Durkar Lane, Crigglestone Taylor Wimpey UK Ltd Environmental Statement Non Technical Summary
Contents Introduc on... # EIA Process... # Site Descrip on... # Development Descrip on... # The Need... # Planning Policy Context... # Considera on of Alterna ves... # Design Ra onale... # Transport... # Air Quality... # Socio Economic... # Interac on of Effects Construc on... # Interac on of Effects Opera on... # Cumula ve Effects... # Conclusion... # Report Author... Krishna Mistry Report Date... May 2012 Project Number... 3521 Document Reference... P0 TP SPA RP P3521 0006 A 2
Introduction This is the non-technical summary for an Environmental Statement (ES) which has been prepared on behalf of Taylor Wimpey (UK) Limited to accompany a full planning application for a residential development at Durkar Lane, Crigglestone, Wakefield. The application is for: Residential development (252 dwellings, including access, public open space, landscaping and drainage solutions) and parking/ turning facilities for Crigglestone St James CE Junior and Infant School This document is a summary of the ES that has been submitted as part of the full planning application. This statement has been prepared having regard to the Town and Country Planning (Environmental Impact Assessment) (England and Wales) Regulations 1999 and summarises the environmental impact assessment that has been undertaken to identify and mitigate the potential impacts of the proposals within and around the application site. A Screening Opinion for an Environmental Impact Assessment was submitted to the Council. Wakefield MDC replied in January 2012, stating that the proposals do not warrant the submission of an Environmental Impact Assessment. However, a Screening Direction (1999 Regulations) in March 2012 by the Secretary of State concluded that the development would be likely to have significant effects on the environment and therefore an Environmental Impact Assessment is required. In accordance with Part IV of the Regulations, the consultant team Scoped the Environmental Statement at a meeting with Wakefield Council in March 2012 and in a Scoping Letter, dated 5 April 2012, and with further information submitted in a letter dated 18 April 2012. This considered the range of environmental issues against which the proposals should be assessed as part of the Environmental Impact Assessment process. The Scoping Letter has shown that there will not be a substantial environmental impact on Flood Risk and Drainage, Ground Conditions, Noise, Cultural Heritage, Ecology and Landscape which accords with the Secretary of States Screening Direction. These issues have therefore been scoped out of the environmental testing but will be considered with regards to the cumulation and interaction of effects. Separate reports have been submitted for all of these technical areas as part of the planning application. 3
Site Description The site is approximately 7.4 hectares in extent and comprises an open area of unmanaged grassland. The site is allocated for housing development in the emerging Wakefield Site Specific Proposals DPD. The site is located in the Wakefield Urban Area, in close proximately to the centre of Crigglestone. The site undulates and varies in height, with the site at its highest along the southern boundary and the site falls away to the north to the lowest part of the site. There are trees around the boundaries of the site and within the site, which are currently the subject of a Tree Preservation Order. Electricity pylons cross the north of the site and telegraph poles and cables cross the centre and southern part of the site. The existing main vehicular access to the site is to the east from St James Way, however this is currently closed off by fencing. There are two points of formal pedestrian access to the north western and south western corners of the site, which are linked by a Public Right of Way across the site along its western boundary. The site is located wholly within an urban area and is surrounded on all sides by residential development. To the east the site is bounded by residential development and St James CE (VC) Junior and Infant School and St James Way, beyond which lies Durkar Lane. To the north lie existing houses off Howard Crescent. To the south the site is bounded by residential development off High Street. To the west is a field utilised for horse grazing and residential development off Hollin Drive. Surrounding Area The site is located in an urbanised area to the east of Durkar Lane and is generally surrounded by residential uses. The construction of the M1 Motorway together with residential development of land surrounding the site has urbanised the site context. The centre of Crigglestone is located beyond the southern boundary of the site along High Street, which can be accessed directly from the site via the Public Right of Way. The M1 Motorway Junction 39 is located to the north of the site. The site is well served by local facilities and services and is within walking distance of public transport routes and bus stops along Durkar Lane and High Street. There are local shopping facilities and local services on High Street and a junior and infant school and nursery adjacent to the site. The site is approximately 3 miles from Wakefield city centre and railway stations. 4
