PERRYFIELDS BROMSGROVE ENVIRONMENTAL STATEMENT - NON-TECHNICAL SUMMARY December 2015
Environmental Statement Non-technical summary CONTENTS 1 Introduction 2 The Site and local context 3 Description of proposed development 4 Ground conditions 5 Archaeology 6 Drainage and flood risk 7 Ecology 8 Socio-economic effects 9 Transport 10 Air quality 11 Noise 12 Landscape 13 Agricultural land FIGURES 1.1 Site location 2.1 The application site 2.2 Site context and existing facilities 3.1 Land use parameter plan 3.2 Building heights 3.3 Noise mitigation 3.4 Open space and green infrastructure 3.5 Drainage strategy 3.6 Access and movement Illustrative masterplan The Environmental Statement can be viewed during normal office hours at Bromsgrove District Council. Comments will be considered as part of the Council s consultation on the planning application. A copy of the Environmental Statement on CD can be purchased for 5. Enquiries in respect of these or printed copies should be made to Savills, Telephone 01202 856 800.
1 Introduction 1.1 Taylor Wimpey UK Ltd (TWL) has submitted a planning application to Bromsgrove District Council (BDC) proposing the development of new homes, employment units and open space on the western edge of Bromsgrove. An Environment Impact Assessment (EIA) carried out by TWL has examined the potential effects that may occur in connection with its development. The findings of the EIA are reported in a document called an Environmental Statement (ES). 1.2 This is the non-technical summary (NTS) of the ES, which is provided to assist a wider understanding of the environmental effects of the proposed scheme, known as Perryfields. Site location plan Contains Ordnance Survey data Crown copyright and database right 2015 1
2 The site and local context 2.1 The aerial photograph below shows the boundary of the Perryfields planning application site marked by a red line. It is located to the south of the intersection between the M5 and the M42, and extends between the A448 Kidderminster Road at the south and the B4091 Stockbridge Road to the north-east. Several private properties are set within the site, but are not included in the planning application. These areas are shaded pink on the aerial photograph below. The planning application site is within the red line (the pink shaded areas are excluded) 2
2.2 The majority of the land is in agricultural production, mainly as pasture, with some arable fields, fruit growing, horse paddocks and turf production. Perryfields Road can be seen passing through the site, connecting Kidderminster Road with Stourbridge Road. Battlefield Brook crosses the site near Fockbury Mill Lane and defines the northern extent of the site towards Stourbridge Road. Four footpaths and a bridleway cross the site, including part of Sustrans Route 5 of the National Cycle Network. 2.3 Whilst the landscape of the site is not considered particularly sensitive to change (it is not part of, or near to, any designated landscape), the proposal has sought to protect, integrate and where possible enhance the landscape fabric which does remain. Most of the trees on the site are located within the hedgerows. 2.4 Sidemoor First School and nursery, to the east of Perryfields Road, caters for children of ages 3 to 9, and was designed to allow for the construction of additional classrooms to become a 3- form entry school. Bromsgrove District Housing Trust and West Mercia Housing have built a development of new affordable homes near to King George Recreation Ground. 2.5 The western extent of Bromsgrove adjoins the eastern boundary of the site. This area, Sidemoor, comprises a mix of residential housing, predominantly two-storeys in height. Local retail facilities available in and around Bromsgrove are shown on the plan on the next page. The core retail area is focused in the centre of town, orientated along the main high street with food and convenience goods stores, comparison goods such as clothing, books and electrical items, as well as cafes and other facilities. A market is held three times a week offering a range of meat, fruit and vegetables, as well as clothes and household goods. 2.6 Small parades of local shops serving a convenience role are available within residential areas surrounding the site, such as the shops along Broad Street and Stourbridge Road. 2.7 A public library is available in the centre of Bromsgrove, off Stratford Road, and the Artrix facility provides a local venue for theatre, cinema, live music and comedy. 2.8 A Holiday Inn is located south of the Kidderminster Road (A448) and to the west of the M5, scattered settlements are set within an undulating, mixed agricultural landscape. Sensitive receptors identified 2.9 The following have been identified for consideration in design of the scheme and in the assessment of environmental effects: Occupiers of existing dwellings; The local population in respect of local services, schools etc; Users of local roads and public footpaths; Battlefield Brook - flood zones / water flows / culverts; Existing trees and hedges on-site; Wildlife habitats and protected species; Future occupiers of the development proposed; Proximity to M5/M42; West Midlands Green Belt; Clent / Lickey Hills Landscape Protection Area. 3
