Land to the North of Main Road, Wybunbury

Land to the North of Main Road, Wybunbury Environmental Statement Non-Technical Summary November 2014

Land to the North of Main Road, Wybunbury Environmental Statement Non-Technical Summary Prepared on behalf of The Church Commissioners for England Project Ref: 19530/A5/ES2014 Issue/Rev: Draft Final Date: 17 th November 2014 18 th November 2014 Prepared by: Elizabeth Davies Elizabeth Davies Checked by: Lucy Wood Lucy Wood Barton Willmore LLP 7 Soho Square London W1D 3QB Tel: 020 7446 6888 Ref: 19530/A5/ES2014 Fax: 020 7446 6889 Date: November 2014 COPYRIGHT The contents of this document must not be copied or reproduced in whole or in part without the written consent of Barton Willmore LLP. All Barton Willmore stationery is produced using recycled or FSC paper and vegetable oil based inks.

CONTENTS 1.0 Introduction 2.0 EIA Methodology 3.0 Site & Development Description 4.0 Alternatives & Design Evolution 5.0 Construction Methodology & Programme 6.0 Ecology & Nature Conservation

Non Technical Summary Introduction 1.0 INTRODUCTION 1.1 The Church Commissioners for England (the Applicants ) are seeking outline planning permission to develop land to the north of Main Road, Wybunbury. The site red line boundary is shown in Figure 1 and the land within this area is hereafter referred to as the Site. 1.2 The proposed development (hereafter referred to as the Development ) includes the construction of up to 40 dwellings, incidental open space, landscaping and associated ancillary works. The site extends to 1.6 hectares (ha) and is situated within the administrative boundary of Cheshire East Council (CEC). 1.3 This document is the Non-Technical Summary (NTS) of an Environmental Statement (ES) prepared in support of the planning application. The ES is the report of an Environmental Impact Assessment 1 (EIA) undertaken in support of the planning application. The ES has been prepared to assess whether the Development could lead to significant effects on the nearby Wybunbury Moss nature conservation site (further information is provided below). 1.4 Additional copies of the ES are available for viewing by the public during normal office hours in the planning department of CEC. Comments on the planning application can either be made via the CEC website (http://planning.cheshireeast.gov.uk/applicationsearch.aspx) or can be forwarded to the Planning Department at the address below: Development Management PO Box 606 Municipal Buildings Crewe Cheshire CW1 9HP 1.5 Additional paper copies of the ES can be purchased at a cost of 150. A paper copy of the NTS can be obtained for 20. Copies of the ES, technical appendices and NTS can be obtained on CD for 20. All documents are available from: Environmental Planning Team Secretary Barton Willmore LLP 7 Soho Square 1 Prepared in accordance with the Town and Country Planning (Environmental) Impact Assessment Regulations 2011 19530/A5/ES2014 Page 1 November 2014

Non Technical Summary Introduction London, W1D 3QB Tel: 0207 446 6888 19530/A5/ES2014 Page 2 November 2014

Figure 1

Non Technical Summary EIA Methodology 2.0 EIA METHODOLOGY 2.1 EIA is a procedure used to assess the likely significant effects of a proposed development on the environment. 2.2 It enables the significant effects to be considered by a local pla nning authority (in this case CEC) before a decision is made about the planning application. The effects considered relate to the construction activities and the completed Development. 2.3 Each environmental effect has been identified as either significant or not significant. The significance of effects has been determined taking into account: The sensitivity, importance or value of the affected receptor (such as wildlife); and The actual change taking place to the environment (i.e. the magn itude or severity of an effect). 2.4 The ES includes a description of the current environmental conditions known as the baseline conditions, against which the likely significant environmental effects of the Development have been assessed. EIA Requirement and Scope 2.5 National law known as the EIA Regulations set out the requirements for EIA. The EIA Regulations require that any proposed development falling within the description of a Schedule 2 development (as defined within the meaning of the Regulations), will be subject to an EIA where such development is likely to have significant effects on the environment by virtue of such factors as its nature, size or location. The Site area is 1.6 ha and is therefore above the indicative threshold in Schedule 2 of the EIA Regulations. The closest sensitive area to the Site is the Wybunbury Moss nature conservation site (designated at a European and national level) which is located approximately 60 metres to the east of the Site. CEC considers that the Development could lead to significant effects on the Wybunbury Moss site and an Environmental Statement (ES) has therefore been prepared in support of the planning application. EIA Scoping 2.6 EIA scoping involves focusing the ES on the likely significant effects of the Development on the environment at the construction and operational phases. A request for an EIA Scoping Opinion was issued to CEC on 30th January 2014. CEC adopted an EIA Scoping Opinion on 19530/A5/ES2014 Page 3 November 2014

