Cranbrook EXPANSION ENVIRONMENTAL STATEMENT: NON-TECHNICAL SUMMARY PRODUCED BY DECEMBER 2014
CRANBROOK EXPANSION AREAS ENVIRONMENTAL STATEMENT NON TECHNICAL SUMMARY Submitted in support of Outline Planning Applications for Mixed use Development including 4,120 dwellings at Cranbrook PREPARED BY: David Lock Associates With WSP Brookbanks Cole Jarman Associates FPCR Environment and Design Ecology Solutions BSA Heritage Land Research Associates 1
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1.0 INTRODUCTION 1.1 This document summarises the findings of an Environmental Impact Assessment (EIA) of proposals for a residential-led mixed use expansion of Cranbrook to its west, south and east development and comprising up to 4,120 homes. 1.2 The following plans show the location and detailed boundaries of the proposed development which are the subject of three separate outline planning applications. 3
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1.3 The purpose of an EIA is to assess the likely significant environmental effects of a development proposal. These effects have been assessed as adverse or beneficial ; and of major, moderate, minor or negligible significance, in accordance with recognised EIA methodology and applying professional judgement. 1.4 The significance of each effect takes into account both its magnitude and the sensitivity of the receptor affected. For example, a change of large magnitude affecting a receptor of high sensitivity would generally result in an effect of major significance. Conversely, a change of small magnitude affecting a receptor of low sensitivity would generally result in an effect of minor significance. 1.5 The full findings of this EIA are reported in an (ES). This concise document summarises the main findings of the ES in non-technical language, for a wide readership. 1.6 The ES supports Outline Planning Applications (OPAs) to East Devon District Council for the Proposed Development. Comments on it should therefore be directed to East Devon District Council, as part of its consideration of the OPA. 1.7 The ES is available on East Devon District Councils website http://www.eastdevon.gov.uk/ and can be viewed in person during office hours at the following address: East Devon District Council Council Offices Knowle Sidmouth EX10 8HL Email: planning@eastdevon.gov.uk Tel: 01395 517475 1.8 Copies may also be obtained on request from: David Lock Associates Ltd. 50 North Thirteenth Street Central Milton Keynes Bucks. MK9 3BP 5
Email: mail@davidlock.com Tel: 01908 666276 1.9 Charges apply in relation to paper copies of the full ES as follows: CD of the full ES: Free of Charge Hard copy of Non-Technical Summary of ES: Free of Charge Hard Copy of Main Text (Volume 1): 80.00 Hard Copy of complete ES (including Plans and Appendices): 250.00 6
2.0 THE APPLICATION SITE AND PROPOSED DEVELOPMENT The Site 2.1 Cranbrook is located to the east of Exeter situated between the villages of Broadclyst, Whimple and Rockbeare. It lies to the south of the London (Waterloo) Exeter railway line and to the north of Exeter International Airport. 2.2 In the immediate vicinity of Cranbrook, there are a number of other development sites that are closely related to the new community. 2.3 The committed Cranbrook development comprises consents for almost 3,500 dwellings, a town centre providing retail and employment and community opportunities, country park, local centres and community infrastructure including the Younghayes Centre and local schools (including St Martin School). Some 800 dwellings had been completed at Cranbrook by the end of 2014 along with the first primary school, community building, play space. 2.4 The sites for the expansion of Cranbrook, the subject of the three outline planning applications, are primarily agricultural land. The topography of Cranbrook is defined by the valleys of the Cranny Brook along the northern edge of the sites and by the Rockbeare Stream (which runs north south through the committed Cranbrook development within a country park). There are local ridges around the three application sites these include a small east-west ridge to the north, beyond the railway line. 2.5 The western expansion area is bounded to the north by the railway line and by Station Road to the west. To the south is the old A30 frontage including detached properties set in large gardens. To the east the site is bound by Blue Hayes Lane leading to Blue Hayes House and gardens. 2.6 The Southern Expansion area is bounded to the north by the old A30 and the recently constructed Cranbrook Phase 1 development. Immediately to the west lies the Energy Centre and then the Skypark strategic employment area. Exeter International Airport is located to the south. To the east lies open agricultural land and beyond that the village of Rockbeare. 7
