Technical Appraisal

ARBORICULTURAL AND TREES

A tree survey and constraints report was undertaken by Marlow Consulting Ltd as part of the outline consent. Within Phase 1 overall the vegetation is largely limited to the boundaries of the site with existing hedgerows and some trees on the northern, western and southern boundaries of the site which will be retained as part of the development, with the exception of required access points.

Internally, within Phase 1 there is an existing thorn hedge which dissects the site north to south to the east of Balderfields which will not be retained and the loss of this hedgerow was accepted as part of the approval of the Masterplan for the site. Also internally within Part 1 a small group of wild cherry trees within the site and to the south of Balderfield will be lost as well as a central area of coniferous tress which are located centrally within the residential parcel to the south of Shire Lane. It was accepted as part of the outline planning permission and approval of the associated masterplan and parameter plans that these trees and hedgerows would be lost and these are identified on Visual 18.

Existing trees and hedgerows within the curtilage of Balderfields and these will not be impacted upon by the proposals.

The proposed development provides an ideal opportunity to mitigate the loss of these specimens. Significant tree planting is proposed as part of the development as is shown on the accompanying landscape plans for the site.

ECOLOGY

An Ecological appraisal was undertaken as part of the outline consent by FPCR. Phase 1 comprises 5 arable fields with hedgerows around many of the field boundaries. This survey found that for land within Phase 1 ecology did not pose a constraint with no evidence of protected species on site.

The survey found that hedgerow 12 (H12), located to the north of Shire Lane was of moderate to high ecological value, with other hedgerows within the phase being of low to moderate ecological interest.

An updated ecological survey has been undertaken for phase 1 which does not alter these findings, the results of which can be seen on Visual 17 below.

The scheme will provide for the retention of the majority of the hedgerows as already detailed and accords with the principles approved as part of the Masterplan and associated Parameter plans.

In line with the recommendations of the outline Ecological appraisal prepared by FPCR, ecological enhancement measures are proposed with new landscaping, including open water habitats, marginal vegetation, wet grassland, species rich grassland and scrub. Details of these enhancement measures will be detailed in the accompanying landscape plans to the reserved matters submission.

LANDSCAPE VISUAL IMPACTS

The outline application was supported by a Landscape and Visual Impact Assessment (LVIA) and this found that with the application site being flat, tree lined with field boundary vegetation these features quickly control views. From an analysis of the view points, the LVIA found the visibility of the site is generally confined to immediately along the boundary or to locations at a short distance. The LVIA also found that where the site is visible it is always seen in the context of the existing built or urbanising elements such as the industrial estate, pylons, power lines or traffic.

Based upon the existing landscape resource, visual receptors and the amenity of the site, the LVIA identified landscape mitigation measures which will help to integrate the development into the landscape. These principles are identified on Visual 20 below and have been adhered to as part of the development of the layout for Phase 1.

ARCHAEOLOGY

Archaeology was considered in detail as part of the outline consent, with the submission being supported by a Desk Based Assessment (CgMs), a geo-physical survey (CgMs) and an Trial Trenching and associated evaluation report by Wessex Archaeology. These investigation works found that on the overall site there are 3 areas of archaeological interest as identified on the plan opposite. Within these areas there is a need for further archaeological investigation works to be completed and this will be secured by condition 16 of the outline consent when issued.

Within Phase 1 there are 2 areas of archaeological interest which will be subject to further investigation works prior to works commencing on site. Area 1 is located to the north of Shire Lane where an unenclosed Middle/ Late Iron Age settlement with associated ditch and field system and Area 2 is located to the south of Shire Lane where evidence of limestone quarrying and quick lime production dating back to the 19th century was identified.

