Hatch Farm Dairies - Winnersh NON - TECHNICAL SUMMARY

Transcription

1 NON - TECHNICAL SUMMARY Prepared by Pegasus Planning Group l On behalf of Bovis Homes Ltd & Persimmon Homes Ltd l June 2010

2 Contents Page No. Introduction 2 Proposed Development 5 Planning Policy Context 8 Water Resources 10 Air Quality 11 Noise 12 Archaeology and Cultural Heritage 13 Ground Conditions 14 Ecology 15 Lansdscape 16 Transport 21 Ref: P Date: JUNE 2010 COPYRIGHT: The contents of this document must not be copied or reproduced in whole or in part without the written consent of Pegasus Planning Group

3 Introduction This document summarises the findings of an Environmental Statement (ES) which accompanies an outline planning application submitted by Pegasus Planning Group LLP on behalf of Persimmon Homes Ltd and Bovis Homes Ltd to Wokingham Borough Council in connection with land at Hatch Farm Dairies, Winnersh, for residential development, provision of a Link Road, Primary School, Country Park, undergrounding of power lines and associated infrastructure. The Environmental Statement has been prepared by a team of specialist consultants. Its purpose is to describe and assess the likely environmental effects of the proposed development and to set out appropriate steps to ensure that any adverse consequences are addressed, through mitigation measures, and, where possible, the environment is enhanced. Site Context and Location The development proposals relate to land known as Hatch Farm Dairies which is located adjacent to the western boundary of the urban settlement of Winnersh. The application site is irregular in shape and extends to 50.4 hectares. The site itself comprises open, predominantly agricultural land containing pasture, arable and scrubland. In general terms the topography of the site slopes gently from south to north with some areas that are essentially flat. The only marked natural level change is at the site s western boundary where the river cliff falls down to the River Loddon by some 5-10 metres. Except for one public footpath which enters the site at King Street Lane, no other public access exists across the land. The site lies between the built up area of Winnersh (to the north and east) and a broad loop of the River Loddon (to the west). The M4 motorway forms the southern limit of the site and is elevated up on an embankment. The site adjoins Lower Early Way (B3270) at its north eastern boundary. It also adjoins King Street Lane at the south eastern corner of the site. Forming part of the site is the Winnersh Wood, an identified Wildlife Heritage Site, which is located at the eastern boundary, adjacent to the recent Chatsworth Avenue residential development. Further woodland is located in the north west section of the site and along the banks of the River Loddon. Established hedgerows delineate the edges of the large open arable fields. Generally, the site is enclosed by mature trees and hedgerows. In terms of its wider context the site is located immediately adjacent to a sustainable urban area which is accessible to a wide range of facilities (retail/commercial/employment/community and service facilities). It is also well served by a range of public transport services within a 1.6km radius from the site. The Winnersh Local Shopping Centre is located approximately 550m to the east of the site along Reading Road (A329). There is a large superstore (including a pharmacy, stationary and card shop, a bakery and newsagents). The Centre also provides for a wide range of retail and other services. Leisure facilities in the form of a large multiscreen cinema lie at the junction of Reading Road and the Winnersh Triangle. 2 page

4 Introduction Two railway stations lie within 1.4km of the site. Winnersh railway station is located 600m east of the site, with services to London Waterloo (via Wokingham, Bracknell and Twickenham) and Reading with services to the north west part of the country. On the same line is the Winnersh Triangle railway station to the north of the site which serves the major employment area known as Winnersh Triangle. A number of bus routes operate within walking distance of the site. These link Winnersh Local Centre on Reading Road to Wokingham, together with the villages of Arborfield, Barkham and Finchampstead. A number of bus routes run along the Reading Road connecting the site with Wokingham, Windsor and Slough to the east and Earley and Reading to the west providing frequent services within 10 minutes walk of the site. Cycle routes also run along Reading Road and Lower Earley Way linking to a wider cycle network. Junction 10 of the M4 motorway is located 2.3 km to the east of the site allowing access onto the wider strategic road network and connecting to London and other major towns and cities. The A329M runs parallel to the site to the north east with access via King Street Lane and Reading Road. This runs from Reading to Bracknell via Wokingham, allowing a direct and convenient access to the strategic road network. The site is therefore considered to be highly accessible to a wide range of local facilities and services, places of education and major employment areas which can be accessed by a choice of transport modes. page 3

