Volume 1: Non-Technical Summary for Welbeck Strategic Land LLP May 2013
Environmental Impact Assessment Volume 1 Non-Technical Summary
Non-Technical Summary Introduction Welbeck Strategic Land LLP (hereafter referred to as Welbeck ) proposes the development of land south of Worcester (see Figure NTS 1). Figure NTS1: Site Location Welbeck has commissioned Savills to co-ordinate a formal Environmental Impact Assessment (EIA) including the preparation of an (ES) and Non-Technical Summary (NTS) (this document) to support their planning application, which will be in outline, for a sustainable urban extension to the City which has been masterplanned for Welbeck by John Thompson & Partners. The outline planning application is submitted by Welbeck for: Outline planning application, including approval of access (appearance, landscape, layout, and scale reserved) for a mixed-use development with local centre to the south of Worcester including demolition of existing buildings and the construction of up to 2,204 dwellings including affordable housing (Use Class C3) and up to 14ha of employment land. The development to also include: Hotel (Use Class C1); Elderly Persons Accommodation (Use Class C2); Business (Use Classes B1, B2 and B8); Retail (Use Classes A1, A2, A3, A4, A5); Primary School (Use Class D1); Assembly and Leisure (including: health (Use Class D1), Indoor Leisure (Use Class D2), Outdoor Sports and Leisure (Use Class D2)); Landscape, Public Realm, Open Space, Allotments and Orchards; Associated Infrastructure and Off-site Highways Works. Volume 1: Non-Technical Summary NTS - 1
The proposed masterplan also includes an element that will be submitted in full detail along with a listed building application for proposed modifications to Middle Broomhall Farmhouse in the centre of the site. The EIA is designed to support that future application. Furthermore, there are further parcels of land within the masterplan that might come forward which are not controlled by Welbeck but which are included within the assessments. This will ensure that the EIA considers the complete masterplan for the urban extension and can support these future applications as well as any other future applications related to the urban extension. Figure NTS2 at the end of this document illustrates the Project Area considered by the EIA denoted by the coloured boundary line. What is Environmental Assessment? EIA is a statutory process that is governed by UK and European law. The European Union set out the legal framework for EIA in June 1985 in Directive 85/337/EEC on the assessment of certain public and private projects on the environment. This has been subsequently amended, most recently being formalised by Directive 2011/92/EU. This is currently being reviewed again and it is expected that a new Directive will come into force in early 2014. The UK has incorporated the EIA Directive into its existing legal framework but in most cases it is applied to applications for planning permission under the Town and Country Planning Act 1990. The UK regulations have been subject to review and amendment, with the most recent version being the Town and Country Planning (Environmental Impact Assessment) Regulations 2011. EIA follows an iterative process in the following stages: Screening is the first stage of the EIA process where the relevant authorities (local authorities or the Secretary of State) decide if EIA is required. Once it has been agreed that EIA is required, scoping is undertaken to define what should be assessed as part of the EIA and reported in the ES. This is done in partnership between the applicant and the local authority. With the scope set, relevant information on the environmental baseline conditions is collected. This information is then used initially to understand the potential environmental effects and inform the design of the proposed development to minimise the potential for significant adverse impacts. The formal assessment process is then undertaken of the proposed scheme parameters to define the significant impacts of the proposed development. Where significant adverse impacts cannot be minimised through alterations to the design itself, mitigation or reduction measures are considered. Monitoring may also be considered to measure the actual significance of the impact during and post-construction to allow management of mitigation where appropriate. Once the EIA is completed, the ES is submitted to the local planning authority for consideration with the planning application. Volume 1: Non-Technical Summary NTS - 2
Purposes and Structure of the EIA is a process through which the likely significant environmental effects of a development proposal can be identified, assessed and, wherever possible, avoided or mitigated (reduced). This process and its outcomes are then reported in the ES to decision makers, the Council and its advisors, and the public. The NTS is provided to allow a wider public understanding of the project and environmental effects of the project. The ES is set out in a structured manner to allow easier navigation: Volume 1 (this volume) comprises the Non-Technical Summary (NTS) Volume 2 comprises the Main (ES) Volume 3 comprises the Appendices, including technical supporting reports Opportunity for Public Consultation Should interested parties wish to make comment on the content of this ES, they would be made in writing to the Development Control Manager at: Planning Services Malvern Hills District Council Council House Avenue Road Malvern WR14 3AF Planning Services Wychavon District Council Civic Centre Queen Elizabeth Drive Pershore WR10 1PT Development Planning Team Worcester City Council Orchard House Farrier Street Worcester WR1 3BB Alternatively representations can be made online by following the instructions at: http://www.malvernhills.gov.uk/cms/environment-and-planning/planning-services/developmentcontrol/how-to-comment.aspx http://wychavon.whub.org.uk/cms/business/planning/search-for-applications/how-to-comment-onapplications.aspx. http://www.worcester.gov.uk/index.php?id=2378 The ES is available to purchase from the Planning and EIA Consultants working on behalf of the applicant using the following address: Volume 1: Non-Technical Summary NTS - 3