BUILT HERITAGE ASSETS

The impact of the development on Built Heritage Assets was also considered in detail as part of the outline consent by CgMs. There are no designated heritage assets within the application site. The closest listed building to the application site is the Grade I Listed St. Peters Church in Claypole which is allocated approximately 1.4km to the east of the application site, however the application site is not visible from the Church. The Heritage Assessment concludes that the Church primarily draws its historic and aesthetic significance from its immediate setting of the churchyard and Claypole village itself and these will not be impacted by the proposed development. The spire of The Church of St Peter is visible from parts of the application site, however given the spire is located 1.4km from the application site, the spire is small on the horizon and its dominance is further eroded by the pylons within the site.

The Masterplan approved as part of the outline planning permission was designed so as to provide for extensive buffering between the built development and The Church of St Peter with the provision of open space along the southern and eastern boundaries. This reserved matters submission for phase 1 adheres to all the principles established as part of the approved masterplan.

AIR QUALITY

The outline planning application was supported by an Air Quality Assessment prepared by RSK.

Based upon the masterplan layout submitted and approved as part of this outline consent this assessment found that subject to reasonable mitigation measures, it is not anticipated that the development will have a significant impact during the construction and operational phases. In relation to dust arising from construction activities, the report recommends a dust management plan and for operational mitigation a traffic plan is recommended to encourage sustainable means of transport. These recommendations will be secured by planning condition.

NOISE AND VIBRATION

The outline planning application was supported by a Noise and Vibration Assessment alongside two technical updates prepared by RSK.

This Assessment considered both the impact of the development on existing receptors and the acceptability of the site for residential development. Baseline noise surveys were undertaken which identified the main source of noise was from traffic and for areas within phase 2 and 3 noise was identified from the adjacent industrial units on Sylvan Way. Following modelling the noise assessment concluded that noise and vibration resulting from construction activities could be mitigated by the submission of a Construction and Environment Management Plan.

The operational impact of the development on existing receptors nearby to the site was considered, and with the reduction in speed limits on the local highway which will be introduced as a result of this development, in most cases noise would reduce. Where there is an increase the change is less than 3.0 dBL and it was accepted as part of the outline consent that this impact would be negligible.

In terms of the acceptability of the site, taken on board the following recommendations, which have been incorporated into the approved masterplan, the report concludes that the site is suitable for a residential development and these conclusions were accepted by the local planning authority in the approval of the outline planning application. These recommendations and principles established under the outline consent have been adhered to as part of this reserved matters submission for phase 1.

• Noise barrier along the boundary between the industrial area located adjacent to phase 2 and 3 (3m earth bund and 1.5m acoustic fence on top);

• Landscape stand off area to the A1 on the western boundary, including a 1.4m high bund on that part of the western boundary forming phase 3;

• Use of building massing to shield noise sensitive areas; and

• Reductions in speed limits on the surrounding road network

The report does recognise that for those proposed residential area adjacent to the existing industrial units, further noise monitoring of the industrial units will be required as part of the reserved matters for the relevant parcels.

FLOODING AND DRAINAGE

The outline planning application was supported by a flood risk assessment prepared by RSK and this was approved as part of the outline planning permission with a requirement for a detailed flood risk data for each phase to be approved prior to the commencement of the development.

The majority of the application site is located within flood zone 1, with a small part of the site to the south and east located within flood zones 2 and 3.

The masterplan provides for the majority of the residential parcels to be located in flood zone with a small area of residential provided for within flood zone 3, this approach was however accepted as part of the outline consent and all technical consultees were on board. For these areas it is a requirement of the Flood Risk Assessment that mitigation measures be provided, including raising finished floor levels and the incorporation of flood resistance construction techniques which has been accepted by the Environment Agency. Full details of these measures will be provided as part of the reserved matters submissions for the affected areas.

In terms of surface water drainage, the approved masterplan provides for three attenuation areas, and it was demonstrated as part of the surface water drainage strategy approved as part of the outline consent that sufficient water storage can be provided on site to retain the 1 in 100 year event alongside the allowance for climate change.

One of the attenuation areas is located in Phase 1 adjacent to the allotments and football pitches and this is provided for within the proposed layout for Phase 1 as required by the approved drainage strategy.