Airfi eld Farm. Environmental Statement Non-Technical Summary

Transcription

1 Airfi eld Farm Environmental Statement Non-Technical Summary

2 Prepared by Andrew Martin Associates Chartered Town Planners Chartered Surveyors Environmental Planners Urban Designers Chartered Landscape Architects NOTTINGHAM Icon Business Centre Lake View Drive Sherwood Park Nottingham NG15 0DT Tel: Fax: WEBSITE: * Copyright, 2011, Andrew Martin Associates Limited. All Rights Reserved 1

3 Contents 1.0 Introduction 5 How was the assessment undertaken? The Site Environmental Topics Transport & Access 11 Noise 15 Air Quality 16 Flora and Fauna 17 Geology, Ground Conditions & Contamination 21 Landscape & Visual Impact 23 Socio-economic Change 25 Heritage & Archaeology 27 Agriculture & Soils 29 Water Resources 31 Utilities Summary & Conclusions 34 Where can I fi nd out more? 35 How can I comment on the proposals? 36 2

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5 Site Location 4

6 1.0 Introduction An outline planning application has been submitted for residential development on land at Airfi eld Farm, north east of Market Harborough. The application is submitted by Hallam Land Management and William Davis Limited, which are both local house building and development companies. The site location is shown on the aerial photograph on the previous page. The development also includes provision of community facilities, a new marina and a country park, along with other open spaces. The development proposals are described as follows: Residential development (up to 1,000 dwellings), construction of access roads including bridge across the Grand Union Canal, demolition of footbridge and diversion of Footpath 24, local centre with retail (A1,A3,A4,A5), healthcare (D1) and community (D2) uses, primary school, construction of marina with hotel (C1) and retail/leisure uses (A1, A3, A4, D2), provision of open space including Country Park, sports fields, allotments, parks, play areas and other open spaces, landscaping and formation of surface water storage ponds. On the following page, a master plan of the proposals shows how the development would be set out, locating the community facilities in the heart of the site where they can have good links to the canal and the adjacent residential areas. The area alongside the Grand Union Canal has been dedicated to provision of open space and recreational facilities. The design of the proposals is set out in more detail in the Design & Access Statement accompanying the application. This Non-Technical Summary document comprises a summary of the fi ndings of an Environmental Impact Assessment. An Environmental Impact Assessment (EIA) is a rigorous and detailed method of identifying and assessing the likely environmental impacts of a development. It gives an understanding of what impacts there might be and how they would be mitigated. This helps those deciding the planning application to understand the impact of the development and ensure that appropriate conditions are in place to minimise impact if it is allowed. The Environmental Statement accompanying the application sets out the fi ndings of the EIA in detail. Details of how to obtain or view a copy are at the rear of this Non-Technical Summary. However this Non-Technical Summary document is intended to provide an overview of the EIA, in simple language, so that everyone can readily understand the impacts of the development. 5

7 Proposed Masterplan 6

8 How was the assessment undertaken? 1.6 The EIA considered environmental impact in terms of different environmental topics, listed below. It was also co-ordinated so that interaction between different topics was considered, as appropriate. Transport & Access Noise Air Quality Flora and Fauna Geology, Ground Conditions & Contamination Landscape & Visual Impact Heritage & Archaeology Socio-economic Change Agriculture & Soils Water Resources Utilities The steps taken in EIA are fi rst to understand the existing environmental conditions, then to predict any impacts of the development, then to set out any mitigation for those impacts. For example, if an impact on nesting birds was predicted then mitigation could be to carry out site clearance outside the bird breeding season. The assessment was detailed and rigorous; in fact it considered the impact of an additional 100 dwellings on top of the 1,000 dwellings applied for, to ensure that a worst case scenario was assessed. EIA also includes the consideration of any alternatives to the proposed development, to consider whether they might have a lesser environmental impact or greater benefi ts. In this case, the following alternatives were considered: An alternative location for the Local Centre within the site; Removing or relocating the Leicester Road access; and, Do nothing i.e. the site will stay the same in the future. 7