Michael Davies Savills (UK) Limited Innovation Court 121 Edmund Street Birmingham B3 2HJ Table 1 sets outs the costs related to the volumes of the ES available. The ES should also be available on the Local Planning Authorities websites. Table 1: Costs Volume Hard Copy CD-ROM/DVD 1 Non-Technical Summary Free of Charge 2 Main ES Report 300 3 Appendices Please enquire at address above 5 Requests should be made in writing to the above address. Cheques should be made payable to Savills (UK) Limited. The Assessment Team The assessment team comprises the following organisations: Savills is the planning consultant preparing the application and has provided planning advice and technical assessment of baseline conditions and environmental effects with regards to Society and Economic impacts. Savills has co-ordinated and prepared the EIA. John Thompson & Partners (JTP) is the consultancy undertaking the masterplanning and urban design approach to the proposals. Environmental Dimension Partnership (EDP) has provided technical assessment of baseline conditions and environmental effects with regard to Right of Way and Open Space, Ecology, Agricultural Land and Farming Circumstances, Cultural Heritage and Archaeology, and Landscape and Visual Amenity. Peter Brett Associates (PBA) has provided technical assessment of baseline conditions and environmental effects with regard to Transport and Access, Ground Conditions, Drainage and Flood Risk, Air Quality and Noise and Vibration. Volume 1: Non-Technical Summary NTS - 4
The Proposals The Site and Surroundings The project area is located to the south of Worcester within the districts of Malvern Hills and Wychavon (see Figure NTS1). The area is mainly in agricultural use but also includes Norton Barracks, an existing residential area centred on a former military barracks. It is bound to the north by the A4440 Broomhall Way and Crookbarrow Way with the residential suburb of St Peter the Great and Worcester beyond (see Figure NTS2). To the east the boundary is defined by the Oxford-Worcester-Wolverhampton railway line and the M5 motorway, with agricultural land and Norton village beyond. To the south the boundary is defined by Broomhall Lane and the land beyond is also predominantly agricultural with the village of Kempsey approximately 1km away. To the west the area is bound by the River Severn with further agricultural land beyond. On the western side, the area is crossed north to south by the A38 Worcester Road. The River Severn runs to the west of the site, approximately 100-400m to the west. There are two brooks that run through the site. The area generally slopes gently from northeast to southwest with the highest point at 35m Above Ordnance Datum (AOD) in the northeast corner. Approximately 50-100m from the River Severn the land begins to slope steeply from 20m AOD to 10m AOD. The area is substantial and is crossed by a number of roads. Norton Road runs north-south through the eastern part of the site, connecting Norton Barracks with the A4440 and Worcester beyond. Taylors Lane runs northeast-southwest across the middle of the site, connecting Norton Road to the A38. The Ketch Bridge Roundabout sits to the northwest of the allocation where the A38 meets the A4440. Three listed buildings are identified within or on the edge of the site, which comprise Middle Broomhall Farmhouse (Grade II) on the site, and Upper Broomhall Farmhouse (Grade II) and Clerkenleap Farmhouse (Grade II) just on the edge of the site area (see Figure NTS3). The Proposed Development Welbeck Strategic Land LLP (WSL) has prepared a masterplan for the site which is for proposals similar to those required in the emerging planning policy document prepared by the three Councils: Malvern Hills District Council, Wychavon District Council and Worcester City Council the South Worcestershire Development Plan. The EIA assesses the following proposed development as set out in Figures NTS4 NTS8: 2,552 residential units Up to 54,600sqm of Employment Use Classes within three parcels to the south of the A4440 (amounting to approximately 20ha of employment) An 80 bed hotel up to 2,800sqm (which could provide an alternative use to some of the offices proposed above) Two mixed use centres, with one containing a public house (up to 930sqm), and the other: o a 2,800sqm supermarket Volume 1: Non-Technical Summary NTS - 5
o a 100 bed care home comprising standard (60 beds) and extra care (40 beds) up to 6,595 sqm o 1,145sqm retail uses o 2,027sqm of office floorspace o 1,380sqm of health facility, including pharmacy o an 869sqm community centre o a two form entry primary school up to 2,750sqm In addition, it is proposed to provide about 68Ha of open space including: outdoor sports facilities on land amounting to circa 8.4Ha including a sports hub building up to 1,500sqm orchards and allotments of circa 3Ha play spaces of circa 2.4Ha Detailed principles are set out to control the conversion of and development around the listed Middle Broomhall Farm. It is proposed that the community facilities could be managed by a Community Development Trust that would be set up. It is proposed that the scheme would be phased over the period 2015-2030, with development increasing up to a rate of delivery of 200 dwellings per annum by 2020 and then tailing off from 2027 to completion around 2030. Employment uses will be delivered as the market demands. Main Alternatives With the emerging planning policy allocating the site, the main alternatives that the applicant Welbeck has considered has consisted of the detailed masterplan and layout and type of uses. Consultation has taken place throughout the design of the scheme and will be ongoing with the local community and key stakeholders. As part of the changes considered, the heights around Middle Broomhall Farm have been reduced, uses to the east of Broomhall have been reconsidered and re-orientated to reduce impacts on existing residential properties and ensure the most suitable location for the sports facilities, and the employment uses have been positioned to the north along the A4440 to reduce noise impacts for the new development. Allotments have been repositioned and redesigned to ensure greater open space for residents of Broomhall Cottage, and the orientation of the school has been changed to retain views to the Malvern Hills. The open space network has been designed to protect and enhance existing features on the site such as Hatfield Brook and the line of the Roman Road. Welbeck has always looked at the masterplan as needing to create the best place responding to its physical, environmental and social context. Volume 1: Non-Technical Summary NTS - 6
