Land North of Gallows Hill, Warwick

Transcription

1 Land North of Gallows Hill, Warwick Environmental Statement: Non Technical Summary

2 Copyright and Non-Disclosure Notice The contents and layout of this report are subject to copyright owned by AMEC ( AMEC Environment & Infrastructure UK Limited 2014). save to the extent that copyright has been legally assigned by us to another party or is used by AMEC under licence. To the extent that we own the copyright in this report, it may not be copied or used without our prior written agreement for any purpose other than the purpose indicated in this report. The methodology (if any) contained in this report is provided to you in confidence and must not be disclosed or copied to third parties without the prior written agreement of AMEC. Disclosure of that information may constitute an actionable breach of confidence or may otherwise prejudice our commercial interests. Any third party who obtains access to this report by any means will, in any event, be subject to the Third Party Disclaimer set out below. Third-Party Disclaimer Any disclosure of this report to a third party is subject to this disclaimer. The report was prepared by AMEC at the instruction of, and for use by, our client named on the front of the report. It does not in any way constitute advice to any third party who is able to access it by any means. AMEC excludes to the fullest extent lawfully permitted all liability whatsoever for any loss or damage howsoever arising from reliance on the contents of this report. We do not however exclude our liability (if any) for personal injury or death resulting from our negligence, for fraud or any other matter in relation to which we cannot legally exclude liability.

3 Report for Warwickshire County Council - Property Warwickshire County Council Shire Hall Warwick CV34 4RL Main Contributors Kay Adams Simon Atkinson Richard Breakspear Dan Clayton Helena Deaville Rachel Dimmick Issued by Louise French Tessa Jenkins James McGavin John Pinkstone David Tyrer Warwickshire County Council Land North of Gallows Hill, Warwick Environmental Statement: Non Technical Summary/ AMEC Environment & Infrastructure UK Limited Approved by Karen Wilson AMEC Environment & Infrastructure UK Limited Gables House, Kenilworth Road, Leamington Spa, Warwickshire CV32 6JX, United Kingdom Tel +44 (0) Fax +44 (0) h:\projects\32662 warwickshire county council - europa way\application docs may 2014\environmental statement\nts may 2014 rr068.docx In accordance with an environmentally responsible approach, this document is printed on recycled paper produced from 100% post-consumer waste, or on ECF (elemental chlorine free) paper

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5 v Contents 1. Non-technical summary to the Environmental Statement (ES) What is proposed and what is the purpose of the Environmental Statement? Why is the proposed development required? Why the development is needed Alternatives considered What is at the Site and in the surrounding area at the moment? What development is proposed What does the Environmental Impact Assessment process involve? What are the likely predicted effects of the proposed development and are they likely to be significant? Traffic and transport Air quality Noise and vibration Community and socio-economics Historic environment Landscape and visual Biodiversity Water resources Land quality Summary What happens next? Where can more information be found? 12 Figure NTS 1 Site location plan After Page 12 Figure NTS 2 Land use plan After Page 12

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7 1 1. Non-technical summary to the Environmental Statement (ES) 1.1 What is proposed and what is the purpose of the Environmental Statement? Warwickshire County Council (WCC) is applying for outline planning consent to redevelop an area of land known as Land North of Gallows Hill to the east of Warwick and south-west of Leamington Spa in Warwickshire. The planning application for this proposed development is accompanied by an Environmental Statement, as required under The Town and Country Planning (Environmental Impact Assessment) Regulations 2011 (SI 1824) (the EIA Regulations ). The preparation of this Environmental Statement, which has been undertaken by AMEC E&I UK Ltd., forms part of the Environmental Impact Assessment (EIA) for the proposed development. Please see Figure NTS 1 for a location plan. This report is the Non-Technical Summary of the Environmental Statement. It summarises the content and conclusions of the Environmental Statement, to which readers should refer for further information. The following sections of the Non-Technical Summary describe: the reasons why the proposed development is required; what land uses are at the Site at the moment; what the proposed development will comprise; the EIA process; and the likely significant effects of the proposed development. 1.2 Why is the proposed development required? Why the development is needed Warwick District Council (WDC) has identified that 12,300 new residential properties will need to be provided in the Warwick District area between 2011 and This requirement has been set out in the Council s Revised Development Strategy which provides the basis for the emerging new Local Plan and within it allocates the Site, together with other greenfield land north of the Site (the Land at Myton site) for a residential-led development of up to 1,250 dwellings, plus supporting community infrastructure and open space. The proposed development on the Site will therefore help to meet current, and the identified future, housing needs in the Warwick District area over the life of the new Local Plan.

