INTRODUCTION
Site Selection Approach
Hayle RFC set out their requirement for Hayle Community Rugby Facilities Limited (HCRF) to find a suitable alternative site on which they could relocate their existing Club facilities. Some potential sites were put forward by the Club members but to ensure that all potential landholdings were assessed, HCRF undertook a full assessment of the area accompanied by Richard Goldring of Goldring Yates, a local agent acting on behalf of the club, to review all of the landholdings that would not only meet the requirements of Hayle RFC but also stand the best chance of achieving success in planning terms.
All of the sites assessed are on the immediate outskirts of Hayle adjacent to the existing built environment. The majority of the land lies between the A30 bypass and High Lanes/St Georges Road. It was unknown from the outset who owned what property however Richard Goldring had some idea of land owners in the area so once all of the potential sites were identified, surveyors of HCRF approached the people whose contact details they knew, and made further enquiries regarding the other landowners that remained unknown.
The Richards Family are farmers that have been farming in and around Hayle for many generations. They were contacted to discuss whether they had details of who owned what land on all of the areas that were assessed. They were able to confidently confirm the ownerships of all of the land save for a few small parcels that are used as horse/pony paddocks. Because of the number of land owners each owning small parcels insufficient in size to meet the requirements of Hayle
RFC, only the sites that are sufficient in size and in single land ownerships have been assessed. The smaller landholdings are generally sandwiched between the larger landholdings therefore even if there are several smaller sites together, when collectively parcelled up they are still not sufficient in size to meet Hayle RFC’s requirements. Sites 1, 3, 4, 9, 13 and 15 are the only landholdings sufficient in size in single land ownerships capable of meeting Hayle RFC’s requirements therefore this report only looks at these sites in more detail and discounts the other landholdings from any further investigation. Land owned by the Football Club would be large enough if married up with one additional field however this is not possible because of the aspirations for more beneficial development (housing) by the owners of the neighbouring land.
All of the larger landholdings that are capable of accommodating the needs of the Rugby Club have been assessed using a matrix of potential constraints / opportunities and scored in each category accordingly. The assessment has been made regardless of whether or not the landowners are prepared to enter negotiations to sell their land. This approach justifies the site selection on its planning merits rather than simply having a land owner that is prepared to sell in a location that may not be the most suitable relocation site.

Chapter 1 – Site Assessment Criteria
LAND QUALITY
Source of Information – Natural England
PPS7 Sustainable Development in Rural Areas (paragraphs 28 and 29) published in August 2004.
Agricultural Land Classification (ALC) Maps for England and Wales were designed to give strategic advice on the distribution of farmland quality. Therefore, in certain instances a local interpretation of the boundaries and specific classifications has taken place. Where significant development of agricultural land is unavoidable, poorer quality land should be used in preference to that of higher quality, except where this would be inconsistent with other sustainability considerations.
The ALC system classifies land into five grades, with Grade 3 subdivided into Sub-grades 3a and 3b. The best and most versatile land is defined as Grades 1, 2 and
3a by policy guidance (see PPS7). This is the land which is most flexible, productive and efficient in response to inputs and which can best deliver future crops for food and non food uses such as biomass, fibres and pharmaceuticals.
Little weight in agricultural terms should be given to the loss of agricultural land in grades 3b, 4 and 5, except in areas (such as uplands) where particular agricultural practices may themselves contribute in some special way to the quality and character of the environment or the local economy. If any undeveloped agricultural land needs to be developed, any adverse effects on the environment should be minimised.
Threshold
5 Absolute Sustainability
Constraints
4
3
Problematic Sustainability
Issues
Mitigation Achievable
Sustainability Issues
2
1
No Sustainability
Constraints
Development supports
Sustainability Objectives
ALC grades 1 and 2. Development fails to protect the best and most versatile agricultural land.
ALC grade 3a. Development fails to protect good versatile agricultural land.
ALC grade 3b. Development fails to protect moderate quality agricultural land.
ALC grades 4 and 5. Development fails to protect poor quality agricultural land.
Previously developed land and therefore protects all agricultural land

