Environmental Statement Volume 3 Non-Technical Summary West Horton Heath Prepared for: Horton Heath Limited Savills 2 Charlotte Place Southampton SO14 0TB 023 8071 3900
NON-TECHNICAL SUMMARY INTRODUCTION Horton Heath Limited proposes the development of a mixed-use development of up to 950 dwellings with a combined school, a local centre and employment on land west of Horton Heath. They have commissioned Savills to co-ordinate a formal Environmental Impact Assessment (EIA) including the preparation of an Environmental Statement (ES) and Non-Technical Summary (NTS) (this document) to support their planning application, which will be in outline. The outline planning application is submitted by Horton Heath Limited for: The development of up to 950 dwellings, supporting community infrastructure including a combined school (3 form entry primary school and 8 form entry secondary school), a local centre and approximately 6 hectares of employment use. WHAT IS ENVIRONMENTAL ASSESSMENT The Town and Country Planning (Environmental Impact Assessment) Regulations 2011 (EIA Regulations) require that before planning consent is granted for certain types of development an Environmental Impact Assessment (EIA) must be undertaken. Environmental Impact Assessment (EIA) is a systematic and objective process through which the likely significant environmental effects of a project can be identified, assessed and, wherever possible, avoided or mitigated. 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. 2
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. Figure 1: The Site Location STRUCTURE OF THE ENVIRONMENTAL STATEMENT The ES is set out in a structured manner to allow easier navigation: Volume 1 comprises the Main Environmental Statement (including Parameter Plans and Chapter Figures) Volume 2 comprises the Appendices, including technical supporting reports Volume 3 (this volume) comprises the Non-Technical Summary (NTS) 3
OPPORTUNITY FOR PUBLIC CONSULTATION Should interested parties wish to make representations on the content of this ES, they should be made in writing to: Andy Grandfield Principle Planning Officer Development Management Eastleigh Borough Council Eastleigh House Upper Market Street Eastleigh SO50 9YN Alternatively representations can be made online by following instructions at: http://www.eastleigh.gov.uk/fastweb/welcome.asp The ES is available to purchase from the Planning and EIA Consultants working on behalf of the applicant using the following address: Gavin Hall Savills (UK) Ltd 2 Charlotte Place Southampton SO14 0TB Table 1 sets out he costs related to the volumes of the ES available. The ES should also be available on the Local Planning Authority s website. Volume Hard Copy CD-ROM/DVD 1 Main ES Report 300 2 Technical Appendices Please enquire at above address 5 3 Non-Technical Summary Free of Charge Requests should be made in writing to the above address. Cheques should be made payable to Savills (UK) Limited). THE ASSESSMENT TEAM The project team is being led by consultants Savills, with input from other specialists both internal and external to the company. The project team comprises: EIA Management and Co-ordination Planning Masterplanning and Urban Design Architectural Design Traffic & Transport Savills Savills Savills Boyle Summers i-transport 4
Landscape and Visual Impact Water Environment Ecology Noise Air Quality Archaeology and Built Heritage Ground Conditions Socio-Economics Arboriculture Allen Pyke Mayer Brown Ecologica Clarke Saunders Mayer Brown CgMs Mayer Brown Savills Mark Hinsley THE EIA PROPOSALS The Site and Surroundings The site, measuring approximately 105 Ha and centred upon OS tile reference SU 489 167 largely comprises agricultural land, with predominantly arable crops in the north and grass pasture in the south, see Figure 2. The site is located adjacent to the village of Horton Heath in Hampshire, which is to the east of the site boundary. Chalcroft Farm, with associated buildings including a farm shop, is situated within the site boundary approximately 600m to the west of Horton Heath. To the north of Chalcroft Farm, the site surrounds the Chalcroft solar farm. Fir Tree Lane crosses through the north of the site, running between Horton Heath and Allington Lane. To the north of the site is a small area of woodland, beyond which are the outskirts of Fair Oak, which lies approximately half a kilometre to the north. Wyvern College lies approximately 450m to the north east of the site. To the west, the site adjoins agricultural land. The south east boundary of the site adjoins the Chalcroft Distribution Park, beyond which is a railway line and further agricultural land. In the north of the site the eastern boundary is formed by residential areas of Horton Heath and in the south by Blind Lane. The south east site boundary extends towards Bubb Lane. 5
Figure 2: The EIA Boundary 6