Existing facilities in the area. Source: Barton Wilmore 4
3 The development assessed 3.1 The EIA has assessed the proposed development of: up to 1,300 dwellings; older persons accommodation of up to 200 units; up to 19,513 square metres of employment floor space; up to 1,000 square metres of retail floor space; space for community facilities with up to 500 square metres floor area; open space, recreation area, sports pitches and pavilion; new junctions at Perryfields Rd / Kidderminster Rd and Perryfields Rd / Stourbridge Rd; a new pedestrian link off Grayshott Close; footpath routes within the open space corridors; associated services, infrastructure and highway works. Parameter plans 3.2 These elements are defined in a series of plans, known as 'parameter plans', which show the distribution and scale of the development that has been assessed. They have been submitted to BDC as application plans that would be approved if planning permission is granted. This enables the Council to make sure that any development would take place in accordance within the specified parameters. The following parameter plans are provided at the back of this NTS: 3.1 Land use; 3.2 Building heights; 3.3 Noise mitigation; 3.4 Open space and green infrastructure; 3.5 Surface water drainage; 3.6 Access and movement. What are the key elements shown by the parameter plans? 3.3 Figure 3.1 shows the areas within which residential development is proposed; three areas of 'mixed uses' - comprising a local centre (nearest Sidemoor School) with some space available for community facilities, some residential accommodation and units for the elderly; and employment units predominantly in the areas closest to the M5. 3.4 Figure 3.2 shows building heights up to a maximum of 2-storey in the southern and central parts of the site nearest Sidemoor, with 2.5-storeys across most of the other residential development areas. The mixed-use local centre and the nearby residential development area alongside Perryfields Road has been assessed with 3-storey buildings (up to 12m). Similarly, a plot for a building next to the access off Kidderminster Road has been assessed for a 3-storey building (up to 12m). To the west and north of this, on the western side of the Site, the height of the mixed-use development is proposed to be 2-storeys (up to 10m). 3.5 An earth bund is required to screen the noise from road traffic using the M5/M42. Figure 3.3 shows where a landform and acoustic fence would be placed in order to achieve suitable noise levels in the development. Combined with the mixed-use buildings (Figure 3.2) and continuous or linked-frontages to the houses on the western perimeter of the scheme layout, a set back of 75 metres from the motorway has been assessed as being required to achieve suitable noise environment within the rear gardens of these dwellings. 3.6 A large area of public green space will be provided. Figure 3.4 shows landscaping along the western edge of the site, which continues as a landscaped nature conservation area along the Battlefield Brook. However, to achieve an efficient use of the land, some hedges would need to be removed to create a good scheme layout. Replacement hedges would be planted within the 5
development. The green infrastructure has been designed in combination with the surface water drainage to provide an enhancement for biodiversity with the opportunity for recreation (Figure 3.5). It is proposed to realign a short length of the Battlefield Brook to avoid the obstructing effect on water flow caused by a culvert under a farm track that crosses it. The zone in which this is proposed is shown on Figure 3.5. This would allow more water to flow through this section of the Brook, and as a consequence, reduce the area of land that can currently be affected by flood water. 3.7 Two new points of road access would be created (Figure 3.6). A traffic light-controlled junction off Stourbridge Road would provide access at the north of the Site, and a new roundabout junction would be created on Kidderminster Road to the south. From Kidderminster Road, a new road connection would travel through the new development and connect with Perryfields Road near Sidemoor School. To the north of this connection, Perryfields Road would be improved and upgraded along its existing alignment to a point where a new road would be built along the edge of the new development to connect with Stourbridge Road (opposite Keith Winter Close). Fockbury Mill Road and Perryfields Road would be stopped up so as to guide vehicle traffic along the new 'main' road. 3.8 The existing junction of Perryfields Road with Kidderminster Road would be stopped up to restrict vehicular access, whilst allowing for continued pedestrian and cycle movement. Existing