LAND AT WEST YELLAND. Environmental Statement Non-Technical Summary Welbeck Strategic Land LLP

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1 LAND AT WEST YELLAND Environmental Statement Non-Technical Summary Welbeck Strategic Land LLP May 2014

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3 Quality Management Issue/revision Issue 1 Revision 1 Revision 2 Revision 3 Remarks Draft FINAL Date May 2014 May 2014 Prepared by Charlotte Powell Charlotte Powell Signature Checked by Matt Whalley Matt Whalley Signature Authorised by Alan Heatley Alan Heatley Signature Project number File reference Environmental Statement Non-Technical Summary 1

4 Land at Environmental Statement Non-Technical Summary May 2014 Registered Address WSP WSP House, 70 Chancery Lane, London, WC2A 1AF Environmental Statement Non-Technical Summary 2

5 Table of Contents 1 Introduction... 4 Overview... 4 What is being built?... 4 What is an Environmental Impact Assessment?... 5 What is a Non-Technical Summary? The Site... 6 What is the Site and the surrounding area like?... 6 How has the design evolved?... 7 Have any alternatives been considered?... 7 Who has been consulted about this development? Overview of the Development Parameters... 8 Introduction... 8 Built Land Use Parameter Plan Environmental Effects What is the existing environment like in and around the site? Will the new development affect on-site ecology? Will the Development Affect Archaeology and Cultural Heritage? 11 Will the Development have a Landscape and Visual effect? Will the development increase the risk of flooding or affect water quality? What are the likely cumulative effects? What specific measures will be undertaken to limit any significant adverse effects? What happens next? Who can I contact if I want some more information? Can I have a copy of the Environmental Statement or this Non- Technical Summary? Environmental Statement Non-Technical Summary 3

6 1 Introduction Overview Welbeck Strategic Land LLP has submitted an outline Planning Application for the development of the land to the north of Yelland Road which is approximately 12 hectares in size. The Proposed Development comprises the following elements: a developable area (approximately 6.3ha) in the southern section of the site comprising a mixture of housing types. This area also includes 2ha of retained hedgerows, wildlife corridors, open spaces and allotments; and an additional area of open space within the northern section of the Site (approximately 5.7ha), comprising a combination of recreational space and habitat improvements. What is being built? The Planning Application for the Proposed Development describes the works as: Residential development (up to 135 units) plus infrastructure including the creation of a vehicular access to B3233, the provision of open space, landscaping, allotments, ponds and other associated development. All matters reserved for future consideration except access The Proposed Development comprises: Up to 135 residential units; Associated infrastructure including vehicular access to B3233; Public open space / parkland; Communal allotments; and Landscaping and associated surface water attenuation. At this stage, the application does not seek planning approval for the detailed design or external appearance of any proposed buildings. These matters will be the subject of future reserved matters planning applications to and allow for a level of flexibility Parameter Plans (see Figures 3 5 below) have been submitted for approval as part of the Planning Application. These Parameter Plans define and control the development of the Site as a whole for the purposes of the planning permission. The Application is also accompanied by an illustrative Masterplan (see Figure 1) which demonstrates how the development could be built out when applying the parameters as defined and described in the Application. Reserved matters planning applications will be in general accordance with the Parameter Plans as described below. Environmental Statement Non-Technical Summary 4

7 Figure 1 The Illustrative Site Layout Plan What is an Environmental Impact Assessment? The Town and Country Planning (Environmental Impact Assessment) Regulations, 2011 require that before planning permission is granted for certain types of development an Environmental Impact Assessment must be undertaken. Given the size (approximately 12ha) and location of the site and nature of the Proposed Development, Welbeck Strategic Land LLP commissioned an Environmental Impact Assessment (EIA) and is submitted with the planning application which is publicly available for anyone to read and review to understand the nature and form of the Proposed Development. An EIA is a process that identifies the likely significant environmental effects of a proposed development and, if required, identifies ways that any significant negative effects on the environment can be prevented, reduced and/or compensated. The findings of this process are reported in the Environmental Statement (ES). In order to determine what environmental effects require consideration within the ES, an EIA Scoping study has been undertaken and submitted to the North Devon Council for approval. The ES comprises three volumes: Volume 1 Text and Figures, which comprises the full text of the ES and supporting figures; and Volume 2 Technical Appendices where technical reports and supporting information to the ES are presented. This Non-Technical Summary forms Volume 3 of the ES. The ES for these proposals is submitted with the planning application and will be available on NDC s website, together with the other planning application documents, which include the following: Planning Statement; Flood Risk Assessment; Environmental Statement Non-Technical Summary 5

