Appendix F: Urban Design Results · routes accessed by all vehicles and pedestrians? The cell is...
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Appendix F: Urban Design Results
Transcript of Appendix F: Urban Design Results · routes accessed by all vehicles and pedestrians? The cell is...
Appendix F: Urban Design Results
LAUNCESTON TOWN FRAMEWORK URBAN EXTENSION ASSESSMENT 11.03.11 Revised UD template for Original Cells
Step 7 – Urban Design Assessment Original Cell No: 1.
Commentary Impact of Development
1. Would the development areas have good access to nearby employment areas.
East half of cell within 1200m to established employment area within town and closer to larger employment area south of A30, but indirect route due to A30 junction.
2. Can new development in the cell be directly and conveniently linked to the town centre on good routes accessed by all vehicles and pedestrians?
Cell is detached from town centre. Connection through neighbourhood to south. Indirect routes available.
3. Can new development in the cell be directly and conveniently linked to adjacent neighbourhood centres on good routes accessed by all vehicles and pedestrians?
Limited opportunities due to highway capacity constraints for estate roads in neighbouring development.
4.Would development of the whole cell maintain local identity and character of existing adjacent neighbourhoods or settlements.
Risk of coalescence with small hamlet of Trebursye Oak.
Opportunity to create new neighbourhood 5a. Does the cell provide a development opportunity to create an individual new neighbourhood with adequate scale and capacity to support its own small neighbourhood centre, some local facilities and some local employment.
Cell may be a satisfactory scale capable of sustaining a new neighbourhood. There may be limitations on means of access through existing residential estate. It is considered more appropriate to promote a small neighbourhood extension only.
Opportunity to expand an existing neighbourhood 5b. Would the development area have good access to adequate community facilities and local shops within the existing neighbourhood
Eastern edge of cell within 1200m of secondary school; closest point to employment and existing neighbourhood centre. Eastern area of cell beyond cemetery would have good access connection to adjoining residential estate. 800m to adequate community facilities.
Overall Comment / Conclusion [1-4 plus either 5a or 5b whichever is best]
This cell has limited opportunities for satisfactory means of access toward the town due to capacity of existing estate roads; A30 is a barrier to employment; town centre not easily accessible from this cell in its entirety. Some limited opportunities for east side of cell are dependant on highway capacity off existing estate road footpath connections would require upgrade. Yellow
Movement infrastructure implications outside the cell – not scored Identify any likely significant additional transport infrastructure that may be needed outside the development area to provide suitable accessibility to the cell.
Improvements to local highways/footpath links would be necessary.
Step 7 – Urban Design Assessment Original Cell No: 2
Commentary Impact of Development
1. Would the development areas have good access to nearby employment areas.
Part of cell is identified within 1200 metres of employment, the whole cell is not. Indirect and poor access into town centre employment area
2. Can new development in the cell be directly and conveniently linked to the town centre on good routes accessed by all vehicles and pedestrians?
No direct and convenient access to town centre
3. Can new development in the cell be directly and conveniently linked to adjacent neighbourhood centres on good routes accessed by all vehicles and pedestrians?
No direct and convenient access to town centre
4.Would development of the whole cell maintain local identity and character of existing adjacent neighbourhoods or settlements.
Site is within the river valley. The cell is subdivided into individual character areas: - Flood Plain (2a); BAP woodland (2b) to north west within Cell; Considerable changes in topography across the cell down to the River Kensey. Development of the whole cell would harm the local identity and character of Launceston and in this valley.
Opportunity to create new neighbourhood 5a. Does the cell provide a development opportunity to create an individual new neighbourhood with adequate scale and capacity to support its own small neighbourhood centre, some local facilities and some local employment.
Cell size is suitable to enable creation of a new neighbourhood with some local facilities and employment. However constraints within Cell would prevent such a development: Flood Plain 2a; BAP woodland 2b (north west); topography across the cell. Railway line bordering site. Limited opportunities for connections to town.
Opportunity to expand an existing neighbourhood 5b. Would the development area have good access to adequate community facilities and local shops within the existing neighbourhood
Detached Cell from any neighbourhood. No satisfactory access to existing facilities.
Overall Comment / Conclusion [1-4 plus either 5a or 5b whichever is best]
This large Cell on the south side of the valley down to the River Kensey, is unsuitable for development due to its topography; landscape and subdivision by the river / flood plain. Opportunities for access are very limited. This is not considered to be a suitable cell for development on its own. Red
Movement infrastructure implications outside the cell – not scored Identify any likely significant additional transport infrastructure that may be needed outside the development area to provide suitable accessibility to the cell.
No. Cannot envisage suitable transport infrastructure to accommodate new development in this cell
Step 7 – Urban Design Assessment Original Cell No: 3
Commentary Impact of Development
1. Would the development areas have good access to nearby employment areas.
The Cell is located within 400m of employment situated in the town centre. However the cell has no convenient or direct routes.
2. Can new development in the cell be directly and conveniently linked to the town centre on good routes accessed by all vehicles and pedestrians?