Summary of Impacts Society and Economics The 2,552 households assessed for the proposed development will result in an increase in population for the area of approximately 5,870 people when completed. As a result of these dwellings, the population of Malvern Hills District will increase by around 7.6% and Wychavon District by 0.17%. It is proposed that the scheme will deliver market and affordable housing through the delivery of 2,552 dwellings in a range of sizes. A total of 40% affordable housing will be provided across the development. The increase in population would be likely to have a substantial impact on local services and facilities in the surrounding area and so the development proposes a range of services and facilities. A two-form entry primary school with nursery provision, a health facility with pharmacy, community centre and care home will be provided on-site. The development will promote employment in the area through the provision of a mix of offices, warehouses and general industry use, storage provision, retail, cafes, restaurants and pubs, along with other employment generating uses. An extensive range of formal and informal open space features will be provided on-site to meet need. This provision will be in accordance with and likely over and above the standards set by the local authorities. In terms of secondary school provision, the development will not generate enough pupils to require a new secondary school. It has been discussed with Worcestershire County Council that there is sufficient forecasted capacity at nearby secondary schools to accommodate children generated from the proposal, with financial support possible if found necessary whilst the application is being decided upon. The overall strategy for South Worcester will ensure that the development will assist with having a positive impact on the local neighbourhood and will not result in an adverse effect on local facilities and services. The development offers the chance to enhance the character of the area, whilst the increase in open space, community facilities and leisure activities will help create a sustainable community for the long term. Rights of Way and Open Spaces An assessment was made of the potential impacts of the proposed development on the public rights of way (PRoW) and informal open space network within and surrounding the EIA Project Area (see Figure NTS9). The developer will ensure that no illegal obstructions of the network occur and will need to work with the Planning Authorities to ensure that suitable alternative provision can be identified throughout any periods of temporary closure or diversion on the network. As far as possible, the development will be phased such that, where a route is required to be temporarily diverted, another part of the development will have been completed so that one or more alternatives may be possible in addition to the diverted route. It is suggested that details of any temporary diversions will be managed through a Green Infrastructure Management Scheme to be agreed with the Planning Authorities subject to granting of the outline planning permission. Mitigation is proposed as part of the development, which has been informed by the baseline assessment and integrated through the design process. This was developed as part of the rights of way and green infrastructure strategy arising from the baseline assessment, and will serve to ameliorate some of the potential negative changes arising from the partial urbanisation of on-site Volume 1: Non-Technical Summary NTS - 7
routes. It will, over time lead to a net improvement to the rights of way and informal open space resource through the addition of significant strategic connections between new and proposed population centres and informal recreational destinations on-site and within the surrounding landscapes of Worcestershire. The iterative process of Masterplan design enabled the incorporation of the existing on-site rights of way within the Green Infrastructure Framework. Whilst this has resulted in some modest realignment and a small number of diversions, overall the network of rights of way within the local landscape (including throughflow and linkages) would be greatly improved. This is set in the context of the relatively poor state of the existing PRoW and the evidence of blockages and occasional discouragement of access. Subject to the successful making and confirmation of temporary footpath diversion orders, no significant adverse impacts on the functionality of the footpath network are anticipated as a result of the construction or operational phases of the development. Significant enhancement in the provision of rights of way and informal open space has been accommodated within the development proposals for the EIA Project Area, largely set within the Green Infrastructure Framework and including extensive informal open space provision and significant additions to the footpath and cycleway network. Furthermore, on completion of the development, the permissive routes within the scheme will be designated as formal rights of way and added to the definitive map, greatly enhancing and increasing the formal PRoW network in this area. Transport and Access An assessment has been undertaken of the transport and access effects of the proposed development during construction and operation. The assessment has been based on a Transport Assessment, the scope of which has been consulted upon with Worcestershire County Council as the local highways authority and the Highways Agency. Traffic generated by the proposed development has been predicted and considered in detail in the context of the transport network. Consideration has been given to the likely significant effects of the proposed development in relation to a variety of factors including driver delay, pedestrian and cycle movement, public transport, and accidents and safety. Effects have been considered during the construction and operation of the proposed development. Key highway links to be assessed in the local area were identified and the predicted traffic associated with the completed development in 2031 used. The construction of the proposed development is likely to generate traffic, lead to temporary disruption to the local highway network while improvements are implemented and affect users, including pedestrians and cyclists utilising existing routes through the site. These effects will be intermittent through the construction period and may be up to medium adverse. The operational stage of the proposed development has generally been identified to have negligible effects in relation to most issues including driver delay. Occasional links may experience some low to medium adverse effects, whilst a low beneficial effect has been identified in relation to driver delay as a result of a reduction in existing congestion on the A4440 Broomhall Way. Improvements are proposed for users of public transport, pedestrians and cyclists through extending bus routes through the site and the provision of a network of pedestrian and cyclist Volume 1: Non-Technical Summary NTS - 8
