North Littlehampton. Strategic Development Area Outline Planning Application. Environmental Statement - Non Technical Summary.

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1 A NATURAL EVOLUTION FOR YOUR TOWN N O R T H L I T T L E H A M P T O N North Littlehampton Strategic Development Area Outline Planning Application Environmental Statement - Non Technical Summary WYG February 2011

2 1.0 Introduction 1.1 Introduction This non-technical summary (NTS) and associated Environmental Statement (ES) have been produced by WYG on behalf of the Greencore Group. The ES accompanies the planning application submitted by Greencore Group plc to Arun District Council for a sustainable mixed use urban extension to the town of Littlehampton described in the planning application as the North Littlehampton Strategic Development Area. 1.2 Site Description The town of Littlehampton is located on the flat and low-lying coastal plain in West Sussex, located between Bognor Regis to the west and Worthing to the east. The town is bordered on one side by the River Arun. North of the town and the coastal plain is the South Downs National Park. An aerial view of the North Littlehampton Strategic Development Area 1

3 The proposed development site is located adjacent to Toddington Lane in North Littlehampton. The site lies immediately north of the main south coast railway line and extends from a recent housing development in Mill Lane in the west, to the A259 Rustington Bypass in the east. The watercourse, the Black Ditch, a tributary of the River Arun flows along the northern boundary of the site. The site is currently occupied by a mix of uses including large nurseries with associated packaging, storage and administration buildings, along with a packaging and distribution business and the offices of a housing association. The majority of the site is covered by large greenhouses with other buildings, roads, hard surfacing and outdoor growing/storage areas. The lower lying area along the northern edge of the site along the Black Ditch is former grazing marsh and the eastern part of the site is in agricultural use for grazing. Whilst the northern grazing marsh area is within the site boundary, no built development is proposed here. There are also three listed buildings on Toddington Lane which will be retained and unaffected by the new development. The site covers an area of approximately 85 hectares, which includes the proposed new road link to the A259. This link extends over the railway in a corridor and includes neglected agricultural fields, part of an allotment site, and a small part of Wick Town Football Club s pitch. 1.3 The Proposals The proposal is for a sustainable urban extension to Littlehampton, consisting of mixed-use development (residential, retail, commercial and community facilities), new areas of open space, the construction of the southern section of the Lyminster Bypass and other additional new access and development roads, termed the North Littlehampton Strategic Development Area Need for the Proposal The adopted South East Plan (the Regional Spatial Strategy for the South East of England) sets out that 2 Arun must provide 565 new homes per annum to Although the government intends to revoke regional strategies through the Localism Bill (expected late 2011) Arun are required under planning regulations (PPS3) to demonstrate there is 5 years of housing land available in the district. There is a need for the North Littlehampton site in order for the district to maintain this 5 year housing land supply. This planning application is being brought forward now as it has been shown to be a suitable site that can be brought forward within 5 years. Consideration of Alternatives The site is one of a number of alternative locations being considered by Arun District Council as part of the Local Development Framework process to identify locations to provide significant amounts of new housing in the district. The potential locations for new housing development were considered as part of the Council s Core Strategy Options for Growth consultation that took place between February and April Of the three options for housing delivery considered in the

4 document, the area of North Littlehampton, incorporating this proposed development site, was identified in two of the options, with the third option being an Eco Town at Ford. Ford has not been chosen by the Government as a location for an Eco Town. Option 1 - sustainable urban extensions - was by far the most popular option from the public consultation process and this option also reflects the approach set out in the South East Plan. The District Council is in the process of reviewing the development needs of its District, with a view to getting new local targets for housing and employment delivery up to There is likely to then be a further consideration of options by the District Council, but the timing of that exercise is not yet clear. It is felt that, following the options assessment carried out by the Council and the inclusive consultation process that has been undertaken it is justifiable to determine that an urban extension at North Littlehampton forms part of the most sustainable approach to housing delivery in the Arun District. 3

5 4 North Littlehampton Strategic Development Area Illustrative Masterplan

6 1.3.2 Description of the Proposals The full details of the proposal and the suggested uses to be incorporated on the site have been developed through a comprehensive community engagement process since This has included a Community Planning Weekend held in July 2008 and a number of Community Forum meetings, which began in August The masterplan set out overleaf has been developed through this process, and sets out the following potential uses on the site and the adjoining open land; North Littlehampton Strategic Development Area: Potential Site Uses 1460 dwellings (including affordable housing), of which 1,260 dwellings are proposed in this planning application A Junior School A Community Hall A Youth Facility including multi-use games pitches Commercial and employment Retail Leisure Facility On site energy generation Waste Recycling Centre extension Care Home Hotel Sports pitches and informal public open space Allotments Biodiversity area Surface water storage ponds Southern section of the Lyminster bypass incorporating a bridge over the railway line, providing a direct new link to the town centre and seafront with cycle and footpath connections North Littlehampton Collaborative Planning Workshops 5

