QM Issue/revision Issue 1 Revision 1 Revision 2 Remarks Draft FINAL Date January 2009 September 2009 Prepared by Project Team Project Team Signature Checked by Vanessa Thorpe Vanessa Thorpe Signature Authorised by Jessamy Funnell Jessamy Funnell Signature Project number 12260480/001 12260480/001 File reference M:/12260480 Hatchfield Farm/Reports M:/12260480 Hatchfield Farm/2009 WSP Environmental UK Mountbatten House Basing View Basingstoke RG21 4HJ Tel: +44 (0)1256 318800 Fax: +44 (0)1256 318700 http://www.wspgroup.com Reg. No: 1152332 Non-Technical Summary Hatchfield Farm
Non-Technical Summary This Non Technical Summary (NTS) provides a summary of the findings of the Environmental Statement (ES) which is submitted by the Earl of Derby in support of the planning application for the Proposed Development of the Hatchfield Farm site ( the Site ) in Newmarket, Suffolk, for residential, business, local retail, leisure and community uses. The ES and this NTS have been produced in accordance with the Town and Country Planning (Environmental Impact Assessment) (England and Wales) Regulations 1999 (the EIA Regulations ) which require that, in certain cases, development proposals should be examined to measure their likely significant environmental effects upon the environment and to identify what action should be taken to mitigate those effects. The Site covers approximately 67.67 hectares (ha) and is located on the northern edge of the town of Newmarket. The Site is bounded by the A14 to the north, A142 Fordham Road to the west, Snailwell Road to the east, and studland and associated buildings to the south. A railway line is also present at the north-eastern corner of the Site. The Site is currently undeveloped and is used for agricultural purposes. At present, the cultivated land is divided into three fields by lines of mature trees. Farm buildings are present in the southern part of the Site. The predominant land use to the north of the Site, beyond the A142, is equestrian and agricultural land including plantation stud and associated buildings. Further north is the Pines Industrial Estate and the village of Snailwell. The British Racing School lies to the east of the Site, beyond the railway line and Snailwell Road. The residential area of Studlands Park and an area of commercial development comprising the Studlands Park Industrial Estate, Minton Enterprise Park and Tesco superstore lie to the west of the Site, beyond the A412 Fordham Road. Beyond these lies the village of Exning, approximately 1.5km west of the Site. The George Lambton Playing Fields are located directly south-west of the Site, beyond the A142 Fordham Road. These comprise football pitches, cricket pitch and pavilion, and ancillary facilities. Figure 1 Site Location Plan The area to the south and south-east of the Site comprises mainly stud land, with the residential and commercial areas of Newmarket further south. Non-Technical Summary Hatchfield Farm 1
Historical maps indicate that the Site has comprised open ground since at least 1884 with no buildings within the defined Site boundary, except those associated with Hatchfield Farm at the southern end of the Site. The Proposed Development comprises the following: Up to 1,200 residential units, with a mix of tenures, types and ancillary facilities; Provision of up to 36,000m 2 gross floor area (GFA) of employment land (B1 use) (of which 9,000m 2 may be taken forward as D2 leisure uses); A Park and Ride facility providing up to 100 parking spaces; 80 bed hotel; Restaurants, food and drink establishments of up to 1,000 m 2 GFA in total (A3, A4 and A5 uses); Provision of up to 500m² of community facilities (D1use), with the potential for a Doctor s Surgery and crèche; Provision of up to 250m² of retail (A1) use; Land reserved for a Primary School (2 form entry); Open space including sports pitches/changing facilities, together with local areas of open space, play space, allotment and green networks; A new junction on the A142 and amendments to other junctions on the A142 to the west of the Site; A network of pedestrian and cycle paths which connect to the surrounding area, including access onto Snailwell Road; Retention of the existing tree belts within the Site except where necessary to provide essential access points; Provision of foul and surface water drainage infrastructure; and Landscaping within and around the perimeter of the Site. The illustrative layout of the Proposed Development is shown below. Figure 2 Layout of the Proposed Development The construction works are anticipated to start in 2010 and to be completed in 2025. In order to manage the potential environmental impacts during the construction works, a Construction Environmental Non-Technical Summary Hatchfield Farm 2