Non Technical Summary EIA Methodology the 11th March 2014, which contained the Council s views on how the EIA should be undertaken. 2.7 The results of the scoping exercise have determined that the Development could give rise to likely significant effects on the adjacent Wybunbury Mos s Nature Reserve, Site of Special Scientific Interest (SSSI), Special Area of Conservation (SAC) and Ramsar Site, and therefore the focus of the EIA is on the effects generated by the Development on this national and internationally protected site. Cumulative Effects 2.8 Within EIA, the cumulative effects of a development in conjunction with other consented but not yet built development in the area are considered. Cumulative effects are generally considered to arise from the combination of effects from the Development and from other proposed or permitted schemes in the vicinity. 2.9 In the case of the Development three schemes have been identified in the vicinity of the Site with planning permission: Land to Rear of Woodlands View, 20 Bridge Street, Wybunbury (planning application reference: 13/4635N); Land South of Newcastle Road, Shavington & Wybunbury, Cheshire (planning application reference: 12/3114N); and Land to the east of Crewe Road, Shavington Cum Gresty (planning application reference: 13/2069N). 2.10 However, Natural England has confirmed that with implementation of appropriate mitigation measures adverse effects from these developments on Wybunbury Moss can be avoided. On this basis, it is considered that no significant cumulative effects are likely. 19530/A5/ES2014 Page 4 November 2014

Non Technical Summary Site & Development Description 3.0 SITE & DEVELOPMENT DESCRIPTION The Site Site Context 3.1 The Site (see Figure 1) is located on the northern edge of the village of Wybunbury, in Cheshire. Main Road runs along the southern and western boundary of the Site and there are existing residential properties fronting the Site on Western Road whilst also abutting the Site boundary to the east. Pinfold Farm is located immediately to the north of the Site. 3.2 Beyond the Site and to the north is open countryside. The Site is enclosed on all sides by existing hedgerows which are interspersed with a few mature trees along the northern/north eastern boundary. Site Description 3.3 The Site extends to 1.6 ha and comprises one field which is currently in agricultural use (arable). The topography of the Site falls gently from the southern boundary on Main Road to the north western corner, which is the lowest part of the Site. Wybunbury Moss Nature Reserve, SSSI, SAC and Ramsar Site are located approximately 60 metres from the eastern edge of the Site. Wybunbury Moss is considered to be of national importance due to its importance as a habitat. 3.4 Access to the Site is currently obtained from a field gate located on its western boundary close to the junction of Annions Lane. From the field gate, a Public Right of Way (PROW) (Wybunbury FP10) crosses the Site from west to east. The Development 3.5 The formal description of the Development is: Outline planning application with all matters reserved (apart from access) for up to 40 dwellings, incidental open space, landscaping and associated ancillary works. 3.6 Outline planning permission (with all matters reserved apart from access) is sought for the Development which is defined by a set of key principles, known as parameters (Figure 2). This plan defines the limits of the outline planning application. The parameter plan defines: 19530/A5/ES2014 Page 5 November 2014

Non Technical Summary Site & Development Description Land use; Access; Building heights; and Open space and Sustainable drainage Systems 3.7 Up to 40 residential units will be provided, along with 0.27 ha of open space as a part of the Development. The average housing density within the Development will be 25 dwellings per hectare. As the planning application is submitted in outline, the precise housing mix is not yet fixed, however, a mix of 2, 3 and 4 bedroom properties is proposed, and would include terraced, semidetached and detached houses. 3.8 The majority of the existing trees and hedgerows on Site, including the mature trees along the northern boundary will be retained as part of the Development. A section of hedgerow along Main Road will be removed to provide access to the Site. Access 3.9 Access to the Site will be via a new three-arm priority controlled junction onto Main Road to the south-east of the Site (see Figure 3). The carriageway width would be 4.8 m, with a footway width of 2 m. The access is proposed in this location so that it can form a safe access to the Site, whilst achieving the requisite visibility splays to serve the Development. The existing field access gate would be retained for pedestrian/cycle access only along with the PROW FP10 which crosses the Site. Surface Water Drainage 3.10 Carefully designed Sustainable urban Drainage Systems (SuDS) will ensure the potential impacts on Wybunbury Moss from run-off from the Development would be minimised and could even improve the quality of water passing from the Site into Wybunbury Moss. The drainage system will seek to keep the drainage as close to existing conditions as possible. Further consideration will be given to the specific SuDs options available at the detailed design stage. 19530/A5/ES2014 Page 6 November 2014