properties along the southern section of Perryfields Road would be accessed via a new road connecting the new main route with these Perryfields Road culs-de-sac. 3.9 The main road would be suitable for a bus route leading through the proposed development. In addition to the connections provided by residential streets, pedestrian and cycle routes will be provided to link with Sidemoor and towards Bromsgrove town centre. The proposed links to the local network, along with the connections between them, are illustrated on Figure 3.6. Alternatives and design iteration 3.10 It is not considered appropriate to undertake an analysis of alternative sites in terms of the location of the development proposed, as this has come about through the Local Plan process. However, at the site level, changes in the design of the scheme have been made as a result of the EIA process and consultation. 3.11 Certain elements have remained a constant feature of the scheme layout from the initial stages - the green corridor along the Battlefield Brook, a landscaped boundary with the motorway and a buffer between housing and the M5 to account for the noise environment. This was tested and refined to arrive at the noise bund/fence structure, and then further noise modelling was undertaken to define an appropriate buffer distance between the motorway and the proposed residential development area. 3.12 The retention/relocation options for two active Badger setts were explored by the design team. Information gained from Badger surveys showed that the setts could be retained if the new main road was re-aligned to connect with Perryfields Road in a different place (due the southern Badger sett), and in the north of the Site, the layout of the residential parcels was reconfigured to retain a suitable area around another sett. Management of construction 3.13 To manage potential impacts during construction, a Construction and Environment Management Plan (CEMP) will be prepared and implemented. This will control potentially polluting activities on site using a number of standard procedures that are always put in place on building projects such as this. 3.14 The CEMP will be developed in liaison with the Council's Environmental Health Advisors, and in accordance with relevant guidance and legislation, such as the Environment Agency's Pollution Prevention Guidance Notes and any additional guidance issued by the Government. It will include measures for the effective protection of neighbouring residents, animals that may be present, and in particular, the Battlefield Brook. Construction traffic will also be managed as part of the Management Plan, which will be agreed with BDC before any development can start. 6
The following sections provide a non-technical summary of the environmental assessments undertaken for: ground conditions; archaeology; drainage and flood risk; biodiversity; socio-economic effects; transport; air quality; noise; landscape and visual effects; and agricultural land use. 4 Ground conditions 4.1 The testing of soil from the site has not revealed any contaminants above the guideline values relevant to human health. However, one sample recorded the presence of arsenic that is above the relevant guideline values for ground water. As the underlying strata is an aquifer, further testing will define the affected area more precisely and inform detailed mitigation. Ground investigation has identified the presence of carbon dioxide gas in two locations: further investigation and assessment will delineate the affected area more precisely, and a remediation strategy will be agreed with BDC. After this is carried out (in areas where access was previously restricted), and remedial measures have been completed, there will be negligible impact associated with contaminated land related environmental issues. 5 Archaeology 5.1 The application site does not contain any designated heritage assets, such as scheduled monuments, listed buildings, conservation area or registered parks and gardens. Planning policy and legislation requires that the proposed development must respond to (and preserve) the settings of listed buildings outside the application site. The assessment has identified that none of the eight listed buildings and two conservation areas in the wider landscape are sensitive to this development: they will not be affected. 5.2 A non-intrusive survey, which was carried out in consultation with the Council's archaeological advisor, has covered all open areas of ground within the application site. This identified a number of possible features, most of which relate to post-medieval field boundaries or the dumping of waste material from the local brick industry, as well as a possible prehistoric ring ditch and a small enclosure. These are determined to be of local interest only. 5.3 Evaluation trenches were then dug to investigate two areas of potential archaeology. This confirmed the presence of a prehistoric/roman enclosure and an alignment of Middle Iron Age ditches and pits, which are considered to be of regional interest. 