New Neighbourhood at South Bradwell, Great Yarmouth Persimmon Homes Ltd November 2013
Table of Contents 1 INTRODUCTION 1 2 WHAT ARE THE PROPOSALS? 5 3 THE ENVIRONMENTAL EFFECTS AND HOW THEY WILL BE MINIMISED 9 4 CONCLUSIONS 19 5 WHAT HAPPENS NEXT? 27
Introduction 1
1 INTRODUCTION 1.1 Persimmon Homes Limited are seeking planning permission for land to the south of Bradwell, in the Borough of Great Yarmouth, hereafter referred to as the application site. The Proposed Development is for upto 850 market and affordable homes, public open space, local community facilities, and flexible mixed use development areas well linked to existing facilities, employment locations and other services including delivery of part of the A12/ A143 Great Yarmouth Link Road. 1.2 The application is submitted as a hybrid as follows: i. Full planning permission sought for Phase 1 of the residential development (8.3ha), including 150 houses, open space, highway improvements (new junction onto the A143 and the first section of the new Link Road); ii. Outline planning permission across the remainder of the site (47.7ha) for upto 700 new homes, 10.36ha of commercial/ employment land, a new primary school, local neighbourhood centre, including retail and other community uses. 1.3 The Local Planning Authority (LPA), Great Yarmouth Borough Council (GYBC), consider that the proposals constitute EIA Development for the purposes of the Town and Country Planning (Environmental Impact Assessment) Regulations 2011 ( the EIA Regulations ) and, as such, an (ES) is required. 1.4 An (ES) is then prepared that explains the findings of the EIA process. This is to make sure that, before new development is allowed to go ahead, the Local Planning Authority has all the necessary environmental information before them, and that the likely significant environmental effects have been assessed and that the mitigation measures envisaged can be controlled to remove, reduce or remedy the adverse effects identified before planning permission is granted. 1.5 The contains the detailed environmental information which has been requested by both Great Yarmouth Borough Council and its consultees, to assist them, as the decision maker, in determining the planning application. 1.6 This document provides a summary, in nontechnical language, of the Environmental Statement submitted in support of the application for planning permission to develop land south of Bradwell 1.7 A copy of the and other application documents can be viewed at the offices of Great Yarmouth Borough Council, at the following address during their normal office hours: Great Yarmouth Borough Council Town Hall Hall Plain Great Yarmouth Norfolk 1.8 A paper copy of the, together with its technical appendices, can be purchased from Bidwells (address below) at a cost of 520.00. Alternatively, a CD containing the planning application submission (which includes the ) is also available to purchase at a cost of 15.00 (prices are inclusive of VAT). Bidwells 16 Upper King Street Norwich Norfolk NR3 1HA 1
What are the proposals and who has been involved? 2
2 WHAT ARE THE PROPOSALS? Background to the Proposed Development Area 2.1 The site adjoins the merged settlements of Bradwell and Gorleston, between the A143 Beccles Road, Bradwell and Woodfarm Lane, Gorleston. Bradwell is located to the north east and Gorleston directly to the east. The James Paget Hospital is located due east of the site. 2.2 To the south west of the site is the village of Browston Green which includes Browston Hotel and golf course. The large village of Belton is located to the north west of the site. 2.3 There are some dwellings associated with the site of Hobland Hall on Hobland Road to the south of the site. 2.4 Wheatcroft Farm and Cottages are located on the southern edge of the proposal site. The farm contains various historic buildings. The cottages, located at the junction of Clay and Gorleston Lanes, are not present on the 1891 map of the area but are present on the 1906. 2.5 The site ranges in topography from approximately 8-13m AOD. There is a ridge of land at approximately 12-13m AOD running south east to north west across the site. These subtle changes in site level provide some screening to the land in the north east of the site. 2.6 The site slopes away from the central ridge towards the north east and south west. There are no drainage ditches on the site as would be characteristic in some other parts of Norfolk and Suffolk. 2.7 The site is currently in use for arable farming and is understood to have been so in recent history. 2.8 Many of the original enclosure field boundaries have been removed within the last 100 years, although some remain. The most notable of these are those either side of Clay Lane footpath. 2.9 There are two vehicular tracks into the site, one from Browston Lane, which runs eastwards to Wheatcroft Farm, and Gorleston Lane, which runs westwards from Woodfarm Lane to Wheatcroft Cottages. 2.10 Browston Lane runs across the western point of the site from the A143 to Browston Green. This is to be diverted as part of the new road proposals. 