FLOOD RISK
Source of Information – Environment Agency Interactive Flood Mapping Service
PPS25 – Development and Flood Risk
The aims of planning policy on development and flood risk are to ensure that flood risk is taken into account at all stages in the planning process to avoid inappropriate development in areas at risk of flooding, and to direct development away from areas at highest risk. Where new development is, exceptionally, necessary in such areas, policy aims to make it safe without increasing flood risk elsewhere and where possible, reducing flood risk overall.
Flood risk should be considered alongside other spatial planning issues such as transport, housing, economic growth, natural resources, regeneration, biodiversity, the historic environment and the management of other hazards. Policies should recognise the positive contribution that avoidance and management of flood risk can make to the development of sustainable communities, including improved local amenities and better overall quality of life. They should be integrated effectively with other strategies of material significance such as Regional Economic Strategies.
Local planning authorities should apply the sequential approach as part of the identification of land for development in areas at risk of flooding by directing the most vulnerable development to areas of lowest flood risk, matching vulnerability of land use to flood risk.
Threshold
5 Absolute Sustainability
Constraints
4
3
Problematic Sustainability
Issues
Mitigation Achievable
Sustainability Issues
2
1
No Sustainability
Constraints
Development supports
Sustainability Objectives
Located within zone 3b: the functional floodplain. Only suitable for water-compatible uses and essential infrastructure
Located within zones 3a: high probability of flooding. Only suitable for water-compatible, less vulnerable uses and essential infrastructure.
Located within zone 2: medium probability of flooding. Only suitable for water-compatible, less vulnerable and more vulnerable uses of land and essential infrastructure
Located within zone 1: low probability of flooding
Located within zone 1: low probability of flooding and scope to provide remediation against flood risk off site

MOVEMENT & ACCESSIBILITY
Source of Information: site work, professional judgment, Public Transport operators.
Policy Requirement: PPG 13 Transport
Movement and accessibility is considered over four criteria: walking, cycling, public transport and the private car and whether a site would provide good access and how the site relates to a good range of services and facilities. A good range of services and facilities is taken to be those needed to meet our daily needs (such as a primary school, shop or post office).
Walking - Good access by walking is taken as a good range of services and facilities within a 5 minute walk (about 400m). Also considered are the ease of connections (such as are there pavements), safety and the topography of the walk.
Cycling - Sites are assessed in relationship to links to the National Cycle Network, or whether there is a safe and inviting route to the local services.
Public Transport - Good access to public transport is taken as a bus stop within 400m of the site. Also considered are the frequency of the service, the end destination (i.e. what services/facilities are available there), and duration of the journey. Rail is also considered for Ivybridge and Totnes.
Private Car - The district is predominantly rural, therefore the reality is that most residents, particularly those living in villages will have to rely on the private car to meet some of their daily needs. This section considers the ease with which the site itself can be accessed for car use and the capacity of road infrastructure in the vicinity to accommodate additional car movement.
WALKING
Isolated, poorly connected and/or difficult topography which cannot be addressed
Threshold
5 Absolute Sustainability
Constraints
4
3
Problematic Sustainability
Issues
Mitigation Achievable
Sustainability Issues
2
1
No Sustainability
Constraints
Development supports
Sustainability Objectives
Relatively isolated and possible limitations in the range of facilities, poorly connected and/or difficult topography
Relatively close proximity but possible limitations in the range of facilities and the quality of connections and/or difficult topography
Relatively close proximity and good access to a basic range of services and facilities
Close proximity and unhindered access to a wide range of services and facilities

Threshold
5 Absolute Sustainability
Constraints
4
3
Problematic Sustainability
Issues
Mitigation Achievable
Sustainability Issues
2
1
No Sustainability
Constraints
Development supports
Sustainability Objectives
Threshold
5 Absolute Sustainability
4
Constraints
Problematic Sustainability
3
Issues
Mitigation Achievable
Sustainability Issues
2
1
No Sustainability
Constraints
Development supports
Sustainability Objectives
Threshold
5 Absolute Sustainability
Constraints
4
3
Problematic Sustainability
Issues
Mitigation Achievable
Sustainability Issues
2
1
No Sustainability
Constraints
Development supports
Sustainability Objectives
CYCLING
Isolated, poorly connected and/or difficult topography which cannot be addressed
Relatively isolated and possible limitations in the range of facilities, poorly connected and/or difficult topography
Relatively close proximity but possible limitations in the range of facilities and the quality of connections and/or difficult topography
Relatively close proximity and good access to a basic range of services and facilities
Close proximity and unhindered access to a wide range of services and facilities
PUBLIC TRANSPORT
No existing public transport links or opportunity
Relatively isolated from public transport link, and/or very limited service
Relatively close proximity to public transport link but possible limitations in the frequency and / or access to a range of facilities
Relatively close proximity to public transport link which have good frequency to a basic range of services and facilities
Close proximity to public transport link to a wide range of services and facilities
PRIVATE CAR
Absolute highway constraints
Highway constraints which significantly limit access to services and facilities
Highway constraints which limit, to some degree, access to services and facilities
No highway constraints
No highway constraints and would improve current development constraints on or around the site