8 Alternatives considered As the Site has already been proposed by WDC as a housing allocation site for residential development, alternative sites have not been considered. In developing the design and layout of the proposed development several environmental constraints were considered in order to minimise potential environmental effects. These are summarised below and further detail is provided in chapter 2 of the ES. Potential visual effects on nearby residential areas around the Site: The heights of the buildings within the proposed development have been limited to avoid significant effects on the views that those living close by have of the Site. Where possible existing vegetation such as trees and hedgerows within the Site will be kept to minimise effects on people s views of the Site, particularly those from Heathcote Hill Farm. Potential effects on biodiversity: Survey work has identified that badger and bats may use the Site at present. The development layout has been designed to keep mature trees and hedgerows where possible to ensure that links to off-site areas of habitat are kept. The layout of the development will also include areas of open space and new planting along existing hedgerows. The presence of a listed building (Heathcote Hill Farm) close to the Site: In order to avoid effects on the setting of this Grade II Listed building, the proposed development layout has incorporated open space (allotments) and planting in the parts of the Site closest to the building. Potential flooding issues: The Myton Brook passes through a very small part of the north-eastern section of the Site. To avoid the new homes within the development being at risk of flooding there will be no residential properties in close proximity to this part of the Site. The layout of the development will also incorporate measures such as features which will retain and slow down water draining off the Site. This will avoid flood risk to nearby existing properties as well as to the Site itself. Potential noise effects: The new occupants of the proposed development could be exposed to noise from traffic travelling along Europa Way and Gallows Hill. To make sure the people do not experience disturbance from road traffic noise the layout of the development has been designed so that housing will be set a little way back from the road. The glazing within the new housing will also be designed to ensure that internal noise levels will not disturb the occupants. Those living in Heathcote Hill Farm could also experience noise effects as traffic will travel through the Site. Therefore the layout will incorporate fencing within the open spaces near to this housing to minimise noise effects on this property. 1.3 What is at the Site and in the surrounding area at the moment? The Site (see Figure 1.1) is approximately 25ha and is located on the southern fringe of Warwick. It currently comprises arable agricultural land. However Warwickshire County Council is only seeking planning permission for 23.1ha of this Site; the remaining land (1.9ha) is owned by Gallagher Estates. Although the Gallagher

9 3 landholding does not form part of the planning application, the development design and the environmental impact assessment has considered both parcels of land together and together these are referred to as the Site. To the east of the Site, beyond Europa Way, there is a mix of retail, office and light industrial development. To the north is more arable agricultural land. A planning application was submitted in 2013 to redevelop this land, known as the Land at Myton site, as housing, a school, open spaces and community facilities. This planning application was withdrawn but it is understood that a revised application will be submitted in To the west and northwest is Heathcote Hill Farm and the Warwick Technology Park office complex. To the south is Gallows Hill with arable farmland beyond. 1.4 What development is proposed Warwickshire County Council is applying for outline planning consent for the following. Up to 425 residential dwellings. An area to be developed for education uses (this is not yet decided but could include school buildings and/or playing fields). Land for a GP surgery. Formal and informal green spaces, sports and recreation provision and allotments. Structural landscaping. New footpaths and cycleways. Roads and parking. New services and utilities such as a sustainable drainage system. Site access via a new signal controlled junction off Gallows Hill with additional vehicular access off Europa Way (left in, left out only). Demolition of farm outbuildings (1 corrugated iron barn, 1 brick built storage building and 1 corrugated iron storage building) located around Heathcote Hill Farm. Retention of 2 dwellings (Heathcote Hill Farm Cottages). Site preparation work is estimated to start in 2016 and the proposed development will take approximately seven years to complete with completion in Please see Figure NTS 2 for the land uses to be included within the proposed development.