2.11 Woodfarm Lane runs from Beacon Park and joins into Oriel Avenue at the eastern part of the site. 2.12 There are two public footpaths running into or past the site. The first of these is Clay Lane/ Hobland Lane, which runs in a north/south direction through the centre of the site from the A143 to Hobland Road. The second is Jew s Lane, which runs along part of the eastern edge of the site from the A143 in Bradwell to Woodfarm Lane. The Site and its Setting 2.13 The site adjoins the merged settlements of Bradwell and Gorleston, between the A143 Beccles Road, Bradwell and Woodfarm Lane, Gorleston. The development pattern to the north of the site in Bradwell is mainly medium density family housing, with a mixture of housing types. There is also an existing development site, currently under construction further to the north east, adjacent to an area of allotments. There is little landscaping on these boundaries. To the east, in Gorleston, are school playing fields, and Beacon Park. Description of the Proposals 2.14 The area will be developed as a medium scale sustainable urban extension, well related to the Great Yarmouth/Bradwell/Gorleston area. It will comprise a number of linked neighbourhoods, integrated with existing and established communities and neighbourhoods. 2.15 It will comprise at least 850 market and affordable homes, public open space, local community facilities and flexible mixed use employment area well linked to existing facilities, employment locations and other services could include local schools, shops and medical facilities. 5
2.16 Importantly, the development of the land will also enable the delivery of the A12/A143 Great Yarmouth Link Road. Concept Masterplan 2.17 The new Link Road, which has received Central Government funding to support upto 70% of the construction costs, will vastly improve transport links in the area, particularly to and from the A143 Beccles Road and areas to the west. This link will greatly improve access to and from the James Paget Hospital and Beacon Park employment areas and the rest of Gorleston and Southern Great Yarmouth, without the need to go through residential areas in Bradwell and neighbouring areas, significantly reducing pressure on the A143 close to Great Yarmouth. 2.18 The new Bradwell to Gorleston access road will reduce transport pressures on the southern part of Oriel Avenue, by enabling a new link from Oriel Avenue to the access road between the school and football ground. 2.19 The detailed planning application for the A12/ A143 Great Yarmouth Link Road is being submitted by and determined by Norfolk County Council. In order to retain the Government funding, the majority of the Link Road will need to be constructed by March 2015. View Towards Central Open Space (Phase 1) Who Has Been Involved? 2.20 The following organisations have been engaged by either the Local Planning Authority or the Applicant s project team to inform the EIA process and the preparation of the planning application: Great Yarmouth Borough Council Officers: -- Planning; -- Environmental Health/Protection Norfolk County Council: -- Highways; -- Ecology. Environment Agency; Anglian Water; Historic Environment Service; Natural England; Norfolk Wildlife Trust; Highways Agency; UK Power Networks; BT Open Reach; National Grid. 2.21 A full list of consultees are outlined within the Statement of Community Involvement submitted with the planning application. 6
The environmental effects and how they will be minimised 3
3 THE ENVIRONMENTAL EFFECTS AND HOW THEY WILL BE MINIMISED Legal Framework for the Environmental Impact Assessment 3.1 The Environmental Impact Assessment has been carried out in accordance with the Town and Country Planning (Environmental Impact Assessment) Regulations 2011. An assessment of the effects has been made and measures to reduce adverse effects recommended. Approach to Assessment 3.2 The approach taken to the EIA is to assess the likely significant direct and indirect effects of the Proposed Development on relevant receptors and environmental resources by evaluating changes to the baseline environment that are attributable to the Proposed Development. 3.3 In describing the significance of the effects identified in these assessments of environmental topics, a seven-point scale is generally used: Major adverse; Moderate adverse; Minor adverse; Negligible/Neutral; Minor beneficial; Moderate beneficial; Major beneficial. 3.4 The potential environmental effects have been considered against a pre-development baseline (i.e. existing site conditions) and the potential effects are measured on the basis of the extent to which they deviate from this baseline, their significance and the potential for avoiding or ameliorating such effects. These mitigation measures have been identified and incorporated within the application proposals, taking account of the cumulative or interactive environmental effects arising from the Proposed Development together with other development projects in the local area. Scoping 3.5 In order to focus the on those aspects of the development that have the potential to give rise to likely significant environmental effects, a scoping report was submitted to Great Yarmouth Borough Council at the conception of this project. As the project has developed, and the assessment work has been undertaken, the scope of the Environmental Statement has been refined. The scoping report was submitted to Great Yarmouth Borough Council on 9 July 2012, and their Scoping Opinion was adopted on 14 September 2012. 