How do the other big three applications at Threemilestone stack up?
A six month delay allows more light to be shone on the other three
big applications at Threemilestone. So how do they stack up?
All of them are in the area covered by the Council's Development Brief and are relatively close to Truro/ Threemilestone.
Is an application for a supermarket next to the Park and Ride on
land already consented for a hotel and other uses. So far I do not think
it has any supermarket tenant signed up. It offers no significant
planning contribution to the wider area (and is not obliged to because
it is just a supermarket).
On paper this ticks a lot of boxes in terms of its contribution to
the wider development. However, if it has no tenant signed up for the
supermarket (which appears to be the case), these contributions may be
It seems that the contours of the site and the need to use more
than one level make this a less attractive site for a supermarket and
the proposed new primary school.
This application is said to have the worst traffic impact.
This application apparently has Asda signed up and will contribute,
assuming all goes to plan, a new primary school, affordable housing and
a significant chunk of the northern access road to the hospital.
"Assuming all goes to plan" is a very real caveat based on our
experience elsewhere. Unless there is a mechanism for tying together the
housing delivery with the supermarket, there must be a strong
likelihood that the supermarket and the bit of road will be built. Then, the other chunks of land will be sold off for housing. At that
stage the Living Villages concept in the outline application may go out
the window and the percentage of affordable housing may come down.
As the Government are providing money for new school places will the Council need the new school money?
All the applications, including INOX's application at West Langarth,
provide money for open space on a per home built basis rather than the
open space itself. The amounts provided in all cases are wholly
inadequate to buy land for open space in Truro, as I have blogged
before on the Council's Open Space Strategy.
As a local member I have always said that I have major concerns
about the impact of traffic congestion and pollution on the Highertown
corridor. However, if there is to be further development then it seems
to me that the Council must take responsibility for delivery of the
northern access road. It would also stop the potential for developers to
hold each other to ransom.
The Council needs to get Government funding and use compulsory
purchase powers to build the road as soon as possible. I have received
no answer yet as to why that has not been done.
With these and other applications likely to be decided on the same day in March
next year it is beginning to look like planning on the A390
is out of the control of Cornwall Council. Another application
which turns up shortly before the planning meeting (such as the redevelopment and relocation of Truro City Football Club) could
lead to a demand for a further deferment to allow more
considerations. On the basis of past actions that may be hard to resist.
I wonder what the odds would be on a Secretary of State intervention
and subsequent actions in the High Court?