Land East of the A24, West Horsham Environmental Statement Non Technical Summary

Transcription

1 Environmental Statement Non Technical Summary Berkeley Homes (Southern) Limited November 2009

2 QM Issue/revision Issue 1 Revision 1 Revision 2 Remarks Draft Final Date November 2009 November 2009 Prepared by Signature Project Team, Andrew Malcomson Project Team, Andrew Malcomson Checked by Chris Rochfort Chris Rochfort Signature Authorised by Mark Elton Mark Elton Signature Project number / /003 File reference M:\Environmental Planning\Projects\ Land East of A24 M:\Environmental Planning\Projects\ Land East of A24 WSP Environmental UK Mountbatten House Basing View Basingstoke Hampshire RG21 4HJ Tel: +44 (0) Fax: +44 (0) Reg. No:

3 This Non Technical Summary (NTS) provides a summary of the findings of the Environmental Statement (ES) which is submitted by Berkeley Homes (Southern) Limited for the Proposed Development of the, West Sussex ( the Site ). The Proposed Development Site includes part of the land which is allocated for development within the period to 2018 under Core Strategy Policy CP7 of the Horsham District Local Development Framework. The ES has been produced in accordance with the Town and Country Planning (Environmental Impact Assessment) (England and Wales) Regulations 1999 (the EIA Regulations ) (as amended) which require that, in certain cases, development proposals should be examined to measure their likely significant environmental effects upon the environment and to identify what action should be taken to mitigate those effects. SITE DESCRIPTION The Site and the key features of the surrounding area are shown on Figure 1. The Site is approximately 48.2 hectares in area and is located approximately 1.5km west of Horsham town centre bordering the edge of Horsham town and to the south of Tanbridge House School. The A24 dual carriageway forms the western boundary of the Site; it is bounded by Boldings Brook and Hills Farm Lane to the east (beyond which are residential areas of Horsham), residential properties to the south-east and the Arun Valley railway lies adjacent to the south. The Site is currently Greenfield land, with some field boundaries marked by hedgerows. Field use currently includes arable crop, grazing, grassland, with some fallow areas. The Agricultural Land Classification (ALC) surveys undertaken show that agricultural land across the Site is entirely within Subgrade 3b (i.e. moderate quality). The River Arun, which flows in a westerly direction, passes through the centre of the Site. The Boldings Brook runs in a southerly direction and enters the River Arun on the eastern site boundary. The Site is situated on north/south and east facing gradients sloping toward the River Arun and Boldings Brook. The ground conditions anticipated beneath the Site comprise weald clay which may contain beds of sandstone, with alluvium and valley gravel. Berkeley Homes (Southern) Ltd 1

4 Figure 1 Site Location DESCRIPTION OF PROPOSED DEVELOPMENT The Proposed Development will provide a mix of up to 1,100 residential dwellings, ranging from 1 bedroom flats to 5 bedroom houses. The built development will be accommodated in two main areas, the northern and southern sites, divided by a new riverside parkland area associated with the Boldings Brook and River Arun and adjacent land uses. The houses will vary in height; with the majority being Berkeley Homes (Southern) Ltd 2

