Elvetham Chase, Fleet. Environmental Statement: Non-Technical Summary. November New Fetter Lane London EC4A 1AZ United Kingdom

Transcription

1 Elvetham Chase, Fleet Environmental Statement: Non-Technical Summary November 2016 A Ne w F e tte r P lace 8-10 New Fetter Lane London EC4A 1AZ United Kingdom T +44 (0) F +44 (0) W s ign.co.uk LDA Design Consulting Ltd Registered No: Minster P recincts, P eterborough P E 1 1XX

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3 Contents 1.0 Introduction EIA Methodology Description of Proposed Development Landscape and Visual Impact Ecology and Nature Conservation Archaeology and Cultural Heritage Traffic and Transport Socio-Economics Soils and Agriculture Cumulative Assessment Version: 1.1 Version date: November 2016 Comment Final This document has been prepared and checked in accordance with ISO 9001:2008

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5 1.0 Introduction An Environmental Statement (ES) has been prepared and submitted voluntarily on behalf of Wates Developments Ltd. It supports a planning application for a residential led-development at Pale Lane, Fleet The main components of the Proposed Development comprise up to 700 dwellings, a site for a primary school and local centre together with associated vehicular, pedestrian and cycle access, drainage, landscape works and provision of general open space. It also includes provision for Suitable Alternative Natural Greenspace (SANG) and means of access The ES sets out the assessment of the likely environmental effects which may arise as a result of the Proposed Development and identifies mitigation measures to both reduce adverse environmental effects and enhance environmental benefits The Site Location and Application Site Boundary are included as Figures 1.1 and 1.2 at the end of this report The Application Site The Application Site extends to approximately 59 ha and is located to the north west of Fleet. It is bounded to the north by the M3 motorway and to the south by the South West Mainline Railway. Its eastern boundary comprises the A323 Fleet Road whilst it is bounded to the west by open farmland. Pale Lane runs in a north east to south west direction through the Application Site The Application Site comprises mainly of gently-sloping pasture and arable fields, some of which are bounded by mature and semi-mature hedgerows. The land is undulating in character, albeit with a gradual slope. There are three areas of woodland located within the Application Site, including Great Bog Copse, Parkfield Copse and Bushy Hill. Parkfield Copse is designated as both an Ancient Woodland and a Site of Importance for Nature Conservation (SINC). Palelane Farm, a Grade II Listed Building is located on the western edge of Pale Lane. Other features within the 1

6 Application Site comprise a motocross track, located within the western parameters of the Application Site and a number of mature trees, including some veteran trees. 2

7 2.0 EIA Methodology The Town and Country Planning (Environmental Impact Assessment) Regulations 2011 (as amended 2015) (EIA Regulations) identify two types of development projects: Schedule 1, for which the requirement to prepare an EIA is mandatory, and Schedule 2 for which an EIA may be required. Residential development is considered to fall within Schedule 2 of the EIA Regulations. Paragraph 10(b) of Schedule 2 refers to 'Urban development projects [ ]; and states that an EIA may be required if it exceeds the following: The development includes more than 1 hectare of urban development which is not dwelling house development; or The development includes more than 150 dwellings; or The overall area of the development exceeds 5 hectares Given the size of the Application Site, nature and scale of the Proposed Development and the surrounding environmental resources, it was agreed that an EIA Screening Opinion would not be sought. A decision was made by the client team to submit a Voluntary ES as a separate planning application document A Scoping Opinion was sought from HDC in April 2016 to guide the preparation of the ES. HDC responded with an EIA Scoping Opinion on 3rd June 2016, having consulted with relevant consultees. The Scoping Opinion was used as the initial basis for the identification of issues to be included in the ES In light of the Scoping Opinion, the following environmental topics have been included in the EIA: Landscape and Visual Impact; Ecology and Nature Conservation; Archaeology and Cultural Heritage; Traffic and Transport; Socio-economics; 3