7 1.3.3 Technical scope The range of environmental topics within this ES has been identified through a scoping process which has provided the main focus for the technical scope of the EIA. An EIA scoping report for North Littlehampton was submitted to Arun District Council on 12 th December As part of this formal scoping process Arun consulted with the relevant internal departments in the council and externally with the statutory consultees, including, Natural England, the Environment Agency, West Sussex County Council and Southern Water. All comments received through the scoping process have been addressed where appropriate in the relevant topic chapter. The topics that were agreed through the scoping process as having potential to give rise to significant environmental effects, are therefore addressed as part of this ES and are listed below: Transportation and access Landscape and visual Cultural heritage Ecology Flood risk and drainage Noise and vibration Local air quality Contaminated land Sustainability Waste Socio-economic impacts 1.4 Environmental Assessment The overall process that has been followed in undertaking this EIA is detailed below: Collating existing baseline data for the development site and the surrounding area Undertaking environmental surveys to supplement existing baseline data Identifying features of the existing environment likely to be affected by the proposed development Production of a Scoping Report detailing the scope of the assessment Undertaking a consultation process Identifying the environmental impacts of the proposed development 6 Substantiation of the environmental impacts arising from the proposed development Providing feedback into the design process Identifying mitigation and enhancement measures Production of the ES to support the planning submission This ES is a statutory document detailing the findings of the EIA process. It has been provided to Arun District Council in support of the planning application for the proposed North Littlehampton Strategic Development Area. The Black Ditch

8 2.0 Summary of Impact Assessments 2.1 Transportation and Access The Transport and Access assessment identifies the potential traffic and access impacts arising from the proposed development. In particular it examines the following transport impacts of the proposals: travel movement and more sustainable modes of transport traffic generation due to the proposed development and impacts on the road network capacity integration of the site into the public transport network pedestrians, public transport and travel plan provisions improvements to the local network that would be required on account of the proposed development The site is currently accessed from Toddington Lane, which runs in an east / west alignment adjacent to the site, but forms a ninety degree bend to run in a north / south alignment close to the easternmost site access points, and runs through the Toddington Park and Elysian Fields residential developments. Toddington Lane leads to the A259 Worthing Road to the south and the A284 Lyminster Road to the west, and is used as a rat-run by vehicles to avoid congestion at the Proposed development shown with Fitzalan Link to Town Centre 7 A284 level crossing. The Angmering Arundel Junction train line runs in an east / west alignment to the south of the site. Both the A284 and Toddington Lane cross the line at level crossings. Both crossings are equipped with rising gates and warning lights. Trains run approximately every half hour during weekdays. Toddington Lane itself is semi-rural in character, with varying widths. There are numerous bends in the road, including several areas with restricted forward visibility, particularly where it runs through the Toddington Park residential development. The main route into the west of Littlehampton from the north is the A284. This runs from the A27 (T) to the east of Arundel at Crossbush to the A257 at Wick. The A283 is a single carriageway road which runs through the village of Lyminster, approximately 500m to the northwest of the site.

9 The site is currently separated from Littlehampton by the presence of the east-west rail line. This adversely affects access to and from the site for vehicles, cyclists, pedestrians and public transport. Traffic conditions on the local highway network vary by location, but the network does currently experience congestion at key junctions during peak hours. The A284 level crossing also causes delays and is a significant barrier to entry from the north to Littlehampton. The transport improvements associated with the development are the result of numerous pre-application discussions with West Sussex County Council, Arun District Council, the Highways Agency and Network Rail and from community consultation exercises. In summary, the proposed development complies with local, regional and national transport policies by virtue of its accessibility, operation of Travel Plans, restrained parking and provision of highway benefits, local amenities and employment opportunities. The transport improvements associated with the development include: new bus services closure of the Toddington Lane level crossing closure of the bridleway-type rail crossing to the north of the Bodyshop Roundabout a new site access from Mill Lane/Toddington Lane the widening of Mill Lane/Toddington Lane a north/south link road from the site to the A259, with a bridge over the rail line and Toddington Lane. This will eventually form part of the Lyminster Bypass and is referred to as the "Southern Section" a new 4-arm roundabout between the Southern Section and the A259 localised widening of the A259 and extension of pedestrian/cycle facilities where ownership permits the "Fitzalan Link" realignment of Highdown Drive to join to the Fitzalan Link at a priority junction the Southern Section and Fitzalan Link will both have off-road shared pedestrian / cycle facilities Toddington Lane to become a "quiet route" mainly for pedestrian and cycle use 8 The main transport related impact of the development is the associated traffic attracted to the Site. The effect of this traffic has been assessed using a series of robust assessments and industry standard software such as PARAMICS, TRANSYT, LINSIG, ARCADY and PICADY. During the construction phase of the development the main potential transport impacts would be likely to be the impact associated HGV traffic, which will be addressed through traffic routeing to avoid sensitive receptors such as residential properties. Other construction impacts include the potential for contamination of the road surface with mud and debris, which will be addressed through sheeting and washdown procedures and potential impacts through severance and pedestrian amenity, which will again be addressed through a routeing plan. During the operational phase of the development the likely traffic and access effects include the generation of additional car trips associated with the site, additional congestion on the adjacent road network

10 and potential severance and impact on pedestrian amenity. These will be addressed through the travel plan developed for the site and through appropriate improvements to the local transport network to ensure that car journeys are reduced and that public transport and walking and cycling are promoted. 2.2 Landscape and Visual Baseline conditions Existing Landscape.The flat coastal plain is a defining characteristic of the wider landscape context of the site. Along the northern edge of the coastal plain is the undulating chalk landscape of the South Downs which, in contrast to the coastal plain, is elevated and well wooded. The South Downs, an Area of Outstanding Natural Beauty (AONB) since 1966, was designated a National Park in North Littlehampton Visual Appraisal The main settlements in the area are Littlehampton, Arundel and Angmering. Littlehampton is a seaside resort town adjacent to the site to the south on low lying land along the coast. Angmering, which joins Littlehampton, is located just over 2km from the site to 9 the east. Both settlements are within the coastal plain. In contrast, Arundel, just under 3km to the northwest of the site, is located on higher ground on the edge of the South Downs. Outside the three main settlements there are three other villages within 2km of the site;