The cell is constrained by poor access routes that do not provide convenient links to the town centre. Due to historic and landscape constraints.
3. Can new development in the cell be directly and conveniently linked to adjacent neighbourhood centres on good routes accessed by all vehicles and pedestrians?
The cell is detached from any existing neighbourhoods. Due to historic and landscape constraints no possibility of new road infrastructure.
4.Would development of the whole cell maintain local identity and character of existing adjacent neighbourhoods or settlements.
The cell forms an important historic context; with significant changes in topography that contributes to the distinct local identity and character for Launceston.
Opportunity to create new neighbourhood 5a. Does the cell provide a development opportunity to create an individual new neighbourhood with adequate scale and capacity to support its own small neighbourhood centre, some local facilities and some local employment.
Cell to small
Opportunity to expand an existing neighbourhood 5b. Would the development area have good access to adequate community facilities and local shops within the existing neighbourhood
This is a small cell that is not considered to be of a satisfactory scale to sustain a new neighbourhood. The Cell is part of the wider historic setting and landscape context to Launceston and the Castle. Topography has significant change in levels throughout.
Overall Comment / Conclusion [1-4 plus either 5a or 5b whichever is best]
Not a suitable cell for any development opportunities due to historic and landscape constraints. Red
Movement infrastructure implications outside the cell – not scored Identify any likely significant additional transport infrastructure that may be needed outside the development area to provide suitable accessibility to the cell.
Cannot envisage any suitable upgrade in infrastructure that would enable development opportunities of this cell.
Step 7 – Urban Design Assessment Original Cell No: 4
Commentary Impact of Development
1. Would the development areas have good access to nearby employment areas.
Whole cell is within 1600 metres of nearest employment. However constrained by existing highway connections.
2. Can new development in the cell be directly and conveniently linked to the town centre on good routes accessed by all vehicles and pedestrians?
There is an adjacent main road to cell however connection is awkward and not directly connected from cell boundary to town centre.
3. Can new development in the cell be directly and conveniently linked to adjacent neighbourhood centres on good routes accessed by all vehicles and pedestrians?
Distance from nearest neighbourhood centre beyond 800 metres – not conveniently linked.
4.Would development of the whole cell maintain local identity and character of existing adjacent neighbourhoods or settlements.
Significant landscape impact within the Kensey valley likely to affect character of the locality and setting for Launceston.
Opportunity to create new neighbourhood 5a. Does the cell provide a development opportunity to create an individual new neighbourhood with adequate scale and capacity to support its own small neighbourhood centre, some local facilities and some local employment.
Cell would be a satisfactory scale in itself to sustain a new small scale neighbourhood with limited range of facilities. There are no major constraints within this cell.
Opportunity to expand an existing neighbourhood 5b. Would the development area have good access to adequate community facilities and local shops within the existing neighbourhood
Cell too large to be a neighbourhood extension
Overall Comment / Conclusion [1-4 plus either 5a or 5b whichever is best]
Development of whole cell is likely to be constrained by open landscape setting in context to this valley location. Accessibility and capacity constraints through Newport, with poor access to facilities within the Town. Amber
Movement infrastructure implications outside the cell – not scored Identify any likely significant additional transport infrastructure that may be needed outside the development area to provide suitable accessibility to the cell.
Trac (cycle/pedestrian sustrans) route to be situated along southern boundary of whole cell. New road infrastructure / footpath connections would be necessary.
Step 7 – Urban Design Assessment Original Cell No: 5
Commentary Impact of Development
1. Would the development areas have good access to nearby employment areas.
This cell is poorly related to employment without satisfactory means of access due to distant and capacity constraints at Newport Square.
2. Can new development in the cell be directly and conveniently linked to the town centre on good routes accessed by all vehicles and pedestrians?
The existing routes from this Cell are not direct and convenient links through existing neighbourhoods of St Stephens / Newport into the Town Centre.
3. Can new development in the cell be directly and conveniently linked to adjacent neighbourhood centres on good routes accessed by all vehicles and pedestrians?
The existing routes from this Cell are not direct and convenient links to adjacent neighbourhood centres for all vehicles and pedestrians.
4. Would development of the whole cell maintain local identity and character of existing adjacent neighbourhoods or settlements.
Development of this cell would be a significant expansion of growth away from St Stephens in the open valley setting.
Opportunity to create new neighbourhood 5a. Does the cell provide a development opportunity to create an individual new neighbourhood with adequate scale and capacity to support its own small neighbourhood centre, some local facilities and some local employment.
The cell has capacity for a significant development that could support a neighbourhood centre with some facilities and employment opportunities.
Opportunity to expand an existing neighbourhood 5b. Would the development area have good access to adequate community facilities and local shops within the existing neighbourhood
Cell is too large and detached from Launceston to be considered as expansion of an existing neighbourhood
Overall Comment / Conclusion [1-4 plus either 5a or 5b whichever is best]
This is a large cell that has capacity for a large sustainable development with access to a main road. However the Cell has significant highway constraints to St Stephens and Newport that do not provide direct and convenient links for vehicles and pedestrians. Opportunities for upgrading these links are considered limited. There would also be significant landscape impact in valley. Amber
Movement infrastructure implications outside the cell – not scored Identify any likely significant additional transport infrastructure that may be needed outside the development area to provide suitable accessibility to the cell.