Development Description The planning application is a full application, which provides a detailed submission of the development proposals. The development includes 252 dwellings and 0.7 hectares of public open space, as well as water attenuation areas, the construction of access roads, landscaping, footpaths and enhanced linkages. An area of land is also to be provided adjacent to St James CE (VC) Junior and Infant School for additional staff car parking. The housing will be a mix of styles including town houses, detached and semi-detached properties through to bungalow and apartments. The housing will be a variety of storey heights to provide characterful spaces with a variety in street scenes and rooflines. The vehicular access to the site is taken from St James Way, which has a junction with Durkar Lane. A footpath linkage is proposed through the western part of the site from north to south along the route of the Public Right of Way and the proposed roads within the site. The site is also linked to Durkar Lane via a footpath through the public open space to the north east. To the southern end of the site the housing is mix of 2, 2.5 and 3 storeys. The houses reflect the ground levels of the existing adjacent housing on Durkar Rise by being only 2 storeys in height in this sensitive location. The houses back onto the boundary of the site creating a defensible boundary. The mix of storey heights runs through the centre of the site in perimeter blocks, which provides security. To the east of the site is an open area of green space where the trees will be retained and protected by a Tree Preservation Order. These are largely oak trees. The housing in this area will be detached and a mix of 2 and 2.5 storeys and accessed off a shared surface cul-de-sac and private drive. The housing will front onto and positively aspect the green space to provide an active frontage. To the north is predominantly 2 storey semi-detached and terraced housing, a bungalow and apartment block. To the northwest a footpath enters the site through a landscape buffer from Hollin Drive, which is positively overlooked by the housing. To the northeast of the site is the proposed Public Open Space. As part of the development proposals residential properties will positively overlook the Public Open Space to the south. This will provide an active frontage for the Public Open Space. Part of the Public Open Space includes two detention basins which are at a low point of the site. This drainage feature will not only serve as a drainage function but will provide a natural area and be appropriately landscaped as part of the green infrastructure of the site. The Public Open Space will incorporate formal and informal play and a natural area, which will include the detention basins. This open space area is expected to be formalised and provide an attractive northern boundary to the site that can be used for active recreation; flood retention; bio-diversity and as a buffer between existing and proposed new housing. The development proposal retains the electricity overhead pylons which will be incorporated into the northern Public Open Space area. Adjacent to the public open space is a pumping station for the foul drainage. Whilst adjacent to the main vehicular access is the additional staff car parking for St James CE (VC) Junior and Infant School. Although there are 14 parking spaces, including mini bus and disabled space, four spaces will be allocated to St James Playcare. Adjacent to the car parking will be the substation for the development site. Car parking is provided in accordance with Wakefield Council Standards. Parking provision is located within the garages and driveways of the new dwellings as well as separate parking bays being located within or near to the curtilage of dwellings. Cycle parking will be provided within garages or the curtilage of the new dwellings. 5
The Need The application site is allocated in the Site Specific Proposals DPD Submission as Site HS W42i Durkar Lane, Crigglestone within an indicative housing capacity of approximately 200 dwellings. There is a significant need for new housing to be delivered in England. Official projections from Department for Communities and Local Government show the need for an additional 232,000 homes in England per year just to meet growth in the number of households (DCLG Household projections 1971-2033). The HBF Building a Recovery report (December 2010) shows that Yorkshire and Humber need to increase house building by approximately 338 percent to meet Government projections on housing need. The report demonstrates that Yorkshire and Humber Region had 6,160 housing starts in 2009 against an annual need of 27,000 new homes. The Wakefield Site Specific Proposals DPD Submission (February 2011) states that there is a requirement for 1,600 dwellings per year from 2008 to 2026, plus through Growth Point an ambition to deliver an additional 20% over the period 2008 to 2017. The Site Specific Proposals DPD allocates land for approximately 21,500 new homes up to 2022 to provide a 10 