LAND WEST OF ST ANDREWS ROAD

Transcription

1 LAND WEST OF ST ANDREWS ROAD ENVIRONMENTAL STATEMENT VOLUME 3 - NON-TECHNICAL SUMMARY Submitted by Nathaniel Lichfield & Partners on behalf of Redrow Homes Limited July 2014 Applicant: Consultant Team:

2 1.0 Introduction & Methodology Purpose of Document 1.1 This document is a summary in non-technical language of an Environmental Statement ( ES ) that has been prepared on behalf of Redrow Homes Ltd (the developer ). It accompanies a planning application for residential development at land West of St Andrews Road, Warminster. 1.2 An Environmental Impact Assessment ( EIA ) has been undertaken because the proposed development falls within part 10(b) (Infrastructure Projects) of Schedule 2 of the Town and Country Planning (Environmental Impact Assessment) Regulations 2011 (the 2011 Regulations ). Part 10(b) relates to urban development projects where sites are over 0.5 hectares. For development proposals that meet this size, EIA is required where there is a possibility that the development could have significant effects on the environment. 1.3 This Non-Technical Summary ( NTS ) of the main ES document includes the following information: - Section 1.0 sets out the background to the assessment process and the scheme; Section 2 describes the site and its surroundings; Section 3 describes the development, outlines the construction methodology and also sets out how the design has evolved; Sections 4-10 provide a topic-by-topic review of the findings of the EIA; Section 11 reviews whether other impacts may happen when the scheme is considered with other reasonably foreseeable developments in the area; and Section 12.0 provides key plans that are of most relevance to the EIA. The EIA Process 1.4 The ES that has been submitted with the planning application sets out the findings of an EIA of the proposed residential development at St Andrews Road. 1.5 The EIA process aims to make sure that any significant effects arising from a development are systematically identified, assessed and presented to help the relevant local planning authority, statutory consultees and other key stakeholders understand the impacts arising from development. If measures are required to minimise or reduce effects then these are clearly identified. 1.6 For the development scheme at land off St Andrews Road, EIA has been carried out to consider the likely significant effects that may occur during the P1

3 construction and operation of the development and due to its potential relationship to future developments in the area. It has been completed having taken into account best practice and relevant legislation and has addressed the following topics that were agreed with Warminster Council:- 1 Socio-Economic 2 Transportation 3 Water Resources 4 Ecology 5 Landscape and Visual 6 Air Quality 7 Historic Environment 1.7 Likely effects are identified based on knowledge of the site and surroundings, desk top assessment, survey and fieldwork and information available to the EIA team. All those matters that could be reasonably required to assess the effects of the proposals are set out in the ES; this includes effects arising from the scheme itself as well as temporary effects arising during the construction of the proposed residential development. 1.8 The EIA team has worked closely with the design team to ensure that the scheme for which planning permission is sought incorporates any revisions or modifications that are thought necessary or appropriate to avoid or reduce significant adverse effects on the environment. 1.9 Consultation has also informed the EIA process in relation to the EIA methodology, as a means to gather environmental data, to review the effectiveness of any identified mitigation measures and as a way of keeping interested bodies informed on the process of EIA undertaken. Background to the Scheme 1.10 The development has emerged against the background of a national housing shortage and the need for more homes in Warminster The National Planning Policy Framework (March 2012) ( NPPF ) establishes the presumption in favour of sustainable development. This requires the planning system to perform a number of roles including by supporting strong, vibrant and healthy communities, by providing the supply of housing required to meet the needs of present and future generations (paragraph 7). At paragraph 47, the NPPF states that housing supply needs to be boosted significantly and sets out a range of measures to ensure that this take place. 1.1 Wiltshire Council is currently preparing a new Core Strategy for the area. The Wiltshire Core Strategy was submitted for examination in July 2012, although due to delays, the examination commenced in May 2013 and ran until July The Inspector examining the Wiltshire Core Strategy has raised a number of issues including housing that the Council must address to enable P2