9 It was determined that locating the local centre (community facilities) elsewhere in the site would not realise the same benefi ts in terms of access to facilities for residents of the development and surrounding areas. The consideration of the position of the Leicester Road access resulted in the access being moved in order to limit environmental impact. A scenario where the site was not developed at all was considered, however this would not provide housing to meet future needs and it would not provide the wealth of new facilities and open spaces that the housing development brings to the area. The following sections therefore set out a summary of the assessment of the chosen development proposals. The existing site environment will be described, followed by a summary of each environmental topic. 8

10 2.0 The Site The site is located north-west of Market Harborough, to the west of the Grand Union Canal. The plans on the following pages show the site location, key characteristics and surrounding land uses. The northern part of the site is a former military airfi eld, later used for agriculture and outdoor recreation facilities. Some features and hardstanding associated with the former airfi eld remain. The southern part of the site has never been developed and is used for agriculture. The site is linked to Market Harborough, but it is also in the vicinity of nearby villages of Foxton, Gartree and Lubenham. The Gartree Prison is also nearby. Immediately adjacent to the site, there is land to the north with unimplemented planning permission for an agricultural showground. To the north east the Airfi eld Business Park is the in the process of being developed. Other neighbouring uses alongside the canal include the Greenacres caravan park, a car dealership, an agricultural machinery supplier, a hand car wash and residential properties. To the south, across the canal, is The Woodlands residential area. The site is well connected to Market Harborough, with public footpaths through the site linking to a footbridge across the canal, providing access to Leicester Road. Leicester Road carries bus routes and cycle paths. The existing roundabout to Harborough Road, providing access to the Airfi eld Business Park, would also provide access to the site. The environmental characteristics of the site will be explained in more detail in the following environmental topic sections. 9

11 Site Boundary Employment Area Recreation Use Development Town Centre Signifi cant Vegetation County Boundary Railway Grand Union Canal Site location and land use Railway Station 10

12 3.0 Environmental Topics Transport & Access The existing site movement network is illustrated in the plan on the following pages. The development will be accessed at two vehicular access points; via the existing roundabout serving the Airfi eld Business Park; and across a new bridge over the Grand Union Canal. The latter access will be a priority controlled junction, with improvements to the existing access to The Woodlands. These accesses will also provide pedestrian links; in particular the access over the Grand Union Canal will provide a 3 metre wide footpath and cycle way, linking to the cycle routes on Leicester Road and the canal towpath. As part of the bridge proposals there will be minor diversions to the existing public footpath crossing the canal, and removal of the existing footbridge at this point, however the resulting development will allow better access across the bridge for all users, including cyclists, horse riders and those with limited mobility. Existing bus services in the vicinity are the 44 and the X3. The 44 service, which links to Market Harborough and surrounding villages would be rerouted to penetrate the site, with fi nancial contributions being provided to enhance the service from an hourly to half-hourly frequency. The existing X3 service, which links Market Harborough with Leicester, would not be diverted through the site but new bus stops would be provided on Leicester Road, adjacent to the proposed bridge access. Appropriate bus infrastructure, in terms of stops, shelters etc would be provided within the development, and existing bus stops would be enhanced, through raised kerbs, shelters and potential for real time passenger information, should this be required. The approaches to public transport, cycle and pedestrian travel described above are aimed at limiting the use of the car where possible. A Travel Plan has also been prepared as part of the application which sets out measures and incentives to encourage new residents of the development to use these services. However there will still be a volume of vehicular traffi c from the development that needs to be accommodated on the road network. 11

13 3.5 A detailed Transport Assessment has considered the impact of vehicular traffi c on key road junctions in the vicinity of the site. As a result there are improvements proposed to a number of junctions in the vicinity to enable them to operate properly with the increased volume of traffi c. Road improvements are summarised below and in many cases they improve the safety of the roads and junctions compared to the existing situation: Provision of a mini-roundabout junction including gateway features at the Gallowfi eld Road / Foxton Road priority junction, together with implementation of a 30mph speed limit; Provision of a pedestrian refuge island at the A4304 Theddingworth Road / Foxton Road junction and a footway to the south of the A4304; Extension of a 30mph speed limit from the Alvington Way roundabout beyond the recently constructed Airfi eld Farm Business Park roundabout to the point of the beginning of the 50mph speed limit; and Improvements to the existing southern access to the B6047 lay-by and Woodlands access, to include an improved junction layout to facilitate vehicles exiting and provision of a ghost island right turn lane in to this access Throughout the determination period of the planning application, the applicants will work closely with both the County Highways Dept and the District Council on all highway matters. Should this ongoing work demonstrate the need for appropriate additional highway mitigation measures, then these will be incorporated into the scheme where possible. At the construction stage, there will be a temporary impact on the road network due to construction traffi c. However this would be mitigated through routing of traffi c to avoid minor roads, avoidance of peak hours, site speed limits and wheel washing. 12