5 between 2 and 3 storeys although some will rise to 4 storeys in height with the tallest dwellings situated in the northern part of the Site adjacent to the proposed access from the new A24 junction. The northern site will form a denser development with greater building heights and concentrations. The southern site will be less dense and will have a more traditional style. The Development will provide up to 20% affordable dwellings. Land will be provided for up to 30,000 ft 2 of B1 employment and a 27,000 ft 2 fire station will be provided in the west of the Proposed Development, adjacent to the new A24 junction. 1ha of land for the future extension of Tanbridge House School will be provided in the north of the Proposed Development, adjacent to the existing school. A community building (pavilion) is proposed in the southern site of the Proposed Development and will be provided in conjunction with the provision of an adjacent 2ha of sports playing fields and multi use games area. The Development will also provide two neighbourhood equipped areas of play (NEAPs) of 0.2 ha and a BMX Track of 0.29ha. The development will also include 1.94ha of public open space. Approximately 0.35ha of allotments in the southern part of the Development will be provided, for use by new and existing residents. Several attenuation ponds will be provided within the Development area. These form part of the sustainable drainage strategy (SUDS) for the Development and will allow control of the quality and volume of surface water-runoff from impermeable areas. The existing hedgerows and trees will be retained within the Development where possible. A network of landscaping, including the retention and enhancement of existing hedgerows and trees and the retention and improvement of the River Arun and Boldings Brook corridor which crosses the Site, will ensure that important wildlife corridors are maintained and enhanced within the Proposed Development. This network, together with areas of habitat creation, including the attenuation ponds and allotments, will provide biodiversity enhancement opportunities and allow the continued movement of species within the Site and into the surrounding countryside. Temporary and permanent highway infrastructure will allow access to the Proposed Development. Construction access will be from the A24 (no construction traffic will access the Site from Hills Farm Lane). Two new bus/emergency access points are proposed onto Hills Farm Lane, one of which will be used for vehicular access until the new A24 junction is fully operational (anticipated to be in 2013). The eastern components of the A24 junction (southbound) will be put in place until the new A24 junction is fully operational. In the unlikely event that the full A24 junction is not built, access would remain to Hills Farm Lane with traffic lights installed on the junction with Guildford Road. In the longer term the full new grade separated junction off the A24 will allow strategic access into the Proposed Development. The new junction will be located approximately 900m south of the Farthings Hill interchange of the A264 and the A24 and will allow access to the A24 from all directions. The new junction will be subject to a separate planning application and will be delivered by WSCC and HDC. Financial contributions will be made toward off-site highway improvements works, such as new traffic signals on the existing Farthings Hill Interchange, including crossing facilities for pedestrians and cyclists. A new bus service to Horsham town centre and Horsham railway station will be provided to serve the Development via Hills Farm Lane. The existing public rights of way which cross the Site will be diverted as necessary and new footpaths and cycleways provided, including a replacement footbridge over the A24. Dedicated access points for pedestrians and cyclists will be provided to allow access into and out of the Site from all directions and to ensure that links to the existing Public Right of Way network and surrounding countryside are maintained. Construction works will be undertaken in a phased manner and are anticipated to start in 2010 and would be completed in A Construction Environmental Management Plan (CEMP) will be implemented during the construction works to ensure that environmental effects are avoided or minimised and that appropriate monitoring is undertaken. The content of the CEMP will be agreed with HDC and other authorities as appropriate prior to the start of construction. Berkeley Homes (Southern) Ltd 3

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7 Figure 3 Examples of Contemporary Urban Design which Reflect Positive Design Principles PLANNING POLICY CONTEXT The Proposed Development is consistent with Government guidance, particularly relating to urban extensions in locations that will be accessible to different modes of transport and are near existing community facilities and local services. The Site forms part of the Land West of Horsham strategic allocation, as allocated in the Horsham Local Development Framework. The Proposed Development accords with planning policy at national, regional and local level, including the Supplementary Planning Documents adopted by Horsham District Council in respect of the Land West of Horsham Strategic Allocation. Figure 4 View looking north across the Site from the Public Right of Way south of the River Arun ENVIRONMENTAL EFFECTS OF THE PROPOSED DEVELOPMENT The Environmental Statement considers the likely significant environmental effects of the Proposed Development during construction and once completed, and measures have been recommended to prevent, reduce and where possible offset any significant adverse effects on the environment and to provide enhancement opportunities. Traffic and Transportation Baseline conditions indicate that the local highway network has high existing traffic flows which cause high levels of severance and driver stress and delay. Existing pedestrian and cycle infrastructure within the vicinity of the Site is typically minimal, consequently resulting in delay to pedestrians and cyclists and loss of amenity for non-motorised users. Berkeley Homes (Southern) Ltd 5