year supply of housing from adoption of the Sites document. The Wakefield Strategic Housing Market Assessment published in August 2011 (SHMA) estimated the level of housing need as a 13,609 existing households. Furthermore, the SHMA states that of these households 11,886 cannot afford open market solutions to address their need. The SHMA indicates that there is an overall annual shortfall of 772 affordable dwellings. This figure is a measure of the extent to which the requirement of affordable housing is greater than the current supply and takes into account new household formation. The Core Strategy and the SHMA indicate that there is therefore a need for a variety of new homes required in order that people can afford to buy in the local area. There is a substantial need for more affordable housing to meet local needs in Wakefield. The SHMA states that 90% of new households formed in Wakefield are unable to afford to rent or buy in the market. The SHMA identifies an annual affordable housing need of 1,524 homes. The principal needs identified are for smaller family properties. Furthermore, the site falls within the Wakefield Rural Area, but is also part of the Wakefield Urban Area. In terms of delivering affordable housing, the SHMA indicates the need to develop across the District, however around 45% of the need is in Wakefield, Pontefract and Castleford. Furthermore, within the Wakefield Rural area the SHMA indicates an annual need of 43 affordable dwellings per year and within Wakefield Central a need for 147 affordable dwellings per year. The proposed development will therefore help to meet a recognised housing need within the Wakefield District and specifically the Wakefield Urban Area. It will provide both market and affordable homes to address this housing need. 6
Planning Policy Context Planning Policy supports scheme which deliver housing developments to meet the demand in housing. Under Section 38 of statutory development plan for the area comprises: The Regional Spatial Strategy (RSS) for Yorkshire and the Humber (May 2008) Wakefield Metropolitan District Unitary Development Plan First Alteration (17 January 2003) Wakefield MDC Local Development Framework Core Strategy (15 April, 2009) and Development Policies (15 April 2009). The site is allocated as a protected area of search for longterm development (SEW34 Durkar Lane, Crigglestone) in the Unitary Development Plan (2003), which is a saved policy. This policy confirms that the site is 9 hectares in extent. The supporting text states that should circumstances permit the development of all or part of this site, the favoured use would be residential. The recently adopted NPPF indicates that Development Plans which have been adopted post-2004 should carry the full weight of their policies in relation to Section 38(6) of the Planning and Compulsory Purchase Act 2004. Whilst in other cases due weight should be given to relevant policies according to their degree of consistency with the Framework. The Council are progressing the development of the Wakefield Local Development Framework. The Public Examination into the Site Allocations DPD closed in January 2012, and the Council expect to adopt the document in summer/autumn 2012. Within the document the site is allocated for residential development (W42i). Having considered the guidance, it is considered that weight should be applied to policy W42i of the Wakefield Site Specific Policies document, due to its state of preparation. (i.e. it is expected to be adopted shortly). The UDP and proposals map was adopted prior to 2004 (January 2003) and therefore less weight is ascribed to the Unitary Development Plan and policies within it. 7
Consideration of Alternatives The alternatives considered by the applicant are: Do Nothing Compliance with Development Plan Allocation Alternative Residential Development Options Do Nothing The application site is allocated as Site HS W42i Durkar Lane, Crigglestone in the Wakefield Site Specific Proposals DPD Submission within an indicative housing capacity of approximately 200 dwellings. There is a need for new housing both nationally and locally, in particular there is a substantial need for more affordable housing to meet local needs in Wakefield. The principal needs identified are for smaller family properties. The Do Nothing scenario would therefore not meet the significant need for new housing and affordable housing, which is contrary to government guidance (including NPPF), the adopted Core Strategy and Site Specific Proposals DPD Submission Version. Compliance with Development Plan Allocation The application site is allocated as a Protected Area of Search for Long Term Development in the Unitary Development Plan (SEW34) and as a residential allocation in the Wakefield Site Specific Proposals DPD Submission (Site HS W42i). Alternative development options would therefore be a departure from the local development plan. The application site is located in a residential area and with the environmental conditions of the site is not considered appropriate for employment uses. The allocated residential use of the site therefore provides the most appropriate and sustainable opportunity. It