8 Transport Assessment; Utilities Statement; Combined Phase I Geo-environmental Assessment and Ground Conditions Assessment; Lighting Appraisal; Agricultural Land Assessment; Arboricultural Survey; Sustainability Statement; and Design and Access Statement. What is a Non-Technical Summary? The full results of the Environmental Impact Assessment (baseline information, survey information and technical assessments) for this project are available in the Environmental Statement submitted with the Planning Application. A summary of the findings are presented here in non-technical language. This document is presented as a series of key questions and answers regarding the proposed development and identifies likely significant environmental effects and how any significant adverse effects are proposed to be mitigated, prevented and/or offset during the construction and future operation of the development. 2 The Site What is the Site and the surrounding area like? The site is relatively level and currently comprises agricultural fields and associated hedgerows. One drainage ditch runs in a north easterly direction through the southern area of the site. In addition, there is a drainage ditch located on the eastern boundary of the site. Both drainage ditches discharge into the River Taw to the north of the site. The existing properties along Yelland Road and Yelland Road itself form the southern site boundary, and the Tarka Trail forms the northern site boundary. The site is bordered to the east and west by agricultural land. A non-operational Works and Industrial Estate are located to the west of the site. The River Taw lies approximately 500m to the north of the site boundary. East Yelland Marsh and Isley March Nature Reserve are located adjacent to the north of the Site. The existing residential area of Yelland is located to the south and south east of the site. Figure 2 shows the location and extent of the Application Site. Environmental Statement Non-Technical Summary 6

9 Figure 2 - The Site Location How has the design evolved? The scheme has evolved over the past 4 years as a result of an on-going process of baseline studies, site analysis, feedback from NDC officers and a series of public consultation. These stages have enabled feedback to be provided and the scheme design to be adjusted and improved. The initial brief included the provision of a mixed use development consisting of 600 residential units, 5ha employment land, a local centre, a new school, and recreation facilities to reflect the Council s draft policy allocation. The scale of the proposal was reviewed as a result of changes in emerging planning policy in the North Devon and Torridge Local Plan and initial responses to the scheme from the consultations. Have any alternatives been considered? The design of the development footprint and open space layout has undergone a number of iterations, which took into account environmental effects, site analysis, and responds to a series of meetings and public consultation events over the past 4 years that have been held with the Applicants Project Team, North Devon Council Planning Officers, and the Design Review Panel. Feedback from the various consultation events and meetings resulted in the following design improvements: The reduction in the number of residential dwellings from 600 to up to 135; Increase in the provision of open space offering recreational space and improved habitats; Omission of employment land, local facilities, and primary school; Removal of wetland and nature reserve; and The inclusion of allotments. Who has been consulted about this development? Public consultations have been held in September 2012 and November 2013 to seek views of the local community on the proposals and respond to any questions. Consultation has been undertaken with various organisations during preparation of the planning application and the ES, including NDC, the Environment Agency, Natural England and RSPB. The purpose of these consultations was to agree the assessment methodologies for technical studies and to identify any sensitivities or concerns associated with the Proposed Development which may need to be considered in the design process and assessed as part of the EIA. Environmental Statement Non-Technical Summary 7

10 3 Overview of the Development Parameters Introduction The parameters of the Proposed Development assessed in the ES are shown on the Parameter Plans, reproduced as Figures 3 5 below. These plans show the type and broad location of the land uses and define the aspects of the Proposed Development for which planning consent is being sought. Built Land Use Parameter Plan Built Land Use Plan (Figure 3) shows the proposed built development footprint and building height parameters. Building heights throughout the development are restricted to 9m in height to the ridgeline of the buildings. Built development footprint equates to approximately 4.3ha. The development footprint is situated to the south of the Application Site to take into account environmental constraints identified during baseline survey work and to minimised and / or eliminate potential effects. Access to the built development footprint is from the B3233 to the south of the site. Figure 3 - Built Land Use parameter plan Environmental Statement Non-Technical Summary 8

11 Movement & Access Plan The Movement and Access Parameter Plan (Figure 4) show proposed primary street zone, the entrance to the development, public rights of way and links with the wider network. The exact route, alignment and design of the proposed internal vehicular routes and pedestrians & cyclists routes will be within the defined access corridors and limits of deviation as defined on the Parameter Plan. Figure 4 Movement and Access parameter plan Environmental Statement Non-Technical Summary 9

12 Open Space Plan The Open Space Parameter Plan identifies the type and distribution of open space across the Development. The categories of open space will comprise informal open space, existing hedgerows, allotments, areas for attenuation/swales, and areas of restricted or no public access. The distribution of these open spaces has been determined by completing baseline surveys and consulting with relevant organisations to understand the local constraints. Figure 5 Open Space parameter plan Environmental Statement Non-Technical Summary 10