8 Overall, the Proposed Development will provide a number of long term benefits which will offset any negligible negative effects on driver stress and delay. The negative impacts associated with the medium term construction phase are temporary (with access proposed off the A24) and the Proposed Development would improve relative transport conditions overall for many users.. The Proposed Development and its associated changes to the layout of the local highway network as well as junction improvements will minimise the impacts on existing levels of severance, fear and intimidation and accidents and safety. The measures outlined have the potential to be built upon in a positive way by the complimentary infrastructure proposed as part of the South Broadbridge Heath development and the residential travel plan for the Site will increase community participation in further managing the travel demand of the Proposed Development. Figure 5 View Looking West Across Hills Farm Lane Towards Tanbridge House School Noise and Vibration A baseline noise survey established that road traffic on the A24 and local roads and railway noise contribute to the existing noise climate on the Site. During the baseline noise surveys, no perceptible levels of vibration were experienced at any of the measurement positions. Construction noise attenuation and management schemes will be developed and applied to existing and proposed dwellings and operational noise attenuation schemes would be developed and applied to proposed dwellings. The noise assessment has shown that during the construction phase, by erecting a temporary screen between the receptor and the closest phase of construction works and the implementation of a CEMP, the impact will reduce to negligible. The construction vibration impact will be negligible. During the operational phase of the Proposed Development, the road traffic noise and railway noise levels will have a negligible impact on the proposed dwellings. The noise levels in gardens adjacent to the A24 in the south of the Site will, in a small number of places, be minor negative. This impact considers the use of acoustic fences in place of standard garden fences. Noise limits have been set for any mechanical plant, which is expected to be limited to the proposed fire station, employment and community buildings only. Application of appropriate mitigation measures will ensure a negligible noise impact. It has been assumed that the proposed fire station will require a management plan to ensure its operations cause minimal impact to the nearby residents. As such, and assuming any necessary and feasible mitigation measures are incorporated into the design, there will be a negligible to minor negative impact. The operational road traffic noise is likely to result in a negligible effect on the surrounding roads. There will be a moderate negative effect on Hills Farm Lane if the full A24 junction does not get built, Berkeley Homes (Southern) Ltd 6

9 in which case access will remain onto Hills Farm Lane. However this is unlikely as the full A24 junction is required to be constructed by the Land West of Horsham Masterplan SPD and will be brought forward by WSCC and HDC. Figure 6 View of the A24 Looking East from High Wood Hill Air Quality An assessment of the potential effects on local air quality from construction activities on the Proposed Development has been carried out. This showed that during construction activities releases of dust and PM 10 are likely to occur. However, through good site practice and the implementation of suitable mitigation measures as part of the CEMP, the effect of dust and PM 10 releases will be reduced and the risk of excessive releases will be minimised. The residual effects on local air quality due to dust and PM 10 during the construction phase are considered to be moderate to minor negative. Quantitative assessment of the effect of emissions from vehicles associated with construction of the Proposed Development has identified that there will be small increases in NO 2 and PM 10 concentrations at the majority of assessment receptors that have been considered. The overall residual effects of emissions from construction vehicles are considered to be minor beneficial to moderate negative. In addition, an assessment of the potential effects on NO 2 and PM 10 concentrations due to traffic flows associated with the Proposed Development was undertaken. The results of the assessment showed that the Proposed Development would cause an increase in NO 2 and PM 10 concentrations at the majority of assessment receptors. Some improvements in air quality are also predicted at a significant number of assessment receptors due to a reduction in speed on a number of road links as a result of the Proposed Development in combination with the South Broadbridge Heath scheme. Changes to the road network as a result of the development of South Broadbridge Heath have also caused a decrease in concentrations at a number of receptors in the cumulative development scenarios. Concentrations of NO 2 and PM 10 predicted on the Site meet the AQS objectives for these pollutants in all years assessed. According to the Environmental Protection UK significance criteria, overall the effect of the Proposed Development on air quality is a medium to low priority consideration. An assessment of the effect of the Proposed Development on CO 2 emissions from road vehicles across the modelled road network has also been completed. This indicated that traffic associated with the Proposed Development would result in a decrease in CO 2 emissions from the road network assessed by approximately 5.8% compared to a future situation without the Proposed Development. This is due to the proposed changes to the local road network. Berkeley Homes (Southern) Ltd 7