3.6 The purpose of this scoping stage was to ensure that all relevant environmental issues were identified and assessed to provide the Local Planning Authority and its consultees with the opportunity to comment on the proposed content of the and the assessment methodology/techniques to be used. 3.7 The advice received back from Great Yarmouth Borough Council identified that the Proposed Development was likely to raise a number of issues that would need to be considered by the EIA process and, as a result, the intention was to assess the impacts of the Proposed Development upon the following environmental aspects: Agriculture; Air Quality; Archaeology; Climate Change & Renewable Energy; Ecology; Flood Risk, Drainage & Water Resources; Landscape & Visual Impact; Noise; Socio Economic; Transport; and Utility Infrastructure. 3.8 For each of the environmental aspects identified above, the assessment of impacts considered the impacts arising during both the construction and operational phases of the Proposed Development. The operational phase refers to the stage when the development is completed and occupied. 3.9 The following section provides a summary of the conclusions for each of the topics assessed, as part of the EIA process and reported within the. 9
Agriculture 3.10 The Agricultural Land Classification maps identify the Proposed Development land as Grade 1 & 2, although the maps are considered inaccurate and only soil sampling would confirm the grade. Notwithstanding this, it is assumed that the land is a mix of Grade 1 and Grade 2 agricultural land. 3.11 Although there are no measures to mitigate the permanent loss of agricultural land, only 0.04% of the total area of Grade 1 & 2 land in Norfolk and less than 1% of this grade of land in Great Yarmouth Borough would be lost to the development. 3.12 The ability for the remainder of the farms and adjoining agricultural land to remain in productive agricultural use will not be jeopardised by the scheme. The receipts from the sale of the land will provide capital investment for the farming business. Air Quality 3.13 There are no Air Quality Management Areas designated in the immediate vicinity of the Proposed Development. Background data for the Site and available monitoring data in the surrounding area suggests that the current nitrogen dioxide (NO 2 ) and particulate matter (PM 10 ) concentrations are below the Air Quality Strategy objectives. 3.14 An assessment of the potential effects on local air quality from construction and operational activities on the Proposed Development has been carried out. The methodology has been discussed and agreed with Great Yarmouth Borough Council s Environmental Health Officer. 3.15 A qualitative assessment of the potential effects on local air quality from construction activities on the Proposed Development has been carried out. This showed that during site activities releases of dust and PM 10 were likely to occur. The greatest potential for nuisance problems to occur will be within 350 metres of the construction site perimeter and 500m from the site access. However, through good site practice and the implementation of suitable mitigation measures through a Construction Environmental Management Plan, the residual effect of dust and PM 10 releases will be reduced to acceptable levels (minor adverse to negligible significance for human receptors and negligible significance for ecological receptors) and will be temporary. 3.16 An air quality assessment of the potential effects during the construction and operational phases was undertaken using an air quality dispersion model (ADMS Roads) to predict the changes in NO 2 and PM 10 concentrations that would occur due to traffic flows associated with the construction and operation of the Proposed Development. 3.17 The results showed that the construction of the Proposed Development would have an insignificant effect on NO 2 and PM 10 concentrations and would not cause any exceedances of the statutory objectives for these pollutants. 3.18 With the Proposed Development operational, the results of the air dispersion modelling showed that there would be an insignificant effect on PM 10 concentrations, but that there may be significant (moderate adverse) effects on NO 2 concentrations. Notwithstanding this, all pollutant concentrations are predicted to meet the statutory objectives with the Proposed Development operational, and the Proposed Development is, therefore, considered to comply with national and local policy. Archaeology 3.19 Archaeological survey (fieldwalking and geophysical survey) and research (archaeological desk-based assessment) has demonstrated that the Application Site has the potential to contain archaeological remains of prehistoric and postmedieval date and a lesser potential to contain remains of Romano-British, Saxon and medieval date. 3.20 Groundworks associated with the Proposed Development have the potential to disturb or destroy any archaeological remains that may exist within the Application Site. In order to mitigate for this, further archaeological work will be required. A programme of archaeological trial trench evaluation has been agreed with the local authority and this will help to determine the extent and character of any archaeological remains within the site. This work will help to identify if further mitigation work is required; any such work is likely to comprise open-area excavation, but this must be agreed with the Norfolk Historic Environment Service prior to it being carried out. 3.21 The Proposed Development also has the potential to impact upon the historic character 10
