Burgess Hill, Land South of Freeks Farm Phase 1 of Burgess Hill Northern Arc East Environmental Statement September 2016
Contents 1.0 Introduction... 1 1.1 Background... 1 1.2 Environmental Assessment... 1 1.3 Site Description... 2 2.0 The Proposals... 3 2.1 Background and Need... 3 2.2 Description of the Development... 3 2.3 Alternative Development Scenarios... 4 3.0 Consultation... 7 3.2 Approach to Consultation... 7 4.0 Environmental Impacts... 8 4.1 Ecology... 8 4.2 Landscape and Visual Impacts... 8 4.3 Cultural Heritage... 11 4.4 Transport and Access... 11 4.5 Noise and Vibration... 11 4.6 Air Quality... 11 4.7 Water Resources and Flood Risk... 12 4.8 Ground Conditions... 12 4.9 Socio-economic... 13 4.10 Climate Change... 13 4.11 Waste... 13 5.0 Summary... 15 5.1 Conclusions... 15 5.2 What happens next?... 15
1.0 Introduction 1.1 Background 1.1.1 This document summarises the Environmental Statement (ES) which accompanies the planning application by (hereafter termed the Client). The Development, called Land south of Freeks Farm (Phase 1 of Burgess Hill Northern Arc East) is for an:- Outline application (with all matters reserved except for principal means of access) for up to 130 residential units, public open space, recreation areas, play areas, associated infrastructure including roads, surface water attenuation and associated demolition". 1.1.2 This document is a summary of the Environmental Impact Assessment (EIA) process in non-technical language. The main Environmental Statement (ES) (Volume 1) and the supporting Appendices (Volume 2) contain detailed information on the project and each of the environmental topics considered. 1.2 Environmental Assessment 1.2.1 EIA is a formal process by which the likely environmental effects of a project are assessed, and where there is potential for a significant negative effect that cannot be avoided, works are identified to lessen the effect (mitigation). The ES reports on the findings of the EIA and sets out those areas where likely significant environmental effects have been identified and the mitigation proposed to lessen predicted effects. It forms an important part of the planning application decision making process. 1.2.2 Under the Town and Country Planning (Environmental Impact Assessment) Regulations 2011 the Proposed Development is considered to be large enough to require an Environmental Impact Assessment. 1.2.3 On this basis, topics to be studied as part of the EIA were decided in a formal scoping process which involved consultation with a number of statutory and non statutory consultees, such as the Environment Agency, Natural England and Officers from Mid Sussex District Council (MSDC). The outcome of the scoping stage was that the following topics should be included within the assessment: Landscape and Visual Impact; Ecology; Cultural Heritage; Transport and Access; Noise and Vibration; Air Quality; Water Resources and Flood Risk; Ground Conditions; Socio-economic; Climate Change; and, Waste. 1.2.4 The EIA project team has been led by EIA co-ordinators from WYG, with input from other specialists within the company and from other companies, as set out over the page: 1
Role / Topic EIA Management and Co-ordination Planning Policy Landscape and Visual Impact Ecology Cultural Heritage Transport and Access Noise and Vibration Air Quality Water Resources and Flood Risk Ground Conditions Socio-economic Climate Change Waste Author WYG Nexus Planning Landscape Collective Aspect Ecology WYG i-transport WYG WYG Stuart Michael Associates Stuart Michael Associates WYG WYG WYG 1.3 Site Description 1.3.1 The site covers an area of approximately 4.99 hectares and is located to the north of Burgess Hill. The Site forms a parcel of land that borders either side of Freek s Lane. To the west of the lane the Site extends to the north towards Lowlands Farm, while to the east the site extends down to residential properties associated with The Hawthorns and Maple Drive (see Figure 1). 1.3.2 The Proposed Development site is made up of primarily agricultural land bordered with hedgerows. 1.3.3 Vegetation throughout the Site is generally confined to the field boundaries including several mature hedgerows. 1.3.4 The hedgerow vegetation generally comprises of a strong and extensive established landscape framework of woodland with mature tree belts, with mature hedgerows dissecting the fields. This extensive landscape framework restricts many views into and out of the Site as well as having relatively low lying topography. 2
