Environmental Impact Assessment Scoping Report Prepared by Savills for Magdalen Development Company and Thames Water Property March 2016
Document Control Document title: Project: Client: Job number: File location: Magdalen Development Company and Thames Water Property OXPL56060 \\fpdsavills.co.uk\network\office\oxforddata\_planning\magdalen Thames Water\Environmental Impact Assessment\2015 Prepared by: Reviewed by: R Frost P Traves Signature (file copy): Signature (file copy): Status Revision Date Issued to Working draft 1 19-06-2015 Internal comment 2 25-02-2016 3 31-03-2016 Savills Wessex House Priors Walk Wimborne BH21 1PB
Contents 1. Introduction... 1 2. Environmental Impact Assessment... 1 3. The site and the surroundings... 2 4. The scheme to be assessed... 4 5. Existing information / studies, potential effects and scope of assessment... 5 6. Landscape and visual amenity... 9 7. Ecology... 11 8. Archaeology and heritage... 13 9. Transport and access... 15 10. Noise and vibration... 18 11. Air quality... 20 12. Flood risk and drainage... 22 13. Ground conditions and contamination... 23 14. Agricultural land and farming circumstances... 24 15. Socio-economic effects... 25 16. Climate change... 26 17. Sustainability / waste management... 26 18. Cumulative development... 26 19. Summary... 26 20. The overall approach to the EIA... 27 21. Request for a scoping opinion... 29 22. Figures... 29
1. Introduction 1.1. Magdalen Development Company and Thames Water Property are considering the submission of an outline planning application for a proposed urban extension on land to the south of Oxford. The potential for an extension to the urban edge of South Oxford has been the subject of a series of studies over the last 10 or more years, including those undertaken by the County Council, Oxford City Council and South Oxfordshire District Council. 1.2. Oxfordshire's Strategic Housing Market Assessment has established that there is an urgent need to deliver significantly more houses than was anticipated by the South East Plan. A Strategic Housing Land Availability Assessment prepared by Oxford City Council indicates that Oxford is only able to accommodate 10,200 houses before harm is caused to its heritage and environmental assets. In order to meet the identified need for housing, land on the edge of Oxford or elsewhere in Oxfordshire must be utilised. 1.3. A consistent outcome from these studies is that the land to the south of Grenoble Road on the southern edge of the City represents a suitable option for expansion. The purpose of this scoping report is to formally request the EIA scoping opinion of South Oxfordshire District Council (SODC) in accordance with Regulation 13 of the Town and Country Planning (Environmental Impact Assessment) Regulations 2011 (as amended) (the EIA Regulations). The site identified by the red line in Figure 1 included at the rear of this report extends to approximately 208 hectares of primarily agricultural land located to the south of Grenoble Road. The red line delineating the site is not fixed and might be subject to refinement during the assessment and design work on the proposal. 1.4. In 2009, South Oxfordshire District Council provided a formal EIA scoping opinion (ref. PE/03942/09) for a proposal on land to the south of Grenoble Road which broadly equates to Area A shown in Figure 1. This 2016 EIA scoping request covers a larger site than that considered in 2009, as it now includes Area B as well as Area A. 2. Environmental Impact Assessment 2.1. Environmental Impact Assessment (EIA) is a process through which the likely significant environmental effects of a development proposal can be identified and where possible, adverse effects are avoided or mitigated. This process is then reported in the Environmental Statement (ES) which is submitted with a planning application. 2.2. EIA is an iterative process which follows a number of stages: 'Screening' is the first stage when the local authority decides if EIA is required. If EIA is required, scoping is undertaken to define what should be assessed as part of the EIA. Information on the environmental baseline conditions is collected. This is used to understand the potential environmental effects and inform the design of the proposed development. Any significant adverse impacts that are identified during the formal assessment process are then reviewed against the design to consider whether alterations could be made to minimise the impact. Where significant adverse impacts cannot be avoided through alterations to the design itself, reduction or mitigation measures are explored. Once the EIA is completed, the ES is submitted to the local planning authority for consideration with the planning application. 2.3. The prospective applicant has elected to proceed directly to EIA scoping without undertaking Screening for EIA. Page 1
2.4. The scope of the ES will be determined through this consultation with the Council; specifically it is intended to: Identify the issues that should be assessed and which could potentially influence the design of the scheme; Establish which of the issues are of more importance and on which the assessment and design work should concentrate; Agree the general approach to the assessment and the methodologies that will be used; and, Identify any other matters considered to be relevant. 2.5. This report outlines the information that the applicant proposes to submit as part of the EIA. It identifies the potential effects that are 'scoped in' to the EIA and will be assessed in further detail, and those that are considered not likely to be subject of significant effects and should therefore be 'scoped out' from detailed analysis the EIA. 2.6. Prior to adopting its EIA scoping opinion, SODC will consult with the Environment Agency and Natural England, and other consultees as appropriate. The findings of this exercise should define the 'scope' of the environmental information to be provided to the planning authority and the terms of reference for the environmental studies to be undertaken. However, the scope of work remains flexible; it can be amended should new issues or information arise while undertaking the EIA. 2.7. In addition to the EIA scoping consultation and any subsequent liaison with the statutory bodies and others, community engagement will be undertaken as part of the process prior to a planning submission. The aim of the consultation process will be to ensure that the design team has the opportunity to give due regard to the knowledge of stakeholders and their views, integrating them into the project process where appropriate. 