BIODIVERSITY / ECOLOGY
Source of Information - Environmental Records Centre for Cornwall and the Isles of Scilly (ERCCIS)
PPS9 – Biodiversity and Geological Conservation
In the context of this PPS, biodiversity is the variety of life in all its forms as discussed in the UK Biodiversity Action Plan.
Geological conservation relates to the sites that are designated for their geology and/or geomorphological importance.
Working with the grain of nature: a biodiversity strategy for England sets out the Government’s vision for conserving and enhancing biological diversity in England, together with a programme of work to achieve it. It includes the broad aim that planning, construction, development and regeneration should have minimal impacts on biodiversity and enhance it wherever possible.
In moving towards this vision, the Government’s objectives for planning are:
• to promote sustainable development by ensuring that biological and geological diversity are conserved and enhanced as an integral part of social, environmental and economic development, so that policies and decisions about the development and use of land integrate biodiversity and geological diversity with other considerations.
• to conserve, enhance and restore the diversity of England’s wildlife and geology by sustaining, and where possible improving, the quality and extent of natural habitat and geological and geomorphological sites; the natural physical processes on which they depend; and the populations of naturally occurring species which they support.
• to contribute to rural renewal and urban renaissance by enhancing biodiversity in green spaces and among developments so that they are used by wildlife and valued by people, recognising that healthy functional ecosystems can contribute to a better quality of life and to people’s sense of well-being; and ensuring that developments take account of the role and value of biodiversity in supporting economic diversification and contributing to a high quality environment.
The planning system has a significant part to play in meeting the Government’s international commitments and domestic policies for habitats, species and ecosystems.
A precautionary principle is taken, therefore, a site can only receive a “1” or “2” grade once site survey work has been conducted, which demonstrates no biodiversity constraints or protected species.
This objective considers the impact on the environmental designation therefore a site may not be within a designation but adjacent to it and this is reflected in the threshold grading.

Threshold
5 Absolute Sustainability
Constraints
4
3
Problematic Sustainability
Issues
Mitigation Achievable
Sustainability Issues
2
1
No Sustainability
Constraints
Development supports
Sustainability Objectives
European designated site
Nationally protected sites or features or known protected species
Local designated site or site contains habitats which may contain protected species
Site known not to have any biodiversity constraints.
Site known not to have any biodiversity constraints and to have opportunities for biodiversity enhancement.

VISUAL IMPACT & LANDSCAPE CHARACTER
Source of Information- Personal Judgement together with Professional Input
PPS7 Sustainable Development in Rural Areas
Assessment of visual impact and landscape character considers conservation and enhancement of local landscape character, primarily through views into and out of the site and the visual interrelationship of a potential development with adjoining land uses.
Threshold
5 Absolute Sustainability
Constraints
Unacceptable adverse visual impact. Could not be integrated into existing landform and landscape features, with no opportunities to conserve or enhance landscape character
4
3
Problematic Sustainability
Issues
Mitigation Achievable
Sustainability Issues
Significant adverse visual impact. Integration into existing landform and landscape features along with opportunities to conserve or enhance landscape character constrained
Limited adverse visual impact. Integration into existing landform and landscape features along with opportunities to conserve or enhance landscape character possible
2
1
No Sustainability
Constraints
Development supports
Sustainability Objectives
No adverse visual impact. Achieves integration into existing landform and landscape features along with opportunities to conserve landscape character
No adverse visual impact. Achieves integration into existing landform and landscape features along with opportunities to conserve and enhance landscape character