Management Plan (CEMP) will be implemented which will ensure effective control of environmental impacts arising from construction, including provisions for community liaison. The proposals for the Site have been developed following the completion of comprehensive technical studies, including a flood risk assessment, transport assessment, archaeological investigations, ecological surveys, noise monitoring and various studies which have been completed to inform preparation of the ES. This NTS outlines the findings of the ES which describes results of the assessment the potential for significant environmental effects (both positive and negative) to arise as a result of the Proposed Development and identifies mitigation and enhancement measures to minimise any likely significant effects. A Scoping Report describing the proposed approach and impacts to be assessed was prepared by WSP Environmental,and was submitted to Forest Heath District Council (FHDC) together with a request for a scoping opinion in September 2007. A number of revisions to the scope and methodology of the assessment were requested by FHDC and statutory consultees as set out in the scoping opinion which was provided in October 2007. Further consultation was undertaken with statutory and non-statutory consultees throughout the assessment which has informed the ES for the Proposed Development. The purpose of consultation was to obtain information on the baseline conditions of the Site and therefore the likely significant environmental effects that need to be assessed, and to obtain opinions on the Proposed Development which may need to be considered during the design process. The following organisations were consulted during the preparation of the ES: FHDC; Suffolk County Council; Cambridgeshire County Council; Natural England; Local Wildlife and Conservation Groups; English Heritage; Environment Agency; Highways Agency; and Essex and Suffolk Water. The Regional Spatial Strategy (RSS) for the East of England (2008) sets out the minimum regional housing provision for the period 2001 to 2021 of at least 508,000 dwellings for the whole of East Anglia. Of this total, a minimum of 6,400 dwellings are allocated to Forest Heath. Policy H2 of the RSS sets a regional affordable housing target of 35%, however individual Local Development Documents (LDDs) will set appropriate local targets based on need, housing market considerations and the objectives of the RSS. The Forest Heath Core Strategy Proposed Submission Document was published in March 2009 and describes the Vision for the District to 2031. With regard to development, Newmarket is identified for additional retail, cultural, employment and housing development in order to maintain the town as the urban focus of the district. The Core Strategy confirms that in the period 2010 to 2020, 1,240 dwellings will be built at Newmarket. Between 2020-31 a further 500 dwellings will be constructed (400 on greenfield and 100 on brownfield Non-Technical Summary Hatchfield Farm 3
sites). This policy also specifies the broad locations for housing growth in Forest Heath and confirms an urban extension for 1,200 dwellings to the north-east of Newmarket. The Site is therefore regarded as the most sustainable location in the district for an urban extension. The key policy documents of relevance include the relevant national Planning Policy Guidance Notes (PPGs) and Planning Policy Statements (PPSs), the RSS for the East of England, the Forest Heath Local Plan, the Forest Heath Core Strategy, the East Cambridgeshire Local Plan and the East Cambridgeshire Core Strategy. Figure 3 Existing Land Uses Studies have been undertaken to assess the likely significant effects of the Proposed Development in respect of the following topics: Transportation and Access; Noise and Vibration; Air Quality; Archaeology and Cultural Heritage; Ecology and Nature Conservation; Landscape and Visual; Flooding, Drainage, Water Quality and Water Resources; Ground Conditions and Contamination; Agriculture and Soils; Waste Management; and Socio-economics and Community. These and other studies have also advised on design aspects including measures to minimise transport, impacts, drainage and services for the Proposed Development and the integration of sustainability principles. The findings of studies in relation to the above topics are summarised below. Non-Technical Summary Hatchfield Farm 4
5.1 Transportation and Access Analysis of the existing junctions close to the Site confirms that the A142 / Studlands Park Avenue and the A14 / A142 junctions are over current capacity in the peak traffic periods. The A142 / Willie Snaith Road junction is currently operating within capacity. There are currently no crossing facilities across the A142 adjacent to the Site. The road traffic accident data shows a lower than average number of accidents for a moderately busy A road such as the A142. The Proposed Development will contribute a significant amount of additional traffic to the local road network and without suitable mitigation measures there will be an increase in traffic delays, an increase in pedestrian severance and a reduction in road safety due to this additional traffic. In order to mitigate the effect, on existing road junctions, a package of transport improvements has been devised, including a proposed signalisation scheme on the A14 / A142 junction, which significantly improves the safe operation of the A14 junction, and contributions to improvements to the right-turn into Studlands Park Avenue from Exning Road. An assessment of the A142 / Willie Snaith Road roundabout in the future year with development of the proposed fourth arm added indicates that the roundabout still operates within capacity. In order to mitigate pedestrian severance a controlled and an uncontrolled crossing are proposed across the A142 along pedestrian desire lines. Figure 4 Site Access and Circulation In order to mitigate pedestrian severance three controlled crossings are proposed across the A142 along pedestrian desire lines. The development will increase the demand for public transport in the area and consequently a new bus service is proposed linking the site to the town centre and railway station. Following the implementation of the proposed mitigation measures, there will be a reduction in delays at the A14 / A142 junction. There will be a significant improvement in pedestrian amenity and safety due to the new crossings on the A142, and contributions to enhanced horse crossings within Newmarket. There will be an overall negligible impact on road safety throughout the area. Non-Technical Summary Hatchfield Farm 5
