Bloor Homes Stubbocks Walk North Hertfordshire ENVIRONMENTAL STATEMENT NON-TECHNICAL SUMMARY December 2016
Environmental Statement: Non-Technical Summary Stubbocks Walk, North Hertfordshire J S Bloor (Northampton) Ltd December 2016 Ref: 2012.002 White Peak Planning Ltd Didsbury Business Centre 137 Barlow Moor Road Manchester M20 2PW T: 0845 034 7323 E: info@whitepeakplanning.co.uk www.whitepeakplanning.co.uk
Figure 1.1 - Site Location PAGE 1
1. Introduction Bloor Homes is applying to North Hertfordshire District Council (NHDC) for a new residential-led mixed use development of up to 1,400 homes, schools, local facilities and green space known as Stubbocks Walk. The site is located at the west of the District, to the east of Wigmore in Luton. The site location is shown in Figure 1.1 and the boundary for the planning application is shown in Figure 3.1 Stubbocks Walk forms the majority of a wider area known as Sites EL1, EL2 & EL3 - East of Luton which is allocated in Policy SP19 of the emerging North Hertfordshire Local Plan with capacity for up to 2,100 new residential dwellings, a mixed-use local centre, an allthrough school and a primary school. Bloor Homes is bringing forward these proposals on land it controls within Sites EL1 and EL2 of the proposed allocation. Site EL3 is controlled by The Crown Estate and an application has been submitted by them to NHDC for 660 new homes (ref: 16/02014/1). The Need for Environmental Impact Assessment Environmental Impact Assessment (EIA) is a procedure required under the terms of the European Union Directive on the assessment of the effects of certain public and private projects on the environment. The EIA Directive is enacted into English legislation through The Town and Country Planning (Environmental Impact Assessment) Regulations 2011 (the EIA Regulations) as amended. Although the site does not fall within or directly affect an area considered as sensitive under the EIA Regulations, in view of the nature and scale of the proposed development, it is considered that there is potential for significant environmental effects to occur. Therefore, an EIA is deemed to be required and has been undertaken to establish the effects of the Stubbocks Walk scheme and the wider allocation on the surrounding area. Purpose of This Document The potentially significant environmental effects (referred to as impacts) of the proposed development identified by the EIA process have subsequently been documented in an Environmental Statement (ES). This document has been produced by White Peak Planning and provides a Non-Technical Summary (NTS) of the ES. It provides detail of the site and its surroundings, the proposed development and how it has been designed, the likely environmental effects of the proposed development and what measures are proposed to avoid, reduce or compensate for potentially adverse effects and maximise beneficial effects and enhancements (known as mitigation measures). PAGE 2
2. Environmental Impact Assessment Scope of the EIA Ground Conditions - including potential historic ground contamination and impacts of the development on soils, geology and groundwater; Transport and Accessibility - including impacts on drivers, pedestrians and cyclists. The environmental topics included in the EIA are termed the EIA scope and are dependent on the type of development proposed and the nature of the surrounding area. A request for an EIA Scoping Opinion was submitted to NHDC and a response was received in June 2013. The following topics have been included in the scope of the EIA based on the EIA Scoping Opinion and ongoing consultation during the EIA process. Noise - impacts on both existing and future residents and businesses. Air Quality - in relation mainly to dust during construction and vehicle emissions once the development has been built and occupied. Hydrology and Water Resources - impacts on surface water receptors, water resources and foul water and sewage treatment infrastructure. Community and Social - population, employment and economic impacts as well as local services such as schools and healthcare. Landscape and Visual - visual impacts and impacts on landscape character. Biodiversity - impacts to both on and off-site habitats and protected species. Cultural Heritage - impacts to off-site built heritage assets and on-site below-ground archaeology. Agriculture - impacts on agricultural land and agricultural businesses. For each of the topics included in the scope of the EIA, the likely significant effects have been assessed for both the construction phase and once the development has been built and occupied. Cumulative Impacts The EIA has assessed the potentially significant cumulative effects of the Stubbocks Walk scheme and the wider allocation, including the Crown Estate development of 660 homes. No other major developments required cumulative assessment at this time. PAGE 3
