PERSIMMON HOMES (SW) LIMITED LAND AT ADDINGTON, LISKEARD ENVIRONMENTAL STATEMENT NON-TECHNICAL SUMMARY APRIL 2010
INTRODUCTION This document is the Non-Technical Summary (NTS) of an Environmental Statement (ES) submitted to Cornwall Council. The Environmental Statement (ES) has been prepared to accompany an outline planning application submitted by Persimmon Homes (SW) Limited. In this case Environmental Impact Assessment is required as the Proposed Development constitutes an Urban Development Project as defined in the relevant regulations. This ES addresses all of the key environmental topics associated with the Proposed Development The ES can be inspected at Cornwall Council PROPOSED DEVELOPMENT Outline planning permission is being sought for the following development on 18.87 ha. of land at Addington, Liskeard (see Figure 5.1 attached): A mixed use scheme comprising: up to 450 dwellings (C3); a 0.12 ha local centre (A1, D1, D2); public open space; landscaping; highways access onto the A390 (to be determined at this stage); highways access onto the B3254; and associated infrastructure works. All matters other than access onto the A390 are reserved for subsequent approval, however a significant level of detailed information is provided in the ES and the accompanying Design and Access Statement and Development Parameters document. PLANNING POLICY CONTEXT A number of planning policy documents are relevant to the Proposed Development of the application/assessment site. Planning legislation requires that planning applications should be determined in accordance with the Development Plan unless material considerations indicate otherwise. The Development Plan for the application site comprises: Regional Planning Guidance for the South West, RPG10 (2001) Cornwall Structure Plan (2004) Caradon Local Plan (First Alteration) (2007) The Application Site is allocated for residential development in the adopted Local Plan and will help to deliver the regional housing requirements set out in RPG10 and the adopted Structure Plan. A full assessment of relevant national, regional and local planning policies has been undertaken, which concludes that the Proposed Development would be in accordance with this policy context.
SOCIO-ECONOMIC EFFECTS The social and economic effects of the Proposed Development have been assessed by reference to a range of published data sources and other available information. This assessment includes the consideration of the following topics: Population Housing Education Employment Health Retail, Leisure and Community Facilities Open Space, Sport and Recreation The Proposed Development will deliver up to 450 new dwellings, providing a range of housing types and tenures, including affordable housing. This development will generate a new population of some (1,080) residents. Increased accommodation of population at Liskeard will help to sustain the vitality and viability of this settlement and aid the creation of sustainable communities. Whilst not in itself generating significant new employment opportunities, other than during construction, the completed scheme will boost the resident workforce and help support and sustain Liskeard s existing employment base. It will support the future growth of the local and sub-regional economy. LANDSCAPE AND VISUAL IMPACT A Landscape Visual Assessment (LVA) has been carried out in accordance with best practice guidance produced by the Landscape Institute and the Institute of Environmental Management and Assessment and the Countryside Agency and Scottish Natural Heritage. The assessment methodology comprises a combination of desktop and field studies as follows: a review of statutory plans and other data recording relevant designations and planning policies for the area; a data trawl search for tree preservation orders (TPO), listed buildings and definitive Rights of Way in the area; an assessment of the landscape character of the site and the surrounding area; a visual record and appraisal of the site and its surroundings including the identification of key viewpoints from publicly accessible areas; analysis of the landscape and visual findings and recommendations for appropriate development. The Assessment Site is broadly typical of the local character area in terms of its land use pattern, topography and vegetation structure and visually these characteristics combine to create a landscape with capacity for development. Development can be assimilated into the landscape through the retention and enhancement of locally characteristic features such as hedgerows and tree planting. The presence of locally significant features in the landscape will ensure that extensive change to accommodate development is not necessary.