of the surrounding area. However, this impact is likely to be of negligible significance and mitigation may only be achieved through the design of the Proposed Development. 3.22 Residual impacts are minimal, although archaeological excavation, by its very nature, leads to the destruction of archaeological remains. The records and data generated, however, have the potential to contribute to a greater understanding of the archaeology of the area and this may, therefore, be seen as a beneficial impact of the Proposed Development. 3.23 The effect of the Proposed Development in conjunction with other planned developments in the surrounding area comprises the gradual loss of the archaeological resource of the wider area and the loss or alteration of the historic landscape in this same area. The use of appropriate mitigation measures, as proposed for this site, will help to reduce the effect of the adverse impacts associated with development. Climate Change & Renewable Energy 3.24 The Proposed Development will impact on climate change, primarily through the emission of greenhouse gases during manufacture, construction and occupation. The emissions, primarily Carbon Dioxide (CO 2 ) and Nitrogen Oxide (NO x ), have been calculated for all activities associated with the Proposed Development, including the transport of materials to site and the transport movements associated with occupation. 3.25 The development is replacing agricultural land and, as a result, there is an increase in emissions. The mitigation measures proposed result in a 10% reduction in emissions, when compared to development constructed to current regulations and that 10% of the energy demand will be provided by renewable sources. 3.26 The emissions arising from the Proposed Development represent 0.0026% of the UK emissions and clearly an even smaller proportion of international emissions. The impact of the development is therefore not considered significant in the context of national and international figures. 3.27 The impact that Climate Change will have on the development has been considered in relation to rising temperatures. The design of the housing to the latest Building Regulations and the non-residential buildings to BREEAM very good rating (formally or informally) provides a robust design to minimise the impact of rising temperatures in relation to passive solar design and ventilation. Ecology 3.28 The site currently consists of an area of arable land, including hedgerows, mature trees, and small area of improved grassland and scrub. It is directly adjacent to existing urban development on its north and east sides, but has open farmland to the south and east. 3.29 There were no nationally protected [Schedule 1] birds, rare or scarce plants or Great Crested Newts identified on the site or being affected by the development. 3.30 The site has, amongst others, the following features of interest : Two European protected sites [Natura 2000], being Breydon Water and Halvergate Marshes within 4km; Locally significant lengths of hedgerows and grass field margins; Minor use by grass snake; Communities of breeding and wintering birds typical of an arable landscape, including breeding Skylark, Yellow hammer and Song Thrush; Low levels of usage by six species of bats for foraging and commuting; Bat roosts within mature trees on the site and within adjacent farm buildings. 3.31 An assessment was made of the effects of the future project against this baseline scenario. 3.32 Given the provision of public open space on the site compliant with Natural England s Accessible Natural Greenspace Standards, which allows for sufficient greenspace to be provided within the development itself, no indirect effects from increased recreational pressures are seen as likely on the European protected sites of Breydon Water and Halvergate Marshes. 3.33 The present site restoration scheme will result in a net loss of arable land, but a net gain in hedgerows and grassland. There will be a minor temporary loss of hedgerows as some are removed for the development, though these are mostly non-linking hedgerows. Postdevelopment, the length of hedgerows will be 11
more than double than existing, though these will take some years to mature. The habitat creation should result in a positive contribution to the following national action plans for habitats [Section 41 habitats]: Lowland Mixed Deciduous Woodland; Hedgerows; Ponds; Lowland Meadows. 3.34 In addition, with mitigation works undertaken and habitat creation as outlined, there should be a positive contribution for the following national action plans species [Section 41 ]: Common Toads; Hedgehogs; Song Thrush; Noctule, Soprano Pipistrelle and Brown Long-eared Bats. 3.35 Existing arable bird communities will be replaced by more urban and woodland species. 3.36 The resulting avoidable effects of development are identified and potential mitigation provided. These include specific measures for nesting birds, for any Grass Snake and for any bats, as well as protection during construction of habitats within the immediate surrounding area. 3.37 To inform long-term management of landscaping areas and other public open spaces, a Biodiversity Action Plan is suggested for the site. It is recommended that any woodland management plan should be undertaken to the standards of the UK Woodland Assurance Scheme. 