NON-TECHNICAL SUMMARY NTS

Transcription

1 NON-TECHNICAL SUMMARY NTS

2 Non-technical summary Introduction NTS.1 NTS.2 Silverstone GP Ltd () is applying to South Northamptonshire Council and Aylesbury Vale District Council for planning permission to develop land to the north and west of the Silverstone Circuit for office, light industrial, general industrial, storage and distribution, hotel(s), education, student residences, promotional automotive display space and a social hub, together with vehicular access improvements, drainage, landscaping and improvements to utilities infrastructure. Figure NTS1 shows the location of the site in relation to Silverstone and the application boundary. An environmental impact assessment (EIA) was needed because of the potential for significant environmental effects. An environmental statement (ES) has been prepared to report the findings and its key elements are summarised in this non-technical summary. Background NTS.3 NTS.4 In August 2012, Silverstone Holdings Ltd received planning permission for new development on its estate, including a business park, an extension to the existing technology park, an education campus, three hotels, retail and spectator facilities within the Circuit, promotional automotive display space, improved leisure and events spaces, landscape works, grandstands, hardstanding and support paddock, bridge and tunnel to improve pedestrian flows, a new point of access and supporting infrastructure. The development allowed under the planning consent has not been carried out and it remains valid, expiring in August In September 2013, purchased a 999-year lease on the development land outside the operational area of the Circuit. This includes the existing business park estate and the Porsche Experience Centre. The leasehold does not include management or development of Silverstone Circuit itself. is now submitting a new planning application for part of its land, as shown in figure NTS1. The proposed development site NTS.5 The 49.2 hectare (1) site lies to the north and west of the Silverstone Circuit (figure NTS1), around 4.5 km south west of Towcester and to the south of the A43. Dadford Road runs through the site from the A43 in the north to the village of Dadford in the south. The site is split into four parcels: zone G to the north of the Circuit, zones M1 and M2 to the east of Dadford Road and zone K to the west of Dadford Road. The planning application boundary also includes areas where highway improvements are proposed (2). 1 One hectare is 10,000 square metres around the size of Trafalgar Square in London. 2 It should be noted that, for clarity, the figures used in this document to identify the individual development zones exclude those areas of highway included within the application red line plan on which works are proposed as part of the development. NTS-1

3 NTS.6 NTS.7 NTS.8 NTS.9 Zone K consists of undeveloped land that is used for overspill parking during the Formula 1 British Grand Prix weekend and other large-scale events. It is grazed by sheep at other times. Zone K is bordered to the west and south by Hazelborough Woods, to the east by Dadford Road and to the north by fields on which employment units are currently being built. The Radstone Brook runs east-west through the centre of zone K. Zone M1 to the east of Dadford Road consists of part of the main Circuit car park, while zone M2 includes a further area of the main Circuit car park, two brick buildings, a pre-fabricated office building, the RAF memorial to members of No. 17 Operational Training Unit, and associated areas of grassland and hardstanding. The existing brick buildings, a bungalow and a cottage, are both currently used by the British Racing Drivers Club (BRDC). The bungalow is used for storage and for ticketing during event season and the cottage is occupied on a short term lease. Zone G consists of further undeveloped land to the north of the Circuit that is used for overspill parking during major events and grazed by sheep at other times. Public rights of way run along the northern and eastern boundaries of zone G. There are several mature trees in this part of the site, as well as a large spoil heap in the centre from past works at the Circuit. Silverstone Circuit to the south and east of the site contains several racing circuits that are used for different classes of motorsport. The racing circuits, grandstands and the Wing (i.e. Pit and Paddock building) are the dominant features within the Circuit. The main part of the existing Silverstone Park estate lies to the south of zone G, with a second part (Buckingham Road) located to the north of zone K. It is owned by and accommodates a number of high technology and motor-related businesses. NTS.10 The grade I Stowe registered park and garden lies around 350 m to the south east of zone K at its closest point. The nearest listed buildings to the site are the grade II listed buildings at Winterhills Lane to the north east of zone G, and 29 and 31 Brackley Road to the north of the A43. Wild Wood, to the east of zone G, and Hazelborough Woods, to the south west of zone K, are locally designated wildlife sites. Silverstone village, on the opposite side of the A43, is the nearest settlement to the site. The key features of the site and surrounding sensitive receptors are shown on figure NTS2. The proposed development Land use NTS.11 The existing buildings in zone M2 will be demolished. The RAF memorial will be relocated to a suitable site within the Circuit, subject to agreement with the BRDC. Figure NTS3a shows the proposed areas of built development, which will accommodate the uses set out in table NTS1. The locations of individual uses within the development zones are not defined in order to maximise the ability to respond to market demand. NTS-2

4 Proposed use Offices 33,000 Light industrial 33,000 General industrial 32,000 Storage and distribution 59,000 Education 9,000 Student residences 5,000 Hotel 22,000 Promotional automotive display space 5,000 Total 198,000 Table NTS1: Proposed development floorspaces Floorspace (square metres) NTS.12 The proposed employment floorspace will comprise high performance technology and motorsport-related development, with a focus on high-tech manufacturing and research and development, which will complement the uses already present on the neighbouring occupied areas of Silverstone Park. The proposed hotel floorspace will provide 250 bedrooms in up to two hotels, for example one 150-bed hotel and one 100-bed hotel. NTS.13 The education uses will comprise a campus providing vocational training and apprenticeships in the fields of high performance engineering and technology, taking advantage of the cluster of such companies operating at Silverstone Park. Around 250 student residences are also proposed. NTS.14 The proposed promotional automotive display space will include manufacturer display facilities for specific prestige motoring brands. These facilities will not be commercial car dealerships with traditional forecourts displaying cars for sale, but will provide an opportunity for potential clients of these brands and motoring enthusiasts to view and compare cars. Landscape NTS.15 Figure NTS3a shows that the existing bridleway along the northern edge of zone G will be retained within a 5 m wide landscaped area. A minimum building set-back of 7 m from Dadford Road will be provided in the west of zone G. NTS.16 A minimum 5 m wide strip of new tree planting will be provided along the north western edge of zone K next to buildings up to 12 m high, which will provide screening and act as a biodiversity corridor. For buildings above this height, the width of the buffer strip will increase, up to 10 m wide next to buildings up to 16 m high. A 5 m wide buffer will be retained along the south western boundary where zone K borders Hazelborough Woods. This area will be planted with native species to improve the existing woodland edge. A 5 m wide planted buffer will also be retained along the northern boundary of zone K. A minimum building set-back of 10 m from Dadford Road will be provided in the east of zone K. A new woodland planting / staff break-out area will be provided in the southern tip of zone K. NTS.17 The existing lines of mature trees along the north eastern edge of zone G and the eastern and western edges of zone K will be retained as part of the proposed development, apart from where trees are dead or dying. Where removal of trees is needed within the development area, these will be replaced with a greater number of trees, leading to an overall gain in trees on site. NTS-3

