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Non-Technical Summary Introduction A planning application has been submitted to the Vale of Glamorgan Council (VOGC) by Taylor Wimpey for residential development at land south of Cog Road, Sully. An Environmental Impact Assessment (EIA) has been undertaken with input from a range of technical experts and qualified persons. The result has been the preparation of a detailed Environmental Statement (ES) to accompany the planning application which assesses and details any potential environmental effects arising from the development and development process and the measures necessary to reduce and mitigate any identified impacts. The ES is set out in a structured manner to allow easier navigation: Volume 1: Main Document provides the full text of the ES along with associated figures and tables of relevance; Volume 2: Technical Appendices contains all technical surveys, reports and supporting documents referred to in the main text of Volume 1; and Non-Technical Summary (this document) a summary of the EIA, the likely significant effects of the proposed development, appropriate mitigation measures and any anticipated residual effects. This Non-Technical Summary (NTS) provides an overview of the main findings of the ES. It is hoped this ES will help people understand the main conclusions from the EIA process and enable the results to be available in a more accessible and summarised format. Copies of the full ES, along with all the planning application documents, can be inspected at the Council s offices at Dock Office, Barry Docks, Barry, CF63 4RT. Copies of the ES are also available for purchase from Savills, the Planning and EIA consultants working on behalf of the applicant by writing to the following address: Savills, 12 Windsor Place, Cardiff, CF10 3BY. Additional hard copies of the can be obtained at a cost of 150 or alternatively in CD format free of charge. Site and Surroundings The site is located to the north east of the village of Sully, in the Vale of Glamorgan as identified on the aerial view of the site below. Sully has a population of 4,543 (2011 Census) and comprises of a mix of local facilities including a primary school, playing fields, a local convenience store, post office and doctor s surgery. The site to which the planning application and this ES relates to covers an area of 12.7 hectares. The site is currently farmed under the Agricultural Tenancies Act 1995 as permanent grassland / pasture. Agricultural Land Classification surveys of the land indicate that the site is Grade 3b and Grade 4 quality land. Non-Technical Summary 1
The site is bounded by hedgerow. The hedgerow is generally limited to the southern and northern site boundaries, with a gappy hedgerow present along the western boundaries (adjacent to residential gardens) and a short section of hedgerow present along the eastern boundary. The site is bounded to the north by Cog Road. Beyond the road, to the north east corner of the site is Cog Farm. The junction (known locally as the Cog triangle ) between Cog Road from the west, Swanbridge Road to the south and Sully Road from the north Is located to the north east of the site. Site Location The eastern boundary of the site comprises of five large dwellings (detached and semi detached) and their respective curtilages. These properties are accessed from Swanbridge Road. The south eastern corner of the site directly adjoins Swanbridge Road. The southern boundary of the site is defined by a hedgerow, beyond which is agricultural land. The western boundary of the site adjoins existing residential development (Conybeare Road, Slade Close and Uphill Close). This residential estate comprises of detached and semi detached housing building during the 1980s. Emerging Local Development Plan The Deposit Local Development Plan (LDP) (November 2013) indicates that the site is to be allocated as a reserve site for residential development. The extent of the draft allocation, which includes additional land to the south of the hedgerow, is shown on the Proposals Map Extract opposite. Planning policy has clearly had an important influence on the form and content of the proposed development scheme. A Planning Statement is also submitted with this application, which considers the planning policy content and considerations in detail. Deposit LDP Extract Non-Technical Summary 2
The Proposed Scheme The application seeks outline planning permission (with all matters reserved for subsequent approval) for residential redevelopment of the site. Taylor Wimpey s vision for the site is to createe a cohesive and sustainable place to live and enjoy where the design seeks to capitalise on the unique sense of place offered by the site and its surroundings. The proposed form of development has emerged in light of the proposed allocation of the site for residential development in the LDP, detailed consideration of the existing character and landscape of the site and surroundings (including the design response to the historical value of Cog Farm and Listed Buildings along Swanbridge Road), the relationship and porosity of the site with adjacent existing residential development, transport and access considerations, the ecology of the site and sustainability. The proposals seek to deliver up to 350 new homes. They will provide a range and choice of house types and size, from 1 bedroom terrace starter homes through to large keynote detached housing. Development Concept Plan