5.2 Noise and Vibration The baseline noise environment at the Site and surrounding area is dominated by road traffic noise, primarily from the A14, with significant contributions along the site s western boundary from traffic on the A142/Fordham Road. Noise across the Site is generally of a steady state nature and varies throughout the day and night according to the changes in traffic flows. No long term significant noise or vibration impacts are predicted to arise from the Proposed Development. Noise from construction processes has the potential to cause some short term significant impacts at the nearest neighbouring residential premises, however such impacts are expected to be negligible for the majority of the general construction works. The likelihood of significant noise impacts during construction is low, and will be minimised by careful planning of the construction programme to avoid several items of machinery operating simultaneously close to sensitive residential receptors. Increases in road traffic associated with the Proposed Development are expected to cause a long term minor negative impact on noise levels at sensitive receptors close to A142/Fordham Road south of the Willie Snaith Road roundabout. Noise levels at the Site are considered to be suitable for residential development and a primary school provided that the external façade and associated double glazing achieve an appropriate acoustic performance and that the school buildings are sited in such a way as to create an outdoor teaching area with suitably low noise levels. 5.3 Air Quality During construction the key sources of air pollution will be dust and particulate matter generated from site clearance and preparation, construction and landscaping activities. Implementation of the recommended dust prevention and control measures that represent good industry practice will ensure that dust emissions are controlled so that potential impacts on the surrounding sensitive receptors to be affected would be minimal temporary, short to medium-term and localised in effect. The residual effects on local air quality due to dust generation and dispersion during the construction phase are considered to be minor negative to insignificant. A quantitative assessment of the impact of the traffic emissions nitrogen dioxide and particulate matter associated with vehicle movements during construction of the Proposed Development has been undertaken. This predicted a very small increase in both pollutant concentrations close to the proposed site access points. However, these increases are predicted to be indistinguishable using available monitoring techniques. The residual effects of emissions from construction vehicles are considered to be insignificant. In addition, an assessment of the potential impacts on pollutant concentrations due to traffic flows associated with the Proposed Development once operational was undertaken. The results of the assessment showed that the Proposed Development will cause a small increase in concentrations of nitrogen dioxide concentrations at certain roadside receptors in the vicinity of the Site. However, all of the national air quality standards are predicted to be met at all of the existing assessment receptors and at assessment locations within the Site in the future. The future pollutant concentrations are predicted to decrease due to an expected improvement (i.e. reduction) in background concentrations and vehicle emissions in the future. 5.4 Archaeology and Cultural Heritage The desk based archaeological assessment identified that the area was utilised potentially extensively in the Roman period for a large number of small villa estates, with extant prehistoric remains attesting to earlier activity. The Site is a short distance away from Newmarket and the town of Exning where settlement was focused from the Medieval period onwards. The Site itself is likely to have been peripheral to much of the urban development, although may have been affected after the late 18th century as large parts of the county were subject to enclosure. Non-Technical Summary Hatchfield Farm 6