2.7 The Eastern Expansion area is bounded to the north by the railway line, to the south by the existing old A30 and to the west by the consented Cranbrook scheme (REF 03/P1900). The Cranny Brook runs in an east west direction through the development parcel which is further dissected by two electricity pylon routes. 2.8 To the east lies open agricultural land and beyond that the village of Whimple. PROPOSED DEVELOPMENT Overview 2.9 The three outline planning applications combined seek planning permission for 4,120 dwellings. The combined description of development as is as follows: The expansion of Cranbrook comprising up to an additional 4,120 residential dwellings; three primary schools; two local centres including retail, residential and employment, up to 40,000 sq m of employment (B1, B2, B8), sports and recreation facilities including play; green infrastructure; cemetery; community uses (including non-residential institutions); assembly and leisure; landscaping; engineering (including ground modelling) works; demolition; associated infrastructure; and car parking for all uses. 2.10 The individual descriptions of development are as follows: Western Expansion Area: The expansion of Cranbrook comprising up to an additional 820 residential dwellings; one 1-form entry primary school; a cemetery and associated building; sports and recreation facilities including children s play; an extension to the country park; green infrastructure; community uses (including non-residential institutions); cemetery; landscaping; engineering (including ground modelling and drainage) works; demolition; associated infrastructure; and car parking for all uses. Southern Expansion Area: The expansion of Cranbrook comprising up to an additional 1,550 residential dwellings; up to 40,000 sq m of employment (B1, B2, B8); one 2-form entry primary school; local centre comprising up to 1,000 sq m of A1 uses plus A2, A3, A4, A5 uses and up to 1,250 sq m B1 business use; sports and recreation facilities including children s play; green infrastructure; community uses (including non-residential institutions); assembly and leisure; landscaping; allotments; engineering (including 8
ground modelling and drainage) works; demolition; associated infrastructure; and car parking for all uses. Eastern Expansion Area: Up to 1,750 residential dwellings; one 2-form entry primary school; local centre comprising up to 1,000 sq m of A1 uses plus A2, A3, A4, A5 uses and up to 1,250 sq m B1 business use; sports and recreation facilities including children s play; green infrastructure; community uses (including non-residential institutions); assembly and leisure; landscaping; allotments; engineering (including ground modelling and drainage) works; demolition; associated infrastructure; and car parking for all uses. 2.11 The Parameter Plan for each planning application area sets out the layout for each of the three expansion areas. The plan fixes the boundary between built development and green infrastructure and the location of the different land uses. They also indicate the broad alignment of the primary road, the Main Local Route serving the new and existing community. Provision is made for employment in an employment area adjacent to Skypark and in the local centres. 2.12 The Parameter Plan that form part of each planning application is set out in the plans and appendices to this ES and are as follows: WCN053 PAW 002 RevA WCN053 PAS 002 WCN053 PAE 002 Western Expansion Area Southern Expansion Area Eastern Expansion Area 2.13 Access to the western expansion area is to be facilitated by the creation of a new priority junction from the B3174. Access to the south will be secured by a priority junction directly to serve the employment area, a southern arm off the existing roundabout access that serves Phase 1 of Cranbrook and an enhanced access connection between Parsons Lane and the second roundabout that serves Cranbrook. Access to the east is facilitated by a priority junction off the B3174. 9
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3.0 PLANNING POLICY CONTEXT 3.1 The Proposed Development is being brought forward against a backdrop of support for, well conceived sustainable development proposals in the Government s National Planning Policy Framework (NPPF), the longstanding local policy context supporting Cranbrook as the most sustainable means of accommodating the East Devon s and Exeter s housing needs as well as the policy set out for the expansion of Cranbrook in the emerging East Devon Local Plan 2006-2026. 4.0 SOCIO ECONOMIC 4.1 In each expansion area, and collectively, no significant adverse socio-economic effects are predicted, taking into account the timely provision of supporting facilities as the development is built out. That timely provision would be secured by conditions and legal obligations attached to any grant of Outline Planning Permission. 4.2 Moderate beneficial effects on the local economy are predicted. Major beneficial effects on the local housing market are reported. Beneficial effects on open space provision, education provision, and community facility provision are also predicted, again taking into account the timely provision of the proposed education facilities, public open space and local centre/ community uses as the development is built out. 5.0 TRANSPORT 5.1 The transport effects of the proposals have been carefully modelled, along with other planned development to the east of Exeter to test the impact of the proposals. 