3.38 There are no significant remaining effects once mitigation is taken into account. Given that the mitigation is delivered, then there are no significant constraints for site development from ecology. Flood Risk & Drainage 3.39 An assessment of the scheme has considered the potential impacts of the Proposed Development on flood risk, drainage and water resources both during the construction phase and upon completion. 3.40 Anglian Water confirm that the sewerage system has sufficient capacity to accommodate the development and that it will not cause any significant detriment to the capacity of the existing sewerage system. The additional volume of flow will also not result in any reduction in quality or increased discharges to the environment. 3.41 The proposed system of surface water infiltration and storage within the development site will ensure that there is no significant flood risk to downstream land owners. Using unlined features, designed to take into account climate change, will ensure that water can soak into the ground at all times and not cause a problem off-site. 3.42 Essex and Suffolk Water supply drinking water to the area from its Water Treatment Works at Lound and have confirmed that there is sufficient spare capacity to supply the application site. There is no need for any new resources such as boreholes since Lound Water Treatment Works is supplied from Fritton & Lound Lakes, fed from the River Waveney. Water saving devices can be installed in all properties which will reduce the potential demand on the existing resources available. 3.43 It may be summarised that no significant environmental effects will result in relation to drainage and water resources from the development proposals at South Bradwell. Landscape and Visual Impact 3.44 An assessment of the local landscape and townscape in and around the proposal site has been undertaken to ascertain the potential landscape, townscape and visual impacts of the development upon the proposal site and its surroundings. 3.45 The assessment distinguishes between landscape (townscape) impacts and visual impacts. Landscape impacts are changes in the fabric, character and quality of the landscape. Visual impacts relate solely to changes in available views of the landscape and the effects of those changes on people. Impacts can be beneficial as well as adverse. 3.46 The Landscape and Visual Impact Assessment has been produced in accordance with prevailing professional guidance. Landscape Assessment 3.47 In general, the wider area, particularly that to the south, is of good quality with frequent areas of woodland and a strong network of wellmaintained hedgerows with trees. However, the area of the proposal site and to the north west is a degraded landscape with incongruous features 12
such as the pylons and buildings from a range of periods with associated sheds and barns. The majority of hedgerows have been removed over the past 100 years. The edge of the current built form of Bradwell does not sit sensitively into the landscape and its transition into the open landscape has not been considered. 3.48 The local landscape demonstrates few designated areas outside of the Broads and has no ancient woodland. Hedgerow loss is notable. 3.49 The site is generally level and is in use for arable farming. Many of the hedgerows and trees have been removed through farming practices, although key hedgerows run along both sides of Clay Lane footpath which cuts across the site in approximately north south direction. Another hedgerow runs alongside Jew s Lane, which marks the north eastern boundary of the proposal site. Away from these key hedgerows, there are few landscape features within the site due to farming practices and lack of maintenance. 3.50 Predicted impacts are generally of a beneficial nature due to the restoration of the landscape structure of the area of the proposal site and the introduction of new landscape features throughout. 3.51 The only potential impacts which may be adverse in nature relate to the setting of Clay Lane footpath and Wheatcroft Cottages. These impacts relate to the change in the setting of these elements through the addition of new areas of development where there is currently none. Visual Assessment 3.52 The visual envelope of the Proposed Development is small and is mainly limited to viewpoints in the region of Hobland Road to the south, from Browston Lane to the south west and the A143 to the west. Views are possible from locations immediately adjacent to the proposal site. 3.53 The Proposed Development has a relatively small Zone of Visual Influence (ZVI), which is generally restricted to viewpoints within the A143, Browston Lane and Hobland Road. Close views are also possible from the neighbouring dwellings and the Public Rights of Way which pass through the site. 3.54 The effects of greatest magnitude are on receptors in residential dwellings and on Public Rights of Way adjacent to the proposal site. The sensitivity of these receptors to change is reduced due to the low visual amenity of the area resulting from the degraded condition of the landscape. 3.55 Mitigation measures relate to the introduction of a strong landscape infrastructure, which is not designed to screen views towards the residential development but to soften views towards it and aid its integration into the local landscape. 3.56 Once mitigation has matured, the Proposed Development will form a sensitive extension to Bradwell and a well-designed edge to the built form. Maturation of vegetation will take time and its continued maintenance is essential to successful establishment. 