Legend Site Boundary (1.60 Ha / 3.95 Ac) Residential Development (Max. Height up to 70m AOD) & Associated Access Roads Open Space & Sustainable Drainage Systems (SUDs) Site Access Existing Planting to be Retained Public Rights of Way Pedestrian Access Project Land to the North of Main Road, Wybunbury Drawing Title Figure 2 Parameter Plan Date Scale 19.06.14 1:1,000@A3 Drawn by M.D. N Check by J.G. Project No 19530 Drawing No Revision RG12-10 30 50m 0 20 40 Planning Master Planning & Urban Design Architecture Landscape Planning & Design Project Services Environmental & Sustainability Assessment Graphic Design bartonwillmore.co.uk Crown copyright and database right 2011. Ordnance Survey licence number 100040148 Reproduced from the Ordnance Survey Map with the permission of the Controller of HMSO. Crown Copyright Reserved. Licence No. 100019279. J:\19000-19999\19500-19599\19530 - Land At Wybunbury\A4 - Dwgs & Registers\M Planning\19530 - RG12 - Parameter Plan.dwg - (1-1000@A3) Certificate FS 29637 Offices at Reading London Bristol Cambridge Cardiff Ebbsfleet Edinburgh Leeds Solihull 003

Figure 3 Rev: Description: Date: By: Chkd: s Status: Curtins Consulting Ltd, 10 Oxford Court, Bishopgate, Manchester, M2 3WQ t: 0161 236 2394 e: manchester@curtins.com www.curtins.com Structures Civils Environmental Infrastructure Transport Planning Sustainability Expert Advisory Services Birmingham Bristol Cardiff Douglas Edinburgh Kendal Leeds Liverpool London Manchester Nottingham Project: Drg Title: Scale: Size: First Issue: Drawn: Checked: Drg No: Rev: c This drawing is the copyright of Curtins Consulting Ltd

Non Technical Summary Alternatives & Design Evolution 4.0 ALTERNATIVES AND DESIGN EVOLUTION 4.1 The EIA Regulations require an ES to detail any alternatives that have been considered for the Development. The do nothing Alternative 4.2 The do nothing Alternative refers to the option of leaving the Site in its current state. If the Development did not come forward it is likely that the Site would remain in agricultural use and the contribution to housing stock would not be realised. Consideration of Alternative Locations and Uses 4.3 Prior to the preparation of the planning application for the Development, the Applicant assessed the potential to develop other sites within their ownership in and around the village of Wybunbury. The alternative sites considered ranged in size from approximately one to seven hectares. However, it was decided not to pursue development at any of these alternative sites primarily due to access being less preferable to the Site and for some land, the requirement for third party land to facilitate development. 4.4 No other uses for the Site have been considered as part of this current planning application. Alternative Designs 4.5 The Development submitted for approval is the result of a thorough analysis of environmental constraints and opportunities and market demand. The nature of the Site and its surroundings has also been a key consideration, in particular the Site s proximity to the Wybunbury Moss designated nature conservation site. 4.6 The initial design of the Development sought to adhere to the following broad principles: Integrate the existing Public Right of Way (PROW) within the Development to retain the pedestrian link between Pinfold Corner to the centre of Wybunbury; Retain, where possible, the hedge frontage along Main Road, Pinfold Corner and nearby country lanes; Locate the green space requirement adjacent to the existing private green space to the north-west of the Site; 19530/A5/ES2014 Page 7 November 2014

Non Technical Summary Alternatives & Design Evolution Retain a mantle of trees along the boundary with the open countryside to the north; and Create a Sustainable Drainage network within the open space around the northern boundary, preventing flow of surface water to the Wybunbury Moss to the north. 4.7 Minor alterations to the layout of the Development, in terms of the residential and open space areas have been undertaken as tree, landscape and ecological surveys and other technical studies have fed back into the design process. 19530/A5/ES2014 Page 8 November 2014