2.0 The Proposals 2.1 Background and Need 2.1.1 The EIA process started when Gleeson Strategic Land and Rydon Homes Ltd investigated the use of the Burgess Hill Northern Arc for a mixed use development in 2008. 2.1.2 This site is part of the Burgess Hill Northern Arc Strategic Allocation within the Draft District Plan. Whilst the plan is due for examination in late 2016, the draft version provides a specific policy DP9: Strategic allocation to the north and north west of Burgess Hill, of which the application site comprises the southern eastern most section. 2.1.3 The Sustainability Appraisal for the District Plan assesses this site alongside other proposed alternatives for strategic development in Mid Sussex and this site scores favourably overall. 2.1.4 The Site forms Phase 1 of the wider Northern Arc East project which plans to provide an additional 320 properties. 2.2 Description of the Development 2.2.1 The Proposed Development comprises up to 130 residential units, public open space, recreation areas, play areas, associated infrastructure including roads, surface water attenuation and associated demolition. 2.2.2 The Proposed Development covers approximately 4.99 hectares of residential land. This will accommodate a range of dwelling types and tenures. 2.2.3 The illustrative masterplan submitted with the application identifies one way in which the Site could be developed within the extent of the site boundary (Figure 2). Housing Mix 2.2.4 An illustrative housing mix based on this is identified in the Table 1 below: Table 1 - Illustrative Housing Mix Type Quantity (%) Quantity (units) 1 Bed Flats 20.83 25 2 Bed Flats 24.16 29 2 Bed House 15 18 3 Bed House 26.67 32 3/4 bed Town house 13.33 16 2.2.5 The housing mix has been designed to respond to the existing settlement character of Burgess Hill, the sustainability of the location and site-specific characteristics. Building Heights 2.2.6 The maximum building heights throughout the development are to be 14m above proposed ground floor level. Open space 2.2.7 The site includes a provision of approximately 2ha of open space. 2.2.8 This includes landscaped areas, drainage basins, formal and informal play areas pedestrian routes, retained green infrastructure such as trees, hedgerows, woodland blocks and other areas of accessible natural and semi-natural open space. 2.2.9 A formal children s play area will be created to the south of the access road off Maple Drive, this will seek to relocate the play area which is currently present on Maple Drive. Highways 2.2.10 The development proposes a new priority junction form Maple Drive which will provide vehicular access to the site. 3
Water 2.2.11 Where possible foul water will be drained by gravity, but at least part of the new sewerage system will need to incorporate pumping station(s) and rising main(s) to lift foul water to a level where it can be connected to the existing public sewer. Liaison is taking place with Southern Water to determine the upgrades to the existing system that are required. 2.2.12 A range of swales and shallow basins will store surface water during heavy rainfall. Most of the time, these basins will be dry and form part of the accessible open space. A small number of the basins will have water in them year round. Landscape 2.2.13 One of the key principles of the landscape design is the retention, protection and enhancement of existing assets, such as hedgerows. 2.2.14 The development parcels have been set back from the well treed boundaries. 2.2.15 Tree and shrub planting is proposed to help soften the urban fabric and provide an attractive environment in which to live. These proposed tree species will be informed by those recorded in the arboricultural survey for the Site, to tie in with character of the Site and the surroundings. Ecology 2.2.16 The development will retain and protect the existing woodland and hedgerow boundary features. 2.2.17 It will provide corridors of non development land to maintain connectivity between habitats. Lighting 2.2.18 All proposed external lighting will be designed to relevant standards and guidance. 2.3 Alternative Development Scenarios 2.3.1 As part of the preparation of this proposal, a series of development scenarios have evolved for the Site that seek to accommodate both the aspirations of the client, Local Planning Authority, consultees and the general public. Having considered both consultation and information gathered during the ongoing baseline/technical assessment there have been a number of key design evolutions, including: The importance of the existing landscape structure, in particular the planting along Freek s Lane to the west and the central hedgerow to be retained through the site; The location of the vehicular access points across Freek s Lane is incorporated with the most appropriate location for this already having been established based on arboricultural constraints; The proposed sustainable drainage strategy results in an increased landscape area within the south-west corner of the site. The surrounding layout is revised accordingly, including improved realignment of the secondary street within the southern part of the site; The sustainable drainage strategy allows a reduced landscape area within the northern part of the site, allowing extension of the development here to compensate for the loss in the southern area; The highways and parking strategy is further refined including provision of a bus turning facility at the northern end of the site; and The presentation of the layout has been enhanced showing indicative soft and hard landscape areas and street tree planting. 4
Figure 1 Red Line Boundary 5