3.57 In summary, the Proposed Development will result in the loss of an area of rural countryside which contains few landscape features and has a very low landscape value. The development will restore and enhance the landscape structure, contributing to the local landscape character and helping the development to integrate sensitively into the local landscape. 3.58 The development has the potential to provide a positive addition to the local area and to Bradwell as a whole. Noise 3.59 In terms of acoustics, there are three aspects of the development that have been examined; noise from construction activities, the potential for the site to have a noise impact on existing properties, and the provision of a satisfactory acoustic environment for future residents. 3.60 Construction noise is subject to specific legislative control and the development will be managed using a Construction Environment Management Plan that will ensure noise impacts are minimised. 3.61 It is unlikely that the new development would produce noise levels that would affect existing properties as it is predominantly residential in nature, but the increase in traffic on the local road network will increase noise levels, albeit by a small margin in the majority of cases. On the majority of roads in the area, the increase in road traffic will result in a slight increase in noise levels. 13
3.62 The new employment area is remote from existing dwellings and is unlikely to affect them due to the separation distance. Noise emissions from the employment area may be controlled so as not to affect the new dwellings and this will, therefore, ensure existing properties are protected. 3.63 A relatively small part of the site is affected by road traffic noise from the adjacent A143 and the proposed new Link Road, but the effect reduces as the separation distance from the road increases. 3.64 No other noise sources are likely to affect future residents. For the overwhelming majority of new dwellings, provided they are separated from the A143 and the Link Road by sufficient distance, noise levels, both internally and externally, will meet the requirements of the local authority. For a small number of proposed dwellings close to the A143, a suitable boundary fence will be provided to reduce road traffic noise in amenity spaces to a satisfactory level. Socio Economic 3.65 An assessment of the potential impacts arising from the proposals in relation to socio economic issues has been undertaken. This has included an assessment of the likely housing provision and associated population arising from the Proposed Development and the potential impacts of the new population upon social infrastructure including schools, health and community facilities and recreation and open space provision. Employment impacts have also been considered. 3.66 The Proposed Development, taken together with adjoining development within South Bradwell, will provide 1,000 new houses creating a new community of approximately 2,300 people. In addition, the Proposed Development will provide a new employment area and local centre providing 1,800 new Full Time Equivalent jobs. 3.67 Without mitigation, the introduction of these new residents could place pressure on the capacity of existing services and community facilities. The proposals, therefore, incorporate various facilities to meet the needs of the new population and ensure that the community is as self-contained and sustainable as possible and does not place undue pressure on existing facilities elsewhere within South Bradwell or the surrounding area. These include the provision of a new primary school, extensive areas of public open space and new community facilities to serve the dayto-day needs of residents. 3.68 Consequently, following implementation of these mitigation measures it is considered that impacts on social infrastructure within the surrounding area will be negligible whilst the employment opportunities created during the construction phase and following the completion of the mixed use employment area and local centre will result in major beneficial impacts on the local economy. Additionally, the significant areas of accessible public open space proposed within the site will result in a further minor beneficial impact. Any residual adverse impacts are likely to be outweighed by the various beneficial impacts identified. 3.69 As a result, overall it is, therefore, considered that the Proposed Development would have a moderate beneficial impact in relation to community infrastructure and the local economy. Transport 3.70 The traffic and transport assessment has considered the potential impacts of development traffic and transport at the construction and operational phases of the Proposed Development. 3.71 For the construction phase, potential impacts resulting from the change in Heavy Goods Vehicle traffic has been assessed. For the operational phases, the potential impacts of development traffic on traffic delay, congestion, separation of communities by roads (severance) and road safety have been assessed. This has been based on the phased approach adopted in the Transport Assessment and considered the impact of the full, wider site development of 1000 dwellings and employment zone (worse case scenario). 3.72 An assessment has been undertaken of the worst case construction period, based on an assessment year of 2015, and has used goods vehicle construction traffic information and personal injury accident data. It is considered that there is sufficient capacity on the highway network to accommodate the level of predicted movements, which are of a temporary nature, associated with the construction phase and the traffic will not have a significant impact. 14
