SOUTH CANTERBURY - IEMA...South Canterbury Hybrid Planning Application Environmental Statement: Non-Technical Summary Corinthian Mountfield Ltd. DAVID LOCK ASSOCIATES in association

SOUTH CANTERBURY Environmental Statement

Non-Technical Summary

David Lock Associates

on behalf ofCorinthian Mountfi eld Ltd

March 2016

South Canterbury Hybrid Planning Application

Environmental Statement: Non-Technical Summary Corinthian Mountfield Ltd.

DAVID LOCK ASSOCIATES in association with REGENERIS RGP WATER ENVIRONMENT WSP LLOYD BORE CGMS LAND RESEARCH ASSOCIATES TRICONNEX

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CONTENTS

1. INTRODUCTION ............................................................................................................ 3

2. THE APPLICATION SITE AND THE PROPOSED DEVELOPMENT ........................... 4

3. PLANNING POLICY CONTEXT .................................................................................. 10

4. SOCIO-ECONOMIC EFFECTS .................................................................................... 10

5. TRANSPORT................................................................................................................ 11

6. AIR QUALITY ............................................................................................................... 12

7. NOISE AND VIBRATION ............................................................................................. 12

8. LANDSCAPE AND VISUAL EFFECTS ....................................................................... 13

9. ECOLOGY .................................................................................................................... 14

10. CULTURAL HERITAGE ............................................................................................... 15

11. AGRICULTURE AND SOIL RESOURCES ................................................................. 16

12. WATER RESOURCES ................................................................................................ 17

13. GROUND CONDITIONS .............................................................................................. 18

14. UTILITIES ..................................................................................................................... 18

15. CONCLUSION .............................................................................................................. 19




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1. INTRODUCTION

1.1 This document summarises the findings of an Environmental Impact Assessment (“EIA”)

of the proposed South Canterbury development (the “Proposed Development”).

1.2 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.

1.3 The “significance” of each effect takes into account the “magnitude” of the predicted

“impact” and the “sensitivity” of the “receptor” affected. For example, an impact 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.

1.4 The scope of this EIA has been agreed by Canterbury City Council through its adoption of

a formal Scoping Opinion in January 2015. That Scoping Opinion takes account of a

Scoping Report submitted on behalf of the development promoter in December 2014 and

containing a proposed scope for the EIA.

1.5 The full findings of this EIA are reported in an Environmental Statement (ES). The ES is

available on Canterbury City Council’s website (www.canterbury.gov.uk) and can also be

obtained on request from David Lock Associates at 50 North Thirteenth Street, Central

Milton Keynes, Bucks. MK9 3BP ([email protected]; 01908 666276).

1.6 This concise document summarises the main findings of the ES in non-technical

language, for a wide readership.

1.7 The ES supports a planning application to Canterbury City Council for the Proposed

Development. Comments on it should therefore be directed to the Council, as part of its

consideration of the planning application.

http://www.canterbury.gov.uk/

mailto:[email protected]




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2. THE APPLICATION SITE AND THE PROPOSED DEVELOPMENT

2.1 The Application Site, which extends to some 233 hectares (around 575 acres), lies on the

southern edge of Canterbury, bounded generally by Nackington Road to the west, the A2

to the south and the Canterbury to Dover railway line to the north. The A2050 (New

Dover Road) bisects the Site. The Site predominantly consists of gently undulating

arable farmland, with small areas of orchard and the New Dover Road Park & Ride site.

2.2 The Proposed Development comprises, in summary:

up to 4,000 homes;

two primary schools;

a Community Hub and an additional Local Centre, containing local shopping facilities,

business premises, residential care accommodation, local health services,

community facilities and indoor sports provision;

land reserved for a potential relocation of the Kent and Canterbury Hospital, to be

developed for business, hotel and conference centre uses if not required for that

purpose;

access infrastructure, including a replacement A2 interchange near Bridge, relocation

of the New Dover Road Park & Ride site to land adjacent to that interchange and its

enlargement to provide 1,000 car parking spaces;

green infrastructure, including open space, play areas, outdoor sports facilities and

allotments/community orchards; and

drainage and utilities infrastructure, including diversion of the 132kV overhead

electricity transmission lines traversing the Site and removal of seven pairs of pylons.