5 Similarly, any hedgerows within the site that are removed will be replaced with a longer length of hedgerow, leading to an overall gain. NTS.18 The site entrances off Dadford Road will be landscaped to a high quality, with tree and shrub planting either side of the entrance and Silverstone Park signage. It is proposed that areas of fast growing trees, ornamental woodland shrubs and grasses will be planted along the internal site roads, with larger trees included that will become the main landscape feature over time. Social spaces for staff will be provided across the site. Building heights NTS.19 The proposed building heights strategy is shown on figure NTS3b. Areas of two storey buildings, up to 12 m high, are proposed in the north and east of zone G. Most of the site will be developed with three storey buildings up to 16 m high, while areas of four storey buildings up to 18 m high are proposed along Dadford Road in zone G, within the areas of zones M1 and M2 that are currently part of the main Circuit car park, and in the north of zone K. NTS.20 Figure NTS3b also shows maximum heights in metres above Ordnance datum (3) across the site, which include an allowance for both the earthworks needed to create level development platforms and the maximum heights of the buildings. All of the proposed buildings will be below the height of the Wing building (176 m above Ordnance datum), the tallest structure at the neighbouring Circuit. The distribution of proposed building heights has been designed so that the taller buildings will relate to existing structures within the neighbouring Silverstone Park and Circuit. These will sit either close to Dadford Road in zones G and K, or close to the centre of the Circuit near to the Wing building in zones M1 and M2. Access and movement NTS.21 The existing junctions off Dadford Road (see figure NTS3a) will be used to access the proposed development, including for servicing. New pedestrian and cycle routes will be created through the site to encourage travel by bicycle and on foot. A new route will be provided from Winterhills Lane in the north east corner of zone G through to Dadford Road and zone K and a new pedestrian crossing will be created on Dadford Road near the existing Innovation Centre. NTS.22 A sustainable transport strategy has been prepared for the proposed development to reduce single occupancy car journeys. A central hub will be provided on site for use by employees, including a social area, gym / fitness room, nursery, showers, changing facilities and lockers. Secure and covered cycle storage facilities will be provided across the development, pool bicycles will be provided for use by employees and a site cycle scheme will be put in place. A contribution will also be made towards improving off site cycle routes. Discussions are ongoing with the local bus operator as to how public transport services to the site can be improved. A lift-sharing scheme will also be put in place on site. 3 Above Ordnance datum height above sea level. NTS-4

6 NTS.23 Improvements are proposed to address capacity issues at local junctions. The existing Dadford Road / Brackley Road junction will be replaced with a miniroundabout, while traffic signals will be installed at the Dadford Road / A43 eastbound on-slip junction. The junctions and links surrounding the bridge on Dadford Road over the A43 will be resurfaced and new pedestrian / cycle crossings will be provided. Cycle signs will be painted on the carriageway to ensure drivers are aware of the potential presence of cyclists. Environmental improvements will be provided in Silverstone village and Dadford to help control traffic speeds. NTS.24 and Silverstone Circuit Ltd (SCL) have an ongoing dialogue on the growth of Silverstone Park and how this will affect the availability of car parking in the future. SCL has a robust traffic and transport strategy that allows it to proactively manage the number of vehicles that park on land it operates for events, by ensuring that all customers for most events (and particularly the British Grand Prix) have to pre-book their parking space at the point of booking. In addition, other modes of transport are offered and promoted, such as Megabus, Park & Ride and Rail & Ride. These other modes will, over time as develops the land, enable it to continue to operate successfully. Services NTS.25 Surface water runoff from the proposed development will be controlled through a number of measures, including swales and ditches set within the soft landscaping, underground storage and ponds. This will ensure that there will be no increase in runoff rates as a result of the proposed development. Permeable paving will be used around buildings and in car parks to direct runoff to the swales / ditches and improve its quality. Measures to trap oil and silt will be included in the drainage system to prevent pollution. NTS.26 An active control system consisting of pumping stations and underground storage tanks will be put in place to manage foul water flows from the proposed development when the surrounding network is full during storms. They system will be designed in accordance with best practice guidance and emergency storage will be provided at each pumping station to prevent leaks if a pump fails. A robust maintenance schedule will be put in place in accordance with Anglian Water s requirements and each pumping station will be remotely monitored. NTS.27 Discussions are ongoing with Anglian Water to identify the off site network reinforcements needed to provide drinking water to the proposed development. Alternatives NTS.28 As the application site is under s control, is allocated for development in the adopted West Northamptonshire Joint Core Strategy Local Plan (Part 1) (December 2014) and is the subject of an adopted development brief, alternative sites for the proposed development have not been considered. NTS.29 The master plan has evolved over time and has been subject to a number of changes following consultation with the councils and the public and the NTS-5