Designated Sites and Structures There are no designated sites or structures located on the site. However, there are a number located in the surrounding area. The Solent and Southampton Water Special Protection Area (SPA) and Ramsar site lies approximately 4km southeast of the site at its closest point, on the River Hamble. To the southwest it is located approximately 5.4km away, on the River Itchen. The Solent and Southampton Water SPA is designated for its wintering populations of Teal, Dark-bellied Brent Geese, Black-tailed Godwit and Ringed Plover, as well as breeding populations of Terns (Common, Sandwich, Little and Roseate) and Mediterranean Gull. The Ramsar designation results from being one of the few major sheltered channels between a substantial island and mainland European waters. It includes many wetland habitats characteristic of the bio-geographical region, as well as supporting an important assemblage of rare plants and invertebrates. Part of the River Itchen Special Area of Conservation (SAC) lies approximately 1km to the west of the site boundary. This SAC is designated as a classic example of a chalk river. It holds a number of species such as Southern Damselfly and Bullhead, and White-clawed Crayfish, Brook Lamprey, Atlantic Salmon and Otter. An area of the Solent Maritime SAC is located approximately 4km southeast of the site. This SAC is designated for its estuaries, spartina swards and Atlantic salt meadows. There are parts of 15 Sites of Special Scientific Interest (SSSIs) within 10km of the site. The two closest are the River Itchen SSSI and Moorgreen Meadows SSSI. The River Itchen SSSI is located 1.1km west-north-west of the site, and has a protected habitat of classic chalk stream and river, fen meadow, floodpasture and swamp habitats. The Moorgreen Meadows SSSI is protected for its neutral meadows and alder wood, flanking a small tributary of the River Hamble. This SSSI is located 1.2km south-south-west of the site. Firtree Farm, a Grade II Listed Building, lies adjacent to the eastern boundary of the site. Public Rights of Way A network of public rights of way runs through the site in both an east-west and north-south direction. These paths meet in different locations around the site, most notably to the south of Foxholes Farm, and to the north of the site. Surface Water & Flood Risk The closest watercourses to the site are the tributaries of the River Itchen which flow adjacent to the western and northern boundary of the site. The main area of grassland is divided into fields by several ditches, some of which contain small watercourses. The topographical setting of the 7
surrounding area suggests that these ditches eventually discharge into the tributaries of the River Itchen. There are two ponds on the site, one at Chalcroft Farm and one to the north, below Foxholes Farm. The Chalcroft Farm pond occasionally dries up, whereas the northern pond retains water throughout the year. Environment Agency Flood Risk mapping shows that the majority of the site is located within Flood Zone 1. However, the watercourse adjacent to the western boundary of the site is bordered by small, intermittent areas of Flood Zones 2 and 3, some of which overlap with the site boundary. The EIA Proposals The proposed development comprises a mixed-use development of up to 950 dwellings with a combined school (3 form entry primary school and 8 form entry secondary school), a local centre and approximately 6 Ha of employment use. The key components of the proposed development are: Up to 950 dwellings comprising a mix of market and affordable housing; A new local centre with convenience and community facilities; A combined 3 FE Primary School and 8 FE Secondary School; New employment space (approximately 6 Ha); Public open space; Local food growing through the provision of allotments or community gardens; and A network of trees, hedgerows and watercourses to promote habitats for wildlife. It is proposed that development could, at the earliest, commence in 2016, with circa 30 dwellings per outlet completed by March 2017. Thereafter, and combining both open market and affordable sales, we can expect to see approximately 60 dwellings per outlet on site in the following 12 months to March 2018 (120 dwellings combined), and the same the following year to March 2019. In total, the build out could take between 8 to 10 years, concluding between 2024 and 2026. 8
Main Alternatives A Different Location Eastleigh Borough Council (EBC) submitted the Eastleigh Borough Local Plan 2011 2029 (Local Plan) to the Secretary of State for formal examination in July 2014. As part of the preparation of the Local Plan, EBC have considered a variety of alternative options for the location of strategic new development. The preferred options following assessment are proposed for allocation in the Local Plan. Alongside public consultation the alternative options have been subject to a series of Sustainability Appraisals throughout the Plan preparation process. The Sustainability Appraisals have considered the relative sustainability benefits of each location option. The alternative options were considered against a range of sustainability criteria spanning Community, Economic and Environmental objectives. Based upon the detailed consideration of the potential alternative locations for new development undertaken in the Sustainability