Prediction of Significant Impacts Each technical assessment within the EIA firstly establishes the existing conditions known as the environmental baseline, which identifies potentially sensitive receptors to environmental impact e.g. traffic levels, watercourses etc. The environmental baseline is the basis against which the potential impacts are assessed. Environmental impacts can be positive (known as beneficial ) or negative (known as adverse ), temporary or permanent and vary in their duration and spatial scale. The significance of an environmental impact is assessed based on a combination of its magnitude (i.e. size and intensity) and the sensitivity of the receptor. There is no statutory definition of significance, but in this EIA the following standard descriptive terms are used: Substantial; The EIA has identified appropriate mitigation measures based on the assessment of potential significant impacts. These mitigation measures are divided into: Inherent mitigation measures those designed in to the scheme and are certain to be delivered; Standard mitigation those with a high degree of certainty over delivery, e.g. construction mitigation; and Actionable mitigation measures - those that require a controlling mechanism or legal undertaking to be implemented, but are under the control of the applicant, NHDC or Statutory Bodies (e.g. the Highway Authority) and therefore, have a good certainty over delivery, e.g. Planning Conditions and legal planning agreements with NHDC. The purpose of defining mitigation in this way is to make it clear how the appropriate mitigation is to be delivered. Moderate; Describing Potential Impacts Minor; Negligible. Mitigation Mitigation measures can be put in place to avoid, reduce or compensate for potential adverse impacts, or to enhance beneficial impacts. The determination of impact significance in each of the technical chapters is presented under the following scenarios: Impact Assessment - with inherent and standard mitigation measures implemented; Residual Impact Assessment with inherent, standard and actionable mitigation measures implemented. PAGE 4
Figure 3.1 - Site and Surroundings PAGE 5
3. The Site The Application Site The application site is approximately 94.20 hectares (ha) in total area and details of the site and surroundings are shown in Figure 3.1. An aerial photograph of the site and the wider East of Luton allocation is shown in Figure 3.2. The main part of the site is located between Luton and the villages of Cockernhoe, Tea Green and Wandon End. There is also a part of the site to the west, located to the south of Putteridge Bury Registered Park and Garden which is proposed for playing pitches and other small locations along Chalk Hill to the north that are proposed for highway improvements. The site predominantly comprises arable farmed agricultural fields separated by a network of hedgerows and field boundaries. The site also includes: Woodland known as Brickkiln Wood at the centre of the site; Individual trees, generally within hedgerows; Wood in the centre of the site area. The site is situated on a plateau that descends gently from 160m Above Ordnance Datum (AOD) at the north, to 150m close to Wandon End Farm at the south, before falling sharply towards the eastern fringe of Luton, which lies at approximately 135m. Part of the Chiltern Way long distance footpath and Public Right of Way (PROW) is located within the site and runs between Cockernhoe and Wandon End Farm, to the south of Brickkiln Wood. An additional PROW runs between Crouchmoor Farm at the east of the site and Brick Kiln Lane, through Brickkiln Wood. Wider Masterplan Area In addition to the application site, the illustrative masterplan includes the following additional land that is included in the wider East of Luton allocation: Land subject to a planning application by The Crown Estate (Site EL3) known as Land west of Cockernhoe ; and Land within Site EL1 but outside of the control of Bloor Homes (referred as the keyhole land due to its shape). A pheasant farm; and A golf centre at the south east of the site. These areas are shown in Figure 3.1 and are similar in character to the application site, comprising agricultural fields separated by hedgerows and field boundaries. Within the general site area, but excluded from the planning application are two cottages near the south of the site, known as Ivy Cottages and 76 and 77 Brick Kiln Lane north of Brickkiln PAGE 6
Figure 3.2 - Aerial Photograph of the Site (Looking North) Cockernhoe Mangrove Green Brickkiln Wood Wigmore Brick Kiln Lane Tea Green Golf Centre PAGE 7
4. The Site Surroundings Details of the site and its surroundings are shown in Figure 3.1 and an aerial photograph of the area is shown in Figure 3.2. The main part of the site is bounded by: North west: Cockernhoe Farm, Chalk Hill and beyond this, agricultural fields; North east: Agricultural fields and woodland, including Stubbocks Wood; East and south east: Crouchmoor Farm, Lower Road and beyond this, agricultural fields, Tea Green and Wandon End Farm; South west: Residential area of Wigmore in Luton; and West: Luton Road and beyond this, Cockernhoe and agricultural fields. Cockernhoe Cockernhoe is a village located to the west of the site, with approximately 200 residents. The older part of the village is centred around a green and contains a primary school, public house and