Taylor Wimpey UK Ltd Proposed Development at Haydock Grange, Hoyles Lane, Preston Non-Technical Summary Revision 1 October 2011

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1 Taylor Wimpey UK Ltd Proposed Development at Haydock Grange, Hoyles Lane, Preston Non-Technical Summary Revision 1 October 2011 Introduction An application for outline planning permission has been submitted to Preston City Council by Taylor Wimpey UK Ltd to develop a 19.4 hectare area of land located at Haydock Grange, Hoyles Lane, Preston. The proposed development will comprise of a mix of privately owned and affordable houses and apartments. Other components of the development include car parking, three local shops, public open space, ecological enhancements, supporting highway and service infrastructure upgrades, and provision of new footpaths and cycle ways. Ove Arup and Partners Ltd has undertaken an Environmental Impact Assessment of the proposed development in accordance with the Town and Country Planning (Environmental Impact Assessment) (England and Wales) Regulations This non-technical summary briefly describes the proposals and summarises the Environmental Statement. The Site & Surrounding Area The application site covers an area of approximately 19.4 hectares and is situated approximately 5.6 kilometres to the north of Preston City Centre on the western side of the M6 and to the south of the M55 (the M55 links the M6 with Blackpool and passes to the north of the site). The site comprises of open farmland divided into a number of large fields by a combination of hedgerows and trees. The site also contains a pond and a number of ditches. There are a few existing buildings on site, some of which are derelict. The main building within the site is Haydock Farm. The location of the site is provided in Figure 1. Figure 1 Site Location The site comprises much of the land enclosed within the boundaries of Hoyles Lane, Sandy Lane, Tabley Lane and a narrow track which links Sandy Lane to Tabley Lane. Immediately adjoining the south eastern boundary are residential properties, with further residential and commercial properties adjoining the application site to the north eastern boundary and the North West corner of the site. Bordering the site to the south west is Cottam Nursery School with St Andrew s and Blessed George Haydock Church located approximately 50 metres further south west of the site boundary. Landorn Boarding Kennels & Cattery and Wells R.J and I Ltd are located to the north east border of the site boundary. Nog Tow Farm and Cottages are located on Tabley Lane to the east of the site. Further east past Tabley Lane lies agricultural land. The settlements of Higher Bartle, Lower Bartle lie just north of the application site with the village of Woodplumpton beyond the M55 Maxy House Farm Livery Yard is located on the north western corner of the site boundary. 1

2 The application site boundary is provided in Figure 2. Figure 2 The Application Site Boundary The Proposals The proposed development will incorporate: 450 dwellings in a mixture of sizes, styles and tenure; Provision of three ground floor shops with first floor residential accommodation; Over 5 hectares of green infrastructure network comprising informal and formal open space and sustainable urban drainage areas; De-culverting of sections of the unnamed watercourse running through the application site; Upgrades to the road network and provision of internal development road network; New footpaths and cycle routes; New tree planting and ecological enhancements throughout the site; New public car parking areas to serve the existing post office, church, and children s nursery near Miller Green; and, Demolition of existing buildings within the site boundary. Primary vehicular access to the development will be located off Tabley Lane, via a new roundabout junction approximately 100 metres to the north of the Hoyles Lane/Tabley Lane crossroads. A number of additional points of access will be provided around the periphery of the application site including two from Sandy Lane along the western boundary of the application site and a further access from Hoyles Lane to the south. Improvements to the surrounding highway network will be undertaken including the signalisation of the existing priority controlled Hoyles Lane/Tabley Lane junction. Demolition and site preparation of the application site is estimated to commence in 2012 subject to the necessary approval of the planning application by Preston City Council. The construction of the development will take place over three phases and assumes a build rate of approximately 70 dwellings per year. Construction works will commence in 2012 and be completed by The proposed masterplan is provided in Figure 3. Figure 3 Masterplan Planning Policy Context The Development Plan for the proposed development comprises the Regional Spatial Strategy for the North West 2008 and the saved policies of the Preston Local Plan adopted in April The Joint Lancashire Structure Plan ( ) has been replaced by the Regional Spatial Strategy. The Central Lancashire Local Development Framework is being jointly produced by the administrative areas of Preston, South Ribble and Chorley Councils, and will comprise the Council s portfolio of Local Development 2