routes. These will allow people to access and move through the site, providing access to the facilities and amenities to be provided by the development for new residents and residents of existing local communities. Beneficial effects are therefore also anticipated for non-car users as well as for some car users. Ecology The Environmental Dimension Partnership (EDP) has assessed the potential ecological effects the project may have on the project area and its surroundings. The assessment included a review of the current conditions found within the area and identifies measures to avoid, mitigate and/or compensate where appropriate for significant effects that may arise as part of the project. The existing ecological interest within the project area and its surroundings was investigated through collating pre-existing information, e.g. on local sites of ecological value and records of protected species, and through field surveys using standard recording techniques (see Figures NTS 10-13). The field surveys investigated the value of the existing habitats within the site and the potential presence of protected species. The site does not contain any local sites of ecological value, although there are some such sites in close proximity. The habitats within the site are generally of low ecological value, reflecting the agricultural land use which dominates, however some habitats of higher value were identified, namely flower-rich grassland, woodland, orchards, hedgerows and water courses. Protected species/ species groups which were recorded within the site include great crested newts, reptiles, birds, bats, and dormice. The existing ecological interest within the project area and its surroundings was factored into the design of the development from an early stage to avoid or minimise impacts. In addition, opportunities were sought at the design stage to make the most of the undeveloped open spaces in the development, through creating new habitats of ecological value and/or opportunities for protected species. Although the ecological interest at the site has influenced the design, some adverse effects were predicted in the absence of further mitigation measures. Predicted effects on local sites, habitats and species have been considered for the periods up to and during construction, and during the lifetime of the completed development. The assessment concludes that the majority of predicted adverse effects are of low significance, however in accordance with both legislation and planning policy, measures are identified to mitigate these effects and/or compensate for effects which cannot be fully mitigated. The strategy to mitigate adverse effects during construction includes specific measures to protect features of ecological value which are to be retained within undeveloped open spaces in the project area, but which are at risk of damage or disturbance. In addition, measures are identified to avoid harming species which may be present within habitats that will be cleared during the construction process, through sensitive timings and working methods. The long-term strategy to mitigate adverse effects during the lifetime of the completed development includes measures to protect features of ecological value from disturbance. Furthermore, the strategy also includes creating and managing new habitats of ecological value (approximately 38Ha, 3km of new species-rich hedgerow and over 1,000 new native trees planted) and/or new opportunities for protected species, to compensate for losses during construction and provide net gains for biodiversity. The design and layout of the proposed new/ compensatory habitats, which includes woodland, hedgerows, flower-rich grassland and wetlands, has been closely integrated with the other objectives for undeveloped open ( green ) spaces such as public enjoyment and surface water management. Volume 1: Non-Technical Summary NTS - 9
The green space strategy for the development, of which ecology is one major component, has been prepared in close consultation with officers at the County Council, the Local Planning Authorities and other relevant bodies such as Natural England, Forestry Commission, Environment Agency and the local Wildlife Trust. Overall, through sensitive design and with the additional mitigation measures proposed, no significant adverse effects on the ecology of the area are anticipated, and there are genuine opportunities for ecological benefits to be delivered as part of the development. Ground Conditions The ES has considered the potential effects the project may have on ground conditions at the site plus the potential effects that ground conditions may have on the project. The assessment includes a review of the current conditions found within the area and identifies mitigation measures where appropriate for those significant effects that may potentially arise as part of the project. The assessment is supported by baseline conditions assessments that have reviewed the geological site setting and considered the impacts associated with potential contamination and land instability. The assessments have included consultation with the Environmental Health Department at Worcestershire Regulatory Services and the Groundwater and Contaminated Land officers at the Environment Agency. The site is mostly underlain by low permeability clay deposits that do not constitute a significant source for groundwater abstraction. Small areas of potentially more permeable deposits are shown on geological maps in parts of the site, but ground investigation works have shown these deposits to be of limited thickness and also of low permeability. There