village hall. The nearest residential dwellings in this part of Cockernhoe are located to the south east of the green, adjacent to the application boundary. To the south of the green is a small estate of 1960s semi-detached local authority housing accessed off Luton Road opposite the western application boundary, together with recently built affordable housing units. Tea Green Tea Green is a village to the east of the application boundary at the junction of Lower Road, Stony Lane and Brick Kiln Lane. The village has approximately 50 residents and includes a public house. Wigmore Wigmore is a residential area at the eastern boundary of Luton. This area generally comprises late 1980s to early 1990s dwellings. Wigmore also includes several local facilities including a primary school and two high schools; a medical centre, a church, Wigmore Park District Centre, a medium sized supermarket, Putteridge Recreation Centre and a public house. Scattered Farms and Cottages There are several farms and cottages near to the application site, including Cockernhoe Farm, Crouchmoor Farm and Wandon End Farm. Local Highway Network Nearby roads to the application site include Chalk Hill, Luton Road, Crawley Green Road, Brick Kiln Lane, Lower Road and Eaton Green Road. PAGE 8
Figure 5.1: Parameters Plan PAGE 9
5. The Proposed Development The outline planning application seeks consent for a residential-led development, as shown in Figure 5.1. The nature of an outline planning application is that the precise details of the proposed development are not known and these are subsequently brought forward in Reserved Matters planning applications. In order to define the outline application and provide sufficient detail to enable a likely or reasonable worst case assessment of the environmental effects, a set of development parameters have been proposed and applied for, which are described below and shown in Figure 5.1. Up to 1,400 residential dwellings. Mixed-use local centre (1.0 ha) which is likely to include a small convenience store, a community centre, health care provision, a day nursery, offices for start-up or growing businesses and a pub/restaurant. All-through school (2 Forms of Entry (FE) Primary and 4FE Secondary) (5.5 ha). Primary school (2FE) and community uses (2.2 ha). Sports pitches and all-weather pitch (5.03 ha). Five points of vehicle access; Existing retained vegetation (woodland, trees and hedgerows); New planting (native structural woodland planting, hedgerows and tree cover). New Public Open Space. Chalk Hill improvements. The Parameters Plan in Figure 5.1 also identifies the following: Broad locations for Storm Water Attenuation Basins / Swales. Indicative locations for a Neighbourhood Equipped Area of Play (NEAP) and Local Equipped Area of Play (LEAP). Indicative alignments for a new Primary Road Network. Indicative alignments for new Footpaths and Cycleways. An illustrative masterplan for the whole of the East of Luton allocation is shown in Figure 5.2. This demonstrates that within the constraints of the Parameters Plan that the applied for Quantum of Development can be constructed and operated and will not prejudice deliver of the remaining parts of the allocation. Illustrative images of the proposed development are shown in Figure 5.3. In terms of the broad construction and occupation timescales it is envisaged that development will start approximately 18 months from the granting of outline planning permission and last approximately 8 years, with the new housing being occupied for approximately 100 years. PAGE 10
Figure 5.2: Illustrative Context Masterplan PAGE 11
Figure 5.3: Illustrative Images of the Proposed Development All-through School Cockernhoe Edge Wandon Park Local Centre PAGE 12
6. Alternatives The EIA Regulations require that the ES includes an outline of the alternatives to the proposed development considered by the applicant and indicate the reasons for progressing the chosen alternative, taking into account the environmental effects. Site Location The site is identified for residential development in the emerging North Hertfordshire Local Plan and alternative locations for housing development were considered as part of the Local Plan process. Hence, no alternative locations for the proposed development have been considered as part of this EIA. Design of the Site Layout The design of the proposed development has been an iterative process, assessing several alternatives and taking into account the potential environmental effects identified through both the EIA and consultation. Below are some of the measures that have been included in the scheme to mitigate potential environmental effects: Avoiding potential adverse impacts on nearby villages and residences by setting back built development and introducing new structural planting and areas of open space at the edges of the development. Retention, enhancement and management of landscape features, such as Brickkiln Wood and existing hedgerows, and new habitat planting to improve site biodiversity. New education, recreation and community facilities to serve new and existing residents, including an all-through school, a primary school, local centre, sports pitches and Public Open Space. The location of the all-through school enables easy access for existing and future residents and its orientation with the building at the south and playing fields to the north avoids the potential for visual impacts on the residents of Lilley Valley. The primary school will be located close to the local centre to reduce the number of separate journeys that residents will be required to make. New vehicular access points and a new spine road connecting Luton Road with Chalk Hill to reduce levels of through traffic and associated noise impacts in Cockernhoe. Sustainable Drainage measures to help recharge the underlying aquifer. PAGE 13
