Green Infrastructure: The Ultimate Urban Regeneration Project

Every aspect of the Design Principles provides innovation and distinction.
Green ethics include:

• Reduced reliance on cars and reduced parking need due to encouragement of modal shift to sustainable transport and movement.
• Improving transport links – with works to improve the existing A390 as part of a wider transport strategy for Truro, as well as delivering the new Northern Access Road at the start of the development, walkable and cycle friendly streets which link with new cycle routes into and around the city, and improved public transport, with increased bus services, cheaper fares and E-Bike & E-car clubs.
• Improved connectivity with generous and interconnected green corridors linking to existing settlements.
• Protecting at least 48% of the existing green space within the site (compared with just 19% in the previous applications).
• Building high quality homes to a standard higher than current building regulations, with a target of achieving Zero Carbon.
• Creating a vibrant, co-ordinated development where people want to live, work and visit, with green and public spaces allowing communities to interact and flourish; live-work housing solutions, including access to superfast broadband and support for start-ups and growth for small and medium sized enterprises, and new sports, cultural and play areas.
• Setting the development within the historic fields to minimise impact on existing hedgerows, and creating new hedges to help increase biodiversity and to build on the Cornish heritage of the site Planting Forest for Cornwall.
• Providing allotments, a community farm, community gardens and community orchards to support food production and bring communities together.

The scheme for Langarth is based around the development of sustainable drainage. Using the natural characteristics of the environment to slow, store and clean water will help to increase biodiversity and protect and enhance species.  It also allows rainwater from the site to be controlled and restricted in a more efficient and effective way than the current green field run off.

What are we doing?

• New infiltration/ attenuation ponds, wetlands and swales will be located next to existing green routes and corridors to provide a natural flood prevention system
• A new South West Water sewer will pump sewage from the development to Truro’s Newham waste water treatment works.  Based on previous discussions between the private developers and South West Water, treatment capacity has been increased to accommodate the proposed development. There are two pumping stations currently being proposed by South West Water which will be located within the Langarth development land.
• In the event of a power failure, storage is provided upstream of each pumping station which allows for temporary power supplies or tankers to deal with flows until the pumping station is operational again. The pumping stations will incorporate odour mitigation measures.
• The Council’s involvement means these drainage improvements and flood prevention measures can take place in a single co-ordinated way at the start of the scheme rather than having to wait for a significant number of houses to be built to access funding from developers through section 106 agreements and CILs

Our aim is to create a vibrant and distinctive new community at Langarth, with walkable neighbourhoods, connected by sustainable transport, generous and high-quality green spaces, with access to shops, facilities and meeting places.

Our plans include providing a wide range of community assets, including new schools, health facilities, parks, green spaces, footpaths, street furniture, cultural facilities, community buildings and other facilities.

A stewardship scheme is being developed to manage community assets.

What we are doing :

•  Wide range of community buildings in the village centres
•  The first school – a three form entry school with capacity for up to 675 pupils (including a pre school) – will be sited in West Langarth. Currently due to be completed for September 2025, this will be initially built as a two form entry school,allowing for an extension to three form entry when demand requires. The second school – a two form entry school with capacity of up to 465 pupils (including a pre school) will be constructed adjacent to Governs Park and new forest area. The location of both schools means they will be suitable for use as a forest school. 
• Health and care facilities, including access to primary care facilities and pharmacies
• Local convenience shops and coffee shops
• Open and green spaces
• Amenity and civic spaces
• Public access sports facilities
• Mix of play areas

The objective of the SuDs system proposed for the Garden Village is to promote a more environmentally sensitive way of managing surface water and reducing  the potential of flooding events.

SuDs have been successfully used to provide improved water quality, reduce erosion and provide flood protection for areas downstream over a number of years, both in the UK and around the world. This is recognised and endorsed by the latest Government guidance, which promotes their use in development. 

SuDs are not primarily aimed at retaining water outside of peak events to reduce the rate of run off. The objective is to create more natural storage and characteristics in greenfield locations – but not to stop water in flowing into the river. Instead the use of SuDS replicates a more natural form of drainage. Larger SuDs systems, such as those proposed, allow for the most effective surface water management and opportunities for ecological and environmental benefits. They work both as a way of working with nature to manage flooding as well as to reduce pollution and downstream pollution.