10 Figure 7 View of Trees & Hedgerows Within the North of the Site Odour There is the potential for future residents of the Proposed Development to experience odour attributable to Horsham Waste Water Treatment Works (WWTW), located adjacent to the southwestern boundary of the Site, on the opposite side of the A24. Odour modelling has indicated that there is the potential for a detectable odour across the majority of the Proposed Development Site, with the potential for a faint odour to be detected in the western half of the Proposed Development Site. On rare occasions lime treatment may be undertaken at Horsham WWTW. This could lead to a temporary increase in the potential for odour nuisance on the Proposed Development Site. A review of complaints data held by HDC revealed that a number of complaints have been made by existing residents to the north-east of the WWTW. External sludge processing (i.e. lime treatment) at the WWTW ceased in February 2009, following which no complaints regarding odour from the WWTW have been made to HDC (as of 07 October 2009). Residential dwellings are proposed within the 600m town planning consultation zone associated with the WWTW which is recommended by Southern Water. Consequently mitigation is required in order to reduce the risk of future residents experiencing odour nuisance as a result of operations at Horsham WWTW and this will be secured through financial contributions toward the necessary upgrades. If appropriate technological solutions (such as the installation of odour control units) are implemented at the WWTW, the potential for future residents of the Proposed Development to experience odour nuisance will be reduced and depending on the solution that is implemented the odour constraint on the Proposed Development Site may be largely removed, assuming that lime treatment at the WWTW does not recommence. However, there will still be the potential for a faint odour to be detected along the western boundary of the Site under certain meteorological conditions. Berkeley Homes (Southern) Ltd 8

11 Figure 8 View of Pond adjacent to North Western Site Boundary Ecology and Nature Conservation The Site is dominated by habitats which are of negligible nature conservation interest in their own right, including arable and improved grassland fields. Habitats of nature conservation interest within the Site include the River Arun and Boldings Brook, woodlands, the hedgerow and ditch network, treelines and mature trees, ponds and semi-improved and marshy grassland. In addition, the Site is of district importance for reptiles and foraging bats, and of local importance for roosting bats, birds and invertebrates. The Proposed Development will result in the loss of some habitats within the Site, mostly comprising arable fields and improved grassland, in addition to lengths of hedgerows (where necessary to allow access) and areas of semi-improved grassland. Habitat creation and enhancement measures are therefore proposed to compensate for the loss of these habitats and provide additional habitat areas. These include the creation of species-rich grassland, wet grassland and marshy areas, ponds and ditches and additional scrub and tree planting within the river/brook corridor and around the boundaries of the Site. Habitat connectivity will be maintained through the maintenance of green corridors through the developed areas, using retained hedgerows and new planting along roads and within open space areas. These measures, particularly habitat creation and enhancement along the River Arun and Boldings Brook corridor, will provide an important contribution to green infrastructure. In addition, measures are proposed to avoid impacts on retained habitats and prevent disturbance to species supported by the Site as a result of lighting, noise and recreational disturbance. Following implementation of mitigation, it is considered likely that all adverse effects will be reduced to non-significant levels. Significant positive effects on the River Arun and Boldings Brook corridor are expected to occur as a result of habitat creation and enhancement measures. Berkeley Homes (Southern) Ltd 9

12 Figure 9 View From Hills Farm Lane Looking South-West Along the Eastern Boundary of the Site Landscape and Visual Impacts The Proposed Development lies to the west of the Horsham urban fringe between Hills Farm Lane and the A24. The Site lies on the relatively flat valley floor of The River Arun. The Site is bound by Tanbridge House School to the north; the Boldings Brook to the east; the existing railway to the south; and the A24 to the western boundary. The River Arun flows through the Site. The landscape around the Site is relatively flat. Beyond the Site to the west the land rises to Highwood Hill. The local land use is primarily arable agriculture, with pasture uses associated with the higher ground on farms to the north, south and west of the Site. The valley landscape is well treed, with woodland blocks associated with the valley sides. This is typical of the wider landscape character for the Horsham area. The main settlement in the area is Horsham, located to the east of the Site. Several hamlets, villages and individual farmsteads are characteristic features dotted through the landscape. These settlements are connected through a network of minor roads and footpaths. The landscape to the south of the Site is dominated by the large Listed Building know as Christ s Hospital, now used as an educational facility. Due to the nature of the surrounding landscape and topography there is no indivisibility between the Site and the Listed Building. The Site currently comprises of arable farmland and areas of rough grass contained by hedgerows and small areas of woodland. In the middle the Site is divided into two sections as the River Arun meets the Boldings Brook. Mature trees and woodland blocks are located within the Site and on the boundaries. Located within the trees and hedgerows is a Pillbox within the northern section of the Site. Due to the combination of local landform and layers of vegetation, views of the Site are restricted to those from the eastern boundary of the Site along Hills Farm Lane, users of the riverside walk and those views from the footpaths on the higher valley slopes to the west. A large majority of the existing vegetation on Site will be retained, with the exception of some of the hedgerows and trees to facilitate development and access into the Site. New native hedgerow and individual trees together with acoustic bunds/fences are proposed on the western Site boundary to screen the new access road and help provide visual separation from the A24. Within the Site large areas of public open space have been provided for informal play and community events. Areas for play provisions to accommodate children of all ages have been located all around the Site, including a BMX track. Furthermore sports facilities have been located to the southern section of the Site with a new community building and parking provisions. The Proposed Development would not be detrimental to the existing landscape resources or the local landscape character and scenic qualities of the landscape which cover the Site. The proposal is wholly consistent with local land uses, maintains the openness and the characteristics of the River Arun. New footpaths and bridges will increase the public access and connectivity in and around the Proposed Development. Berkeley Homes (Southern) Ltd 10