In addition, the proposals include: A network of open spaces for formal and informal recreation (up to 2ha); New roads, parking areas, accesses and paths, including a green route through the site linking two new access points into the site from Swanbridge Road and Cog Road; A comprehensive landscaping scheme and ecological mitigation measures including the retention of the existing pond with a 50m buffer; and Other ancillary uses and activities, including site preparation; the installation or improvement of services and infrastructure; improvements/works to the highway network and other ancillary works and activities. The overall concept is expressed in the Indicative Masterplan (overleaf) which is used for the assessment. It is proposed that the scheme would be phased over a 5-7 year period, between 2014-2021 and will be developed in three principal phases. Main Alternatives The VOGC has considered a large number of alternative sites to the application site for housing development as part of the LDP process. A rigorous process has been undertaken by the Council whereby sites have been assessed in terms of their viability, accessibility, environmental constraints and suitability. The Indicative Masterplan has evolved since the initial concept to enable consideration of environmental features within the site. Namely landscape features, setting and habitats. A number of alternative development designs and layout options have been considered by the consultant designers which take into account the site constraints and opportunities and has accounted for inherent mitigation for a number of factors. Non-Technical Summary 3
Proposed Masterplan (not to scale) Non-Technical Summary 4
Society and Economics The effects of the proposed development upon people, the community and the economy have been considered as part of the EIA process. A number of socio-economic benefits are likely to arise as a result of the proposed development both during site preparation and construction of the development and during operation. The development will help support construction firms operating in the region and provide direct and indirect jobs in the construction industry, as well as the supply chain. Additional measures that could add further benefit to the area include labour/training agreements to the advantage of local people/businesses and the use of local purchasing initiatives, where possible, to maximise the benefits of the scheme to local construction firms and product manufacturers/suppliers. Possible temporary impacts of construction on the amenity of the residents in the neighbouring residential areas will be mitigated through the agreement of planning conditions on working practices, including the agreement of a Construction Management Plan. The proposals will generate an additional population of around 690 persons. This equates to approximately a 13% increase in the population of Sully once the development is completed. The effect of the proposals on local social and community facilities have been investigated in the following areas: Provision of new housing the scheme will deliver market and affordable housing which will assist in meeting the Vale of Glamorgan s housing targets and to provide an important source of additional dwellings to meet housing requirements, in an area where there is need and demand for new, family housing; Community facilities financial contributions could be made towards the improvement of existing community buildings or pooling with other monies to provide new community buildings, as per the specific needs of the local community and Local Authority objectives and the Council s Planning Obligations SPG (2012). As the new or improved community building(s) will not be exclusively reserved for the additional population generated by the development there is a wider benefit to the wider population as they can also capitalise on the improved community building facilities provided by the investment; Education provision the proposed development will create a demand for additional pre-school, primary and secondary school places. Extensions or improvements to some of the schools, including Sully Primary School, with catchments covering the site are anticipated by the Council. Financial contributions towards education provision (i.e. an extension to Sully Primary School) can be calculated, and made to the Council, on a pro-rata basis in line with the contribution figures identified through the Planning Obligations SPG (2012); and Formal and informal open space the proposed development will not result in the loss of recreational facilities. Rather, the scheme includes the provision of approximately 5ha of open space, comprising of formal and informal open space and play areas. The development will generate a need for social and community facilities. This need for, and provision of, community buildings, education, health and open space facilities within the local area has been assessed and potential impacts are mitigated through the provision of open space on site and financial contributions in line with the VOGC standards, for community buildings and education facilities. Non-Technical Summary 5