13 4 Environmental Effects What is the existing environment like in and around the site? The site is relatively level and consists of fields and pasture of varied size divided by substantial hedgerows and some fragmented woodland blocks. There are no ecological, landscape, or cultural designations within the site, however the site is approximately 2km east of the Braunton Burrows Special Area of Conservation (SAC). The site is located adjacent to the North Devon Biosphere Reserve buffer zone, within an area known as the Transition Zone which covers a large area extending beyond the west and north Devon coastlines into the Bristol Channel including Lundy Island, approximately 25kms to the east and approximately 40kms to the south of the site. The Core Area of North Devon Biosphere Reserve relates to Braunton Burrows sand dune system. One drainage ditch runs in a north easterly direction through the southern area of the Site, and another drainage ditch is located on the eastern boundary of the Site. Both drainage ditches discharge into the River Taw 400m to the north of the Site. The majority of the Site currently lies within Flood Zones 1, 2 and 3 although the entire area of the development footprint is located within Flood Zone 1 and as such is located within a low risk area. Will the new development affect on-site ecology? A number of ecological surveys have been conducted across the site to enable a full assessment of the ecological conditions on the site and identify potential impacts of the proposed development. Possible effects on habitats and species identified as part of the baseline studies have been considered and are associated with both the construction and operational phases of the development. A series of mitigation measures are proposed including habitat retention and improvements (i.e. to existing trees, hedgerows and grassland) and habitat creation (i.e. new native hedgerows, swales, grassland, and broadleaved trees), and will also include the creation and implementation of a landscape and ecological management plant and lighting strategy to minimise both construction and operational effects on ecology. To avoid, and minimise direct effects upon ecology receptors, green infrastructure has been incorporated into the parameter plans and illustrative masterplan. This seeks to retain features of greatest ecological value within the development, for example, species-rich hedgerows, poor semi-improved grassland and mature trees and improve those ecological features currently of lesser value. Will the Development Affect Archaeology and Cultural Heritage? A desk based study, geophysical survey work and consultations with the County Archaeologist have established that no significant buried archaeology will be affected by the Proposed Development. In addition, an assessment of potential effects of the Proposed Development on the historic significance of listed buildings within Yelland and the surrounding area has concluded that these listing buildings will not be affected by the proposed development and as such no mitigation measures are considered necessary. Will the Development have a Landscape and Visual effect? There are no significant visual impacts from any viewpoints due to the low-lying nature of the Site on the edge of a large flat estuary, the Site being surrounded by substantial hedgerows, fragmented woodland blocks and other intervening vegetation that restricts many views. As a result of this, there is limited intervisibility between the Site and the surrounding area. Views of the Site from the higher ground south of the Site around Bickleton are seen in the context of existing ribbon development strung along the Yelland Road (B3233). It is expected that after 15 years as woodland, structure planting and native hedgerows mature and the Environmental Statement Non-Technical Summary 11

14 construction works have been removed that there will not be any adverse visual impacts The Site masterplan locates the new housing in the less visually prominent and less visually sensitive southern part of the Site, along the already developed B3233 road corridor, with views filtered by substantial woodland blocks further restricting views of the houses. The lower northern part of the Site is a public open space with varying degrees of accessibility to protect the more ecologically sensitive areas from dog walkers. This substantial green space by the Tarka Trail with new planting further helps to filter views of the development from the north and retains and enhances valuable ecological features. The Proposed Development has been assessed as not having any significant landscape effects on the landscape features, landscape character of the area, or on the Heritage Coast. Will the development increase the risk of flooding or affect water quality? Surface water drainage ditches are present on site and in the surrounding area. The majority of the Site lies within Flood Zone 1 (low risk), with part of the land within the Site boundary falling within Flood Zones 2 and 3. However the more vulnerable residential land uses are all located within the low risk flood zone 1. To reduce the potential for alteration of drainage patterns and increase flood risk during construction, a drainage strategy will be implemented in the early stages of construction. The implementation of the final drainage strategy during the operational phase will incorporate Sustainable Drainage System (SuDS) features in the form of a network of drainage ditches, swales, ponds and/or detention basins. These SuDS features will minimise the potential risk associated with increased surface water run-off following the completion of the Proposed Development. Drainage ditches on site flow towards and connect to the River Taw and in order to minimise the risk of any contamination affecting water quality in the River Taw and other sensitive areas the Environmental Agency pollution prevention guidance will be implemented during construction works. The potential for contamination sources when the development is complete are considered to be limited, however, the use of SuDS will ensure that there are no significant effects on water quality during the operational phases. Consultations with South West Water have confirmed that their foul drainage infrastructure has capacity to take and treat increased foul water flows from the Proposed Development. What are the likely cumulative effects? An assessment of the different cumulative environmental effects associated with the Proposed Development on key sensitive areas and the local population has been undertaken. During construction, the cumulative effects on nearby sensitive receptors are considered to be temporary and intermittent in nature. Whilst it is possible that cumulative effects associated with the generation of the dust, noise and increased construction vehicles could affect sensitive receptors (i.e. adjacent habitats, local residents and / or local highway network) nearest to the proposed development a Construction Environmental Management Plan will be prepared and will be implemented during the construction phase to mitigate possible negative effects. Cumulative effects during the operational phase of the Proposed Development are generally considered to be minimal. However, there are clear positive cumulative effects. New hedgerows including additional tree planting with native species will be used throughout the landscaping scheme within the open spaces on site. Ponds will be created to manage surface water run-off from the Proposed Development. This green infrastructure planning will increase species and habitat diversity whilst provided landscape and flood risk benefits. Potential cumulative effects of the Allenstyle and Fremington Army Camp developments were considered along with the Proposed Development. No significant cumulative effects have been identified associated with ecology & nature conservation, landscape and visual, archaeology and cultural heritage and water quality, resources and flood risk. Environmental Statement Non-Technical Summary 12