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15 Key Site Boundary Open Space Development Town Centre Signifi cant Vegetation Bus Route Public Right Of Way Alternative footpath route Cycle Route Footpath A24 to be extinguished Footpath A25 to be diverted Grand Union Canal Main Vehicular Route Existing canal crossing points Bus stops Movement network 14

16 Noise A Noise Assessment was undertaken to survey existing noise levels at the site and neighbouring, noise sensitive, locations. The Noise Assessment used data from the Transport Assessment to predict the impact of road traffi c noise in the future. Noise levels from the proposed Airfi eld Business Park were also predicted based on other similar business parks. During construction, there would be noise associated with construction machinery and piling works on the proposed bridge. The later stages in construction, where the buildings are fi tted out, are quieter than the earlier stages of earthworks. Any piling works would be over a short period. The developers will commit to a Construction Environmental Management Plan, which involves the use of quiet plant, screens around noisy fi xed plant and limiting hours of work. This would mitigate construction noise impact to an acceptable level. When the development is completed, any increase in road noise has been assessed as having a negligible effect, i.e. it would not be detectable. Any noise impacts from the Airfi eld Business Park, when in operation, could be mitigated through the design of the proposed residential development and use of sound insulation. 15

17 Air Quality Existing air quality conditions are monitored by Harborough District Council and so that data was used to establish air quality conditions at the site. It was found that existing air quality is good and no specifi c dust problems have been identifi ed in the vicinity. In the same way as with noise predictions, data for future traffi c levels was used to predict whether increased traffi c would give rise to an impact on air quality. It was found that there would be a negligible effect on air quality, i.e. any effect would not be detectable. The construction phase would give rise to temporary dust emissions and this could mainly have effects within metres of the site. There are residential and commercial neighbouring uses within this vicinity so mitigation measures would be necessary in order to limit impact. The developers will commit to a Construction Environmental Management Plan, which would include dust control measures such as damping surfaces and screening dust generating activities. This should mitigate the construction impact on air quality to an acceptable level. 16

18 Flora and Fauna An Ecological Impact Assessment has been informed by several site surveys of habitats and species including hedgerows, trees, bats, badgers, birds, reptiles and Great Crested Newts. Local wildlife records were also consulted to look for any previous sitings of protected species on the site and in the surroundings. A plan of the habitats is shown over the following pages. Habitats on the site refl ect the largely agricultural use of the site, which is highly managed and therefore has limited botanical interest. Field boundary hedgerows include trees and are largely unmanaged. Some parts of the site are semi-improved grassland, with slightly higher ecological interest, the site also contains plantation woodland and some water features, including ditches and small ponds. In the vicinity of the site the Grand Union Canal is designated a County Wildlife Site and there are two Sites of Special Scientifi c Interest (SSSI) within 2-3km of the site. A parish level wildlife site also adjoins the southern site boundary and land to the south contains a number of farmland ponds. The following potential ecological issues were noted in the Ecological Impact Assessment: Potential bat roosting habitat in trees Great Crested Newts were recorded in ponds on adjacent land, but not within the site Badgers are confi rmed as using limited areas of the site Breeding bird surveys recorded a total of 41 species Potential reptile habitat in grassland, fi eld margins and along the canal A very low population of grass snake was confi rmed as using the site No evidence of water voles or otters was recorded 17