are three areas of in-filled ground present within the site, or in close proximity to the site: the Norton Barracks Landfill is a historical landfill site formed by placement of inert waste on top of otherwise level ground that is located in the northeastern part of the site; the A4440 Borrow Pit is a historical landfill site formed by placement of inert waste within a pit that is located immediately to the north of the site; and an additional area of Made Ground is recorded by the British Geological Survey immediately to the southeast of the site but this area is not listed as a historical landfill site. The following potential effects have been identified for the construction phase: the potential for contamination leaks and spills from construction plant; potential for contaminant release during any works on in-filled ground; potential for hazardous materials to be uncovered during excavation and site clearance works. Mitigation of these potential effects by adoption of a Construction Environmental Management Plan in consultation and agreement with the Local Authority will ensure that the residual effects will be negligible to very low. The following potential effects have been identified for the operational phase: potential for residual contaminants associated with the Norton Barracks Landfill to affect future land-users and/or controlled waters; potential for ground gases associated with historical landfills to affect future site users and buildings. Mitigation of these potential effects by completion of future plot specific ground gas monitoring and provision of an upgraded cap to the Norton Barracks Landfill will ensure that the residual effects will be negligible to very low. Drainage and Flood Risk The ES assesses the potential drainage and flood risk effects the project may have on the site and the surrounding area. The assessment includes a review of the current conditions found within the area and identifies mitigation measures where appropriate for those significant effects that may potentially arise as part of the project. The assessment is supported by a Flood Risk Assessment Volume 1: Non-Technical Summary NTS - 10
(FRA). The assessments have included consultation with the Environment Agency, drainage officers at Worcestershire Regulatory Services and Councillors for Kempsey Parish Council. The site lies predominantly within Flood Zone 1 (the area of the lowest flood risk as defined by the National Planning Policy Framework) with some areas of higher flood risk zones associated with the Hatfield Brook and the Broomhall Brook that flow through the site. Improvements to the flow of water to the site will be undertaken as part of the works proposed including increased culvert capacity at road crossings and an off-take structure located at the downstream extents of the site to assist reduce on-site flood risk and to also remove flood risk downstream of the site. Infiltration techniques for the disposal of surface water are not viable due to the ground conditions, and therefore other sustainable drainage techniques (SuDS) will be used including swales (ditches used to convey water), attenuation ponds (that hold water) and permeable paving. The drainage system has been designed to ensure surface water runoff is equivalent to the existing green field situation therefore ensuring the downstream flood risks are not increased. The following potential effects have been identified for the construction phase: increased surface water runoff and sediment transport; potential for hazardous materials to be uncovered during excavation and site clearance works. Mitigation of these potential effects will be undertaken by adoption of a Construction Environmental Management Plan in consultation and agreement with the Local Authority and construction of surface water features at the commencement of each phase of development to ensure that the residual effects will be negligible to very low. The following potential effects have been identified for the operational phase: potential for fluvial flooding, loss of field drains and ditches and overland flow from rainfall events. Mitigation of these potential effects will be by the design of the masterplan by ensuring development lies outside of flood zones, construction of a sustainable drainage network increasing the number of ditches on site and ensuring the development is designed with surface flow (overland flow) will ensure that the residual effects will be negligible to very low. Agricultural Land and Farming Circumstances The development at South Worcester will lead to a number of effects upon the agricultural land (82% of which is classified as Grade 3b Moderate) and soil. In terms of defining the significance of these effects, it can be seen that by adopting the appropriate mitigation measures throughout both the construction and operational stages, effects at a significant level can be avoided. Residual effects, which are not significant, include the loss of agricultural land, loss of agricultural use and sealing of soil under the development site. Any built development proposed on a greenfield site will lead to such effects, however, the quality of the agricultural land in this location leads to the loss of agricultural land but not at a significant level. This is not only of note when considering the overarching development plan policy context (national and local), which is clear in stating that land of lesser value should be used for greenfield development where possible, but also in the context of the urban extension at Worcester, whereby development in this location would likely lead to a more limited loss of best and most versatile agricultural land than development on other land parcels surrounding the city. In terms of the farming circumstances, 40% of the area is farmed under annual grazing licences, 32% is let on farm business tenancies which are short term and for a maximum of two years, which can be terminated with relatively short notice and only 24% of the site is owner-occupied; the owners have all committed to the development. Therefore in terms of farming circumstances, the proposed development will not have a significant impact. Volume 1: Non-Technical Summary NTS - 11