4 the Core Strategy to be found sound. The publication of the Inspector s 13 th and 14 th procedural letters has informed the proposed modifications to the Wiltshire Core Strategy which was consulted on in April and May The Council provided additional information to the Inspector in June 2014, and following consideration of this, the Inspector will advise on how the examination will progress. It is not currently known if additional hearing sessions will be required. Regardless, the Council is still hopeful to adopt the Core Strategy by the end of The emerging Core Strategy includes the designation of an urban extension at West Warminster for 900 dwellings and 6 hectares of employment. It is within this emerging allocation that the proposed development site is located. 2.0 Site & Surroundings 2.1 The site under consideration extends to approximately 7.3 hectares. Figure 2.1 Aerial Image showing the extent of the Development Site 2.2 The site is currently used for agricultural purposes and takes the form of an inverted L. The land itself slopes gently from south to north. 2.3 To the north east and east of the site lies the existing residential areas of St Andrews Road, Broxburn Road and Haygrove Close. A small cluster of dwellings is set back from Haygrove Close breaking the line of the northern P3

5 boundary of the site. The residential areas to the east and north east are mainly two storey detached houses with some bungalows. 2.4 The proposed development site includes no existing buildings and is not located within a Conservation Area. There are, however, 4 no. Grade II listed buildings/structures within 1km of the site and 1 no. Scheduled Ancient Monument (Cley Hill) 1.2km to the west of the site. 2.5 The site does not include any statutory nature designations, although two internationally designated sites are within 10km of the site (Salisbury Plain SAC, SPA and SSSI and the River Avon SAC and SSSI) 1. Seven nationally designated sites were identified within 5km of the site (5 no. SSSIs and 2 no. LNRs), the closest of which is Cley Hill SSSI at around 1.3km west north-west of the site 2. 3 no. non-statutory nature conservation designations are within 2km of the site, the closest being Cannimore Farm LWS, which lies 0.36km to the south east The site is entirely within Flood Zone 1, which has a very low possibility of flooding. There are no streams or water features within the site and the closest watercourse is around 50 metres to the north. The site is located in Groundwater Source Protection Zone 3 for public water supply, which is defined as the area around a water source that can feed in to that water source. 2.7 There are currently no formal vehicular access points to the site although St Andrews Road, which is the name given to a number of east-west aligned culde-sacs, can be extended westwards to provide access into the site. The nearest bus stop to the site is around 125 metres away and Warminster Railway Station is located to the north of the town centre, around 2.3km to the east. 3.0 Description of Development 3.1 The proposed development is described as follows:- The development of 212 residential dwellings (C3), open space, landscaping, sustainable urban drainage, vehicular and pedestrian accesses and related infrastructure and engineering works 3.2 A series of drawings have been prepared that present details of the proposed development that has been assessed by the EIA. These set out full details of the proposed development, which includes: 212 market and affordable dwellings in the form of detached, semidetached and terraced houses, bungalows and apartments; P4

6 0.72 hectares of public open space including a play area; Car parking provision. The creation of new walking and cycling routes to the north (linking to Haygrove Close) and south (linking to Folly Lane); The incorporation of sustainable features such as solar panels into every house and energy/water consumption-reducing features; A Sustainable Drainage System will be incorporated into the open space in the north of the site; and The maximum height of the buildings will be 11 metres (to the roof ridgeline) although the majority will be 2-storeys in height (between 8 and 8.8 metres). Bungalows of metres in height will be built next to bungalows on St Andrews Road. Construction Methodology 3.3 A series of broad construction assumptions have been established that form the basis of the assessment of the potential for significant environmental effects to arise during the construction phase of the development. It has been assumed for the purposes of assessment that the construction of the proposed development will take approximately 3.5 years (from 2015 to 2018). 3.4 The construction of the development will be likely to proceed in a single phase, with the first units being delivered close to the main site access points and subsequent development extending across the site from here. 3.5 The contractor will be required to produce and agree a Construction Environmental Management Plan to describe how construction will be managed to avoid, minimise and mitigate any construction effects on the environment and existing surrounding communities. Alternatives Considered 3.6 As part of the EIA, alternative forms of the development have been considered. This helps in clarifying the main advantages for taking forward the current scheme, taking account of the environmental effects. 3.7 Consideration of a scenario where the development does not proceed and the site remains in its current agricultural use has been dismissed as it is considered that the emerging allocation of the site and the significant demand for housing in the area means that it is likely that a similar form of development would proceed in this location. The site is also a key part of a wider strategic urban extension and is needed to maximise the benefits that can come out of the allocation. Consultation and Design Evolution 3.8 The form of development assessed as part of this EIA has been the subject of consultation and discussion with statutory and non-statutory consultees P5