3. The site and the surroundings 3.1. The site, identified by the red line on the enclosed figure 1, extends to approximately 208 hectares across two land parcels labelled Area A and Area B, adjacent to the southern edge of the City of Oxford. Each of these land parcels is described below. Site Area A 3.2. Situated to the south of Grenoble Road, the greater part of Area A is currently in agricultural use, comprising large fields with few hedgerows remaining within the site. Sandford Brake farmstead within Area A includes a farmhouse and a rage of agricultural buildings. Most of the site lies at or below 65m AOD similar to the existing built-up area to the north. There are few landscape features within the site, its landscape structure is relatively weak as a result of intensive arable farming. The agricultural land classification is predominately Grade 3, with some Grade 4 land. 3.3. Two public rights of way cross Area A. Footpath 335/11, leads south from Grenoble Road to pass Sandford Brake Farm and continues south to the boundary of the proposed application area. Footpath 335/13, part of Shakespeare s Way, follows the boundary with the Oxford Sewage Treatment Works, and then routes east across the site to reach Grenoble Road and follow the northern boundary of Area A. 3.4. The southern boundary of the site is marked by a hedgerow, which runs on an east-west alignment. A drainage channel runs parallel with the hedge. There is a stream running from south to north through the site, which drains via Littlemore Brook to the River Thames. In the middle of the southern boundary is an area of mature woodland, Bushy Copse. The western boundary of the site is defined by the A4047 Reading Road, which is one of the main access routes to Oxford from the south. 3.5. Area A is not covered by any Statutory or non-statutory nature conservation designations and exhibits few ecological constraints to development a function of the intensive arable cropping that Page 2
has occurred over decades. However, the field boundaries feature some potentially important species-rich hedgerows. The woodland around the electricity substation is a County Wildlife Site. 3.6. Grenoble Road, which forms the northern extent of Area A, is the local authority boundary between Oxford City and South Oxfordshire District. To the north of Grenoble Road there are various uses present, including Oxford Science Park, Ozone leisure complex (including a cinema and bowling alley), the Kassam football stadium and the residential area of Greater Leys. The site is well located in relation to many of the amenities in South Oxford. Much of the site is located within reasonable walking distance of local destinations including employment areas, leisure amenities, schools and shops. 3.7. Area A adjoins some infrastructure that serves Oxford and the wider area. Sandford Brake electricity sub-station which is surrounded by an area of tree screening adjoins the eastern boundary of Area A. Overhead electricity conduits lead to the sub-station and cross Area A in an east-west alignment. Oxford Sewage Treatment Works adjoins Area A to the north west. An initial assessment has identified the potential need for an odour zone around the treatment works, from which sensitive development would be excluded. 3.8. The Oxford Park Homes Estate, which is situated between Grenoble Road and the north-west of Area A, next to the sewage works, accommodates both static caravans and mobile homes. 3.9. The site lies within the Green Belt in terms of the adopted local plan map, as does the Oxford Sewage Works and the Oxford Park static caravan site. Site Area B 3.10. Site Area B is situated between Grenoble Road and the B480 Watlington Road. It contains arable fields bounded by hedgerows and an area of commercial use that is accessed via Blackberry Lane. Blackberry Lane, which runs southeast from Watlington Road through Area B, also provides road access to the electricity sub-station. Overhead electricity conduits which connect with the substation cross the north western part of Area B in a north east to south west alignment. There are also a number of smaller electricity lines within the site. Bridleways (335/12/10 & 223/27/10) run along the west and southern boundaries, and a footpath (223/26/10) routes along the eastern edge of Area B. Grenoble Road marks the eastern extent of the residential area of Blackbird Leys. 3.11. Desk study has identified one Tree Preservation Order (TPO) within Site Area B. The TPO formally protects 11 individual trees (one Sycamore, two Ash and eight Oak) along with three groups of trees comprising of Oak, Horse Chestnut, Ash, Lime and Sycamore. The field where the trees are located lies to the south of the convergence of Watlington Road and Blackberry Lane. The agricultural land classification of Site Area B is predominately Grade 4. The site does not lie within or near any landscape designation but does lie within Green Belt in the adopted local plan map. Page 3
4. The scheme to be assessed 4.1. For the purpose of EIA scoping, the proposal comprises a development of up to 3,500 homes, employment uses, community facilities within three local centres, land for a primary and a secondary school, sports pitches and extensive green infrastructure. It is proposed that principal highway access would be taken from the A4074 and Grenoble Road. 4.2. The planning submission will be an outline application with an illustrative masterplan provided to demonstrate the principles that would govern the design of the detailed scheme as phases of the scheme come forward. 4.3. The alignment of the footpaths that pass over the site will be integrated into the layout of the scheme within linear green spaces and would be defined in detail as part of reserved matters applications for the layout of the scheme. Minor temporary diversions of the routes may be required during the construction process in order to maintain safe public access. 