13 The Proposed Development maintains and reinforces the key landscape resources. Views of the Site are limited to those immediately bounding the Site and those elevated footpaths and dwellings on rising ground to the west. The Proposed Development therefore would have limited detrimental effect on the local landscape and visual receptors. Archaeology and Cultural Heritage An archaeological desk-based assessment indicated a generally low potential for the Site to contain buried archaeological deposits and a moderate potential for it to contain localised deposits of geoarchaeological and palaeoenvironmental significance (associated with Arun river terrace gravels). A programme of trial trenching around Parthings Cottage and a fieldwalking (surface artefact collection) survey of the developable area south of the River Arun have been carried out at the Site. Both produced no evidence for significant archaeological deposits. The assessment also identified one Listed Building outside of, but in proximity to, the Proposed Development boundary. No other designated sites are affected. The Site contains three undesignated sites of archaeological significance: a possible medieval deer park boundary, earthworks possibly relating to a former fulling mill and a Second World War pillbox. The assessment found that any buried archaeological deposits on the Site are likely to be destroyed or severely damaged by the groundworks associated with the Proposed Development. The mitigation will take the form of a watching brief where required. The noise and vibration assessment found a negligible effect upon the fabric and setting of the Listed Building. The landscape and visual impact assessment found no impact upon the fabric or setting of the Listed Building. The assessment found that no residual effects on cultural heritage and archaeology are anticipated during operation. The mitigation works already carried out, together with a programme of further mitigation (an archaeological watching brief as required) will ensure that the Proposed Development is in full compliance with planning policy. Agriculture and Soils The Site is classified as entirely Subgrade 3b (i.e. moderate quality) agricultural land. No best and most versatile agricultural land (Grade 1, 2 and 3a) is present within the Site. The topsoils on the Site are medium/heavy silty clay loam and medium/heavy clay loams. These mostly lie over a slowly permeable clay or silty clay subsoil formed on the Weald Clay. Three land holdings occupy the Site. The land to the north of the river Arun is permanent pasture from which an occasional crop of hay is taken; that to the north of the river and west of the Site is not farmed; whilst that to the south of the river forms part of Parthings Farm, a mainly arable unit based beyond the Site to the south of the railway line. None of the Site is within an agri-environment scheme, such as Countryside Stewardship or Environmental Stewardship, although land to the south of the railway line is within Entry Level Stewardship. The Proposed Development will involve the permanent loss to agricultural use of approximately 43 ha; may generate a surplus of soils, particularly topsoils; and will lead to the loss of land from one working farm, in addition to loss from two other land holdings. No effects are anticipated on neighbouring land within agri-environment schemes. There is likely to be a direct, permanent effect on agricultural land of minor to moderate negative significance. There is likely to be a direct, temporary, short-term effect on soil resources of negligible to minor negative significance following the implementation of mitigation measures, principally the re-use of as much of the surplus resources on site, the disposal of any surplus soils thereafter in a sustainable manner and the maintenance of soil quality by following best practice guidance on soil handling during construction. There is likely to be a direct, permanent effect on farm holdings of minor negative significance. Berkeley Homes (Southern) Ltd 11