In common with much of the area around the north of Newmarket, the Site has not been investigated previously, however the records and recent nearby investigations tend to suggest that development of the Site has the potential to impact on archaeological remains of both prehistoric and Roman date, with the potential to recover remains from the Medieval period and later associated with rural activity. A suite of archaeological investigations have been undertaken at the Site, including field walking, trial trenching and geophysical investigations, which did not reveal any significant archaeological finds. The Assistant Archaeological Officer for the Suffolk County Council Archaeological Service has indicated that further intrusive evaluation of the Site would be required to complete the assessment for the potential of buried archaeological deposits. The long term impact of the Proposed Development will be minor provided that the outlined mitigation strategy is implemented and properly reported upon. 5.5 Ecology and Nature Conservation The ES has examined the potential effect of the Proposed Development on habitats of value within close proximity to the Site. Consideration has also been given to the presence of and effect on protected species. Information gathered from data search consultation, extended Phase 1 habitat survey and further dedicated species surveys, has been used to evaluate the Site in terms of the protected species and habitats it has the potential to support. The existing Site is predominantly arable fields, with associated bare ground, hardstanding and built structures. There is a buffer strip of immature plantation with long grassland to the western boundary of the Site with mature tree belts and scattered scrub bounding the fields and the periphery of the Site. Figure 5 Ecological Habitat Plan Most of the potential effects of the Proposed Development, and therefore recommended mitigation, are required during the proposed construction works. All of the arable habitat, some peripheral habitat and limited sections of the tree belt and plantation strip to the west of the Site are likely to be lost to the Proposed Development however replacement of the habitats to be lost, with the exception of the arable habitat (of low ecological value), would ensure no overall net habitat loss. Non-Technical Summary Hatchfield Farm 7
Green networks consisting of mature trees and shrubs forming corridors through the Site will be provided. Areas of open green space in the form of playing fields are also proposed in the north-east of the Site, part of which will contain some semi natural habitats that would be managed for the benefit of local wildlife. New surface water attenuation features will increase the diversity of habitats on-site and will be designed to maximise their benefits for wildlife. 5.6 Landscape and Visual The ES has examined the existing landscape character of the Site and the surrounding area and evaluated the significance and nature of landscape and visual effects which may arise as a result of the Proposed Development. A desk study and site visits were undertaken to understand the landscape/landscape and visual matters as they relate to the Site and the Study Area, and inform the scheme design. The defining landscape feature within the Site is the tree belts that divide the Site, which is typical of the area and will be preserved within the Proposed Development. The Site adjoins the urban edge of Newmarket to the west and extends eastwards to connect with the Snailwell Road for a short stretch. The character of the Snailwell Road is quiet and rural, connecting to the Conservation Area further south. The mature tree belts within Stanley House Stud to the south of the Site screen views towards the Site. No access will be provided from the Proposed Development to Snailwell Road and therefore the character of Snailwell Road will be preserved. During the construction works, the impact to the existing landscape character and views into the Site from nearby residential properties and roads will be mitigated through planting and use of hoarding around the Site perimeter. The existing vegetation to be retained will be fenced off during the construction works to reduce the potential for damage to these features. Figure 6 View of the George Lambton Playing Fields from the Tesco Roundabout on the A142 The Proposed Development retains the important landscape features of the Site which contribute to the rolling estate character of the local landscape, preserves the important rural character of Snailwell Road and is designed to minimise the impacts on views into the Site from the surrounding area, thereby complying with the relevant policies in PPS1 and relevant local planning policy. Impacts on views into the Site are limited to those from the residential properties to the south, west and east and these will be mitigated where possible through the retention of existing tree belts and boundary planting integrated into the Proposed Development. Non-Technical Summary Hatchfield Farm 8