4.4. A landscaped buffer zone will be provided between the adjacent commercial uses, such as the Sewage Treatment Works and the electricity sub-station and the proposed development. This would be in addition to the existing woodland screening. 4.5. At this stage the development is anticipated to include: Main points of highway access on the A4074 and Grenoble Road with a potential secondary access on the B480, Watlington Road Safeguarding of land for a Park and Ride Provision of up to 3,500 dwellings, including affordable homes in a mix of 2, 2.5, 3, and some 4 storey buildings; Four hectares of land for employment uses; Three local centres suitable for community facilities and local shops; A site for a primary school; A site for a secondary school (sized to accommodate a 5-form entry facility); Sports fields; Informal open space, paths and cycle routes, landscaped spaces and play areas; Surface water attenuation areas 4.6. Due to their scale, complexity and likely long timescale for development, the details of large development projects are not defined in detail at the outline planning stage. They are 'reserved' for subsequent design by the applicant and then consideration by the local planning authority. When granting outline consent, the planning permission must by 'tied' to the environmental information set out the ES, which is considered by the planning authority prior to approval. However, this should not preclude some flexibility in how the scheme may be developed, although the options should be within the remit of the outline permission. 4.7. An appropriate way to link the outline permission to the proposals that have been assessed in the EIA is through a set of development parameter plans that are included as part of the formal planning application. Parameter plans define the development envelope and assumptions that are subject to EIA, and upon which the planning decision is based. This information should be established in the overall masterplan for the proposal (which is illustrative at the outline stage). 4.8. The development parameter plans typically include: a land use plan, which places the development proposed within the application site boundary in a spatial context; a building heights plan, which defines the upper boundaries of the built envelope; residential development densities, which provides a broad indication of the distribution of unit numbers and sizes; access and primary circulation routes, pedestrian and cycle links, public rights of way; Page 4
a green infrastructure plan to show the strategic provision of open space and landscaping; a drainage strategy plan, to illustrate the overall principle and location of drainage features (may be combined with the green infrastructure plan as the spaces are often multi-functional). 4.9. A phasing strategy plan is also informative for a strategic scheme that will be delivered over a period of years. However, if included it would be as illustrative information rather than a formal parameter plan. 4.10. Using parameter plans is now regarded as best practice in EIA, having been recognised in case law as the most suitable way of enabling effective EIA at the earliest stage in a multi-stage planning process. 4.11. The parameters can then be used by the Council s planning committee to make a decision on the application in full knowledge of the likely significant effects. Conditions and legal agreements can then be attached to the planning permission to ensure the project is constructed in accordance with the parameter plans. 4.12. Future applications for the approval of details under the permission need to be consistent with the development envelope assessed. If at this later stage, it is necessary to seek approval for a modified development which has significant effects that have not been assessed, then EIA screening by the planning authority may identify the need for an ES addendum to be prepared to inform the planning decision. 5. Existing information/studies, potential effects and scope of assessment 5.1. Savills is coordinating the preparation of an Environmental Statement to accompany the planning application in accordance with the Town and Country Planning (Environmental Impact Assessment) Regulations 2011 (as amended). The team of consultants advising the client on the scheme design and the EIA for the scheme, is as follows: Peter Brett Associates (PBA): highways, transport, ground conditions, flood risk and drainage, foul drainage; noise assessment; air quality; The Environmental Dimension Partnership (EDP): ecology and biodiversity; arboriculture; landscape character and visual amenity; archaeology and heritage; Savills: planning consultancy; scheme layout design; EIA parameter plans; EIA coordination; socio-economic effects. 5.2. Specific studies on the site and its surroundings have been commissioned to identify the potential environmental constraints and inform the design of the emerging proposals. Not all of the baseline studies have been completed yet, but where available, the baseline information has been used to identify what are considered to be the key environmental topics. 5.3. Table 1 (below) lists the environmental receptors that might potentially be subject to a significant effect as a result of developing the proposal (in the absence of mitigation). The subject headings within the Table are based on the aspects of the environment identified in EIA Regulations Schedule 4, Part 1, 3. An initial high level review considered which of these should be scoped in: some were considered further to establish whether they should be included in the EIA (scoped in). Page 5