Air Quality An air quality assessment has been carried out to consider the construction and road traffic effects associated with the proposed development at South Worcester. A number of Air Quality Management Areas (AQMAs) have been declared by Worcester City Council and Wychavon District Council, however the closest of these is currently 2.7km away from the site boundary. During construction, there is a risk that existing and proposed properties may be affected by dust generated by the construction activities on site. It will therefore be necessary to put in place measures which reduce the dust generated, such as damping down and covering vehicles delivering to the site. The development will generate additional traffic in the area, and the effects of the additional emissions from the vehicles on air quality has been considered at a number of existing properties which lie next to the affected roads, and also at the River Teme Site of Special Scientific Interest (SSSI) (see Figure NTS10). Air quality for proposed properties within the development has also been considered. Concentrations of pollutants are predicted to increase by a negligible amount at the majority of existing properties, and at the River Teme SSSI; concentrations at proposed properties are below the thresholds set by the Government. At one existing property, concentrations are predicted to increase by a moderate amount, however, they remain below the relevant threshold level even with the development in place. Overall, traffic impacts are considered insignificant. The impacts of the proposed development during the construction period are considered to be insignificant with mitigation measures in place. The impact of additional traffic once the site is occupied and operational is also considered insignificant on air quality. Air quality for future residents of the site will be good and the site is considered suitable for residential development. Noise and Vibration A noise and vibration assessment has been undertaken to determine the potential noise and vibration effects the project may have on the area around the site. Consultation was undertaken with Worcester Regulatory Service (WRS) to agree the noise survey and assessment methodology. The assessment has been undertaken in line with this and following the principles set out in the National Planning Policy Framework (NPPF) and Noise Policy Statement for England (NPSE). A baseline survey was undertaken between 6 to 10 June 2011 and 3 to 5 August 2011. The purpose of the survey was to establish the existing noise levels on site and to assist the validation of the computer noise model. A qualitative assessment has been undertaken for the likely noise and vibration impact associated with the construction phase of the proposed development. Noise limits for the construction activities have been proposed at the nearest existing receptors in accordance with British Standard (BS) 5288: 2009 Code of Practice for Noise and Vibration Control on Construction and Open Sites. Mitigation measures have been outlined based on best practice measures presented in BS5288. These include the use of quiet working methods, location of noisy plant and screening plant to reduce noise, among others. It is considered that, with mitigation in place, the residual effects at the existing dwellings within close proximity to the development are likely to be moderate adverse but that this will be limited to during the temporary period of construction works and would likely be intermittent depending on the construction works that are taking place. Volume 1: Non-Technical Summary NTS - 12
A computer noise model was prepared to assess the noise impact upon existing noise-sensitive receptors. The model was also used to determine the noise climate for the future residents. The residual effect upon nearby existing dwellings close to the site due to the additional road traffic associated with the proposed development, is considered to be not significant as the increase in noise level should not be perceptible to the human ear. The potential noise impact upon the proposed residential development from the local road network has been assessed. Mitigation measures have been outlined to meet the good internal noise level criteria agreed with WRS to ensure suitable levels of noise inside the proposed dwellings. Any machinery associated with the commercial uses, such as air conditioning units, will be required to adhere to specific noise limits which have been set out to ensure that this effect is also not significant. Cultural Heritage and Archaeology In order to accord with current legislation and planning policy, the EIA for the site has been informed by a phased investigation of archaeological sites, monuments and remains and cultural heritage resources, both within its boundary and within its wider zone of influence. The form of development proposed for the site has responded to these constraints and opportunities, building upon extensive and prolonged consultation with officers to eliminate or minimise adverse impacts upon the historic environment wherever possible. As far as archaeology is concerned, extensive investigation, comprising a preliminary desktop study and site-wide geophysical survey, followed by targeted trial trenching where appropriate, has identified only one hitherto unrecorded site and nothing of sufficient importance on its own to warrant physical preservation. Nevertheless, despite targeted trial trenching establishing its poor condition, the course of the Gloucester-Worcester Roman road, to the east of the A38, will be retained within a linear corridor of public open space running north-south through the proposed development, with associated interpretation materials provided along the route to disseminate information about its significance. At the same time, it is recognised that further archaeological investigation will be required, as the proposed development progresses, in order to identify any localised or ephemeral sites of significance. Whilst it is expected that any, which are found, will be preserved by record ahead of construction, there is sufficient flexibility within the masterplan for the site to preserve in situ should that unlikely requirement emerge. A range of designated cultural heritage resources are located within the site s wider zone of influence. However, only two are actually located within the boundary; namely the Grade II listed Middle Broomhall farmhouse in the east and a small section of the southern tip of the Riverside Conservation Area in the northwest. Whilst it is recognised that there will be adverse effects on these assets, as a result of the proposed development being implemented, they will be comparatively minor when balanced against the benefits of the scheme. Most notably, these include the restoration and refurbishment of Middle Broomhall farmhouse a characteristic feature of the historic environment locally and one that is in urgent need of substantial investment in order to secure its long term conservation. Finally, whilst the implementation of the proposed development will bring about a significant degree of change to the local landscape, its effect in that regard has been minimised through dialogue with Volume 1: Non-Technical Summary NTS - 13