5.2 The Proposed Development includes new pedestrian and cycle routes connecting with the existing walking and cycling networks in the area, as well as providing for the enhancement of bus services into the Site. A key component of the transport mitigation measures is the implementation of a Travel Plan. 5.3 This includes consideration of the effects during the construction phases and the likely construction traffic movements assessed. A Construction Management Plan is proposed that will manage the impact of Construction traffic from each of the expansion areas so that there is no material adverse impact. Therefore, as above, all of the expansion areas and the cumulative site impact will be Negligible and short term. 12
5.4 Following the completion of the development various effects have been tested. This includes potential severance effects on existing movements. The provision of additional crossing facilities will minimise any severance effects associated with the off site increase in flows. Therefore, the residual cumulative impact is considered to be Negligible. 5.5 The impact of driver delay is likely to be reduced by proposed mitigation measures, could still result in an medium adverse impact in increase in driver delay in limited instances albeit that for the substantial majority of the network impacts on driver delay will not exceed a Minor Adverse impact. 5.6 Negligible impacts are anticipated in terms of pedestrian delay and amenity or in terms of fear and intimidation, accidents and safety of the impact of hazardous loads. 5.7 The principal cumulative effects need to be considered across the wider area. The impact of housing not being delivered at Cranbrook would be to place additional housing across the rest of East Devon, in locations without the same high standard of non-car access to the major development areas in and on the Eastern side of the City. This would result in additional demand for car travel as the non-car trips, particularly walking and cycling, will be severely reduced. 6.0 AIR QUALITY 6.1 Consideration has been given to the risks associated with the construction process in particular in relation to dust emissions but also to the management measures that can be employed to reduce emissions of dust and limit dispersion. Where dust emission controls have been used effectively, large-scale operations have been successfully undertaken without impacts to nearby properties. 6.2 A risk of impacts is possible at adjacent residential properties during unmitigated construction of the three development areas but appropriate mitigation measures for the three sites have been identified and are proposed to be adopted in the form of a Construction Environmental Management Plan (CEMP). Following implementation of the measures recommended for inclusion within the CEMP the impact of emissions during construction of the proposed development would be negligible. 6.3 Operational effects have also been considered in particular in relation to pollutants generated by traffic and other activities. Annual mean NO2 and PM10 concentrations are predicted to be well below the objective of 40 µg/m 3 at all locations. The 13
cumulative impact of all three development areas is predicted to be negligible in respect of both pollutants therefore no mitigation measures are considered necessary. 7.0 NOISE 7.1 Potential construction noise impacts are localised, and temporary in nature. CEMPs will be developed for the expansion areas similar to that for Phase 1 of Cranbrook. The CEMP will set out practical construction noise control measures, and taking these into account any noise effects are expected to be limited to be a small magnitude generally and moderate magnitude at worst, equating to an impact of low significance. 7.2 A cumulative scenario has been considered within the road traffic noise assessment, taking account of changes in traffic flows associated individually and with all three expansion areas at once. Taking into account the specified noise mitigation measures, in all other locations the assessment has indicated the magnitude of any noise effects to be small at worst in both the short term and long term, equating to a noise impact of low significance. 8.0 LANDSCAPE AND VISUAL EFFECTS 8.1 The Landscape baseline and effects and the Visual baseline and effects table are described in full. 8.2 The site(s) itself has been predominantly rural in character. The landscape is represented by farmland, hedges, trees, watercourses and farmsteads. However, there are urban elements within the local area that have an urbanising influence on character. This includes: electricity pylons to the north along the River Clyst, and to the east of the site near Lower Southbrook; the adjacent Exeter-Honiton railway line; the former A30 with intermittent buildings and properties, Exeter Airport, the new Skypark and Science Park. Most notably is and new development and infrastructure to the west of the site and the new development as part of the committed Cranbrook development. 8.3 Well removed from the more rural elements, with no direct relationship to the attractive landscapes of the East Devon AONB to the south east and The Blackdown Hills AONB to the north west the landscape of the expansion areas is not considered to be an attractive landscape of scenic valued beauty. The expansion areas have a clear relationship with the existing Cranbrook urban area and further development would be 14