Environmental receptor / issue Comment Scoped in? Population Change in population size, age, The proposal would increase structure etc the resident population and the associated requirement for school places, recreation and local facilities Effects of emission, noise, air quality The effect from transport and etc on health Effects on commuter travelling patterns Changes to routes or facilities used by the public for access to recreation and other facilities construction effects is relevant Changes in commuter travel patterns on the south side of Oxford Public rights of way are present on the site Effects on tourism Not considered applicable N/A Fauna and flora Designated areas of ecological value Presence of other sensitive habitats Areas used by protected, important or sensitive species of fauna or flora which could be affected by the project None on-site, number of ecological designations within the wider area. ES topic chapter Socio-economic effects Noise and vibration; Air quality Transport and access Transport and access Socio-economic Ecology Trees (including TPOs) and Ecology hedges, streams and ditches Potential for effects Ecology Loss of/damage to habitats Potential for effects Ecology Effect on plant and animal species Potential for effects Ecology Introduction of alien species Not considered applicable N/A Soil Physical effects of the development, e.g. change in land use, land cover, local topography, effect of earthmoving on stability, soil erosion etc Effects of chemical emissions and deposits on soil of site and surrounding land, including acidification Land use/resource effects a) quality and quantity of agricultural land to be taken b) sterilisation of mineral resources c) effect on surrounding land uses including agriculture, homes, industry, commerce, recreation, public open space, community facilities, forestry, tourism, mining or quarrying d) waste disposal e) use of/effects on mineral, aggregate, forestry etc resources f) loss of greenfield land Potential for effects on the soil resource A Phase 1 geo-technical report will be prepared which will identify any need for further investigation of site conditions. It is not considered that there will be any emissions from the proposal requiring assessment a) change in land use b) No resource present c) Effect on nearby receptors, recreation, open space, community facilities d) Not considered relevant e) Not considered relevant f) Relevant a) b) c) d) e) f) Agricultural land and farming circumstances A ground conditions chapter will be prepared if the likelihood of contamination being present is greater than low Agricultural land and farming circumstances Socio-economic Planning policy chapter Page 6
Loss of, and damage to, geological, palaeontological and physiographic features Water Levels and effects of emissions to water from the development Abstractions of/effects on surface- or ground-water resources Effects of development on drainage or run-off pattern in the area Changes to other hydrographic characteristics, e.g. groundwater level, watercourses, flow of underground water Crossings of watercourses Effects on coastal or estuarine hydrology, including coastal or offshore structures Effects of pollutants, waste, etc. on water quality, including nutrient status, eutrophication or acidification of surface waters No significant scientific features have been identified Potential for changes in infiltration rates and changes to pollution pathways. Potential for changes in ground water levels, due to changes in infiltration rates. This must be taken into N/A Flood risk and drainage Flood risk and drainage Flood risk and account in scheme design drainage As above Flood risk and drainage There is a stream running north - south in the northern part of Area A Site is not in a coastal area N/A Potential effect during construction period Effects on fisheries resources No fisheries within the vicinity N/A Air and climatic factors Level and concentration of chemical emissions and their environmental effects No processes likely to give rise to such emissions proposed N/A Level and concentration of particulate matter emissions and their environmental effects Level and concentration of offensive odours and their environmental effects Effects on the atmospheric environment including the microclimate and local and larger scale climatic conditions Local and global level effects on air quality Material assets Effects of the development on the architectural and historic heritage, archaeological features, and other human artefacts Effects of the development on local roads and transport (e.g. through transport of personnel, materials etc) Presence of designated areas of archaeological/cultural heritage value at national, regional or local level Flood risk and drainage Flood risk and drainage Ecology Vehicle emissions Air Quality STW adjacent to the site. The introduction of new receptors Scheme description and design The proposals are not likely to N/A, but a give rise to microclimate sustainability report effects. Changes in carbon will be submitted emissions are not anticipated with the planning to increase substantially. application Assess local air quality Air Quality In this area there is the potential for archaeological assets to be present. The scheme will not change the setting of any listed buildings, Conservation Areas or Registered Parks and Gardens. Archaeology and Heritage This will be assessed Transport and access These will be reviewed and assessed where potential for effects is likely Archaeology and Heritage Page 7
Landscape Visual effects of the development on the surrounding area, resident populations and landscape Presence of designated areas of landscape value at national, regional or local level Presence of other areas of landscape value/scenic quality Other Use of energy, including electricity and fuels Potential for electromagnetic radiation Effects from traffic (road, rail, air, water) related to the development Effects arising from the extraction and consumption of materials, water, energy or other resources by the development Effects of other development associated with the project, e.g. new or alterations to transport infrastructure (roads, rail, stations, ports, airports etc), sewers, housing, power lines, pipelines, telecommunications, etc. Effects of association of the development with other existing or consented development, and/or increased pressure for consequential development (e.g. new housing, infrastructure, industries, utilities etc) Accident risks associated with the development, including susceptibility to adverse/extreme climatic conditions Secondary effects resulting from the interaction of separate direct effects listed above This will be assessed Landscape and Visual Amenity No designations in the zone of influence The landscape character area will be assessed where potential for effects is likely This information will be provided as part of the planning application but not within