11 these being Lyminster, Poling and Crossbush. All are located within the coastal plain at a similar elevation to the site. Within and adjacent to the site there are three public rights of way, including the Lyminster to Poling bridleway and public footpath 3096 between Poling and the Black Ditch. This footpath crosses the Black Ditch before passing through the central part of the site between the large glasshouses. Where the footpath crosses the low lying land along Black Ditch there are a number of informal routes providing informal access across this land and along Black Ditch to the west and east. The site is approximately 85 hectares in area and is currently occupied by a mix of uses including large nurseries with associated packaging, storage and administration buildings, along with a packaging and distribution business. The site is substantially covered by buildings, glasshouses, roads, hard surfacing and outdoor growing/storage. At the northern perimeter of the site the low lying land running parallel to Black Ditch is unimproved grassland. This land is crossed Existing Views north-south at frequent but irregular intervals by open There are potential distant views from Arundel where drainage ditches connected to the Black Ditch. The elevated topography offers views towards the site eastern part of the site is also grazing land in across low lying land in the coastal plain. Other agricultural use. In contrast with other parts of the potential views are obscured by minor undulations in site, these peripheral areas are similar in character to topography and intervening vegetation. Within Arundel the rural landscape to the north of the site. the elevated ground near the Cathedral offers the A strip of undeveloped land extends southwards potential for views of the site across the Arun Valley, through the western part of the site, forming the but a view of the site from a publicly accessible location reserved route for the southern part of the proposed could not be found. To the south of Arundel there are Lyminster Bypass. This land extends across the railway potential views from Ford, Tortington and the Arun line and south along the side of an area of allotments Valley, although views of the site are obscured by to allow for the construction of the Lyminster Bypass minor undulations in topography and intervening South. vegetation. View south towards the site from the bridleway between Poling and Lyminster View south towards the site from the bridleway between Poling and Lyminster 10

12 A view of the site from the South Downs is available from Crossbush Lane through a gap in the roadside hedgerow at a field gateway. The view is from the edge of the South Downs National Park where the land begins to rise at the northern edge of the coastal plain. Vegetation along the A27, field boundary trees to the north of the site and vegetation at Brookfield obscure the majority of features within the site from view. View north west from bridge over railway on the A259 to the east of Toddington The site is visible across the cultivated land north of the Black Ditch from the bridleway to the west of Poling. The large Body Shop warehouse at Toddington is a landmark in these views, appearing considerably higher than adjacent buildings. The site is visible from a number of publicly accessible locations near Lyminster, including the public right of way to the north of the Black Ditch. Several of the glasshouses in the western part of the site are visible in these views, obscured in places by windbreak planting within the site. Similar views are available from Lyminster Road (A284), where gaps in roadside vegetation allow. Views of the site are available from the mainline railway line, which follows the southern boundary of the main site. Views from passing trains are intermittent due to railway boundary vegetation. The main part of the site is generally not visible from Toddington, south of the railway line. There are views of the southern section of the Lyminster Bypass extending southwards to the proposed junction with the A259. Properties along Holly Drive and Toddington Park, east of the allotments, and Griffin Crescent, west of the allotments, have views of the site where it passes the allotments. 11 Existing darkness and lighting conditions The darkness and lighting appraisal included visiting the site and the surrounding area to assess the sources of night time lighting from the site and within its context. The appraisal identified that there were few sources of light from the site at the time the survey was undertaken. Existing lighting observed within and adjacent to the site from the surrounding landscape included: external security lighting on a number of buildings in the central part of the site;

13 low level lighting at glasshouses in Holland and Toddington Nurseries; street lamps lighting Mill Lane and Fullers Walk; and street lamps lighting Worthing Road (A259) at Highdown Drive. The following are notable features due to their high levels of illumination in night time views. They are visible in near and distant views from the wider landscape, including views from the South Downs: The Bodyshop Head Quarters at Toddington; Junction lighting along the A27 at Crossbush and Arundel; and Lighting along the A259 at Wick, Toddington and heading eastwards. The Scheme Proposals A number of measures to mitigate potentially adverse impacts have been incorporated into the development proposals and the illustrative masterplan. There are specific aspects of the proposed development which would potentially affect landscape and/or visual amenity. The main sources of effects on the landscape or visual amenity would be: demolition works and clearance of Yoder site and Fairfield nurseries; vegetation clearance; relocating Toddington allotment areas and providing alternative allotments; construction activities associated with roads within the site and the Lyminster Bypass south and bridge, Mill Lane/Lyminster Road junction improvement; site preparation including surface stripping and building activities during the construction of each phase of development; introduction of buildings into publicly accessible views of the site; vehicle movements and street lighting within the development; and 12 the impact of the proposed planting on landscape character and views. The masterplan for the proposed development incorporates a comprehensive landscape strategy. The primary aim of the planting proposals is to provide an attractive setting for the proposed development. The strategy aims to integrate the development into its landscape context, and not adversely affect landscape character. The strategy reflects the rural character of the land to the north. Its retains key existing vegetation patterns which contribute to this character and proposed planting which complements existing patterns.