Figure 1 Illustrative Masterplan 6
3.0 Consultation 3.1.1 This Proposed Development forms Phase 1 (the southern section) of the wider development of Burgess Hill Northern Arc East. As part of the development of the wider phase an extensive consultation process has been undertaken as summarised below: 3.2 Approach to Consultation 3.2.1 A number of meetings have been held with Planning Officers from WSSC and MSDC. Together with various local stakeholders to discuss the opportunities and constraints of the application site and the emerging proposals. 3.2.2 A Statement of Community Involvement (SCI) has been submitted in support of the Planning Application for the Proposed Development, which includes full details of consultation undertaken and issues raised by respondents, those issues pertinent to the EIA process are set out in the sections below. Stage 1 (Stakeholders Visioning Workshop) (July 2014) 3.2.3 The first formal stage of the consultation programme was centred on a stakeholder workshop, which was designed to share and explore the vision and objectives for the Northern Arc. This works shop involved MSDC along with the Advisory Team for Large Applications (ATLAS), the developers, their consultant teams, and a broad selection of wider stakeholders. Stage 2 (Public Exhibition) (November 2014) 3.2.4 This public exhibition was held across three in November and between the hours of 10am and 3pm each day. It was held at the Market Place Shopping Centre in Burgess Hill. Stage 3 (Stakeholder Design Workshop) (January 2015) 3.2.5 This third stage of the consultation programme took the form of a focussed design workshop with key. Invitations were sent to select senior officers from Burgess Hill Town Council (BHTC), MSDC and WSCC including officers, from development control planning policy, urban design, sport and recreation and education, who were joined by the developers and their consultant team. The two day event was also attended by representatives from ATLAS and WSCC s appointed transport consultants AECOM. 3.2.6 The event took the form of an open discussion focussing on a series of design orientated topics including connectivity and integration with Burgess Hill, highways, access and movement, school location and character areas. 3.2.7 Having established the planning background and technical constraints of the Northern Arc, attendees at the first stakeholder workshop were asked to participate in a group exercise to explore the emerging vision and initial framework masterplan. 7
4.0 Environmental Impacts 4.1 Ecology 4.1.1 The Ecological Assessment has been supported by a series of habitat and species surveys including a desk study to collect background records. 4.1.2 The Application Site itself is dominated by species-poor grassland which is not considered to form a habitat of ecological importance. Habitats within the Site considered to be of importance at the local level or above include woodland areas, watercourses and hedgerows. 4.1.3 Surveys of protected species have found that the Application Site supports foraging and commuting bats, Badger, Dormouse, Great Crested Newt, reptiles and a range of birds and other mammal and amphibian species. Habitats also offer some potential for Priority Species including Hedgehog. 4.1.4 A range of potentially significant effects have been identified on habitats and fauna within and surrounding the Site. Mitigation measures are therefore proposed, including: Construction safeguards Detailed design of housing layout and management of recreational activity to avoid detrimental effects on wildlife habitats. Implementation of a SUDS scheme Lighting design Provision of measures such as hop-overs. Culverts to maintain habitat connectivity across roads. 4.1.5 Following the mitigation measures outlined above, potentially significant residual effects are identified in relation to woodland and Dormice as set out below: Other woodland - loss of approximately 0.1ha (15% of woodland habitat within site), potential for damage from recreational activity. Dormouse - loss of habitat and reduction in habitat connectivity, disturbance from lighting and noise, cat predation. 4.1.6 To offset the residual adverse effects on both woodland and dormouse, further compensatory measures have been recommended. Under the proposals this will provide new areas of woodland which will also provide new areas of suitable Dormouse habitat. 4.1.7 This new woodland planting will be provided within open space areas, notably either side of the access road in the eastern part of the site. This should comprise native species characteristic of the local area, such as English Oak, Ash, Hazel and Field Maple. To compensate for the loss of approximately 0.1ha of woodland habitat, approximately 0.25ha of new woodland planting will be provided. 4.1.8 This woodland planting is considered to offset potentially significant effects on woodland and dormouse and provide additional benefits in respect of habitats, bats, birds, Great Crested Newt, reptiles and invertebrates. 4.2 Landscape and Visual Impacts Introduction 4.2.1 A Landscape and Visual Impact Assessment (LVIA) was undertaken by Landscape Collective to consider the effects of the proposed development upon landscape elements, landscape character, and visual amenity. 4.2.2 The assessment also included consideration of other sites to produce a cumulative assessment of the total combined landscape and visual effects upon completion of all phases of development. 8