10 4 1.5 What does the Environmental Impact Assessment process involve? Environmental Impact Assessment is the process of identifying and assessing the likely significant effects, both positive and negative, from a proposed development. This involves identifying how people and the environment could be affected by the proposed development and incorporating measures within the development (often referred to as mitigation) to avoid, minimise or offset any significant negative effects. Nearly all development has some effect, but the EIA process is about identifying whether these effects are likely to be significant or not. The Environmental Statement is the report that sets out the findings of the EIA. This Non-Technical Summary summarises the assessment and the conclusions as to whether the environmental effects of the proposed development are likely to be significant. Readers should refer to chapters 6 to 14 of the Environmental Statement (Volume 2 Main Report) and Volume 3 Appendices for more detailed technical information on the assessment, baseline information and methodologies which were used to assess the environmental effects of the proposed development. Separate reports (for example a Transport Assessment, Flood Risk Assessment and Drainage Strategy) have also been completed in support of the planning application. Readers may also wish to refer to these documents for technical queries relating to these issues. 1.6 What are the likely predicted effects of the proposed development and are they likely to be significant? Traffic and transport Effects from changes in traffic flows on people (pedestrians, cyclists and drivers) have been assessed by reviewing accident data, obtaining information about existing traffic flows and using modelling completed by Arup on behalf of Warwickshire County Council to predict future traffic flows for various roads around the Site. A separate Transport Assessment has assessed how traffic from the proposed development will affect the functioning of the transport network. The assessment has considered changes in traffic flows along Europa Way, Myton Road, Banbury Road, Gallows Hill, High Street, Warwick By-Pass and the M40 entry/exit slip roads. The proposed development will include several measures to improve road access into the Site and the developer will also be required to make a financial contribution per dwelling to Warwickshire County Council Highways Authority which will then allocate these funds towards any improvements needed in the strategic highway network. The proposed development will also include a new cycle and footway network throughout the Site, linking into new and existing routes in the local area. A signal controlled crossing on Gallows Hill will also be provided as part of the Site access design. Within the development HGV traffic will be restricted to certain routes to restrict HGV access through residential areas. As a result of these measures pedestrians would be unlikely to experience significant negative effects in the form of severance (the ability to cross roads), delay (the time taken to cross roads), fear and intimidation or accidents. The proposed development would result in changes and increases in traffic flows on local roads, but not cause significant delays to road users.

11 5 Effects from construction traffic are also unlikely to be significant. The amount of traffic associated with construction is likely to be lower than that from the development when it is fully occupied. Construction traffic will be restricted to a specific route and only access the Site via Gallows Hill. Having regard to the amenity of existing local residents and those who will occupy early phases of the development, the timing of construction work and deliveries will also be restricted. The assessment has also looked at effects from both the proposed development and the Land at Myton development combined and this has shown that the total traffic from both developments is unlikely to result in an increase which will result in significant effects for pedestrians, drivers and cyclists Air quality Currently there are no significant sources of dust within or around the Site and air quality pollutants are below the standards that have been set by the Government in relation to the protection of human health. However, there are people located close to the areas where construction activities would take place and roads which could be affected by traffic travelling to and from the Site which in turn could affect levels of air quality pollutants. During the construction phase, measures would be put in place to minimise and control the spread of dust. These measures would include covering or damping down material stockpiles, locating such stockpiles away from residential properties and installing wheel-washing facilities so that vehicles leaving the Site do not spread dust and mud onto local roads. With these measures in place local residents are unlikely to experience significant effects from dust. The results have shown that air pollutant levels within the Site and its immediate surroundings as a result of change from traffic from the proposed development and the Land at Myton development will not exceed the relevant EU air quality standards in relation to human health. Therefore the new occupants of the development will not be exposed to significant levels of air pollutants. The assessment has also considered potential effects on sensitive receptors (residential properties) further from the Site which may also be affected by changes in road traffic flows. The assessment has shown that at the Old Toll House, which is close to Gallows Hill, levels of nitrogen dioxide (a pollutant associated with road traffic) are likely to exceed the EU air quality standards in relation to human health at present. However under future baseline conditions (i.e. conditions in 2023 without the development in place) the levels of this pollutant will drop below the EU air quality standard. This is likely to be due to an improvement in vehicle technology. With both the proposed development and the Land at Myton development in place there will be a very slight increase in levels of this pollutant. However this slight increase will not exceed the EU air quality standards and therefore significant effects on the occupants of this dwelling are not likely. The assessment has also considered effects on those living within the Air Quality Management Area in Warwick town centre. WDC have declared parts of the town centre as an Air Quality Management Area because air pollutant levels associated with road traffic regularly exceed EU air quality standards in relation to human health. As a result WDC has to put a plan together to improve the air quality in this area. The assessment has shown that under current and future baseline conditions and with both the proposed development and Land at Myton