7 including meetings and public consultation events in January and May The scheme has evolved and amended to respond to comments made. This has included the lowering of building heights next to existing bungalows and improvements to pedestrian and cycle links to the north and south. 3.9 The Construction Traffic Management Plan was a direct response to concerns raised by residents and the Town Council. 4.0 Socio-Economics 4.1 The proposed development at land off St Andrews Road would account for 0.01% of the housing requirement for Wiltshire over the period to It would accommodate an additional 509 people, an increase of 0.11% on the existing population in Wiltshire and 2.9% in Warminster. 4.2 The proposal will have positive impacts in Warminster and Wiltshire through the creation of new jobs at the construction stage, along with the provision of new housing that will increase labour supply. It will also have a positive economic impact through spending by new residents. 4.3 The scale of housing and population growth will not be substantial in the context of Wiltshire and so the net impact of the additional resident population arising from the scheme on education, health, leisure and recreation provision and community facilities will be relatively minor. Any negative impacts in respect of these matters will be mitigated through Section 106 agreements. 4.4 The most significant economic impacts of the proposed development would be: 1 A capital investment of approximately 46 million over a 3.5 year build period; 2 Up to 540 person-years of temporary construction work; 3 54 FTE 4 direct construction jobs plus an additional 82 FTE indirect and induced jobs; 4 A total of 4.9 million expenditure each year by residents living within the development; and, 5 An additional 1.1 million expenditure by residents within the first 18 months of occupation. 4.5 The proposed development at land West of St Andrews Road represents a significant new capital investment in the area, will raise the overall level of economic activity and expenditure in the area, and will therefore have a beneficial economic impact. 4.6 Not only would the alternative do nothing option prevent these benefits from coming forward, but it would also result in a further deterioration of the affordability of housing in Wiltshire and a reduction in the local workforce as a P6

8 result of the ageing population. This would have significant adverse impacts in social and economic terms. 5.0 Transportation 5.1 A Transport Assessment (TA) and Travel Plan (TP) have already been prepared for the proposed development as a prelude to the EIA. The ES chapter has been prepared in line with the guidance outlined in Guidelines for Environmental Assessment of Road Traffic produced by the IEMA. 5.2 A review of National and Local policy documents has helped to form the methodology for assessing the traffic impacts of the proposed development. The IEMA guidelines provides a list of key environmental impacts that need to be considered within this chapter including severance, pedestrian delay and amenity, driver delay, fear and intimidation, accidents and safety, and the issue of hazardous and dangerous loads. 5.3 A review of the existing travel and transport conditions of the site is provided including an assessment of the local highway network, an examination of traffic flows and link capacities, identification of current speed data past the site access, identification of sensitive receptors near to the site, a review of 5-year accident data, and the general accessibility of the site by walking, cycling and public transport. 5.4 In addition, a summary of the likely future traffic conditions including the assessment year to be tested (2019), the scale of traffic associated with the proposed development, and the distribution and assignment of this development traffic has been undertaken. 5.5 This allows a detailed assessment of the expected potential environmental impacts of the development proposals to be assessed in terms of the IEMA criteria. The assessment is split into two sections: During Construction, when the environmental impact of construction vehicles is considered; and During Operation, whereby the effects of operational traffic movements on the environment are considered (i.e. when the development is built and occupied). 5.6 The assessment notes that During Construction the impacts of construction traffic are likely to be minimal and temporary only. Construction traffic movements are estimated to be approximately 12 to 20 vehicle movements per day based on a 22 working day month, or between 1 and 2 vehicles per hour visiting the site. 5.7 During the Operational Phase, several of the impact categories reported minor adverse significance of the identified impacts although several were also reported as being neutral or negligible. In particular, several roads were identified as being subject to traffic increases of over 30% including St Andrews Road, Thornhill Road and Masefield Road, which would make the impacts as moderate adverse. However, it should be noted that these roads P7