Appraisals, the draft Local Plan proposes to allocate land West of Horton Heath for the development of 950 dwellings plus community facilities, employment and transport improvements. The proposed development seeks to deliver the desired strategic development proposed by the draft allocation, including housing, employment, community facilities and transport improvements. As has been demonstrated by the Sustainability Appraisals, the proposed development location represents the most sustainable option when considered against the potential alternatives. A Different Design A constraints led approach has been taken towards the design of the proposed development. This approach has resulted in the evolution of the proposed development during the design period. The layout of the development has responded to development requirements and an increasing understanding of the site and surroundings. Table 2 sets out how certain elements of the proposed development have been amended during the design process. 9
Table 4.3: Design Changes Site Element Change Rationale Fir Tree Lane Early layout designs sought to utilise the existing route of Fir Tree Lane. This required sections of the road to be upgraded and widened, which would have Fir Tree Lane is narrow along its length and does not currently operate with easy two way working. There are verges, ditches and hedgerows along the length of Fir Tree Lane that are considered to be of ecological value. resulted in hedgerows Downgrading sections of the road to being lost or moved. create a green link has enabled the Under the submitted retention of much of the features of proposals Fir Tree Lane is ecological value whilst increasing to be re-routed to create a opportunities for recreational activity and meandering east-west non-vehicular movement within the route through the site. application site. The proposed new route has been designed to discourage the use of the site by through traffic seeking to cut through the development whilst retaining a strong access link to the school site and local centre. Local Centre Relocation of the local The proposed location of the local centre centre to the north of the school site on a dedicated cycle link enhances opportunities for non-vehicular access to the local centre. The retention of the stream, tree belts and open space will facilitate the promotion of the local centre as a focal point for the development. This will contribute towards ensuring that the local centre is a vibrant destination whilst conserving and enhancing ecological assets. The relationship with the school site will further enhance the role of the local centre as a focal point within the community and reduce the need for additional traffic movements between the school and local facilities. 10
Onsite Hedgerows and Watercourses New Link Road Widespread changes to the proposed areas of built development to enable retention of hedgerows and onsite watercourses. Altered route of the link road between Burnetts Lane and Bubb Lane The onsite watercourses and hedgerows are important features of the site in terms of biodiversity conservation and enhancement. The hedgerows and watercourses are an important characteristic of the site and their incorporation into the design will result in a development that is sympathetic to the local landscape and reduce potential for adverse visual impacts. The proposed route of the link road has been determined based upon detailed consideration of the local topography. The chosen route has reduced the amount of landscape engineering works and the overall land take alongside reducing the potential for adverse landscape and visual impacts. ASSESSMENT SUMMARY Traffic & Transport Traffic data has been collected for roads local to the proposed development and between Eastleigh, Southampton and the M27. The effects of the development on highways and traffic movements has been assessed across the local road network. Where flows in traffic have increased above identified thresholds, further assessment has been undertaken in relation to the effect on Severance; Driver Delay; Pedestrian Delay and Amenity; Fear and Intimidation; Accidents and Safety; and Hazardous Loads. The development is not considered to be contrary to any of the national, regional or local planning policies. During construction it is anticipated that the increase in traffic flow associated with construction is below the assessment threshold or on links which are not considered to be sensitive and as such any effects are negligible in the short term and temporary. Prior to any mitigation, changes in traffic flows, during the operational phase of the development, are predicted to range between negligible and moderate adverse. 11