5 Site Location Plan 4 page

6 Proposed Development The site is allocated for residential development in the Wokingham District Local Plan (WDLP) which was adopted in In addition to housing, the site is expected to deliver part of the Winnersh Relief Road, a primary school and public open space (including a country park). In general accordance with the requirements of the Local Plan the proposed development comprises the following: Construction of up to 433 dwellings with associated internal access roads, garaging and car parking; A Link Road including new junctions with King Street Lane and Lower Earley Way (forming Phase 1 of the Winnersh Relief Road); A primary school (up to 2 form entry) including 2 no. junior pitches; Play areas in the form of a Multi Use Games Area (MUGA), Local Equipped Area of Play (LEAP) and a Local Area of Play (LAP); Open space including a Community Woodland and a Country Park; Engineering operations to provide for flood compensation and flood protection; Other associated works including landscaping, creation of swales and ponds as part of the Sustainable Urban Drainage proposals (SUDs) and sewage treatment works. Undergrounding of electricity power lines; and Demolition of an existing dwelling (no.44 King Street Lane). The proposed development would deliver up to 433 residential units. The residential development would be concentrated within the south eastern part of the site and immediately adjacent to the existing built up area of Winnersh (with an allowance for existing landscaping and ecological buffer zones at the eastern site boundary). The density of the development will vary across the site in response to on site constraints and its wider context. Lower densities are envisaged at the edges of the development to allow for an appropriate transition from the countryside to the developed area. The higher density development will be contained within the centre of the site with medium density development where the developable area meets the existing built up area of Winnersh. A mix of dwelling types will be provided ranging from 1-4 bedroom units (inclusive). These will be provided in the form of flats, terraced, semi detached and detached houses. Building heights will range from single storey bungalows to dwellings of 2, 2½ and a maximum of 3 storeys. The site will be accessed off a new Link Road which will form part of the proposed Winnersh Relief Road. The Link Road would provide the only vehicular accesses into the site that would be available to residents. The northern section of the proposed Link Road would be raised up on an embankment where it crosses the floodplain of the River Lodden. In order to compensate for the loss of flood water storage capacity, proposed engineering works would alter ground levels to maintain the existing storage capacity within the floodplain and the overland flood route. page 5

7 Proposed Development Provision for pedestrians and cyclists is made in the form of a 3m wide footpath/cycleway which will extend along the length of the Link Road on the same side of the road as the residential development. Strategically placed pedestrian refuges are provided within the carriageway to allow for pedestrian crossings to the Country Park to the west. Adjacent to the proposed Link Road, beyond a landscaped bund, a series of ponds and swales will be provided as part of the sustainable urban drainage system for the site (SUDs) Provision is made for a Primary School in a central location within what would be the developed part of the site. The school building would be up to 2 storeys in height. Provision would also be made within the school site for play areas including 2no. junior pitches and a multi-use games area. Provision is made within the proposed residential area for children s play areas. A Local Equipped Area of Play (LEAP) is proposed within the south east quadrant of the development and a Local Area of Play (LAP) is identified within the central core of the site. A Multi Use Games Area (MUGA) is proposed adjacent to the school playing fields and is likely to be the subject of dual school and community use A significant amount of structural landscaping is proposed as part of the development to facilitate successful integration with the adjoining countryside and to further strengthen and enhance the separation between Winnersh and Earley. The planting includes a landscaped buffer along the northern boundary of the M4, and on both sides of the Link Road as it nears King Street Lane. Overhead power lines currently cross the site from the north west to the south east. As part of the development it is proposed to place the power lines underground along the southern and western boundary of the proposed link road. 6 page

