LAND AT PARK MILL FARM, PRINCES RISBOROUGH ENVIRONMENTAL STATEMENT SUPPLEMENT NON-TECHNICAL SUMMARY

LAND AT PARK MILL FARM, PRINCES RISBOROUGH ENVIRONMENTAL STATEMENT SUPPLEMENT NON-TECHNICAL SUMMARY May 2016

CONTENTS CONTENTS... i 1 Introduction... 1 2 The Proposed Development... 3 3 Need and Alternatives Considered... 9 4 Consultation, Scope of Assessment and Methodology... 12 5 Summary of Environmental Effects... 15 6 Further Information... 30 May 2016 i

1 Introduction 1.1 Halsbury Homes Ltd (the Applicant) proposes residential development at Park Mill Farm, Princes Risborough, Buckinghamshire. The proposed development site is located on the north west edge of Princes Risborough, approximately 500 metres from the centre of the town and to the south west of the A4129. The site location is shown in Figure 1. 1.2 The development, known as Land at Park Mill Farm, comprises up to 500 new dwellings, public open space, landscaping, new accesses and improvements to existing public transport infrastructure. The Purpose of This Document 1.3 The site was the subject of a planning application in 2010 for residential and mixed use development. The application was accompanied by an Environmental Statement, which reported the findings of the Environmental Impact Assessment (EIA) process. The currently proposed Park Mill Farm development is similar in nature to the 2010 development. Therefore, a process of EIA has been undertaken in accordance with UK legal requirements to identify the likely significant environmental effects of the proposed development. An Environmental Statement was produced in 2015, setting out the findings of the assessment process. 1.4 In response to a formal request for further information made by Wycombe District Council under Regulation 22 of the EIA Regulations, an ES Supplement has been prepared. The request for further information related to the following topic areas: Odour; Traffic and Transport; and Flood Risk. 1.5 The purpose of this document is to replace the of the October 2015 Environmental Statement in order to provide a single, incorporating a summary of the updated information provided in the ES Supplement. 1.6 Details of how to view the full Environmental Statement or the ES Supplement and obtain further copies of this are provided at the end of this document. May 2016 1

Figure 1 Site Location Plan May 2016 2

2 The Proposed Development The Site and Surrounding Area 2.1 The site comprises an area of approximately 20.7 hectares of predominantly open agricultural land (see Figure 1). 2.2 The Princes Risborough to Aylesbury railway line lies to the south east of the project site, which separates the site from existing residential development at the edge of Princes Risborough and from a recreation ground (Wades Park) associated with Risborough Springs Swim and Fitness Centre. To the south west of the site, a number of land uses border the site, including the Princes Risborough to Banbury railway line (separated from the site by a belt of vegetation), a wastewater treatment works and development adjacent to Summerleys Road. 2.3 To the north east of the site lies an area of industrial and commercial land use along the A4129 Longwick Road. The project site extends to Longwick Road adjacent to Old Oak Farm. Beyond this to the north of the project site lie open agricultural fields. The village of Longwick is located approximately 750 metres to the north west of the site. 2.4 The majority of the project site constitutes agricultural land with a relatively flat topography. 2.5 Existing vehicular access to the site is via surrounding land or by using the bridge under the railway at Mill Lane, which leads on to Summerleys Road. This bridge also provides access to other properties on Summerleys Road and to the Thames Water wastewater treatment works. There is currently no direct vehicular access between the project site and Longwick Road. 2.6 The key constraints for the site and surrounding area are shown in Figure 2. Description of Development 2.7 The project includes the following key components: New dwellings: Up to 500; Public open space, incorporating formal and informal areas; Landscape strategy, including retention of existing features and new planting; New access from A4128 Longwick Road for vehicles, pedestrians and cyclists and secondary accesses from Longwick Road and from Summerleys Road for pedestrians and cyclists; and Improvements to existing public transport infrastructure. 2.8 The key components of the project are shown on Figure 3. May 2016 3