14 National, regional and local planning policies afford a degree of protection to the best and most versatile agricultural land in Grades 1, 2 and 3a. The Proposed Development will not involve the loss of any best and most versatile land but will use poorer quality land in Subgrade 3b. No effects on agricultural resources or soils are anticipated during operation of the Proposed Development. Ground Conditions and Contamination The Site location is considered to be of moderate environmental sensitivity due to the surrounding residential properties, on-site surface water features, potential ground contamination associated with nearby former landfill site and historic sludge disposal area within the Site and the underlying groundwater beneath the Site, which is classified as a minor aquifer. The main impacts relate to the potential for soil and groundwater contamination result from surrounding site uses, historical site uses, potential disruption to existing ground contamination during construction works, fuel and chemical storage and use of plant. Further intrusive investigation will be undertaken to supplement existing information in order to identify whether there are any contaminants present on the Site with particular focus on parts of the Site where historic activities have likely resulted in some level of contamination (former filter bed and landfill site off Hills Farm Lane). Further intrusive ground investigation is also recommended to inform the geotechnical design. This will include groundwater monitoring and sampling to determine the groundwater level and contamination status of the minor aquifer beneath the Site, and geotechnical design implications for embankments etc. as part of the new A24 Junction and acoustic bund. If appropriate mitigation and remedial techniques required are implemented, it is anticipated that there will be no significant residual effects with respect to ground conditions and contamination. By adopting the remediation strategies that have been suggested where required, the Proposed Development will minimise the risk of pollution to the new site users and residents, and to the surrounding environs. Figure 10 The River Arun in the Vicinity of the Site Water Quality, Flood Risk and Drainage Boldings Brook forms the eastern boundary for much of the site before connecting to the River Arun. The River Arun flows in an east to west direction through the centre of the Site. There are also ponds and a ditch on the Site. The River Terrace and Alluvium deposits associated with Boldings Brook and the River Arun beneath the Site are classified as a minor aquifer of variable permeability and the Weald Clay is classified as a non aquifer. The full indicative flood plain maps indicate that a large Berkeley Homes (Southern) Ltd 12

15 proportion of the eastern boundary and the central section of the site is situated within Flood Zones 2 (Medium risk) and 3 (High risk) associated with the River Arun and Boldings Brook. The remainder of the Site is located within Flood Zone 1 (Low risk). During the construction phase of the development a CEMP will be implemented to ensure adoption of standard best practice techniques to mitigate the potential impacts of physical (e.g. sediments) and chemical (e.g. hydrocarbons) contamination on surface water. All built development will be located within Flood Zone 1 (low risk). The implementation of a Sustainable Drainage System (SUDS) in the form of strategically located attenuation ponds connected via a network of swales and infiltration trenches will mitigate the potential impact associated with increased surface water run-off from the Site. The use of SUDS will also ensure that no significant residual or cumulative effects, in terms of deterioration in water quality, and impacts associated with alterations to the drainage regime, will affect any sensitive water resource receptors, during either the construction or operational phases. Water butts will be provided for all new homes where appropriate. Additional water efficiency measures in accordance with Code for Sustainable Homes and BREEAM targets will be implemented to reduce the volume of water required during the occupation of the Proposed Development and therefore minimise the amount of wastewater that is produced. Southern Water has confirmed that there is sufficient capacity within the existing foul sewer network. Following the implementation of appropriate mitigation measures the Proposed Development will not result in any significant residual or cumulative effects on water quality, quantity of surface water run-off and water demand. Figure 13 View Looking West into the Site at Land Adjacent to the South of Tanbridge House School Waste Management Excavation works and construction works of the Proposed Development will result in waste arisings and the need to dispose waste to landfill. In order to minimise the volume of waste generated, all excess soil will be retained within the Site as part of the landscaping and in the acoustic bunds and A24 slip roads and the site contractor will adhere to best practice, set out in a Site Waste Management Plan (SWMP) which will be implemented during the construction works. The SWMP will form part of the CEMP. The residual effect of waste arisings during the excavation and construction works will be of up to minor negative significance. The waste arisings from the Proposed Development will comprise predominantly municipal solid waste as well as commercial waste and green waste from landscaping activities. Residential properties will be designed to allow the segregation and storage of waste. New residents will have access to convenient and simple to use waste management and recycling facilities and the bin storage facilities provided within the Proposed Development will adhere to the requirements of HDC. New residents with private gardens will be provided with compost bins. Berkeley Homes (Southern) Ltd 13