19 Without mitigation, these habitats and species could be adversely affected by the proposed development. However, since the construction work mainly affects the arable areas of the site, with lower ecological value, the environmental impact would be limited. The careful design of the proposals, based around retention of ecological features such as trees, hedgerows and canalside habitat, means that the development would be of low impact in nature. As a result, the only signifi cant long term impact would be the loss of grassland habitats, which would have a minor impact on breeding birds, but there is land adjacent which would continue to serve as a habitat. On maturity of the development, when new planting and habitat creation has established, there would be positive effects upon wildlife as a result of the ecological design of the proposals. New and enhanced habitats would be created including large pond and wetland areas in the proposed Country Park, new tree and hedgerow planting, using native species of wildlife value and favourable management of existing trees and hedgerows. Other planting, including the new community orchard and creation of natural areas in the Country Park, would also be of wildlife interest. Bat and bird boxes would also be incorporated into the development to provide roosting and nesting habitat. During the construction phase, changes in water quality through site runoff could have the potential to affect the canal and SSSIs, however a Construction Environmental Management Plan (CEMP) would include measures to control site runoff and mitigate this impact. The CEMP would also include remedial strategies to protect trees and hedgerows during construction, to set out procedures in the event that protected species are found on site and to ensure that wildlife protection legislation is complied with. As a result of careful design and mitigation, adverse impact on wildlife is minimised and positive impacts are maximised. 18

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21 Habitat Plan 20

22 Geology, Ground Conditions & Contamination The existing ground conditions, including geology and potential contamination, were assessed using a desk based Environmental Risk Assessment. This looks at the historic uses of the site and surveys the ground, in order to determine whether the ground conditions are suitable for construction and whether any contamination present from historic uses could cause adverse impacts during construction or to future residents and users of the site. The ground conditions on site are not unusual and they refl ect the predominate agricultural use of the site. The former military airfi eld use has resulted in some areas of made ground and potential localised contamination, e.g. from storage of fuels, particularly in the northern part of the site. A brickworks that existed on site in the 1800s may also have resulted in contamination. The proposed development will remediate the land to make it suitable for residential use. This will involve remediation of contamination and implementation of gas protection measures. The detailed drainage design will also incorporate sediment interceptors, fi lters and silt traps in order to prevent contamination of controlled waters. During the construction period, dust suppression measures will be in place, as will measures to limit pollutants entering controlled waters. Given the wartime use of the site, there potential for unexploded ordnance. Therefore it will be necessary to carry out a detailed risk assessment in order to determine the nature of any further ordnance survey work required. This will then inform a safety briefi ng for construction workers which, if followed, will negate any likely impacts from unexploded ordnance. Overall, the impact upon ground conditions is likely to be positive, because any contamination on site will be remediated and construction mitigation measures will limit any risks associated with ground conditions. 21

23 Airfi eld Farm during WW ll 22

24 Landscape & Visual Impact The landscape and visual impact of the development was assessed through site visits and use of established methodology to classify the nature and extent of landscape impact (i.e. impact on the character of the landscape) and visual impact (i.e. impact upon views from public vantage points, such as roads and footpaths). The site is in an urban edge location where there are urban infl uences such as housing and commercial development, the canal and local roads. The site occupies an area of plateau, whereas the landform around the site is varied and includes a series of undulating hills and vales. In the wider context Market Harborough sits in the River Welland Valley, around which the land rises up to a series of ridges. The site mainly consists of medium sized agricultural fi elds enclosed by mixed hedgerows. There is little established woodland with most mature planting following watercourses. Due to the former use of the site as an airfi eld there are few features of any landscape value. There are many viewpoints offering views in to the site, including from roads, public footpaths, the canal, existing residential properties and farm tracks. Mature vegetation along canalside Photo Viewpoint 7 - View from public footpath along proposed sites eastern boundary 23

25 The proposed development would alter the physical fabric of the site, however since the site has very few landscape features of any value, this minimises the landscape and visual impact. Approximately 38% of the site would be green infrastructure, providing open spaces including a new country park and green routes through the site. Many of the green routes follow existing public footpaths and retain the green and open nature of these walks. Areas of green infrastructure would be enhanced through new planting and positive management of existing trees, hedgerows and other vegetation. The impact of the development within the surrounding landscape will be minimised through new planting to soften the appearance of the edges of the development. The bridge access over the Grand Union Canal allows a key gateway view in to the site and this will be carefully handled in order to create a positive view of well designed development, seen across open space. The bridge itself will be sensitively designed so as to respect the character of the canal. The construction period of the development would have a temporary, adverse landscape and visual impact, however this will be minimised through the screening of construction activities and the careful positioning of plant and temporary buildings. In any case, the development will be built out over phases and construction activity will not affect the whole site at once. Mature hedgerow which is proposed sites south eastern boundary Localised high ground 24