2.3 Plans showing the Site and the Proposed Development are presented on the following

pages. These plans have formed the basis for the EIA. The detailed design of the

Proposed Development would be in accordance with those plans. This would be secured

by conditions attached to any grant of planning permission.




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2.4 Four indicative strategic phases of development are proposed. Within the first of those

strategic phases, an initial phase of 140 homes on the north east side of New Dover

Road immediately adjacent to the existing edge of the city is the subject of detailed

proposals as part of this planning application.

2.5 The EIA assumes construction of the Proposed Development will commence in 2017 and

be complete in 2031. A Construction Environmental Management Plan (CEMP), which

would be approved by Canterbury City Council following any grant of planning permission

for the Proposed Development, would minimise environmental impacts during

construction.

2.6 The EIA Regulations require any alternatives to the Proposed Development that have

been studied by the Applicant to be outlined and the reasons for their rejection set out.

Alternative sites for the Proposed Development have not been considered, due to the

advanced stage of production of Canterbury City Council’s emerging new Local Plan,

which allocates the Site for the Proposed Development. For the same reason and given

the specificity of that Plan’s proposals for the Site, alternative land uses to those

proposed have not been studied. Alternative designs are limited by a range of physical

and environmental considerations, as detailed in Chapter 2 of the ES.

2.7 The EIA includes an assessment of the likely environmental effects of the Proposed

Development in combination with other nearby reasonably foreseeable development

proposals, including that for 310 homes on land at Ridlands Farm and Langton Field to

the west of Nackington Road, as proposed in the emerging Local Plan. The transport, air

quality and noise assessments have taken account of a wider range of other

development proposals, including those for other sites identified in the emerging Local

Plan.




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3. PLANNING POLICY CONTEXT

3.1 The planning application is being submitted against the backdrop of strong support for

increased housing delivery and economic growth in the Government’s National Planning

Policy Framework (NPPF; March 2012), as well as the allocation of the Site for the

Proposed Development in Canterbury City Council’s emerging new Local Plan, which is

at an advanced stage of production.

3.2 The planning application and the EIA have also had regard to relevant saved policies of

Canterbury City Council’s current Local Plan (adopted in 2006), as well as relevant

Supplementary Planning Documents/Guidance adopted by the Council.

4. SOCIO-ECONOMIC EFFECTS

4.1 The scope of the socio-economic assessment of the Proposed Development has

included its likely effects on population, housing, the economy, retail, and social and

community infrastructure, including education, health, recreation, adult social care,

community learning, libraries and youth services.

4.2 No significant adverse socio-economic effects are predicted, taking into account the

timely provision of supporting facilities as the Proposed Development is built out. This

would be secured by conditions and legal obligations attached to any grant of planning

permission.

4.3 The delivery of up to 4,000 homes by around 2031 has been assessed as a major

beneficial effect of the Proposed Development, in making a substantial contribution to

meeting housing needs arising in the area and to improving housing affordability.




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4.4 Several moderate beneficial socio-economic effects have also been predicted through

the socio-economic assessment. These are: the provision of around 3,700 jobs within

the Proposed Development, helping to strengthen and diversify the local economy; the

annual generation of some £2.6m in business rates; the provision of around 550

construction-based jobs during the assumed 14-year construction period; and payments

from the Government’s New Homes Bonus to Canterbury City Council and Kent County

Council totaling some £35.8m during that period.

5. TRANSPORT

5.1 The assessment of the environmental effects of the Proposed Development in respect of

transport has covered the following specific matters, in accordance with established

guidance: driver severance; driver delay; pedestrian and cyclist severance and delay;

pedestrian and cyclist amenity; pedestrian and cyclist fear and intimidation; accidents and

safety; and hazardous loads.

5.2 A comprehensive Transport Assessment has also been undertaken and an Overarching

Travel Plan for the Proposed Development has been produced, setting out a framework

for managing the demand for travel arising from the Proposed Development and

encouraging movement by modes other than the private car.