5.4 The Council's archaeological advisor agreed that the identified archaeological features do not represent a constraint to the proposed development, but further investigation would need to be secured as part of the planning conditions attached to any planning consent. 5.5 The historic landscape value of the application site is determined to be negligible as it has undergone extensive modifications to the field arrangements and part of it has been affected by the change in land use from open agricultural fields to commercial fruit plantation. It has also been affected by the construction of the M5, which borders the north west edge of the application site. 6 Surface water drainage and flood risk 6.1 The scope of this part of the assessment has been informed by consultation with the Environment Agency and Severn Trent Water in respect of the following key issues: the protection of surface water quality during construction, and from the development; striking a balance between surface water flowing into Battlefield Brook and the desire to recharge the aquifer under the land; and flood risk. 6.2 Site investigation to assess the soakage potential of the ground found that it may not be possible to use infiltration in all parts of the site to let rainfall soak underground (to recharge the aquifer). The parameter plans therefore include adequate open space in which surface water can accumulate before it drains at a natural rate back into Battlefield Brook. However, further 7
testing will inform the detailed design of each phase of development and where feasible, infiltration would be utilised as the preferred method for surface water disposal. 6.3 All surface water would be directed towards ponds designed to promote biodiversity and amenity. Transfer of water from the ponds to the Brook or surface water sewers would be via vegetated channels through the green corridors of the development wherever practicable. Oil separators and silt traps shall be incorporated in the surface water management proposals to remove potential pollutants. 6.4 The scheme would ensure that runoff from the site would not increase following development and an improvement would result through an overall reduction in peak surface water runoff. This would ensure that that the proposed development would not increase flood risk elsewhere and could actually reduce off-site flood risk, as sought by the National Planning Policy Framework. 6.5 In respect of potential connection points to the public sewer system within Sidemoor, three separate outfalls are required to drain the site and minimise the need for new foul water pumping stations (Figure 3.5: Drainage). One new foul water pumping station is required to drain the northern catchment of the site to the existing public sewer in King Edward Road. Severn Trent Water has advised that capacity improvements are likely to be required to accommodate flows from the entire development, but these can be implemented in phases linked with the building programme rather than all being necessary at day one. Severn Trent Water has also confirmed that waste water treatment capacity will be made available as and when needed in parallel with the building programme for the development. 7 Ecology 7.1 Surveys of habitats and species that could potentially be affected by the development have taken place over several years. This work has informed the design of the scheme proposed and identified the key receptors on which the assessment has focussed. These are: Battlefield Brook; hedgerows; breeding birds including skylarks; roosting bats; badger; water vole and otter. 7.2 This process has identified the design measures to avoid any potential impacts on the identified valued ecological receptors, prior to suggesting mitigation that would address effects that could not be avoided without an undue effect on an effective scheme layout. This includes designing the layout of the scheme around existing badger setts, the retention where possible of hedgerows and mature trees, creating the green corridor adjacent to the M5 to link with Battlefield Brook, and providing connectivity through the site for animals. Additional mitigation would be through the planting of species-rich hedgerow, creating new habitat, in particular within the drainage features and areas of informal open space across the scheme. 7.3 Prior to any work on the banks of Battlefield Brook (required as part of the site drainage) mitigation will ensure that water voles and otters are safeguarded. During construction works, the timing of vegetation clearance will avoid any nesting birds that may use the site. Demolition of the building that is occasionally used by brown long-eared bats will be carried out in accordance with a licence and will include the provision of alternative roosting opportunities. 7.4 As a result of the mitigation proposed, no significant residual effect on valued ecological receptors is anticipated as a result of the development. The scheme offers significant opportunity to enhance the overall biodiversity value across the land by providing extensive areas of open space and a green corridor alongside the Battlefield Brook and the M5 motorway. These areas will be designed to diversify habitats and provide additional opportunities for wildlife to use the land. 8