7. Summary of Potential Environmental Impacts Community and Social The proposed development will include the provision of up to 1,400 new residential dwellings, a mixed-use local centre, an all-through school comprising 2FE primary and 4FE secondary provision with shared sports facilities, a 2FE primary school, parking bay for mobile library, 5ha of sports pitches and new children s play areas. During construction, a designated point of contact at the contractor will be established should there be queries or complaints. Opportunities for training and apprenticeships will also be made available during the construction phase. Where necessary, appropriate financial contributions will be made towards existing facilities, such as healthcare. These contributions will be agreed with NHDC. With mitigation measures implemented, the proposed development is likely to result in: through new employment and training opportunities, resident expenditure and new open space and recreation provision. Minor Beneficial impacts on community facilities. Negligible impacts on primary and secondary education and healthcare provision. Negligible additional cumulative impacts with the wider allocation. Moderate Beneficial temporary impacts on local residents during construction, through new employment and training. Substantial Beneficial long-term impacts on local residents through increased housing provision. Moderate Beneficial long-term impacts on local residents PAGE 14
Landscape and Visual The site is not located within or immediately adjacent to an Area of Outstanding Natural Beauty (AONB) and will not impact on the Chilterns AONB during construction and occupation. The design of the site has been landscape-led and includes the retention, enhancement and management of landscape features, where possible, including Brickkiln Wood and existing hedgerows. Structural planting and open space has been included at the northern edge of the site and towards the boundary with Wigmore and the nearby villages of Cockernhoe, Wandon End and Tea Green to minimise adverse visual impacts and enhance the amenity of these areas. New areas of Public Open Space are included within the scheme as well as retention and enhancement of the Chiltern Way. to Negligible impacts on receptors with more distant views. Following construction, when planting has matured, the following impacts are predicted: No impacts on the Chilterns AONB or Putteridge Bury Registered Park and Garden. Moderate-Minor Adverse to Negligible impacts on Landscape Character with some localised beneficial impacts. Moderate-Minor Beneficial impacts on landscape features within the site. Moderate Adverse to Negligible visual impacts upon residents and users of the PROWs. Minor Adverse night time visual impacts due to lighting. During construction, the proposed development is likely to result in the following temporary impacts: No impacts on the Chilterns AONB or Putteridge Bury Registered Park and Garden. Substantial-Moderate adverse impacts on Landscape Character within the site, reducing to Moderate Adverse to Negligible in the immediate context and Minor Adverse to Negligible in the wider area. Substantial-Moderate Adverse visual impacts on nearby receptors with direct views, reducing to Moderate Adverse Figure 7.1 - Local Topography & Site Visibility PAGE 15
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Biodiversity The site is currently predominantly made up of arable fields divided by hedgerows, with individual trees throughout the site. Brickkiln Wood is also present within the site boundary. Surveys of the site have identified its use by bats, badgers and birds. The proposals include measures to both mitigate the impacts of the proposed development and also enhance biodiversity. These measures include: The retention of existing woodland, hedgerows and trees where possible, including Brickkiln Wood, and protection during construction. Creation of new species-rich grassland with appropriate management; result in the following impacts on biodiversity: Construction Phase: Mainly Negligible with Minor/Moderate Beneficial impacts on birds and Negligible to Moderate Beneficial impacts on habitats. Occupation Phase: Moderate Beneficial long-term impacts on habitat diversity, veteran trees and bats through creation of new habitats; Minor/Moderate Beneficial medium-term impacts on woodland through improved management; Minor Beneficial impacts on birds through creation of new habitat and inclusion of nesting boxes and badgers through the creation of new habitat; All other impacts will be Negligible. Designated routes through Brickkiln Wood to minimise impacts from recreational use; Gapping up of existing hedgerows and planting of new hedgerows with dense species to protect birds from predators. A Green Infrastructure and Biodiversity Management Plan (GIBMP) has been produced which will be delivered in perpetuity and includes an initial five year management programme. With mitigation implemented the proposed development is likely to PAGE 18
