Portreath

3. 11th June 2010 - TA attended the inaugural meeting of Portreath residents opposed to the planned build of new homes on a Greenfield site at the top of Tregea Hill

The group have formed a committee to administer the wishes of the group and support to oppose this use of Greenfield land was pledged at this meeting by some 50 local residents.

The case in question raised its ugly head 10 months ago (See 1 below) but it seems now that the developer, the owner of Gwel-an-mor, is revising his plans, so until they come in to the public domain it is not yet clear what is intended. The initial plan suggested that some 40 homes were to be built there and the phrase ‘affordable’ was thrown in to achieve a sympathetic hearing by Cornwall Council Officers.

The question as to whether this, or a similar version of the original plan, should even be considered is debatable. Residents questioned if there is a local need of 40 new homes. Many doubted that this is a correct representation of requirement and a more correct figure would be in the region of 5. There was also the question of this use of Greenfield land when no alternative Brownfield site in the area appears to have been investigated or considered. It was said that the developer already owns the land in question and the general thought that this project was more about the erection of new homes for sale rather than to satisfy a local need requirement.

Many other valid points of objection were raised from the floor, Vehicle access, drainage and water runoff (See 2 below), utilities and services and scrapping of the RSS to name but a few. All points were noted by the committee and will be investigated, based on a 40 home build and revised once the final plan is made public.

To register their objection that Greenfield land should not be used for building development, it is also intended to lobby the Parish Council, The elected local County Council member, Cornwall County Planning Committee, The Cabinet member holding the Portfolio holder for housing and the local MP and voice their concern and suggest that the use of this land in this particular area is inappropriate.

The committee and residents noted that there would be an immediate and steep activity curve as information is gathered and objections formulated. This commitment was both recognised and accepted.

It was suggested and agreed at the meeting that the committee work with TA to achieve their aim and this was reciprocated by TA and it was suggested that 2 members of this committee also sit on the TA committee to maintain regular and consistent contact. TA has also pledged space on the website, in accordance with the TA constitution, to publicise known facts as they arise.

2. Experts warn Portreath could be hit by flood like Boscastle
      West Briton 11th Feb 2010

THE Environment Agency has identified Portreath as one of the most likely places in Corn­wall to suffer a life-threatening, Boscastle-type flood and is re­commending an emergency ac­tion plan is put in place as soon as possible.

It has warned that as many as 200 properties in the village are at risk and that the most vul­nerable places include -the school and the car park.

Water from the whole of the Redruth area drains into Port­reath, where it is diverted through a tunnel and out to sea.

At times of flash flooding, should the tunnel become blocked or overwhelmed, vast volumes of water would tear through the village, swelling the small stream that drains down through Illogan woods.

As the river is perched slightly above the level of some homes, flooding would be in­evitable.

According to the Environ­ment Agency’s (EA) technical specialist Duncan Struggles, the problem is a combination of the steepness of the land and the rivers leading to Portreath and the size of the area that it has to drain.

In the most extreme event there would be a risk to life from the velocity and depth of flood­ing.

He said: “Portreath is in the top five in Cornwall at risk of flooding. Its river catchment is bigger than Boscastle’s.

“This has implications for the future development of the Red­ruth area and I know that drain­age is being closely looked at across the entire Camborne, Pool and Redruth area.”

 The EA is to put up a siren in the village to warn of impend­ing floods.

It is urging the parish coun­cil to come up with a Com­munity Flood Plan as a matter of urgency

It would contain vital in­formation about the buildings most at risk; where vulnerable people live; what resources are available and where to find them; how to trigger a flood warning; and a list of reputable tradesmen for the clean-up op­eration.

Lynsey Wilcox, the EA’s community engagement of­ficer, said: “A Community Flood Plan would help to de­crease stress and panic during flooding; it would help to re­duce the damage that flooding can cause; it would help to re­duce possible loss of life; and it “would help Portreath to recov­er quicker.”

She added: “Local volunteers would be flood wardens, who would put the plan together and would undertake the ac­tions.

“What we strongly suggest you do is form a group of people willing to formulate a flood plan and then have a meeting to decide the way forward.”

Doug Coates, chairman of the parish council, said that while it was “alarming” to hear about the flood risk, it was not surprising. He added: “We’ve arranged to set up a meeting of people in Portreath, other organisations, and the essential services to evaluate the problem and see what we can do to put a plan together.”