12 6 development in place there will be an exceedence of the EU air quality standard in relation to nitrogen dioxide. However this exceedence will not occur as a result of the development itself and the increase in levels of this pollutant as a result of both the proposed development and the Land at Myton will be very small. Therefore the development itself will not result in a significant effect on the receptors within the Air Quality Management Area Noise and vibration Receptors that are likely to be sensitive to changes which may result from the proposed development include existing residential properties in close to the Site such as Heathcote Hill Farm as well as those along roads which may be affected by road traffic from the proposed development. The new occupants of the development have also been considered in the assessment to identify whether the Site is suitable for noise sensitive development and the measures that may be needed to ensure that those living in the new development are not exposed to excessive noise levels. A baseline measurement survey was conducted around the Site to determine the existing noise levels at neighbouring residential areas as well as the location of proposed residential properties on the site. Effects from construction works are unlikely to be significant and standard best practice measures will be implemented and contractors will have to comply with WDC construction noise limits. These measures will minimise disturbance to neighbouring residential properties and school facilities. The road traffic associated with the proposed development will not increase an audible increase in road traffic noise on the roads around the Site. Therefore significant effects from changes in road traffic noise will not occur. There is the potential for significant changes in the noise levels audible at Heathcote Hill Farm due to the presence of road traffic travelling along the main Spine Road which will run through the development. However, the layout of the proposed development has been designed in such a way that specialist acoustic fencing could be included within open spaces close to the road and with such fencing in place those living at the farm would not experience an audible increase in noise. The assessment has shown that the Site is suitable for noise sensitive development and identified that with an appropriately specification of glazing internal noise levels within the new properties will not exceed the levels set out in British Standards. The assessment has also looked at effects from both the proposed development and the Land at Myton development combined and this has shown that significant noise effects from both developments are unlikely Community and socio-economics Around 500 dwellings (taking into account both the redevelopment of the WCC and Gallagher s land within the Site) is likely to result in approximately 1,165 new residents living within the development once complete. The assessment has concluded that the proposed development would not have any significant effects on existing local community facilities (or the people that use them) such as local schools and heath care centres. Land for education uses is provided within the Site and is of sufficient site for a new primary school if required. This, in addition to the expansion of Coton End Primary School will meet the increased demand for primary school and nursery places that is forecast to be generated as a result of the proposed development.

13 7 In relation to secondary school and sixth form places the Site falls within the catchment area for Myton School which has limited capacity. However, the school has developed a ten year master plan guiding investment and modernisation. The school has recently been granted planning permission for a new sixth form centre which will expand its existing capacity which is currently exceeded by the number of pupils currently at the school. However, the proposed development will result in a shortfall of places even with the new sixth form on the existing school campus. If places are not available at other secondary schools and post-16 colleges in the area to mitigate effects on Myton School and ensure there are adequate school places for the children living within the proposed development, the developer will provide funding to help expand or improve secondary and post-16 school facilities, which will be agreed with Warwick District Council and Warwickshire County Council in their capacity as the local education authority. Land will also be provided within the development for educational uses and this could be used to help expand Myton School. With these measures in place effects on the local community in relation to the number of available secondary school and sixth form places are unlikely to be significant. The closest GP surgeries are at Warwick Gates and Avonside. The population estimates indicate that less than one additional GP is required to serve the proposed development. There is some capacity in the GP surgeries in the area, although NHS Property Services has indicated that a new GP surgery should be provided to meet the needs of future developments in the South Warwick/Leamington area. Therefore land will be provided within the proposed development for a new GP surgery. With these measures in place it is unlikely that the additional demand for GP services created by those living within the proposed development will have significant effects on the local community Historic environment The Site is in an area of recognised heritage significance, being in near to the historic towns of Warwick and Royal Leamington Spa and to a range of designated heritage assets including the scheduled monument, Grade I listed building and registered park and garden Warwick Castle. Other features identified in and around the Site with the potential to be affected by the proposed development include archaeological remains within the Site and Heathcote Hill Farm, a Grade II listed building, just outside the Site. An initial desk study identified that the Site contains cropmark evidence for the presence of sub-surface archaeological remains. A geophysical survey was completed across the Site and this indicated the presence of enclosures and other features which suggested a later prehistoric or Romano-British settlement within the Site. Therefore trial trenching was completed to provide further information on the nature and condition of the archaeological remains. From this a limited quantity of pottery was recovered, and limited quantity of evidence for economic activity, seen in the lack of animal bone or evidence or industrial activity, was found. This evidence indicates a typical small-scale Iron Age rural settlement is likely to have been present at the Site. However, farming, particularly ploughing of the land has affected the condition and survival of any remains at the Site. The identified remains are therefore concluded to be of low heritage significance. Prior to the Site being redeveloped a full programme of excavation and recording of archaeological remains will be undertaken. With these measures in place there will be no significant effects on the archaeological remains at the Site.