8 Socio-economic effects Population 8.2 The assessment has looked at the provision of up to 1,300 residential dwellings and extracare/older person housing comprising 200 one and two bedroom units. Based on an average of 2.4 people per dwelling and a range of between 291 and 330 residents in the elderly accommodation, the scheme could accommodate a population of around 3,411 to 3,450. 8.3 If it is assumed that the age profile of those living in the completed development would be similar to that of Bromsgrove District, then the scheme would have some 1,918 people aged between 18 and 64 who could be employed in, and support, the local economy. 8.4 Using information collected by the Office for National Statistics, spending by the new residents on items likely to be purchased in the local area is estimated to be some 20 million each year. Employment 8.5 Perryfields includes land for light industry and office employment and will deliver an area for small retail units within the local centre. The local centre could be expected to be occupied by a variety of shopping facilities. Whilst the exact configuration is not defined at this stage, an estimate indicates that this could directly support some 40 jobs overall (assuming there is 1 employee per 20 square metres of floor space). 8.6 Assuming that the 5 hectares of employment land area is built as 2.86 hectares of light industrial development and 2.14 hectares of office development, this could support approximately 747 jobs (when fully occupied). In the scenario where the older person accommodation is delivered as a 70 bed care home and a 130 unit extra care scheme, this has potential employment opportunities for some 120 staff. 8.7 It should be noted that these are estimates based on a range of examples, the actual level of employment provided within the above will depend on the mix and types of businesses that take up the floor space, and upon the level of care and the extent of facilities and services provided within any accommodation for older people. School places 8.8 The new Bromsgrove District Plan does not anticipate that any new schools will be required and indicates that capacity at Catshill First and Middle Schools may be utilised in the first phases of development. There may be some capacity in other schools as well, in the short term. 8.9 It is expected that Worcestershire County Council will seek financial contributions towards additional school capacity for first and middle schools and will utilise contributions linked to Perryfields and other substantial developments to achieve this. 8.10 North Bromsgrove High is the closest high school to Perryfields and it currently has a substantial amount of spare capacity. It appears unlikely that additional places will be needed in the foreseeable future, although Worcestershire County Council will continue to monitor the situation. Healthcare 8.11 With regard to the provision and access to healthcare, NHS England has analysed GP capacity in conjunction with the Redditch & Bromsgrove Clinical Commissioning Group. Using that analysis, NHS England has advised that there is no need for new primary healthcare premises within Perryfields. This indicates that wider negative impacts will not arise. However, the potential to provide a room or unit in which a GP could locate within the proposed development can be explored further should circumstances alter and this becomes a preferred approach to meeting an element of future demand. Open space 8.12 Garden spaces and home zones will provide 'doorstep' play space for children, formal children s play is proposed in a large equipped play area in between the proposed sports pavilion and the 9
sports pitches. 8.13 The amount and distribution of open space set out in the scheme has been discussed and agreed with the Leisure and Cultural Services team at BDC. Overall, the proposals offer considerably more open space than that required by planning policy BDP25. With regard to the provision of allotments, the Council has advised that provision on-site is not preferred. As an alternative, the scheme will provide a foraging landscape as part of the multi-functional design for the natural and semi-natural green spaces. 9 Transport 9.1 Capacity assessments have been undertaken at a number of junctions in the vicinity of the site to determine the impact of the development on the local highway network and the strategic road network. 9.2 The majority of the junctions within Bromsgrove are currently operating above capacity during the AM and PM peak times (0800 0900 and 1700 1800). A package of mitigation measures has been identified to reduce the impact of the proposed development as summarised below. 