QUALITY OF THE BUILT ENVIRONMENT
Source of Information – Site Work and Personal Judgement with Professional Input
PPS1 Delivering Sustainable Development
Consideration is given to how a site would relate to adjoining land uses and how its development could contribute to the quality of the surrounding built environment.
Threshold
5 Absolute Sustainability
Constraints
4
3
Problematic Sustainability
Issues
Mitigation Achievable
Sustainability Issues
2
1
No Sustainability
Constraints
Development supports
Sustainability Objectives
Poorly integrated, poor relationship to adjacent land uses, no opportunities to improve quality of public realm or local landscape
Poorly integrated, poor relationship to adjacent land uses, with limited opportunities to improve quality of public realm or local landscape
Reasonable integration and relationship to adjacent land uses, with opportunities to improve quality of public realm or local landscape
Good integration and relationship to adjacent land uses, with opportunities to improve quality of public realm or local landscape
Very good integration and relationship to adjacent land uses, with significant opportunities to improve quality of public realm or local landscape

Site 1 – Land at Bar View Lane
This land is to the south of Bar View Lane along an unmade road leading on to a public bridleway / private access lane. Whilst the site is accessible by foot, generally accessibility is poor. The approach into Bar View Lane is not completely apparent, partly because of the road condition but also it is concealed by vehicles parking along the adopted highway – please see image below.
The site itself is very prominent and floodlighting of the proposed sports pitches would have an impact from the A30. Floodlighting would also impact upon the residents living in the south of Hayle from the estates served by Mellanear Road and by residents as far away as Lelant. Appendix 5 provides information on the levels across the various potential sites with Site 1 located on the ridge line of the contours. Appendix 5 also shows that there are issues with the levels as they fall away quite steeply meaning that to achieve a level playing field quite a lot of engineering works are needed with the cut and fill of the ground and retaining features built to support any made-up ground.
Because the site is on the ridge line it is exposed to the prevailing winds– this can prove very difficult for playing rugby in and the site does not therefore meet the
Rugby Club’s requirements albeit that the landholding would otherwise be big enough. Having said that, the individual fields range in size from 1.2 Ha to 4.4 Ha therefore hedgerows would have to be removed to accommodate the playing pitches and club house facilities. This could have a negative impact both in terms of landscaping and ecology.
The quality of the land is deemed to be Grade 3a and PPS7 states that “where significant development of agricultural land is unavoidable, poorer quality land should be used in preference to that of higher quality, except where this would be inconsistent with other sustainability considerations”. Site 1 is therefore constrained from being a suitable site for any form of development given that there are fields of lesser quality which are equally as suitable in terms of meeting the needs of Hayle RFC.

Site 3 – Land Adjacent St Georges Road/High Lanes
This landholding is in two parcels of which approximately 8.3 Ha lies to the south of St Georges Road/High Lanes with 5.3 Ha to the north of High Lanes. The land owner was approached about the potential of relocating the rugby club on to his land so that Hayle RFC could consider the site as a viable option, however the land owner did not want to see any form of development on his land and wished for it to remain as green fields.
Aside from the land owner not wanting to see any form of development on his land there are other constraints that must also be taken into consideration. The road/pavement infrastructure adjacent to the site generally provides reasonable access to the area, however the access into the site from High Lanes/St Georges
Road is currently limited to a single five-bar gate immediately adjacent to a private lane so a new access would have to be formed. This would require the removal of a well established Cornish hedge.
The land is relatively flat however it is parcelled up into a number of small fields therefore hedgerows would have to be removed to deliver a site of a suitable size for the rugby pitches and associated infrastructure. This would have a significant impact on the landscaping and could have an ecological impact as well depending upon species present. The land does not look as if all of it is actively farmed and certain parcels have been left untouched creating potential ecological habitats.
The site is close to the ridge line and as with Site 1 this means that the site is exposed to the prevailing winds. It is also at the back of a number of residential dwellings which form the edge of a residential area. The floodlighting would therefore have a major impact on the residents living immediately adjacent as well as the wider area of Hayle.
All of the land to the north of High Lanes together with a section of land to the south (Site 4) has been designated as an Open Area Relating to Settlements (OARS).
Saved Policies from the Penwith Local Plan Adopted 2004 state that “Proposals for development which would result in the loss of, or have an adverse effect on, the local environmental value of the following open areas will not be permitted...TREVASSACK, HAYLE - This tract of agricultural land brings the rural character of the High Lanes area into the heart of the older residential area in this part of Hayle.” Development of a new rugby club together with the associated access and infrastructure on the parcel of land to the north of High Lanes would certainly have an adverse effect and this is a significant factor for discounting this site.
The ALC on the landholdings have been recorded as Grades 2 and 3a therefore the principles that apply with site 1 apply even more so with this landholding.
The site has been identified in the Hayle Area Action Plan as a potential “Windfall Site” that could be released for housing development within the next plan period. Notwithstanding the constraints set out above, this would create a much better land value than what the site is worth as a Rugby Club if the landowner ever did decide to sell.