8 Proposed Development Master Plan page 7

9 Storey Heights Plan 8 page

10 Planning Policy Context The application site is allocated for development in an up to date adopted Local Plan. The Local Plan allocation relates to a development which would include 400 dwellings, a primary school, a section of the Winnersh Relief Road and an area of public open space. Whilst the application proposals involve a marginally greater scale of development of up to 433 dwellings and the development footprint deviates from the precise boundaries shown on the Local Plan Proposals Map, it can be demonstrated that they are still in general accordance with the policies and provisions of the Development Plan. The deviations from the Local Plan can be fully justified and would help deliver a more satisfactory form and layout of development. The proposals would make an important contribution towards the set housing requirements for Wokingham Borough and would deliver new development and related infrastructure in a sustainable location which is accessible to employment, shops and other facilities and services on foot, bicycle and by public transport. Overall it can be demonstrated that the proposals are consistent with national, regional and local planning policies and objectives. page 9

11 Water Resources With careful design and adherence to established policies, the impacts of the proposed development on local water resources will be kept to a minimum during both construction phases and the post-construction, operational stage. Development proposals will meet the requirements of Wokingham Borough Council and the Environment Agency to provide sustainable development, ensuring satisfactory disposal of foul effluent and surface water runoff together with minimising flood risk within the proposals and elsewhere. The proposed development areas, including the school site are located outside of Flood Zones 2 and 3 predicted by detailed analyses. Whilst part of the link road will be constructed within Flood Zones 2 and 3, adequate compensatory excavation will be provided on a level for level basis in areas adjoining the Flood Zones to ensure that there will be no loss of floodplain storage capacity. Compensatory excavation will be phased with construction of the link road embankment to minimise risk of temporary reduction in floodplain storage capacity. The link road will be constructed in part on embankment and bridges and culverts will be provided to allow passage of floodwater. Thames Water Utilities Limited (TWUL) has agreed in principle that foul effluent may be drained to existing public foul sewers and connection will be secured by provision of new sewerage between the proposed development and the public sewers. New foul sewerage within the site and connecting the proposed development to public sewers will be designed and constructed to meet sewer adoption requirements of TWUL. Where disposal using infiltration methods within the proposed development is not viable, surface water runoff will be drained to the River Loddon via sewers, detention basins and watercourses. Discharges will be attenuated to prevent flows exceeding runoff from the site in an undeveloped condition. New surface water sewerage within the site and connecting the proposed development to the River Loddon will be designed and constructed to meet sewer adoption requirements of TWUL. Pollution control measures will be provided to improve quality of surface water runoff from the proposed development and limit effects on the local water environment. Residual effects may continue following the construction phase. However, in general, mitigation should reduce the effects to insignificant status. 10 page

12 Air Quality Air Quality Receptor Location Plan It is predicted that the change in levels of nitrogen dioxide at all receptors will be negligible and that the significance of the change will be neutral. It is also predicted that the change in levels of particulates at all receptors will also be negligible and that the significance of the change will be neutral. It is concluded that all receptor locations (both existing locations and those within the proposed development) will experience a significantly improved air quality environment in the year 2022 (end of the local plan period) when compared to 2005 pollution levels, and that any increase in air pollution due to the operation of the proposed development will be insignificant. It is recommended that a Construction Environmental Management Plan be agreed with Officers from Wokingham Borough Council. The plan should be held on-site and detail the relevant contact names, details, lines of communication and mitigation action plans for the site. The document should be available to all site personnel who should be made aware of its existence and provide an undertaking that they will adhere to the guidance provided therein. page 11