The Assessment Site benefits from a limited visual prominence. Where the Assessment Site is visible from local viewpoints, it is seen in the context of the settlement edge of Liskeard and not as a notable extension of built development into open countryside. As a result, the composition of local views will experience limited change and there will be no discernible impact upon the Cornish Mining World Heritage Site or the Cornwall Area of Outstanding Natural Beauty. BIODIVERSITY The Proposed Development would not have an adverse effect on designated sites of nature conservation value. The principal ecological impact on habitats within the Assessment Site would be the loss of hedgerows and of hedgerow connectivity, which would be of minor adverse significance in the medium-term. However, it is probable that this would be mitigated (in-part) and compensated (in full) by the proposed habitat creation and enhancement measures in the long-term, which would render the effect of negligible significance. Such measures would include the following: tree, shrub and hedgerow planting in association with public open space; new road junctions, new roads; allotments; ponds (SUD features); and northern boundary; enhancement of retained hedgerows through management (e.g. laying) and bulk planting; semi-mature/mature tree planting either side of infrastructure breaks in hedgerow to improve canopy-level connectivity; wildflower grassland along tree/shrub margins and around ponds; and buffer strips along retained hedgerows wherever possible e.g. minimum of 3m width outside of residential parcels. All potential adverse construction effects on protected and notable species can be mitigated and thus residual effects are of negligible significance. Significant adverse residual effects of the operational phase are limited to the increase in predation of birds by domestic cats, which would be of minor adverse significance, probable and long-term. This would be a generic effect of any urban extension into this type of habitat mosaic within Cornwall. Detailed design would seek to minimise adverse effects on foraging and navigating bats from lighting. If appropriate mitigation measures can be agreed with Cornwall Council, potential adverse effects would be negligible.
A Landscape and Ecological Management Plan would be produced prior to the start of construction. This would detail the following: TRANSPORT protection, creation and management of hedgerows, including specifications for hedgerow laying and the widths of hedgerow buffers throughout the development area; protection and management of retained trees; location and management of new tree, shrub and hedgerow planting; creation and management of wildflower meadows; protection and management of retained areas of grassland; creation and management of ponds (SUD features); location and management of bird and bat boxes; and species-specific mitigation measures e.g. reptile translocation. The Transport Assessment (TA) assessed the development of a maximum of 500 dwellings and a spine road between St Cleer Road and Callington Road at the Assessment Site. The Assessment Site is located approximately 1 kilometre to the north of the Town Centre and is located between the B3254 and the A390. The Assessment Site is ideally located to make use of the facilities and amenities within Liskeard. The proposed masterplan includes a network of walking and cycling routes that penetrate the Assessment Site and connect into adjacent existing networks that will support a modal shift away from the private motor car. To support and reinforce a modal shift away from the private motor car a Travel Plan has been prepared. This document provides the strategy for delivering the travel plan, the role of the travel coordinator, the monitoring regime and the overall modal split target that will be achieved within 5 years. A review of the local road network within an agreed study area has been carried out. This indicates that the Proposed Development will not significantly affect the operation of the road network. Further to this, the introduction of the spine road through the Assessment Site will improve the local road network for all users and improve road safety along St Cleer Road and Callington Road. The TA demonstrates that the Proposed Development is in a sustainable location to make use of the existing walking, cycling and public transport networks. In addition, the predicted development trips will not significantly affect the operation of the local road network.
UTILTIES Water Supply The Proposed Development will be supplied from two mains, which are within the vicinity of the Assessment Site and owned by South West Water. A connection will be taken from the 300mm main near the western boundary of the Proposed Development and linked to a 200mm main via the proposed link road. The Proposed Development will incorporate measures to reduce water supply demands. New homes will have low flow taps and showers, together with low flush toilets and low demand white goods, where fitted. Where appropriate, other measures such as water butts will provide rainwater harvesting and further reduce potable water supply demands. Electricity Electricity will be fed from the existing Western Power Distribution high voltage network within the Assessment Site, the latter will be relocated below ground across the development area. New homes will incorporate measures to reduce electricity supply demands. Low wattage bulbs will be provided and low consumption white goods installed, (where fitted). Gas Gas supplies will be taken from the existing Wales and West low pressure gas main in St Cleer Road. Some minor off-site improvements may be necessary to ensure future capacity. The Proposed Development will incorporate measures to reduce gas demands through the installation of high efficiency heating boilers and by reducing heat demands through the installation of high levels of thermal insulation. Telecommunications The Proposed Development will be supplied with a communications network providing telephone and high speed broadband and data services. It is anticipated that a network will be installed to allow data communication speeds significantly above the current 6.5Mbps offered by the BT exchange at Liskeard.