14 View southeast towards the site from the public footpath off the Lyminster to Poling Bridleway The landscape treatment of the road network aims to create an attractive environment for road users, pedestrians and cyclists. Primary pedestrian and cycle routes link the individual parts of the development information on the habitats and species found locally. The space is a Gateway to the Black Ditch land, forming a starting point for trails into this part of the site and the countryside beyond. conveniently, pleasantly and safely, with the services and amenities available within the development, at Toddington and the adjacent urban area. Existing mature vegetation within the site, including areas of mature parkland, are retained where possible within the masterplan. This vegetation offers amenity benefits and would provide an established landscape Landscape and Visual Effects A number of potential landscape impacts have been identified. These vary in scale from moderate adverse to slight beneficial. Adverse impacts on the distinctive pattern of existing vegetation occur during demolition and site clearance. The proposed landscape strategy element within the landscape setting of the results in some beneficial impacts in the long term. development. The central wetland is a key element of Landscape amenity, as experienced by local residents, the landscape strategy. It incorporates a bird hide and 13 people who use the public footpaths, bridleways and roads within the immediate vicinity, is sensitive to the changes that would occur as a result of the development. Adverse impacts on this receptor vary considerably due to proximity, duration and which phase of the development is being constructed. Adverse impacts occur mainly where properties are in close proximity to construction work. Given the proximity of the proposed development and the separation provided by intervening features, it would not have a significant impact on the landscape setting of the South Downs National Park. Visual impacts are generally adverse due to the scale of the changes proposed. There are opportunities to mitigate visual impacts by screening or filtering views of the development which have been incorporated into the masterplan. The extent of development, form and arrangement of buildings also helps to mitigate adverse visual impact. Variety in arrangement and form of the buildings, particularly along the northern edge of the site, creates visual interest in the view and reduces the

15 apparent scale of development. Various building elevation and roof treatments will further reduce the apparent scale and improve the appearance of the proposed buildings. Proposed planting incorporated into the masterplan helps to integrate the development into views by responding to vegetation patterns within and outside the site boundary. The assessment identified adverse visual impacts for six views, representative of the views available, ranging from moderate adverse to negligible. 2.3 Cultural Heritage The cultural heritage assessment for the North Littlehampton development has included a desk-based assessment and consultation with John Mills, County Archaeologist for West Sussex County Council. The proposed development has the potential to impact upon previously unrecorded archaeological remains within the development site. Although archaeological remains could be discovered anywhere on the site, it is considered that the greatest potential for discovery would be for deposits, artefacts and environmental remains, from the later prehistoric periods of the Neolithic, Bronze and Iron Age towards the centre of the development site in the location of the greenhouses. This judgment is based on the assessment that the main area of the proposed development is located at the interface between wet and dry land which would have been attractive for settlement, trade and communication. The Black Ditch remained navigable until the medieval period when it began to silt up and the area became water logged pushing Ordnance Survey map covering the site

16 settlement further south leading to a lack of substantial finds and sites of medieval date within the study area. A first phase evaluation has been proposed and to be carried out in advance of construction. This will involve test pitting and or trenching within the area of the former nursery. This will inform the need (or not) and nature of any later stages of archaeological mitigation associated with the development. 2.4 Ecology In ecological terms the site supports a range of characteristic habitats and notable species, but the majority of ecological interest lies on the floodplain and its margins. There are water vole, reptile, possibly badger and specific habitats, e.g. the coastal and floodplain grazing marsh which are of specific interest in the development zone. The changes which will be experienced as a result of the proposed development are substantial and are considered to be in the range of intermediate to neutral significance in terms of ecological impact. A wide range of ecological surveys of habitats and species including bats, water voles, reptiles, otters, birds, insects and trees have been undertaken to provide a comprehensive picture of the importance of the site in ecological terms. Habitat loss and the impact of construction and operational disturbance on critical species and habitats are considered to be the most important impacts of the proposed development. An adult male slow worm located adjacent to the Black Ditch The impact on statutory protected wildlife and landscape sites all at some distance from the development zone, are considered to be offset by the provision of substantial green open space, the central wetland / swale area and connectivity with existing rights of way. 15

17 Water Vole burrow in the banks of the Black Ditch The implementation of the ecological proposals will be achieved by the preparation of an Ecological Management Plan which will detail the management, maintenance and enhancement of existing semi-natural habitats, together with the creation and management of new habitats and other green open spaces within and surrounding the main residential development site. It is concluded that, when the ecological mitigation package is implemented in full together with a long term monitoring programme, the proposed North Littlehampton project should have limited long term impact on protected and important habitats and species, and within the surrounding countryside there will be a net gain in biodiversity interest. 2.5 Flood Risk and Drainage The impacts that the proposed development will have on the flood storage and land drainage functions of the water environment have been assessed as part of the ES. Currently during times of flood, water spills from the Black Ditch onto its floodplain, which includes low lying areas of land immediately to the east of, and in between, the two existing blocks of glasshouses. Within the proposed development area, the 1 in 20 year and 1 in 100 year (including an assessment of the effect of climate change) flood levels have been determined through modelling carried out for the Arun District Council Strategic Flood Risk Assessment (SFRA). These levels have been used to shape the 16 development platform, which will ensure that all residential development aspects will lie above the 1 in 100 year (including climate change) flood level. The increase in area of the development platform over the existing developed area will result in a reduction in the floodplain storage volume available within the development area of approximately 28,500 m 3. If not addressed, this reduction in floodplain storage capacity would increase flood levels, and consequently flood risk, to areas upstream and downstream of the site, and at the site itself. A flood compensation scheme has been designed which will ensure that this loss of floodplain storage volume will be more than compensated for by the removal of existing buildings which lie in the floodplain, and by lowering areas of the site such that additional flood storage capacity is provided, compared to the existing case. It is important not just to provide compensation storage by way of total volume, but also to ensure that