New road infrastructure/footpath infrastructure. Capacity through Newport Square is a significant identified constraint.
Step 7 – Urban Design Assessment Original Cell No: 6
Commentary Impact of Development
1. Would the development areas have good access to nearby employment areas.
Majority of cell too distant from existing employment area. South east tip of cell within 1200m to existing employment.
2. Can new development in the cell be directly and conveniently linked to the town centre on good routes accessed by all vehicles and pedestrians?
There are identifiable routes but there are limitations due to complexity and distance of routes to Town Centre via St Stephens / Newport.
3. Can new development in the cell be directly and conveniently linked to adjacent neighbourhood centres on good routes accessed by all vehicles and pedestrians?
The cell would not be directly and conveniently linked to adjacent neighbourhood centres of St Stephens / Newport due to existing highway routes and constraints on possible improving or upgrading routes for vehicles and pedestrians.
4.Would development of the whole cell maintain local identity and character of existing adjacent neighbourhoods or settlements.
Development of this prominent cell is likely to have a negative impact on the character and local identity of St Stephens.
Opportunity to create new neighbourhood 5a. Does the cell provide a development opportunity to create an individual new neighbourhood with adequate scale and capacity to support its own small neighbourhood centre, some local facilities and some local employment.
The cell has potential capacity for a new small scale neighbourhood with limited facilities.
Opportunity to expand an existing neighbourhood 5b. Would the development area have good access to adequate community facilities and local shops within the existing neighbourhood
Cell too detached from St Stephens to be an neighbourhood extension
Overall Comment / Conclusion [1-4 plus either 5a or 5b whichever is best]
This is a reasonably large cell that has capacity for a sustainable development with access to a main road. Constraints prevent this cell being either a self sustaining neighbourhood or extension to existing settlement. Cell is a golf course. Yellow
Movement infrastructure implications outside the cell – not scored Identify any likely significant additional transport infrastructure that may be needed outside the development area to provide suitable accessibility to the cell.
Same as cell 5. New road infrastructure/footpath infrastructure. Capacity through Newport Square is a significant identified constraint.
Step 7 – Urban Design Assessment Original Cell No: 7
Commentary Impact of Development
1. Would the development areas have good access to nearby employment areas.
The cell is within 800 mtres/1200 metres of existing employment.
2. Can new development in the cell be directly and conveniently linked to the town centre on good routes accessed by all vehicles and pedestrians?
Majority of this cell is accessible on direct and convenient routes in to the town centre
3. Can new development in the cell be directly and conveniently linked to adjacent neighbourhood centres on good routes accessed by all vehicles and pedestrians?
Most of the cell is located within 800m of a neighbourhood centre at Dutson and 1200m of Newport. Vehicle and pedestrian access available.
4.Would development of the whole cell maintain local identity and character of existing adjacent neighbourhoods or settlements.
Cell Character is subdivided. South of ridge Lanstephan could be developed without affecting character and identity of adjacent neighbourhoods.
Opportunity to create new neighbourhood 5a. Does the cell provide a development opportunity to create an individual new neighbourhood with adequate scale and capacity to support its own small neighbourhood centre, some local facilities and some local employment.
Cell is of significant scale that would enable a new sustainable neighbourhood to support local facilities and some employment.
Opportunity to expand an existing neighbourhood 5b. Would the development area have good access to adequate community facilities and local shops within the existing neighbourhood
Cell too large for expansion of existing neighbourhood
Overall Comment / Conclusion [1-4 plus either 5a or 5b whichever is best]
Opportunities for a new neighbourhood centre with adequate scale and capacity to support its own small neighbourhood centre; some local facilities and some local employment. Consider reducing original cell size and merging south eastern area of Cell 7 with cell 8. Access is possible for pedestrians; cyclists and vehicles on direct and convenient routes. Light Green
Movement infrastructure implications outside the cell – not scored Identify any likely significant additional transport infrastructure that may be needed outside the development area to provide suitable accessibility to the cell.
Upgrading road/footpath connections of existing main roads/neighbourhoods.
Step 7 – Urban Design Assessment Original Cell No: 8
Commentary Impact of Development
1. Would the development areas have good access to nearby employment areas.
There are limited opportunities for connection to existing employment within 1200m of western half of this cell.
2. Can new development in the cell be directly and conveniently linked to the town centre on good routes accessed by all vehicles and pedestrians?
Cell is detached from the town centre by flood plain / topography.
3. Can new development in the cell be directly and conveniently linked to adjacent neighbourhood centres on good routes accessed by all vehicles and pedestrians?
Most of the cell is located within 800m of a neighbourhood centre at Dutson and 1200m of Newport. Vehicle and pedestrian access available.
4.Would development of the whole cell maintain local identity and character of existing adjacent neighbourhoods or settlements.
Significant impact on local identity and character of existing farms/hamlets/landscape.