WATER AND DRAINAGE Flood Risk A Flood Risk Assessment (FRA) completed for the Proposed Development considers the likelihood of flooding associated with nearby rivers and sewers together with other mechanisms such as overland flow and ground water. The assessment finds that the land lies outside the 1 in 1,000 year extent of extreme flooding and hence in Flood Zone 1 as set out by Government guidance. The land therefore lies in the lowest category of flood risk, designated as Low Probability, being a preferable location for residential development Built development will take place well outside the functional floodplain. Storm Drainage The existing site drainage regime has been assessed as part of the FRA to understand the land hydrology. In accordance with current good practice guidance, Sustainable Drainage Systems (SuDS) have been developed for the Assessment Site that will mimic the existing conditions. Water discharged from the Proposed Development will be infiltrated to ground in porous paving and detained in a basin type feature for infiltration The SuDS features will control peak flows from the Proposed Development to the existing rate and be designed to ensure the quality of water infiltrating to ground is acceptable. The Proposed Development will not therefore increase flood risk in the wider area. Foul Drainage Consultations with Southern Water confirm the Lodge Hill Sewage Treatment Works to be the most appropriate location to receive and treat foul water from the development as this has the capacity to receive and treat flows without the need for additional infrastructure. Pre-planning consultations with South West Water confirm that the Proposed Development will connect to the existing pumping station (Trevecca Pumping Station) on St Cleer Road. South West Water advise the pumping station is likely to have some residual capacity for initial phases of development. Once complete, the sewerage system for the Assessment Site will be vested in Southern Water to maintain and manage the infrastructure. GROUND CONDITIONS AND CONTAMINATION A number of intrusive site investigations have been completed to understand the ground conditions and potential risk of contamination at the Assessment Site. Ground conditions are reported to consist superficial Head Drift deposits overlying the Upper Devonian Mudstone formation.
High background levels of arsenic are common across Cornwall due to the nature of the underlying geology, and linked to the historic mining activities. Elevated levels are prevalent across the Assessment Site. Post planning, detailed design with specific investigation will be undertaken to inform what, if any, remedial action will be undertaken at the Assessment Site. If deemed necessary, a suitable remediation strategy will be progressed in conjunction with the EA and other appropriate authorities to ensure the development of a comprehensive strategy. Given the existing geo-environmental regime at the Assessment Site, evidenced by various site investigations, it is clear that if a remediation operation was to be completed as part of the redevelopment of the Assessment Site, significant environmental enhancements over the baseline conditions could be achieved. It may therefore be concluded the Proposed Development has the potential to result in a very significant positive environmental impact. AIR QUALITY The main potential air quality impacts of the Proposed Development are dust annoyance and elevated concentrations of particulate matter (PM 10 ) during construction activities, and increased nitrogen dioxide (NO 2 ) and PM 10 concentrations resulting from traffic generated by the Proposed Development. The potential impacts during construction were investigated qualitatively taking into account local weather conditions and the presence of sensitive receptors. Dust annoyance may occur at approximately 870 receptors during dry and windy conditions. It is considered unlikely that the short term PM 10 objective will be exceeded. The impacts during the operational phase of the Proposed Development were assessed using the ADMS-Roads dispersion model. The operation of the Proposed Development is predicted to have a small impact on local air quality in 2011, the year of first occupation. The national air quality objectives for NO 2 and PM 10 are predicted to be achieved at all receptors, both without and with the Proposed Development. Implementation of dust mitigation measures during construction will reduce construction impacts significantly, and it is recommended that a code of construction practice is agreed with the local authority prior to construction commencing. With mitigation there is a risk that approximately 530 homes could experience dust annoyance during construction activities. However, the majority of these existing receptors will be adjacent to construction activities for a relatively short period during the six years construction. This is considered to be a minor adverse impact. However, the impact will be temporary and of relatively short duration. The traffic generated during the operation of the Proposed Development is predicted to result in a negligible impact on local air quality.