8 Soils and Agriculture; and Cumulative Effects The assessment process for each environmental topic was undertaken in line with topic specific legislation, planning policy and guidance documents, as outlined in each chapter of the ES. The significance of likely effects and any proposed mitigation is identified. Residual effects taking account of mitigation measures are also identified Consultation has been undertaken with a range of prescribed and non-prescribed consultees as outlined in each chapter of the ES A cumulative assessment has been prepared as required by the EIA Regulations. The cumulative assessment considers the cumulative effects of the Proposed Development in combination with other reasonably foreseeable developments located within the surrounding area. The Planning Practice Guidelines indicates that regard should be had to the possible cumulative effects arising from any existing or approved development In addition, the ES includes a description of the inter-relationships between various factors, setting out how the particular topic areas have influenced, or have been informed by other environmental topics Environmental Statement The ES comprises of the following documents: A Non-Technical Summary (NTS) (this document): This summary provides a brief description of the Proposed Development, a broad summary using nontechnical language of significant environmental effects likely to arise and mitigation measures identified to reduce those effects; Volume I Text and Figures: The full text of the ES and supporting figures covering all topic areas identified through the EIA Scoping process. Each topic is covered in a separate chapter as set out in the contents list; and 4

9 Volume II Technical Appendices: This volume includes all technical data required to support the assessment conclusions set out in Volume 1. 5

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11 3.0 Description of Proposed Development The Proposed Development will be a sustainable urban extension to the town of Fleet. It will comprise up to 700 dwellings and will include the following land uses: A site for a 2 Form Entry Primary School (2 FE); and A local centre with small neighbourhood retail and community uses There will be a mix of housing for sale and affordable housing for rent and shared ownership, together with starter homes. Figure 3.1 provides an overview of the Development Framework for the Application Site An area of SANG, extending to approximately 14ha will be provided in the western area of the Application Site, encompassing Bushy Hill. It will include pedestrian and cycle links both within the SANG and throughout the Application Site. Separate public open spaces and green infrastructure will also be provided. The use of sustainable drainage systems will form part of the wider drainage infrastructure and will be a key feature of the Proposed Development In summary, the SANG will provide the following elements: A semi-natural space (total 14 hectares in area) with little intrusion of artificial structures and a variety of wildlife habitats; Access from the new housing areas, a parking area (for 11 cars including one disabled bay, which accords with design guidelines) and adequate signage for visitors; A safe, clear, circular pedestrian route (minimum 2.3km in length) which maximises the use of the SANG, starts and finishes at the parking area and connects to the wider green infrastructure, forming part of the Proposed Development; Access points which allow for use by pedestrians, dog walkers and wheelchair users; Limited urban elements and hard surfacing; and 7

12 Occasional informal, locally sourced, timber seating to provide educational, play and community value With regards to access into the Proposed Development, primary access to the surrounding area will be taken off the A323 Fleet Road, which will connect existing residential areas within the Application Site. Vehicular traffic along Pale Lane will be diverted through the Application Site along the proposed Primary Street through the eastern half of the Application Site linking with A323 Fleet Road. Remaining sections of Pale Lane will be for pedestrians and cyclists only. Vehicular access from the north of Pale Lane will be limited to Palelane Farm and associated business, with the exception of buses A Draft Code of Construction Practice (CoCP) has been prepared which will provide a consistent approach to the management of construction activities across the Application Site. 8

13 4.0 Landscape and Visual Impact A Landscape and Visual Impact Assessment has been undertaken which sets out the sensitivity of the Application Site and its features in relation to landscape character and visual amenity. It identifies receptors which are likely to be affected by the Proposed Development and using a robust methodology, in line with the latest guidance, provides an assessment of the sensitivity of each receptor and the significance of any effects anticipated The Application Site is not subject to any National or Local Landscape Designations. Adopted Planning Policy requires consideration of published character assessments for the District and consideration of effects on trees, woodlands, hedgerows and the amenity and recreational value of public rights of way Published Character Assessments at a national and regional scale identify the Application Site and study area as being located within the Thames Basin Heaths (National Character Area No.129) and Lodden Valley and Western Forest of Eversley (Regional Character Area 2C). At a local scale, the Application Site falls within the Hart Valley as defined by the Hart District s Landscape Character Assessment (1997). The Proposed Development takes into account the main enhancement priorities set out in this Landscape Character Assessment In the context of these published assessments (which form the basis of adopted policy guidance for the District) the Chapter assesses the sensitivity of the Application Site and its features and the extent to which visual receptors may be affected by the Proposed Development The assessment concludes that the most significant effects will be those directly and indirectly related to the change of use of the Application Site and the subsequent loss of the gently rolling rural landscape which is valued in local views and which forms the setting of the River Hart adjacent to the Fleet urban edge. This change of use will result in a permanent change in the landscape and in views from local receptors. There will also be a minor effect on on-site features to accommodate the highways access. 9