Mitigation, in the form of inherent mitigation designed into the masterplan and off-site junction improvements, the delivery of the Burnetts Lane / Bubb Lane link road, pedestrian and cycle improvements and a public transport strategy for the site, reduces the effects of development, so that overall the development has a moderate adverse to moderate beneficial effect on the identified links. Landscape & Visual Assessment The assessment of the likely significant effects of the proposed development with respect to landscape character and visual amenity identified the following potential impacts (see Chapter 7): Landscape character No major impacts were identified on landscape character. The proposed development will have a strong landscape framework of green infrastructure which will accommodate existing landscape and ecological assets such as trees, hedgerows and water bodies, assisting the integration of the scheme within the surrounding landscape. The potential impacts on the Horton Heath Undulating Farmland LCA (Eastleigh Borough Council Character Assessment), Horton Heath Settlement, Horton Heath Farmland/Countryside and Chalcroft Employment Area were all judged to be minor. The proposals would not have any negative impact on the setting of heritage assets nor on landscape features. Visual impact Despite the size of the site, it is well contained and has a relatively small Zone of Visual Influence (ZVI). The assessment identified 32 potential visual receptors, including seven public rights of way. There is judged to be a potential substantial adverse impact on the visual amenity of one receptor, Foxholes Farm, due to its proximity to the proposed Local Centre. Whilst residents of properties on the western edge of the existing settlement of Horton Heath will have some views of the proposed development, the layout proposals have been developed to minimise the loss of visual amenity with the location of areas of open space, sports pitches and buffer planting. Water Environment (Hydrology and Flood Risk) A flood risk assessment has been prepared to review the flood risk of the site from all sources. There are some areas of the site to the south west, which fall within Flood zones 2 and 3 (medium to high risk) of fluvial flooding. These areas are reserved in the indicative masterplan solely for strategic open space and ecological mitigation, in particular great crested newts. No areas of built development are proposed within areas of flood risk. 12
The main focus of the flood risk assessment is the impact of the development on downstream properties. The proposed development will create additional impermeable areas, which if not mitigated has the potential to increase peak river flows and volumes downstream. It is proposed that the development will make extensive use of measure known collectively as Sustainable Drainage Systems, or SuDS for short. This come in many forms, but on this site extensive use will be made of open space areas such as ponds, basins, swales and possibly wetlands. The precise form of individual features will be informed by input from the project ecologist to encourage (or discourage) particular species. These features would be intended to blend into the landscape in a naturalistic fashion and provide amenity value to users of the public open space in addition to the ecological value. The SuDS features operate by capturing the surface water run-off from the paved areas of the site. They perform a water quality treatment function by filtering, sedimentation, soil soaking and evapotranspiration. The other main function is to hold the rainfall and trickle discharge out to the watercourses. The rate is controlled by restricting the flow out of the SuDS features using flow control devices, which are sized individually to meet calculated maximum flow rates. The designs will ensure that the flow never exceeds the calculated greenfield run-off rate, and for storms which would be likely to occur on a frequency greater than every 2 years betterment will be provided to the run-off rates. The more severe the storm, the more significant the betterment. All drainage systems are designed to cater for a particular maximum storm event. The SuDS features are designed to hold all run-off on the site for a return period of 1 in 100 years plus an additional 30% factor of safety to account for the effects of climate change, this is approximately equivalent to a storm likely to occur once every 200 years. Even beyond this level of extreme storm, the SuDS features will continue to provide some betterment over and above the existing greenfield run-off. The hydrology parameter plan shows an indicative distribution of key SuDS attenuation features. These are located based on the lie of the land and are situated at low points of the development drainage catchments, but outside the fluvial floodplain areas. The detailed design of the SuDS features and precise volumes will be calculated for the detailed reserved matters submissions of the development phases. From work on similar sites, it is anticipated that the strategic SuDS attenuation areas would occupy approximately 10% of the development catchment area draining into them. Chapter 8 of the EIA also considers the routing and treatment of foul sewerage. Southern Water were commissioned to provide a foul drainage solution for the site and a preliminary design was prepared under Section 98 of the Water Industry Act. This proposed a new sewer connection from the site to Chickenhall Wastewater Treatment Works. However, concerns have been raised by the Environment Agency and Natural England about the ability of these treatment works to maintain the current discharge limits imposed for the discharge to the River Itchen. Particularly in relation to phosphorus. 13
