From CABE 22 January 2010

South Quay, Hayle Harbour

Cornwall

Proposal for a supermarket with parking on South Quay and a new square with two small retail units. Designed by Mountford Pigott.

22 January 2010

Planning reference: 09-1334-ORM

Tagged with: Retail | Design review | Design review panel | South West

Summary

We strongly object to this planning application. We would support retail proposals within the town of Hayle rather than on its edge, and have no objection to the principle of retail activity on this specific site. However, this proposal is designed with an out-of-town retail park approach which is not appropriate to a town centre location or the unique historic and coastal character of this site. Notwithstanding this concern we do not think that a planning application for a single building in this location should be considered in outline. Because our concerns about the scheme are fundamental we have not commented on the principles of appearance and landscaping; this should not be read as an endorsement of the illustrative design.

Relationship to the Hayle Harbour masterplan

South Quay may indeed be the most appropriate part of Hayle Harbour for the first phase of regeneration because of its proximity to the existing town centre. However, this proposal is a fundamental departure from the approved Hayle Harbour masterplan prepared by the same developer. Although we had significant reservations about the form of the proposals for South Quay that were part of that masterplan, this new application goes against all the sound aspirations expressed within that application for an intimate scale, mixed-use development that is well connected to the town centre.

Site layout

The out-of-town retail approach for South Quay has the following negative implications. The single use generates three inactive edges to the store. The large retail shed has a scale and grain that does not integrate with other development in the centre of Hayle or Hayle Harbour, either existing or proposed by the approved masterplan. There is a lack of synergy between the developments on either side of the viaduct; this will not feel like an extension of the town centre. The proposal does not generate a meaningful connection to the existing town or acknowledge likely pedestrian desire lines. The link to the town centre via Foundry Square remains tortuous and the need to improve the important route to the railway station has not been acknowledged. The Quay is separated from the town centre by the intervention of the large surface car park which we do not believe can ever function as a new public open space. The separation is compounded by the omission of all of the connecting bridges proposed in the master plan.

Any development on South Quay needs acknowledge its special qualities: the varied waterfront conditions, the viaduct and the history of the town of Hayle and its designation as a World Heritage Site. A special bespoke solution that draws on these qualities and responds to the specific character of its location is necessary. This site presents many exiting opportunities for regeneration that the application does not begin to address.

Conclusion

Overall, this is a very challenging site on which to design a supermarket of this scale. An out-of-town style store is not appropriate. A fundamentally different, site specific, urban approach will be needed to resolve these challenges convincingly and we urge the local authority to refuse this application.