Site 4 – Land Adjacent to Strawberry Lane
The land owner of the sites adjacent to Strawberry Lane have been contacted however because of the potential for their site to come forward for housing as identified in the Hayle Area Action Plan and the enhanced value that this would generate, they were reluctant to sell. As with Site 3, there are a number of other contributing constraints that have further discounted this site from being viable.
Prior to Hayle Rugby Club playing their rugby at Memorial Park they used to play on land adjacent to Strawberry Lane. One of the major contributing factors for them relocating was because of the prevailing winds and exposed weather conditions that they had to face whilst playing there. From the Club’s point of view relocating to land adjacent to Strawberry Lane would therefore be a step backwards.
The land itself is made up of four fields in three parcels. Two of the parcels of land would require additional third party land ownerships to make them sufficient in size to facilitate the rugby pitches. The two fields that make up the other parcel of land (11.38 Ha) is sufficient in size however there is a mature hedgerow separating them and the site bowls meaning there would be challenging levels to overcome. The ALC has been assessed as being Grades 2 and 3a therefore the same principles apply with this site as they do with Site 3. Because the site is intensively farmed the land is likely to have very limited ecological value save for the hedgerows which may support a variety a flora and fauna.
Because this is another site that sits on the ridge line, the floodlighting would visually impact upon vehicles travelling along the A30 and on a number of properties from various key viewpoints immediately adjacent and to the north/east of Hayle. Furthermore, the removal of a mature hedgerow to facilitate sufficient space to develop the site would have a negative impact by virtue of the loss of mature trees which currently perform a positive visual role.
Access to the 11.38 Ha site is reasonable but not great. The land is serviced directly off of High Lanes however there are no footpaths adjacent to the site, nor are there any drop off points close by for public transport. The road is sufficient in width for two vehicles to pass however it is not line marked and would possibly require improvements if coaches were to use it on a regular basis on match days. The access is also constrained by a slither of land that has an OARS designation therefore Policy TV.2 applies whereby “Proposals for development which would result in the loss of, or have an adverse effect on, the local environmental value of
Trevassack Hayle will not be permitted.”

Site 9 – Land at Penpol
The land owner of the Penpol site was approached by Richard Goldring of Goldring Yates (acting on behalf of Hayle RFC) however the land owner failed to respond to the agent despite several attempts to communicate with him. It is believed that the land owner chose to enter negotiations with the developer promoting the proposed Sainsbury development however details of the contractual arrangements are unknown.
The landholding is big enough to meet the requirements of Hayle RFC, and its close proximity to Penpol School and The Foundary make the site relatively good in terms of access by all modes of transport. That said, the most suitable land for the rugby pitches is set back from the road therefore a suitable approach road would have to be constructed adjacent to the school to serve the land.
The land is actively farmed therefore it is likely to have very limited ecological value save for the hedgerows which may support a variety a flora and fauna. The
ALC has been graded as 3a therefore PPS7 applies once again. The land does slope from east to west so it would require a degree of engineering works to level the site. Retaining features would also have to be used which could make the site quite costly to develop dependent upon the degree of retaining needed.
The residents of the Mellanear estate opposite look directly across on to the Penpol landholding therefore the floodlighting would have a direct visual impact on them. It would also affect the residents living in the Penpol area as well albeit that there is a band of established vegetation which may screen the lighting to some degree.
The lower lying land does have a water course running through it and it has been identified in the Penwith Local Plan as an area that is liable to flood. Extra flood prevention measures would therefore have to be considered if this part of the site were to be developed. The Local Plan also designates the site as an OARS therefore Policy TV.2 applies and the Local Plan states that “MILLPOND - BARVIEW LANE, HAYLE is an open area that forms a significant green finger which effectively extends the countryside to the Millpond and the heart of the Foundry area. It also separates the Mellanear and Penpol residential areas...Proposals for development which would result in the loss of, or have an adverse effect on, the local environmental value of Millpond to Barview Lane will not be permitted.”
Notwithstanding the constraints set out above, this site has also been identified in the Hayle Area Action Plan as a potential “Windfall Site” that may provide future housing. This may well have influenced the land owner not to sell the land to facilitate the relocation of Hayle RFC given the potential uplift in value that may be achieved if the land does come forward for housing.