These concerns have been put to Southern Water and it would appear that a discharge to Peel Common Wastewater Treatment Works is a more favourable option from an environmental perspective. Peel Common discharges effluent via a long sea outfall into the Solent. Whilst there are also environmental considerations in relation to shellfish standards and nitrogen, these are less complex to address over the long term, given appropriate OFWAT funding.. Ecology Most of the site comprises intensive agricultural land of low ecological value. However, there is a good network of hedgerows within and around the site, and some woodland strips on the site fringes and south of Foxholes farm. There are two small watercourses crossing the site from east to west and another running up the western boundary. There are two ponds, one at Chalcroft farm and one near Foxholes Farm, and some old farm buildings. There are also some wetter fields of marshy grassland. All these are of current ecological value. Surveys for a variety of protected species have found evidence of great crested newts, bats, water voles and some interesting wintering and breeding birds on site, with reptiles on the site boundaries where it adjoins better habitat. There also are a few signs of badger and otter around the site, but no signs of dormouse. There are a few interesting insects, but no particularly notable plants, apart from two stands of the invasive alien species Japanese knotweed. The loss of the agricultural fields raises no significant ecological issues, but the loss of perhaps 25% of the hedgerows represents a significant loss of the hedgerow habitat itself, as well as reducing its availability as a habitat for breeding and foraging birds, and for the connectivity it provides between habitats and its function as a wildlife corridor. The development proposes that the woodland strips will be retained, and the watercourses will be protected and developed as wildlife corridors across the site. The ponds will be retained, as will the large area of marshy grass land in the south-west of the site. About 30ha of the site will be devoted to open space, in which a variety of habitats will be created, including woodland strips, new ponds, grassland and tall herb areas. There will be extensive replanting of hedgerows lost to the development, which should compensate for the loss of existing hedgerows. The principal ecological issues on the site involve protected species, particularly the great crested newt, bats, otter, water vole and reptiles. A population of great crested newts occupies Chalcroft Farm pond, and the development proposal involves protecting the pond and sufficient adjoining habitat to enable their survival. In addition, recognising the isolation of the population, additional ponds will be created nearby, in order to enable the expansion of the existing population and the establishment of a metapopulation in the area. Dispersal corridors will be provided through the housing development to enable newts to access other habitats and measures will be put in place to enable the newts to pass safely beneath access roads. Suitable hibernation and daytime refuge 14
structures will be provided in the vicinity of the ponds, as will areas of rough grassland for foraging. The additional ponds and other ecological features will benefit not only the Chalcroft Farm newts on site, but also those from other populations in the surrounding area. Three bat roosts have been found in Chalcroft farm buildings, and these will be protected during any renovation work. The lighting system during the construction and occupation phases will be designed with bats in mind in order to minimise impacts on them. Bat flight lines are closely associated with the watercourses, so their protection will maintain commuting and foraging routes for bats. Protection of the watercourses will also maintain suitable habitat for otters passing through the site, and for resident water voles, as well as for watercourse birds such as the kingfisher. The sensitive reptile areas will be protected during the construction phase with reptile fencing to keep them from the construction area. After construction, as the site matures, it will come to comprise an ecological mosaic, including the existing retained habitats, plus the new ponds, woodlands, hedgerows, meadows and open spaces, which will enable the dispersal of reptiles onto the site and expand their distribution. As well as the diverse semi-natural habitats described above, the gardens of new houses will evolve on the site, which will provide their own mosaic of trees, plants and shrubs, of considerable greater value to wildlife than the current intensive agricultural land. Therefore, providing adequate mitigation measures are taken to safeguard the protected species and the existing valuable habitats, and the enhancement measures are also