3.73 Temporary provision will be made within the site to accommodate Heavy Goods Vehicles and construction staff to ensure no parking occurs on the highway during this period. 3.74 For the operational period, the level of potential change in delay and constraint at 11 junctions in the study area has been assessed using industry standard computer based software packages. These junctions were discussed and agreed during scoping discussions with both Norfolk County Council and the Highways Agency. 3.75 It should be noted that the assessment considers proposed road improvement works on the network (to be delivered as part of a planning consent associated with an adjacent site) and the full delivery of the proposed A12/A143 Great Yarmouth Link Road, both of which are assumed to be in place as the development comes forward. On this basis, the development will not have a significant adverse impact on driver delay or constraint on the network in the 2018, 2023 and 2026 assessment years. 3.76 For two junctions on the network, driver delay and constraint will be reduced below the proposed future base (do nothing) levels, which is regarded as a benefit. The provision of the Link Road and implementation of specific improvements to junction signal infrastructure will ensure that the development traffic can be satisfactorily accommodated. The development will not have an adverse impact on pedestrian and cycle severance caused by changes in traffic flows on the road network. As part of the development, a scheme to improve pedestrian and cycle linkages and connectivity to nearby facilities will be provided, complementing existing networks in the area and ensuring that the site is highly accessible by a variety of transport modes. 3.77 Additionally, it has been concluded following a detailed review of personal injury accidents that there are no trends in accidents that are likely to be exacerbated by the development traffic. The proposed site access roundabout junction on the A143 will replace an existing staggered priority t-junction arrangement that has been the source of a small number of accidents. It is, therefore, considered to represent a significant improvement to road safety in the area. 3.78 In summary, the overall impact of the development is considered to be negligible. Utility Infrastructure 3.79 The Utility Infrastructure assessment has considered the predicted impacts of the development on the requirements for upgrading, diverting and installing new utility infrastructure. 3.80 In order to supply the Proposed Development with utility infrastructure, there will be changes to the existing utility infrastructure in the South Bradwell area. 3.81 Where possible, the Proposed Development makes allowance to incorporate infrastructure within the overall layout and retain the existing infrastructure, such as underground high voltage electric cabling and telecommunications. 3.82 In the case of overhead cabling, such as telecommunications, the opportunity to transfer the infrastructure to underground within the public highway will remove the visual impact that currently exists. 3.83 Improvements to the existing utility infrastructure will be made to the water supply and gas with the installation of infrastructure within the A12/A143 Link Road connecting existing infrastructure. 3.84 A service corridor will be provided within the A12/A143 Link Road from which the Proposed Development could be served. 3.85 Overall, in the worse-case the impact from the installation of the utility infrastructure will be negligible. 15
Conclusions 4
4 CONCLUSIONS 4.1 In accordance with the Town and Country Planning (Environmental Impact Assessment) Regulations 2011, the has assessed the likely significant environmental effects of the Proposed Development to create a new neighbourhood to the south of Bradwell. 4.2 The assessment has been based upon a range of detailed technical reports and assessments, with the reporting the likelihood of significant environmental effects occurring during the construction and operational phases of the Proposed Development. Appropriate mitigation and enhancement measures have been recommended and the residual impacts, i.e. impacts following mitigation and will remain, are assessed and outlined in Table 4.1. 4.3 It is anticipated that the mitigation measures identified will be implemented either through appropriate planning conditions or legal agreement. Table 4.1: Residual Impacts Environmental Aspect Description of Effects Significance of Residual Effects Agriculture Loss of Grade 1 & 2 Land Major Adverse (Loc) - Negligible (Reg) Air Quality Archaeology Loss/damage to soil resource Impact on existing Farming business Loss of Habitat Construction Increase in dust generated by on-site construction activities and potential effects on local air quality at sensitive receptors Increase in PM10 concentrations arising from on-site construction activities and effects on local air quality at sensitive receptors Increase in air pollutant concentrations (NO 2 and PM10) arising from exhaust emissions from construction vehicles and plant and effects on local air quality at sensitive receptors Operational Increase in air pollutant concentrations (NO 2 and PM10) arising from exhaust emissions from operational vehicles and effects on local air quality at sensitive receptors Truncation/destruction of sub-surface archaeological deposits through intrusive groundworks Alteration to character of historic landscape Cumulative diminution of the archaeological resource of the wider Great Yarmouth area. Moderate Adverse Negligible Moderate Adverse /Negligible /Negligible Negligible/None Moderate Adverse - Negligible Minor Beneficial Minor Beneficial 19