Opportunity to create new neighbourhood 5a. Does the cell provide a development opportunity to create an individual new neighbourhood with adequate scale and capacity to support its own small neighbourhood centre, some local facilities and some local employment.
Cell is a significant scale that would enable a new sustainable neighbourhood to support local facilities and some local employment.
Opportunity to expand an existing neighbourhood 5b. Would the development area have good access to adequate community facilities and local shops within the existing neighbourhood
Cell scale too large for expansion to existing neighbourhood
Overall Comment / Conclusion [1-4 plus either 5a or 5b whichever is best]
The cell is adjacent to main road, but detached from existing neighbourhoods/town centre/employment. Capacity constraints for main highway routes especially in Newport Square. Separated from the town by flood plain. Yellow
Movement infrastructure implications outside the cell – not scored Identify any likely significant additional transport infrastructure that may be needed outside the development area to provide suitable accessibility to the cell.
Improvements to pedestrian routes and traffic capacity for Newport Square. Footbridge?
Step 7 – Urban Design Assessment Original Cell No: 9
Commentary Impact of Development
1. Would the development areas have good access to nearby employment areas.
Flood Plain
2. Can new development in the cell be directly and conveniently linked to the town centre on good routes accessed by all vehicles and pedestrians?
Flood Plain
3. Can new development in the cell be directly and conveniently linked to adjacent neighbourhood centres on good routes accessed by all vehicles and pedestrians?
Flood Plain
4.Would development of the whole cell maintain local identity and character of existing adjacent neighbourhoods or settlements.
Flood Plain
Opportunity to create new neighbourhood 5a. Does the cell provide a development opportunity to create an individual new neighbourhood with adequate scale and capacity to support its own small neighbourhood centre, some local facilities and some local employment.
Flood Plain
Opportunity to expand an existing neighbourhood 5b. Would the development area have good access to adequate community facilities and local shops within the existing neighbourhood
Flood Plain
Overall Comment / Conclusion [1-4 plus either 5a or 5b whichever is best]
Flood Plain Red
Movement infrastructure implications outside the cell – not scored Identify any likely significant additional transport infrastructure that may be needed outside the development area to provide suitable accessibility to the cell.
Step 7 – Urban Design Assessment Original Cell No: 10
Commentary Impact of Development
1. Would the development areas have good access to nearby employment areas.
There are limited opportunities existing within 1200m of most of the cell to provide good access to nearby employment sites.
2. Can new development in the cell be directly and conveniently linked to the town centre on good routes accessed by all vehicles and pedestrians?
Road and footpath connections are constrained by indirect route and changes in gradient.
3. Can new development in the cell be directly and conveniently linked to adjacent neighbourhood centres on good routes accessed by all vehicles and pedestrians?
N/A - No neighbourhood centre. Nearest centre is main town
4.Would development of the whole cell maintain local identity and character of existing adjacent neighbourhoods or settlements.
Cell is prominent in landscape above the town. Development of the cell likely to have a negative impact on the local identity and character of Launceston east of the town.
Opportunity to create new neighbourhood 5a. Does the cell provide a development opportunity to create an individual new neighbourhood with adequate scale and capacity to support its own small neighbourhood centre, some local facilities and some local employment.
The Cell has capacity for a significant development that could support a neighbourhood centre with some local facilities and employment opportunities.
Opportunity to expand an existing neighbourhood 5b. Would the development area have good access to adequate community facilities and local shops within the existing neighbourhood
Cell to large for expansion of existing neighbourhood.
Overall Comment / Conclusion [1-4 plus either 5a or 5b whichever is best]
Cell of significant scale that could sustain limited growth. Sensitive landscape. Flood risk north of cell. Highway capacity and local pedestrian improvements. Yellow
Movement infrastructure implications outside the cell – not scored Identify any likely significant additional transport infrastructure that may be needed outside the development area to provide suitable accessibility to the cell.
Reasonably good highway connections. Local improvements for pedestrians.
Step 7 – Urban Design Assessment Original Cell No: 11
Commentary Impact of Development
1. Would the development areas have good access to nearby employment areas.
Majority of this cell is beyond 1200m to existing employment area
2. Can new development in the cell be directly and conveniently linked to the town centre on good routes accessed by all vehicles and pedestrians?
Town centre is too distant from this cell. Access to primary routes.
3. Can new development in the cell be directly and conveniently linked to adjacent neighbourhood centres on good routes accessed by all vehicles and pedestrians?
Pedestrian access difficult due to distance to nearest supermarket. Vehicular access good. Too distant to local school.
4.Would development of the whole cell maintain local identity and character of existing adjacent neighbourhoods or settlements.
Rural location between A30 and new housing on A388. Local impacts on identity and character of existing settlement. East half of cell most sensitive in landscape setting.
Opportunity to create new neighbourhood 5a. Does the cell provide a development opportunity to create an individual new neighbourhood with adequate scale and capacity to support its own small neighbourhood centre, some local facilities and some local employment.
There is limited potential for the developed cell to create a sustainable neighbourhood, but the cell is restricted and may not support many local facilities.