Non Technical Summary Construction Methodology & Programme 5.0 CONSTRUCTION METHODOLOGY & PROGRAMME 5.1 Planning for construction is necessarily broad at this stage and may be subject to modification. This initial assessment is based on reasonable assumptions and experience and allows assessment of the realistic worst case construction phase effects. 5.2 The construction of the Development is anticipated to commence in 2015, subject to gaining planning permission, with a completion year of 2017. 5.3 It is anticipated that each phase of the Development will include: Access road construction; Excavation / site levelling; Foundation works; Drainage works; Superstructure works; and Fit-out and landscaping. 5.4 The preparation of a Construction Environmental Management Plan (CEMP) is an established method of managing environmental effects resulting from construction works. A CEMP will be submitted to CEC (and other statutory authorities) prior to the commencement of the works. Compliance with the CEMP will need to be secured by planning condition. 19530/A5/ES2014 Page 9 November 2014

Non Technical Summary Environmental Statement Availability 6.0 ECOLOGY & NATURE CONSERVATION 6.1 An assessment has been undertaken of the likely significant effects of the Development on the environment with respect to ecology and nature conservation. Only one ecological receptor (Wybunbury Moss) has been identified in the assessment as having the potential to be significantly affected by the Development. As set out above, Wybunbury Moss, located approximately 60 metres from the Site, is designated as a Nature Reserve, SSSI, SAC and Ramsar Site (see Figure 4). 6.2 The assessment has shown that there is a hydrological connection between the Site and Wybunbury Moss and any changes to drainage at the Site could have an effect on the Moss. The potential for significant effects on Wybunbury Moss from potential changes in air quality and increased recreation from residents of the completed Development have also been considered in the assessment. Construction 6.3 During the construction phase, one source of potential likely significant effects was identified, namely: Likely effects on the hydrological function of Wybunbury Moss. 6.4 The following potential effects have been considered in the assessment: Impact on natural hydrological function of the Moss; Impact on hydrological pathways ground and surface water; Impact on recharge to groundwater; Impact on water chemistry and nutrients; and Impact of risk from pollution during construction; 6.5 However, with the inclusion of a SuDs system to ensure that the quantity and quality of water infiltrating into the catchment of Wybunbury Moss is maintained and a Pollution Prevention Method Statement is prepared, maintained and implemented throughout the construction phase it is considered there will be no significant effects from construction of the Development. 19530/A5/ES2014 Page 10 November 2014

Non Technical Summary Environmental Statement Availability Completed Development 6.6 Three sources of potential likely significant effects were identified relating to the completed Development: Likely effects on the hydrological function of Wybunbury Moss; Likely effects on the habitat of Wybunbury Moss as a result of changes in air quality arising from potential increase from traffic; and Likely effect of increased foot traffic from new residents on the fen meadow vegetation. 6.7 As with the construction phase, with the implementation of an appropriate SuDs system it is considered there will be no significant effects on the hydrology of Wybun bury Moss from the operation of the Development. The assessment has also found that the increase in traffic associated with the Development will not result in any significant effects on the habitat of Wybunbury Moss with respect to changes in air quality. 6.8 Given the size of the Development, it is not considered that it would lead to a significant increase in recreational pressure on the existing routes around and through the eastern extent of Wynbunbury Moss. However, in order to reduce the likelihood of any adverse effects occurring it is proposed that each new resident will be provided with a Home Owner s Pack highlighting the value of Wybunbury Moss and its sensitivity to recreation and highlighting alternative recreational opportunities in the vicinity of the Development. A financial contribution will also be made by the Applicant to Natural England to facilitate the delivery of and improve the existing access management strategy to the Moss. 19530/A5/ES2014 Page 11 November 2014

The scaling of this drawing cannot be assured Revision Date Drn Ckd - - N - - LEGEND Site Boundary Special Area of Conservation Sites of Special Scientific Interest National Nature Reserve Ramsar Site Wybunbury Moss (Natural Nature Reserve) Figure 4 Project Land at Wybunbury Drawing Title Location of Wybunbury Moss Date Scale 17.11.2014 1:5,000@A3 Drawn by MN Check by ED Project No 19530 Drawing No Revision E001-50 150 250m 0 100 200 Planning Master Planning & Urban Design Architecture Landscape Planning & Design Project Services Environmental & Sustainability Assessment Graphic Design bartonwillmore.co.uk Reproduced from the Ordnance Survey Map with the permission of the Controller of HMSO. Crown Copyright Reserved. Licence No 100019279. K:\19000-19999\19500-19599\19530 - Land At Wybunbury\A4 - Dwgs & Registers\Planning\19530 E001 WM Location Plan.dwg - A3 Certificate FS 29637 Offices at Reading London Bristol Cambridge Cardiff Ebbsfleet Edinburgh Leeds Manchester Solihull