Figure 2 Constraints Plan May 2016 4

Figure 3- Indicative Masterplan May 2016 5

Residential Development 2.9 The project comprises up to 500 dwellings, including 2 and 3 bedroom terraced and semidetached houses as well as larger 3 and 4 bedroom semi-detached and detached houses, with an emphasis on providing family accommodation to meet local needs. Landscaping 2.10 The project makes provision for a total of approximately 6.92 hectares of open space, including public open space and planting (including tree planting areas serving both as landscape screening and providing ecological habitat). Together, the landscape and open space strategy provides a combination of areas that are formally landscaped and more informal recreational areas and planting around the periphery of the site. 2.11 An indicative landscape strategy has been designed for the project, taking into account existing ecological and landscape constraints and opportunities. The landscape strategy includes the following: Open space for amenity and informal recreation, including the proposed Common on the western side of the site. Open space areas would include formal areas for play and natural play spaces integrated to provide informal play throughout the development; Recreational open space, including amenity space, parkland and allotments, together with areas of habitat creation; Substantial belt of structural tree and shrub planting on the edge of the site, along the proposed entry corridor from Longwick Road and through the Central Park/Green Spine, flanking either side of the proposed road through the centre of the site, in order to provide a clear transition between landscapes and soften the visual impact. Large specimen trees would be provided to punctuate visual corridors and draw views towards higher ground. Planting within the site would comprise native and locally appropriate species, reflecting local landscape and townscape character; The sustainable drainage strategy would include the use of features, such as swales and an attenuation basin, providing green infrastructure and strong habitat potential; and Materials used for surfacing would reflect local vernacular, including blocks, setts and gravel for footpaths and shared paths across the site, appropriate to the type of user. Access 2.12 The primary access from Longwick Road would provide a route for vehicular traffic and a segregated walking and cycling route. Access within the site would be provided for pedestrians, cyclists and vehicles, with the internal street layout designed to minimise speeds and giving priority to pedestrian and cycle movements. 2.13 In addition, there are two existing points of access that would be retained as secondary accesses for pedestrian and cyclist use as follows: May 2016 6

From Longwick Road using the existing right of way; and From Summerleys Road using the bridge under the railway. This route would also provide emergency access. 2.14 Parking would be arranged on the site to suit the housing type, including car ports, garages, undercrofts and parking to the front of the property, in laybys (creating traffic calming) or within overlooked courtyards. Approximately 800 car parking spaces would be provided as part of the project to account for all occupant and visitor demand. 2.15 Safe and secure cycle parking facilities would be provided. Improvements to Highway Network 2.16 Improvements to existing bus, pedestrian and cycle facilities are proposed as part of the project. These improvements would include: Provision of a high quality walk and cycle route along the south west of Longwick Road, extending and improving the existing network; Introduction of traffic calming measures along the south west side of Longwick Road; Additional bus stops close to the project site, with bus shelters for the stop into Princes Risborough; Provision of a toucan crossing over Longwick Road directly to the south of the junction with Brooke Road/Wellington Street; The development will contribute towards a new local bus services to serve the site, provide links with the railway station and offer significant improvement in local public transport accessibility. The route would use diesel electric hybrid buses to reduce noise and air quality effects. Drainage and Flood Risk 2.17 A Flood Risk Assessment has been undertaken for the project. As part of this work, an overall strategy for surface water drainage at the site has been developed. The strategy includes the use of surface water attenuation measures and Sustainable Drainage Systems. 2.18 The principle of the drainage strategy is to collect surface water runoff form the project site and discharge to Kingsey Cuttle Brook at the greenfield runoff rate. This approach would also slightly reduce the rate of runoff to Summerleys Stream, providing benefits to existing properties on Summerleys Road. May 2016 7

Construction Phase 2.19 Construction works would be undertaken in accordance with a Construction Environmental Management Plan (CEMP), approved by Wycombe District Council prior to commencement of the works. The current programme indicates a total construction period of approximately four years. Working hours are likely to be 07:00 to 19:00 hours Monday to Friday, 07:00 to 13:00 hours on Saturday and at no time on Sundays or on public or bank holidays. These hours would be subject to agreement with the local planning authority. In the event that works are required outside of these hours in exceptional circumstances, this would be agreed with the local planning authority prior to commencement of the activity. 2.20 The broad sequence of construction activities is likely to be: Enabling works (archaeological investigations, ground investigations where appropriate and arboricultural works); Site preparation: Construction of main site access to allow access for construction vehicles, setting up of working areas, existing utilities diversions if necessary and earthworks/regrading of the site; Construction of substructure; Provision of infrastructure, including construction of internal roads, drainage works and sewage pumping station; Erection of superstructures, including building finishes; Fit out of buildings; and Landscape works: Planting and soil preparation in accordance with the landscape strategy. 2.21 The project site would be fenced during construction. It is the intention of the applicant that the site would be registered under the Considerate Constructors Scheme or locally recognised certification scheme. Summary of Key Parameters 2.22 The table below provides a summary of the key parameters which have formed the basis for the assessment of effects. Table 1: Key Parameters for Environmental Assessment Element of Development Key Parameter for EIA Total Site Area 20.7 hectares Developable Area 11.9 hectares Number of dwellings 500 Maximum building height 3 storeys Number of car parking spaces 800 Area of public open space, landscape and ecological planting 6.92 hectares May 2016 8