9 have a low level of traffic movements at present (i.e. less than 600 per hour) and as such, the actual environmental impact is minor adverse. 5.8 In order to address some of the issues identified during the assessment, a series of mitigation measures have been detailed. 5.9 In particular, the development of an effective Construction Traffic Management Plan (CTMP) will help to manage the impacts of the construction phase and control hours of operation, ensure the local highway is kept free of site debris, ensure that suitable banksmen are on-site to direct deliveries and ensure a high level of safety, and the provision of clear directional signage to access the site During the Operational Phase, various mitigation measures are proposed to counter any adverse effects of the development proposals and generate additional benefits for all users. These include ensuring the site is as accessible as possible by non-car travel modes, with new footway and cycle links. The development also makes provision for a new link road to Victoria Road which will be completed once the urban extension as a whole has been developed. Furthermore, the creation of a long-term Travel Plan (TP) will ensure that residents of the site have good access to various types of sustainable travel information and an experienced Travel Plan coordinator (TPC) who can help them to identify suitable travel modes Once these mitigation measures have been applied, the assessment exercise is repeated to take into account the various improvement and mitigation measures. In terms of Severance, Pedestrian Delay, Driver Delay, Pedestrian Amenity, and Fear and Intimidation, the introduction of the mitigation measures has produced some moderate benefits. Other assessed areas including Hazardous and Dangerous Loads, and Accidents and Safety both are unlikely to be changed in the event of development In order to provide a comprehensive assessment of the potential impacts it is necessary to prepare a transport model that can calculate future impacts. Highways Consultant PFA is in the process of preparing a Paramics microsimulation model of the whole of Warminster in order to accurately assess the effects of the development of the wider Core Strategy site. This can then be used to identify strategic mitigation measures for the town. However, at the time of completion of the EIA, the modelling work was incomplete and as such was not able to be included within the ES report. An addendum to the ES will therefore be prepared as required once the transport model becomes available The report concludes that the development is located in an accessible and sustainable location which is suitable to accommodate a residential development of the scale proposed, without undue effect upon the safe and efficient operation of either the local or strategic highway. P8

10 6.0 Water Resources 6.1 The proposed development site lies within Flood Zone 1 (less than a 0.1% chance of fluvial or tidal flooding in any one year) with no historical records of flooding within the site. 6.2 Drainage of the site would be to a public sewer located to the north of the site with other forms of discharge having been ruled out with the ground not being suitable for infiltration and no ditches or watercourses situated within the site. 6.3 The onsite surface water strategy incorporates the provision of surface water attenuation in the form of and above ground pond and an underground tank. 6.4 Discharges from the site will be restricted to below existing greenfield rates to ensure a reduction in flood risk to the surrounding areas. The system has been sized to ensure that there is up to and including the 100-year return period storm including a 30% allowance for climate change. 6.5 Water quality would be maintained through the use of suitable treatment trains as set out in the SuDS Design Guide for the final design and good construction practice and PPG5 for the construction phase of the development. 6.6 Water would not be allowed to enter into the water table thereby preventing pollution of the local ground water abstraction areas. 6.7 Foul water flows arising from the site would discharge to the existing public sewers in the vicinity of the site. The capacity of these sewers is currently being modelled by Wessex Water and any upgrade works, likely to be restricted to upsizing the pipe sizes in the local public sewers, to be carried out where necessary. 6.8 The capacity of the sewage treatment works in the area is adequate to receive the additional flows without affecting the discharge quality. 6.9 Mitigation measures for any potential adverse effects identified during the construction and operational phases of the proposed development have been identified, including design and risk assessment controls and operational controls/working methods and monitoring Following the implementation of the mitigation measures, the proposals are expected to have an overall beneficial effect on the water environment with neutral impact on water quality and a reduction in discharge rates from the site. 7.0 Ecology 7.1 The development site West of St Andrews Road, Warminster, has been surveyed to provide information to enable an Ecological Impact Assessment to be undertaken. P9