the ES Electricity sub-station and overhead conduits present. Scheme will be designed with the recommended stand-off to Landscape and Visual Amenity Landscape and Visual Amenity Scheme description and design Scheme description and design residential development Relevant Transport and access Air Quality Noise The operation of the proposal would not involve extraction or processes that require resources Associated infrastructure improvements will be identified as mitigation in the ES. The necessary reinforcement of utilities and services will be identified. The cumulative assessment of the proposal will be addressed detail to be agreed with LPAs. Overhead electricity conduits cross the site. Appropriate buffers will be defined in the scheme layout. No specific secondary effects are identified at this stage, it N/A Scheme description and design and in relevant topic chapters Cumulative effects within chapters transport, air quality, noise, drainage, socioeconomics N/A will be kept under review. NOTE: The 2006 consultation draft DCLG EIA Guide to Good Practice and Procedures was used in compiling the table (a final version was not published by DCLG). 5.4. The following sections examine the key environmental topics identified above in more detail and consider whether they should be scoped into the EIA, or whether some aspects are not likely to give rise to potentially significant effects and can be scoped out from detailed assessment in the EIA. TBC Page 8
Construction 5.5. A Construction and Environmental Management Plan (CEMP) would be put into practice by the contractor(s). This would specify measures that would control and minimise the risk of adverse effects from construction activities. Standard best practice measures for such proposals are routinely employed to minimise the risk of pollution spillage, dust emissions, controlling the routes of construction traffic and limiting construction work to standard working hours. The development of proposals such as those outlined above do not pose any unusual problems and it is not considered that the site or the surroundings have any particular sensitivities. 6. Landscape and visual amenity Introduction 6.1. Landscape and visual effects are independent but related issues. Landscape effects relate to changes to the landscape fabric and the features contained within the landscape character; visual effects relate to the appearance of such changes within views and the resulting effect on visual amenity. 6.2. The landscape and visual assessment will examine the current landscape and visual baseline conditions within the site and evaluate the site in its broader context with reference to sensitive visual receptors and landscape designations. The assessment process will involve an ongoing analysis of the likely landscape and visual effects of the evolving development proposals and, where significant impacts cannot be avoided through design, will recommend additional mitigation measures. Context Landscape Character 6.3. The local landscape character is defined by the South Oxfordshire Landscape Character Assessment ( SOLA, 1998, adopted as SPG in 2003). According to the SPG, the site lies within the Nuneham Courtney Ridge landscape character area. Within the character area, the landscape types define more distinct parts of the landscape. Much of the site is identified within the open or semienclosed farmed hills and valleys, where the distinction is drawn from the difference in structure of hedgerows and trees. Beyond the sub-station, most of the eastern portion of the site lies within the floodplain landscape associated with Northfield Brook. This area benefits from some enclosure provided by woodland blocks, mature trees and frequent hedgerow field boundaries. 6.4. Collectively these areas, which are affected either by the repair or restore enhancement strategy criteria included in the SOLA, are described as showing some signs of decline in condition and quality. Principally this is the result of a general weakening of landscape structure through intensive arable farming, in places creating a particularly open and denuded character. 6.5. Furthermore, none of the SOLA s landscape types are designated for their landscape or scenic quality, so impacts on, or loss of parts of all four landscape types would be attributed the same weight as any other undesignated open countryside and attributed (relatively low) value. 6.6. In addition, the site is made more distinct than the wider agricultural countryside by the presence of several notable landscape detractors, including the high voltage overhead cables and carriers leading to the sub-station and street lighting along Grenoble Road..These features detract from the more rural character found further away from the city edge. Visual Amenity 6.7. Sensitive visual receptors in immediate proximity to the site are limited to the public rights of way network crossing the site and passing close to or along its boundaries. However there is only Page 9
one route which is inherently more sensitive as it is a promoted route ( Shakespeare Way ). This route experiences several different visual contexts as it winds between fields and rises up to provide access into Garsington and Toot Baldwin. However, proximity to the city edge and nearby detractors reduce the overall sensitivity of users along this route. 6.8. Residential receptors are limited to several isolated working farmsteads within and in close proximity to the site. In addition, the city edge which comprises group receptors alongside Grenoble Road as well as dwellings in Garsington, Toot Baldon and the caravan park off Watlington Road, will also experience changes affecting visual amenity. Approach 6.9. The methodology for undertaking the Landscape and Visual Assessment will follow the guidelines set out in the third edition of Guidelines for Landscape and Visual Impact Assessment (GLVIA) (Landscape Institute and Institute of Environmental Management and Assessment, 2013). This will be used as a basic approach and amended as necessary to cover specific site issues. 