The meeting is to be held on February 22, when it is hoped groups like the Harbour As­sociation, Coastguard, fire bri­gade, parish council and the improvements committee can attend.

By TA: The last thing Cornwall needs is another Boscastle type event. A warning system and a community flood plan would be of obvious benefit but, considering the paragraph in bold above, is it acceptable that the excessive building planned in the CPRI area should even be considered if it will add to the possibility of potential serious flooding in Portreath?

It would seem that to minimise risk to the residents of Portreath there are only two possible solutions:

  • a) Immediately stop further over development of the CPRI area until the EA can establish the risk factor of such planned developments on the residents of Portreath
  • b) Seek an alternative drainage system from the overdevelopment of CPRI to the sea.

The planners claim that the excessive development planned in CPRI will have minimum effect on local residents. There are clear and obvious cases that this is not so and this is yet another where the residents of Portreath will have their lives and properties put at risk. TA has asked the planners on a number of occasions what the effect of surface water runoff would be and were told that the existing drainage would be sufficient. This would appear not to be the case. To proceed with the massive build program in CRPI under these circumstances amounts to an act of criminality. A detailed survey of the worst case scenario of a boscastle type weather event needs to be undertaken, and only when the possibilities are clearly understood should the CPRI building program be reconsidered.

The residents of Portreath should, as a matter of urgency voice these concerns to their local and Cornwall Councillors. See a similar situation already occuring in St Austell - Link  HERE

 

1. MORE LAND PLANNED FOR CEMENT COVERING

A report in the Camborne, Redruth, Hayle Gazette August 2009 states:

‘Plans have been drawn up for a development of 40 ‘affordable’ homes in Portreath offering the double benefit of  help for the areas home seekers and a boost to employment prospects. The site for the scheme is adjacent to the entrance to Gwel an Mor resort off Tregea Hill where it is hoped to begin a major expansion programme later this year.’

BY TA: This is not actually in Portreath but at the top of Tregea Hill near the Portreath, Tehidy Woods, & Coastal Rd to Hayle junction.

The price of the homes is undetermined other than being 30% less than open market value, whatever that is.

The site is just a mile away from a planned build of 2,350 homes at Park Bottom which, under the 35% rule, will produce 822 so called ‘affordable’ homes.

There are no shops in the immediate area so shopping trips to the nearest outlets will have to be to Pool or to Portreath (where is limited choice). Either way will mean additional car trips or walks on winding country lanes with no pavements.

How the building of 40 ‘affordable’ homes will boost employment prospects (other than short term contracts to the local building trade) escapes us.

The report continues:

‘All residents in Portreath and the surrounding areas will shortly be invited to take part in a local needs survey to establish the demand for ‘Affordable’ housing. Ahead of this, a leaflet is currently being delivered to every household in the village in which Gwel an Mor owner, Bill Haslam, outlines the case for the housing’

BY TA: The implication here is that the plans have been drawn up PRIOR to the result of the survey which indicates that the requirement has been pre-determined and therefore not related to local need.

The report continues:

His business (Gwel an Mor) employs many residents of Portreath who currently have no realistic hope of buying their own home in their own village. He explains, whereas the proposed ‘affordable’ units would be sold in the region of 30% less that the open market value. “Having listened to our own employees and other residents and villagers, it appears there is a desperate need for housing within the area that is affordable” he added.

BY TA: The issue pertaining to the affordability of homes (or ‘units’ as he refers to them) is multi facetted. However, one of the major aspects is the levels of income in the area paid to employees by employers. If the hourly rate paid is at, or just above, the minimum wage level, then most people would struggle even to find a deposit for a home, let alone support a mortgage and the necessary mandatory bills for rates and utilities etc. A £90,000 loan would require at least a £9,000 deposit and in the present financial climate could be as much as £18,000. We presume Mr Haslam is aware of this fact and pays his employees a suitable remuneration to meet the necessary levels of saving and expenditure required to help them get on the property ladder.

The report continues:

‘In a separate submission to Portreath Parish Council, Mr Haslam said “We truly value our staff members and our future expansion will mean many more jobs created. Wherever possible it is better to employ local people, but when you look at the lack of suitable properties in the area it will be increasingly difficult for us to find them due to the high costs to rent or buy accommodation”

BY TA: In our opinion this statement reads that the need for ‘affordable’ housing opposite Gwel an Mor is primarily about providing a workforce for Gwel an Mor, if, indeed, there is a planned further expansion of the business.