9.3 Two main points of vehicular access are proposed for the development. The first of these involves a realignment of the Perryfields Road/Stourbridge Road junction, creating a signalised junction at a position opposite to Keith Winter Close. The second involves realigning the Perryfields Road/Kidderminster Road/Whitford junction, creating a new Kidderminster Road /Perryfields Road roundabout and a separate Kidderminster Road/Whitford Road signalised junction. Both these junctions will be linked by a new spine road. The access strategy and spine road solution has been fully discussed and agreed with Worcestershire County Council and offers significant benefits to the highway network surrounding the site. 9.4 In terms of mitigation for impacts on the wider transport network, a financial contribution will be made through a legal agreement towards 3 schemes identified in the Bromsgrove Infrastructure Delivery Plan. These are: Junction 10 Kidderminster Road/Hanover Street/St Johns Street; Junction 25 A448/B4184 Market Place; Junction 3 A38/A448 The Oakalls Roundabout. 9.5 The Proposed Development would provide funding for a significant improvement in the bus service provision for Bromsgrove. A high frequency bus service operating 7 days a week between 7am and 7pm will be provided through Perryfields, providing links to the town centre and the train station. The improved bus service would also benefit existing Bromsgrove residents and workers, who will have a significantly wider choice of travel modes during the AM and PM peak hours when compared to the current situation. This has the potential to reduce existing car-based trips on Perryfields Road, Kidderminster Road and Stourbridge Road. 9.6 The development will also provide a number of pedestrian and cycling improvements in and around the development site area, including; Provision of an off road footway/cycleway link between Kidderminster Road and Stourbridge Road; Improvements along Stourbridge Road to the north of the site to improve cycle links towards Catshill; Pedestrian crossing points to be provided within the development area at multiple locations and incorporated into the street scenes and overall urban design; Improved pedestrian and cycle linkages into Sidemoor/Bromsgrove utilising existing public footpath routes and other available links. Existing Public Rights of Way through the development will be enhanced and improved; A contribution will be provided towards improvements to an existing Public Right of Way extending south from Kidderminster Road. 9.7 Car parking would be arranged on the site to suit the housing types and secure cycle storage 10
would be available in dedicated stores, garages and/or within gardens. 9.8 A Travel Plan will encourage residents to travel to and from the site by sustainable modes of transport. The Travel Plan will describe the sustainable transport options available to residents and employees, supporting car share initiatives and potentially providing discounts for travel by public transport. 9.9 During the construction period, the CEMP will mitigate the potential effect on local roads using a routing strategy that would direct construction traffic to the site. The CEMP will also include controls for when vehicles can enter and leave the site. 10 Air quality 10.1 An air quality assessment has been carried out to assess the effects of both construction and operation of the proposal at the site and in the surrounding area. Currently, air quality at the site meets air quality standards and is therefore suitable in principle for residential development. 10.2 During the initial construction phases, there would be the potential for some temporary effects due to dust emissions, most particularly for existing dwellings located towards the south and eastern boundaries of the site. Such effects would be mitigated through appropriate controls agreed with the Council and be detailed in the CEMP 10.3 Traffic from the proposed development would result in a minor change in the air quality, however, the relevant air quality objectives set by the Government would continue to be met at all existing and proposed dwellings. 10.4 There are some places in Bromsgrove where roadside air quality currently exceeds air quality objectives as a result of traffic - there are Air Quality Management Areas at Redditch Road, Lickey End and Worcester Road. The air quality assessment for Perryfields predicts that changes to pollutant concentrations in these areas due to additional traffic from Perryfields would be an increase of 1 to 2%. For all receptors assessed in the future (2026), all impacts due to development traffic are classed as negligible. 