both officers and consultees, culminating in the preparation of a Green Infrastructure Management Strategy that retains and enhances a broad range of assets, ranging from historic hedgerows to agricultural buildings. Landscape and Visual Amenity An assessment was made of the likely effects of proposed development upon the landscape and visual resource within the vicinity of the EIA Project Area. It included a review of current conditions found within the site and locale, assessed the effects of the development, and identified mitigation measures to address impacts and maximise opportunities for enhancement of the landscape. The assessment was undertaken in tandem with the development of a Green Infrastructure Strategy which embodies a landscape framework for the urban extension. The scheme design and Green Infrastructure Framework were developed to consider the sensitivity of the landscape and views within and around the EIA Project Area. In keeping with the advice contained within best practice guidance, the assessment of effects has regard to the influence of the landscape proposals as set out within the Green Infrastructure Strategy, and their effect over time. The landscape character of the EIA Project Area is assessed as being of medium/ low to high sensitivity. The Area does not lie within or in proximity to nationally or locally designated landscapes; indeed, many on-site landscape features are not in good condition as a result of intensive agricultural practices. As a result, the core areas of the EIA Project Area have been identified in the Worcester Green Infrastructure Partnership s Strategy documents as being of moderate condition and preferred areas for development, reflecting the pre-existing settlement pattern and relative sensitivity of other locations within the wider landscape across the County. The assessment identified significant adverse impacts on landscape character within the construction and early operational phases of development as a result of the substantive change in land use. Whilst these impacts are mitigated by the design of the scheme, mixed use development on a green field site and at the scale proposed at South Worcester will invariably result in the loss of open countryside at a level which materially alters the character of the receiving landscape. Despite the loss of open farmland, the current condition and key characteristics of the land have been considered throughout the design of the proposed development and integrated into the layout wherever possible. For example, a hierarchy of hedgerows are retained with preference for those of greatest value and connectivity, and the loss of redundant orchards is mitigated for through the planting of significant substantial new provision across the development area. Furthermore, the development of the EIA Project Area provides the opportunity to enhance on-site landscape fabric in keeping with the key characteristics of the wider landscape identified in the Worcestershire Landscape Character Assessment. The careful design of the development and its interface with rural areas to the south (typified by reducing density/ scale housing, woodland blocks and a diversity of open space uses) provides for a distinct and legible urban edge, in contrast to the existing southern frontage of the City onto the A4440 just to the north of the site. This outcome is important in considering not only impacts on the wider countryside, but also the impact on strategic gap policies within the Wychavon and Malvern Hills local plans and emerging SWDP. This new proposed strong and defensible southern boundary reinforces the character and appearance of the City as well as the distinctive nature of adjoining countryside. It also reduces the perceived impact of the proposed development on the identity of Kempsey and, once Green Infrastructure Framework has become established, provides a logical basis for resisting development within the Strategic Gap as proposed within the emerging SWDP. Volume 1: Non-Technical Summary NTS - 14
The combined residual effect of the changes to the landscape includes many beneficial aspects and is considered to be not significant in the long term. The distribution of views has found that the EIA Project Area is well contained in the east and more open in the west where agricultural intensification has reduced the size and pattern of hedgerows and trees. Long distance views from the north are curtailed by the screening effects of built form and vegetation. The proposed woodland planting along the southern boundary of the EIA Project Area, along the water course to the north, and to some extent through the western parts and along Broomhall Brook, will mitigate effects on both short and long distance views. As a result of the substantive change in land use, the assessment found that the majority of on-site views would be subject to significant adverse visual effects during construction and in early operation. These effects are to be expected in the context of an urban extension, but also reflect the wide variety of vantage points offered by the edge of settlement location and network of roads and rights of way across the EIA Project Area. Following the establishment and maturation of the Green Infrastructure Framework, on-site visual effects are in part compensated for through the creation of alternative informal open spaces with public access and set within an enhanced network of footpaths and cycleways. Whilst the loss of rural views is undesirable (hence the identification of residual significant adverse visual effects onsite), the long term potential exists for the EIA Project Area to deliver a high quality public realm with a number of semi-natural features