Site 13 – Land at Riviere
It is believed that ING Real Estate, the developer promoting a foodstore on South Quay, are the freeholders of the land at Riviere, and the land is currently tenanted by a gentleman called Raymond Wheare . Given that the relocation of Hayle Rugby Club will facilitate the development of a new foodstore at Memorial
Park and ING are direct competition, ING were never approached about the possibility of using their landholding as a potential relocation site for Hayle Rugby
Club. As well as the land ownership issues, the site is heavily constrained by a number of the other factors.
Whilst the landholding is big enough to accommodate the relocation of Hayle Rugby Club, the gradients of the land are hard to work with and it would be extremely difficult providing a footprint big enough for a rugby pitch. Furthermore the quality of the land is deemed to be exceptionally good with grade 2 and 3a
Agricultural Land Classifications. The land is not at risk of flooding and the areas that are actively farmed are unlikely to support a variety of biodiversity, however the surrounding areas are deemed to be extremely important in ecological terms, therefore development of the Riviere Farm land could have a detrimental effect on the biodiversity of the wider surrounding areas.
The site can be accessed by all modes of transport however there are no public transport routes that pass the site and the roads are quite narrow with no footpaths, therefore it could be quite dangerous for pedestrians. There are no designated cycle lanes so cyclists would have to use the road.
The biggest constraints affecting the site are the visual impact that it would have on a significant number of residents from Hayle when the floodlights are lit, and the site’s planning policy designations. Riviere Farm is extremely prominent and can be seen from virtually all of Hayle given that the aspects of the majority of houses face towards the estuary and Riviere Farm beyond. The lie of the land means that the site can also be seen from Lelant.
The planning policies affecting the site are as follows:
AREA OF GREAT SCIENTIFIC VALUE (AGSV): a County designation in the Cornwall Structure Plan which defines areas to act as 'buffers' around the most important and sensitive nature conservation sites. The Hayle designation contains a widespread sand dune system, which is identified in "Action for Biodiversity in the South
West" as a key sand dune system, highly susceptible to physical damage from overuse.
Policy CC-8: Development will not be permitted where it would significantly harm the nature conservation or geological interest of Areas of Great Scientific
Value, county wildlife sites, county geological sites, ancient woodland sites and local nature reserves. Where development is permitted any impact on such values must be minimised and conditions will be imposed, or a planning obligation sought, to ensure that mitigating measures are undertaken.
AREA OF GREAT LANDSCAPE VALUE (AGLV): A County designation in the Cornwall Structure Plan identifying landscapes of importance.
Upton Towans forms part of an extensive sand dune system stretching from the Hayle Estuary to the Red River. The site has remained largely undeveloped as a result of its former use as an explosives storage area, thereby retaining its interest and value in landscape and ecological terms. As a consequence the area has not experienced the pressures for holiday development which characterises much of the remainder of the dune system. In view of their countywide importance in landscape terms there is a need to afford protection to such areas to safeguard their character and amenity value.

POLICY CC-5: Development will not be permitted where it would cause significant harm to the character and amenity of the Areas of Great Landscape Value.
OPEN AREAS RELATED TO SETTLEMENTS (OARS): The basis for the designation of an Open Area Related to a Settlement is that there is a strong relationship between the area and the form, character and environmental quality of the settlement. The factors taken into account, and considered sound by the Local Plan
Inspector, are;
 an open break between settlements which serves to retain their individual identity and character;
 a green finger or wedge which enables the countryside to penetrate into a built up area and helps maintain a semi rural character and appearance;
 an important open space within built surroundings, providing tranquillity and interest; and
 a prominent local physical feature within the settlement which contributes to its character.
The criteria applied in designating the site west of Phillack is: The area forms an important feature from within the town and retains the separate identity and character of Phillack Churchtown. Set against the backdrop of dunes, the area is seen to best effect from the main part of Hayle south of the estuary, and makes a significant contribution to the environment of the town.
POLICY TV-2: Proposals for development which would result in the loss of, or have an adverse effect on, the local environmental value of the following open areas will not be permitted.
The site is also constrained by the Towans Area Tourism Policy (TM5) however this does not directly relate to the proposals to relocate Hayle Rugby Club.
As can be seen from the planning policies above, justification for promoting this site over and above any other site in the area would be extremely difficult in planning terms and this site appears to have a much greater impact than the others, albeit that most of the other sites have a number of constraints as well.