Environmental Aspect Description of Effects Significance of Residual Effects Climate Change and Renewable Energy Ecology Construction CO 2 emissions from the manufacture of materials, transportation to site and plant operations contributing to global climate change NO x emissions associated with manufacture of materials, transportation to site and operations on site contributing to global climate change Operational CO 2 emissions associated with heating, hot water, electrical appliances etc during occupation contributing to global climate change NO x emissions associated with boiler operations for heating and hot water contributing to global climate change CO 2 emissions associated with transport movements associated with the Proposed Development contributing to global climate change Rising temperatures as a result of climate change resulting in dwellings too hot to live in and work places too hot to work in without the requirement for energy hungry air conditioning units Designated Sites Breydon Water SPA Halvergate Marshes SPA Breydon Water SSSI Halvergate Marshes SSSI Habitats Arable Negligible Negligible Moderate Adverse Moderate Adverse Neutral Neutral Neutral Neutral Neutral 20
Environmental Aspect Description of Effects Significance of Residual Effects Ecology Hedgerows Neutral Flood Risk, Drainage & Water Resources Landscape & Visual Impact Improved grassland Unimproved grassland Woodland Pond Species Flora Grass Snakes Breeding Birds Wintering Birds Hedgehogs Brown Hares Bats roosts Bats foraging and commuting habitat Foul Drainage Surface Water Drainage Flood Risk Water Resources Views from northern part of Clay Lane, from Jew s Lane and from Gorleston Lane (Viewpoints 1-4) Views from dwellings along A143 (Viewpoint 5) Neutral Slight Beneficial Moderate Beneficial Slight Beneficial Minor Beneficial Neutral Neutral Neutral Neutral Neutral Neutral Neutral - Negligible Moderate Beneficial Minor Beneficial Negligible Major/Moderate Adverse Minor Beneficial Views from Browston Lane (viewpoint 7) Views from residences on Browston Lane (Viewpoint 9) Views from Hobland Road and the southern end of Clay Lane (Viewpoints 10 and 11) Views from New Road and from Browston Lane (Viewpoints 6 and 8) Impacts upon Clay Lane Footpath Moderate/Minor Beneficial Moderate/Minor Beneficial Moderate/Minor Beneficial Minor Beneficial Moderate Adverse 21
Environmental Aspect Description of Effects Significance of Residual Effects Noise Construction Noise Employment area operational noise (non-traffic noise) Road traffic noise A143 Road traffic noise New Road Road traffic noise Browston Lane Road traffic noise Burnett Road Road traffic noise Pinecot Avenue Road traffic noise Primrose Way Road traffic noise Church lane Road traffic noise Long Lane Road traffic noise Mill Lane Road traffic noise Shrublands Way Road traffic noise A12 Road traffic noise Middleton Road Road traffic noise Brasenose Road Road traffic noise Bridge Road Road traffic noise Hospital access Road traffic noise Kennedy Avenue Road traffic noise Links Road Road traffic noise Beaufort Way Road traffic noise Jenner Road Road traffic noise Camelot Road Road traffic noise Carrel Road None None None None Major Adverse None None None Socio Economic Population Negligible Housing Pre-school Education Primary Education Secondary Education Health Services Major Beneficial Moderate Beneficial Moderate Beneficial Moderate Beneficial Minor Beneficial 22
Environmental Aspect Description of Effects Significance of Residual Effects Socio Economic Community Facilities Minor Beneficial Recreation & Open Space Moderate Beneficial Construction Employment Minor Beneficial Operational Employment Major Beneficial Transport Construction Increase in HGV Traffic Negligible Parking Requirements None Road Safety / Accidents Negligible Pedestrian & Cycle Severance Negligible Operational Increase in Traffic Flows Negligible Increase in Driver Delay None Road Safety / Accidents None Pedestrian & Cycle Severance Negligible Utility Infrastructure Water Supply None Telecommunications None Electric None Gas None 23
What happens next? 5
5 WHAT HAPPENS NEXT? 5.1 Following the submission of the planning application, including the Environmental Statement in November 2013, there will be an opportunity for any interested parties to make their views clear to Great Yarmouth Borough Council as the Local Planning Authority, who will take them into consideration when the application is determined in due course. 5.2 The full containing the results of the detailed Environmental Impact Assessment, and a set of documents supporting the planning application, will be available to view by prior appointment at Great Yarmouth Borough Council offices during normal office hours. 27