undertaken, the site is likely to be of greater ecological value than it is at present, particularly for some protected species. Noise The assessment of likely effects due to noise and vibration from the proposed development are identified as the following potential impacts (Chapter 10). During the development of the site, noise due to construction will be the predominant noise source. Through the use of good practice and general noise control measures, receivers will not be negatively affected during the majority of the construction works, which will only occur during the daytime. Some activities near to existing houses will be likely to have an adverse noise impact, but these will be mitigated where possible and will only be temporary in nature. The new development will introduce new noise sources across the site in the form of new roads in the area. Noise levels from roads will be altered due to changes in predicted traffic flows on existing roads and the new link road. There is the potential for reductions in noise levels at some houses on Burnetts Lane, with negligible increases in noise levels at existing houses in the area. Existing and predicted vibration levels due to the road traffic would be at a level at which the probability of adverse comment are low. 15
The new school will have facilities such as multi-use sports pitches, which will be available for use by the community out of school hours. As long as these facilities are used in the manner which they are intended noise would not be expected to cause an impact and may be viewed as a necessary desirable aspect of community life. Noise during school run hours would increase, as expected, but this is not unusual in a residential area with a school, and is unavoidable and entirely reasonable. Part of the new development will include residential areas bordering the Chalcroft Business Centre. In this area, careful layout of houses to provide self-screening will be used to minimise noise incident upon the new residents. Air Quality This assessment was undertaken to assess the impact of the proposed development on local air quality. In particular, it considered the effects of emissions from additional traffic movements generated on the local road network during the operation of the scheme. The conditions currently existing in the area of the site are described, together with the methods used to identify and assess potential impacts from the proposals. The mitigation measures proposed to avoid or reduce the impacts are also identified. A review of Eastleigh Borough Councils own air quality work was undertaken, and consultation took place with the Environmental Health Department of EBC with regards to the scope works and methodology proposed. A review of all relevant national and local policies was also undertaken. The assessment was undertaken in accordance with the Department of Environment Food and Rural Affairs Local Air Quality Management Technical Guidance and using the ADMS Dispersion Modelling tool. The assessment quantifies the air quality impacts posed by the proposed development, within the context of the baseline with committed development and baseline with committed development and development scenarios. Traffic data has been provided by the transportation company i- Transport. The findings of the assessment of potential construction impacts are that, subject to the implementation of good practice within a site specific Construction Environmental Management Plan, which incorporates all of the measures proposed within the construction statement, the residual construction impacts on both human and ecological receptors are anticipated to be, adverse and direct but of minor adverse significance and of a temporary and reversible nature. The traffic data examined, has indicated that the additional traffic flows associated with the proposed and cumulative developments have the potential to have impacts of which are adverse and direct but of neutral adverse significance in terms of increases in levels of NO 2, PM 10 and PM 2.5 over baseline levels at sensitive human receptor locations. These are likely to be of a permanent nature although reversible. 16
In addition, this assessment has indicated that in general, potential ecological impacts at sites within 200m of an affected road are likely to have impacts of which are of neutral adverse significance. However, impacts of minor adverse significance are predicted at Scoreys Copse which is located adjacent to the B3354 Botely Road. Impacts are considered to be of direct significance and are also likely to be of a permanent nature albeit reversible. PM 10 and PM 2.5 impacts are generally predicted to be of neutral and neutral adverse significance. It should also be noted that the NO 2, PM 10 and PM 2.5 levels themselves predicted to be, in general, well below the objectives levels for human health even when assessing with cumulative developments. The objective values are statutory standards derived in adherence to advice from the Expert Panel on Air Quality Standards to protect human health. Therefore, it is concluded that development at Horton Heath