11 Noise 11.1 A noise assessment has examined the effects of construction and operational phases of the proposed development on the site and in the surrounding area. 11.2 Sound levels at the proposed development site are dominated by the M5 and M42 motorways, and without mitigation, a large part of the site exceeds the noise levels recommended for residential areas. Although the proposed acoustic barrier at the western site boundary will reduce sound levels, it will not provide sufficient reduction across all residential areas. Therefore, the use of buildings with linked frontages, a block layout to provide screening, and appropriate glazing and ventilation is also required. 11.3 For areas where sound levels exceed the recommended values, modelling has been undertaken to test the effect of various building and garden layouts and orientations. The results indicate that, with careful positioning and consideration of the site layout and building design, the target values can be achieved. Further noise assessment work and layout testing will be undertaken at the detailed planning stage, and further refinement of the design recommendations will be made. 11.4 Contractors will be required to ensure that works are carried out in accordance with measures to control construction noise that will be incorporated within the CEMP. 11
12 Landscape and visual effects 12.1 The scheme design has been assessed for effects on landscape character; designated landscapes; heritage assets; Conservation Areas; visual amenity linked with Public Rights of Way and other routes; and residential visual amenity. 12.2 Mitigation includes: the integration of existing field boundaries in the layout where possible; a design that responds to the topography of the site; three-storey buildings situated within the core of the site; open space and green corridors along main routes to filter views of the built form; and the provision of planted embankments near the M5 to filter views of the scheme. Mitigation takes time to mature: for this reason, the assessment considers the effects of the proposal 15 years after completion on the following receptors. 12.3 Landscape character - The initial effect on landscape character would be adverse due to the loss of open landscape. Effects would diminish over time as landscape planting matures, and where intervening topography, landscape and existing built form are present in the wider landscape setting. 12.4 Designated landscapes Views from the Clent and Lickey Hills Landscape Protection Area are sufficiently mitigated by intervening distance, topography and landscape features, so that no discernible effects would be experienced. The same applies to heritage assets that are in the vicinity. 12.5 Conservation Areas There are no views of the site from Bromsgrove and St John s Conservation Areas. Further to the west, intervening landscape, topography and distance screen or filter views from Dodford Conservation Area. 12.6 Views from Perryfields Road, Stourbridge Road and Kidderminster Road, Public Rights of Way and other routes Notwithstanding sensitive design and mitigation, development will permanently change the character of the site. Over time, landscape planting, open space and streetscapes would filter views and diminish the effect so as not to be significant after 15 years. 12.7 Residential visual amenity - Along Perryfields Road and the outer edge of Bromsgrove, the initial effect is anticipated to be moderate/minor adverse but will diminish over time as the planting matures in the landscape buffer, open space and the streets within the development. A similar effect would be experienced from a few properties to the west of the M5 that have discernible views towards the site, although at a greater distance. The development would be contained within the M5 corridor and viewed against the urban fringe of Bromsgrove. 12.8 Overall, the assessment has found that the development would integrate with the existing built form on the edge of Bromsgrove. Contained by the M5 and M42 corridors, it would not have an urbanising effect on the rural areas beyond. The proposal would be well-screened through a combination of retained landscape features integrated into the site layout and the provision of landscape mitigation measures. 13 Agricultural land 13.1 The site comprises 72.26 hectares of land, of which approximately 66 hectares is classified as a mixture of Grades 1, 2 and 3a (excellent to good quality agricultural land). 13.2 Apart from the loss of agricultural land, the most significant potential effects anticipated are the possibility of damage to soil during construction and the changes required in the day-to-day running of the farm businesses. 13.3 Soil quality would be maintained by following best practice guidance on soil handling during construction, and re-using or disposing of soil resources in a sustainable manner. This can be implemented via a Soil Management Plan so that only a minor adverse effect may occur. 13.4 The proposed development would affect seven land holdings. These effects will be reduced with the agreement of suitable financial mitigation, but will be significant for two of the receptors. 13.5 No additional effects on agriculture are anticipated in the completed development. 12