14 8 Significant effects on Heathcote Hill Farm Grade II listed building will be avoided as the proposed development will include open spaces and planting to avoid effects on its setting and the original setting of the farm has already been altered due the presence of Warwick Technology Park. Potential effects on Warwick Castle will not be significant. The proposed development site is approximately 400m from the eastern boundary of the park at its closest point and will not create built development any closer to the park than that which currently exists. Existing woodland and vegetation within and outside the Park also screen views from the Park towards the Site. Outside the park there is also a large area of commercial development at Warwick Technology Park. There is very limited visibility of the buildings in the area of Warwick Technology Park from Spinney Hill within the Park which indicates that the proposed development is unlikely to have significant effects on views from the Park. Significant effects from views from the Castle towers are unlikely as there is already existing built development close to the Site and overall it is unlikely that the proposed development would notably affect an appreciation of the historic characteristics of features in this view. The development will also not have a significant effect on Castle Bridge as it will not be visible from the bridge or in views of the bridge Landscape and visual Landscape effects The introduction of the new development north of Gallows Hill road will inevitably result in effects on the local landscape. Changes will occur through the loss of land cover such as trees and hedgerows and its replacement with residential development. There are a number of trees on the site, notably mature hedgerow trees, and adjacent to the site that are of local value and form part of the local landscape character. The majority of trees will be kept as part of the proposed development along the Site s boundaries and within the open spaces. Only a small number of trees located at the proposed main access points into the Site and adjacent to the Gallows Hill Road/Europa Way roundabout will need to be removed. Hedgerows are a common feature of the Site and agricultural landscape. None of the hedgerows within the Site are classed as important under the Hedgerow Regulations (1997) and many of them are thinning and are in poor condition. Some existing hedgerows will be removed at the required access points into the Site, adjacent to the Gallows Hill road/europa Way roundabout and within the Site to enable development. Those trees and hedgerow that will be removed will be partly compensated by the proposed tree/hedgerow planting as part of the proposed development. Therefore overall effects on the landscape resulting from the loss of trees and hedgerows will not be significant. Overall the landscape character of the Site is of low quality and not typical of the wider rural landscape due to key rural features, having been removed or degraded and the influence of existing development such as Warwick Technology Park, Heathcote Industrial Estate, Leamington Retail Park and overhead power lines. Construction works will introduce a new landscape character type that is typical of many construction sites. These effects will however be temporary and not significant. Once complete, the proposed development will replace agricultural fields with urban development within the area. However the removal of this small area with its degraded rural character, urban fringe characteristics and urban influences will not be significant.