13 Noise The northern part of the development site falls into Noise Exposure Category (NEC) A, below 57 db(a) LA10,18hr (55 db(a) LAeq,16hr) for daytime noise where Noise need not be considered as a determining factor in granting planning permission, although the noise level at the high end of the category should not be regarded as a desirable level. The remainder of the development site falls into NEC Category B, db(a) LA10,18hr (55 63 db(a) LAeq,16hr) for daytime noise levels where Noise should be taken into account when determining planning applications and, where appropriate, conditions imposed to ensure an adequate level of protection against noise. Residential development at the southern end of the site, i.e. towards the M4 motorway, will need to be mitigated against noise. Mitigation will be integrated into the buildings and be in the form of thermal double glazing and acoustically attenuated background ventilation. Details of proposed mitigation will be submitted during the detailed design phase. The proposed link road will also produce a certain amount of noise, and this will need to be taken into account when specifying mitigation at residential dwellings for the frontage of the development site. External noise levels at the location of the proposed Primary School within the main development, adjacent to existing residential development and to the east of the proposed link road would be circa 57 db LA10,18hr (55 db(a) LAeq,16hr). During the construction phase of the development, ensuring Best Practical Means are employed will limit the impact from the construction on existing residential receptors. Following the construction of the link road and the traffic produced by the development and school, it is deemed that the likely impact of the scheme on the local noise environment will be negligible (< 3 db). The greatest impact on the local environment with regard to noise is the predicted growth of road traffic using the local highway network and M4 motorway. With the diverted existing traffic onto the link road and the traffic associated with the primary school, none of the selected properties, with ground and first floor façade receivers, are predicted to experience an increase in noise level of more than 3 db. 12 page

14 Archaeology and Cultural Heritage An archaeological and cultural heritage desk-based assessment of land proposed for development at Hatch Farm Dairies, Winnersh, Wokingham has been undertaken. The assessment drew together the available published and unpublished archaeological, built heritage, and historical landscape information, in the context of a defined surrounding Study Area, to assess the potential for known and undiscovered archaeological remains. Subsequent to this assessment, two phases of field evaluation, comprising geophysical survey and trial trenching were completed. Findspots of prehistoric implements and other sites within the Study Area point to the exploitation of the landscape, on the valley gravel terraces of the River Lodden, throughout the prehistoric period. The proximity of the River Lodden indicates the potential for palaeoenvironmental remains including alluvial sequences and waterlogged deposits. Human inhabitation of this environment continues into the later prehistoric and Romano-British periods. Within the Site, the presence of an area of Iron Age/Romano-British enclosures has been located through aerial photographic mapping and interpretation and confirmed through trial trench evaluation. In the historic period, there is limited evidence for medieval activity. The development of an enclosed field system, with earthworks identified from aerial photographs that correspond to those boundaries recorded by the 1842 tithe map and probable trackways serving these fields. The agricultural landscape, albeit slightly altered, remains present today. These results were considered within the framework of planning policy guidance, both nationally (PPS5) and locally (Berkshire Structure Plan and Wokingham Local Plan). Defined appropriate criteria and best practice was used to ascertain the importance of the archaeological resource and the considered impact of the proposed development on this within the Site. Mitigation measures are also proposed to offset against the impact of the proposed development. The proposed development would have a range of effects on the archaeological resource within the Site. The most significant effect (moderate adverse) would be on the designated area of high archaeological potential, which contains a range of features of archaeological origin, but which are considered to be of medium or low importance. For other cropmarks of possible archaeological features, including an undated trackway, too little information is known to quantify either an importance or effect; the same is true of the potential for associated palaeoenvironmental remains. Considering there are no Listed Buildings close by it is concluded the direct and indirect impact on the built heritage is neutral. The same conclusion applies to the postmedieval enclosed field system and ridge and furrow. Further mitigation of the impact of the development on archaeological remains should include the preservation of archaeological remains by record (an archaeological excavation, and or watching brief), or in situ by minimising avoidable or unnecessary impacts. page 13