3 Need and Alternatives Considered Need for the Development National Policy Context 3.1 The National Planning Policy Framework sets out the need for new sustainable housing. With respect to housing development, Section 6 of the NPPF sets out national policy for delivering a wide choice of high quality homes. Paragraph 47 states that in order to significantly boost the supply of housing, local planning authorities should identify and annually update a supply of specific deliverable sites sufficient to promote five years worth of housing against their housing requirements, with an additional buffer of 5%. This buffer would increase to 20% for local authorities that have a record of persistent under delivery. 3.2 The Government has also published its Planning Practice Guidance. This guidance sets out the approach to the assessment of housing need and requires the scale of demand for housing to be identified by local planning authorities. Local Policy Context 3.3 The site lies within the administrative boundary of Wycombe District Council. The Local Plan includes a number of saved policies in relation to housing and sets out a number of sites allocated for housing development in order to meet the residential requirement. Park Mill Farm was set out as an allocation within the Local Plan and was identified in Policy H2(k) as having capacity for up to 570 dwellings. 3.4 The local planning authority is working towards the production of a new Local Plan. As part of this process, a number of more recent documents have been produced. The 2015 housing and economic needs assessment identifies that there is a need to increase housing delivery in Buckinghamshire to ensure that there would be sufficient housing to accommodate workers in the area. The study identified a need for 50,000 dwellings for Buckinghamshire over the 20 year period 2013-33, equivalent to an average of 2,500 dwellings per year. The equivalent figures for Wycombe district were 15,011 dwellings or 751 dwellings per annum. 3.5 The 2016 housing and economic land availability assessment states that as of 1 April 2015, Wycombe district did not have a five year housing land supply. Overall, a significant shortfall was identified when compared to the requirement. 3.6 Overall, therefore, there is a clear need for housing within Wycombe district, identified through the Local Plan and the emerging documents informing the new Local Plan. The adopted Local Plan assumes that Park Mill Farm would form part of the housing required to meet that demand. Alternatives Considered 3.7 As set out above, Policy H2(k) of the Local Plan allocated 26.2 hectares of land at Park Mill Farm as having capacity for up to 570 dwellings. No alternative sites have been considered by the Applicant, as the Applicant can deliver the proposed development on the application site and Wycombe District Council, who considered the suitability of alternative sites at the time of the May 2016 9

preparation of the Wycombe Local Plan, has recognised the suitability of the site for residential development. The suitability of the site has also been confirmed in proposals by the local planning authority for the expansion of Princes Risborough at a scale well beyond the capacity of Park Mill Farm. 3.8 Several designs for the project have been considered before arriving at the final layout and the evolution of the layout has been informed by: The constraints on the application site; The key design principles underpin the Concept Masterplan; and Feedback from previous consultations. 3.9 The EIA process has influenced the iterative design process for the project, through the identification of the above constraints and identification of environmental effects. Therefore there have been a number of iterations and refinements to the layout of the project. 3.10 An evaluation of site constraints and opportunities was undertaken to inform the site layout and design. Factors considered at this stage included: Preservation and protection of existing site features; Adjacent land uses and nearby residential buildings; Existing sources of noise from the adjacent railway lines and the A4129; Existing railway links, highway links and highway safety; Sustainable housing standards; Flood risk; Existing views and landscape character; and Wycombe District Council s aspirations to provide a strategic route to land north west of Princes Risborough. 3.11 In recognition of these site constraints, the project design has evolved to minimise environmental effects, where appropriate. Key features incorporated into the design include: Retention of key habitat areas, such as the veteran trees along the northern boundary, and provision of connective habitats, buffer habitats and green spaces, allotments and native planting; Provision of a buffer zone around existing the adjacent Sewage Treatment Works; Effective use of the site through appropriate densities in terms of scale, height and massing, and its relationship with the adjoining built and landscape environment; May 2016 10

Retention of Public Rights of Way where possible; Delivering of a strategic route with a central alignment through the site, providing an opportunity to connect to the Station and to the north of the site; and Facilitation of Network Rail s intention to rationalise existing at grade crossings of the railway line and provide a grade separated solution. 3.12 Further details are provided in the Environmental Statement and in the Design and Access Statement submitted with the application. May 2016 11