6.10. The first stage of the assessment is to establish the baseline conditions of the site and surrounding area, which would include identifying the landscape character and key features of the landscape and whether any landscape designations affect the site. Sources examined for the desktop study will include: Local Planning Policy; Landscape and Heritage Designations; Natural England s National Character Areas; District and local level Character Areas; Natural England s Natural Area Profile; Public Rights of way; Local OS Maps; and Aerial Photographs. 6.11. Site appraisal work will also be undertaken. The aim of the site appraisal is to: Confirm the extent of study areas for the landscape and visual assessments respectively; Confirm status of baseline conditions identified by the desktop; Confirm the landscape character areas within the study area and compare these to the actual baseline condition. This will also include consideration of the findings of the Archaeology and Heritage, Ecology and Arboricultural chapters which present findings on features within the study area; and Identify the Primary Visual Envelope of the site and record key viewpoints from within this, which will be used to inform the landscape and visual assessment of the proposed development. 6.12. The second stage of the landscape and visual assessment would seek to describe and make a judgement on: Effects on the Landscape Character: The effects which may arise as a result of the proposed development on discrete character areas and/or character types comprising features that may possess a particular quality or merit. In this case, the effects on the historic landscape will be considered and cross referenced with the Archaeology and Heritage ES Chapter; and Visual Effects: Effects that may arise as a result of the proposed development on views from visual receptors, both day-time and night-time, such as users of local rights of way, and upon the amenity value of the views from surrounding uses. 6.13. The detailed methodology for the assessment of effects will be agreed with the LPA s landscape officer (if available), including the number and location of viewpoints to form the basis of the assessment. Page 10
6.14. As part of the development proposals, measures to mitigate any visual impacts and enhance the landscape value and visual quality of the area are integral to architectural and landscape design work and particularly pertinent to the proposed development. The approach of the developer is to produce a scheme of a high architectural and landscape quality and design, taking full account of the setting of the site. If any adverse visual impacts are identified through the assessment, mitigation measures will be considered, such as through choice of scale, massing, materials and finishes; landscape strategy; and screening during demolition and construction. 6.15. Finally, an assessment of any residual effects which may arise following the incorporation of mitigation measures will be undertaken and the significance of these effects stated. The evaluation of residual effects will be considered for Day 1 and Year 15. This allows for the consideration of the screening effects of screen planting that will be incorporated as mitigation for the development. 6.16. The assessment work will result in an Environmental Statement chapter which provides text and illustrative material that: establishes the baseline conditions at a point at which the site will become available for development; assesses the landscape's sensitivity to change of nature and extent of the proposed development; assesses the landscape and visual impact of the development (including a night-time assessment) on the site and relevant surrounding area; identifies areas of landscape and visual concern and/or benefit in relation to the development and during its construction; advises on any proposals to mitigate significant negative effects; and identifies the residual impacts of the development. 7. Ecology 7.1. The Ecology Chapter of the Environmental Statement, and supporting Technical Appendices, will describe the assessment methodology; the baseline conditions at the proposal site and surroundings; the likely significant environmental effects; the mitigation measures required to avoid, mitigate and/or compensate for any significant adverse effects; and the likely residual effects after these measures have been employed. Baseline Conditions 7.2. The following summary of the baseline conditions within and around the proposal site is based on a review of ecology surveys undertaken by EDP in 2009 relating to the western site parcel (Area A) and an update desk study and Phase 1 Habitat Survey of the entire site area in 2015, (including Area B which was not previously surveyed). It has also been informed by additional detailed (Phase 2) surveys undertaken in 2015, with further surveys programmed for 2016 (see Methodology below for more details) to obtain further information on sensitive ecological receptors within the proposal site. Designated Sites 7.3. The proposal site is not covered by any statutory designations; however there are three SACs within 10km of the site and eleven SSSIs within 5km (there are no LNRs within 2km). The closest international designation is Oxford Meadows SAC approximately 6.7km away. The closest national designation is Littlemore Railway Cutting SSSI approximately 1.1km away from the site. Provided the development scheme is sensitively designed with appropriate public open spaces, none of these designated sites are considered to be at risk of recreational impacts indirectly associated with residential development of the site. 7.4. In terms of non-statutory designations, the proposal site is not covered by any such designations but there are 15 within 2km of the site, of which only three are sufficiently near/connected to the site to require consideration in relation to the future development of the site. Page 11