7 findings of environmental studies. The main aspects of the master plan where alternatives were considered are: Proposed development layout the consented 2011 master plan showed detailed locations of individual uses and buildings. The locations of individual uses within the development zones are not defined on the new land use parameter plan in order to maximise the ability to respond to market demand. However, sufficient information is provided to allow a robust assessment to be carried out Proposed floorspaces the amounts and mix of the proposed floorspaces were developed based on commercial viability considerations and traffic modelling to meet predicted market demand while minimising traffic levels Strategic highways improvements the option of a new junction on the A43 proposed in the 2011 application was rejected following revised traffic modelling, which found that the increase in traffic as a result of the proposed development could be accommodated by increased promotion of sustainable travel and minor alterations to existing junctions Local highways improvements an alternative option examined for improving the Dadford Road / Brackley Road junction was to change the priority of the junction to allow free flowing traffic coming from the A43 onto Dadford Road. This option was rejected because traffic modelling indicated that it would lead to queuing on Brackley Road (east) Assessment methodology NTS.30 The first stage of the EIA was to produce a scoping report, which set out the potential environmental issues to be considered during the EIA process. This was sent to a range of relevant organisations for comment and a number of additional issues were identified. NTS.31 The various specialist assessments, discussed in more detail below, followed generally similar methods. Desk and / or field studies were carried out to establish the existing situation (the baseline). The effects of the proposed development were examined using a method that combines the sensitivity and importance of receptors (4) with the likely size of the change from the baseline situation to establish the degree of the effects. If the degree of effect is moderate or above, then the effect is considered to be significant. Slight or negligible effects are not considered to be significant. NTS.32 The degree of an effect determines the resources that should be put in place to avoid or reduce (mitigate) an adverse effect and identifies the actual value of a beneficial effect. NTS.33 The potential for cumulative effects with other developments in the area that are consented, proposed or committed was also examined. The following developments were included in the cumulative effects assessment (figure NTS4), as agreed with South Northamptonshire Council and Aylesbury Vale District Council: 4 A receptor is a part of the natural or man-made environment, such as a river, a woodland, a person or a building, that is affected by an impact. NTS-6

8 Provision of gas to the proposed development through a new underground pipeline from an existing main on the A508 north of Grafton Regis, around 9 km to the north east Provision of electricity to the proposed development through a new underground cable from Western Power Distribution s bulk supply point near Brackley, around 10 km to the west The remaining elements of the consented Silverstone Circuit development that do not form part of the new Silverstone Park application, including a hotel, Welcome Centre, Museum of Motorsport, Heritage or Experience Centre, outdoor activity areas, a permanent outdoor stage, a karting centre and grandstands Catch Yard Farm, Silverstone 220 dwellings and public open space Towcester South urban extension 2,750 dwellings, employment land, local centres, a hotel, two primary schools, public open space and the Towcester relief road connecting the A5 to the A43 Towcester Racecourse a hotel, training and conference facilities Radstone Fields, Brackley up to 1,000 dwellings, a local centre, a primary school and public open space Foxhill Brackley North up to 180 dwellings and public open space Land north of Turweston Road, Brackley 60,000 square metres of employment uses, a foodstore, a hotel / restaurant and a care home Land south of Turweston Road, Brackley up to 350 dwellings and public open space Brackley Sawmills 130 dwellings and public open space Rail Central strategic rail freight interchange at Blisworth / Milton Malsor a rail link onto the site, 743,200 square metres of storage and distribution units with office accommodation, a service depot and a lorry park HS2 at its nearest point to the site, HS2 will run to the north east of Brackley and will be largely in a cutting, although a small stretch to the south of the A43 will run along an embankment Environmental effects Air quality NTS.34 The traffic-related pollutants nitrogen dioxide and fine particulate matter were the main focus of the air quality assessment, although construction dust was also addressed. NTS.35 Current air quality around the site was established from measurements made by South Northamptonshire Council and modelled background data provided by Defra. This information was then used to model air quality at sensitive receptors near the site. This showed that national air quality objectives for nitrogen dioxide and fine particulate matter are currently being met. However, South Northamptonshire Council has declared an air quality management area in Towcester, around 5 km from the site, because of high levels of nitrogen dioxide in the area from road traffic. NTS.36 During the construction process, there is the potential for increased dust generation from activities such as demolition, site preparation, earthworks and transport and storage of materials. A range of best practice mitigation NTS-7

9 measures will be put in place to ensure that there will be no significant effects on sensitive receptors from increased dust generation. These measures will include road sweeping, covering stockpiles, screening any particularly dusty activities and using water to minimise dust. NTS.37 The modelling undertaken to predict emissions related to construction and operational traffic showed that there will be no significant increase in the levels of traffic-related pollutants as a result of the proposed development. Air quality in Towcester town centre is not likely to be significantly affected by the proposed development because the relief road that forms part of the Towcester South urban extension will provide a new link from the A5 to the A43 that bypasses the town centre. NTS.38 It is likely that other developments in the area will also put in place measures to minimise dust generation during construction. Given this, and the distance between the nearest sensitive receptors to the Silverstone Park site and the other developments, no significant cumulative construction dust effects are predicted. The traffic modelling did not predict any significant cumulative effects on air quality as a result of construction or operational traffic. Cultural heritage NTS.39 A desk study was carried out to investigate the archaeological, built heritage and historic landscape resources within a 1 km study area of the site, which was agreed with Northamptonshire and Buckinghamshire county councils. There are no designated scheduled monuments in the study area. NTS.40 Previous investigations have shown that the site has little potential to contain buried archaeology and the archaeological resource on site is considered to be of negligible to low value. The proposed development will involve groundworks that will affect any below-ground archaeological remains if these are present. However, the limited resource on site means that this will be a slight adverse effect that will not be significant. NTS.41 Part of Silverstone village has recently been designated as a conservation area, which contains several listed buildings, including a series of houses along the High Street, the White Horse pub, Home Farmhouse, 2 Stocks Hill and the church. The conservation area and listed buildings are concentrated in the enclosed village centre around the church and are not related to the wider landscape. This enclosure and the separation from the proposed development by the A43 means that no significant effects are predicted on these designated heritage assets. NTS.42 The closest listed building to the site is at Winterhills, around 60 m east of zone G. It is screened by trees and earth mounding to reduce impacts from the neighbouring A43. The proposed development will lead to the extension of built development up to Winterhills Lane and the loss of the rural characteristics of this part of the listed building s setting. The proposed development will be screened from the house itself, but will be prominent in the approach and will increase the impression of built development in the area. A moderate, significant adverse effect is predicted on the setting of the listed building. NTS-8