We are sure that the unemployed residents of surrounding areas (Illogan, Camborne, Pool, Redruth) would be more than pleased to accept employment, assuming that the salary would be such to make the short travel worthwhile.

The report continues:

‘Mr Haslam explained that the move was not a financially beneficial exercise for the company “But as we have what we feel is a suitable piece of land, we wanted to give to our own staff, and of course the local community, the opportunity to become home owners themselves, and stay living in a beautiful part of Cornwall, often where they were born or where they have family. We have often been criticised by one or two members of the community in regard to our exciting future plans for Gwel an Mor, although we are already creating many jobs and providing many facilities to the local people”

BY TA: We feel that the first point to note is that the statement of giving the land to employees and the local community is somewhat confusing. The land will presumably be given to a developer (and ‘given’ implies that it will be at no cost) who will then build on it and sell on the homes at cost (because there is no financial benefit to be gained) to whoever qualifies and can afford it. We may be misinterpreting this statement but if we have understood it correctly it seems on the face of it to be an extremely public spirited act by both Gwel an Mor & any potential developer.

However, this ‘beautiful’ part of Cornwall (which it is) will cease to be if our green areas continue to be cemented over. This will both detract from the beauty and also deter tourists from visiting the area.

TA is unaware of the detail of the ‘exciting future plans’ but what may be exciting to Gwel an Mor may well be a hideous eye sore and inconvenience to other local residents. As pointed out by Mr Haslam, many of these local residents were born in the area and should be given equal status when voicing their opinions on the ‘exciting future plans’.

TA feels that another point could be misleading. It is the statement that there were previous criticisms on over development from ‘one or two’ residents. TA believes that the actual number of residents opposed to what is perceived as over development, such as the ski slope, was considerably more than ‘one or two,

The report continues:

“I hope this will be seen as another way we are helping and being an important part of this community”

Gwel an Mor currently employs 60 and sees this figure rising to around 100 with plans to expand its holiday park facilities.

BY TA: The first point to make is that TA is not opposed to the building of so called ‘affordable’ homes. We support it in areas where it is necessary, where there is evidence that there is a need by local people who can afford them, and where figures are not inflated by surveys which include people who would like one but don’t have the means to purchase.

Employers delivering quality annual employment and paying appropriate salaries would help reduce the number of ‘affordable’ homes required.

We feel that areas intended for future builds should be given great consideration. Not just to the fact that there happens to be ‘suitable’ bits of land here and there. We feel our green spaces should not be used. The fact that a 4 foot square pig sty stood on a 4 acre site in 1483 should not make the land brownfield and usable for present day building. If it’s green now, it should stay so unless no other areas are available, and any proposed housing scheme should be an expansion of an existing community, not built a mile outside it, in a convenient field.

TA presumes the fact that the number of houses planned to be built (40) equals the expected rise in staff requirement by Gwel an Mor (40) is coincidental.

We may be in error but we also presume that a percentage of employees of Gwel an Mor, who make up the present 60, are seasonal staff. It would be interesting, for the record, to know how may full time, annual, jobs there are at Gwel an Mor, just to establish that the 60 quoted was not meant to mislead.

Given that 40 ‘affordable’ homes could easily produce an employment requirement for 80 people. Mr Haslem, who is endorsing the scheme, has indicated that he may be able to employ 40, perhaps he could confirm that these are full time annual jobs and might he suggest where the other people in the houses he is endorsing, could also be employed.

If you are opposed to this proposed plan, or indeed the expansion of Gwel an Mor, TA strongly advises you to contact your local councillor and make your feelings known. If you remain a silent majority, we all lose as more green areas in our Cornwall are covered in concrete.

There is a huge amount of building going on and plans for more. There is an undeniable fact that many houses being built, or in the planning stage, are at the insistence of central government via a quango. It has very little to do with local need and many homes are priced to encourage, and satisfy, inward migration and second homes.

We are fast running out of time if we want to maintain our quality of life in rural Cornwall. It really is time to stand up and be counted.

If you are opposed to the proposed housing scheme at the top of Tregea Hill, or any future expansion of the Gwel an Mor complex, or indeed any other mass build project in Cornwall, TA suggests that you contact your local councillor immediately and and Cornwall Council to make your feelings known.

 

 

 


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