Cultural Heritage There are no Scheduled Monuments, Listed Buildings, or designated sites within the site boundary. There are several Grade II Listed Buildings near the site, including Crouchmoor Farmhouse immediately south east of the site. Putteridge Bury Registered Park and Garden is located approximately 700m north west of the main part of the site at its closest point. The site will only be visible in distant, glimpsed views from the upper floor of Putteridge Bury House, a Grade II Listed Building, approximately 1.4km from the site. A programme of geophysical survey and trial trenching has been carried out across the site. There are existing earthworks within Brickkiln Wood of medium value, which will be retained and a management plan implemented to minimise potential impacts through recreation. During construction, archaeological features to be lost include evidence of Romano-British clay extraction (medium value) which will result in a Minor Adverse impact and other low or negligible value remains and earthworks, which will result in Minor Adverse or Negligible impacts. The structural planting included as part of the proposed development will help to visually screen the site and minimise impacts on the settings of nearby Listed Buildings and Putteridge Bury. Once occupied, the proposed development will only likely result in Minor Adverse impacts on the setting of three Grade II Listed Buildings and the historic landscape. All other impacts will be Negligible. Agriculture The existing site contains approximately 71 Ha of best and most versatile quality arable land, which is used by three rural businesses. The proposed development will result in the loss of approximately 44.5 Ha of agricultural land, with the remainder retained to form areas of parkland and sports facilities. This loss will result in a Substantial Adverse impact on best and most versatile agricultural land in the District. However, it should be noted that the majority of agricultural land around Luton and in the District is of this quality. A Soil Resources Plan will be implemented during construction to retain agricultural soil for re-use within the site. With this implemented, there will be a Negligible impact on the soil resource. The proposed development will remove approximately 48 Ha of land from one farm holding with the other business ceasing to exist. This will likely result in a Substantial Adverse local impact on the farm businesses. It should be noted that farm businesses can adapt to changes and over time it is likely that staff numbers and/or machinery will be reduced to ensure that the overall business remains viable, or replacement land will be sought. PAGE 19
Ground Conditions Although the site overlays a major aquifer, the site contains only localised low level contamination and there are no potential sources of contamination in the immediate vicinity of the site. The site is currently predominantly in agricultural use, however, Cockernhoe Brickworks was historically present in the central area of the site to the north of Brick Kiln Lane (now woodland). Standard mitigation measures will be used during construction which will remove localised contamination and avoid potential impacts to soils and groundwater through construction activities, such as vehicle fuelling. These proposed measures are in general accordance with the Environment Agency s Pollution Prevention Guidelines and are set out in a draft Construction Environmental Management Plan (CEMP). With mitigation in place the proposed development is likely to result in Negligible impacts on soils and human health during both the construction and occupation phases. Transport and Accessibility The proposed development includes five new vehicular access points to Luton Road, Chalk Hill, Lower Road and Brick Kiln Lane. The scheme includes a new spine road between Luton Road and Chalk Hill with the aim of removing through traffic and development traffic through Cockernhoe. A Travel Plan will be implemented to promote alternative transport use and reduce traffic. Visibility improvements will be carried out on Chalk Hill to improve highway safety. Off-site works at the junction of Vauxhall Way and Crawley Green Road will be funded by Bloor Homes and contributions made to off-site speed limit modifications or enforcement measures on Eaton Green Road. Within the site, the Chiltern Way will be retained and enhanced and new connections provided to existing Public Rights of Way and cycleways that border the site. Funding or financial contributions will be made towards new off-site footpaths and cycleways. The highway network within the site will be bus compatible and there is an agreement with Arriva for a new service between the site and nearby area to employment and transport locations within Luton. During both the construction and occupied phases, with mitigation measures in place, there will be a Minor Beneficial impact to users of the Crawley Green Road/Luton Road route to Ashcroft Secondary School and Putteridge School. All other impacts will be Negligible. PAGE 20