Traffic and Transportation A Transport Assessment has been undertaken to assess the predicted traffic levels expected as a result of the proposals. The capacity of key junctions in the immediate area to cope with increased traffic numbers has been tested and pedestrian, cycleway and public transport provision in the surrounding area has been evaluated. The Indicative Masterplan shows that Indicative Accesss Strategy the site is proposed to be accessed from two new access points from Swanbridge Road and Cog Road. An internal spine road, or primary access road is proposed within the site, indicatively showing four spurs into residential development via estate roads as shown on the indicative access strategy opposite. During the construction process, impacts of construction traffic will be mitigated by a Construction Traffic Management Plan. This will address traffic signage and signalling necessary for the direction and control of approaches to the site, suitable routes for materials and employees to and from the site, details of operations which would obstruct the public roads and the timing of operations and procedures prior to commencement. During operation, the proposed development will be accompanied by a Residential Travel Plan which will include a package of measures to encourage residents to use alternatives to single-occupancy car use. The Site is accessible by a number of non-car modes, including walking, cycling, bus, and rail. The proposed development will not have a material effect on any of these transport networks. Indeed, new pedestrian and cycle routes through the site are proposed, including a link to the adjoining existing residential estate at the south west of the site. In addition, there is the possibility for possible enhancements to the existing bus services and cycle links through the provision of sustainable transport payments. The project includes proposals to re-configure the Cog Road / Site Access junction whereby the spine road of the site will have priority at the junction, and Cog Road will become the minor arm at the junction. This will encourage drivers to use the spine road as part of their route as opposed to travelling on Cog Road. Non-Technical Summary 6
Ecology and Nature Conservation A comprehensive Ecological Baseline Report has been undertaken including a desk study, consultation with relevant organisations, a habitat survey followed by specialist surveys for protected/notable species. The results of the assessment have been used to determine the ecological value of the site and the potential impacts which the development will have on ecology and nature conservation. There are no designated sites of nature conservation value within the site boundary. The indicative masterplan seeks to retain and improve where possible existing hedgerows and the pond habitat on the site at a similar or greater scale to the existing resource and this in turn would provide a resource for continued use of the site by Great Crested Newts, birds and foraging bats. Although it is considered likely that there will be some minor short term impacts for scrub nesting birds and bats in the short term, they are likely to reduce over the long term as new planting matures. Habitat creation, including areas of planting and the landscape buffer at the northern boundary, would permit and encourage the spread of wildlife into the site. The creation of green corridors would, in time, allow wildlife to travel though the development. These mitigation measures are to be implemented through an Environmental Management Plan (EMP) detailing measures to minimise the risk of run-off to the existing pond and the protection / management of retained and new planting during construction and operation. The EMP will also implement mitigation measures required during the demolition and construction phase of the development and its implementation will be overseen by a clerk of works. Landscape and Visual Effects A Landscape and Visual Appraisal was undertaken to establish the potential effects of the redevelopment on the character of the surrounding area and on local views. Significant primary mitigation has been built in to the Indicative Masterplan by retaining the hedgerow, the pond and creating a network of green links and additional public open space provision. As part of the detailed proposals, a comprehensive Landscaping Scheme will be developed. The assessment of effects on landscape character concludes that direct effects would be Indicative Landscape and Open Space Strategy restricted to within the application site boundary only, contained within a small part of Landscape Character Area E2: Sully Ridge. As a result of the proposed framework landscaping, this landscape effect is considered to be beneficial. Indirect effects may also occur within the wider landscape of this character area of this landscape area and the wider landscape, although they are likely to be restricted to a limited part of the area and overall are considered as negligible. By virtue of strategic layout, potential architectural references and the development of a landscape framework, the proposed scheme is to be integrated within landscape setting, offering the potential to positively contribute toward local sense of place. Non-Technical Summary 7