11 7.2 An extended phase 1 habitat survey, as well as specific surveys for bats, reptiles and dormice was carried out. No reptiles, dormice or bat roosts were found, and the site was found to only be used by small numbers of foraging or commuting bats. 7.3 An assessment of the impacts of a housing development on the potential ecological receptors of the site was undertaken. The site was found to be of low value for most ecological receptors and therefore impacts were mostly negligible, however there are several designated nature conservation sites nearby, including Salisbury Plain SPA/SAC and the River Avon SAC. 7.4 Nearby designated sites may be impacted by an increase in recreational activities, particularly dog walking, and therefore a moderate adverse impact is predicted to Salisbury Plain SPA because of the potential for disturbance to breeding Stone Curlew in the periphery of, and just outside of, the SPA boundary (there is no public access inside of the SPA nearest the site). 7.5 A contribution towards the funding of the Wessex Stone Curlew project will aid the protection of Stone Curlews in the periphery of the SPA where dog walkers might be an influence, and beyond. This funding is a way of mitigating or compensating for any impact on this species. 7.6 Boundary hedgerows on the site were of medium value, but could be impacted by a lack of management. Incorporating the best value hedgerows into public open space means that impacts due to lack of future management can be minimised by including hedgerows within the management regime for the open spaces. 7.7 Birds may use the site for foraging and for limited nesting. By providing artificial nesting sites for declining species of principal importance such as House Sparrow and Starling as part of the development, the potential impact to these species is considered neutral. 7.8 A specific bat activity survey found only low levels of bat activity around the site, mostly bats foraging or commuting along the boundary hedges. There were several trees in the hedgerows that had features potentially suitable for roosting bats, though no bats were found using them. To make sure that there is negligible impact to bats, the potential effects to hedgerows will be minimised (as above), artificial lighting of hedgerows will be minimised, and all the hedges are to be retained. In addition, bat boxes built into the development will enhance the roost availability of the site for crevice-dwelling species. 7.9 Of the Species of Principal Importance, the Hedgehog is the main receptor that is likely to be using the site. Hedgehogs may be impacted during construction by removal of habitat on which they forage. Hedgehogs are known to feed in gardens, and therefore this impact is reduced during the operational phase On balance, after mitigation, the residual impact on habitats, species and nearby designated sites is considered to be neutral / negligible, other than a potentially minor adverse effect on Hedgehogs. P10

12 8.0 Landscape & Visual 8.1 The proposed development site is not within or covered by any statutory or non statutory landscape designation. 8.2 Retention of the majority of the existing landscape features such as trees and hedgerows on site as an integral part of the proposed development, together with the enclosed nature of the site would limit the effects of the development on the character of the wider landscape and the development site itself. It is considered that the effect of the proposed development on landscape character would not be significant and that over time would increasingly be perceived as an integral part of the Warminster urban area and the urban extension proposed within the Local Plan. 8.3 The majority of the existing landscape elements and features on the development site would be retained and integrated into the proposed development. Though there would inevitably be a certain loss of trees and hedgerows, primarily to provide access, these losses would be mitigated by new planting within the open spaces that form a Green Infrastructure framework to the wider context of the landscape. 8.4 The site benefits from a high degree of physical and visual enclosure provided by substantial boundary hedgerows and trees. Retention of these elements and features as part of the proposed development, together with the screening and filtering effect of land form and vegetation in the intervening landscape between the site and a particular receptor, greatly restrict views into the development site, and consequently of the proposed development, from the surrounding study area. 8.5 The development site forms a small area of development in comparison to the emerging proposals to the north of Victoria Road, and is in keeping with the local character of the area which is already residential. 8.6 Landscape mitigation measures, including the retention of existing hedgerows and trees along the site boundary will integrate the proposed development into the surrounding landscape and to provide visual screening when viewed from the surrounding landscape. 8.7 The on plot landscaping proposals across the site set out the palette of soft landscaping that is proposed to be incorporated into the development and defines the difference between ornamental amenity planting and native structure planting that will provide value for wildlife and further biodiversity opportunities to the site. 8.8 In summary, the proposed development is considered to be appropriate to the setting and landscape character of the site and offers suitable landscape mitigation measures in terms of visual amenity. The overall impact of the development on landscape and visual environmental aspects is neutral. P11

