal timber has been used on a number of recent local developments, and is common in maritime environments such as this. Elsewhere horizontal zinc cladding is proposed, which in terms of colour is reminiscent of the slate hanging common throughout the county. Both the timber and metal cladding also help to reinforce the horizontality of the building, reducing the perception of height.

Natural stone is proposed around the base of the front escape stairs and columns, as a reflection of local vernacular and in order to ‘ground’ the building, giving it a solid ‘plinth’.

Due to the site levels, approximately three sides of the building will not have a significant visual impact. In keeping with the preference for lean, sustainable construction methods, large panel horizontal flat aluminium

Horizontal zinc cladding Glazing


sustainable construction methods, large panel horizontal flat aluminium cladding will be used here. Although this will not be particularly visible to the general public, these cladding panels will provide a clean, crisp contemporary feel here. The pitched roof sections will be covered in a standing seam system as a response to the marine industrial precedent nearby, whilst flat roof sections behind the parapet will be covered in a single ply membrane.

Natural Stone Horizontal timber cladding

7. AppearanceGateway SiteThe site lies partly within both Falmouth and Penryn parishes, however it attaches to the Falmouth urban area. If approaching from the A39, the Ponsharden roundabout represents something of a gateway to the town of Falmouth. This is reinforced by the presence of the Park +Ride / Park+Floatscheme (to the town centre) on the adjacent waters edge. As such the proposed store site offers a key opportunity to welcome visitors to the town.

The immediate vicinity of the site is at present characterised by light marine industrial use and so offers a rather inauspicious entrance to the town. The proposed development site itself currently reinforces this; an overgrown site surrounded by fencing, with a car garage set back on one

Existing

overgrown site surrounded by fencing, with a car garage set back on one edge of the site.

The proposal will make a positive contribution to Falmouth by regenerating a derelict site improving the gateway to Falmouth and providing increased choice for residents of Falmouth and Penryn reducing travel distances to other similar large out of town retail providers in the area whilst at the same time providing improved access to public transport.

Penryn

Proposed


Falmouth

8. Landscape OverviewThe landscape proposals include a strong feature entrance which will give the scheme a sense of place as well as contributing to the ‘Gateway’ to Falmouth. The frontage proposal includes a significant area of planting with associated vegetation to reflect surrounding planting styles, including an appropriate balance of native trees and shrubs with the more exotic species which are present on the A39 roundabout at the site entrance.

Landscape ContextThe site lies on the A39 Falmouth Road at Ponsharden, Falmouth, Cornwall. The site is adjacent to agricultural and recreational land with significant native planting to the western, southern, and eastern site boundaries. Falmouth Road to the north of the site is a key infrastructure road and will serve the access to to the north of the site is a key infrastructure road and will serve the access to the site for delivery and customer traffic. The site is approximately 3.27Ha which is occupied by the Vospers car sales garage to the north of the site and a de-commissioned gas works to the south east corner. The remainder of the site consists of rough ground,andopen scrub land. The site boundaries rise steeply to surrounding land and include mature trees and shrubs to the western and eastern boundaries. Notable features located adjacent to the site boundary include the Jewish and Congregational Cemeteries to the eastern corner.

Landscape DesignThe landscape scheme provides a high quality environment incorporating local themes and materials. The entrance scheme will be a striking feature landscape to include rocks and stones reclaimed from the site construction process. Ornamental and exotic plants such as cordyline palm specimens, grasses and agapanthus will be used with a gravel margin to the planting, designed to reflect the adjacent style of the roundabout on the A39. The landscape elements throughout the scheme will provide focus and definition to the spaces and create an attractive external environment and circulation areas for the building occupiers and customers.With the exotic plants at the entrance aside, Birch trees have been chosen as


With the exotic plants at the entrance aside, Birch trees have been chosen as the scheme frontage tree for autumn colour, feature bark and native qualities. Their well structured crown will also help to soften the development from wider views across the river estuary. Acer platanoides ‘Columnare’ has been chosen for use within the car park allowing for clear visibility as it has an upright narrow form and also provides good autumn colour. Shrub planting will include ornamental evergreen and herbaceous shrubs. The complementary plant selection is designed to provide effective screening, particularly to the retaining wall along the petrol filling station, with a mixture of ornamental grasses, shrubs and climbing plants along the Falmouth Road boundary. This will achieve an easily maintained landscape with strong seasonal interest which integrates the scheme with the surrounding landscape. The planting of trees and hedges is structured to comply with ‘Secure by Design’ principles and to achieve the required visibility to vehicles throughout the site.