15 What specific measures will be undertaken to limit any significant adverse effects? Topic Construction Stage Completed Development Retention and enhancement of existing hedgerows where possible. Ecology and Nature Conservation Landscape and Visual Archaeology and cultural heritage Creation of new hedgerow to mitigate loss of some hedgerows and maintain commuting and foraging habitat. Adopting a sensitive lighting strategy to ensure dark corridors are maintained / created. Preparation of a Construction Environmental Management Plan (CEMP) (to be agreed with NDC) to be developed to best practice guidelines to ensure that the retained hedgerows and woodland abutting the Site are not adversely affected during the construction. Construction activities to be screened by closed panel fencing to minimise disturbance to birds. All retained trees and hedgerows will be protected in accordance with British Standard BS5837:2012 Trees in Relation to Construction. Site clearance strategy to be developed to ensure all ecological constraints are appropriately avoided. Preparation of a detailed landscaping strategy and management plan. Preparation of a Construction Environmental Management Plan to be agreed with NDC. Adopting a tidy site approach to mitigate landscape and visual impact. No mitigation measures required Adoption of dark corridors to prevent fragmentation of greater horseshoe bat foraging habitat. A lighting strategy to be produced at the detailed design stage to ensure that the dark corridors are adequately designed. Provision of on-site re-creational areas. Provision of signage and interpretation boards to advise users of sensitivity of surrounding habitats. Provision of buffer strip planting for woodland edge habitat to be provided at the detail design stages. Provision of signage and interpretation boards to advise users of sensitivity of surrounding habitats. Design and implementation of an appropriate Ecological and Landscaping Management Plan. A Landscape Strategy to include retention and enhancement of existing woodland blocks, trees and hedgerows; provision of new planting along boundaries principally comprised of locally indigenous species;; improving and enhancing existing habitats and creating new marginal, aquatic and meadow habitats; providing a pedestrian route through the Site to the Tarka Trail; creation of a publically accessible multi-functional open space in the north of the Site; enhancement of wetland area and marginal habitats in the north-east corner of the Site close to the Nature Reserve with no access for the general public; use of directional downlighting in order to minimise surplus light spill and careful location and alignment of light sources to minimise night-time visual effects; and Detailed proposals will include a Landscape and Ecological Management Plan, to be agreed with the local authority as part of detailed design. No mitigation measures required Water Quality, Resources and Flood Risk Early implementation of the drainage strategy. Implementation of a Construction Environmental Management Plan and best practice methods. Adopting Environment Agency pollution prevention guidelines Implementation of a Sustainable Drainage Strategy; Appropriate storage of hazardous substances. Water efficiency measures to be adopted on Site. Environmental Statement Non-Technical Summary 13

16 What happens next? The Environmental Statement has been submitted together with other Planning Application documents and drawings to the Council for the Officers to consider in consultation with various stakeholders in the context of planning policy before making a recommendation to the Planning Committee on the planning application. During the period of determination, the Council will contact government bodies and agencies and other consultees regarding the Proposed Development. Members of the general public are also invited to make comments on the planning application. The feedback from these discussions will be taken into account by North Devon Council in reaching the decision on the planning application. Who can I contact if I want some more information? Further information, including a copy of the planning application documents, the Environmental Statement and this Non-Technical Summary, is available at the following website: Any comments can be sent to: North Devon Council Planning Department Civic Centre North Walk Barnstaple Devon EX31 1EA Can I have a copy of the Environmental Statement or this Non-Technical Summary? The Environmental Statement and the Non-Technical Summary will be available to view online on North Devon Council s planning website. Paper copies of the ES documents can be provided at a cost, via WSP. Environmental Statement Non-Technical Summary 14

17 WSP UK Ltd 1 st Floor Keble House Southernhay Gardens Exeter EX1 1NT UK Tel: +44 (0)

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