Broad Landscape Context 4.2.3 The Site forms a parcel of land located to the north of Burgess Hill, to the east of Marchants way industrial estate and to the west of Big and Watford Woods. 4.2.4 The surrounding land use to the north is mixed agricultural land containing small and larger fields, tree belts, hedgerows with hedgerow trees. There is an area that is dominated by areas of woodland. 4.2.5 The Site lies within Area 4 - Hickstead Low Weald landscape character area, and an area marked as Urban Areas. The land to the north, east and north-west of the Site lies within the same landscape character area. The southern part of the Site lies within the Urban Areas Landscape Character Area, as does land immediately south and southwests of the Site. 4.2.6 The Site is not covered by any landscape planning designations. Landscape features on the Site 4.2.7 The Site comprises of two medium sized irregular shaped fields under pastoral land use. There is also an area of land comprising rank grassland to the east of Freeks Lane, and an area currently used as a children s play area north of Maple Drive. 4.2.8 Vegetation is generally confined to the boundaries, with the exception of mature trees aligning Freeks Lane, and a group of mature trees in the area of grassland to the north of the Hawthorns residential area. Visual Context 4.2.9 The Site lies within an extensively wooded landscape. The size of the Site and the height/massing of woodland areas restricts where the Site can be seen from. Views are limited to within close range of the Site. 4.2.10 Visits to Site have confirmed that visibility is heavily restricted due to undulating landform and the network of intervening vegetation. Landscape Proposals 4.2.11 During the course of masterplanning, landscape and visual considerations were an important part of the design process. The principles of Sustainable Development and Green Infrastructure (GI) have also informed the development proposals. 4.2.12 The proposed development has been carefully considered, being located within the existing field patterns. Existing woodland, tree belts and mature hedgerows will be retained (where possible) and help contain the proposed development from a landscape and visual point of view. 4.2.13 The individual parcels have been set back from the well treed boundaries. The existing trees and hedgerows will help maintain the character of the existing Site. There will also be opportunities to manage some key Site features/habitats. 4.2.14 As part of the development proposals tree and shrub planting will help soften the urban areas and increase habitats for wildlife through additional planting. Predicated Effects During Construction 4.2.15 These include the effect of large machinery within the landscape; the effect of Site vehicles and construction traffic, within the Site and surrounding areas and other elements associated with construction such as stockpiles of material, and lighting of construction compounds as well as lights on vehicles and construction machinery. 9
Predicated Effects after 15 years Landscape Effects Landscape Elements 4.2.16 The Site s existing landscape features will be largely retained and incorporated into the landscape of the proposed development. The proposed access to the Site have been designed to minimize the loss of trees, however some loss of trees and tree works are required to accommodate the access. 4.2.17 The existing grassland would be replaced residential development and a number of diverse habitats as part of the development proposals. Low quality trees will be replaced as part of the development proposals with healthier and more appropriate species. Planting will include native tree and shrub planting throughout the development, and retain and enhance existing woodland boundaries. Opportunities for public access would also be increased. 4.2.18 Upon completion, effects will be minor and will reduce in time once proposed planting has had time to establish and grow, and existing vegetation has been managed. Landscape Character 4.2.19 The development proposals would change the existing open fields to residential development and landscape planting. Given the nature and scale of the proposals, and the conversion of open fields to residential development, it is not surprising the development will result in a loss of countryside, which is necessary if the councils housing targets are to be met. However, the development proposals would not change the existing characteristics of the local landscape. The development proposals would generally be contained within the wooded boundaries. The existing wooded boundaries and mature open grown trees and hedgerows will be retained, with opportunities to provide additional native planting. 