4 Consultation, Scope of Assessment and Methodology Scoping and Consultation 4.1 Scoping is the process of identifying the issues to be addressed in the EIA process. This process sets the context for the assessment process. 4.2 An EIA Scoping request was made for the application and was submitted to Wycombe District Council in April 2010. A Scoping Opinion was provided in May 2010. This was used to inform the scope of the October 2015 Environmental Statement. 4.3 Responses were received from a range of consultees contacted by the local planning authority. Taking into account the nature, size and location of the proposed development, the information provided with the Scoping Opinion and other consultation responses provided throughout the assessment process, the following topics have been covered within the EIA process: Table 2: Information Provided within the Environmental Statement Structure of the ES Summary of the ES using non-technical terminology Glossary Chapter 1 Introduction Chapter 2 The Site Chapter 3 Project Description Chapter 4 Construction Process and Programme Chapter 5 Need and Alternatives Considered Chapter 6 Environmental Assessment Methodology Chapter 7 Socio-economics Chapter 8 Landscape and Visual Impact Assessment Chapter 9 Ecology and Nature Conservation Chapter 10 Traffic and Access Chapter 11 Air Quality and Odour Chapter 12 Noise and Vibration Chapter 13 Water Resources and Flood Risk Chapter 14 Cultural Heritage Chapter 15 Agriculture and Soil Resources Chapter 16 Geology, Hydrogeology, Ground Conditions and Contamination Chapter 17 Summary of Mitigation and Monitoring Chapter 18 Summary of Effects and Significance 4.4 Effects on other aspects of the environment are not likely to be significant. The topics scoped out of the assessment include: Planning policy; Material Assets; and Radiation and heat. 4.5 In addition to the information provided in the October 2015 Environmental Statement and in response to the request for further information by Wycombe District Council, the ES Supplement provides further information in relation to the following: May 2016 12

The results of odour modelling; An updated assessment of the effects in relation to traffic and transport; An updated assessment of the effects in relation to noise, taking into account the updated traffic flow data; and An updated assessment of the effects in relation to flood risk. 4.6 This provides a summary of the findings of the EIA process, including the information provided in response to the request for further information. Environmental Assessment Methodology 4.7 EIA is a means of identifying and collating information to inform an assessment of the likely significant environmental effects of a development. For each of the key environmental topics in the Environmental Statement, the following have been addressed: Methodology and assessment criteria; Description of the environmental baseline (existing conditions); Identification of likely effects and evaluation and assessment of the significance of identified effects, taking into account any measures designed to reduce or avoid environmental effects which form part of the project and to which the developer is committed; Identification of any further mitigation measures envisaged to avoid, reduce and, if possible, remedy adverse effects (in addition to those measures that form part of the project); and Assessment of any cumulative effects with other developments planned in the area. 4.8 In terms of significance, effects are described using the following scale: Substantial: Only adverse effects are normally assigned this level of significance. They represent key factors in the decision making process. These effects are generally, but not exclusively, associated with sites or features of international, national or regional importance that are likely to suffer a most damaging impact and loss of resource integrity; Major: These beneficial or adverse effects are considered to be very important considerations and are likely to be material in the decision making process; Moderate: These beneficial or adverse effects may be important, but are not likely to be key decision making factors. The cumulative effects of such factors may influence decision making if they lead to an increase in the overall adverse effect on a particular resource or receptor; Minor: These beneficial or adverse effects may be raised as local factors. They are unlikely to be critical in the decision making process, but are important in enhancing the subsequent design of the development; and May 2016 13

Negligible: No effects or those that are beneath levels of perception, within normal bounds of variation or within the margin of forecasting error. May 2016 14

5 Summary of Environmental Effects 5.1 This section provides a summary of the findings of the environmental assessment process. For full details of the assessments, please refer to the Environmental Statement and ES Supplement. Socio-economics 5.2 Both the local planning policy documents and the local community in Princes Risborough have for a period of time identified concerns that a lack of new housing development is leading to a declining and ageing population, resulting in a range of issues that can be described as problems of decline. The available evidence suggests that these concerns are well-founded. The population in Princes Risborough has not grown at the same rate as Wycombe District and the nation as a whole. It is clear from recent studies and reports that there is still a need for new development in the town and recognition that this could help to address and residual issues relating to decline. 5.3 If the town is to enjoy a more prosperous future, then significant development is required to set it on a different trajectory. Wycombe District Council has recognised that this is an appropriate way forward and one that will also deliver additional housing required to meet the needs of the District as a whole. 5.4 The proposed development at Park Mill Farm can only have beneficial effects in relation to the twin aims of re-vitalising the social structure of Princes Risborough and providing urgently needed housing, both in its own right and as a logical first phase of a much larger expansion of the town. Without the development, the population of the town is unlikely to rise much above the 2011 census figure in the medium term based on the limited potential for new housing from other sources. Whilst the additional population arising from Park Mill Farm has implications for additional infrastructure requirements, these would be addressed via contributions and thus the effects of the development on community facilities such as schools, medical practices and the police would be negligible. The additional population could give rise to increased expenditure in the town centre, improving the overall viability of the town as a retail destination, which would be a minor beneficial effect. The overall socio-economic effects are assessed as a long term moderate beneficial effect due to the increase in population, with a significant boost to under 16 and middle to older adult population age groups. 5.5 The cumulative increase in population would contribute to the reversal of decline identified by the community and would not change the long term moderate beneficial significance of effect. 5.6 The project would also have a minor beneficial impact in terms of job creation during the construction phase. The cumulative effect of the additional jobs created by both the Park Mill project and other proposed developments in the planning process, in context of relatively high levels of unemployment beyond the immediate study area, would not change the overall significance of the effect. Landscape and Visual Impact Assessment 5.7 The application site is located at the western edge of Princes Risborough and can be divided into two distinct areas: the main agricultural field, including a section divided by post and wire fencing May 2016 15