14 There are limited visual receptors which will be adversely affected by the Proposed Development. The most sensitive include the residents and workers at Palelane Farm and the motorists and commuters travelling along Pale Lane and on the South Western Main Line to Fleet The design of the Proposed Development has evolved to reduce the negative effects associated with these changes and to ensure residual benefits by providing a development which fits well with the existing landform and landscape patterns; increases positive attributes in the local landscape and compliments national and local planning policies The Application Site s location within the River Hart Valley, between the M3 and the South Western Main Line ensures that the Proposed Development presents a sustainable location for a high quality, visually attractive development which can readily integrated into its existing landscape setting without any undue adverse effects Whilst there will be a loss of greenfield land, the retention and enhancement of existing sensitive site features (woodland, tree belts, hedgerows and stand alone trees) and the introduction of new public realm areas and habitats will see a long term positive effect on the local landscape and views. 10

15 5.0 Ecology and Nature Conservation An assessment on Ecology and Nature Conservation has been undertaken in the context of national planning policy and guidance, local planning policy, the Biodiversity Action Plan for Hampshire, UK wildlife and animal welfare legislation, and consultation with Natural England and HDC. It followed good practice guidelines published by the Chartered Institute of Ecology and Environmental Management (CIEEM, 2016) Baseline information was obtained from a series of ecology surveys carried out within the Application Site over the period 2015 to 2016, including an ecology desk study, Phase 1 habitat survey, a botanical survey, an invertebrate habitat potential assessment and appropriate protected species surveys (including surveys for badger, invertebrates, bat roost potential, bat activity, dormouse, great crested newt, reptiles, breeding birds, water vole and otter) Important designated sites identified within or near the Application Site include the Thames Basin Heaths Special Protection Area; associated Sites of Special Scientific Interest and National Nature Reserves; ancient woodland at Parkfield Copse Site of Importance for Nature Conservation (SINC) (at the centre of the Application Site); and an arable field margin SINC in the southern part of the Application Site (now managed as grassland) The following habitats have been identified within the Application Site: marshy grassland, broad-leaved semi-natural woodland, mixed and deciduous plantation woodland, hedgerows, ditches, standing water, a spring, mature trees outside woodland, and a mosaic of open habitats on a motocross track in the west of the Application Site (the site of the proposed SANG) The following species of conservation and/or legislative significance have been identified within the Application Site: badger, bats, dormouse, breeding birds, reptiles, various invertebrates and four species of invasive non-native plants Mitigation designed in to the Proposed Development is described in the ES and the supplementary CoCP. The assessment carried out takes this mitigation into account. 11