Approximate extent of soft landscaping – illustrating significant ‘buffer’ to Falmouth Road – For furter details please see LP(90) Series drawings

8. Landscape Landscape DesignFurther into the site the planting remains ornamental with some scope for native shrubs against the Cemetery boundary. Species for this have been selected to reflect those found locally and will aid biodiversity while strengthening the existing native corridor.The existing tree and shrub planting along the west, south and east boundaries will maintain a vital buffer which will interface with the surrounding landscape context.

AccessVehicle access is gained from the A39 roundabout to the north of the site

Existing

Vehicle access is gained from the A39 roundabout to the north of the site which allows access to the store, service areas and petrol filling station. Pedestrian access is focused on the main entrance from the roundabout, providing level access by a series of gradients through the entrance landscape which provides a pleasant approach for customers on foot. This route is a shared cycle way footpath and leads cyclists safely to the cycle parking area without conflicting with the access traffic. A second pedestrian access is provided to accommodate the strong desire-line from the northeast, linking the footpath infrastructure from the adjacent residential areas, the local marina and the centre of Falmouth beyond.

ScaleTree planting is specified as extra heavy standard to provide an element of transition from the dominant scale of the building to a more human scale of the surrounding context along Falmouth Road. The birch tree species will mature with an upright form which is open in structure and the columnar maples have a neat, narrow shaped form allowing light into the development, balancing visual connections and legibility with effective screening from wider views.

Proposed


Inclusive AccessLevel access will be provided to all ground floor entrances. Dedicated wheelchair accessible parking bays are provided at the entrance to the building. The level changes to the site entrance include negotiable, graded footpaths which achieve a rise up to the car park level without the need of handrails. The second pedestrian access provides ramped access with handrails and appropriate landing spaces. The landscape will be designed and constructed to comply with Building Regulations Approved Document M for all step and gradient areas.

View looking North-west up Falmouth Road

9. Access

Customer Site AccessThe site layout has been designed for easy access irrespective of the mode of travel. The site is highly accessible by car and public transport, and locally easy to reach for cyclists and pedestrians. Transport matters, including access and accessibility, are addressed in a separate Transportation Assessment.

1111.... ByByByBy CarCarCarCar::::A high proportion of customer trips to food stores are made by car as trips are generally for bulk food shopping. The site is readily accessible by car, being situated adjacent to the main spine road into and out of Falmouth, the A39. Therefore being situated close to the A39, the site is easily accessible from Falmouth, Penryn and surrounding areas.

Vehicular access to the site for customers will be via the existing roundabout on the A39, which will be upgraded. The access has been designed to achieve visibility splays appropriate for traffic speeds on Falmouth Road. It is intended to retain the exiting access to the agricultural land to the west. As existing this lane will rise up the hill from the access road.

The store can be accessed directly from the car park in front of the store. There are 32 accessible spaces (6%) with 3-sided access, 21 parent and child spaces (4%) with additional width between cars and 5 enlarged campervan spaces. The remaining 484 spaces are 2.5m wide to allow easier access for customers . 40no. covered cycle hoops, and 12sqm of motorcycle parking is also proposed. The car park has been designed to be free flowing and the recycling area has been provided accessed directly from the main onsite access road, but away from the main traffic movement.