for pony paddocks; and a corridor of scrub and rough grassland in a spur to Longwick Road in the north-eastern corner. To the south-west of the site is the Princes Risborough to Banbury railway line. 5.8 The site is very gently sloping from the south-eastern boundary, at an elevation of approximately 100 metres Above Ordnance Datum (AOD), down to approximately 95 metres AOD at the stream that forms the northern boundary of the application site. 5.9 There are few notable landscape features on the site. To the south, intermittent native deciduous scrub follows the boundary with the Princes Risborough to Aylesbury railway line. To the northeast the boundary with the industrial site off Longwick Road is a substantial native deciduous hedgerow. Between the north-eastern corner of the field and the spur towards Longwick Road, is a dense area of deciduous scrub woodland with a number of maturing specimens. 5.10 The spur in the north-eastern corner is mainly formed of rough grassland and ruderal species with a number of deciduous canopy tree species. The boundary with Oak Tree Farm is formed by deciduous scrub species which largely screen the buildings of Oak Tree Farm from this area. East of the railway line the boundary with the town is formed by houses, residential gardens and open space. 5.11 A Landscape and Visual Impact Assessment has been undertaken in accordance with guidance produced by the Landscape Institute and the Institute of Environmental Assessment and Management. This has considered the likely effects of the project on the existing character of the landscape and views. 5.12 The assessment found that the site s landscape and visual inter-relationship with the town and wider countryside are strongly influenced by the area s topography and the strong belts of trees, hedgerows, woodlands and built form in the surrounding landscape. This results in the site being visually well contained with the wider landscape and only close open views of the site being available from within the immediate site area and distant views from elevated locations to the east. 5.13 The design of the project and integral landscape proposals include the retention of as much of the existing boundary vegetation as possible and new tree, structure and hedgerow planting, which would both improve screening and help to assimilate the development into the surrounding landscape. 5.14 The assessment found that during the construction period none of the landscape character areas assessed would experience significant adverse effects (major or above). Of the sixteen viewpoints identified, three viewpoints within the site would experience a temporary significant adverse effect. 5.15 With respect to operation, the assessment of the project found that none of the character areas would experience a significant adverse effect over the long term. Therefore, the operational effect would not be significant in the context of the existing landscape character. The project would not detract from the character or appearance of the Area of Outstanding Natural Beauty or the Ridgeway. May 2016 16

5.16 Of the sixteen viewpoints assessed, three viewpoints within the site would experience a major adverse effect immediately after construction. Although views from public rights of way and properties would undergo significant change, the proposed development would be of a similar character to the residential district of the town and the scale of the development, density and layout would not be uncharacteristic in this context. Over time, the landscape design would mature to assimilate the new development with the existing settlement and soften views from sensitive visual receptors. 5.17 When viewed from the wider area, it is considered that the project would give rise to very limited adverse effects 5.18 In addition to the Park Mill Farm development, eight other sites around Princes Risborough may come forward for development. The predicted cumulative effects of these developments over and above those relating to Park Mill Farm have also been assessed. These additional developments, if consented, would result in some additional built development around Princes Risborough and Longwick and extend the intensity of the settlement area within both the Vale character area and Chalk Foothill character area. During the construction phase, there is some potential for temporary effects on landscape character due to potentially overlapping construction phases. However, the assessment found that the Park Mill project would not contribute to significant adverse cumulative effects on the character of the wider landscape or on views from identified receptors. Ecology and Nature Conservation 5.19 A suite of ecological survey and assessment has been undertaken within the study area in order to describe the baseline conditions at the site, identify the key ecological receptors which may be affected by the project, and assess the likely effects on those receptors. 5.20 Survey work was undertaken at the site in 2003, 2005 and 2010 to inform previous planning applications. In relation to the current project, ecology survey work was undertaken in 2015 to ensure the most current survey data was used to inform the assessment. Surveys have been undertaken for habitats (Phase 1 habitat survey), bats, badgers, great crested newts, reptiles and breeding birds. In addition, a desk study has been undertaken to identify relevant statutory and non-statutory designations, and obtain previous records of protected or notable species from the area. 5.21 The survey work and desk study identified the following key features: There is one statutory site of international and national conservation value of relevance Windsor Hill Site of Special Scientific Interest/Chiltern Beechwoods Special Area of Conservation is located 1.5 kilometres east of the site. There are two further statutory designations of relevance Brush Hill Local Nature Reserve and Whiteleaf Hill Local Nature Reserve are located approximately 1.5 kilometres east of the site. There are two non-statutory designations of relevance Summerleys Cottage Wood Biological Notification Site 0.19 kilometres west, and Longwick Bog Local Wildlife Site May 2016 17