Opportunity to expand an existing neighbourhood 5b. Would the development area have good access to adequate community facilities and local shops within the existing neighbourhood
Cell remote from a range of facilities.
Overall Comment / Conclusion [1-4 plus either 5a or 5b whichever is best]
This cell is too distant from local facilities and employment opportunities. Would need to be considered in context to more comprehensive development further west. Amber
Movement infrastructure implications outside the cell – not scored Identify any likely significant additional transport infrastructure that may be needed outside the development area to provide suitable accessibility to the cell.
Pedestrian routes. Distance to local facilities.
Step 7 – Urban Design Assessment Original Cell No: 12
Commentary Impact of Development
1. Would the development areas have good access to nearby employment areas.
Remote cell detached from Launceston and employment areas. Primary route A388 intersects the cell.
2. Can new development in the cell be directly and conveniently linked to the town centre on good routes accessed by all vehicles and pedestrians?
Remote location from Launceston Town Centre. Accessible along A388 but too distant for pedestrians.
3. Can new development in the cell be directly and conveniently linked to adjacent neighbourhood centres on good routes accessed by all vehicles and pedestrians?
Remote location from neighbourhood centre. Accessible along A388 but also too distant for pedestrians.
4.Would development of the whole cell maintain local identity and character of existing adjacent neighbourhoods or settlements.
Rural character. Development of cell would be completely out of context to this landscape.
Opportunity to create new neighbourhood 5a. Does the cell provide a development opportunity to create an individual new neighbourhood with adequate scale and capacity to support its own small neighbourhood centre, some local facilities and some local employment.
There is limited potential for the developed cell to create a sustainable neighbourhood, but the cell is restricted and may not support many local facilities.
Opportunity to expand an existing neighbourhood 5b. Would the development area have good access to adequate community facilities and local shops within the existing neighbourhood
Cell too remote to be considered as an expansion to existing neighbourhood.
Overall Comment / Conclusion [1-4 plus either 5a or 5b whichever is best]
This cell is too remote for development opportunities. Red
Movement infrastructure implications outside the cell – not scored Identify any likely significant additional transport infrastructure that may be needed outside the development area to provide suitable accessibility to the cell.
Limited opportunities to improve connectivity to this cell to facilitate sustainable development.
Step 7 – Urban Design Assessment Original Cell No: 13
Commentary Impact of Development
1. Would the development areas have good access to nearby employment areas.
Good access to existing employment areas.
2. Can new development in the cell be directly and conveniently linked to the town centre on good routes accessed by all vehicles and pedestrians?
This cell is too distant from town centre. There are identifiable links on primary routes.
3. Can new development in the cell be directly and conveniently linked to adjacent neighbourhood centres on good routes accessed by all vehicles and pedestrians?
Western half of cell is within 800m of existing supermarket. Good access to serve cell.
4.Would development of the whole cell maintain local identity and character of existing adjacent neighbourhoods or settlements.
High landscape, rural aspect southward down valley. Backdrop of existing new housing north of A388. Significant expansion south east of Launceston
Opportunity to create new neighbourhood 5a. Does the cell provide a development opportunity to create an individual new neighbourhood with adequate scale and capacity to support its own small neighbourhood centre, some local facilities and some local employment.
Large scale Cell of that could sustain an individual new neighbourhood with associated facilities.
Opportunity to expand an existing neighbourhood 5b. Would the development area have good access to adequate community facilities and local shops within the existing neighbourhood
Cell to large as expansion of existing neighbourhood
Overall Comment / Conclusion [1-4 plus either 5a or 5b whichever is best]
Large cell within 800m of exiting neighbourhood centre. Accessibility and landscape impact issues to southern half of cell. Light Green
Movement infrastructure implications outside the cell – not scored Identify any likely significant additional transport infrastructure that may be needed outside the development area to provide suitable accessibility to the cell.
Local improvements to local roads and footpaths.
Step 7 – Urban Design Assessment Original Cell No: 14
Commentary Impact of Development
1. Would the development areas have good access to nearby employment areas.
Whole site located within 800m of existing employment areas.
2. Can new development in the cell be directly and conveniently linked to the town centre on good routes accessed by all vehicles and pedestrians?
Whole cell is distant from town centre. Northern half of site is within 1200m of town centre. Accessible on primary routes.
3. Can new development in the cell be directly and conveniently linked to adjacent neighbourhood centres on good routes accessed by all vehicles and pedestrians?
Whole site is bordered to north by main highway routes. However north eastern half of cell only accessible to existing local shops within 800m.
4.Would development of the whole cell maintain local identity and character of existing adjacent neighbourhoods or settlements.
Cell divided by steep sided valley to Lowley Brook. Two distinct character areas. Tremeale and Badash. Development of whole cell likely to have negative impacts on local identity and character.
Opportunity to create new neighbourhood 5a. Does the cell provide a development opportunity to create an individual new neighbourhood with adequate scale and capacity to support its own small neighbourhood centre, some local facilities and some local employment.
