Replacement Golf Course Facilities and Residential Development, Churston Environmental Statement Non-Technical Summary July 2011
Reproduced from the Ordnance Survey s map with the permission of the Controller of The Stationery Office, Crown Copyright. Licence No. 100018702 N Introduction Alternatives An Environmental Statement (ES) has been prepared on behalf of Bloor Homes Ltd and Churston Golf Club to accompany a detailed planning application to Torbay Council for the proposed replacement golf course facilities for Churston Golf Club. The ES also addresses and accompanies a separate outline planning application to Torbay Council for a proposed residential development at Churston, because the schemes are inextricably linked. The ES has been prepared in accordance with Schedule 2 of the Town and Country Planning (Environmental Impact Assessment) (England and Wales) Regulations 1999, as amended. The ES sets out the findings of the Environmental Impact Assessment (EIA) work undertaken by the applicant and their team, and forms part of the information to be used by Torbay Council to determine the planning applications. Alternative locations for the replacement golf facilities were considered. Areas assessed as having overriding environmental constraints were discounted. Six potential areas were then identified and assessed against a range of environmental criteria and technical requirements. This established that whilst there was a varying range of environmental constraints associated with all the areas, any of the areas could be used, providing that sufficient mitigation was included as an integral part of the development. The site off Green Lane, despite its location within planning policy designations including the Area of Outstanding Natural Beauty and County Wildlife Site, was therefore identified as the most suitable site on the basis of best meeting the technical requirements, but requiring an appropriate level of mitigation. No alternative sites for the proposed residential development have been considered; as if the existing clubhouse and associated facilities are relocated it is considered entirely appropriate to redevelop the site. Site and Surrounding Area Brixham 0 Site Location Proposed Replacement Golf Course Facilities Site Proposed Residential Site Site of Existing Golf Clubhouse 100 200 500m Key for elevations 1. Wildflower roof 2. Single ply membrane roof 3. Colour coated aluminum fascias, soffits and rainwater goods 4. Timber cladding 5. Natural limestone wall 6. Colour coated aluminum windows and doors 7. Timber balcony deck and supporting columns 8. Toughened glass balcony guarding The replacement Golf Course facilities site is 14 hectares and is located off Green Lane to the north east of Churston Ferrers, north of Brixham. The location for the new clubhouse, car parking and practice facilities is within golf club land. The new golf holes are on a combination of golf club and agricultural land. The predominant land uses in the surrounding area are golf, agriculture, woodland and residential. The existing facilities being replaced are located within Churston, off Dartmouth Road, which is the location of the proposed residential development. The 4.3 hectare site is located within an existing urban area comprising private open space used by Churston Golf Club for various facilities including the clubhouse. The site is locally enclosed by mature evergreen trees to the west and east boundaries and the area around the site is suburban in character. The Proposed Replacement Golf Course Facilities The development proposals are led by the need for Churston Golf Club to offer upgraded and enhanced facilities such that it becomes a premier golf club. The proposals comprise a new clubhouse building, practice areas and the provision of new 10th, 17th and 18th holes. The golf course has been designed as a par 72 course that can be played as two loops of nine holes. The new car park will provide 124 spaces, including 8 disabled spaces, with space for two coaches (or a further 12 cars). Site access is provided from the corner of Green Lane and Proposed Front (South) Elevation of Golf Clubhouse 2 3
Church Road. This will also provide a safe shared access to the site for pedestrians and cyclists. If planning permission is granted, advanced habitat works would be undertaken between November 2011 and March 2012. Construction of the new facilities would begin in March 2012, the new club house taking 12 months to complete and the new holes taking 2.5 years. A Construction Traffic Management Plan will be implemented during the construction phase to control the timing and routing of vehicles in order to minimise any adverse highway impacts. Subject to obtaining the necessary consents, it is anticipated that the new facilities could be operational by autumn 2014. The golf course will be subject to ongoing landscape and ecological management throughout its operational life. The Proposed Residential Development The existing golf course facilities on site will be demolished and replaced by residential development. The development will provide approximately 90 dwellings at a density of approximately 24 dwellings per hectare and will provide of a mix of 2, 3 and 4+ bed houses. Affordable housing will be provided in the form of a 42 bed extra care scheme. The building heights will be largely 2 storeys and the houses will reflect the more traditional forms of the surrounding area. The main vehicular access to the site is from Dartmouth Road. Scope An EIA Scoping Report was submitted to Torbay Council in August 2010 with a request for a Scoping Opinion, in accordance with Regulation 10 of the EIA Regulations. Torbay Council provided a Scoping Opinion on 29 September 2010. As a result, the following elements are addressed in the ES: Landscape and Visual Impact Traffic and Access Archaeology and Cultural Heritage Ecology and Nature Conservation Noise and Vibration Indicative Elevations of the Residential Development The following issues have been scoped out of the ES, but are addressed in separate reports accompanying the planning application: Water, Flood Risk and Site Drainage Geology and Ground Conditions Consultation Initial consultations were undertaken before any significant design work had taken place. A public consultation event was also held and statutory and non statutory consultees have been consulted. 4 5