0.3 kilometres north of the site. 5.22 Survey work has identified that the site is dominated by arable land with small areas of grassland, trees, scrub and hedgerows. The habitats identified are common, widespread and of low ecological value (Figure 4). Two veteran trees are present on the northern site boundary which are of higher value and would be retained. The site at the time of the survey was intensively managed and subsequently plant diversity was low. 5.23 Survey work has identified bat roosts in two veteran crack willow trees on the northern site boundary. The roosts are likely to be used by small numbers of common pipistrelle as a day roost. These trees would be retained and protected as part of the project and buffered from the new built environment by an area of allotments and native planting. Mitigation would ensure that bats which may be using the trees during construction are not disturbed, and the operational lighting design would minimise effects on bats by minimising direct and indirect lighting of habitats and features used by bats. 5.24 Survey work has identified a low level of bat foraging and commuting activity across the site, with activity dominated by pipistrelle bats. Activity was likely to be low due to the arable nature of the site, which is not optimal foraging habitat for bats. Suitable commuting and foraging habitats, such as tree lines, would be retained and protected as part of the project, and enhanced by provision of new green infrastructure. 5.25 No badger setts are currently present within the site. Nonetheless, badgers may utilise the site for foraging to some extent. Badgers may benefit from habitats within open space within the development, but conversely may be at a slightly increased risk of road traffic accidents. 5.26 Survey work has identified that small numbers of grass snake occur within the site, associated with the grassland, scrub and watercourse in the area of the proposed access road, and the northern boundary. Mitigation would be implemented prior to construction to ensure that grass snakes are displaced away from the construction area. 5.27 Survey work for great crested newts has concluded they are likely to be absent from the site. A small population of smooth newts was recorded in a waterbody off-site during the surveys, and may use suitable areas of the site as terrestrial habitat. 5.28 Breeding bird surveys recorded a number of common bird species, with most activity being associated with the grassland and scrub where the proposed access road would be located. Notable species recorded in this area included house sparrow and song thrush, which, although common, have experienced significant declines in numbers. Two notable farmland bird species were recorded in the arable areas skylark and linnet. Red kite was recorded flying over the site and roosting in adjacent trees; this species receives additional legal protection, but is particularly common in this area. Mitigation would be implemented prior to any vegetation removal during the breeding season to ensure any active bird nests are protected. 5.29 By assessing the habitats present, it was determined the site was unlikely to support any notable invertebrate populations. The proposed new green infrastructure would be likely to enhance the site for invertebrates. May 2016 18

5.30 Although habitat would be lost under the footprint of the development, this is primarily arable land, and would be replaced in part, by a more diverse range of habitats including grassland, orchard, allotments, swales or water attenuation basin, and native tree and shrub planting, which would result in a net biodiversity gain for the site. 5.31 By implementing mitigation, no significant adverse effects are expected on the ecological features of the site for the construction phase. 5.32 Significant adverse effects are not anticipated during operation of the development. With the proposed new green infrastructure implemented and established, minor beneficial effects (not significant) are anticipated for habitats, mammal species such as fox, reptiles, amphibians and invertebrates. 5.33 Significant beneficial effects are anticipated for roosting bats once the development is completed. This is due to the retention and protection of existing features suitable for roosting bats as part of the project, coupled with the increased opportunities created for roosting within the new buildings, which would be linked to surrounding foraging habitats by new green infrastructure. The assessment has considered the cumulative effects with other proposed developments, including effects on designated sites. Overall, no significant cumulative effects have been identified. May 2016 19

Land at Park Mill Farm, Princes Risborough: Environmental Statement Figure 4 Phase 1 Habitat Survey May 2016 20