Large scale cell that could sustain a sustainable neighbourhood with associated level of community facilities and local employment opportunities.
Opportunity to expand an existing neighbourhood 5b. Would the development area have good access to adequate community facilities and local shops within the existing neighbourhood
Cell too large for expansion to existing neighhourhood
Overall Comment / Conclusion [1-4 plus either 5a or 5b whichever is best]
North and east part of cell identified as part of character area with Badash has potential opportunities for development. Remainder of cell to south and west identified as Tremeale is sensitive landscape detached from the town. Light Green
Movement infrastructure implications outside the cell – not scored Identify any likely significant additional transport infrastructure that may be needed outside the development area to provide suitable accessibility to the cell.
Local road and footpath improvements.
Step 7 – Urban Design Assessment Original Cell No: 15
Commentary Impact of Development
1. Would the development areas have good access to nearby employment areas.
The cell is located west of employment area, although the whole cell is remote in terms of walkable distance to all the employment area.
2. Can new development in the cell be directly and conveniently linked to the town centre on good routes accessed by all vehicles and pedestrians?
Cell is too distant from town centre. Outside of identified distance to walk to facilities. (Beyond 1600m)
3. Can new development in the cell be directly and conveniently linked to adjacent neighbourhood centres on good routes accessed by all vehicles and pedestrians?
There are no adjacent neighbourhood centres which can be accessible by vehicles and pedestrians.
4.Would development of the whole cell maintain local identity and character of existing adjacent neighbourhoods or settlements.
Highly visible landscape adjacent to A30. Development of this large cell would have significant impacts.
Opportunity to create new neighbourhood 5a. Does the cell provide a development opportunity to create an individual new neighbourhood with adequate scale and capacity to support its own small neighbourhood centre, some local facilities and some local employment.
Large scale Cell that could sustain an individual new neighbourhood with associated facilities.
Opportunity to expand an existing neighbourhood 5b. Would the development area have good access to adequate community facilities and local shops within the existing neighbourhood
Cell too large and remote to be considered as an expansion to an existing neighbourhood.
Overall Comment / Conclusion [1-4 plus either 5a or 5b whichever is best]
The far eastern section does have urban fringe character possible potential to extend industrial area. Amber
Movement infrastructure implications outside the cell – not scored Identify any likely significant additional transport infrastructure that may be needed outside the development area to provide suitable accessibility to the cell.
Local highway/pedestrian link improvements
Step 7 – Urban Design Assessment Original Cell No: 16
Commentary Impact of Development
1. Would the development areas have good access to nearby employment areas.
Very well located
2. Can new development in the cell be directly and conveniently linked to the town centre on good routes accessed by all vehicles and pedestrians?
Good links
3. Can new development in the cell be directly and conveniently linked to adjacent neighbourhood centres on good routes accessed by all vehicles and pedestrians?
Good links
4.Would development of the whole cell maintain local identity and character of existing adjacent neighbourhoods or settlements.
Playing Fields
Opportunity to create new neighbourhood 5a. Does the cell provide a development opportunity to create an individual new neighbourhood with adequate scale and capacity to support its own small neighbourhood centre, some local facilities and some local employment.
Cell too small
Opportunity to expand an existing neighbourhood 5b. Would the development area have good access to adequate community facilities and local shops within the existing neighbourhood
The development area is small enough to be incorporated into an adjacent neighbourhood with supporting facilities within 400m of the majority of the cell.
Overall Comment / Conclusion [1-4 plus either 5a or 5b whichever is best]
Relatively small flat site. Existing playing fields to local secondary school. Well located to facilities. Light Green
Movement infrastructure implications outside the cell – not scored Identify any likely significant additional transport infrastructure that may be needed outside the development area to provide suitable accessibility to the cell.
Local highway improvements only required.
Step 7 – Urban Design Assessment Site KUE1 Original Cell No: 15 (reduced) Western tip.
Commentary Impact of Development
1. Would the development areas have good access to nearby employment areas.
Remote cell. Beyond 1200m to existing employment area
2. Can new development in the cell be directly and conveniently linked to the town centre on good routes accessed by all vehicles and pedestrians?
Town centre is too distant from this cell. Access to primary routes
3. Can new development in the cell be directly and conveniently linked to adjacent neighbourhood centres on good routes accessed by all vehicles and pedestrians?
No direct and convenient access for pedestrians and vehicles to / from cell into south west edge of Launceston.
4.Would development of the whole cell maintain local identity and character of existing adjacent neighbourhoods or settlements.
Cell situated west tip of Cell 15. Impact on local identity and character principally one of impact in landscape.
Opportunity to create new neighbourhood 5a. Does the cell provide a development opportunity to create an individual new neighbourhood with adequate scale and capacity to support its own small neighbourhood centre, some local facilities and some local employment.
No scope for the cell to be considered as a sustainable location for a new neighbourhood centre. Cell remote from Launceston with no suitable access (other than reliance on A30) for access town centre and range of local facilities.
Opportunity to expand an existing neighbourhood 5b. Would the development area have good access to adequate community facilities and local shops within the existing neighbourhood
Cell cannot be defined as a neighbourhood expansion.