13 9.0 Air Quality 9.1 Air quality in Warminster is generally good. An Air Quality Assessment was carried out for the proposed development which considered the potential effects of dust during construction and emissions from traffic. Measures to control dust during construction were reported; implementing these measures should ensure that there will be no significant dust issues during construction. 9.2 Emissions to air from traffic were modelled to assess the impacts on air quality at existing properties in the area (to assess the impacts from additional traffic on the local road network) and on the development site (to assess the suitability of the site in terms of air quality). The modelling indicated that there would be no significant impacts on air quality from additional traffic generated by the development, and that air quality on the site was good, so the site is suitable for residential use as proposed Historic Environment 10.1 The development area was assessed as having a negligible significance for below-ground archaeological remains, and any potential impacts have already been dealt with through a programme of geophysical survey and evaluation trenching, which did not reveal any significant archaeological remains Cley Hill is a Scheduled Monument (SAM) that lies around 1.2km to the west of the site. Its main significance is in its potential for archaeological information (evidential value) and the long distance views to Battlesbury and Scratchbury Hillforts to the east The proposed development will not impact on the evidential value of Cley Hill. It will represent a visual change in the view, during both construction and operation phases. However, the long-distance views to Battlesbury and Scratchbury hillforts to the east will not be obstructed or impaired, and the proposed development will form part of the existing urban development. Therefore this is considered a minor adverse impact Mitigation measures would reduce but not remove the visual intrusion of the proposed development from Cley Hill SAM. Overall, therefore the proposed development is considered to have a minor adverse impact on Cley Hill SAM Cumulative Effects & Summary of Findings 11.1 The table below reviews whether the inter-relationship between effects arising from the development may give rise to additional impacts not previously identified. It also considers whether effects may arise when the development P12

14 is considered alongside other schemes or proposals in the surrounding area, the likelihood of the other developments proceeding and the ability or necessity of the applicant to mitigate any such effects for those other sites. The developments to be assessed were agreed with Wiltshire Council and extend to the Warminster urban extension. A planning application is being prepared for the majority of the allocation to the North of Victoria Road, however little information is available on the remainder of the urban extension allocation to the immediate west of the proposed development site. Table 11.1 Summary of Effects with Mitigation in Place Environmental Topic Effects during Construction Socio-Economic Moderate beneficial Transportation Water Environment Ecology Negligible/ minor adverse Negligible/minor adverse; Minor/moderate adverse on River Avon SSSI/SAC Neutral/minor adverse Effects during Operation Negligible Major beneficial Negligible minor beneficial Minor adverse minor beneficial; moderate adverse on River Avon SSSI/SAC Negligible Cumulative Effects Additional benefits to local economy, affordability and ensuring local business viability. Minor adverse on driver delay; minor beneficial on pedestrian amenity, delay and severance. Neutral/minor beneficial on discharge flows and sewer capacity. Negligible Landscape & Negligible Negligible None anticipated Visual Air Quality Negligible Negligible Negligible Historic Environment Neutral; Minor/adverse on Cley Hill SAM setting. Negligible; Minor/adverse on Cley Hill SAM setting. None anticipated; minor adverse on Cley Hill SAM setting A range of mitigation measures have been identified throughout the ES which are capable of being enforced through planning conditions or a Section 106 Legal Agreement in relation to the development Some minor adverse residual effects remain in relation to specific sensitive receptors in relation to the setting of the Cley Hill SAM and the Water Environment. However, these must be balanced against the beneficial environmental effects on socio-economics, transportation and flooding The relationships between the effects identified on site do not give rise to a need for additional mitigation measures in relation to the development beyond the mitigation (e.g. landscape infrastructure) already designed into the urban extension. There are no significant cumulative effects arising from the development when considered with other developments in the surrounding area. P13

15 12.0 Availability of the Environmental Statement 12.1 If you would like to purchase a paper copy or CD Rom of the ES, please contact: Nathaniel Lichfield & Partners, Helmont House, Churchill Way, Cardiff, CF10 2HE (Tel: +44 (0) ) 12.2 Alternatively, information on the ES can also be viewed on the Wiltshire Council website at Scheme Plans The following key plans of the proposed development are provided overleaf: Location Plan (Drawing No. LP001 Rev A) Planning Layout (Drawing No. PL001 Rev D) Boundary Material Plan (Drawing No. BM001 Rev A) Detailed On-Plot Soft Landscape Proposals (Drawing No. R A, Sheet 1, 2 and 3) Detailed Public Open Space Soft Landscaping Proposals (Drawing No. R A, Sheet 1 and 2) Storey Heights (Drawing No. SH001 Rev A) Indicative Slab Levels (Drawing No. SL001 Rev A) Wiltshire Council Core Strategy Extract Proposed West Warminster Urban Extension P14

16 Applicant: Consultant Team: