Wyvern Park Skipton Environmental Statement. Non-technical Summary

Wyvern Park Skipton Environmental Statement Non-technical Summary - April 2015

BWB Consulting Ltd Whitehall Waterfront 2 Riverside Way Leeds LS1 4EH Telephone: +44(0)113 233 8000 Copyright This Report is the copyright of BWB Consulting Ltd. April 2015 Environmental Statement Non-technical Summary

TABLE OF CONTENTS Section Introduction The Site and Setting Project Description Planning Policy Context Environmental Impact Assessment Landscape and Visual Ecology and Nature Conservation Ground Conditions and Contamination Water Environment Cultural Heritage Traffic and Access Conclusion References Page 1 of NTS 1 of NTS 2 of NTS 2 of NTS 3 of NTS 4 of NTS 4 of NTS 5 of NTS 5 of NTS 6 of NTS 6 of NTS 6 of NTS 7 of NTS TABLE OF FIGURES Figure Number NTS 1 NTS 2 NTS 3 Figure Title Site Location Plan Site Boundary Proposed Development April 2015 Environmental Statement Non-technical Summary Table of Contents

NON-TECHNICAL SUMMARY 1. INTRODUCTION 1. Henry Boot Developments Limited (hereafter referred to as the Applicant ) is seeking planning permission for a mixed use development at ( proposed Development ) on the south-western edge of Skipton, North Yorkshire. The outline planning application is for employment led development. The total Site area is 17.66 hectares (ha), however the development will only extend to 11.48 ha. The development will include employment floorspace and residential dwellings with access from the A629 and Carleton Road. 2. The European Union (EU) Environmental Impact Assessment Directive (the EIA Directive ) requires that if a project is likely to have a significant effect on the environment, an Environmental Impact Assessment (EIA) should be carried out before a project is granted development consent (e.g. planning permission). The EIA Directive is applied in England and Wales through the Town and Country Planning (Environmental Impact Assessment) Regulations 2015 (the EIA Regulations ) (Ref. 1-1). 3. An EIA has been carried out for the proposed Development in accordance with the EIA Regulations and best practice guidance. The findings of the EIA undertaken are presented within the Environmental Statement (ES), which accompanies the Wyvern Park planning application. This ES is designed to inform readers of the nature of the Wyvern Park development, the likely environmental effects and the measures proposed to protect and, where possible, enhance the environment. 4. This (NTS) provides a short summary of the ES document in nontechnical language. 2. THE SITE AND SETTING 5. Figures NTS1 and NTS2, which are located at the end of this document, provide an illustration of the location and setting of the proposed Development. 6. The proposed development site (hereafter referred to as the Site ), is located approximately 1.3 km south west of Skipton town centre, in the south of the District of Craven, North Yorkshire. The Site is centered on National Grid Reference (NGR) SD 979 507. It is located entirely within the Craven District Council (CDC) unitary authority area. 7. The Site currently comprises agricultural land. It is bounded to the south and west by the A629; to the east by agricultural land, Carleton Road and the Waltonwrays Cemetery and Skipton Crematorium; and to the north by agricultural land, the Sidings Business Park, and the Sandylands Sports Centre playing fields. A light industrial depot and associated access road is situated adjacent to the red line boundary in the proposed north eastern part of the Site. 8. Access to the Site is presently gained via a private, paved, single track road off Carleton Road, which leads to a light industrial depot. A small farm track extends from the single track into the central part of the Site. 9. The site is located to the north of the A629, which provides transport links to Skipton and Keighley. Carleton Road bypasses the Site to the east providing links to Skipton town centre. April 2015 Environmental Statement Page 1 of NTS

10. There are no watercourses within the Site; however, there are two small seasonal ponds in the western part of the Site and a third adjacent to the northern boundary. 3. PROJECT DESCRIPTION 11. The planning application seeks outline planning consent for the development of an employment led mixed use development comprising up to 25,000 m 2 of employment floorspace and approximately 225 residential dwellings with access from the A629 and Carleton Road, provision of infrastructure and associated landscaping. 12. The construction phase is proposed to commence in 2016. All aspects of the proposed Development will be constructed within this single phase, which will be complete by 2023. The entire construction program is therefore anticipated to be approximately seven years in duration, with the majority of work being undertaken in the first three to four years of the program. 13. During the construction phase, the Site would be accessed via a temporary access point off the A629 and during operation via a new round-about off the A629 (from the south) and via the existing junction off Carleton Road (from the north east). 14. Other elements of the proposed Development would include: Internal roads and footways and associated roadside landscaping; A new roundabout providing access to the Site from the A629 bypass; A new access point to the Site from Carleton Road; Car parking; Cycle ways; Strategic landscaping; Utilities infrastructure; Site drainage, following sustainable drainage design (SUDS); and Two balancing ponds to provide compensatory flood storage. 15. In addition to the above site hoardings/ fencing and temporary construction compounds would be required during the construction phase. 4. PLANNING POLICY CONTEXT 16. The UK Government is committed to a plan led system, with the Development Plan forming the basis of all planning decisions. Legislation confers a presumption in favour of development proposals that accord with the Development Plan, unless material considerations indicate otherwise. The planning application would therefore be determined in accordance with prevailing policies at national and local level. 17. The adopted Development Plan for CDC currently comprises: The National Planning Policy Framework (NPPF) (2012) (Ref. 1-3); and The saved policies of the Craven District Local Plan (1999) ( the Saved Local Plan ) (Ref. 1-5). 18. The Regional Spatial Strategy (RSS) for Yorkshire and Humber was revoked on 22 nd February 2013 (Ref. 1-4). The RSS itself is therefore no longer relevant to the consideration of this application; although background evidence, where up to date, may be a material consideration. April 2015 Environmental Statement Page 2 of NTS

19. It should also be noted that limited weight can be attributed to the polices in the Saved Local Plan for Craven as this document is out of date and has effectively been superseded by guidance contained in the NPPF. Paragraph 14 of the NPPF advises that where the development plan is absent, silent or relevant polices are out of date, local planning authorities should grant planning permission unless: any adverse impacts of doing so would significantly and demonstrably outweigh the benefits, when assessed against the policies in this Framework taken as a whole; or specific policies in this Framework indicate development should be restricted. 20. The assessment of impacts undertaken in the ES and other reports accompanying the planning application demonstrate that the potential adverse effects of granting planning permission would not outweigh the benefits when assessed against the policies in the NPPF. There are no specific polices in NPPF that would indicate that the Wyvern Park development should be restricted. 21. The proposed Development would accord with draft policies in the emerging Craven District Local Plan (Ref. 1-5), which proposes the allocation of the Site for a mix of employment, residential and open space uses. This Plan is at an early stage of preparation and as a result can be afforded little weight in the determination of this application. It does however show the Council s direction of travel in terms of future local plan policy for this site. 5. ENVIRONMENTAL IMPACT ASSESSMENT 22. An EIA scoping exercise for the proposed Development was carried out between the Planning Consultant and CDC in the form of email correspondence. The scoping opinion was received on the 12 th February 2015. It was concluded that the EIA should consider a number of broad environmental themes during a number of key stages during the developments construction and operation, including; Landscape and Visual; Ecology and Nature Conservation; Ground Conditions and Contamination; Water Environment; Cultural Heritage; and Traffic and Access; 23. The environmental effects identified within the ES have been categorised as negligible, minor, moderate or major and either adverse, neutral or beneficial. They can also be temporary (e.g. dust during construction) or permanent (e.g. visual change in the landscape as a result of the residential properties). Only impacts resulting in major and moderate effects are considered to be significant for the purposes of EIA. 5.2. Landscape and Visual 24. A landscape and visual assessment was undertaken, which was informed by a walkover survey (spring 2012 and again in February 2015) and consultation with CDC. The assessment considered potential effects on the existing landscape character, and on views from a range of surrounding locations. 25. The landscape and visual study has shown that, although the landscape features of the Site will be permanently replaced by the proposed Development, the impact on the environs of the Site will not be sufficiently significant so as to damage the local landscape character. April 2015 Environmental Statement Page 3 of NTS

26. During the construction and early operational phases of the proposed Development, some adverse effects will be caused to the character of the landscape in the Aire valley floodplain immediately to the south of the Site, but not to the wider landscape; neither to the Yorkshire Dales National Park, nor to the hills that surround Skipton, including the moors. 27. The ES concludes that, following a 15 year establishment period, the proposed planting will form a visual screen of the proposed Development from a number of key views, such as nearby roads, housing and the surrounding valley landscape. Views of the proposed Development will be appropriate in the context of the surrounding industrial estates at Low Snaygill and Engine Shed Lane. 5.3. Ecology and Nature Conservation 28. The potential for the Site to support protected and notable habitats and species has been investigated through a program of desk study and field surveys. 29. The investigations concluded that the proposed development will not have an impact on any designated sites or notable habitats because none are present within the Site and surrounding area. 30. The land associated with the Site is predominately intensively managed improved pasture. The design process has resulted in the proposed Development being off-set from boundary habitats of highest potential ecology and nature conservation value. This includes retention of most of the trees and hedgerow associated with the Site, although a short section of species-poor gappy hedgerow would be lost. Two temporary waterbodies would also be lost to the proposed Development; these waterbodies contain winter rainfall but gradually dry up over the Spring meaning that they are of limited ecological value. The proposed development compensates for the loss of the gappy hedgerow and temporary waterbodies through the provision of new woody plantings and two attenuation ponds designed to hold permanent water and wetland vegetation. 31. The proposed Development would not have an impact, directly or indirectly on any protected species. The intensive agricultural management of the Site, and the limited habitat diversity and structure present, means that it is of relatively low wildlife value and supports few protected species. The only potentially relevant protected species are nesting birds and bats. These have been fully assessed in the ecology and nature conservation chapter and no adverse effects are predicted. The proposed Development has been offset from habitats of highest potential value for nesting birds and bats, and the soft landscaping that would accompany the proposed Development would reasonably be expected to result in a locally beneficial increase in habitat for these species. 32. In summary it is considered that there will be no significant adverse effects on ecology and nature conservation as a result of the proposed Development. 5.4. Ground Conditions 33. A desk study, walkover and intrusive ground investigation were undertaken to inform the assessment of the potential effects of the proposed Development on geology, hydrogeology and soils. 34. The ES identified that there is the potential for the accidental release of pollutants into the groundwater and accumulation of ground gas during the construction phase. The risk of pollution shall be managed on site using best practice techniques and emergency procedures, which will be outlined in a construction management plan (CMP). The risk of injury due to an accumulation of ground gas will be managed by instigating a stringent health and safety plan to which all workers must adhere. With these mitigation measures April 2015 Environmental Statement Page 4 of NTS

in place it is considered that there will be no significant effects resulting from the construction phase. 35. The review of available sources highlighted the presence of a Victorian tip in the north east corner of the Site. As a result of this further ground investigation works will be required to identify the materials present within the tip and to develop a ground remediation strategy for the Site. 36. During the operational phase there is potential for the accumulation of ground gas and radon in new buildings, and elevated concentrations of total petroleum hydrocarbons (TPH) in the ground water. Gas protection measures will be included within the building designs and further analysis of the risks associated with TPH is proposed. 37. In summary it is considered that there will be no significant adverse effects on the ground conditions as a result of the proposed Development. 5.5. Water Environment 38. The ES considers the flood risk and the potential for effects on water quality and surface water drainage. The environmental baseline was informed by a desk-based assessment and a site specific Flood Risk Assessment (FRA). 39. Proposed construction activities have the potential to impact upon local surface and ground water quality. Mitigation measures will be incorporated to minimise the risks to water resources in line with legislation and best practice. As such, no significant effects during the construction phase have been identified. 40. A very small proportion of the Site is shown to be partially within Flood Zone 3 (High Probability), affected by flooding from the nearby Eller Beck and, to a lesser extent the Ings Beck. A larger proportion is within Flood Zone 2, although much of the southeast part of the Site is shown to be within Flood Zone 1. 41. Due to the high risk of flooding within small areas of the site mitigation measures for floodplain compensation in the form of Sustainable Drainage Systems (SuDS) will be put into place to prevent the potential flood waters from being diverted elsewhere and to enable the site to be workable. These will take the form of features such as swales and balancing ponds and will be constructed as a priority as one of the first phases of construction. To further mitigate any potential residual flooding it is recommended that finished floor levels are at least 600mm above the modelled 100 year flood level. 42. The proposed drainage system would treat surface water such that the effect of the proposed Development upon surface and ground water quality would not be significant. Foul drainage would be discharged via a new connection to the existing adjacent sewerage system. 43. In summary it is considered that there will be no significant adverse effects on the water environment as a result of the proposed Development and imbedded mitigation. 5.6. Cultural Heritage 44. The cultural heritage chapter considers potential effects on archaeology (below ground remains), historic landscape character and built heritage (such as listed buildings). A baseline study has been carried out, drawing upon the findings of a desk-based assessment carried out by ARCUS in 2007, a site walkover and visual appraisal in July 2013, and a geophysical survey undertaken in August 2013 and February 2015. April 2015 Environmental Statement Page 5 of NTS

45. There are no designated assets located within the Site or within a 1 km radius of the Site boundary. Skipton Conservation Area, of which the Waltonwrays Cemetery and Skipton Crematorium forms part, is located adjacent to the Site. 46. A geophysical survey identified potential prehistoric/ Roman agricultural and settlement activity, and the existence of medieval and post-medieval ridge and furrow on Site. Archaeological investigations, including trial trenching, are proposed prior to the commencement of the construction phase within each parcel of the site to minimise the potential effects. Construction activities associated with the Site are anticipated to have a moderate adverse effect upon these features. 47. Strategic landscape planting and amenity land has been incorporated into the final masterplan. However, the proposals would introduce new elements to the open and tranquil setting of the neighbouring Waltonwrays Cemetery and Skipton Crematorium. A minor adverse effect on tranquility is anticipated as a result. 5.7. Traffic and Access 48. The impacts of the Wyvern Park development on traffic and access have been assessed to identify the likely effects on the local highway network. 49. During the construction works, there would be an increase in heavy goods vehicle (HGV) movements in and around the site for the eight year construction program (2016-2023). 50. Following the implementation of appropriate mitigation measures, including a HGV management plan, the potential effect of the proposed Development on traffic during construction is not considered to be significant. 51. A traffic model was used to predict the changes in traffic flows during the operational phase. The data from the model was used to assess the effects of the proposed Development on road traffic and access. 52. In summary the effect of the proposed Development on journey lengths, amenity, severance, views from the road and driver stress during operation is not considered to be significant. 6. CONCLUSION 53. An EIA was carried out to determine the likely significant environmental effects associated with proposals to construct a new employment led mixed use development on the southwestern edge of Skipton. The results were presented within the ES. 54. Following an assessment of a number of environmental topics, as agreed via the scoping process the following potential significant effects have been identified: Adverse effect on views from Carelton Road, Waltonwrays Cemetery and Skipton Crematorium, Willow Way and Sandylands Sports Centre and Skipton Cricket Club; and Adverse effect on the potential prehistoric and Roman remains after excavation. 55. No other significant environmental effects have been identified. April 2015 Environmental Statement Page 6 of NTS

7. REFERENCES Ref. 1-1 Ref 1-2 Ref. 1-3 Ref.1-4 Her Majesty s Stationary Office (2015). Town and Country Planning (Environmental Impact Assessment) Regulations 2015. Craven District Council (1999). Craven District Local Plan. Department for Communities and Local Government (2012). The National Planning Policy Framework (NPPF). East Riding of Yorkshire Council (2008). Yorkshire & Humber Plan Regional Spatial Strategy. Government Office for Yorkshire and the Humber. Ref. 1-5 Craven Local Plan Draft September (2014). April 2015 Environmental Statement Page 7 of NTS

N Key Site Boundary Figure NTS-3 Development Proposals

Wyvern Park Skipton Environmental Statement. Non-technical Summary - April 2015