1 The proposed development would be in part sited within Flood Zone 2 and Flood
Zone 3a. The National Planning Policy Framework requires that development
should be directed away from areas at highest risk of flooding and where
development is to be sited on land at risk of flooding that a sequential test is
undertaken to identify whether other sites are available which are at a lower risk
of flooding. There is a sequentially preferable site at the Hayle Football Rugby
Club at Marsh Lane, Hayle which is at a lower risk of flooding and available for
development and is of a size which could accommodate the proposed
development. Therefore the proposal has failed the sequential test and the
sustainability benefits of the proposed development are not considered to
outweigh the flood risk thus the proposal is contrary to paragraphs 101, 102, and
103 of the National Planning Policy Framework.

2 The proposal would result in the development of greenfield land on the edge of
the urban environment and constitutes an extension of the built form into the
countryside. There is an available site which is previously developed land at the
Hayle Rugby Football Club which is more closely integrated with the urban
environment and is of a size which could accommodate the proposed
development. The proposal is therefore contrary to paragraph 111 of the
National Planning Policy Framework.

3 In the absence of a signed planning obligation relating to the provision of flood
mitigation, habitat mitigation and compensation, highway and pedestrian access
improvements and town centre management which are obligations required to
make the planning application acceptable the proposal is contrary to Penwith
Local Plan policies CC8, CC9, GD4(iii), TV17(iii), CS4(i,iii) and is contrary to
paragraphs 26, 27, 32, 102, 103 and 118 of the National Planning Policy
Framework.

DATED: 23 December 2014

Erection of retail development comprising Class A1 and Class A3 and/or A1 units, including all associated access, servicing and infrastructure works, car parking, public realm improvements and landscaping together with enhancement works including footpaths, car parking, bird hide and landscaping to the nature reserve and surrounding land and hydrological improvement works - Hayle Shopping Park And Marsh Lane Nature Reserve Marsh Lane Hayle Cornwall TR27 5LX