NOISE AND VIBRATION The noise climate across the Assessment Site has been assessed and the significant effect of any operational and construction noise impact has been considered. There are not considered to be any significant sources of vibration in the area and the Proposed Development is unlikely to introduce any new vibration sources. Relevant policy and guidance have been followed throughout the assessment. The noise levels across the majority of the Assessment Site are low enough not to be considered as a determining factor in granting planning permission. Small areas of the site are exposed to higher noise levels, where national policy advises that noise should be taken into account. For dwellings proposed in these areas appropriate mitigation has been recommended such that noise levels inside dwellings would be within acceptable limits. A noise barrier has been recommended near to the site entrance off the A390. With this in place the daytime noise levels inside all of the garden areas would be below the noise limit recommended in national guidance. The Proposed Development would have a temporary minor adverse significant effect during the construction phase on the nearby noise-sensitive receptors. The operation of the Proposed Development would have a negligible impact on the existing noise climate in the area. ARCHAEOLOGY AND CULTURAL HERITAGE Archaeology and Cultural Heritage incorporates a great variety of features that record past human activity. This can include standing structures, buried remains, artefacts, patterns of fields and farms etc in fact anything than provides evidence of how past societies lived and organised the landscape that we have inherited. Because these resources are not renewable, often very susceptible to damage or change and form an essential part of our culture, then it is necessary that the most important features are identified and preserved, where appropriate. Detailed searches of existing records and some additional survey using non-destructive geophysical techniques have shown that the Assessment Site contains no sites or features that are considered to be of national importance and require avoidance. The nearest listed building is a milestone some 200m to the north of the Assessment Site boundary and there are no scheduled monuments or other legally protected features within the vicinity. The Assessment site is known to contain the sites of former stone quarries and buried remains of old field boundaries. Some of this ancient pattern of lanes and hedgebanks, which is believed to be have developed from the Middle Ages survives and elements of it will be retained in the development to reflect the historic character of the site. Archaeologists will monitor the topsoil stripping during the early phases of the development to ensure that any unexpected archaeological features or finds that may be uncovered will be recorded without loss. The results of these investigations will be made available in a published report in due course.
SOIL AND AGRICULTURE The Proposed Development would involve the permanent loss to agricultural use of approximately 18.87ha classified as poor quality agricultural land in Subgrade 3b. This is assessed as a direct, permanent effect of minor regional significance during the construction phase. The loss of this land is not capable of mitigation, save to ensure that land not required for the Proposed Development is unaffected. There would be no further impact during operation. The impact on the two farm holdings affected is of minor, local significance. National planning policy guidance for the development in the countryside is set out in Planning Policy Statement 7 (PPS7). This states that irreversible development on the best and most versatile agricultural land (classified as Grades 1 and 2 and Subgrade 3a) should be avoided, and such development that is deemed to be essential should be carried out on lower quality agricultural land in preference to higher quality land. There is no measure of protection for lower quality agricultural land, in this location. Impacts on viable agricultural business should also be minimised. In order to determine the quality of the agricultural land that would be affected by the Proposed Development a detailed field survey has been undertaken and this has determined that the soils are generally well-drained clay loams and silty clays overlying rock, with some soil profiles with slowly permeable subsoil. All the agricultural land is classified as lower quality land in Subgrade 3b; there is no best and most versatile agricultural land. The Proposed Development generates a surplus of soils, particularly topsoils. There is likely to be a direct, permanent effect on agricultural land of Minor regional significance during the construction phase. The loss of this land is not capable of mitigation, save to ensure that land not required for the development is unaffected. There would be no further impact during operation. The impact on the two commercial farm holdings affected is a local impact of Minor significance. CUMULATIVE EFFECTS The cumulative effects assessment concludes that there are no other relevant development sites to assess. As a consequence, the assessment has focused on the cumulative impact of all the effects upon the sensitive receptors within the Assessment Site itself. It concludes that no additional mitigation measure are required that are not already planned for in the design of the Proposed Development. CONCLUSIONS A full assessment of potential significant effects that may arise as part of development has been completed. The Environmental Statement confirms that where negative effects arise as a consequence of development, this can be satisfactorily mitigated. However, when balancing the mitigation of negative effects against the positive effects of development at Addington, the overall conclusion is that the Proposed Development has a positive impact.