16 The car park of the proposed community building in the south of the Development and a location near the NEAP in the north-west corner of the Site have been identified as suitable locations for recycling bring sites which will offer further recycling opportunities for future residents. The occupiers of the employment space, fire station and community building will be provided with sufficient space to allow segregation of waste streams which will enable occupiers to employ waste segregation techniques in consultation with the appointed waste contractor. Following mitigation, the likely residual impact of the operation of the Proposed Development in terms of an increase in waste arisings is considered to be of minor negative significance. Artificial Lighting The Site is unlit and is indicative of an E2 Environmental Zone low district brightness area. For the off-site areas, the residential areas to the east of the Site in Horsham recorded illuminance levels typical of an E2/E3 Environmental Zone low to medium district brightness, whilst in the vicinity of Tanbridge House School, Broadbridge Heath Leisure Centre and the Tesco superstore, levels typical of an E4 Environmental Zone high district brightness were observed. More remote rural areas to the south and west of the Site are dark landscapes with very few lighting installations. During the construction phases, lighting effects are likely to be associated with the requirement for temporary lighting to illuminate temporary car parking areas, the contractor s compound and working areas. In order to mitigate temporary impacts on surrounding sensitive receptors the lighting requirements at the Site will be managed as part the CEMP. Installed lighting will involve the use of well located, modern light fittings which are directionally controlled and will be in accordance with current best practice standards and HDC requirements. The temporary lighting will be specific to those areas of the Site that require illumination during the night-time period to ensure on-site safety and security. Overall, the residual effect on sensitive receptors during the construction phase will be temporary in nature and is considered to be of minor negative significance as a worse case. During the operational phase, the introduction of artificial light sources as part of the Proposed Development will result in changes to the current baseline conditions on the majority of the Site. In addition, the existing sports floodlighting at Tanbridge House School presents an existing constraint to new residential development. The effects on sensitive receptors will be mitigated through the implementation of a stringent lighting design (to be developed at the detailed design stages), including the use where practicable of low light pollution fittings, which retain light spill within the built development area, thus minimising the loss of light to the night sky and glare discomfort to on-site or neighbouring receptors. In addition, landscape treatment will provide additional screening to minimise the effect on existing and new residential properties from existing and proposed lighting. Overall, the residual effect on sensitive receptors following completion of the Proposed Development is considered to be of minor to moderate negative significance at worst compared to the existing conditions on the Site. Community and Socio-Economic Impact The Proposed Development is likely to have a positive impact on the socio-economics of the local area. During the construction works, it is anticipated that the Proposed Development will provide up to 200 jobs, which would largely be filled by workers in the local area. In addition, the presence of these workers in the area is likely to boost the local economy through the increase in spending. The residents closest to the south-east Site boundary as well as residents on Hills Farm Lane near the new access points and pupils and teachers at Tanbridge House School are likely to experience some disruption during the construction works, although these impacts will be managed through implementation of the CEMP and through continued liaison with the local community to ensure that any complaints and issues are managed. Construction access will be from the A24 to minimise disturbance. Berkeley Homes (Southern) Ltd 14