4.2.20 The greatest effects will be within the Site upon completion, however these effects will reduce after 15 years when proposed planting has had time to establish and grow. 4.2.21 Effects upon landscape character of the surrounding area will be very minor because the Site is so well screened by existing vegetation on all sides. Visual Effects 4.2.22 The Site is relatively visually well contained due to the undulating nature of the landform of the Site and its surroundings, intervening roadside and field boundary vegetation, woodland blocks enclosing the Site, and areas of built form. 4.2.23 There are not many public rights of way within or surrounding the Site that also limits where the Site can be seen from. Several of the views will remain unaffected because the Site is not visible from several of these areas. 4.2.24 Public rights of way that are in very close range of the Site are affected the most by the development proposals. There are opportunities to screen the development by planting proposed trees and shrubs and by setting the development back. Views from local roads 4.2.25 The main roads affected by the development proposals are Freeks Lane and Maple Drive. The proposed access to the Site will be via Maple Drive adjacent the Hawthorns residential area. 4.2.26 The proposed access will not fundamentally change the streetscape, with the key characteristics remaining broadly unchanged. 4.2.27 Freeks Lane is really close to the Site and will therefore be more greatly affected by the proposals. The vegetation within the Lane will remain broadly unchanged; however views towards the development proposals will vary to a greater or lesser degree along the length of the Lane. 10
Public rights of way 4.2.28 There are various public rights of way near to the Site, with the ones closest to the Site being more greatly affected. 4.2.29 Significant effects on views from public rights of way are highly localised and restricted to the sections of footpath running close to the Site along Freeks Lane. 4.2.30 The Green Infrastructure Strategy for the Site helps to mitigate visual effects of the development. The arrangement and setting back of development, retention of existing trees and hedgerows, and proposed planting all help to create visual interest and help screen the development where possible. 4.3 Cultural Heritage 4.3.1 The site has potential for unrecorded archaeological remains in particular in features associated with the Roman Road. If any findings of archaeological importance are identified then a programme of archaeological trial trenches and test-pitting will be implemented. 4.3.2 There are 4 Grade II Listed Buildings within the survey area however they are of a sufficient distance away from the Proposed Development to not be adversely impacted. 4.3.3 During the construction phase the Proposed Development will have a minor adverse impact on the Freeks Farm, of which the farmhouse and barn are considered as undesignated historic buildings of local (low) heritage value. Once operational the impact of the Proposed Development is considered to be neutral. 4.4 Transport and Access 4.4.1 An assessment of the transport impacts of the Proposed Development has been undertaken. 4.4.2 The traffic and access assessment did not identify any significant effects during either the construction phase or the operation phase. There will be an adverse increase in traffic on Maple Drive however with the following mitigation measures the impact is not considered to be significant. 4.4.3 The mitigation proposed includes; the improvement of the offsite junction of Leylands Park and Leylands Road. In addition a Travel Plan (TP) will be provided alongside the traffic assessment which will help reduce the number of vehicular trips from the Site. 4.5 Noise and Vibration 4.5.1 The noise chapter considers the impact of the development on the noise at and within the vicinity of the proposed development; it includes an assessment of noise from the operational phase including road traffic. 4.5.2 A baseline noise survey has been undertaken in connection with the proposed scheme. Existing ambient noise levels around the site are dominated by local traffic on roads surrounding the site such as Maple Drive, The Hawthorns and Issac s Lane. Noise from industrial uses along Marchants Way is audible on site. 4.5.3 During the operational phase, the main noise being generated that is associated with the proposed scheme is from road traffic. This increase in traffic was 4.5.4 With regard to off-site road traffic, a cumulative assessment based on surrounding committed developments and traffic from the Development showed that increases in noise levels in the long term are not predicted to be significant. 4.6 Air Quality 4.6.1 The air quality chapter of the environmental statement assesses the potential impacts of the Proposed Development during its construction and operational phases. 4.6.2 The impacts have been considered for the relevant sensitive residential and ecological receptors. 11