Traffic and Access 5.34 Summerleys Road, to the southwest of the site, forms a signalised crossroad junction with the B4444 and the access road for Regent Park industrial estate. The B4444 routes between the priority T- junction with Picts Lane to the west of the town centre to the priority T junction with the B4009 Lower Icknield Way south-west of Longwick village. There is currently no direct vehicular access at all between the eastern portion of the site and A4129 Longwick Road. Longwick Road is subject to the derestricted national speed limit north of the access for Hypnos Ltd industrial land, and is 30 mph from Hypnos Ltd to Princes Risborough. Both the B4444 west of the site and the A4129 east of the site link with Princes Risborough town centre and the A4010, which is the main highway link through its centre. 5.35 The potential impacts of the traffic generated by the proposed development have been assessed, including the impacts of the traffic generated during the construction phase, effects during operation when it is fully occupied by residents and cumulatively with other known developments in the area. 5.36 The local roads have been characterised within and around the site through the evaluation of traffic survey data, records of Personal Injury Accident data, site visit notes and desk studies. Subsequently, the chapter presents an assessment of the potential impacts of the development related traffic on noise and vibration, visual effects, severance, driver delay, pedestrian delay, pedestrian amenity, accidents and safety, hazardous loads and dust and dirt. Details of mitigation that has been incorporated into the proposals are also presented. 5.37 The assessments undertaken have considered the change in traffic flows along the road network as a result of the project. The assessments have been made relative to the baseline conditions, which mean that roads with small baseline traffic volumes are more sensitive to changes in traffic in comparison to those with larger baseline traffic volumes. 5.38 The predicted changes in traffic volume along the road network are predicted to be small. In accordance with current guidance, assessments were made of the change in traffic upon visual effects, severance, driver delay, pedestrian delay, pedestrian amenity and accidents and safety. These assessments predicted that no significant effects would arise. 5.39 Similar assessment has been undertaken for cumulative traffic flows, considering the effects of the Park Mill project together with other proposed developments. This assessment predicts that no significant effects would arise. Air Quality and Odour 5.40 Wycombe District Council has designated an Air Quality Management Area along the M40 throughout the district. The designation is due to high levels of Nitrogen Oxide attributable to emissions from vehicles using the M40. The Air Quality Management Area is approximately 12 metres wide, but this width increases slightly at junctions. It lies approximately 11 kilometres to the south of the site and it is highly unlikely that the project would have any impact on this designation. 5.41 An assessment of air quality and odour has been undertaken, considering the air quality and odour effects from the construction phase and once the project is fully operational. May 2016 21

5.42 During the construction phase, the most important consideration is dust. Without appropriate mitigation, dust could cause temporary soiling of surfaces, particularly windows, cars and laundry. The mitigation measures proposed (including a Dust Management Plan) would ensure that the risk of adverse dust effects is controlled to a level categorised as not significant. 5.43 For the operational phase, arrivals at and departures from the project site may change the number, type and speed of vehicles using the local road network. Changes in road vehicle emissions are the most important consideration during this phase of the development. 5.44 Detailed atmospheric dispersion modelling has been undertaken for the first year in which the development is expected to be fully operational, which is 2017. Pollutant concentrations are predicted to be well within the relevant health-based air quality objectives at the façades of both existing and proposed receptors. Therefore, air quality is acceptable at the development site, making it suitable for its proposed uses. The operational impact of the project on existing receptors is predicted to be negligible, taking into account the changes in pollutant concentrations and absolute levels. Using the significance criteria adopted for this assessment together with professional judgement, the operational air quality effects are not considered to be significant. 5.45 There is the potential for odour effects as a result of the existing Sewage Treatment works and the results of the assessment undertaken predict that the odour effect is likely to be negligible to slight at the project site, with the exception of a limited area (to the north and the southeast of the Sewage Treatment Works). This has informed the design of the project and it is proposed that no residential development would be located within these limited areas. With these design measures in place, no significant effects associated with odour are predicted for future residents within the site. 5.46 Effective implementation of relevant mitigation measures at all sites would ensure that the risk of cumulative effects is minimal and as a result no significant effects are anticipated. Noise and Vibration 5.47 An assessment of the likely noise and vibration effects associated with the project has been undertaken. The assessment focuses on the likely effects during construction and the effects of noise from off-site traffic generation associated with the use of the project. An assessment of the suitability of the application site for residential use is also provided. 5.48 The potential noise and vibration effects from the construction and operation of the project on the surrounding environment have been assessed qualitatively and quantitatively, as appropriate. The significance of effects has been determined on the basis of the relevant British Standards and planning policy. Baseline sound and vibration levels have been determined from site surveys and sound propagation models. 5.49 Sound and vibration levels in the area are primarily influenced by transportation sources, i.e. the Chiltern Main Line railway; the Princes Risborough to Aylesbury railway; and Longwick Road. 5.50 Construction noise and vibration would be minimised through the implementation of a Construction Environmental Management Plan in accordance with best practice. On this basis, the significance of effects in terms of construction noise and vibration would be no greater than minor adverse, which would not be significant. May 2016 22