15 Ground Conditions An assessment which outlines and summarises the findings of the Desk Study and walkover survey undertaken with respect to ground conditions and contamination issues for the land at Hatch Farm Dairies, Winnersh has been undertaken. The assessment provides an evaluation of the impact of the proposed development and any mitigation measures that may be required. The Desk Study highlights that the site and much of the surrounding area has had a history of being used for agriculture. Current and historical contaminative uses on the land surrounding the site relate to the manufacture of electrical equipment, motorway land and predominantly residential. The geology of the site is shown on the British Geological Survey (BGS) map to consist of 4th Terraced Gravels over London Clay in the south of the site, 1st & 2nd Terraced Gravels in the northern section of the site and alluvium deposits along the north western section of the site (the former path of the river). Notably, there is topographical evidence that the site may have been subjected to some quarrying, a small gravel pit is indicated on the 1881 Ordnance Survey map. The assessment has been based on a conceptual model which outlines potential sources, pathways and receptors of contamination that may be present on site. The main impacts of the development on this site with regard to ground conditions have been outlined as potential for contamination present in the soils to affect site workers, local residents, flora & fauna, water resources, infrastructure and geology. Other main impacts relate to transport and the dispersal of contamination on and around the site and the contamination of soils and groundwater as a result of the development and vehicle movements on the proposed access roads. The residential impacts for the short term (construction phase) of the development once mitigation measures have been implemented are minor in importance, although adverse and relate to primary risks of contamination affecting the receptors on site. The residual impacts for the long term (completed) development, once assumed mitigation measures have been implemented, are relatively minor importance, although adverse, and again relate primarily to risk of contamination affecting the receptors on site. Other impacts include the contamination of soil and water as a result of the residential development. In the event that it is considered necessary for further site investigations prior to the commencement of development, a condition can be attached to any planning permission requiring a programme of works/investigations to be submitted and agreed with the Local Planning Authority. 14 page

16 Ecology The potential impacts of the development on valued ecological receptors has been assessed and mitigation measures put in place, either through the design of the scheme or as measure to be implemented separately such as the removal of vegetation at the appropriate time of the year. In the case of European Protected Species the mitigation strategies will be implemented under licence from Natural England. The Masterplan has been informed from the beginning by the presence of features of ecological interest and designed to retain and protect the more important habitat areas on the site. The new Country Park will incorporate mitigation measures, such as new habitats for features lost to the development. The mitigation package has resulted in all impacts being reduced to levels where the residual impacts are considered to be either not significant or to provide positive benefits in the case of Badgers and The River Loddon Wildlife Heritage Site (WHS), with the exception of impacts on Veteran trees where impacts have been reduced from being significant at the Regional level to significant at the Local level. This is due to possibility that three Veteran trees may be lost due to their proximity to the link road. As compensation any trees that are lost will be cut into 3m sections and transferred to the Country Park, where they will be able to perform some of their biodiversity function which would otherwise be lost to the local area if they were completely removed. With the successful implementation of the mitigation recommended within the assessment it is considered that the proposed development will have an overall slightly beneficial effect on biodiversity at the local level and will comply with Government guidance given in Planning Policy Statement 9 (PPS9) and it also demonstrates how the proposals comply with the relevant local planning policies. page 15