16 Effects of the Proposed Development during construction include incidental damage to woodland, hedgerow; limited severance and loss of hedgerows; damage to badger setts and possible killing and injury of badgers, bats, dormouse and reptiles; shortterm loss of some habitat suitable for dormouse and breeding birds; and permanent loss of habitat suitable for reptiles. The scale of these effects is limited to the site or local level Effects of the Proposed Development during operation include a positive effect on the mosaic of open habitats and associated invertebrates (due to cessation of regular bulldozing and informal parking associated with motocross racing), a negative effect on the suitability of the site for bats, due to street lighting, and a negative effect on reptiles and dormouse due to increased predation by cats. The scale of these effects is limited to the site or local level. Negative effects of increased recreational pressure on Ancient Woodland at Parkfield Copse will be countered by positive effects of management which will improve canopy structure and light levels and will eradicate invasive plant species there Mitigation is proposed for the protection of retained woodland, trees and hedgerows against accidental damage during construction, certain works close to badger sett entrances are to be carried out under Natural England licence, input from a professional Ecologist is required in the design of the lighting scheme, works affecting habitat suitable for dormouse (scrub, hedgerows and immature trees) are to be carried out under Natural England licence (measures to avoid the killing and injury of reptiles during clearance works are already specified in the CoCP), and provision is to be made for additional scrub habitat and hibernation sites for reptiles within the Proposed Development Detailed method statements for the ecology mitigation associated with the Proposed Development will be set out in a Construction Ecological Management Plan (CEMP), the production of which should be subject to a planning condition Overall, the development will retain all mature woodland at the Application Site and the majority of the open habitat mosaic in the west of the Application Site. It will retain the majority of the hedgerow network and almost all of the mature trees 12

17 that are present. Effects on protected species can be mitigated through established mitigation methods. No residual effects that are significant in terms of national or local panning policy are anticipated to occur as a result of the Proposed Development. 13

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19 6.0 Archaeology and Cultural Heritage An assessment of the Proposed Development on Archaeology and Cultural Heritage has been undertaken. This assessment has taken account of both identified direct effects on heritage assets together with effects on their setting There are no designated heritage assets located within the Application Site. Four non-designated heritage assets are identified within Hampshire County Council s Archaeological and Historic Buildings Record. These include a medieval pottery find-spot, two undated earthworks and a Second World War pillbox. The Grade II listed Palelane Farm is located on the north site of Pale Lane close to the Application Site boundary. This former farm building is associated with unlisted former dairy and barn buildings. Further listed buildings, are located in the surrounding landscape as are conservation areas at Hartley Wintney Church House, North Fleet and Elvetham. A registered historic park is associated with Elvetham Hall The majority of heritage assets lie at distance from the Application Site, with any impact on their setting mitigated by distance and by the presence of the M3 motorway embankment to the north of the Application Site and the South Western Main Line embankment to the south. Mature trees and vegetation also reduces or removes the visibility of the Proposed Development, in particular to the north and south. Careful boundary treatment will further reduce any impacts on the setting of heritage assets The Proposed Development will have an adverse effect on the setting of Palelane Farm. While the broader rural setting of the farm-building and associated barn and dairy will be changed, their visual legibility will be preserved by using the area to the south-east of the former farm building for school playing fields and strengthening the tree and vegetation boundaries to the north-west to allow visual separation when viewing Palelane Farm from Pale Lane and from the south-east more generally. Historic field boundaries will be preserved where possible, with new breaches through these boundaries limited, to allow the form of the earlier landscape to be appreciated. The unlisted Second World War pillbox with be repaired and interpreted as a cultural and educational resource. 15

20 A programme of archaeological evaluation and geophysical survey within the Application Site will take place as a condition of any planning permission as agreed with the County Council s archaeological advisors. This will be followed by an archaeological watching brief and other recommended mitigation works based on the results of the evaluation The effects of the Proposed Development on heritage assets will be very low with the exception of the changes to the existing rural setting of Palelane Farm. Positive effects include the preservation and interpretation of the Second World War pillbox. 16

21 7.0 Traffic and Transport An assessment of the Proposed Development on Traffic and Transport has been undertaken. This assessment has considered both the construction and operational phases of development and has been prepared in accordance with recognised guidance. The assessment has considered the traffic and transport effects of the Proposed Development on all roads that are expected to see a significant change in traffic volume or composition as a result of the Proposed Development. These comprise: A323 Fleet Road (both north and south of the access into the Proposed Development); Elvetham Road; and Pale Lane (both north and south of the A323 Fleet Road) Whilst there will be traffic and transport impacts on other local roads, these fall below the assessment thresholds of the IEMA Guidelines and so are not considered further in the ES. The Transport Assessment that accompanies the planning application (and which should be read alongside the ES) presents a full and detailed assessment of transport effects of the Proposed Development, including roads not considered in the ES The traffic and transport effects of the Proposed Development have been considered in terms of: Severance; Driver Delay; Pedestrian Delay and Amenity; Fear and Intimidation; Accidents and Safety; and Hazardous Loads. 17