26 Socio-Economic Change The socio-economic characteristics of the area were studied using desk based assessment of Census data and other available statistical information. Market Harborough is one of the largest towns in Leicestershire and is a signifi cant service hub for the surrounding rural area; it has a town population of 20,785. The proposed development would increase the population of Market Harborough by approximately 12%, however the development would bring with it a wealth of local services and facilities including a new primary school, local convenience shops, a community hall, a hotel/pub/restaurant, a marina, a Country Park and other sports and recreation facilities. Financial contributions would also be made to local services such as public transport, health and education. As such the proposed development would not place undue demand on the existing services in the town and the enhancements to services would benefi t existing residents of the town. Furthermore, it has the potential to enhance the value of the Grand Union Canal as a tourism asset. 25

27 The area has a predominately working age population with a high level of managerial and professional persons and a low level of unemployment. Therefore it is a strong location to provide new housing. There is evidence of lower than average rates of owner occupation of housing locally; suggesting that new housing provision which gave opportunities for people to get on the housing ladder would help to reverse this trend. Construction of the development and operation of facilities following completion will generate employment opportunities. The development is also well located to provide homes near to jobs, with the adjacent Airfi eld Business Park being developed and good access to the town centre being provided. 26

28 Heritage & Archaeology The archaeological and cultural heritage of the site has been assessed through desktop study, geophysical survey, site visits and trial trenching (digging of archaeological trenches). The key heritage aspects investigated include the canal, buried and above ground archaeological remains, listed buildings, conservation areas and site history. The Harborough Arm of the Grand Union Canal borders the site and forms part of the Grand Union Canal Conservation Area. The construction of the proposed bridge will have a temporary adverse effect upon the conservation area through noise and visual intrusion. However this will be very limited because due to the nature of construction across navigable water, it will be carried out over as short as possible a time period and with as little impact as possible. The careful design of the bridge will ensure that it conserves and enhances the character of the conservation area. The location of the new Country Park next to the canal retains its natural setting. 27

29 The military history of the site has been studied. The Ministry of Defence opened a station at the site in 1943, providing fl ying instruction on Wellington, Anson and Oxford aircraft. No.1683 Bomber Defence Training Unit also operated from the site during 1944, providing simulated attack experience for bomber crews in Hurricane aircraft. For a short time after the war, the site housed a Personnel Reception Centre for the receipt and dispersal of demobilised RAF personnel. Some areas of hardstanding and building remain as remnants of the former airfi eld and they will be recorded so as to capture the history of the site. Listed buildings in Market Harborough are suffi ciently removed from the site such that they would not be affected by the proposed development. The site is known to include reasonably extensive archaeological remains of inclosure systems, ring ditches and potential funerary monuments and further potential remains relating to the former airfi eld. Although the long term cultivation of the site will have had a detrimental effect upon archaeological remains, any archaeological remains found during construction will be preserved by record if it is not practical to preserve them in situ. 28

30 Agriculture & Soils The agriculture and soil quality of the site was investigated through ground investigations and surveys of agricultural businesses that use the site. Of the whole site area, approximately 68% is in arable agricultural use, forming a small part of a larger agricultural holding. The rest of the site is used as a motocross track and gun club, along with some areas used for rough grazing. 38% of the site is of an agricultural quality known as Best and Most Versatile ; the rest is of lower quality. Whilst the proposals will involve the loss of Best and Most Versatile agricultural land, some of this land will retain agricultural potential as parkland. The removal of this land from agricultural use is a consideration in the planning process; however the proposed development will provide signifi cant social and economic benefi ts, which outweigh the importance of the loss of the land from agriculture. A soil management plan will minimise damage to soils stripped for reuse and ensure that soils within gardens and landscaped areas are in the best possible condition to carry out their environmental functions. This will minimise compaction and degradation of soils, which could otherwise affect site drainage. 29