17 In addition, public rights of way will be diverted as necessary allowing permanent access to public rights of way during construction where possible. The Proposed Development will provide a wide variety of housing, including a provision of up to 20% affordable housing, which will help to meet the housing demand of Horsham District. In addition, the proposed business, community and fire station facilities will create up to 177 full time employment positions across Horsham and West Sussex. In addition, the new residents of the Proposed Development are likely to result in increased spending, providing a positive economic uplift to the Denne ward and Horsham District. In addition, the community facilities and open spaces provided in the Proposed Development will help to meet the recreational demands of the new residents, and will also serve the wider community. Financial contributions will be made toward education and public art. SUMMARY The Site forms part of the strategic allocation of Land West of Horsham (Land South of Broadbridge Heath being the remaining component), which was identified in the Local Development Framework as a result of studies to identify sites suitable for housing and mixed use development in Horsham District. The Proposed Development is considered to be appropriate in terms of its location and viability including links to public transport services and existing community facilities, as well as good transport links for commuting to large employment areas nearby, such as Crawley and Gatwick. The scheme complies with policy at a national, regional and local level and meets the objectives of servicing the housing (including affordable housing) and other needs of the locality and providing employment opportunities, whilst fulfilling the principles of sustainability. The Proposed Development will provide considerable community facilities and substantial new areas of open space (including an extensive riverside park) which will provide benefits to the existing and future communities, along with additional route connections (including a new riverside walk) and improved crossing facilities for pedestrians and cyclists. Green corridors represented by grassland, hedgerows, woodland and watercourses will be retained where possible and enhanced, providing biodiversity enhancements throughout the Proposed Development. Construction access is proposed off the A24 to minimise disturbance. The Proposed Development and its associated changes to the layout of the local highway network as well as junction improvements will minimise the impacts on existing levels of severance, fear and intimidation and accidents and safety. The measures outlined will compliment infrastructure proposed as part of the South Broadbridge Heath development and the residential travel plan for the Site will increase community participation in further managing the travel demand of the Proposed Development. The Proposed Development will seek to ensure a high performance against relevant sustainability objectives through implementation of sustainable transport provisions and commitments to achieving the required Code for Sustainable Homes and BREEAM Very Good targets for residential and nonresidential development respectively, in accordance with the Land West of Horsham Masterplan SPD. The design of the Proposed Development and commitments that have been made to the proposed management practices during construction and operation incorporate a range of enhancement and mitigation measures, including the retention of existing trees and hedgerows where practicable. These measures will minimise any significant environmental effects and ensure that the sustainability credentials of the Proposed Development are maximised. Planning conditions or obligations will be used to secure the delivery of the mitigation and enhancement measures set out in the Environmental Statement and in other documents submitted in support of the outline planning application. Planning conditions or obligations will also be attached to subsequent detailed planning applications and reserved matters applications. Berkeley Homes (Southern) Ltd 15

18 With the careful scheme design and mitigation and enhancement measures proposed it is considered that the Proposed Development will not result in any significant adverse long-term environmental effects. FURTHER ENQUIRIES This provides a general description and account of the environmental, social and economic effects of the Proposed Development. The full details of the assessment of likely significant environmental effects are presented in the Environmental Statement (Volume 1 Text and Figures and Volume 2 Appendices). Copies of this document and the Environmental Statement are available for viewing at Horsham District Council s offices at Park North, North Street, Horsham, West Sussex, RH12 1RL. Figure 15 Aerial View of the Site showing the northern and southern sites Berkeley Homes (Southern) Ltd 16

19 This (NTS) has been prepared on behalf of Berkeley Homes (Southern) Limited. The project team comprised: (Client) Berkeley Homes (Southern) Ltd Berkeley House Summers Place Stane Street Billingshurst West Sussex RH14 9GN (Architecture and Fire Station Design) Omega Partnership Glenavon House 39 Common Road Claygate Surrey KT10 0HG (EIA, Highways, Transport and Infrastructure Consultants, Sustainability and Energy) WSP Group Plc Mountbatten House Basing View Basingstoke Hampshire RG21 4HJ (Planning Consultant) Bell Cornwell Oakview House Station Road Hook Hampshire RG27 9TP (Landscape Architect) Fabrik Limited 38a High Street Alton Hampshire GU34 1BD Berkeley Homes (Southern) Ltd 17

20 (Archaeology and Built Heritage) Archaeology South East Units 1 & 2 2, Chapel Place Portslade East Sussex BN41 1DR (Ecology and Nature Conservation) Hankinson Duckett Associates The Stables Howbery Park Benson Road Wallingford Oxon OX10 8BA (Agriculture Consultant) Reading Agricultural Consultants Races Farm Aston Street Aston Tirrold Didcot Oxon OX11 9DJ Berkeley Homes (Southern) Ltd 18