17 Landscape A landscape and visual assessment has been undertaken covering both winter and summer seasons. The assessment has included a review of existing landscape assessments including in particular the Wokingham Landscape Character Assessment published in March Visual assessments have been undertaken using established methodologies. A Landscape Strategy has been completed to demonstrate the structural landscaping, amenity and open space uses and to illustrate how the development would be integrated into its surroundings. The site falls into four local landscape character areas, as defined by the 2004 Wokingham study. The northern third is part of the floodplain of the River Loddon, known as the Loddon River Valley character area, and is typically broad and flat and characterised by the presence of the meandering Loddon with scattered woodland, areas of natural wetland character, mixed agriculture and little settlement. The central third is part of the Arborfield River Terrace, which is a gently undulating river terrace alongside and generally above the river floodplain. It is an agricultural landscape with medium to large usually arable fields, with woods and copses breaking up the agricultural plain. The southern third is part of the Wokingham-Winnersh Settled and Farmed Clay character area. The site occupies a remnant of an undeveloped part of this character area. This is a predominantly flat landscape where arable farming predominates but which is under pressure from adjoining settlements. The hedgerow structure is in decline but these and the hedgerow trees are very important to the character of this comparatively enclosed landscape. The narrow extensions of the site along two existing pedestrian tracks to the A329-Reading Road are part of the Loddon River Valley with Open Water Character Area. Given that no changes are planned to these tracks the impact upon this character area was not assessed within the landscape and visual assessment. A detailed study of the site vegetation was undertaken to access their relative landscape value and the results of this work were used to guide selection of the best route for the link road and to define four main categories; priority features for retention, secondary features ideally for retention, features or areas of moderate constraint, and features or areas of low level constraint. Typically mature trees and good hedgerows fall within the priority category and neglected and/or damaged agricultural land was considered to be of low landscape constraint. A visual appraisal of the existing site was undertaken based upon the three main landscape character areas, i.e. northern, central and southern thirds. All of the various parts of the site benefit from existing enclosure to some degree. The southern and northern thirds form quite distinct visual compartments separated from the wider context but are visible from residential properties that back onto these areas. Whilst there are glimpses of the central third, from the residential areas of Earley km away and from the M4, this section benefits from significant screening along its western edge and this entirely shields the site from what would otherwise be quite sensitive views from the Loddon Valley. 16 page

18 Landscape Landscape and Ecology Parameters Assessment Plan page 17

19 Landscape The principal planning policies as they relate to landscape matters, that apply to the site are Core Strategy Policy CP11 Proposals Outside Development Limits, and Residual Local Plan Policy WCC3 the Central Berkshire Forest, in particular the Community Woodland/Country Park initiative. There are no landscape protection designations that apply to the site. The visual impact assessment has identified thirty two representative viewpoints from where the assessment using a recognised methodology has been undertaken. Overall, assessed against a baseline of the existing conditions, the proposals would have restricted visual harm. No views from the publicly accessible locations in the countryside to the west, including the sensitive landscape of the Loddon Valley, would be seriously affected and from the vast majority of this landscape the proposals would not be perceived at all. Where the site abuts the existing urban area there would be some visual impacts but in all cases these would be limited to views at the edge or very close to the proposed development boundary. The impact on the visual amenity of residents backing or fronting onto the site is important; nearly 70 houses would have their views significantly affected by the presence of the new housing areas backing onto their rear gardens, although the removal of the overhead lines by the scheme would help to offset the detrimental effects. The visual assessment grouped the thirty two viewpoints into six areas, the impacts on each can be summarised as follows: Views from Lower Earley Way (viewpoints 1 6) would be very largely screened by intervening vegetation. The main noticeable physical change would be the new junction of the link road with Lower Earley Way. Visual impacts would be negligible/slight adverse overall; Views from River Loddon riverbank path and Mill Lane (viewpoints 7 12) would be almost entirely screened by existing vegetation and the visual impact overall from these viewpoints would be negligible/none adverse; From the M4 eastbound carriageway (viewpoint 13) there would be a glimpsed views for motorway travellers of the link road and new urban edge that would have a moderate adverse effect at year 1. This would be mitigated by new structural planting that would reduce this impact to negligible adverse at year 15; Views from Kings Street Lane and Longdon Road (viewpoints 14 16) would be limited to the new junction with the link road, however, the loss of existing vegetation would change the character of this area and the overall impact would be severe adverse, an impact that could not be readily mitigated; 18 page