Environmental Issues Landscape and Visual Impact Assessment (LVIA) A LVIA has been carried out of the proposed scheme. The replacement golf course facilities site forms part of the South Devon Area of Outstanding Natural Beauty (AONB) and lies within parts of two Local Character Areas as identified in the Torbay Local Character Assessment. The site comprises land used for golf activities and agricultural land. It is well enclosed by landform and vegetation. Key landscape receptors comprise the AONB; Churston Conservation Area; adjacent listed buildings; the existing golf course; and existing woodland, tree and hedgerows/ hedgebanks. The proposals have the potential to be well integrated into the landscape. There are limited views to the site from publicly accessible viewpoints. The impacts will be mitigated through proposals to minimise impacts while still providing a high quality and appropriate design. The landscape effects of the built form and car park are considered to have a minor adverse impact. All other landscape impacts are either neutral or minor beneficial. The visual effects of the proposals are considered to range from minor adverse minor beneficial. The residential development site is not located within any designations; however the trees along the eastern and western boundaries are subject to Tree Preservation Orders. The proposals have carefully balanced the scale, layout and form of the development to integrate with the local urban environment. There will be a local change to the landscape and visual amenity, however, overall the effects of the residential development are not considered to be significant. Ecology and Nature Conservation A desk study and an Extended Phase 1 Habitat Survey were undertaken, together with a comprehensive suite of species specific surveys throughout 2010. The Ecological Impact Assessment focuses on the replacement golf course facilities and summarises the existing ecological conditions, evaluates the importance of ecological features/resources present and assesses the potential for likely significant impacts on these features/resources. Key issues comprise designated sites, including The South Hams Special Area of Conservation (SAC) and Churston Ferrers County Wildlife Site (CWS), 6 0 50 100m N Proposed Replacement Golf Course Facilities Plan 7
and the presence of protected species including Greater Horseshoe bats, Cirl Buntings, Barn Owls, badgers and reptiles. Where effects on these ecological features/resources have been identified, a range of mitigation, compensation, enhancement, management and monitoring measures have been identified and proposed, to maintain species populations and avoid unacceptable adverse impacts. No significant ecological impacts have been identified in relation to the proposed residential development. Transportation A Transport Assessment has been undertaken which identified the baseline conditions, assessed the potential impacts and identified appropriate mitigation measures during construction and operation. Existing traffic flows were surveyed in May 2010 and were found to be high on the wider road network, with delays primarily associated with the operation of the junctions. Accident frequency is also typical and mainly associated with junctions. The proposals will have overall minor adverse impacts on the surrounding road network in terms of operational capacity, driver and pedestrian and accidents/road safety. Travel Plans for the proposed clubhouse and residential development will be implemented to encourage use of more sustainable modes of transport. Noise A noise assessment of the proposed development has been undertaken, in part to appraise effects upon the tranquility of the AONB. Measures to reduce construction noise have been identified. Traffic on the proposed access road to the replacement golf course facilities has the potential to cause limited impacts at residential receptors close to the site during operation. There will also be a minimal increase in noise within a very localised area within the AONB. Sympathetic mitigation measures, in the form of Devon hedge banks, have been incorporated along the access road. Overall impacts are considered to be negligible. Archaeology and Cultural Heritage The potential effects of the replacement golf course facilities on archaeology and cultural heritage has been assessed. Torbay Council advised that no such assessment was required in relation to the replacement golf course facilities, however an archaeological assessment of the proposed residential development is provided as an appendix of this ES. The assessment has highlighted that the replacement golf facilities site is of moderatehigh archaeological potential for the recovery of Prehistoric finds, low potential for remains from the Roman and Saxon date and lowmoderate potential for the medieval and postmedieval periods. All elements of the proposed development have the potential to impact upon preserved archaeological features. The potential direct, local and permanent effect in the absence of mitigation across the site is likely to be of a moderate adverse impact. Some field based archaeological evaluation and a programme of archaeological mitigation, to be agreed with the archaeological officer of Torbay Council, will be undertaken prior to development commencing. Other Issues Water, Flood Risk and Site Drainage A Flood Risk Assessment has been undertaken for the two sites which show that both sites lie within areas at low risk of flooding from rivers and the sea. Drainage schemes will be designed to ensure there is no increase in the runoff from the sites and that groundwater is not contaminated. Geology and Ground Conditions Preliminary ground investigations have been undertaken. The sites are unlikely to pose any significant concerns regarding potentially contaminated land. Comments Bloor Homes and Churston Golf Club would welcome any comments on the environmental aspects of the proposals, and these should be sent to: Lauren Taljaard, Barton Willmore 101 Victoria Street, Bristol, BS1 6PU The ES is made available for viewing at the above address and will be available to view online on Torbay Council s website (www.torbay.gov.uk/planningonline). Copies can be purchased, on request, from the above address and a charge of 75.00 for a hard copy and 5.00 for a CD will be made to cover the costs of reproduction. 8