Figure 7.2 - Existing and Proposed Walking, Cycling and Vehicular Routes PAGE 21
Noise The site will not be significantly affected by noise from London Luton Airport and there are no other nearby sources of noise that could result in significant adverse impacts on future residents. During construction standard mitigation measures, such as restricted hours of working, will ensure that the short-term impacts on existing and future residents are likely to be Minor Adverse. There will also be short-term Minor to Moderate Adverse impacts on staff and children at the Little Buttons Day Nursery on Brick Kiln Lane and Negligible impacts on pupils and staff at Cockernhoe Primary School. Noise modelling has been undertaken to predict noise impacts on existing and future receptors from traffic associated with the proposed development. Impacts on existing receptors in Cockernhoe, Mangrove Green, Brick Kiln Lane and Wigmore are predicted to be Minor Adverse. Air Quality The site is not located either within or near to an Air Quality Management Area (AQMA) and there are no nearby existing sources of air pollution that could have a significant effect on the proposed development. During construction, standard mitigation measures will be used to minimise the potential for adverse impacts on existing and future residents from dust. These measures include covered stockpiles of soil and vehicle wheel washing. With mitigation implemented, the impacts on air quality during construction will be Negligible. Air Quality modelling has been undertaken to assess impacts associated with predicted future traffic levels on existing and future receptors. The modelling found that impacts would be Negligible at all modelled receptors. The residential elements of the proposed development are all located away from areas that could be subject to significant impacts associated with traffic noise and therefore, impacts on future residents are predicted to be Negligible to Minor Adverse. Impacts associated with noise from fixed plant at the proposed schools and Local Centre are predicted to be Negligible to Minor Adverse with mitigation implemented. Use of the proposed sports pitches will result in Negligible to Minor Adverse impacts on residents of Mangrove Lodge and Negligible impacts on all other receptors. PAGE 22
Hydrology and Water Resources The site is located in Flood Zone 1 on the Environment Agency s Flood Map, which equates to a low risk of flooding. There are no watercourses either within or immediately adjacent to the site. The proposed development will include Sustainable Drainage Systems (SuDS) to manage, treat and dispose of surface water, such as pervious paving, swales, attenuation ponds and deep bored soakaways. Foul water will be discharged to mains sewer. During construction, standard construction mitigation measures will be implemented to avoid impacts on surface water and groundwater receptors from construction activities. With mitigation implemented, the impacts on surface water and groundwater are likely to be Negligible. Once occupied and with drainage measures implemented, the proposed development is likely to have Negligible impacts on flooding from groundwater and surface water. The SuDS measures will lead to Moderate Beneficial impacts on groundwater resources, through direct recharge of an overabstracted aquifer. Impacts on water quality within the aquifer will be Negligible. Water use by future residents at the site will lead to Minor Adverse impacts on water resources and Negligible impacts on foul water drainage infrastructure. PAGE 23
8. Further Information Post: White Peak Planning, Didsbury Business Centre, 137 Barlow Moor Road, Didsbury, Manchester, M20 2PW. Copies of the ES, together with the planning application documents, will be made available for inspection at the following location: North Hertfordshire District Council Council Office Gernon Road Letchworth Garden City Hertfordshire SG6 3JF Details of the application and electronic copies of the document will also be made available on the NHDC website www.north-herts.gov.uk. Secondary Streets Comments on the ES and the application should be addressed to Simon Ellis at the above address. Copies of this Non-Technical Summary (NTS) are available free of charge. Hard copies of the full ES (three volumes) can be purchased for a cost of 250 and electronic versions on CD are 5. The ES Volume 1 (Main Text) can be purchased individually for 100. For a copy of either the NTS or ES please contact White Peak Planning: Tel: 0845 034 7321 Email: info@whitepeakplanning.co.uk Mews PAGE 24