10 NTS.43 The grade I registered park and garden at Stowe lies around 350 m to the south of zone K at its closest point. It is a large scale designed landscape that extends into the surrounding land outside the park s formal boundary. While the site is outside the registered area, it falls within the setting of the designed landscape and forms part of the rural backdrop in views to the north. Zone G is crossed by part of the route of the Northampton drive, a former carriage drive to Stowe from the north. However, no original features associated with the route survive on the ground. NTS.44 The route of the Northampton drive broadly aligns with access points in the north (pedestrians and cyclists only) and south of zone G into the existing Silverstone Park. The built development will remove the few remaining physical signs of the route and prevent any future reinstatement, which will be a slight adverse effect that will not be significant. The proposals will extend views of built development from within the registered area of Stowe and will also be visible in the wider setting of the park, particularly along Dadford Road. This is predicted to be a moderate, significant adverse effect. NTS.45 As no significant effects are predicted on archaeology from the proposed development, there is no potential for significant cumulative effects with other developments in the area. The distance of most of the other projects from the site means that the only scheme with the potential to lead to significant cumulative effects on other heritage assets is the remaining consented development at the Circuit. However, the Circuit is an established part of the settings of both the listed building at Winterhills and Stowe and the consented proposals include a landscape strategy designed to prevent adverse effects. No significant cumulative effects are therefore predicted. Economic, community and social effects NTS.46 The proposed development has the potential to affect the local and regional economies, the existing local community and services in the surrounding area. Northamptonshire Police also requested that the potential for effects on crime and disorder levels be examined. To assess these effects, current conditions have been examined in Silverstone and Luffield Abbey wards, in which the site lies, Silverstone village and South Northamptonshire and Aylesbury Vale districts as a whole. NTS.47 Unemployment levels and the productivity of the local economies in Aylesbury Vale and South Northamptonshire districts generally compare favourably with the regional and national averages. Both districts experience net outcommuting, with residents of the districts working in other nearby districts and Milton Keynes. Both local councils have policies in place to try to reduce this. NTS.48 The construction of the proposed development is predicted to generate 1,822 construction job years over the year construction period and to contribute 78.5 million to the local economy. These will be slight beneficial effects that will not be significant. NTS.49 Post-construction, the proposed development is predicted to create between 3,400 and 4,500 new jobs, depending on the exact types of businesses that occupy the new units. It is also predicted to contribute between 157 million NTS-9

11 and 210 million to the local economy (including business rates). These are predicted to be moderate to substantial, significant beneficial effects. NTS.50 The proposed student accommodation will introduce a new resident population to the area of around 250 people. This will increase the studentage population of the ward in which the accommodation is located, although at this stage it is not known whether this will be in Silverstone ward or Luffield Abbey ward. It should be noted that the students are only likely to be resident on site during term time, so the effect would be intermittent. Luffield Abbey ward has a relatively high proportion of student-age residents already, so the addition of further students to this ward s population would be a slight effect that would not be significant. The student-age population in Silverstone ward is more similar to the district and national averages, so a moderate to substantial, significant effect is predicted if the residences are located in this ward. NTS.51 The proposed development includes a further education campus, which is likely to provide vocational training and apprenticeships in the fields of high performance engineering and technology. The existing courses at the nearby Silverstone University Technical College and National College of Motorsport are oversubscribed, so the new provision will help to meet demand and will be a substantial, significant beneficial effect. NTS.52 GP services in Silverstone village are provided by a branch surgery of the Brook Health Centre in Towcester. There are no NHS dental practices in the village and the nearest are in Towcester. As GP surgery catchment areas are based on residence address (rather than workplace), the main increase in demand for local GP services is likely to come from students living in the new residences. While NHS dental practices do not have catchment areas, employees at the site are likely already to be registered with a practice near their home. Given the small number of student residences proposed, no significant effects are predicted on the capacity of local heath services. NTS.53 The proposed development has the potential to increase demand for other community facilities and services, such as sports facilities. However, the proposals include a social hub for employees of the development, which will contain a social area, gym, showers and a nursery. In addition, it is likely that the education campus will include sports facilities for students similar to existing provision at the University Technical College. No significant effects are therefore predicted on demand for existing community facilities and services. NTS.54 There are several public rights of way on and near the site, including bridleways running along the northern and eastern edges of zone G and to the north of zone K. The bridleway in the north of zone G will be retained within a landscaped area, with development along its southern edge. The short section of bridleway to the east of zone G will be bordered by development, but the setting of most of the route will remain unchanged. The bridleway to the north of zone K is separated from the proposed development by the Buckingham Road part of Silverstone Park, so the immediate setting of this route will not change although more distant views will change from rural to developed. Overall, a slight adverse effect is predicted on public rights of way, which will not be significant. NTS-10

12 NTS.55 By introducing new built development to a currently undeveloped site, the proposed development has the potential to lead to an increase in crimes such as theft. However, the site will be served by security personnel, as is the case at the existing Silverstone Park, and CCTV and security lighting will be installed to deter criminals. Rising bollards will also be installed in the new car parks to prevent entry / exit after a certain time without a security code. As a result, no significant effects are predicted on crime and disorder in the area. NTS.56 The commercial and industrial elements of the other projects in the area will create additional jobs and contribute to the local economy, which will be a substantial, significant, beneficial cumulative effect. Some elements of the other projects in the area may compete with the proposed Silverstone Park development, for example the hotels, but this is not likely to be significant. The residential developments in the area will provide homes for workers and the proposed Silverstone Park development will provide local job opportunities for new residents. NTS.57 As all new developments are likely to be designed in accordance with best practice guidelines on crime prevention, no significant cumulative effects are predicted on crime and disorder. The only residential development in the same ward as the Silverstone Park site is the scheme at Catch Yard Farm in Silverstone village. The two developments combined are predicted to lead to a moderate to substantial, significant cumulative effect on Silverstone ward s population. No significant cumulative effects are predicted on community facilities and services because Brackley is served by its own facilities, the Towcester South urban extension includes a range of new facilities and the Catch Yard Farm scheme will make a financial contribution towards improving existing facilities in Silverstone village. Ground conditions NTS.58 A desk study, which included a review of previous site investigations, was carried out to establish the potential for existing contamination at the site. The site was open fields on the earliest Ordnance Survey map from 1881 and zones G and K remain undeveloped. There is a soil stockpile in the centre of zone G from past works at the Circuit. In 1942, zones M1 and M2 and the neighbouring Circuit site were developed into a military airfield that was used during World War II as a base for training. The airfield was abandoned after the war, before being used for the first Grand Prix in Over the years, the Circuit has undergone several stages of redevelopment. The main buildings are concentrated on the western and northern part of the racing track, while zones M1 and M2 are largely used for car parking. NTS.59 No contamination investigations have been carried out on site, but a range of sampling has been undertaken at several locations on the neighbouring Circuit and existing Silverstone Park sites. These investigations did not record any significant soil or groundwater contamination. Testing will be needed in zones G, M1 and M2 before construction works begin because of the previous uses and presence of a stockpile. NTS.60 A range of mitigation measures will be put in place through a construction environmental management plan to ensure that there will be no significant adverse effects on human health or the water environment as a result of NTS-11