3 Documents. The Central Lancashire Core Strategy Publication Version was issues in December 2010 and submitted to the Secretary of State in March 2011, it sets out the preferred spatial strategy for the three local authority areas. National policy guidance contained in PPGs 13 & 24 and PPSs 1, 3, 9, 22, 23 & 25 is material to the determination of the application. Preston City Council has also adopted Interim Planning Statements. Of particular relevance are Interim Planning Statement 2 The Provision of Affordable Housing in Preston (2007) and Interim Planning Statement 5 - Housing Provision in Preston (2008) which are material planning considerations in determining planning applications and provide guidance on housing until the adoption of the Core Strategy. In addition, Interim Planning Statement 3 Reducing Carbon Emissions in New Developments (2010) is also of relevance. The approval of the proposed development outline planning application would assist the Preston City Council in meeting its housing requirements whilst securing sustainable patterns of growth and development in accordance with the existing and emerging spatial strategy. Ecology The application site has been assessed through ecological survey work undertaken between 2009 and There are no statutory or non-statutory nature conservation sites within the site or surrounding area with the potential to be affected by the proposed development. Protected species surveys have been undertaken for bats, great crested newts, and breeding birds. Surveys found evidence of the following protected species: Bats evidence of foraging and commuting within the site. No bat roosts were recorded within the application site; and Breeding birds Lapwing and mistle thrush are of district value and breeding territories were found on the site. Evidence of the following species of parish value were also found on the site: dunnock, house sparrow, linnet, swallow, song thrush and whitethroat. No great crested newts were recorded on the site during the surveys. Impacts considered are those relating to loss and fragmentation of habitats and disturbance, both during construction and operational phases. Mitigation measures to be implemented as part of the proposed development include: Retaining most of the mature trees within the site and planting new native trees in the larger public open spaces; Retaining and enhancing hedgerows and planting new hedgerows across the site comprising native trees and shrubs characteristic to the local area; Enlargement of existing pond and creation of additional ponds to facilitate the establishment of emergent plant species that is characteristic to the local area. Neutral grassland and trees and shrubs characteristic to the local area will be planted around the ponds the widened watercourse; and, Bird nesting boxes and bat roosting structures will be integrated under the eaves of the three local shops to attract species and provide roost sites for common pipistrelles. The proposed development will enhance ecological features within the site, as these are at present of limited value. Proposed habitat creation and enhancement measures would contribute to Biodiversity Action Plan targets and objectives. The ecological effects of the completed development will be beneficial. Landscape & Visual The landscape and visual assessment undertaken for the proposed development has addressed the effects of the proposed residential development upon specific facets of the local landscape character. There are no statutory landscape designations which cover the application site. There are no Tree Preservation Orders within the application site. 3

4 Construction impacts associated with the proposed development relate to the effect of changes to existing landscape features, through loss of vegetation and use of haul roads, top soil stripping and change in ground levels; and, the effect on visual amenity from views of construction activities. Operational impacts associated with the proposed development relate to changes to landscape character; changes to the setting of of Cottam and Higher Bartle; and, the effect on visual amenity from changes to views. During construction visual effects have been identified from properties on Hoyles Lane and the southern sections of Tabley Lane where the proposals would be visible within a short distance. The effects of the construction impacts on visual amenity during construction will be temporary and range from slight - moderate adverse. During construction vegetation and trees to be retained will be protected and construction compounds, where possible, will be located away from existing residential properties. The proposed development has been designed around existing landscape features in order to retain an element of the landscape character and pattern. Proposed new planting will more than compensate for the loss of any vegetation. The enhancement of vegetation is considered to be moderate beneficial A number of new character areas have been designed to relate to the adjacent existing landscape character to help the existing and proposed knit together. Suitable materials would be selected to fit comfortably within the existing landscape character. The retention of existing field boundary hedges, trees and the pond all provide a mature setting for the green infrastructure within the site. The effect of the change to the existing landscape character is considered to be slight moderate adverse. The visual effects of the completed development will range from moderate adverse moderate beneficial. Ground Conditions and Contamination A thorough review of available data has been undertaken to determine ground conditions present beneath the application site and the potential for ground contamination during construction and operation of the proposed development. The solid geology of the application site area comprises the Triassic Sherwood Sandstone. The drift geology of the application site area comprises a sequence of glacial deposits laid down during the last (Devensian) ice age. The surface of the glacial till is irregular and hummocky, with many hollows. The site is situated above a highly permeable Principal Aquifer, with low leaching potential (the Sherwood Sandstone). Principal aquifers are layers of rock or drift deposits that have high intergranular and/or fracture permeability, which are likely to support water supply and/or river base flow on a strategic scale. There are several Source Protection Zone designations within the site and surrounding area. The agricultural land quality has been assessed and it has been determined that there is a mixture of sub grade 3b and sub grade 4 land at the application site. The loss of this land is considered to be insignificant. A conceptual site model, a form of risk assessment, has been prepared to identify potential contamination sources, pathways and receptors within and surrounding the site. Potential sources of contamination include those associated with the agricultural history of the site, nitro-compounds from livestock waste, organic waste and fertilizer phosphates and water treatment facilities associated with swimming pool in close proximity to the location of Haydock Farm. This process identifies risk to human health and other receptors (environment etc) by contamination which may be present. Construction of the proposed development would have to be carefully controlled as it has the potential to result in effects on the underlying principal aquifer and groundwater Source Protection Zone and to release contaminants (via the unnamed watercourse within the site boundary) into Savick Brook. Through careful, qualitative, consideration it is assessed that there is limited potential for contamination and where contamination is possible it is likely to be localised. Where contamination potential exists, mitigation by application of appropriate site management 4