Yes all the garden city principles have been incorporated and are also covered by the 10 agreed Design Principles:

1. Land value capture for the benefit of the community.
2. Strong vision, leadership and community engagement.
3. Community ownership of land and long-term stewardship of assets.
4. Mixed-tenure homes and housing types that are genuinely affordable.
5. A wide range of local jobs in the Garden City within easy commuting
   of homes.
6. Beautifully and imaginatively designed homes with gardens, combining
   the best of town and country to create healthy communities, and including
   opportunities to grow food.
7. Development that enhances the natural environment, providing a
   comprehensive green infrastructure network and net biodiversity gains,
   and that uses zero-carbon and energy-positive technology to ensure
   climate resilience.
8. Strong cultural, recreational and shopping facilities in walkable, vibrant,
   sociable neighbourhoods.
9. Integrated and accessible transport systems, with walking, cycling and
   public transport designed to be the most attractive forms of local
   transport.

The Langarth GV masterplan identifies the overall layout of the scheme, including green and open spaces, community facilities and essential infrastructure.

It also sets out design principles for the scheme, as well as robust design codes which set the rules for the quality and design of buildings. All developers wishing to be involved in the scheme will have to abide by these codes.

The 10 design principles for the scheme are:

1. Work with and enhance the quality of life for local communities.
2. Making it easy and possible to get around on foot, bike, and public transport, both with Langarth and into surrounding communities.
3. Help instill a strong sense of community.
4. Creating a place that builds upon and celebrates this unique environment.
5. Creates a hard working landscape that not just looks beautiful but is functional and productive.
6. Promote active and healthy lifestyles and a sense of wellbeing.
7. Designing for climate change resilience.
8. Offers a mix of homes meeting the varying needs of residents.
9. Creating jobs and enhancing existing employment opportunities.
10. A vision that is deliverable.

The masterplan will help:

• Deliver high quality, well designed housing, improved infrastructure and spaces for work and services that fit the needs of a diverse population retain as much green space within the site as possible while delivering a lower overall density.
• Maximise access to green space and promote the use of sustainable transport methods for residents and visitors.
• Create and enhance pedestrian and cycle links into Threemilestone and the surrounding communities
• Providing new areas of forest, with parks, public sport areas, and green civic and amenity spaces.
• Ensure that public infrastructure and social amenities such as new schools, an extension to the park and ride scheme, health, leisure, faith, emergency facilities and a new community centre and services needed to enable the development are delivered at the start of the project when the community needs them, rather than having to wait until a significant proportion of the new houses have been built.

The approach to stewardship is critical. There are a number of options that are being considered to provide long term management of the area and community facilities. This will go beyond traditional management companies, with options such as a land trust or community interest company being considered.  The trust will be funded in a range of ways but will include a management fee from residents, common to most development across the county. No council tax payments will be used to fund the management of the site.

The first stage of the phasing plan includes the delivery of key infrastructure, including the first of the two new primary schools and open space. This will ensure a quality of space and place is available for first residents.  The new access at West Langarth will allow for construction traffic to be routed away from Truro and Threemilestone to minimise impacts on the locality. It is important to recognise that even if this development is not granted planning permission, there will still be a requirement for a similar level of growth with a range of sites less able to manage the impacts of construction across the local community

The scheme for Langarth is based around the development of sustainable drainage. Using the natural characteristics of the environment to slow, store and clean water will help to increase biodiversity and protect and enhance species.  It also allows rainwater from the site to be controlled and restricted in a more efficient and effective way than the current green field run off.

What are we doing?

• New infiltration/ attenuation ponds, wetlands and swales will be located next to existing green routes and corridors to provide a natural flood prevention system
• A new South West Water sewer will pump sewage from the development to Truro’s Newham waste water treatment works.  Based on previous discussions between the private developers and South West Water, treatment capacity has been increased to accommodate the proposed development. There are two pumping stations currently being proposed by South West Water which will be located within the Langarth development land.
• In the event of a power failure, storage is provided upstream of each pumping station which allows for temporary power supplies or tankers to deal with flows until the pumping station is operational again. The pumping stations will incorporate odour mitigation measures.
• The Council’s involvement means these drainage improvements and flood prevention measures can take place in a single co-ordinated way at the start of the scheme rather than having to wait for a significant number of houses to be built to access funding from developers through section 106 agreements and CILs