13 contamination, either during or post-construction. A strategy will be developed, based on the findings of investigations in zones G, M1 and M2, to remediate any existing contamination on site. All construction workers will be required to wear protective equipment, such as gloves, masks and overalls when necessary, and to undergo appropriate training. Measures such as ditches and membranes will be used to prevent runoff from excavations or exposed ground. Machinery and access roads will be regularly washed, with appropriate collection and disposal of runoff. If previously unknown contamination is encountered during construction, a management plan will be put in place to minimise risks. NTS.61 Provided that best management practices are followed and the mitigation measures set out above are carried out as necessary, it is considered that there is no potential for significant cumulative ground conditions effects with other projects in the area. Landscape and visual effects NTS.62 Desk and field studies were carried out to evaluate the landscape in and around the site and to identify potential sensitive views of the site. Several were selected to provide representative viewpoints from various locations. In addition to considering the sensitivity of the receptors and the size of the changes, the landscape and visual assessment also considered the geographical level of the effects in determining significance. Generally speaking, the wider the geographic level of effect, the more significant the effect. NTS.63 The county councils have produced landscape character assessments for Northamptonshire and Buckinghamshire. Zone G and the northern part of zone M2 fall within the Low Wooded Clay Ridge Whittlewood Plateau landscape character area, the key characteristics of which are a broad area of high ground above neighbouring lowland landscapes, large areas of ancient woodland forming a backdrop to farmland, medium-sized fields defined by full hedges, and a low density of settlements and roads. Zone K, zone M1 and the northern part of zone M2 fall within the Whittlewood Ridge landscape character area, which is characterised by a gently sloping open landscape, areas of ancient woodland and hedgerow oak trees, a remote character due to limited settlement and quiet lanes, and the Stowe designed landscape. The Circuit is noted as being locally intrusive within this character area. NTS.64 There are no nationally designated areas of outstanding natural beauty near the site, but the grade I Stowe registered park and garden lies around 350 m to the south east of zone K. Part of zone G is locally designated as a special landscape area, while zone K is locally designated as the Stowe area of attractive landscape. NTS.65 The potential for effects on landscape resources and views was a key consideration in the design of the proposed development. As discussed in paragraphs NTS.15 to NTS.18, planted buffer zones will be provided along the site s rural edges and built development will be set back from Dadford Road. These measures will improve screening of the site and provide biodiversity benefits. The existing mature trees along the site s edges will be retained and trees and hedgerows that are removed from within the site will be replaced NTS-12

14 with greater numbers of trees and longer lengths of hedgerows. The proposed building heights have been designed to relate to existing areas of taller buildings. NTS.66 The proposed development will lead to a substantial adverse effect on the trees on site that are to be removed as part of the proposed development and a moderate adverse effect on the fields and hedgerows that are to be lost. While these effects will only occur at the site level, they are considered to be significant because they are spread across the application area and relate to one of the few features of interest on the site. Over time, however, as the replacement planting matures, there will be an improvement to the site s landscape as a result of the increased replacement tree and hedgerow planting. This will be a long term, moderate, beneficial effect although, as the effect will only be experienced at the site level, it is not considered to be significant. There will be no effects on off site vegetation. NTS.67 As a result of the enclosure provided by the surrounding woodland and higher areas of land, effects on landscape character will be largely limited to the site itself and the immediately surrounding area, with only a slight adverse effect that will not be significant predicted on the wider landscape. The loss of the site s existing landscape character will be moderated by the relatively low quality of the existing landscape, the completion of parts of the site that currently have an unfinished character and the intended quality of the proposed development. This will be a moderate beneficial effect on the character of zones G and K although, as the effect will occur at the site level, it is not considered to be significant. The existing developed nature of zones M1 and M2 mean that there will be no significant effects on the character of these areas. NTS.68 Moderate, significant adverse effects are predicted on the character of Dadford Road and the field next to zone K as a result of the introduction of built development close to these areas. A slight adverse effect that will not be significant is predicted on the character of Winterhills Lane, as this will be largely separated from the new built development by Wild Wood. NTS.69 While the proposed development will lead to some localised effects on the parts of the special landscape area and area of attractive landscape that fall within the site, these are in areas already influenced by the existing Circuit. The proposed development will not further degrade the higher quality landscapes beyond the site and no significant adverse effects are predicted. The proposals will provide improved non-vehicular access to the site, which means pedestrians and cyclists can make use of and enjoy the landscape. This will be a moderate beneficial effect although, as it will occur at the site / local level, it is not considered to be significant. NTS.70 The introduction of built development will change views of the site from the surrounding area, with the most significant effects on receptors closest to the site and on public rights of way within the site. Substantial, significant adverse effects are predicted on views from the bridleway in zone G, the bridleway to the north of zone K and Dadford Road. However, as proposed and existing planting matures over time, all but the effects on the bridleway in zone G will reduce to moderate, significant adverse effects. NTS-13