18 this replacement flood storage is provided at the same elevation as that lost (so that the flood wave is attenuated in the same way through time). This concept is known as level-for-level compensation. A scheme has been devised which satisfies these requirements, and which will lead to an overall reduction in flood risk both upstream and downstream of the site, and across the site itself. The hard standing areas of the site will increase with the proposed development. The implementation of a number of sustainable drainage systems (SUDS) will ensure that the new drainage system is better than the existing one., further reducing the impact on the adjacent areas and the downstream drainage system. Outline Drainage Strategy Outline Drainage Strategy The total surface water storage requirement for the site (assuming no infiltration) is 15,564 m³, which is based on the existing previously developed storm water run off conditions. A preliminary drainage strategy has been designed which comprises a variety of drainage systems including a balancing pond, conveyance and 17 storage swales and permeable paved areas supplemented by underground geocellular storage. By controlling the discharge of surface water run off from the site the ecological properties of the area can be enhanced. The estimated peak foul water flow from the development cannot be accommodated within the existing sewer network. A preliminary design of the foul water system demonstrates that the site can be drained effectively by implementing a series of pumping stations and associated rising mains to convey the flows to a suitable outfall point. It is identified that the existing Sewage Treatment Works at Ford has the capacity to accommodate additional flows produced by development. The capacity of the existing sewer network and treatment works will be confirmed during the detailed design of the drainage components.

19 2.6 Noise and Vibration Noise in and around the proposed development site is primarily determined by traffic noise from the surrounding road network. On site noise monitoring has enabled a computer model to be developed for the development site and the surrounding road network and residential areas. The noise assessment considered the potential impacts of the development on noise at existing residential locations surrounding the site and at potential residential locations on the development site. The design is at masterplan stage and therefore some assumptions have been made about potential locations within the development. Worst case scenario potential locations have been chosen. Noise monitoring on Wick Street (A284) Noise from the construction phase is predicted to meet the Environment Agency s recommended limits at all existing locations with the exception of a location at Lammar Close and properties represented by Directors Cottage in Toddington. A Construction Environment Management Plan will be prepared which will identify noise mitigation measures to be implemented to reduce the noise to the recommended limits at all locations. The standards used to assess noise intrusion for residential locations are based on Planning Policy Guidance Note 24 and BS Noise intrusion will be fully considered during the final design stage to ensure that exposure at all locations is mitigated. Noise from building plant and delivery noise associated with the proposed development has been assessed. Predicted exposure at existing locations meets BS4142 standards and the final scheme design will ensure that exposure of proposed new locations to proposed new noise sources will not exceed background noise levels. The effects of traffic noise are predicted to result in both increases and decreases in noise exposure at existing locations adjacent to the existing road network. The significance of the change in traffic noise ranges from moderate beneficial to major adverse. No properties are predicted to require noise insulation under the criteria within the Noise Insulation Regulations. 18

20 The use of noise barriers has been considered and included within the assessment to reduce traffic noise intrusion. The full details of these barriers will be subject to further detailed design to take account of factors such as safety, appearance, and integration with landscape design. 2.7 Local Air Quality Existing air quality in and around the proposed development site is primarily affected by emissions from traffic on the surrounding road network. Monitoring of nitrogen dioxide has established that existing levels of the pollutant meet the standards set by the National Air Quality Objectives, other than at the kerbside along sections of Lyminster Road, largely as a result of queuing traffic at the level crossing. Queuing traffic at the Lyminster level crossing The air quality assessment considered the potential impacts of the development on the air quality at existing residential locations surrounding the site and at locations associated with the proposed development. The assessment has taken into account the changes in traffic distribution as a result of the development and the separately proposed Fitzalan Link Road, south of the development site and the A259 Worthing Road. The impacts of the development options were assessed using atmospheric dispersion computer modelling. The 19 modelling was used to assess the effects of emissions from changes in road traffic during the operational phase of the development. Qualitative assessments of potential cooking odours associated with the development, the proposed energy centre, and the construction phase of the development have also been undertaken An assessment of the dust impacts associated with the construction phase has identified the potential for moderate to substantial adverse impacts without mitigation. However carrying out best practice measures such as dust suppression and the erection of solid barriers in sensitive locations will reduce the impact to slight adverse after mitigation. The assessment of the operational phase of the development proposals identifies that nitrogen dioxide levels at all existing and proposed residential locations will be below the National Air Quality Objectives and none of the non residential locations are predicted to exceed DEFRA air quality guidance. In particular locations along the Lyminster Road will benefit from