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32 Water Resources The water resources on the site were surveyed in order to understand the site drainage. The Environment Agency requires that site drainage as a result of the proposals does not cause fl ooding or increase the risk of fl ooding elsewhere. It also requires that the rate of surface water runoff does not increase compared to the existing Greenfi eld rate. The site is not in an area at signifi cant risk of river fl ooding and the proposed development will not increase the risk of fl ooding from elsewhere. The Grand Union Canal is elevated above the site and therefore a breach in the canal walls would result in fl ooding on the site, running in to the natural watercourse, however the risk of this happening is low. The site naturally drains via a number of ditches, running along hedgerows and lines of trees, linking eventually to the River Welland. The proposed drainage system will control the rate of surface water runoff entering the natural drainage ditches, such that there will be minimal effect on the existing ditches, watercourses and groundwater. It will do this by retaining water in a series of new ponds, the creation of which will have ecological benefi ts and will form a water feature in the proposed Country Park. 31

33 A temporary balancing pond has been installed on the site to cater for surface water fl ows from the adjacent Airfi eld Business Park. This will be removed as part of the proposed development and the surface water drainage from the business park will be catered for within the proposed development. During the construction period the risk of water pollution will be minimised through implementation of safety measures in a Construction Environmental Management Plan. Temporary lagoons are to be provided to minimise the effects of silts being transported to ditches and watercourses during earth moving operations. 32

34 Utilities Utilities were studied through consultation with the utility service providers to establish the presence of utilities on site and their capacity to accommodate further development. There are overhead and underground electricity services in the vicinity of the site. A high pressure gas pipeline runs along the northern boundary of the site, with an easement in which no development can take place. Telecommunications cables run along Harborough Road and Gallow Field Road and water services also run along Harborough Road. There are limited public sewers within the vicinity of the site. All utility services need to be upgraded to accommodate the proposed development. Much of the new infrastructure will be located underground. Small scale utility buildings (e.g. electricity substations) will be required within or close to the site. Off site sewer works will be required to take foul sewage to Harborough Sewage Treatment Works. This will be carried out through requisition of a new public sewer route over the 3 kilometres between the site and the sewage works. The sewage works may have to be extended or upgraded to accommodate foul fl ows from the development. 33

35 4.0 Summary and Conclusions The Environmental Impact Assessment (EIA) followed rigorous methodology and assessed in detail the environmental effects of the proposed development. This Non-Technical Summary has provided a summary of the EIA in non-technical language, highlighting the main environmental effects and mitigation. The majority of environmental effects can be mitigated, are only temporary, or are outweighed by the positive aspects of the proposals. Therefore only minor or negligible environmental effects will remain once the development has been implemented. An element of noise and disruption is inevitable during the construction stage and construction impacts will be minimised where possible. There will also be many positive effects of the development, particularly in relation to the provision of services, creation of recreational resources, habitat creation, job creation, remediation of contamination and transport improvements. Overall the proposed development is considered to have a benefi cial environmental impact. 34

36 Where can I find out more? You can view the planning application documents in a number of places: Visit our website At eldfarm.co.uk you can view the Design and Access Statement for the proposals in full colour, along with the Statement of Community Involvement and this Non- Technical Summary. Visit the Council s website All of the planning application documents are available to view online at Visit the Council offices All of the planning application document hard copies can be viewed during offi ce hours at the Council offi ces. Council Offi ces Adam & Eve Street Market Harborough Leicestershire LE16 7XT Purchase a copy A CD-ROM of the full Environmental Statement and all annexes will be charged at 10. A hard copy of the Environmental Statement (main report) is available for 15 and a hard copy of all the ES Annexes to the report is available at 300. These prices include VAT, postage and packaging. Cheques should be made payable to Capita Symonds Limited. The Non-Technical Summary of the ES is available free of charge, either electronically or by hard copy. 35

37 Copies of the above can be obtained by contacting: Andrew Martin Associates Icon Business Centre Lake View Drive Sherwood Park Nottingham NG15 0DT Tel How can I comment on the proposals? The planning application will be determined by Harborough District Council, taking into account the fi ndings of the Environmental Impact Assessment and comments received from the local community and authorities and organisations. You can comment on the planning application in two ways: Visit the Council s website and submit comments online. Write to them at the following address: Development Control Team Harborough District Council Council Offi ces Adam & Eve Street Market Harborough Leicestershire LE16 7XT 36