provides new housing in a residential area close to the centre of Durkar for services and facilities, and in close proximity to employment opportunities. Alternative Residential Development Options The preferred approach therefore is for residential development of the site. The Development Team established a series of design principles early, which have been adhered to throughout the masterplanning process. These included: Transport and highways Drainage and flood attenuation Green infrastructure and biodiversity Pedestrian permeability Key aspects within the design were the approach to the creation of the development, retention of important trees, drainage and open space. This approach ensured a design that considerate of the site s surrounding context and therefore respects neighbouring residential amenities. The proposed development reflects the vernacular of the local area and is predominately 2 storey. The three storey units are located towards the centre of the site or are away from neighbouring properties. The proposed development provides for 252 dwellings which develops the site at approximately 34 dwellings per hectare. This approach makes the most efficient use of land and addresses the housing need in the area, whilst respecting the character of the surrounding area. A higher number of units and therefore a more intensive form of development would not reflect the local character, whilst a fewer number of dwellings would not assist in meeting the significant need for housing and affordable housing and therefore would not accord with national guidance or local development plan. 8
Design Rationale The design of the scheme and the development principles which form part of the masterplan has evolved through preapplication discussions and through the application process. The application proposals utilise a mix of house types throughout the development, to provide characterful spaces with a variety in street scenes and roof lines whilst also respecting residential amenities of existing housing development that abuts the site and new development proposed within the site. This scheme will ensure a varied townscape is provided and this has been illustrated through the elevations and street scenes submitted with the application and in the accompanying Design and Access Statement, which provides a detailed justification for the development proposals in the context of national, regional and local planning policy and guidance and design best practice. The main components and guiding principles of the design are as follows: A sustainable residential development within Crigglestone Increase accessibility through the site connecting to existing public right of ways The road layout has also developed to support local legibility and a clear road hierarchy and a number of pedestrian routes. Biodiversity is encouraged through the retention of some existing landscape and the creation of new landscaping treatments An area of public open space has been provided for informal recreational uses Sustainable urban drainage systems has been designed into the site Traffic & Transport A Transport Assessment (TA) has been produced in support of the planning application and is appended to the ES. The proposed development will increase traffic movements and change travel patterns on the local highway network. The Technical Paper assesses the likely environmental impacts in accordance with local, regional and national guidance. Manual Classified Turning Count (MCTC) surveys were carried out at the following locations; Junction 1: St James Way / Durkar Lane priority junction; Junction 2: A636 Denby Dale Road / Durkar Low Lane priority junction Junction 3: Calder Park roundabout; M1 Motorway Junction 39 gyratory; and Otters Holt In addition to the junctions above, surveys of the M1 Motorway Junction 39 approaches and mainline traffic was also undertaken. The impact most likely to arise from construction traffic using the local road network will be vehicles delivering materials to, or carrying waste materials from the development site and construction staff movements. It is estimated that the development will employ approximately 50 on site staff during the construction phase and generate in the region of 5 HGV deliveries per day (10 daily trips in total). To ensure that the impact of construction is kept to a minimum a Construction Management Plan will be introduced. This will limit delivery times to address the impact of construction traffic on the highway network. To mitigate other aspects of construction the construction management plan will include measures to protect the Public Rights of Way that surround the site and wheel washing facilities to limit the amount of mud and debris deposited on the local highway network. This will ensure safe access to the site and for other road users and pedestrians in the area. Through the implementation of these measures the development proposals will have a negligible impact. 9