15 NTS.71 Slight effects that will not be significant are predicted on views from Handley Barn, Challock Farm and public rights of way to the north of Silverstone village, and the A43. Negligible, insignificant effects are predicted on views from residential properties in Silverstone village, Whittlebury and the Stowe registered park and garden. The lighting of the proposed development will be designed to minimise light spill and this, combined with the existing lighting in the surrounding area, will ensure that there will not be a significant adverse effect on light levels. NTS.72 The distance of most of the other projects in the area from the site means there is only the potential for significant cumulative effects with the remaining consented elements of the Circuit development and the Catch Yard Farm scheme. However, the building heights and landscape strategies for the Circuit development were designed to minimise the potential for landscape and visual effects and no significant cumulative effects are predicted. The Catch Yard Farm site lies on the north side of Winterhills Lane and so is physically removed from the Silverstone Park site. No significant cumulative landscape and visual effects are therefore predicted. Natural heritage NTS.73 There are no internationally designated nature conservation sites within 5 km of the site. The nearest nationally designated sites are the Whittlewood Forest and Syresham Marshy Meadows sites of special scientific interest, which are around 2.2 km to the east and 1.6 km west of the site respectively. The distance of these designated areas from the site and the largely employmentbased nature of the proposed development mean that there is no potential for significant effects on the designated areas, either from pollution during construction or increased recreational use post-construction. NTS.74 Wild Wood and Hazelborough Woods, areas of ancient woodland next to zones G and K respectively, are locally designated wildlife sites. Other locally designated sites in the area include Foxhole Copse and Cheese Copse to the east and Sawpit Wood and Point Copse to the south east. A range of measures will be put in place to control dust, noise and pollution during construction to prevent significant adverse effects on these areas. Built development will be set back from Wild Wood and Hazelborough Woods and the intervening areas will be planted with native species to improve the woodland edges. Detailed lighting strategies will be prepared for each development parcel to minimise the potential for light spill into the woodland areas. No significant adverse effects are predicted on the locally designated wildlife sites as a result of the proposed development. NTS.75 There is a range of habitats on site, including grassland, hedgerows, trees, ponds and ditches. While most of the trees and hedgerows within the site are likely to be removed as part of the proposed development, those along the site edges will be retained. Measures will be put in place to protect retained trees and hedgerows during construction. All trees and hedgerows that are removed will be replaced with a greater number / length of native species planting. NTS.76 Areas of wildflower and wet grassland will be created on site to improve its ecological value. While some of the generally low quality ponds and ditches NTS-14

16 on site will be lost as a result of the proposed development, a large number of new ponds and ditches will be created as part of the new drainage network and will be managed to improve their value to wildlife. This will be a moderate, significant beneficial effect. All of the new and retained habitats on site will be managed in accordance with an ecological management plan to maximise their ecological value. As a result, no significant adverse effects are predicted on the site s habitats. NTS.77 Several protected species surveys were carried out on site. These found that the site is used by small populations of badgers, bats, reptiles and great crested newts. Several bird species were also recorded on site, including linnet, song thrush, yellowhammer, dunnock, starling and house sparrow. No evidence of dormice was recorded on site, but there may be a small population in Hazelborough Woods next to zone K. NTS.78 A programme of mitigation measures will be put in place during and postconstruction to ensure that there will be no significant adverse effects on protected species as a result of the proposed development. For badgers, this will include measures to prevent harm during construction and planting of fruiting shrubs in the proposed landscaping to improve foraging postconstruction. While no dormice were recorded during the current surveys, the woodland edge where dormice were found in the past will be protected during construction and the new landscape planting will maintain the habitat in this area. NTS.79 A roost supporting up to three bat species will be lost to the proposed development, so a replacement artificial roost will be created. In addition, bat boxes will be provided on retained trees across the site. Trees with bat roost potential that are to be felled will be checked beforehand and appropriate action taken if roosts are found. The lighting strategy that will be prepared for each development parcel will include measures to minimise disturbance to bats from lighting by reducing light spill. The replacement hedgerow planting will reduce disturbance to existing bat foraging and commuting routes where possible and the improvement of the woodland edges and creation of new ponds and ditches will provide high quality foraging habitat. This will be a moderate, significant beneficial effect. NTS.80 Vegetation removal will be carried out outside the bird breeding season where possible, or under the supervision of a suitably qualified ecologist. Bird boxes will be provided across the site to provide additional breeding areas for a range of species and the landscape planting will include berry-bearing shrub and tree species of value to birds. Safeguards and measures such as habitat management will be put in place to prevent harm to reptiles during construction and the newly created landscape planting and ponds will be managed to provide habitat for reptiles post-construction. NTS.81 Great crested newts in areas proposed for built development will be trapped and moved to suitable habitat in the area next to Wild Wood that is proposed to be used for drainage ponds / ditches. At least two ponds will be created on site for the sole benefit of great crested newts. The creation of a network of new ponds that will be connected by suitable habitat to aid colonisation will be a moderate, significant beneficial effect. NTS-15

17 NTS.82 It is likely that the other projects in the surrounding area will be subject to ecological mitigation and enhancement schemes to prevent net adverse effects on wildlife or provide net gains for nature conservation. As a result, no significant adverse natural heritage cumulative effects are predicted. Noise and vibration NTS.83 Noise monitoring was carried out to establish existing noise levels on and around the site. The main source of background noise in the area is traffic on the local road network, particularly the A43 and Dadford Road. There is also aircraft noise from the heliport at the Circuit, the nearby Turweston Aerodrome and commercial planes passing higher overhead. In addition, the Circuit is a specific noise source, with noise emissions from Circuit activities varying on a day-to-day basis. NTS.84 During the construction phase, there is the potential for increased noise from demolition, site preparation, earthworks and building activities. The proposed junction improvements and traffic calming works will also generate noise. A range of best practice mitigation measures will be put in place to minimise construction noise, including proper maintenance and silencing of machinery, temporary screening of noisy works next to dwellings or access routes, and locating noisy equipment as far from dwellings as possible. With these measures in place, there will be no significant adverse effects as a result of construction noise. The distance of the areas where piling could be needed for building foundations from existing dwellings means that there is no potential for significant effects from vibration. NTS.85 The potential for increased road traffic noise as a result of the proposed development has been modelled. All of the increases in noise will be less than 1 decibel, which is an imperceptible level of change. No significant adverse effects are therefore predicted as a result of increased traffic noise on the local road network. NTS.86 In order to ensure that there will be no significant effects as a result of noise from fixed plant and service yards associated with the proposed development, occupants of the proposed buildings will be required to put in place noise control measures to ensure that noise emissions do not exceed set levels. Potential measures include the use of plant screens or enclosures, specialised doors and building cladding and operational controls (such as not using reversing beepers at night). NTS.87 The potential for the proposed development to affect the levels of motorsport noise from the Circuit that reach nearby villages, by blocking or reflecting noise, was also examined. Detailed modelling found that any effects on Circuit noise patterns would be very localised to the proposed buildings and noise levels outside the site would not be affected. NTS.88 It is likely that other schemes in the area will also put in place best practice working methods during construction. Given this, and the distance between the nearest sensitive receptors to the Silverstone Park site and the other developments, no significant cumulative construction noise effects are predicted. The traffic modelling did not predict any significant cumulative noise effects post-construction. It is likely that a similar approach to limiting NTS-16