21 improved air quality as traffic diverts to the Lyminster bypass and queuing traffic levels drop. An assessment of potential cooking odour impacts associated with the development and the proposed energy centre has identified that the significance of the proposals is likely to be negligible following the implementation of appropriate mitigation. However a more detailed assessment of the energy centre will be carried out when this proposal is brought forward. 2.8 Contaminated Land Current uses on the site include horticultural production in greenhouses and nurseries with associated packaging, storage, administration buildings and irrigation reservoirs, and a packaging and distribution business. In addition, within the boundaries of the site, there are various small businesses, including car storage and workshops, (occupying greenhouses and other buildings) and a number of residential properties. Historically there was also a civic amenity waste tip on part of the site. As a result of these land uses there is potential for the site to have been impacted by contaminants, such as heavy metals and hydrocarbons, A targeted study of potential contamination sources identified the localised presence of contaminants within the shallow soils. It is considered that these elevated concentrations represent impacts that constitute localised sources of contamination with regard to human health and there is no evidence that they are leaching to deeper strata and are therefore not considered to constitute significant sources of contamination with regard to environmental receptors. However before detailed design further investigations and assessments are recommended to appropriately quantify the potential risks to human and environmental receptors. 20 An example of the current site uses Based on the investigation and assessment undertaken to date, it is likely that mitigation measures will be required for the development. A number of potentially adverse impacts have been identified during the construction phase of the development including soil erosion, groundwater and potential health risks to construction workers.. Further site investigations will identify specific requirements for reducing contamination risks and a Construction Environment Management Plan will establish clear methods of working.

22 2.9 Sustainability and Energy The development proposals have been appraised on the basis of whether they move towards or away from achieving each of the local sustainability objectives in the latest version of the Arun Sustainability Appraisal framework and the Council s Core Strategy Options for Growth Sustainability Commentary. Because the proposals are at outline planning stage, a number of details are still to be finalised. This means that the Sustainability Appraisal will need to be reviewed at reserved matters stage so that a number of current unknowns (positives and negatives) can be fully addressed. As far as possible at this stage of the planning process, appropriate recommendations have been made for reducing potential adverse effects and maximising beneficial effects that could be achieved in taking the development forward. Additionally an Energy Study has been undertaken to provide an outline strategy for the integration of low carbon and renewable energy into the development. It considers energy efficiency measures and renewable energy technologies that can be built into the development to reduce energy demand and generate 10% of its energy from renewable sources, in line with regional planning policy. Illustrative drawing of the main swale within the development The proposals for the development will contribute significantly towards sustainability in a number of ways, not least by providing a range of energy efficient, low carbon housing. Up to 20% of this will be affordable housing that is low carbon and low cost to run. The development proposes that all new dwellings will meet 21 the Government s Code for Sustainable Homes level 3 standard, and that the dwellings delivered over time in future phases will be designed and assessed to meet any contemporary mandatory Building Regulations or Code for Sustainable Homes requirements. Completion of the development will help to boost the local economy both during the construction phase, on the basis that local contractors, materials and suppliers will be prioritised where possible, and through the provision of new local employment opportunities in the education, services, retail and industrial sectors, with provision for home-working included in the design. The design, layout and mix of new education, community and retail facilities will help to regenerate what is currently a disadvantaged area, and particular attention has been given to how the new development will mesh with the existing community to provide better community facilities for all, such as schools, a new Community Centre and youth facilities. A particular feature of the development are large areas of landscaped open space and enhanced local habitats

23 that should ultimately benefit nature conservation interests in the surrounding area. These measures will also improve local water quality and drainage, making the area less prone to flooding and more resilient to climate change impacts. The design includes several features for encouraging sustainable lifestyles such as allotment gardening and access to new high quality greenspace, play areas and a sports field. There will be good access to the site via the proposed southern section of the Lyminster bypass including, a new bridge over the railway line, new bus links and the Fitzalan Link road (if approved). The new off-road network of footpaths and cycle routes will link the development directly into the existing Littlehampton community, providing both current and new residents with an improved environment. The provision of a Hide / Interpretation Centre, signage and educational activities will offer new educational benefits for local schools, residents and special interest groups. By providing better local facilities and a new centre, the new development should help foster a more cohesive, diverse and dynamic community. The energy study concluded that based on the cost benefit assessment of all the different forms of renewable energy, a District Heating network powered by a mix of gas CHP (combined heat and power) and biomass boilers would deliver the best approach at North Littlehampton. Overall, the new development will bring more benefits to the local area and increase local sustainability. The main sustainability considerations to be addressed at detailed planning stage are integrating cycle storage space within housing and community areas, incorporating features such as low energy street lights and electric car re-charging points, rainwater collection systems, grey-water recycling and water meters in houses and public buildings. It will be important to try to minimise light pollution from the development as far as possible from a landscape perspective.the use of green roofs would be highly beneficial for community buildings because they increase energy efficiency and 22 An example of a Combined Heat and Power (CHP) plant have ecological benefits. The local Wildlife Trust will be approached to explore what support they could offer in developing a Local Nature Reserve. If all of the proposed elements of the scheme are fully implemented this will change the current situation, bringing increased prosperity and substantive environmental improvements. Many of the additional measures could be implemented at no or very little extra cost and could considerably add to the long term sustainability of the scheme.