22 During the construction phase the Proposed Development will generate a combination of light and heavy vehicles. Peak construction periods are likely to generate a total of 260 two-way daily movements of which some 60 will be heavy vehicle movements. Considered against existing traffic levels on the A323 corridor, this would constitute less than a 1% increase in total traffic and around an 8%-9% increase in HGV traffic. This will have a negligible effect on local roads. There will be potential for a minor adverse effect on local roads as a result of the movement of site materials onto and off the site, which may result in dust and dirt being drawn onto the highway. This effect will be short-term and temporary To mitigate the temporary construction stage effects, a Construction Traffic Management Plan will be agreed with HDC and implemented to manage matters including the routing and timing of delivery vehicles, wheel washing arrangements and highway cleansing. This will minimise any construction stage effect of the Proposed Development The operational phase of the Proposed Development is expected to generate some 380 two-way vehicle movements during each network peak period, and some 3,800 total vehicle movements each day. This represents a traffic increase of around 10% or less on local roads, with the exception of Pale Lane which will see a larger proportional increase in traffic (but against a lower existing traffic flow) Assessment of the impacts of the Proposed Development identify that the delivery of the proposed pedestrian and cycle infrastructure on A323 Fleet Road and at Pale Lane will result in a significant beneficial effect in relation to addressing severance and pedestrian delay. The increase in road traffic as a result of the Proposed Development will however result in minor negative impact in terms of pedestrian amenity and fear and intimidation, particularly on Pale Lane. In terms of driver delay at key junctions including the A30 / A323 junction at Hartley Wintney, the Elvetham Road junction with the A3013 High Street, and at the A323 / A3013 Oatsheaf junction, the Proposed Development will result in a major adverse impact with projected delays expected to significantly increase as a result of both the Proposed Development but also committed development. 18

23 To mitigate the adverse operational stage impacts, the Proposed Development incorporates mitigation measures including pedestrian and cycling improvements, road crossing enhancements, travel planning initiatives and proposes to contribute towards the delivery of a series of targeted off-site highway improvements to increase road capacity and reduce projected traffic delays. These measures will significantly reduce the adverse impacts of the Proposed Development. In terms of driver delay the improvements would improve the operation of the local network beyond performance levels that would persist if the development does not come forward, such that the residual effect of the Proposed Development on driver delay will be a major beneficial effect. Whilst there will continue to be minor adverse effects on pedestrian amenity and fear and intimidation, these effects are small. 19

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25 8.0 Socio-Economics An assessment of the Proposed Development on Socio-Economics has been undertaken. It identified that Fleet has a population of 38,726 people, within 15,428 households. This represents 42% of the total population of Hart district. According to the 2011 Census data the average household size in Fleet is 2.5 persons. There is a low level of unemployment within the district as a whole (2.4% compared to a national average for England and Wales of 4.4%) There are 8 primary schools within 2km of the Application Site. Hampshire County Council (HCC) has confirmed that there is significant pressure on both primary and secondary school places in the immediate area, with limited scope to expand existing premises. They have also confirmed that there is a strong demand for early year s provision, which will likely increase with the introduction of the Childcare Act 2016 from It has been established through consultation with the Clinical Commissioning Group (CCG) that generally, medical facilities in Fleet have constraints to further expansion. However, both the Hartley Wintney and Hook surgeries have expansion potential Fleet is the largest retail centre within Hart district, providing a range of shopping, employment and leisure facilities. The town centre has a vacancy rate of 13%, just above the national average. The closest shopping facility to the Application Site is the Morrison s supermarket located at Elvetham Heath Way Policy URB23 of the Local Plan sets out standards for open space provision which applies the target of 2.4 hectares per 1000 persons. Saved Policy NRM6 requires a minimum of 8 hectares of SANG land (after discounting to account for current access and capacity) to be provided per 1000 new occupants The Proposed Development will result in some socio-economic effects during both the construction and operational phases. It will have both direct and indirect beneficial effects on employment and the local economy during the construction phase. 21