18 fixed plant and servicing noise will be required at other commercial developments in the area, so no significant cumulative fixed plant noise effects are predicted. Traffic and transport NTS.89 The traffic and transport assessment dealt with the effect of the increased traffic associated with the proposals on traffic flows on the surrounding roads and on people using and living alongside these roads. It focused on the community as a sensitive receptor and addressed the traffic and transport effects in terms of changes to pedestrian severance (for example, being unable to cross the road), pedestrian delay and amenity, driver delay, and accidents and safety. NTS.90 Construction lorries will be restricted to accessing the site from the north using the A43 and Dadford Road and will not be permitted to travel through Silverstone village or Dadford. This will be managed through a construction environmental management plan, which will set out construction traffic routes, site access arrangements, delivery times, working hours and road safety measures on the construction site. No significant adverse effects are predicted on pedestrian severance, amenity and delay, driver delay or accidents and safety as a result of construction traffic. NTS.91 As set out in paragraph NTS.21, a sustainable transport strategy to reduce single occupancy car journeys forms a key part of the proposed development and will help to reduce traffic from the scheme. As a result, negligible or slight adverse effects from development traffic, which will not be significant, are predicted on pedestrian severance, amenity and delay on most of the roads around the site. There have been very few accidents in the area in recent years and no significant effects are predicted as a result of the proposed development. NTS.92 The improvements to the junctions and links surrounding the bridge on Dadford Road over the A43 discussed in paragraph NTS.22 are predicted to lead to slight improvements in severance and pedestrian amenity in these areas, which will not be significant. The formal pedestrian crossing to be provided on Dadford Road will ensure there will be no significant adverse effects on severance in this area. This will also improve connectivity between the two halves of the site. NTS.93 Junction modelling has shown that the proposed junction improvement works will offset the increased traffic flows on the road network as a result of the proposed development and will mean that there will be no significant increase in driver delay. NTS.94 The proposed improvements to public transport services in the area will benefit existing employees and visitors to the site, as well as new site users. This will be a slight beneficial effect that will not be significant. NTS.95 Traffic flows associated with the other developments in the area were incorporated within the traffic modelling. There will therefore be no additional cumulative traffic and transport effects beyond those identified above. NTS-17

19 Water environment NTS.96 The water environment assessment considered the potential for effects on Radstone Brook, which runs through zone K, and Silverstone Brook, which zone G drains into, as well as the potential for the proposed development to be flooded or to affect flood risk in the surrounding area. The potential for effects on groundwater beneath the site was also examined, as well as the potential increases in demand for sewage treatment capacity and drinking water supply. NTS.97 A range of mitigation measures will be put in place during construction to ensure that there will be no significant effects on surface water or groundwater quality. These include the use of ditches or silt fences around stockpiles, storage of fuels, oils and chemicals in a secure, bunded compound, storage of machinery and equipment away from watercourses, and putting in place a pollution control strategy. NTS.98 The proposed built development will be located outside the floodplain of the Radstone Brook and existing site levels will be raised, so the development will not be at risk from flooding. The proposed drainage strategy has been designed to manage the additional runoff that will result from the proposed development and ensure that flood risk elsewhere is not increased. There will therefore be no significant effects on flood risk from the proposals. The surface water drainage scheme includes the use of measures to minimise pollution levels in runoff and the proposed wastewater storage and pumping stations will be designed, maintained and monitored to prevent pollution. This will ensure that there will be no significant adverse effects on water quality post-construction. NTS.99 The proposed wastewater drainage strategy has been designed to provide temporary on site storage of wastewater when the existing network is full during storms. This will ensure that there will be no significant effects on the network s capacity as a result of the proposed development. Discussions are ongoing with Anglian Water to determine the extent of any off site reinforcement works to supply drinking water to the proposed development without adversely affecting the capacity of the existing network. NTS.100 As the proposed Silverstone Park development is not predicted to lead to any significant adverse effects on the water environment, there is no potential for significant cumulative effects with other developments in the area. Conclusion NTS.101 This non-technical summary has outlined the findings of the EIA of the proposed development at Silverstone Park, contained within the ES that accompanies the planning application. The proposed development will lead to a number of changes to the local environment, but a range of measures will be put in place to minimise potential significant adverse effects and enhance beneficial effects. The proposed mitigation measures and the significant effects of the proposals that are predicted to remain after mitigation are summarised in more detail in chapter 13 of the ES. NTS-18

20 NTS.102 Copies of the full ES and its technical appendices have been sent to South Northamptonshire Council, Aylesbury Vale District Council and the statutory consultees. The full documents are available for public inspection during the consultation period at the councils offices at the addresses below: South Northamptonshire Council The Forum Moat Lane Towcester NN12 6AD Aylesbury Vale District Council The Gateway Gatehouse Road Aylesbury HP19 8FF NTS.103 All the planning application documents should also be available to view on the councils websites: and NTS.104 Copies of the ES on CD can be purchased from Terence O Rourke Ltd at a price that reflects the time and production costs. Paper copies may also be available (at printing cost) from Terence O Rourke Ltd at the following address: Terence O Rourke Ltd Everdene House Deansleigh Road Bournemouth BH7 7DU Tel: maildesk@torltd.co.uk NTS-19