24 2.10 Waste Waste is considered in terms of the demolition, construction and operational phases of the development. The impact assessment has considered all of these aspects in terms of the volumes and types of waste that will potentially arise from these activities and has also considered the potential disposal and treatment options for waste and the impact that this will potentially have on the wider waste infrastructure of the area and the household waste and recycling collection contract currently run by Verdant on behalf of ADC. as 10-15% of the total construction materials used. Should further developments of a similar scale take place in the district and the county over a similar time period, then the effects will potentially be cumulative. Construction Waste Minimisation Statement (CWMS) has been produced to address the potential impacts of construction waste. The CWMS provides details on the strategy and methodology for the management of construction waste that will be implemented during the development in order to minimise and manage the waste produced during the development of the site, and will be linked directly to the Site Waste Management Plan (SWMP). SWMPs are based around the waste hierarchy principles of waste reduction, waste reuse and waste recycling, before disposal. Recycling targets will be set in the SWMP to ensure the highest possible rates of recycling. Where possible, calculations of the potential waste arisings have been made and considered in the context of the wider waste infrastructure in order to assess whether the impacts are significant, in terms of the potential impacts on the local population and the local and regional waste infrastructure. For a project of this scale it is considered that without strict management, construction waste can be as much Typical dry recyclables as collected by Arun District Council Without mitigation the adverse impact of construction waste on local and regional waste infrastructure and on the site will be of significance. A range of mitigation measures are available to minimise the effects of waste generated during construction and operation. A 23 Operational household waste generation figures have been calculated and indicate that in the worst case scenario situation just over 2000 tonnes of waste per year will be generated as a result of the development. In the context of waste infrastructure and capacity in the county, unmitigated this impact will be of significance

25 Calculations for operational non-residential waste generation indicate that in the worst case scenario, 486 tonnes of commercial waste per year will be generated as a result of the development. In the context of waste infrastructure and capacity in the county unmitigated this impact will be of significance. Mitigation of operational waste generation is proposed through a combination of design and management. For the residential elements, this could be achieved through the provision of adequate internal and external storage space for residual waste and recyclables. Additionally, further mitigation could be provided through the provision of home composters. For the non-residential elements, activity will be regulated by law and encouraged and enforced by the Environment Agency and Arun District Council Environmental Health. Should all mitigation be employed as part of the development, the residual waste impacts will be reduced to slight and therefore there will be no significant adverse impacts relating to waste arising from the development Socio-economic Impacts The socio-economic assessment identified that the town of Littlehampton is characterised by: Deprivation: areas close to the Site are among the 20% most deprived in England A relatively poor employment structure, with a high reliance on manufacturing and hospitality and a low proportion in finance and business services. This leads to out-commuting for higher paid jobs A lower than average proportion of managerial occupations amongst the workforce with only 33% of working age residents in managerial positions, compared with 47% in West Sussex. Low skills: only 12% of residents qualified to degree level, and 52% not qualified beyond NVQ1. Development of the site as proposed will contribute to improving Littlehampton s position on these indicators. The proposals will create a new gateway to Littlehampton. This gateway has two elements: 24 A new road access in the form of a bridge over the railway leading to the (separately proposed) Fitzalan Link giving direct access to the town centre and seafront from the major roads serving the area A new commercial and mixed-use area on the new road to serve not only the new housing proposed, but North Littlehampton and beyond. The development will have both direct and indirect employment effects on Littlehampton. Gross direct employment on the site, or immediately related to it, will consist of workers in the new commercial and mixed-use development; residents in the new dwellings working from home; jobs on or adjacent to the site in public services such as education and health; and construction workers. It is estimated that these directly created jobs will total 1,520. Of these 1,520 jobs, it is estimated that 708 will be taken by Littlehampton residents. The remainder will be taken by in-commuters ( leakage ), or will be jobs which have relocated from elsewhere in Littlehampton

26 ( displacement ). However it should be noted that about half the in-commuters will be Arun residents. In order to increase the proportion of jobs taken by Littlehampton residents, and particularly those from areas of deprivation, it is considered that the Council and its partners should introduce measures to improve the employability and skills of local residents and encourage incoming businesses to recruit them. Indirect employment effects are jobs which will be created in Littlehampton as a result of spending by the residents of the new housing. The number of residents on the Site will be about 3,200, based on average household size in Arun at the Census. The effect of their spending is calculated from household expenditure statistics in the national Expenditure and Food Survey. It is estimated that the gross number of job created in this way will be 149 of which 92 will be taken by Littlehampton residents. Development of the site will therefore generate 1,669 gross total jobs, of which 800 will be taken by local residents. Arun District Index of Multiple Deprivation

27 There are currently 87 permanent horticultural jobs on the Site, plus a further 200 seasonal ones. These will be lost to the Site, but as two of the major employers on the Site are relocating elsewhere in Arun District, the loss of jobs to the wider area will be much less. Current employment uses near to the site The 3,200 new residents will increase the demand for local services such as health, education, and recreation, with the potential to reduce service levels for existing residents unless additional provision is made to mitigate this. In the case of the development of the site, it is considered that the proposals for a new school, community centre, health centre, youth club and sports facilities on, or adjacent to, the site will prevent this by providing for its residents, and will provide some enhancement of local facilities for existing residents. As well as the quantifiable employment benefits arising from development of the site, there will be important qualitative impacts on the regeneration of Littlehampton: Increased spending in the town centre will not only create jobs, but also contribute to the regeneration of the town centre by increasing the viability of businesses and their willingness to invest. There may be a need to ensure that the town centre retains the benefits from this opportunity by undertaking complementary measures to increase its attractiveness, such as public realm works Improved access to the town via the new railway bridge and the Fitzalan Link (if approved) will 26 reinforce the opportunity created by increased spending. Creation of a high quality new employment quarter at the site and gateway to the town, will meet the demand from new and growing businesses in Littlehampton and also be attractive to inward investors. The proposal to include an enterprise centre in the commercial area is important in this respect. The new employment opportunities at the site and in the town centre will potentially benefit residents of the deprived regeneration areas to the south of the site. As already mentioned, measures to improve the employability and skills of these residents may be needed to enable them to take advantage of these opportunities. The range of improved amenities and facilities at the site will not only benefit its residents but also residents of adjoining areas, including the regeneration areas. The site s accessible location is likely to attract a higher proportion of residents in managerial posts