Embedded mitigation measures and rural references where appropriate, including the potential selection of coherent palette of materials and architectural forms at detailed design, the retention of existing hedgerow vegetation and stonewall boundaries alongside proposed landscape framework elements, will assist with the integration of the development within the landscape. The most significant visual effects will be during the construction period when some activities may be visible over the existing screening. Hydrology and Hydrogeology According to Natural Resources Wales Flood Maps and the Welsh Government Development Advice Maps, the site lies in an area of low fluvial flood risk and low flood risk from surface water, tidal, groundwater and artificial sources. However, a Flood Consequences Assessment (FCA) has been undertaken to provide a quantitative assessment of potential flood risk and explore mitigation measures if required. This concludes that the management of extreme flood events can be achieved through ensuring the finished floor levels of the proposed buildings are set above the adjacent road and open space levels in area where designated flood routes are identified. During construction, a Construction Environmental Management Plan (CEMP) will be prepared and will aim to protect surface water quality, and other water resource aspects together with associated areas of the environment. This includes the provision of temporary drainage facilities and the excavation of materials and subsurface construction will be undertaken using a methodology and approach that would minimise adverse effects on the surface to subsurface flow of water. A Drainage Strategy has been prepared and will be further developed to reflect detailed proposals. It is intended for surface water and flood risk will be managed through the adoption of Sustainable Urban Drainage Systems. However, the strategy makes provision for poor infiltration rates on the site and considers an attenuation-led scenario. Both attenuation-led and infiltration-led drainage scenarios are assessed and it is considered that, in conjunction with the surface water drainage strategy, attenuation volumes and safe conveyance routes can be provided through the use of swales, ditches and drains located adjacent to the site boundaries or along highway routes. The drainage strategy aims to replicate the existing drainage regime for the site while providing additional benefit by reducing the risk of overland flows from the site to adjacent developed areas. Utilities and Water Resources The ES includes an assessment of the potential effects the development will have in terms of utilities and water resources. The foul water sewerage network crosses the site and the indicative masterplan aims to avoid the need for there to be a diversion. The development will increase demand on the water supply and foul sewerage networks. Hydraulic modelling is required to be undertaken to guide the possible improvement works needed to ensure that the demand from the proposed development can be adequately met. This scenario is not uncommon and is often considered further to outline planning permission being granted. Non-Technical Summary 8
Air Quality The potential air quality impacts of traffic associated with the proposed development have been assessed at a range of receptors and show that traffic volume will cause no significant impact on local air quality. A series of standard mitigation measures would be employed during the construction phase to reduce the effect of potential dust emissions to acceptable levels, implemented through the CEMP. With the application of these measures, residual risk of nuisance would be reduced or negligible for all construction activities. Future pollutant concentrations at all receptor locations are predicted to remain below the relevant objective so that no additional mitigation measures are considered to be required for air quality. Summary The proposed development has been properly considered and carefully designed to ensure that the residential development reflects environmental concerns and site conditions. Inherent mitigation such as the provision of informal and formal open spaces, the retention of the pond and a landscaping strategy are a core part of the scheme. The ES comprehensively assessed the potential for environmental effects from the proposed development and development process. It has identified areas where there is a potential for both positive and negative impacts from the proposed development. It will be important to manage the development process on the site so that effects can be limited in duration, magnitude or extent (especially during construction). Mitigation measures will be implemented in accordance with best practice to either remove or reduce these impacts. Given the current condition and position of the site, the development proposals capture the potential to deliver new housing in Sully, where there is an identified need for family housing (as recognised in the emerging Vale of Glamorgan LDP). There are very few adverse impacts predicted to result from the development, which primarily relate to short term and minor impacts during the construction phase of the development. In the long term however, the proposed development will bring about a number of significant beneficial impacts notably with regards to the improved drainage of the site, the landscape and visual amenity of the site and the significant socio-economic benefits of the proposals particularly the numerous jobs created as a result of the development. It should also be noted that the EIA has also considered the potential cumulative and combined effects should land to the south of the site, as included in the proposed LDP allocation, also come forward in the future for development. The assessment suggests that there are no additional adverse and significant cumulative effects should the land to the south of the site be developed. Non-Technical Summary 9