These include: Minchery Farm Site of Local Interest for Nature Conservation (SLINC) located just north of the western site parcel boundary (Area A) on the opposite site of Grenoble Road adjoining Littlemore Brook and the outflow from Oxford sewage treatment works. Littlemore and Northfield Brooks SLINC which is also located just north of land parcel A at its nearest point and connected to a drainage channel/stream located within the site (via a tunnel/culvert beneath Grenoble Road); and Sandford Brake County Wildlife Site is an area of woodland located adjacent to land parcel A's eastern boundary adjacent to the electricity sub-station, and may potentially be brought into the site. Habitats 7.5. The majority of the site comprises arable farmland, characterised by large field parcels mostly bounded by native hedgerows of variable composition and structure. The grassland habitats within the site are limited in extent and ecological value, comprising amenity or agriculturally improved grassland. 7.6. Notable habitats present within the site include, small blocks of broadleaved woodland, a network of relatively species-rich hedgerows and mature trees along field boundaries. There is one farmyard pond and two woodland ponds of relatively low ecological value and a number of permanently or seasonally wet drainage ditches marking field boundaries. 7.7. Other poor-quality habitats present include scrub and tall ruderal and ephemeral vegetation associated with regularly disturbed areas. Species 7.8. The range of protected and/or notable species surveys undertaken in 2009 for the western site parcel (Area A) and surveys undertaken for this area and the wider site in 2015 will be further updated through detailed surveys in 2016. 7.9. To date, bat activity surveys and edna testing of the ponds for Great Crested Newts has been undertaken (in 2015), with the results confirming the findings of historical surveys that the bat assemblage predominantly comprises of common and widespread species and that great crested newts are not present within the ponds on or within close proximity to the site. 7.10. Based on the historical and current survey work, Desk Study records and habitat suitability, the following species in particular are potentially, or known to be present, within the application site and are likely to warrant further consideration during the EIA process: Breeding birds; Bats (roosting, navigating and foraging); Water voles; Reptiles; and Badgers; Methodology Desk Study 7.11. Contextual baseline information, in particular information on designated sites and protected species records within the proposal site s potential zone of influence, was collated in 2015 from the following sources: Thames Valley Environmental Record Centre; National Biodiversity Network Gateway; and MAGIC website. Page 12
Field Surveys 7.12. A wide range of field surveys are being undertaken in order to gather robust baseline information on the habitats and species present within or near to the proposal site. In addition to the historical survey work undertaken by EDP and Extended Phase 1 Survey, Hedgerow Survey, bat activity and edna Great Crested Newt Surveys completed by EDP in 2015, the following field surveys are proposed in 2016: Breeding Bird Surveys (three visits in Spring 2016) ; Bat Surveys (roosting - internal/external inspections and follow up emergence/re-entry surveys/aerial tree climbing inspections; and Navigating and Foraging transects and static detectors in August and September 2015 (already complete) and May 2016 to cover spring, summer and autumn seasons); Water Vole Surveys (likely to only require a single visit in May 2016); Reptile Surveys (seven visits to check refugia between April and September 2016); and Badger Surveys (update walk over 2016). 7.13. Surveys will be undertaken with reference to published best practise guidance where this exists. 7.14. Consultation with relevant consultees, such as the South Oxford District Council Ecologist and Natural England, will be undertaken where appropriate to inform the scope of surveys and subsequent Ecological Impact Assessment. 7.15. An arboricultural assessment undertaken in accordance with BS5837 2012 Trees in Design, Demolition and Construction will be submitted with the planning application. The arboricultural assessment report will inform and be appended to the ecology chapter in the ES. Assessment 7.16. The identification and evaluation of Valued Ecological Receptors (VERs) for the purposes of Ecological Impact Assessment, and the assessment of significant adverse or beneficial effects on VERs, will be undertaken with reference to the Chartered Institute of Ecology and Environmental Management (CIEEM) Guidelines, Second Edition, January 2016. Potential Effects 7.17. VERs for the assessment are very likely to include a small number of non-statutory designated sites and range of habitats and species. The findings of the ongoing baseline studies will inform the evolving masterplan through an iterative design process to achieve a significant degree of inherent mitigation (avoidance of impacts through design). However it is likely that the assessment will identify potential indirect and direct adverse effects on VERs, relating either to the construction or operational phases of development, which cannot be avoided through inherent mitigation alone. Where this is the case, the necessary avoidance, mitigation or compensatory measures will be outlined within the ES Chapter together with the appropriate delivery mechanisms. 8. Archaeology and Heritage 8.1. The Archaeology and Heritage Assessment will evaluate the known and potential archaeological and historic resource within the study area. This will be placed in the local, regional and national context and assessed against national criteria. 8.2. The site contains no designated heritage assets such as world heritage sites, scheduled monuments, registered parks and gardens, listed buildings or conservation areas, where there would be a presumption in favour of their preservation and against development. 8.3. There is one scheduled monument within the wider area, comprising Garsington Village Cross, situated c. 1.2 km east of the site (Area B) within Garsington Conservation Area. It is highly Page 13