20 Landscape Views from the Public Footpath and informal paths (viewpoints 17 23) from within the site s boundaries would change markedly and the impacts would be severe or significant adverse but this is often unavoidable where urban extensions are proposed; and Public views from the adjoining residential areas to the east (viewpoints 24-32) would be generally screened, in the case of the older areas housing around the edge of the site, largely by the existing foreground housing and the impacts would be very limited, except at Eden Way where the existing amenity space would be crossed by the line of the link road and the impact severe adverse. Public views from the area of more recent housing, accessed from Chatsworth Avenue, will be more greatly affected due to the presence of a publicly accessible green margin along its boundary with the site. The orientation and aspect of such views, however, and the existence of boundary trees and hedgerow, combine to limit the overall impact to moderate adverse. The landscape character impact study concentrated on the effect of the development upon the three main character areas defined in the 2004 Wokingham study. The impact on the Loddon River Valley would be very well contained. There would be a change in character caused by the construction of the link road but its effects would be limited in extent and through mitigation, be limited in degree. Of the three main character areas the largest proportion of the new development would occur within the Arborfield River Terrace area; indeed most of this character area remaining undeveloped north of the M4 would become developed. Whilst inevitably there would be loss of rural character within this character area, its effects would be well contained from the remainder of the Arborfield River Terrace character area to the south of the M4 and from other adjoining character areas especially the more sensitive Loddon River Valley to the west. The removal of around 500m of overhead power lines would also be distinctly beneficial. The southern third of the site falls within the Wokingham-Winnersh Settled and Farmed Clay character area and it occupies a remaining undeveloped triangle of this character area between Winnersh and the M4. The retention and enhancement of the notable landscape structure of this part of this character area would provide a robust landscaped setting for the new housing and a sense of the original landscape form. The assessment defines a number of Landscape Objectives for the development from identifying the main sensitive issues and key opportunities. The main landscape benefits associated with the proposals are considered to be: The substantial expansion (circa 24.4ha) to the Loddon Community Woodland/Country Park, and an opportunity to realise the new forest concept identified in Policy WCC3 across a large part of the site; page 19

21 Landscape The provision of a new dedicated cycleway and footpath network through the Community Woodland/Country Park extension and the new development that would link the smaller areas of Winnersh to the River Loddon and amenity areas related to the river, including formal access via the existing Lower Earley Way overbridge; New structural landscaping alongside the M4, the proposed link road and a new woodland to assist in emphasising the break between settlements; The landscape planting and management proposals for the existing vegetation on the site, including the mature and veteran trees and hedgerows, the details of which can be brought forward at a full or Reserved Matters application stage; and Overall visual improvements realised through the under-grounding of 1000m of overhead power lines and reduction in the total number of pylons across the area of two. The main landscape and visual impacts associated with the proposals are considered to be: The local landscape change and visual impact of the new junction of the link road with King Street Lane and Longdon Road; The impact upon the visual amenity of residencies along the eastern boundary of the site; and The permanent loss of undeveloped land that currently forms remnant parts of two landscape character areas between the existing urban area and the M4. The proposals have been developed to meet four key landscape objectives. The proposals would ensure that: (i) There would be some localised landscape and visual impacts but these would be offset by the mitigation proposals and balanced by significant enhancements such that there would be no overall landscape and visual harm; (ii) The proposals would develop the most visually discreet area of the site, would retain the existing landscape structure and would mitigate as far as possible the residual visual harm; (iii) The great majority of the existing stock of trees and hedgerows on the site would be retained, protected and enhanced through new planting and management and the existing tracks and paths would be retained and assimilated into the structure of the scheme; and (iv) There is a comprehensive Landscape Strategy for the development that includes the Community Woodland/Country Park extension, increased accessibility for cyclists and pedestrians and an enhanced overall landscape structure for the site to help integrate the new housing areas. 20 page