seen within this context. The sites could therefore absorb well planned additional development above that currently approved without causing significant landscape harm on the wider landscape. 8.4 The application sites are not considered to be tranquil, special or distinctive. Whilst there are features of landscape value within the individual expansion areas including, Blue Hayes former parkland within the western expansion area, and the Cranny Brook floodplain to the eastern expansion area, it is not judged by to be a landscape of high sensitivity. Landscape features of note have been retained, including where possible and practicable, existing trees and hedges through their incorporation within the wider green infrastructure proposals establishing a sympathetic and visually soft edge integrating development with the surrounding countryside. The pattern of proposed development within the parcels would therefore be compatible with the landscape character. 8.5 Development of this scale will inevitably have landscape and visual impacts. Those with potential adverse effects are considered to be predominantly localised and would reduce over time with the maturing of the planting proposals. In the medium to longer term, development provides landscape benefits through the creation of new green infrastructure, which includes a net gain in habitats and publicly accessible countryside. 8.6 In terms of cumulative effects, the proposed expansion areas would add to the impact of the already consented Cranbrook development for the following receptors: Residents of isolated farmsteads and dwellings immediately surrounding the Cranbrook site, users of the old A30, and future and existing residents within the edge of the permitted Cranbrook scheme. The proposed development however, would be viewed in the context of the urban edge, representing an extension of the already consented Cranbrook scheme thereby resulting in a lessened cumulative visual impact than if a physically separate area of development had been proposed 9.0 ECOLOGY 9.1 Turning to ecological impacts, few negative effects on any species or habitats of greater than minor adverse significance are predicted prior to mitigation with few exceptions of possible pollution events affecting watercourses for instance. 9.2 With mitigation, the proper control of the construction process and off runoff following development such impacts and reduced to neutral. 15
9.3 The overall long term enhancements that include maturing of the new planting and creation of new habitats will provide habitat for wildlife. 9.4 The enhancements of the existing retained habitats and created habitats will be implemented and appropriate management of wildlife habitats will be maintained throughout the Site. It is therefore considered probable that there could be an overall beneficial residual impact on local species such as badgers, bats, birds, dormice invertebrates and common reptiles. 10.0 CULTURAL HERITAGE 10.1 An insignificant residual effect is assessed in relation to known and potential archaeological remains and potential accidental harm to retained structures and a listed milestone. A minor adverse effect is assessed in relation to the loss of field boundaries and other historic features as a result of the proposals in each site. 10.2 A minor beneficial effect is assessed where parkland close to Bluehayes will be restored and managed. Management of field boundaries will ensure an insignificant effect where retained. 10.3 An insignificant adverse residual effect is assessed for the setting of the listed Tresbeare Farm which lies adjacent to the site. An insignificant residual effect is assessed for other listed buildings and the undesignated Lower Cobden Farm, railway bridge and military structures. Harm to the setting of the Battle Headquarters, aircrew shelter and pillbox would be counteracted by enhanced management and/or interpretation. 11.0 AGRICULTURAL AND SOIL RESOURCES 11.1 The effect of the loss of the land is considered beneficial in relation to impact on businesses, since the sale would be a voluntary undertaking by the landowners and would only occur where considered beneficial by the vendors. 11.2 The loss of the best and most versatile agricultural land, in each of the expansion areas is considered to be a moderate adverse effect due to the sensitivity of the land grade albeit that the land quality is common in this area and beyond. Loss of soil function can be managed by a good soil management policy. 16