15 9 Visual effects The proposed development has the potential to affect people s views of the Site. In assessing this, the extent to which the proposed development can be seen, the degree to which views would change, and the sensitivity of the viewer to any change, have all been taken into account. In identifying people s sensitivity to any change those at their place of work are considered to be less sensitive as they would be focused on work activities whereas people using public paths or open spaces for recreation or living in houses which overlook the Site are considered to have greater sensitivity to any change. Despite the location of the Site on an elevated area of land to the south of Warwick and Leamington, the Site does not have a strong visual relationship with these settlements and forms only a small part of their wider setting. This is mostly due to the presence of a number of agricultural fields and school grounds (and intervening vegetation) between the Site and the residential areas of Warwick and Leamington and the high presence of large scale commercial development adjacent to the Site that combine to limit views of the Site. The Site is also not publicly accessible i.e. no Public Rights of Way cross the Site. Views of the Site are restricted to a relatively small number of local residents, users of short sections of pedestrian/cycle path/local roads and a small number of office workers. Construction activities will be seen by a small number of residents, employees, hotel visitors and users of local pedestrian/cycle paths and roads located predominantly within close proximity to the Site. Views of these activities will typically be filtered through and above boundary vegetation kept as a part of the development or glimpsed through gaps in vegetation. Construction will be intrusive and effects will be adverse. However these will be temporary and not significant. Upon completion, the Scheme will be viewed by a small number of residents, employees, hotel visitors and users of the local road and pedestrian/cycle path network located predominantly within close proximity to the Site. Views of buildings within the development will typically be filtered through existing and proposed vegetation located on the boundary of the Site and within a new network of open spaces and green corridors located on the eastern and southern parts of the Site. Where clear views are available, only the edges of the new development will be visible forming only a small part of a wider view containing large commercial buildings. The introduction of planting along the edges of the site will mature to further restrict views into the built parts of the development and reduce the potential for significant effects. The increase of built form within views will result in adverse effects however these will not be significant Biodiversity A desk study and site surveys undertaken by AMEC in 2010, 2011, 2012 and updated in 2013 identified the following sites, habitats and species of nature conservation importance within Europa Way or close enough to it that they could be significantly affected by the proposed development. Statutory biodiversity sites are Oakwood and Blacklow Spinney, Leam Valley, Welches Meadow and Whitnash Brook Local Nature Reserves. Nonstatutory biodiversity sites are the Grand Union Canal, Myton Grange, Grand Union Canal (Hatton Locks), Emscote Power Station, Myton Hamlet Mill Pond, Railway-Leamington Spa to Birmingham, Warwick Castle Park, Brownfield site and Heathcote Lane/Gallows Hill Road Verge, most of which are potential Local Wildlife Sites.

16 10 The majority of the site comprises arable land with boundary hedgerows, two of which are species-rich. The hedgerow that occurs along the southern boundary of Gallows Hill is also species rich. Although this hedgerow is outside the Site boundary it will still be affected by the proposed development when the new access off Gallows Hill into the Site is constructed. A number of the fields also support a narrow strip of land comprising tall ruderal and grassland species. Mature trees occur along the field boundaries, some of which are veterans. The desk study identified there to be 83 records of bat roosts within 5km of the site boundary. Surveys have shown that although there are no bat roosts on site, activity surveys identified the presence of common and soprano pipistrelle bats and an unconfirmed Myotis species foraging on-site. A medium sized population class of great crested newt has been recorded breeding in a water body within the adjacent Land at Myton site, and although unlikely, this species may use the species-poor hedgerow that occurs within the Site for its terrestrial habitat requirements. A total of 36 species of bird were recorded holding territory during the breeding bird surveys, including seven UK Biodiversity Action Plan Priority Species and five Red-listed species. Other priority species such as toad and brown hare have been recorded during surveys for other legally protected species, and considering the provision of habitat on-site, populations of other priority species are assumed to occur. The field surveys have identified the presence of four badger setts located on-site and a further eight setts located off-site but within areas of habitat that were surveyed within 1km of the Site boundary. The assessment concludes that there will be no significant effects on any species, habitats or wildlife sites. Several environmental measures have been incorporated into the proposed development which includes the planting of approximately 175 broad-leaved trees, the creation of new water bodies, species-rich grassland, scrub and log piles. Bat tiles and bricks will also be incorporated within some of the new buildings whilst 15 1FF Schwegler bat boxes and 15 Kent bat boxes will be erected on the retained mature standard trees and on some of the new buildings within the proposed development. Twenty bird boxes will also be provided on the buildings and mature standard trees. These measures will result in a small increase in the biodiversity of the Site. The proposed development will result in the closure of four badger setts (including a main sett) which will take place under a licence from Natural England. Two new artificial setts will also be provided to compensate for this loss. Badgers are reasonably common in this part of Warwickshire and with a mitigation strategy in place, which will be agreed in advance of the development with Natural England, there will be no significant effects on badgers as a result of the removal of these setts. The above measures will be detailed in a habitat creation plan which will be developed by a suitably qualified ecologist prior to the development taking place. This will provide a detailed specification of the habitats to be created, together with a programme of works. Light, noise and dust abatement strategies will also be included within the proposed scheme design and the construction environmental management plan. Overall with the measures outlined in place there were will no significant biodiversity effects Water resources With regards to the water environment, construction activities could pollute local watercourses and groundwater if polluted water draining from the site reaches these features or if accidental spillage occurs. Surface watercourses and ground water could also be affected by polluted run-off from the development once it is built and occupied. In