21 Planning application boundary Planning application boundary Planning application boundary Job name Job Client name name Client name m m Dwg no/ Dwg no/ 14 July July 2016 Scale: Scale: Revision Revision Drawn by: JC JC Drawn by: I Checked by: LT LT Checked by: Based upon the 2015 Ordnance Survey 1:10,000 colour raster map with the permission of the Ordnance Survey on behalf of Her Based upon the 2015 Ordnance Survey 1:10,000 colour raster map Job Majesty's name Stationery Office, Crown copyright. Terence O'Rourke with the permission of the Ordnance Survey on behalf of Her Ltd. Licence No Majesty's Stationery Office, Crown copyright. Terence O'Rourke Client name Ltd. Licence No Copyright Terence O'Rourke Ltd, 2016 Copyright Terence O'Rourke Ltd, 2016 LONDON Linen Hall LONDON Regent St 0 Linen Hall 300 m London Regent St W1B 5TE London W1B 5TE BOURNEMOUTH Revision Everdene House Dwg no/ BOURNEMOUTH Deansleigh Road Everdene House Bournemouth Deansleigh Road BH7 7DU Bournemouth Drawn by: BH7 7DU 14 July 2016 TELEPHONE JC TELEPHONE Figure NTS1 Site location and application boundary I Checked by: LT

22 Silverstone Brook Radstone Brook Rights of way Listed buildings Registered parks and gardens Scheduled monuments Ancient woodland Site of Special Scientific Interest Risk of flooding from rivers and sea Rights of way Area of attractive landscape Listed buildings Special Landscape Area Registered parks and gardens Local Wildlife Site Rights Scheduled of way monuments County Wildlife Sites Listed Ancient buildings woodland Conservation area Registered Site of Special parks Scientific and gardens Interest Biological notification site Scheduled Risk of flooding monuments from rivers and sea Site boundary Ancient Area of woodland attractive landscape 2km buffer Site Special of Special Landscape Scientific Area Interest Risk Local of flooding Wildlife from Site rivers and sea Area County of attractive Wildlife landscape Sites Figure Special NTS2: Key Conservation Landscape features area Area of the site and surrounding sensitive receptors Local Wildlife Site Silverstone Biological Park notification site County Site boundary Wildlife Sites Conservation 2km buffer area Biological notification Revision site Dwg no/ Site boundary Drawn by: 29 June 2016 JC 2km buffer Figure NTS2: Key features of the site and surrounding sensitive receptors Silverstone Park Figure NTS2: Key features of the site and 0 surrounding 480 sensitive m receptors Silverstone Park Dwg no/ I I I m Scale: Checked by: LT Based upon the 2015 Ordnance Survey 1:50,000 colour raster map with the permission of the Ordnance Survey on behalf of Her Majesty's Stationery Office, Crown copyright. Licence No Historic England, 2016, Natural England copyright. Contains Ordnance Survey data Crown copyright and database right For definitive boundaries of AAL and SLA refer to Aylesbury Vale District Council and West Northamtonshire joint planning unit Copyright Terence O'Rourke Ltd, 2016 LONDON Linen Hall Regent St London W1B 5TE 29 June 2016 TELEPHONE m Scale: BOURNEMOUTH Everdene House Deansleigh Road Bournemouth BH7 7DU Revision Drawn by: JC Checked by: LT Figure NTS2 Key features of the site and surrounding sensitive receptors

23 Figure NTS3a Land use and landscape plan TOPOGRAPHICAL INFORMATION BASED ON MK SURVEY S TOPOGRAPHICAL AND UTILITY SURVEY REF: DATED: FEBRUARY 2014 BASED ON OS MAP REPRODUCED BY PERMISSION OF CONTROLLER OF HM STATIONARY OFFICE CROWN COPYRIGHT, ALL RIGHTS RESERVED. LICENCE No m minimum building setback from carriageway 7m minimum building setback from carriageway New woodland planting / breakout area Existing buildings to be demolished Hedgerows to be removed (replaced with a net gain) Adjoining woodland to be protected Trees to be removed (replaced with a net gain) Trees to be retained subject to detailed arboricultural advice Proposed surface water attenuation area Main pedestrian / cycle access points only Existing public footpath Main access point Root protection area (refer to CBA tree report) Minimum 5m landscape buffer area adjacent to building up to 12m Up to 10m landscape buffer adjacent to buildings up to 16m 5m landscape buffer area Landscaped bridleway (5m depth) Development zone boundary Proposed development area

24 Figure NTS3b Building heights plan TOPOGRAPHICAL INFORMATION BASED ON MK SURVEY S TOPOGRAPHICAL AND UTILITY SURVEY REF: DATED: FEBRUARY 2014 BASED ON OS MAP REPRODUCED BY PERMISSION OF CONTROLLER OF HM STATIONARY OFFICE CROWN CROWN COPYRIGHT, ALL RIGHTS RESERVED. LICENCE No TOPOGRAPHICAL INFORMATION BASED ON MK SURVEY S TOPOGRAPHICAL AND UTILITY SURVEY REF: DATED: FEBRUARY 2014 BASED ON OS MAP REPRODUCED BY PERMISSION OF CONTROLLER OF HM STATIONARY OFFICE CROWN COPYRIGHT, ALL RIGHTS RESERVED. LICENCE No Micheal Sparks Logo to add

25 Cumulative sites 1. Silverstone Circuit 2 2. Catch Yard Farm 3. Towcester South urban extension 4. Towcester Racecourse 5. Land at Radstone Fields, Brackley 1 6. Foxhill Brackley North 7. Land north of Turweston Road, Brackley 8. Land south of Turweston Road, Brackley Brackley Sawmills 10. HS2 11. Strategic rail freight interchange, Blisworth/Milton Malsor Location of cumulative projects Based upon the 2015 Ordnance Survey 1:50,000 colour raster map with the permission of the Ordnance Survey on behalf of Her Majesty's Silverstone Stationery Office, Park Crown copyright. Terence O'Rourke Ltd. Licence No Copyright Terence O'Rourke Ltd, ,000 m I Figure NTS4 Locations of projects considered in the assessment of cumulative effects