Overall Comment / Conclusion [1-4 plus either 5a or 5b whichever is best]
This cell is remote from Launceston without satisfactory connection for pedestrians and vehicles. Development of cell would be have impacts in landscape. Red
Movement infrastructure implications outside the cell – not scored Identify any likely significant additional transport infrastructure that may be needed outside the development area to provide suitable accessibility to the cell.
Do not envisage suitable access to the cell without significant highway works.
Step 7 – Urban Design Assessment Site KUE2 Original Cell No: 15 (reduced) NE.
Commentary Impact of Development
1. Would the development areas have good access to nearby employment areas.
Within 800m of employment
2. Can new development in the cell be directly and conveniently linked to the town centre on good routes accessed by all vehicles and pedestrians?
Cell is distant from town centre (Beyond 1600m)
3. Can new development in the cell be directly and conveniently linked to adjacent neighbourhood centres on good routes accessed by all vehicles and pedestrians?
This proposed cell is remote from any existing neighbourhoods. Range of facilities concentrated on east side of industrial estate.
4.Would development of the whole cell maintain local identity and character of existing adjacent neighbourhoods or settlements.
Development of this reduced cell would have limited impacts on local identity and character of area.
Opportunity to create new neighbourhood 5a. Does the cell provide a development opportunity to create an individual new neighbourhood with adequate scale and capacity to support its own small neighbourhood centre, some local facilities and some local employment.
Cell would be too small to sustain a new neighbourhood centre. This would be a necessity for developing this relatively remote cell in context to Launceston.
Opportunity to expand an existing neighbourhood 5b. Would the development area have good access to adequate community facilities and local shops within the existing neighbourhood
Cell wouldn’t qualify as a neighbourhood expansion. Remote from any existing neighbourhood.
Overall Comment / Conclusion [1-4 plus either 5a or 5b whichever is best]
Current cell is likely to be too small for a neighbourhood centre. Cell is remote from main town and wider range of local community facilities due to extensive employment area at Pennygillam. Red
Movement infrastructure implications outside the cell – not scored Identify any likely significant additional transport infrastructure that may be needed outside the development area to provide suitable accessibility to the cell.
Improvements to vehicular and pedestrian connections.
Step 7 – Urban Design Assessment Site KUE3 Original Cell No: 11, 12, 13 & 14 (reduced merged Cell to be identified as Cell A5)
Commentary Impact of Development
1. Would the development areas have good access to nearby employment areas.
Good access to employment, within 800m of majority of this cell.
2. Can new development in the cell be directly and conveniently linked to the town centre on good routes accessed by all vehicles and pedestrians?
Cell is some distance to town centre (beyond 1600m). Access on primary routes.
3. Can new development in the cell be directly and conveniently linked to adjacent neighbourhood centres on good routes accessed by all vehicles and pedestrians?
Cell is close to existing neighbourhood centre (range of facilities between 800m and 1200m: Supermarket; Health Centre; Secondary school).
4.Would development of the whole cell maintain local identity and character of existing adjacent neighbourhoods or settlements.
Development of whole cell likely to have some impacts on local identity and character of Badash. Broader impacts in landscape to south of Launceston.
Opportunity to create new neighbourhood 5a. Does the cell provide a development opportunity to create an individual new neighbourhood with adequate scale and capacity to support its own small neighbourhood centre, some local facilities and some local employment.
Cell of adequate scale to provide a sustainable neighbourhood with local facilities and employment.
Opportunity to expand an existing neighbourhood 5b. Would the development area have good access to adequate community facilities and local shops within the existing neighbourhood
Merged cell areas not located directly adjacent to existing neighbourhoods
Overall Comment / Conclusion [1-4 plus either 5a or 5b whichever is best]
Merged cell could sustain a new neighbourhood of adequate scale and capacity to support local facilities including a neighbourhood centre and local employment. Range of existing community facilities close by including existing employment. Connectivity to the cell possible on a range of routes for vehicles and pedestrians. Light Green
Movement infrastructure implications outside the cell – not scored Identify any likely significant additional transport infrastructure that may be needed outside the development area to provide suitable accessibility to the cell.
Opportunities to improve connectivity with neighbouring industrial estate and access across junction with A30 slip road / traffic island to improve the quality of pedestrian routes into Launceston Town Centre.
Step 7 – Urban Design Assessment Site KUE4 Original Cell No: 13
Commentary Impact of Development
1. Would the development areas have good access to nearby employment areas.
Good access to existing employment areas.
2. Can new development in the cell be directly and conveniently linked to the town centre on good routes accessed by all vehicles and pedestrians?
This cell is too distant from town centre. There are identifiable links on primary routes.
3. Can new development in the cell be directly and conveniently linked to adjacent neighbourhood centres on good routes accessed by all vehicles and pedestrians?
Western half of cell is within 800m of existing supermarket. Good access to serve cell.
4.Would development of the whole cell maintain local identity and character of existing adjacent neighbourhoods or settlements.