Site 15 – Land at Carwin Rise
The land at Carwin Rise is directly adjacent to the out of town developments at Loggans Moor. The land is actively farmed at the moment albeit that the fields do not yield the best crops. This in part may be down to the quality of the soil which has contributed to the majority of the site being assessed under the Agricultural
Land Classifications as Grade 3b which means it is of moderate quality therefore the loss of this land carries little weight in agricultural terms under PPS7.
The site is sufficient in size to meet Hayle Rugby Club’s requirements without having to destroy any hedges. The only impact upon the hedgerow is the removal of part of the hedge however this is mitigated by the construction of a new section of hedge utilising the materials from the existing hedge to form a re-alignment of the field boundary. This approach has been discussed with Cornwall Council who have no objection to this method.
Of all of the sites that have been assessed, this is the only site that has a public transport route that directly passes the proposed relocation site and the road is sufficient in width to facilitate a footpath providing safe pedestrian links between Hayle/West Cornwall Shopping Park and the proposed relocation site. Carwin
Rise is therefore able to offer excellent accessibility whether it is by foot, car, bus or bike.
Whilst Carwin Rise is immediately adjacent to the A30 and there is an impact when the floodlighting is switched on, the impact is deemed to be less than in more prominent sites on higher level land because the site is relatively low lying. The levels mean that when looking across on to the site from various key viewpoints, the floodlighting columns/lights will be below the backdrop of the ridgeline. Because of the site’s orientation the impact is limited to a small number of residents from the Towans and cannot be seen from Hayle itself. The additional benefit of the land lying lower than the other potential sites assessed is that the weather conditions will not adversely affect playing conditions given that the site is not quite so prominent against the prevailing winds.
Carwin Rise has had a phase 1 desktop ecology study undertaken and an ecologist has walked over the site to assess it for any species of ecological importance.
The conclusion of the report is that the site is of limited ecological value and the landscaping proposals together with the swale will positively impact upon the ecological value of the site. The landscaping on Carwin Rise is also limited therefore if the proposed scheme is granted consent then the proposed landscaping tree/shrub planting scheme will positively impact upon the landscape.
In terms of delivering a facility that meets Hayle Rugby Club’s requirements, the gradient of the land is shallow enough that only a limited amount of engineering works are needed in the form of retaining features to achieve a cut and fill balance of materials on site meaning no spoil will have to be taken off site. The proposed site is equidistance from Loggans Moor Roundabout and will be much easier for visiting teams to find than any of the other proposed sites. This will ensure that the away visitors will be able to find the site much easier than many of the other potential sites, thus removing traffic from the highway network sooner than if they had to find one of the other potential sites.
The land is not constrained by any over-riding planning policy and it has not been identified within the evolving Hayle Area Action Plan as a potential windfall site for housing. The owners therefore have no aspirations of holding on to the land in the hope that one day they may receive an enhanced uplift over and above the offer that has been agreed. This means that the development is both economically viable and deliverable and the landowners of Carwin Rise have expressed a willingness to see their land come forward for development to assist with the proposed relocation of Hayle Rugby Club.

Conclusion
From the matrix that has been used to assess all of the potential sites, Carwin Rise has the least overall impact in each of the criteria over which this assessment has been based. This is the primary reason for selecting this site. Unless the land owners of a site are prepared to sell then the fact that the land is most suitable and appropriate is irrelevant. Thankfully the landowners of Carwin Rise have been willing to co-operate and enter a legally binding contract which has aided the decision to promote their landholding over and above any of the alternative sites.
In applying a sequential test type approach to the site selection, Carwin Rise meets the main criteria of the land being available, viable and suitable and given that there are no other sites that meet this criteria that are closer to the centre of Hayle, this justifies HCRF promoting Carwin Rise as the proposed relocation site for
Hayle Rugby Football Club.