5.7 Flooding, Drainage, Water Quality and Water Resources The Site is at low risk of flooding as is located within Flood Zone 1. The implementation of SUDS techniques as part of the drainage strategy will accommodate the surface water run-off associated with new areas of hardstanding to ensure there is no residual flood risk. The potential effects comprise the temporary impacts during the construction phase including a potential increase in localised flood risk, and permanent impacts once the Proposed Development is complete on the drainage regime, water demand and pressure on the foul sewerage network. To mitigate against the potential risk of contamination and other effects on the local hydrology a Construction Environmental Management Plan (CEMP) will be developed in consultation with FHDC and implemented during construction of the Proposed Development. Water conservation measures will be implemented to reduce the volume of water used during operation and minimise the amount of wastewater requiring treatment. Measures which will be implemented include the installation of water meters, use of low flow sanitary fixings and water efficient appliances. Following implementation of the mitigation measures, no significant residual effects in terms of flooding, drainage, water quality and water resources are anticipated during construction or operation. 5.8 Ground Conditions and Contamination The Site is considered to be of moderate environmental sensitivity due to the importance of ground-water beneath the Site which is designated as a major aquifer and groundwater source protection zone 3 Total Catchment, the potential connection to off-site water features, the residential end users of the Site and the sensitive land uses adjacent to the Site. A desk based assessment and site walkover indicate that the Site is considered unlikely to be contaminated to any significant extent, although soil and groundwater beneath the Site may have been affected due to long-term agricultural use of the Site. The main impacts result from the disturbance of potential existing ground contamination during construction works and the potential risk of contamination to soil and groundwater from construction activities, including fuel storage and use of construction plant. Mitigation measures which will be implemented during construction include appropriate personal protective equipment (PPE) for the construction workers and, provision of a temporary surface water drainage system. The risk of exposure of future users and residents of the Proposed Development to potential soil contamination and the risk of groundwater contamination during operation of the Development will be minimised through the implementation of appropriate mitigation measures during construction works. The design of such mitigation measures will be further informed by the results of an intrusive site investigation. Following implementation of the recommended mitigation measures, overall the effect on ground conditions and contamination is likely to be of negligible to minor positive significance in the long-term. 5.9 Agriculture and Soils The Proposed Development has the potential to affect a number of agricultural land and soil receptors as follows: (i) agricultural land quality, (ii) soil resources, (iii) farm businesses, and (iv) rural land use designations. Through a detailed on-site soil survey, it has been determined that most of the Site comprises agricultural land of medium sensitivity, with a small parcel of agricultural land of high sensitivity, and some moderate quality, to which little weight is given in planning policy in agricultural terms. Non-Technical Summary Hatchfield Farm 9
Whilst there is no mitigation for the loss of agricultural land, mitigation measures will be implemented to ensure appropriate re-use of soil resources on-site, in line with emerging EU and UK Government policy on sustainable development. The agricultural land at the Site is currently being farmed as part of a large, viable agricultural business and the impact of the Proposed Development on the farm business is therefore, minor. The Site is located with a Nitrate Vulnerable Zone (NVZ). This is an agricultural designation and the Proposed Development would have a negligible effect on the NVZ. Agricultural land at the Site also falls within an area that has two non-statutory rural land use designations (Catchment Sensitive Farming Scheme and the Entry Level Stewardship Scheme). The Proposed Development is likely to have a minor negative impact on these schemes. 5.10 Waste Management Construction works associated with the Proposed Development will result in waste arisings and the need to dispose of certain wastes to landfill. In order to minimise the volume of waste generated, the site contractor will adhere to the waste hierarchy system and best practice measures, set out in the Site Waste Management Plan (SWMP) which will be implemented during the construction works. The SWMP will form part of the Construction Environmental Management Plan (CEMP). The residual effect of waste arisings during the excavation and construction works will be minimised as far as practicable and will be of minor negative significance. The waste arisings from the operation of the Proposed Development will comprise a mix of municipal solid waste and commercial waste. New residents will have access to convenient and simple to use waste management and recycling facilities, and the bin storage facilities and waste collection points provided within the Proposed Development will adhere to the requirements of FHDC. The occupiers of the employment units, primary school, hotel, community and retail facilities will be provided with sufficient space which will enable occupiers to employ appropriate waste segregation techniques in consultation with the appointed waste contractor. Following implementation of mitigation measures, the likely residual impact of the operation of the Proposed Development in terms of an increase in waste arisings is considered to be minor negative. Figure 7 View of the Site, Looking West from Snailwell Road Non-Technical Summary Hatchfield Farm 10