Traffic & Transport cont... In relation to the operational phase, the proposed development has a negligible impact on the highway network and the junctions assessed will operate satisfactorily. The proposed development will have a negligible impact on the M1 Motorway Junction 39 and St James Way/Durkar Lane Junction. Following the introduction of a dedicated left turn lane from the A636 Durkar Lane at the Calder Park Roundabout the impact of the development will be mitigated positively and be a minor benefit to the local area. In order to minimise the overall level of impact the other mitigation measures include: The implementation of a Travel Plan to encourage a modal shift from the private car to more sustainable modes of travel. The provision of funds towards improving bus stops in the vicinity of the site making public transport infrastructure more attractive and accessible to residents in the local area, which will have a permanent positive impact Provision of funds for the implementation of a walking bus for children attending St James Junior and Infant School which will reduce congestion experienced in the vicinity of the school and have a permanent positive impact The introduction of a Traffic Regulation Order along St James Way to prohibit on-street car parking. This will reduce congestion currently experienced along St James Way and have a permanent positive impact. The provision of a car park for St James Junior and Infant School and Playcare facility will remove on-street car parking along St James Way and have a permanent positive impact. Rights of Way in the vicinity of the site. The impact of the development on the junction at Durkar Low Lane and Denby Dale Road East will be positively mitigated by the measures set out in the Travel Plan. Although there will still be a minor adverse impact this is not considered a significant effect and the Transport Assessment demonstrates that the junction will operate satisfactorily with the proposed development. St James Way operates safely and satisfactory with the development. Although due to the increase in traffic flows along St James Way there is likely to be a minor adverse impact prior to mitigation. Following the implementation of the mitigation measures which include the travel plan, Traffic Regulation Order, bus stop improvements, footpath enhancement, school car park and walking bus this will be positively improved. However, due to the statistical low baseline of traffic at present on St James Way there will be positive movement within the threshold although there will still be a minor adverse impact. This is not considered a significant effect and the Transport Assessment demonstrates that St James Way will operate satisfactorily with the proposed development. In relation to pedestrian movement along St James Way the proposed development will have a negligible impact. It is considered that the proposed mitigation measures will help to alleviate the level of traffic generated by the residential development and thus reduce the site s overall impact on the local highway network. There are no significant residual effects anticipated on the highway as a result of the proposed development. The provision of funds for the improvement of the Public 10
Air Quality This assessment has assessed the predicted impact of the proposed development on air quality. An Air Quality Impact Assessment has been produced in support of the planning application and is appended to the ES. This assessment has considered the impact on air quality that would occur as a result of the proposed development using the current tools and resources available from national government to support the estimation of air pollutant concentrations. The potential effects of the proposed development with proposed mitigation on local air quality sensitive receptors are considered with respect to existing planning policies. Additional mitigation measures have been recommended where appropriate, to minimise the potential for adverse effects from being experienced by sensitive receptors during the construction and operational phases of the proposed development. Dust emissions during construction can give rise to elevated dust deposition and PM10 concentrations. There is potential for properties on Durkar Lane, Durkar Rise, High Street, Hollin Drive and Howard Crescent and St James CE (VC) Junior and Infant School to experience short-term and temporary increase in the dust soiling rates during construction works close to the site boundary. These will be infrequent and short -term. The assessment presumes that current best-practice mitigation and abatement measures would be applied to minimise the impacts. This includes the use of the Control of Dust from Construction and Demolition Activities report produced by BRE (Building Research Establishment, 2003). The use of this and the standard dust control measures it discusses are normal working practice on all well managed construction sites in the UK. Therefore, it is assumed in this assessment that standard mitigation will be in place. It is recognised, however, that even with these measures, there is still a risk of minor adverse impacts arising. Standard mitigation measures include standard dust suppression measures and placing activities which are a potential source of PM10 such as cutting and grinding of materials and cement mixing (if there is any) away from boundaries would minimise