11.3 A significant proportion of that land is to be retained in open space or green infrastructure uses and hence would be capable of future agricultural production. 11.4 Assessed cumulatively with wider development across the district to meet local housing needs, the emerging local plan process has considered the impacts of development in the expansion area as part of the SA/SEA process. Expansion was identified as the most sustainable means to reduce the overall cumulative effects of development across the district. The development of best and most versatile agricultural land in this case is therefore justified in line with policy EN13 of the emerging East Devon Local Plan. 12.0 WATER RESOURCES 12.1 The significance of the effects in relation to hydrology, hydrogeology, water quality, surface water and foul water drainage at the site have been assessed and are summarised in the table below. 12.2 The potential significance of the effects considers the impact of the mitigation measures outlined above once implemented. 12.3 During construction, no significant effects have been identified which would cause major detrimental impacts to the site or surrounding area. Additionally, using best practice working methods and implementation of the above outlined mitigation it is considered that the construction impacts at the site will be Negligible in significance. 12.4 As part of the operational lifespan of the development, no significant effects have been identified which would cause a major impact to the site or surrounding area. 12.5 The site lies in an area of low flood risk and will not increase flood risk elsewhere. The introduction of SuDS measures will ensure run-off is controlled using appropriate methods within the site boundary. 12.6 South West Water have been engaged as part of the planning process and are currently completing modelling exercises which will identify a suitable point of connection on the foul drainage network. 17
13.0 GROUND CONDITIONS 13.1 The assessments reported above do not identify any likely significant adverse effects on any of the three expansion areas (West, East and South) as part of the construction phase.. No adverse residual effects are anticipated either. 13.2 Likewise the assessments reported above do not identify any likely significant adverse operational effects. No adverse residual effects are anticipated. The implementation of sustainable drainage systems within the site boundary will provide a long term beneficial effect by improving water quality and reducing peak rates of run-off from the site. 14.0 WASTE 14.1 The Project has been designed to avoid significant adverse effects resulting during operational phase and construction works. With the introduction of a Waste Management Plan to include awareness of household and other recycling opportunities, residual effects are assessed as neutral. 15.0 UTILITIES 15.1 The potential constructional effect is assessed as nil and not significant. Short term potential effects during the construction phases are considered to be minor. 15.2 The potential Post-completion effect is also assessed as negligible and not significant. The site, during operation, will not impact on the baseline conditions. Information gathered in relation to the baseline site conditions, when considered in the context of the development proposals and proposed mitigation; does not identify any significant environmental effect or constraint on development. 16.0 CONCLUSIONS AND CUMULATIVE IMPACTS 16.1 This EIA has found that the Proposed Development would have few residual effects of more than minor significance, whether adverse or beneficial. 16.2 One area where substantial effects would arise would be in the positive socioeconomic impacts of the development. The application proposals will result in substantial and demonstrable benefits in terms of meeting the need for new homes in 18
a sustainable manner, fostering economic development and further underpinning the sustainability of Cranbrook. 16.3 The potential for cumulative impacts arising as a result of the Proposed Development in combination with development of additional and adjacent sites in the immediate areas, have been considered as part of the environmental assessments undertaken within this ES. The nature of the cumulative impacts have been set out in full and will for instance be related to traffic impacts. In this regard the expansion proposals will make a positive cumulative impact by ensuring new housing development is well located in relation to the employment proposals in Exeter and to its east and is in a location very well served by sustainable transport options. 16.4 In overall terms, the outcome of the EIA is that significant beneficial effects are substantial, significant adverse effects are limited and beneficial effects outweigh adverse effects. 19
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