22 Transport Movement of Contractors, Operatives, Plant and Materials It is recognised that during the construction period there could be potential traffic impacts associated with the movement of the construction workforce, plant and materials. Throughout the construction period there would be times of increased activity and associated disturbance, and periods of less disruption. All construction impacts will be temporary in nature. These will be controlled and mitigated against by the implementation of a Traffic Management Plan. The traffic and transport assessment has used the Institute of Environmental Assessment (IEA) publication: Guidelines for the Environmental Assessment of Road Traffic to assess the level of traffic impact from the proposed development. Paragraph 3.17 of the guidance notes that the following levels of traffic impact should be considered as resulting in slight, moderate and substantial impacts: 30% change in traffic levels = Slight impact; 60% change in traffic levels = Moderate impact; 90% change in traffic levels = Substantial impact. Paragraph 3.20 of the guidance states that normally it would not be appropriate to consider links where traffic flows have changed by less than 10% unless there are significant changes in the composition of traffic, e.g. a large increase in the number of heavy goods vehicles. Whilst development generated traffic will result in an increase in traffic at some junctions, this is generally mitigated by the implementation of the proposed link road between Lower Earley Way and King Street Lane. This link road will have the effect of diverting some existing traffic away from over capacity junctions on the A329 and Mill Lane. The level of significance for traffic impacts on both B3030 King Street Lane and B3270 Lower Earley Way are considered to be negligible as the impacts are less than 30%. Community Severance The roads surrounding the proposed development and Link Road have a high standard of existing infrastructure provision for vehicles, pedestrians and cyclists. The B3030 King Street Lane has footways on both sides and signalised crossings for pedestrians and cyclists are proposed as part of the proposed Link Road junction. The Link Road between B3270 Lower Earley Way and B3030 King Street Lane would provide a new route for existing residents and local people and therefore reduce existing eastwest severance between Lower Earley Way and King Street Lane. Overall, the amount of change in severance experienced by the public and local residents along roads affected by traffic from the development is predicted to be negligible. Any increase in severance due to increased traffic levels would be negated by improvements due to the provision of new routes and pedestrian and cycle facilities. page 21

23 Transport Pedestrian Amenity A comprehensive network of footways and cycleways are proposed throughout the development, with additional links from the development to existing residential areas to the north. A footbridge is proposed to connect the northern residential development area to the proposed Primary School. A shared cycleway/footway is proposed alongside the Link Road which provides access to the site; provide development residents with access to B3030 King Street Lane to the east and B3270 Lower Earley Way to the west. The proposed junctions of the Link Road with B3030 King Street Lane and B3270 Lower Earley Way would incorporate signalised pedestrian crossing facilities, creating safe links to the existing walking and cycling networks in the area Overall, the development is predicted to have a minor significance improvement on pedestrian (and cyclist) amenity for both existing and new residents. Accidents and Safety The existing accident record close to the site accesses onto Lower Earley Way North and King Street Lane is good. The Link Road and the proposed signalised junctions onto B3270 Lower Earley Way and B3030 King Street Lane have been designed to a modern standard, separating traffic flows in time and providing crossing facilities for pedestrians and cyclists on appropriate arms. Provision of the Link Road would improve traffic flows and reduce traffic queues at congested junctions on the local network. This should reduce driver frustration and improve on existing conditions. Overall, the predicted effect on accidents and safety on roads affected by traffic from the development is predicted to be negligible. Driver Delay The overall effect of the development and link road on driver delay is an improvement at some junctions, in particular the Loddon Bridge gyratory. At other junctions, conditions are predicted to worsen due to link road diverted traffic and development traffic e.g. Winnersh Crossroads. The junctions with the proposed link road, at Lower Earley Way and King Street Lane, have been designed to accommodate the proposed levels of traffic in future year 2022 with sufficient reserve capacity. The designs also provide sufficient capacity to accept the traffic from the committed development at Winnersh Triangle and the full Link Road proposed by Wokingham Borough Council. Overall, the impact of the development is considered to have a minor negative effect on driver delay. page 22

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