the possibility of exposure to PM10 at receptors within 30m of the site boundary. (explain negligible but check with URS) A detailed Construction Management Plan will be produced and agreed with the local authority and will contain measures designed to minimise the impact of the construction phase of the development. This could include measures such as dust monitoring at sensitive receptors including the school. The application of standard mitigation measures associated with construction works of this type and the Construction Management Plan would effectively control the generation of dust such that the risk of off-site effects is minor adverse to negligible. The proposed development would lead to an increase in traffic movements on the local highway network once the development is complete. The emissions from the additional traffic movements have the potential to increase pollutant mean concentrations at nearby residential properties. The assessment identified that emissions of PM10 associated with the additional traffic movements would have a negligible effect on any of the air quality receptors within the air quality management area at Crigglestone. It is highly likely that the objective values for PM10 and PM2.5 would be achieved at all residential properties in Crigglestone in 2016 with or without the development. All sensitive receptors within the study area are predicted to experience an imperceptible (less than 0.4 µg/m3) increase in annual mean NO2 concentrations and would therefore neither contribute to nor interfere with wider initiatives to improve air quality in Crigglestone. As such the proposed development would have a negligible effect on local air quality. Measures are incorporated in the travel plan to encourage modes of transport other than the cars and would have the effect of reducing the number of trips per day associated with the development, leading to a commensurate decrease in pollutant emissions. 11
Socio Economic The proposed residential development brings a series of significant benefits to Wakefield Rural and South wards, Wakefield and the Region. The overall impact of the proposal in terms of socio-economic issues is considered to be negligible to minor beneficial due to the delivery of new homes and affordable housing the positive effects that the development will have to the local community and economy. Beneficial socio-economic impacts will arise as a result of the Crigglestone scheme. The provision of new housing within Wakefield Rural and Wakefield South has been assessed as having a minor beneficial impact upon the current migration rates since more homes will be made available to the local population. Essentially, more homes will be available providing local housing opportunities for people who might otherwise have moved outside of the area. The new homes will be provided in a range of house types which will respond to the existing housing market within the area. The proposed development will also incorporate affordable housing to address the need within the area. Employment opportunities for the local population will be provided through the proposed residential scheme. The Technical Paper indicates that it is expected that the scheme will deliver 378 temporary direct jobs (construction) and a range of spin off jobs. The proposed development generates additional demand for local services which would have a potential positive impact on the employment of additional staff by existing businesses in the locality. The additional household expenditure within Wakefield Rural and South that could result from the proposed scheme has been calculated to be 3,646,944. The proposed project will generate 13,843,872 of net additional GVA within Wakefield per annum. The proposed development could provide the Local Authority with 1,876,060 over 6 years as part of the New Homes Bonus which could assist in delivering housing growth within Wakefield. The development proposes to offer a range of contributions which in turn will assist in mitigating potential negative impacts. These include the following: The development of the residential site will be the subject of a Travel Plan which aims to restrain vehicular traffic and encourage the use of alternative forms of travel. Residents will be advised of alternative travel modes that are available and bus travel will be encouraged. The proposed development will deliver 30% affordable housing on the site to assist in meeting existing housing need (and included within a Section 106 Agreement). However the scheme will provide an increased availability of properties available to those on the housing register and qualified for Housing Association properties and will in turn have a positive impact on the overall supply of properties within the area Appropriate financial contributions will be made to Wakefield Council to address the requirement to increase capacity at the primary school and childcare places. This will allow local schools to accommodate future children who will live on the Crigglestone site. An area of land is also to be conveyed to St James CE (VC) Junior and Infant School for off street staff car parking for use by the school and the adjacent St James Playcare centre. 12