5.51 The significance of the effects of noise from road traffic during operation of the project would be negligible. 5.52 An alternative means of ventilation would be provided to proposed properties to reduce the existing and potential future effects of noise from the local environment where necessary. With such measures in place, the design of the project would ensure that existing noise sources would not give rise to an adverse noise effect within the proposed development. Vibration from the railways would not be expected to give rise to adverse vibration effects within the proposed development. 5.53 Noise effects due to operational traffic in the context of the potential additional traffic associated with other cumulative schemes would not be significant. Water Resources and Flood Risk 5.54 An assessment of the likely significant effects of the project on water resources and flood risk has been undertaken. This includes consideration of water quality impacts, changes in local hydrology and flood risk, and impacts on local utility infrastructure. 5.55 The key receptors to hydrological impacts are considered to be the Kingsey Cuttle Brook, which passes through the north of the site, and the Summerleys Stream, which borders the south of the site. These watercourses are classified as ordinary (non-main) watercourses and are not used for sensitive abstractions or recreational use. However, they are locally important receptors as well as being a key source of flood risk within the area. The underlying groundwater is also a potential receptor to site impacts. Key receptors to changes in flood risk include construction workers and future site occupants. 5.56 A Flood Risk Assessment has been prepared for the site. This demonstrates that the site is located almost entirely within Flood Zone 1, which is classified as being at a low probability of fluvial (river) flooding. An area of Flood Zone 2 associated with Summerleys Stream encroaches fractionally onto the southern site boundary. A narrow, linear flood risk zone exists along the course of the Kingsey Cuttle Brook. This area of surface water risk is also indicative of a localised fluvial (river) flood risk along this watercourse. The Flood Risk Assessment also identifies a potential groundwater flood risk within the area due to high groundwater levels within the underlying aquifers. No previous flooding incidents have been recorded at the site from any source. However, a number of groundwater flooding incidents have been recorded within the wider Princes Risborough area. No previous sewer flooding incidents have been recorded at the site. 5.57 Mitigation measures proposed to be included during the construction phase include preparation of a Construction Environmental Management Plan to control any risks associated with accidental releases of materials and contaminated runoff, and the installation of a temporary drainage system to ensure there is no increase in flood risk during the construction phase. Water efficiency measures would be used to minimise water usage and a Flood Management Plan will be prepared to ensure the safety of construction workers. 5.58 During the operational phase, a Sustainable Drainage Strategy is proposed, which would restrict surface water runoff to greenfield rates through provision of on-site storage within swales and May 2016 23

ponds / basins. The strategy would ensure that there would be no increase in flood risk as a result of the proposed development, and would also provide water quality treatment prior to discharge to the Kingsey Cuttle Brook. The strategy proposes a reduction in the volume of discharge to the Summerleys Stream which would result in a slight improvement to flood risk to the existing properties along Summerleys Road to the south of the site. The developer will work with Thames Water to ensure the development is phased to enable any required upgrade works to the water supply and foul sewer systems to be completed prior to occupation. A sequential approach has been taken within the application boundary, positioning the properties in the parts of the site identified to be at a low risk of flooding from all sources. Flood risk mitigation measures are described in the Flood Risk Assessment, and include raising finished floor levels and careful design of the access road crossing over Kingsey Cuttle Brook to ensure the development remains safe over its lifetime. 5.59 Overall, on the basis that the proposed mitigation measures are implemented, the significance of effects on water resources and flood risk during construction is considered to be negligible to minor adverse. The significance of effects on water resources during the operational phase is considered to be negligible to minor adverse and the significance of effects on flood risk during the operational phase is considered to be minor beneficial. 5.60 Although some of the cumulative schemes result in surface water discharges to the same watercourse, the developments would not cumulatively result in a significant adverse effect on flood risk or water quality as it is assumed the schemes would be subject to the same requirements and measures to protect water quality and prevent the risk of flooding. 5.61 None of the potential effects identified on water resources and flood risk are considered significant in terms of the EIA Regulations. Cultural Heritage 5.62 There is one scheduled monument ( The Mount ) located within a 1 kilometre radius of the project site. This is located some 170 metres southeast of the site. There are 68 listed buildings located within a 1 kilometre radius of the site, and these mostly lie within the built development of Princes Risborough. No listed buildings lie within 250 metres of the site (Figure 5). 5.63 The Princes Risborough Conservation Area covers the historic core of the town and is located 170 metres southeast of the site at its nearest point. The Alscot Conservation Area comprises the historic core of Alscot and is located some 220 metres north of the site at its nearest point. 5.64 There are a number of recorded archaeological remains in the wider area; ranging in date from the prehistoric to the post medieval. There is evidence for Iron Age activity within the site area in the form of cut features and flints that have also been recovered from the site. 5.65 The effects of the project on the historic environment were assessed during the construction and operational phase. This includes an assessment of the likely significant effects of the project on heritage assets in terms of archaeology, built heritage and the historic landscape. 5.66 Mitigation measures comprise a programme of topsoil stripping and archaeological excavation and recording to be phased ahead of development. Based on this, the construction effect of the project on the Iron Age Settlement Site and flint artefacts would not be significant. May 2016 24

5.67 There are a number of designated assets in the wider area and the effect, if any, of the proposed development on these has been assessed. No mitigation measures other than those built into the design of the project against effects on the settings of designated assets are envisaged as being necessary. 5.68 Overall, there would be no significant effects on any heritage assets. 5.69 There would be no cumulative effects on either below ground archaeology or on the settings of designated assets as a result of the project in conjunction with any of the other proposed schemes in the area. May 2016 25

Figure 5 Designated Assets May 2016 26