4.6.3 The impacts during the construction phase include fugitive dust emissions from site activities, such as demolition, earthworks, construction and trackout. 4.6.4 The impacts during the operational phase take into account of exhaust emissions from additional road traffic generated by the proposed development. 4.6.5 The impacts during the construction phase have been assessed semiquantitatively using the latest guidance provided by the Environmental protection UK (EPUK) and the Institute of Air Quality Management (IAQM). 4.6.6 The impacts for the operational phase have been assessed using the detailed dispersion modelling (ADMS-Roads). The latest tools and guidance provided by Defra are used in undertaking the assessment. The model predictions are compared with the EU and national air quality standards to determine any exceedences. 4.6.7 During construction phase it is anticipated that dust sensitive receptors will potentially experience increased levels of dust and particulate matter. However, these are predicted to be short term and temporary impacts. Throughout this period, the potential impacts from construction on air quality will be maintained through site specific mitigation measures detailed within a Construction Environmental Management Plan (CEMP). With these mitigation measures in place, the impacts from construction are predicted to be not significant. 4.6.8 The detailed air dispersion modelling determined that the National Air Quality Objectives are not exceeded at any of the existing or proposed receptor locations. 4.6.9 Changes in emissions to air because of traffic, during the operational phase of the development are predicted to be not significant at all the existing and proposed sensitive receptor locations. 4.7 Water Resources and Flood Risk 4.7.1 The EIA included an assessment of the effects of the Proposed Development on Water Resources and Flood Risk. The site currently supports largely undeveloped Greenfield land and surface water from the site currently runs off to the River Adur and its tributaries. 4.7.2 A flood risk and drainage impact assessment has been undertaken to consider the effects of the proposed development specifically those associated with the construction phase and the effect on foul and surface water infrastructure. 4.7.3 Any potential effects from construction will alleviated by good practice construction measures and long term effects from the built development will be mitigated by controlling surface water controls and sustainable and improvements to the foul drainage network. 4.8 Ground Conditions 4.8.1 Desk top investigations have been undertaken to confirm existing ground conditions and potential sources of contamination and pollution on and adjacent to the site. 4.8.2 An assessment has been made of the impact of the proposed development on ground conditions and contamination on and adjacent to the site. 4.8.3 The site comprises agricultural fields and woodland on the northern edge of the existing urban area. 4.8.4 Ground conditions on the site comprise impermeable Weald Clay (shales and mudstones) up to 100m thick overlain by weak weathered clays up to 2.5m thick. 4.8.5 To the east is a former landfill site, to the west is a civic amenity site (waste transfer station) and to the north west is a former sewage treatment works. The former landfill site consisted of authorised waste of natural soils and organic waste. Upon completion of filling operations in 1977, the landfill was capped and sealed. This could pose a risk of contamination therefore the use of appropriate PPE, 12
hygiene measures and site management will be required to protect construction workers. In addition if planning permission is granted a remediation strategy will be developed, based upon additional site investigation. 4.8.6 The Site consists of approximately 5 hectares of land currently in agricultural use and classified as ALC Grade 3 (good to moderate), with areas of Grade 4 (poor). Following the removal of vegetation, the existing topsoil resources will be stripped and stored in stockpiles no more than 2m high, for future use in garden and landscape areas, this will be detailed within a Soil Protection Plan. Considering this mitigation the impact on agricultural soils is assessed to be not significant. 4.8.7 The Site is within the County Council s Mineral Safeguarding Area for brick clay. This will result in the long term loss of the underlying mineral resource and is therefore considered to be significant. 4.9 Socio-economic 4.9.1 The socio-economic chapter of the Environmental Statement focuses upon the economic and social effects which may arise as a result of the proposed development. It sets out the potential effects of the proposed development in its own right, and cumulatively with other developments within the local area. 4.9.2 The assessment considers both temporary effects which would arise as a result of the construction phase, and the permanent effects which would be brought about by new households. These effects include the employment that would be supported in Burgess Hill and Mid Sussex and the impact on the area s population and labour supply. 