28 and with higher skills than the current average for Littlehampton, thus improving the occupational and skill profile of the town, together with residents earnings. The other potential urban extension site in Littlehampton is Courtwick Farm, with an estimated capacity for up to 600 dwellings. It is considered that the cumulative effects of developing both sites would be generally beneficial. The additional development would increase the numbers of construction and public service jobs, and the level of spending by residents, proportionately. Employment space proposals for Courtwick Farm will also have a beneficial impact. However, the qualitative impact of the additional development on the local economy would be proportionately less than that of the North Littlehampton site, as it would not have a gateway location by a new bridge and access road linking the town to the trunk road system. Job creation for local residents is sensitive to changes in our assumptions on levels of leakage and displacement, which reinforces the arguments for measures to improve local skills and broker local residents into jobs with businesses on the site. It is considered that the site will have a substantial impact on employment in Littlehampton. It is estimated that, allowing for displacement, the gross number of jobs generated by the development is 1,092. This is a 13% increase on the current number about 8,600 jobs. The 800 jobs that are calculated to be taken by local residents represents a 17% increase on the 5,000 residents working in the town, and shows that the Site will generate an increase in opportunities for residents Cumulative Effects The proposed North Littlehampton Strategic Development Area, has been considered in the context of other developments of a similar scale that are planned, currently being considered or could 27 reasonably be determined to be coming forward in the near future. Through consultation with Arun District Council, these developments were determined to be, Policy Site 6 at Bersted and Felpham which is currently being developed, Bognor Regis Eco-Quarter which is currently being considered by planners, and Courtwick Farm, close to the North Littlehampton for which a planning application has recently been submitted. All topic assessments have considered the potential impacts arising from the North Littlehampton development in conjunction with these developments to identify any potentially beneficial or adverse cumulative effects. The cumulative assessment has concluded that taking into account the nature and scale of the proposed development and its main features, there are not considered to be any significant adverse cumulative effects associated with this development Conclusions The proposed North Littlehampton Strategic Development area, is a major urban extension for the town of Littlehampton providing up to 1,460 new

29 homes, including affordable and low carbon properties and approximately 1,669 new direct and indirect jobs generated by the development. The Environmental Impact Assessment has identified a wide range of potential environmental effects, both beneficial and adverse, and a variety of mitigation measures at both the construction and operational stage of the development, designed to minimise the potentially adverse effects and maximise the beneficial effects where possible. In terms of construction, the potentially adverse impacts associated with the development include the traffic associated with the construction process and site staff travelling to the site, impacts upon landscape and visual amenity during site demolition and clearance as a result of its urban edge development, potential habitat loss and the impact of construction disturbance on critical species and habitats. These impacts will be fully addressed through the preparation of a Construction Environmental Management Plan which will include routeing plans for construction traffic to ensure that sensitive locations are avoided, and a travel plan will be developed for site staff travel A comprehensive landscape strategy and ecological management plan will be implemented starting in the construction phase in order to reduce the visual impacts of the development and avoid and protect those areas that are most sensitive ecologically. There are potential uncertainties at the construction stage in terms of the archaeological potential of the site, therefore further investigation is recommended prior to construction. In terms of the potential for localised contamination additional ground investigation is advised which may require further mitigation prior to construction. The assessments suggest that if the mitigation measures proposed are followed, there is sufficient capacity in the local and regional waste infrastructure to cope with the construction waste arisings from the development and the implementation of a construction waste minimisation statement and site waste management plan will ensure that waste sent to landfill is minimised as far as possible. Further, the noise assessment indicates that with the exception 28 of two locations during the construction phase, there will be no exceedances of Environment Agency recommended noise limits. Mitigation proposed as part of a Construction Environmental Management Plan, will ensure that limits are met at all locations. A real beneficial element of the construction phase of the development will be the direct and indirect socioeconomic impacts. Direct benefits will be the employment created through the construction of the site and indirectly there will be benefits to the local economy through spending by construction workers.

30 Operationally, there will be potentially adverse effects associated with the traffic and transport impacts arising from the residents of the development and deliveries to and from the non-residential uses on site, these will be addressed through a travel plan for the site and through a range of improvements to the local transport network, aimed at reducing congestion in the area. In addition, improvements will be made to non-car uses such as the provision of a new bus route through the site and improvements to pedestrian and cycling opportunities. The landscape and ecological impacts identified at the construction stage remain at the operational stage of the development, however, these issues have been built into the design of the masterplan from the outset, to ensure that the northern edge of the development is softened to reduce visual impact - the landscape scheme has been designed to soften and filter views further and ecologically sensitive areas have been protected and will be enhanced as part of the management plan for the site. Aerial view of Illustrative Masterplan 29