17 11 addition, since development will result in the replacement of greenfield with urban development, the area of impermeable surfaces (such as buildings, roads and pavements) will increase. In turn this can increase the amount and speed of water draining from the site into local watercourses such as the Myton Brook which could then increase the risk of flooding to people and property off-site. Creating built development within floodplain areas could increase flood risk downstream of the site as well as building properties which could themselves be susceptible to flooding. Significant effects on surface and ground water quantity and quality, as well as hydromorphology and flood risk are unlikely. During construction several measures will be implemented to limit the likelihood of contamination reaching local watercourses, for example by using designated bunded storage areas for fuel set away from watercourses. Silty run-off from earthworks will be captured and sediment allowed to settle before discharge to the Myton Brook. The design of the development has incorporated several measures which limit the amount of water draining from the site; these measures will store and slowly release water back to local watercourses, matching the natural greenfield run-off patterns. Computer modelling has been used to determine the amount of water running off the site for different flood events once the site has been developed. This modelling work has then been used to determine the amount of storage required for the development s run-off. Using this information the development has been designed to incorporate measures to temporarily store this water, for example, attenuation ponds, which will prevent flood risk downstream. The new development will therefore not be at risk of flooding, and also no floodwater will be displaced off site. It is proposed to improve the existing drainage route through the Myton Gardens catchment, as at present there is no effective system since historic watercourses that existed in the area appear to have been filled in. This new system will receive attenuated (to baseline levels) run-off from the western edge of the site. In addition, floor levels of buildings will be raised slightly as a precautionary measure to also minimise flooding risk Land quality The construction works have been designed to ensure that soils are removed, stored and protected so that the risk of contamination from construction activities is minimised, and the physical characteristics of the soils, such as drainage properties, are maintained. The studies have shown there is likely to be little existing contamination on the site with localised contamination limited to areas associated with outbuildings at Heathcote Hill Farm, and offsite in-filled ponds, pit and historical sewage farm. This contamination will be assessed in more detail through a Phase 2 intrusive investigation and risk assessment and treated to ensure that the affected land is suitable for residential development. As a result of the various measures that have been adopted, there are not likely to be any significant effects in relations to land quality. Measures will be implemented during construction to ensure that soils are removed, stored and protected so that the risk of contamination from construction activities is minimised, and that the physical characteristics of the soils, such as drainage properties, are maintained. Finally, although a maximum of approximately 25ha of high quality agricultural land (known as Best and Most Versatile (BMV) land will be permanently lost as a result of this Scheme, this loss represents between 0.1 and 0.01% of all the BMV land in Warwickshire. Therefore the amount of BMV land lost would not be significant.

18 Summary Overall the proposed development is unlikely to result in significant effects. 1.7 What happens next? Prior to determining the planning application, the Council will seek advice from the Environment Agency, Natural England and other organisations. Members of the public will also be able to comment on the planning application. The normal period for determining a planning application such as this is 16 weeks. 1.8 Where can more information be found? The ES is available to view at Warwick District Councils offices at the following address. Warwick District Council Planning Department Riverside House Milverton Hill Leamington Spa CV32 5HZ And online at

19 Grand Union Canal A445 A452 Leamington Spa Warwick Train Station Warwick River Avon River Leam Leamington Train Station A425 To To M40 M40 Warwick School A425 (Myton Road) Myton School Land at Myton Leamington Shires Retail Shopping Park Park Warwick Technology Park A425 Gallows Hill A452 (Europa Way) Tachbrook Business Park Heathcote Industrial Estate Gallagher s Land Land North of Gallows Hill Environmental Statement: Non Technical Summary A452 Figure NTS1 The Site's Strategic Location To Jncts 13 and 14 of M LEA137a.ai bernb Based upon the Ordnance Survey Map with the permission of the Controller of Her Majesty s Stationery Office. Crown Copyright

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21 Key Existing Hedgerow Site Boundary - (23.1 ha) Educational Use Gallagher Ownership - (1.9 ha) Play Area Public Open Space New Trees Allotments Existing Trees Residential Development Parcels New Hedgerow Land North of Gallows Hill Environmental Statement: Non Technical Summary Ponds/SUDS features Figure NTS2 Land Use Parameter Plan 0m 150 m A3 April LEA138.dwg bernb

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