Prominent position in landscape with southerly views down valley. Potential for some impacts on local identity and character of Withnoe, Scarne and Newham Farm due to extent of cell.
Opportunity to create new neighbourhood 5a. Does the cell provide a development opportunity to create an individual new neighbourhood with adequate scale and capacity to support its own small neighbourhood centre, some local facilities and some local employment.
Large scale cell that has potential to sustain an individual new neighbourhood with some local facilities.
Opportunity to expand an existing neighbourhood 5b. Would the development area have good access to adequate community facilities and local shops within the existing neighbourhood
Cell to large as expansion of existing neighbourhood
Overall Comment / Conclusion [1-4 plus either 5a or 5b whichever is best]
Large cell within 800m of exiting neighbourhood centre (supermarket) and employment. Developing the full extent of this cell requires careful assessment of landscape and visual impacts; impacts on local identity and character of Withnoe, Scarne and Newham Farm; and , due to extent of cell expansion on southern edge of Launceston and views of site from south / south east in the wider landscape. Light Green
Movement infrastructure implications outside the cell – not scored Identify any likely significant additional transport infrastructure that may be needed outside the development area to provide suitable accessibility to the cell.
Local improvements to vehicular; cycle and pedestrian access to adjacent neighbourhoods and Launceston Town Centre.
Step 7 – Urban Design Assessment KUE5 Original Cell No: 11
Commentary Impact of Development
1. Would the development areas have good access to nearby employment areas.
Majority of this cell is beyond 1200m to existing employment area
2. Can new development in the cell be directly and conveniently linked to the town centre on good routes accessed by all vehicles and pedestrians?
Town centre is too distant from this cell. Access to primary routes.
3. Can new development in the cell be directly and conveniently linked to adjacent neighbourhood centres on good routes accessed by all vehicles and pedestrians?
Pedestrian access difficult due to distance to nearest supermarket. Vehicular access good. Too distant to local school.
4.Would development of the whole cell maintain local identity and character of existing adjacent neighbourhoods or settlements.
Rural location between A30 and on eastern fringe of new housing on A388. Local impacts on identity and character of Stourscombe. East half of cell most sensitive in landscape setting.
Opportunity to create new neighbourhood 5a. Does the cell provide a development opportunity to create an individual new neighbourhood with adequate scale and capacity to support its own small neighbourhood centre, some local facilities and some local employment.
Cell size too small to create an individual new neighbourhood of adequate scale to sustain a new centre, local facilities and employment.
Opportunity to expand an existing neighbourhood 5b. Would the development area have good access to adequate community facilities and local shops within the existing neighbourhood
Cell remote from a range of facilities. There is limited potential to expand an existing neighbourhood created west of Stourscombe north of A388..
Overall Comment / Conclusion [1-4 plus either 5a or 5b whichever is best]
This cell is too distant from local facilities and employment opportunities. Potential impacts on local identity and character of Stourscombe, with potential impacts on landscape setting to east of cell. Amber
Movement infrastructure implications outside the cell – not scored Identify any likely significant additional transport infrastructure that may be needed outside the development area to provide suitable accessibility to the cell.
Pedestrian routes. Distance to local facilities.
Step 7 – Urban Design Assessment Site KUE6 Part of Original Cell No: 4 & 5
Commentary Impact of Development
1. Would the development areas have good access to nearby employment areas.
Merged cell would be located within 1200m of existing employment.
2. Can new development in the cell be directly and conveniently linked to the town centre on good routes accessed by all vehicles and pedestrians?
Cell within 1200m of town centre. Main vehicular route through Newport Square, which is indicated to be a traffic bottleneck. Pedestrian routes are identified, directness of routes vary.
3. Can new development in the cell be directly and conveniently linked to adjacent neighbourhood centres on good routes accessed by all vehicles and pedestrians?
Nearest neighbourhood centre at Newport. Vehicular and pedestrian access routes via St Stephens.
4.Would development of the whole cell maintain local identity and character of existing adjacent neighbourhoods or settlements.
Smaller merged cell could extend St Stephen to west. Conservation Area extends into merged cell. Assessment required of likely impacts on local identity and character of St Stephens and local landscape setting
Opportunity to create new neighbourhood 5a. Does the cell provide a development opportunity to create an individual new neighbourhood with adequate scale and capacity to support its own small neighbourhood centre, some local facilities and some local employment.
Cell has limited scale.
Opportunity to expand an existing neighbourhood 5b. Would the development area have good access to adequate community facilities and local shops within the existing neighbourhood
Provides some limited potential as a neighbourhood extension on the west side of St Stephen.
Overall Comment / Conclusion [1-4 plus either 5a or 5b whichever is best]
Limited neighbourhood extension to St Stephens may be constrained by Conservation Area boundary (character and setting); possibly by local highway constraints (local congestion at Newport Square). Pedestrian access to town centre and local facilities is possible from this cell. Yellow
Movement infrastructure implications outside the cell – not scored Identify any likely significant additional transport infrastructure that may be needed outside the development area to provide suitable accessibility to the cell.
Improvements to highway access depend on Newport Square being able to accommodate additional traffic loading.