26 The expected increase in population is an additional 1750 persons once fully occupied, which represents an increase of 4.5% over the current population of 38,726 in Fleet. The Proposed Development would provide around 9% of the objectively assessed housing need as assessed by the Hart, Rushmoor and Surrey Heath Strategic Housing Market Assessment (SHMA) (2014). The Proposed Development will also deliver 40% affordable housing. It is considered that the effect of the Proposed Development upon housing delivery, including affordable housing delivery, would be permanent, and of major, beneficial significance The Local Centre, which will include a small range of neighbourhood uses will serve local needs and will not be of a scale that will compete with the retail offer in the town centre. The effect of the Proposed Development on retail provision is permanent and of minor, beneficial significance The Proposed Development would result in a need to provide 56 places for early year s education and will generate a primary pupil yield of 250 children. The provision of a pre-school is proposed, which will provide a minimum of 60 places up to a maximum of 90 places. As requested by HCC, a site for a 2FE primary school will be provided for, which would also have capacity to accommodate some pupils from the surrounding area. Mitigation for additional secondary school demand will be addressed through financial contributions. The effect of the Proposed Development on primary education would be permanent and would be of moderate to major, beneficial significance, while the effect on secondary education would be of negligible to minor, beneficial significance The additional population resulting from the Proposed Development will increase the demand for healthcare services locally. The precise impact and consequences are subject to further discussion with the relevant CCGs. However, the Proposed Development is unlikely to require on-site facilities and it is likely that financial contributions will be used to address impacts. The effect of the Proposed Development on healthcare provision will be permanent and will be of negligible to minor beneficial significance. 22

27 The Proposed Development will include approximately 14 hectares of SANG; a Neighbourhood Equipped Area of Play; smaller Local Equipped Areas of Play and informal naturalistic play areas. The SANG will be accessible to existing residents of Fleet as well as future occupants. The effect of the Proposed Development in respect of open space provision and provision of SANG will be permanent and of major, beneficial significance In summary it is considered that the socio-economic effects of the Proposed Development are positive, in that it will a create sustainable community that will broadly support its own needs and would not therefore have an adverse effect upon existing activities, services or facilities. 23

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29 9.0 Soils and Agriculture An assessment of the Proposed Development on Soils and Agriculture has been undertaken. The Application Site was found to be free from contamination, with parts of it comprising of very good, good and moderate quality agricultural land. The retention of existing areas of woodland and provision of an area of SANG extending to 14ha will help to create an environmentally accessible development for existing and future residents General construction phase effects including dust generation, storage of construction materials and site run-off were identified. However, the use of control and prevention measures which are specified in the CoCP and which will be agreed with HDC prior to construction commencing on-site will mitigate these effects Where possible, waste minimisation and re-use of site-won material, including topsoil) will ensure that the overall development is as sustainable as possible. These measures will also be managed by the CoCP. 25

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31 10.0 Cumulative Assessment In accordance with the EIA Regulation, a cumulative assessment has been undertaken to assess the cumulative effects of the Proposed Development in combination with the environmental effects of other developments on sensitive receptors identified through the EIA process. Only those topics likely to have the potential to experience cumulative effects have been included in the cumulative assessment. These include: Landscape and Visual Impact; Ecology and Nature Conservation; Archaeology and Cultural Heritage; Traffic and Transport; Socio-Economics; and Soils and Agriculture A review of available planning and environmental information for each of the developments factored into the cumulative assessment was undertaken. Overall, none of the developments are considered to have effects which act cumulatively to increase the significance of the impact of the Proposed Development on sensitive receptors identified through the EIA process, with the exception of Traffic and Transport. Following the implementation of a package of mitigation measures comprising on-site transport infrastructure as well as travel-planning initiatives and providing contributions to off-site highway capacity improvement schemes, the cumulative traffic and transport effects of the Proposed Development with these other developments will be range between minor adverse to major beneficial. 27