5.11 Socio-Economics and Community The Proposed Development is likely to have an overall positive impact on the socio-economic conditions of the local area and the local community once it is completed. During the construction works it is anticipated that the Proposed Development will provide up to 2,898 jobs, which would largely be filled by workers from the local area and region. In addition, the presence of these workers in the area is likely to boost the local economy through increase in spending in local shops and other facilities. The nearest existing residents, to the east and south of the Site are likely to experience some disruption during the construction works. The construction activities will be managed through a CEMP and continued liaison with the local community will be held throughout the construction phase. The Proposed Development will provide a wide variety of housing, including some affordable housing (to be agreed with FHDC), which will help to meet the identified housing demand in Forest Heath District. In addition, the proposed employment uses on the Site will create between 1,651 to 2,025 long-term jobs across Forest Heath and Suffolk. Further jobs are likely to be created from the proposed community facilities and a proposed primary school (should one be required on the Site). In addition, the new residents of the Proposed Development are likely to result in an increase in spending, providing a positive economic uplift to the local area and Forest Heath District. The proposed primary school site, doctors surgery, leisure facilities and open spaces within the Proposed Development will meet the demands of the new residents and will also serve the needs of the wider community. Overall, the effect of the Proposed Development on the socio-economics of Forest Heath as a whole will be positive. The Proposed Development will assist in addressing the identified housing and employment needs in Forest Heath through the provision of residential, employment and retail facilities. The Proposed Development would provide benefits for the local community through the provision of employment, new housing, (including affordable housing), community facilities, leisure facilities, complementary retail and commercial accommodation and enhanced facilities for pedestrians and cyclists in the vicinity. In addition, the Proposed Development includes areas of open space to compliment the proposed uses of the Site and enhance the biodiversity. The design of the Proposed Development incorporates enhancement and mitigation measures to minimise significant environmental effects. An improvement is anticipated in some areas in comparison to the existing conditions, particularly with respect to socio-economic effects and ecology and nature conservation. The following positive effects will result from the Proposed Development following implementation of mitigation measures: Contribution to the housing requirements (including affordable housing) in the District; Contribution towards reducing the number of unemployed people in the District; Provision of a new bus route from within the Site to the town centre and train station; Permanent site for a park and ride facility; Opportunities for new business start-ups; Widening the choice of employment opportunities in Newmarket; Supporting the local tourist economy with a new hotel; Provision of community, education, retail and potential leisure facilities; Non-Technical Summary Hatchfield Farm 11
Provision of open space, including allotments, sports pitches and play facilities; Effective integration with existing residential communities to the west; Buildings designed to incorporate sustainability principles; Improved links for pedestrians and cyclists; Provision of local community facilities and areas of open space; and Enhancement of the ecological and amenity value of the Site. Non-Technical Summary Hatchfield Farm 12
This Non-Technical Summary provides a general description and account of the environmental, social and economic effects of the Proposed Development. The full details of the assessment of likely significant environmental effects is presented in the Environmental Statement (Volume 1 Text and Figures and Volume 2 Appendices). If you wish to order further copies of this document or a copy of the Environmental Statement please contact WSP Environmental, Mountbatten House, Basing View, Basingstoke, RG21 4HJ Tel 01256 318800, Fax 01256 318700. A charge will be made to cover the cost of printing. These costs are available on request. Non-Technical Summary Hatchfield Farm 13
Project Team (Client) The Earl of Derby Stanley House Stud Snailwell Road Newmarket Suffolk CB8 7DJ (Planning) Sellwood Planning Stoughton Cross House Stoughton Cross Wedmore Somerset BS28 4QP (Masterplanners and Landscape) Andrew Martin Associates Croxton's Mill Little Waltham CHelmsford Essex CM3 3PJ (Transportation, Utilities and Flood Risk) WSP Development and Transportation Ltd Unit 9, The Chase John Tate Road Foxholes Business Park Hertford SG13 7NN (Environmental Consultants) WSP Environmental Ltd Mountbatten House Basing View Basingstoke Hampshire RG21 4HJ Non-Technical Summary Hatchfield Farm 14