should not be constrained on the basis of air quality. Built Heritage The site consists of agricultural land to the west of Horton Heath. Within the site, there are no buildings considered to be of national heritage value, subsequently there are no listed buildings within the site boundary. To the north of the site boundary is Fir Tree farm, which is considered to be of national heritage value and is subsequently listed Grade II. This building is therefore considered to have a high degree of sensitivity in how change within or near this building s environment may affect the ability to appreciate its historic or architectural value. Within the site itself there are two farms, which although not considered to possess heritage value of national importance and are consequently not listed, these are considered to possess some degree of architectural and historic importance within the local context. These buildings therefore possesses a degree of sensitivity in how change within or near these buildings environment may affect the ability to appreciate their historic or architectural value. The first of these farmsteads, Chalcroft Farm, is located in the centre of the site, approximately 1.5 kilometers down an access track from Burnetts Lane. To the north of the site, just west of the existing built up edge of Horton Heath along Fir Tree Lane is Foxholes Farm. An historic building survey has researched the history and architectural merit of all of the buildings noted above. Additionally this survey assessed the surrounding landscape of each farm to determine how and to what physical extent this topography contributes to an appreciation of the property s historic or architectural value. Using this information as a basis, the potential impact of the development upon the heritage value of the buildings has then been determined. This survey established that Fir Tree Farm is an 18th Century building is separated from the development site by a road to its south and to the east by a field and two hedgerow boundaries. At present the house sits in a comparatively rural location. However Fir Tree Lane is a surprisingly busy 17
road and so the levels of traffic are sufficient to intrude on that rural character. The site is also close to the settlement of Horton Heath and on the outskirts of Bishopstoke and Eastleigh which further erodes the rural character of the site. It is considered that the views to and from the house are not open or extensive, additionally there are mature hedges and trees around the garden which limit views to the building from all sides. It is considered that the distance between the proposal and the immediate setting of the house is sufficient to ensure that land within which the building can be appreciated is not compromised to an unacceptable degree. Further mitigation of any impact on Fir Tree Farm is achieved through the design of the layout of the proposed development. In addition, the use of landscaping to the south of Fire Tree Farm both protects the setting of the listed building and reinforces the rural character of this part of the site. To the east of Fir Tree Farm, Foxholes Farm is located within the site boundary. Foxholes Farm is situated close to the village of Horton Heath, separated by only a small field to the east of the farm. The operation of a skip hire company from the site means that the area has a commercial character rather than a rural or agricultural one. All of the farm buildings are considered to possess a degree of heritage value including the farm house, the cart shed and the two barns arranged in an L shape. These are to be retained and later alterations to the barn will be reversed, reinstating the building s former agricultural character. This would result in an improvement in the historic and architectural value of the property. The setting of Chalcroft Farm is rural and tranquil, surrounded by open fields on all sides. The farmhouse and its outbuildings form a traditional farmyard group. The way the buildings relate to each other and to the pond in front of the farmhouse means that Chalcroft Farm, as a whole is attractive. As with Foxholes farm it is intended that the buildings at Chalcroft Farm, identified to be of historic interest, should be retained and converted to provide a village centre whilst those buildings identified to be of a later date and detract from the farm s wider setting will be demolished. The repair and conversion of the outbuildings and farmhouse specified above will result in an improvement in the historic and architectural value of the property. During construction, while there is a slight risk of the noise, vibration and dust impact upon the ability to appreciate the historic setting and fabric of the buildings, its is considered that these effects would only be temporary and therefore result in a no lasting impact. After construction, the completion of the scheme would result in the renovation of the most historically significant buildings at Charcroft and Foxhalls Farm as well as the removal of those commercial or utilitarian farm buildings which have been currently found to detract from the ability to appreciate the historic or architectural value of these buildings. Similarly while there will be a change within the wider setting of Firtree Farm, the design of the development has ensured that the historic and architectural value of Firtree Farm is still appreciable. This has been achieved through both the distance from the buildings to the site itself as well as the strategic placement of landscaping elements which has ensured that distant views from the farm buildings to the new development are mitigated. 18