5 controls will ensure that there will be no significant effects. Waste Management Development of the site will generate construction, demolition and excavation waste, during construction of the development, and commercial and household waste as part of the operation of the development. Waste generated during construction requiring disposal offsite in landfill is predicted to result in major adverse effect. This is due to a lack of landfill capacity in Lancashire and would apply to any development of this scale in Preston. A design stage Site Waste Management Plan has been prepared as part of the outline planning application in order to develop methods to reduce construction waste and promote the recovery of site-gained materials during the construction phases of the proposed development. Opportunities to reduce construction waste will be maximised and where possible construction, demolition, and excavation waste (e.g. internal road structure, site levelling etc) will be reused within the site where possible. Proposed dwellings and the three local shops will designed with sufficient storage space for to accommodate bins for recyclables, paper, garden waste and residual waste. Waste generated during operation of the proposed development is predicted to be negligible. Noise and Vibration An assessment has been undertaken to consider the effect that the existing noise climate will have on noise-sensitive elements of the development proposals and at off-site receptors as a result of the development. Baseline noise surveys were undertaken to determine the existing ambient noise levels at the application site. Impacts associated with the development are primarily as a result of construction works (excavation, demolition, construction traffic) and an increase in traffic flows once the development is operational. The assessment has found that changes in existing noise levels associated with construction works and increase in traffic flows are negligible. For the closest noise sensitive properties there will be some disturbance during the construction phase. Impacts are likely to be worse during site preparation works when large earth moving plan is employed. It is anticipated that during certain periods of site preparation works noise threshold limits may be exceeded but this will be short term and localised. Later stages of construction will be less intensive as less powerful equipment is employed and some construction work will occur within buildings. Mitigation measures will be implemented to prevent and reduce significant adverse effects that may arise during construction of the proposed development. Mitigation measures include: Hours of working and deliveries during daytime hours only; Noise barriers, in the form of temporary hoardings, to provide noise screening to Cottam Nursery School; Regular maintenance of plant equipment; and, Construction traffic routes to be agreed with Preston City Council. During operation increase in traffic flows on road surrounding the site will predominantly result in a negligible noise increase. A small number of dwellings on Tabley Lane will experience a small increase in noise levels resulting in a minor adverse effect. During the operation of the proposed development there is a predicted noise impact on an area of open space and proposed dwellings adjacent to the Landorn Boarding Kennels and Cattery. To mitigate any impacts a noise bund is proposed which will serve to reduce the impact of dog barking noise. Air Quality An assessment has been carried out to determine the likely changes in air quality as a result of the proposed development. The main elements of the proposed development relevant to local air quality are emissions from the following sources: 5