unlikely that the setting of this asset will be affected by the proposed development. 8.4. The Grade II* listed Garsington Manor registered park and garden is situated c. 1.3 km south east of the site (Area B) on the southern periphery of Garsington Conservation Area. In common with the scheduled monument mentioned previously, it is unlikely to be adversely affected by development. 8.5. A number of listed buildings are present within the wider area surrounding the site, the closest comprises a Grade II* listed farmhouse, situated off Grenoble Road, c. 50 metres to the north of the site (Area A). The asset, listed as Minchery Farmhouse, is already enclosed by modern development, including Oxford Bowlplex and the Kassam Stadium, as such its existing setting is already compromised and is unlikely to receive any effect from the proposed development. 8.6. There are concentrations of listed buildings in Garsington, Toot Baldon and Littlemore conservation areas, which are all located within 1km of the site, to the south east, south and north west respectively. The conservation areas generally protect historic settlements, and it is therefore unlikely that residential development within the site would adversely affect their wider landscape settings. The remaining listed buildings situated within 1 km of the site are chiefly located in either Sandford-on-Thames or Horspath, neither of which include a conservation area. 8.7. In respect of non-designated heritage assets, examination of known archaeological information contained within the Oxfordshire Historic Environment Record (HER), has shown that there are records of Iron Age and Roman date in the immediate vicinity. These features include finds of coins and pottery found to the north east of the site, around Northfield Farm. An Anglo-Saxon inhumation is also recorded in this area. 8.8. Further evidence for Roman activity is evident on the ground surface, in the form of pottery and kiln waste to the north of Area A, opposite the Kassam Stadium. This material was originally identified during archaeological fieldwork associated with the construction of Grenoble Road, whereby limited investigation confirmed its association with an enclosure ditch and, most probably, a kiln site. 8.9. Past archaeological investigations in the study area have identified Roman pottery kilns, associated with enclosure ditch systems, from Blackbird Leys and Littlemore in the north to Nuneham Courtenay in the south. This industry appears to have been focused on the Roman road from Alchester to Dorchester-on-Thames, as well as minor thoroughfares branching off it to the west. Known as Roman Way, this main thoroughfare passes between Area A from Area B. 8.10. Further work will be undertaken on the site and the surrounding area in respect of the designated and non-designated heritage assets to inform both the planning application and the EIA. 8.11. Fieldwork to inform the archaeological potential of the site will be progressed in consultation with the Oxfordshire County Council Archaeological Officer. A programme of geophysical survey of the site has initially been agreed in this respect, the results of which will inform the need for further investigation. Approach 8.12. The proposed scope of works includes a heritage assessment of the historic environment at and around the site. The aim of the assessment will be to identify, as far as is reasonably possible, the nature of the archaeological and cultural heritage resource within the study area, to assess significance and to make appropriate recommendations for the future treatment of any remains which may be affected. 8.13. Consultation with the following organisations and a review of the following documents will be undertaken: Oxfordshire County Council Historic Environment Record; Page 14
Oxfordshire County Council Archaeological Officer; Oxfordshire History Centre and other relevant repositories; Historic England (if required); National Planning Policy Framework; Local Planning Policy; Historic Ordnance Survey Mapping; Historic aerial photography; Archaeological Data Service Online Catalogue; and Previous desk-based assessments, EIAs or fieldwork reports prepared for other sites within the vicinity. 8.14. Local historic features will be categorised in terms of its sensitivity in accordance with guidelines set out in the Design Manual for Roads and Bridges, Volume II, Section 3, Part 2 (2007). 8.15. The assessment will identify and evaluate the nature and likelihood of the impacts of the development, in both the long and short term, on archaeological and cultural heritage features against clearly defined criteria. Significance will be assigned to impacts relative to the sensitivity of the resource and the magnitude of impact in accordance with best practice. 8.16. Archaeological resources are susceptible to a range of impacts during development. These relate to works associated with site preparation as well as construction related activities, including: Demolition and site clearance activities that disturb archaeological remains; Excavation that extends into archaeological sequences, for example deep foundations or basements resulting in the removal of the resource; Piling activities resulting in disturbance and fragmentation of the archaeological resource; Dewatering activities resulting in desiccation of waterlogged remains and deposits. 8.17. The implications, if any, of these actions will be discussed and significance criteria allocated to any identified impact. 8.18. In terms of the effects on cultural heritage, the effects of the development can be direct, such as loss or damage to a heritage features, or indirect, including the effect on the setting of a listed building or scheduled monument. This component of the assessment will be cross referenced with the landscape and visual assessment. Any such impacts will be discussed and significance criteria applied. 8.19. Once impacts have been identified, means by which they can be avoided through design will be explored as a priority. If impacts cannot be avoided through design then alternative strategies, which may include site investigation and recording, will be proposed. The residual impacts following the implementation of these measures will then be defined and significance criteria applied. 8.20. An appropriate archaeological mitigation strategy will be implemented to offset the potential effects associated with the construction of the development proposed. On completion and occupation of the scheme no archaeological impacts are anticipated as there would not be any intrusive activities. 9. Transport and access Introduction 9.1. A Transport Assessment (TA) and Framework Travel Plan (FTP) will be submitted with the outline planning application which will accompany but will not technically form part of, the Environmental Statement (ES). Page 15