Ground Conditions The Ground Conditions chapter assesses the potential for impacts related to ground conditions to arise as a result of the proposed development. This assessment has been undertaken in the context of potential risks to both environmental receptors and people. The site has undergone little change since at least 1868 with the majority of the site remaining undeveloped fields with farms having been present at Foxholes Farm and Chalcroft Farm since the earliest available maps. The main changes relate to minor amendments to the farms and the construction of the residential properties off Fir Tree Lane between 1910 and 1939. Chalcroft Distribution Park appears to have been constructed between the late 1940s and early 1960s. A Ground Condition Desk Top Study of the site was undertaken by Mayer Brown in September 2014. This study identified that localised contamination impacts may be present in the vicinity of the farms on site and adjacent to the distribution park to the south of the site and there is a potential for minor widespread pesticides in shallow soils across the site and for naturally occurring ground gas. The potential for impacts upon any sensitive receptors has been assessed as being be very low to low. As any such contamination impacts are considered likely to only present relatively minor risks and it is considered that any contamination risks could be managed as part of the development and would not require a rearrangement of the site layout to locate less sensitive uses in the areas of contamination. Therefore, it is anticipated that the investigation and any mitigation would be controlled via planning conditions. Remediation to protect future users and controlled waters from ground contamination is not anticipated. However, several mitigation measures will be implemented during the construction and operational phases of the development in order to further reduce the potential for impacts to occur. These measures generally relate to the responsible management of the construction activities and prevention of pollution resulting from these activities and will include: Measures to control soil erosion and sediment run off to surface waters; Secure storage of chemicals, fuels and other materials during and following development; Employing safe systems of work with appropriate PPE and hygiene procedures for construction workers; and The appropriate management of waste, groundwater and soils throughout the development. The identified risks can be appropriately mitigated with these measures, subject to agreement with the regulatory authorities. However, it should be noted that additional sources of contamination may become apparent during any future investigation and development of the site. 19
A discovery strategy and appropriate PPE are recommended during any redevelopment of the site to address any other contamination that may be identified during the works. In the event that any significant evidence of contamination is identified during the development, the Local Authority will be informed and a strategy will be agreed with the Local Authority to appropriately address the issue. Socio-Economic The 950 households assessed for the proposed development will result in an increase in population for the area by approximately 2,233 people when completed. As a result of these dwellings the population of Fair Oak and Horton Heath will increase by around 22% and Eastleigh Borough by 1.78%. It is proposed that the scheme will deliver market and affordable housing through the delivery of 950 dwellings in a range of sizes. A total of up to 35% affordable housing will be provided across the development. The increase in population would likely to have a substantial impact on local services and facilities in the surrounding area if appropriate mitigation was not provided as part of the development. The development, however, proposes a range of services and facilities. A three-form entry primary school with nursery provision, a 8-form entry secondary school, a local centre with commercial and community facilities and GP outreach rooms will be provided on-site. The development will promote employment in the area through the provision of 6 hectares of employment land. An extensive range of formal and informal open space features will be provided on-site to meet need. This will include allotments/community gardens and formal play space. This provision will be in accordance with the standards set by the local authority. The overall strategy for land west of Horton Heath 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. 20