4.9.3 The majority of the effects described in the chapter are positive. The proposed development and the cumulative developments would generate new construction jobs, and could generate an increase of up to 12650 in the area s population. 4.10 Climate Change 4.10.1 Global temperatures are expected to continue to rise as human activities continue to add greenhouse gases to the atmosphere. During construction of the store, emissions will arise through deliveries and vehicle movements associated with the transport of materials and site workers. 4.10.2 For the operational phase, analysis undertaken suggests that the carbon footprint of the Proposed Development will be very low when compared with emissions scenarios at different geographic scales, including regional, national and international scales. In relation to climate change effects these mainly manifest themselves at a national and global scale. However, regardless of this, it is reasonable to conclude that the project once operational, in combination with other projects in the region, could give rise to significant environmental effects at those scales. This is an unfortunate consequence of human activity and will continue to be the case with the majority of development until the life cycle is carbon neutral. 4.11 Waste 4.11.1 The assessment of waste impacts arising from the proposed Land south of Freeks Farm development considers waste generated during the construction and operational phases of the development. 4.11.2 The assessment identifies the key sensitive receptors to impacts arising from waste generation as waste infrastructure capacity and people. It is assumed that all legal requirements would be met when carrying out the development and that all waste would be handled in a manner that would not impact upon human health. 4.11.3 A review of local facilities for the management of waste shows that sufficient capacity exists to cater for the predicted levels of construction and municipal waste. As such no significant impacts are predicted. 13
4.11.4 A shortfall in the collection capacity of MSDC is however identified. As a result, prior to any mitigation, a minor impact upon collection capacity is predicted to arise. 4.11.5 Mitigation in the form of a financial contribution by the developer towards the provision of additional collection capacity is proposed alongside an onsite bring facility within the Northern Arc. The adoption of these mitigation measures will ensure that no significant adverse impacts will arise through waste generation associated with the developments. 14
5.0 Summary 5.1 Conclusions 5.1.1 The ES has considered how the environment and the local community would be affected by the development. 5.1.2 A range of potential environmental effects have been predicted to occur as a result of the development, both positive and negative. However, mitigation and compensation measures have been identified to appropriately reduce, minimise or offset any potential negative environmental effects. 5.1.3 However, there remain a small number of significant adverse effects that are still considered to be significant following additional mitigation and compensation. These effects are listed below: LVIA: Potential effects on two viewpoints 5.2 What happens next? 5.2.1 Prior to making a decision on the planning application, MSDC will seek advice from statutory and non-statutory consultees as part of the determination process for the submitted planning application. 5.2.2 MSDC will make the full Environmental Statement available for examination by members of the public at the Council s offices. Ground Conditions: loss of mineral resource (brick clay) Climate Change: Potential effects of green house gas emission at both construction and operational phases. 5.1.4 Whilst the assessment has identified significant adverse effects in relation to the loss of woodland and dormouse habitat, further compensatory measures have been recommended which will result in beneficial significant effects in the longer term. 5.1.5 The assessments have also identified other minor beneficial effects in relation to habitats, roosting and foraging bats, birds, great crested newts, reptiles and invertebrates following the additional woodland planting. 5.1.6 In addition to these beneficial ecological effects, there are significant beneficial effects in socio-economic terms through job creation and delivery of new homes. 15
Printed copies of the Non-technical Summary and ES (including figures and appendices) may be obtained from: Executive Park, Avalon Way, Anstey, Leicester, Leicestershire, LE7 7GR Tel: +44 116 234 8000 The Non-technical Summary is available free of charge, and a limited number of hard copies of the Environmental Statement are available for 350* per copy (plus p&p). Alternatively, these documents are available as adobe acrobat files on CD from the same address at 25 (plus p&p) per copy. Copies of the ES may also be viewed on Mid Sussex District Council s online services (www.midsussex.gov.uk/) * Includes VAT @20% 16