2222.... ByByByBy Foot/CycleFoot/CycleFoot/CycleFoot/Cycle::::There are two alternate pedestrian access routes from Falmouth Road to the store entrance. The first route approaches from the North East


the store entrance. The first route approaches from the North East adjacent to the existing cemetery and bus stop, a more direct route if approaching from Falmouth to the East following natural desire lines. The second option is via the combined pedestrian/cycle route adjacent the main vehicle access.

This combined pedestrian/cycle path has been provided from the A39 Falmouth Road roundabout to the main store entrance minimising conflicts with vehicle movements. Covered cycle storage is directly linked to the designated cycle path and immediately adjacent to the main entrance.

This combined pedestrian/cycle access will also serve to link the site with the nearby housing estates to the East, and beyond to the town centre and the wider area in general. These proposals also include provision for new pedestrian crossing islands, to enhance pedestrian safety along these routes.

3. By Public Transport:3. By Public Transport:3. By Public Transport:3. By Public Transport:

The site is currently well served by public transport with an existing bus stop adjacent to the cemeteries. This will be maintained and a further bus stop added to the Eastbound carriageway, in order to improve ease of using public transport enhanced by new pedestrian crossings. Customers arriving by bus will access the store via a flight of steps or graded approach due to the site levels.

Customer Access to the Store A covered lobby provides the main entrance and exit from the store. All pathways across the car park are level to enable safe trolley, wheelchair and pushchair access. Upon arrival at the store customers via any mode of access will be greeted by the glazed façade of the atrium , with easy visibility to the travelators and stairs giving instant legibility to the access sequence.

The customer entrance has powered doors and level thresholds. The entire store is fully accessible to wheelchair users. The store level itself is accessed via is fully accessible to wheelchair users. The store level itself is accessed via either a travelator (moving walkway), stairs or lifts. Lifts are large enough for shoppers with trolleys.

Specialist shopping trolleys are provided for wheelchair users. There will be extra wide checkout aisles to assist wheelchair customers. The toilet facilities will have accessible cubicles in both customer toilets, as well as baby changing facilities for customers with children. A customer service desk is always manned to provide additional assistance for any customer with any special requirements in accordance with Sainsbury’s Supermarket Ltd’s Customer policy.

Colleague Access and facilitiesColleague travel provides a significant opportunity for the use of sustainabletravel modes such as foot, cycle and public transport and these are addressedby the travel plan submitted in connection with the application. 15 cycle spacesare provided assigned for staff use.

Colleague facilities are provided to the north- of the store and will includecloakrooms and a staff restaurant, with windows overlooking the river in orderto provide a pleasant working environment. Sainsbury's operates an open

Existing bus stop


to provide a pleasant working environment. Sainsbury's operates an openemployment policy through their ‘Employment of Colleagues with Disability’Policy.

ServicingA dedicated service area is provided to the rear of the store, accessed via aramp on the Eastern elevation. This has been designed to accommodate thelargest of vehicles likely to visit the store. The service area has been positionedabove the car park, in order to segregate this activity from the general publicand to minimise the impact of servicing activity, also reflecting the level of thesales area.

A clear zone has been retained to the North-east of the store adjacent to theatrium, for emergency vehicle access.

Entry sequence within atrium

9. SummaryThe existing context and landscape are characterised by the large scale builtenvironment, into which the proposed food retail use would be appropriate.The development will include a customer café, a new 6 pump petrol fillingstation, recycling centre and customer parking.

We have liaised extensively in developing the proposals with local planningofficers, stakeholders, residents (via public exhibition held last Autumn),Falmouth and Penryn Town Councils., Falmouth Chamber of Commerce,English Heritage and Falmouth Civic Society amongst others.

From these consultations we have developed and improved the scheme in anumber of ways. These include a re-appraisal of the visual articulation of thebuilding in order to sit more comfortably into its context, as well as improvedpedestrian access and, by maximising the landscaping, enhancements to theimmediate environment around Ponsharden.

The proposal will make a positive contribution to Falmouth by regenerating aderelict site improving the gateway to Falmouth and providing increasedchoice for residents of Falmouth and Penryn.


land off falmouth road, ponsharden, falmouththe existing vospers car garage, is a single storey...

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