Interaction of Effects of Construction C AREA IMPACT MITIGATION O N S Earthworks and construc on ac vity Emissions to air, including deposition of dust Obstruction of the public rights of way Impacts from mud and/or dust on adjacent roads Instability due to potential collapse of mine workings Noise impact from construction activities Inherent Mitigation Mine workings grouted and adits infilled All ground arisings to be utilised on site where possible with minimal disposal off-site Standard Mitigation T R U C T I O N Air Quality Construc on traffic Water quality and drainage Increased HGV Movements Increased traffic flows Impacts on ground water from contaminants Impacts from water onto adjacent properties Use of best practice techniques Provision of a Construction Management Plan, which will include dust suppression and monitoring of sensitive receptors Construction Management Plan to include provision of wheel washing facility Construction Management Plan including limitation on working hours Construction Management Plan Standard Mitigation Construction Management Plan including limitation on delivery Standard Mitigation Use of best practice techniques and Construction Management Plan Inherent Mitigation I M Ecology and Landscape Protection of retained trees and hedgerows Loss of habitats including trees and hedgerows Loss of grassland Severance/fragmentation Retention of trees and hedgerows where possible Landscaping Habitat enhancement and creation Standard Mitigation P Construction Management Plan including root protection A Archaeology Effects on archaeology No impact no mitigation proposed C T S Employment Creation of construction jobs / indirect jobs Increased expenditure and demand for local services Beneficial Impact no mitigation proposed 13
Interaction of Effects of Operational O AREA IMPACT MITIGATION P E R Increase in traffic flows/traffic on network Impact on air quality Impact on pedestrians and cyclists Impact on road safety Actionable Mitigation Off-site highway junction improvements Enhanced footpaths and linkages Walking bus contribution Bus stop improvements Traffic Regulation Order Provision of school car park Production of a Travel Plan and implementation during operation A T I O N A New Residen al Neighbourhood (252 homes) Impact on education provision Impact on St James CE (VC) J&I and Playcare car parking nfain- Beneficial impact on community facilities (shops, schools, health facilities) Increased demand for existing facilities and services Increased GVA Increased household expenditure Creation of new open space Actionable Mitigation Financial contribution towards education provision Provision of car parking for Beneficial impact no mitigation proposed L Beneficial impact on housing market and affordable housing Actionable Mitigation Provision of affordable housing I Impact on biodiversity Inherent Mitigation M Impact on landscape Enhancement and creation of public open space and habitats Landscaping within the site P A C Increase in hard standing leading to increased surface water run off Beneficial impact of drainage strategy Inherent Mitigation Implementation of drainage strategy to include on site storage T S 14
Cumulative Effects The ES meeting and Scoping Letter which was submitted to the Council in April 2012 identified the following sites necessary to be considered from a cumulative perspective: The whole allocation HSW42i The planning application currently being considered on the Red Cats employment site on Standbridge Lane for 129 dwellings (10/01907/OUT) The planning permission on the Garden Terrace site for 25 dwellings (09/02434/FUL) No other sites have been identified that need to be considered as part of the cumulative impact assessment. Overall is it considered that cumulatively, the developments, post mitigation, would not have a detrimental impact that could not be addressed with suitable mitigation for each scheme. There are also a number of beneficial impacts of all developments coming forward for the District and Region. Conclusion The results of the Environmental Assessment show that, with mitigation measures in place, the Crigglestone proposals can be developed and operated with only a small number of minor adverse environmental impacts. This Non Technical paper aims to provide an overview of the predicted effects and how it is proposed to mitigate the impacts. It should be noted that the information submitted for this planning application is extensive given the nature of the site, however, the detailed mitigation strategies will be controlled via the use of planning conditions and the Section 106 Agreement. The report also assesses the potential for interaction of effects and concludes that the construction phase holds the greatest potential for cumulative impacts within and around the site, which are proposed to be extensively mitigated. During the operational phase it is predicted that there will be numerous beneficial impacts due to the proposed highways mitigation and the socio-economic impact and cumulative benefits which will accrue through the provision of market and affordable housing. 15
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