and areas which will be to the benefit of both the existing and new residents. From the outset, the EIA Project Area benefits as a potential development site from its topographic situation above and to the east of the River Severn floodplain, to the south and west of the existing urban edge of Worcester and Norton Barracks, and from the containment and visual separation resulting from the imposition of the M5 corridor to the southeast. The assessment found that viewpoints from the southwest through southeast often included (to varying degrees) long distance views of existing urbanising elements including St Peter the Great, Norton Barracks, the A38 and the M5 corridor. The assessment considered this visual context and reviewed a number of key locations within the wider area ranging from locations along the boundary of the EIA Project Area to North Hill (Malvern Hills), some 9km to the southwest, and found that: Views from the north are dominated by the existing urban edge of Worcester, the A4440 corridor and Norton Barracks which have an influence on the character of the EIA Project Area as perceived from vantage points along the A4440 corridor. Visual effects were found not to extend further north into Battenhall or other areas of the city. From the east, Norton Barracks, the railway and the M5 corridor provide separation between the EIA Project Area and adjoining rural areas, and reduce the potential for visual effects to extend east of the motorway. However, the assessment did find that limited views from high ground at Hatfield may be subject to significant effects due to the visible southwards extension of Worcester City, but also found that these effects would reduce following the maturation of proposed on-site Green Infrastructure and that the development would ultimately not significantly affect the expansive views from this location. From the south, the gentle drainage pattern towards Kempsey was found to result in a landscape with generally contained views and as such, a small number of short range views were identified between Hatfield Bank and Lower Broomhall Farm (all within approximately 200m of the EIA Project Area). Of these, the majority were found to fall below the threshold of being significant due to the offset of the proposed development from Broomhall Lane and the introduction of 30-50m of open space and woodland planting, which will allow for an appreciation of the development edge, but avoid the new development exerting an overbearing Volume 1: Non-Technical Summary NTS - 15
influence on countryside to the south. Significant adverse effects were identified from the public footpath west of Lower Broomhall Farm, although these are contained to within approximately 250m of the EIA Project Area and reduce to the extent of being not significant subject to the maturation of the woodland planting. The effect of the development on views from Kempsey was found to be not significant largely due to the existing and proposed tree planting along the southern boundary. From the west, the assessment found that views from important locations across the River Severn floodplain (Old Hills and the Malvern Hills Area of Outstanding Natural Beauty - AONB) into the EIA Project Area were not subject to significant visual effects by virtue of distance, and the context of Norton Barracks and the wider extents of Worcester City. However, the assessment found that views from the Severn Way and public routes on the floodplain to the immediate west of the River were sensitive to development on the river cliff to the west of the A38. The parameter plans control the height of development and allow for residential development in this location to be set within large plots and set back from the ridgeline. It has been identified that detailed design proposals should be subject to scrutiny at the Reserved Matters stages to ensure that development achieves an appropriate balance of maximising vistas of the Malvern Hills from the new properties, and architectural design and landscaping which integrates the buildings into the view and ties them in with the generally wooded river cliff. No long term (residual) significant visual off-site effects are identified. This assessment has considered the requirements of the Malvern Hills AONB Management Plan in respect of views to and from the nationally designated landscape. The assessment found that a number of on-site views were subject to significant effects, including the loss of several vistas of the Malvern Hills. However, none of the views identified were considered to be of more than representative or typical value. Considerable efforts to retain views of the AONB were undertaken as part of the design exercise, directly leading to the layout of open space between the new local centre and Norton Barracks in such a way that this key view of the Hills from the edge of Norton Barracks (and their subsequent appreciation in the transition of views to the west) could be accommodated in the development. The footpath access to the River Severn has also been directed to align with a high quality view of the Hills from the river cliff west of the A38. This assessment has not identified any effects which detract to any significant degree from the special qualities of the AONB. The assessment of private views concludes that there are likely to be residual effects on the visual amenity of many properties around the proposed development. However, subject to the establishment and maturation of landscape proposals, none of these effects are considered such that the development will have an overbearing influence on the amenities of the properties. The greatest level of effect is considered likely to be experienced by the occupants of Upper Broomhall Farm whose needs will require to be accommodated carefully within the construction phases. The masterplanning of the EIA Project Area has been an iterative process, taking account of feedback from the specialists within the developer team and public and local authority consultees (including the Worcestershire Green Infrastructure Partnership) during the assessment of landscape and visual effects. The proposed development incorporates a wealth of landscape and ecological features, and in particular substantial areas of multifunctional open space (Green Infrastructure) in order to reduce and mitigate potential impacts. Volume 1: Non-Technical Summary NTS - 16