6 Construction activities, including dust and construction related traffic; Traffic related to the operation of the proposed development; and Operational plant (heating and ventilation systems) within the proposed development. The assessment has involved consultation with Preston City Council; a review of existing air quality monitoring data; qualitative assessment of the effect of the construction phase; and quantitative assessment of the operational impact of the proposals. A process of Review and Assessment of air quality has been undertaken by Preston City Council. The site is not situated within an Air Quality Management Area, the closest being approximately 3km south east of the site. Dust emissions from demolition, earthworks and construction activities are likely to be variable and would depend upon type and extent of the activity, soil conditions, road surface condition and weather conditions. It is considered that a small number of dwellings situated on Tabley Lane, Sandy Lane and Hoyles Lane, and Cottam Nursery School would be most susceptible to dust. The risk of dust can be reduced by effective use of dust control measures. Emissions from construction traffic are not considered to be significant. The main potential source of atmospheric pollutants resulting from the operation of the proposed development is emissions from vehicles travelling to and from the site. The assessment has concluded that the significance of the predicted change in air quality as a result of the development proposal is not considered to be significant. Mitigation measures will be implemented to prevent and reduce significant adverse effects that may arise during construction of the proposed development. Mitigation measures include: Hours of working and deliveries during daytime hours only; Effective vehicle cleaning and specific fixed wheel washing on leaving site and damping of haul routes; All loads entering and leaving site to be covered; Minimise movement of construction traffic around site; and, Use of water as a dust during demolition and excavation. Water Resources An assessment of the likely significant impacts of the proposed development to surface water and ground water has been undertaken. There are no major watercourses within or surrounding the site. A minor unnamed watercourse runs through the centre of the site in an east to west direction. The unnamed watercourse extends from a pond and comprises an open channel, which becomes culverted as it passes under Haydock Grange. The minor unnamed watercourse flows into Savick brook, an Environment Agency designated Main River. The water quality of Savick Brook is assessed as good for chemistry, low for nitrate, and high for phosphate. A number of other small drainage channels are evident which are connected to the pond and hold standing water. Flood risk at the site is described in detail in a Flood Risk Assessment Report which is provided in the Environmental Statement. The site is classified by the Environment Agency as Flood Zone 1, meaning the site is suitable for residential development. Construction and operation of the proposed development has the potential to increase the risk of surface water and groundwater, and reduce the water quality of Savick Brook through sediment mobilisation and contamination. In the construction phase there is additionally potential to disrupt/damage existing water utilities infrastructure. Mitigation measures will be implemented to prevent and reduce significant adverse effects that may arise during construction and operation of the proposed development. In order to control the risk of increased surface and ground water flood risk a site wide drainage strategy will be developed for the construction phase. Groundwater investigations will be undertaken prior to construction to inform mitigation measures. 6

7 Protective measures will be implemented to avoid damage occurring to water utilities infrastructure. To minimise any impact in water quality Environment Agency guidance will be followed. Construction effects are considered to be negligible. The development proposals incorporate a number of flood risk mitigation measures which will provide a number of long term beneficial effects relative to the existing situation. A surface water drainage system, including de-culverting the existing unnamed watercourse, has been designed which will reduce surface water runoff from the site and downstream. The operational effect of the proposed development is considered to be minor-moderate beneficial. Socio-Economic Effects An assessment of the social and economic and community effects of the proposed development has been undertaken. The assessment has concluded that there is a strong fit with and contribution to local economic development and regeneration objectives specifically in terms of attracting more highly skilled people to live and work in the town in order to increase productivity and economic growth. The proposed development will have significant positive impacts on the local economy through an increase in local spending and economic activity. It is estimated that approximately 5.7m of household expenditure would be generated in the local economy. This could be expected to support approximately 70 new jobs in Preston. In addition, uplift in the council tax revenue base would be expected to generate approximately 4.2m revenue per annum. The occupation of the development would place additional demand on the social and community infrastructure. For healthcare the additional demand would result in additional capacity being required to minimise the impact and it may be necessary to offer to make a contribution towards the costs of enhancing GP facilities in the area. The socio-economic effects of the completed development will be beneficial. Summary The proposals for the Proposed Development at Haydock Grange, Hoyles Lane, Preston have been the subject of an Environmental Impact Assessment in accordance with the Town and Country Planning (Environmental Impact Assessment) (England and Wales) Regulations A specialist assessment has been undertaken for each of the key environmental topic areas. Where adverse impacts have been identified mitigation measures are provided to either reduce or remove the impacts where possible. Further details relating to the Environmental Impact Assessment of the proposed development are provided in the Environmental Statement. Further details and contact information Additional copies of this Non Technical Summary and the Environmental Statement (including figures and appendices) are available from the following address: Strategic Land Department Taylor Wimpey UK Ltd The Beacons Warrington Road Birchwood Warrington Cheshire WA3 6XU The Non Technical Summary is available free of charge and the Environmental Statement may be purchased for 200 per copy. These documents are also available as Adobe Acrobat files on Compact Disc via the same contact and address above. The charge is 25 per copy. The Environmental Statement may be consulted at the following address during normal opening hours: Planning Department Environment Directorate Lancastria House Lancaster Road Preston PR1 2RH 7