5.3 Taking into account the future CEMP (para. 2.5), which would regulate the routeing of

construction traffic, no significant effects in relation to the specific transport matters

assessed are predicted to arise during the construction of the Proposed Development.

5.4 Taking account of proposed improvements to particular junctions and to conditions for

bus users, cyclists and pedestrians between the Site and Canterbury city centre, which

would be delivered in association with the Proposed Development, no significant effects

in relation to those matters are predicted to arise following its completion.




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6. AIR QUALITY

6.1 The air quality assessment has involved computer modelling of nitrogen dioxide and

particulate matter concentrations arising from changes in road traffic levels predicted by

the Transport Assessment for the Proposed Development, as well as a qualitative

analysis of the likely effects arising from dust and finer particulate matter generated

during its construction.

6.2 Given the scope through the CEMP (para. 2.5) to limit dust and particulate matter

generated during the construction of the Proposed Development, no significant effects on

air quality are predicted at that stage.

6.3 Following completion of the Proposed Development and taking account of the likely

reduction in pollutant emission levels from vehicle exhausts in the future, the computer

modelling predicts no significant effects on air quality, including within the designated Air

Quality Management Area (AQMA) in Canterbury city centre.

6.4 A worst-case scenario of no future reduction in vehicle exhaust emissions was also

modelled, as a sensitivity test. In that scenario, certain significant adverse effects on air

quality within the AQMA were predicted. However, that scenario would be very unlikely

to arise in practice, given the high likelihood of reduced exhaust emissions in future.

7. NOISE AND VIBRATION

7.1 The noise and vibration assessment has involved monitoring noise levels close to the A2,

New Dover Road (A2050) and the Canterbury-Dover railway line, monitoring vibration

levels close to that railway line, modelling predicted noise and vibration levels during the

construction of the Proposed Development and following its completion, and assessing

whether the future noise climate at the Site is suitable for the Proposed Development.




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7.2 Taking account of measures to be included in the CEMP (para. 2.5), only in a worst-case

scenario of construction plant operating adjacent to sensitive receptors are significant

effects on noise levels predicted during the construction stage. In the average-case

scenario of plant operating at a greater distance from those receptors, no significant

effects on noise levels at those receptors are predicted.

7.3 Again, taking account of measures to be included in the CEMP, vibration generated by

construction plant would not be significant at sensitive receptors, while monitoring of

vibration generated by trains using the railway line has determined that vibration levels

within those parts of the Proposed Development closest to the railway line would not be

significant.

7.4 Measures to be included within the CEMP would ensure the effect of construction traffic

on local noise levels would not be significant, while wider changes in traffic levels up to

and beyond the completion of the Proposed Development would not significantly increase

noise.

7.5 The site suitability assessment has found the likely future noise climate at the Site to be

suitable for the Proposed Development, subject to the detailed design of development

close to the A2 and New Dover Road (A2050) incorporating appropriate measures to

minimise noise from these sources. Such measures can be secured through conditions

on any grant of planning permission requiring their deployment at detailed design stage.

8. LANDSCAPE AND VISUAL EFFECTS

8.1 The assessment of the landscape and visual effects of the Proposed Development has

considered its effects on landscape character and visual amenity, both during the

daytime and after dark, given that artificial lighting would need to be introduced to areas

that are currently unlit.




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8.2 The effects of the Proposed Development on the landscape character of the Site itself, on

views from within the part of the Site south west of New Dover Road and on the

Canterbury Area of High Landscape Value (an extensive area around the city, which

washes over the Site) have been assessed as major adverse.

8.3 Major-moderate adverse effects have been predicted in relation to views from within that

part of the Site north east of New Dover Road, views of the proposed replacement A2

junction, views from the Old Gate Inn and the landscape character of areas neighbouring

the Site.

8.4 The effects of the Proposed Development on general visual amenity during the

construction stage and on views from the Spring Lane, Little Barton Farm, Pond Cottages

and New Dover Road areas into the longer term have been assessed as moderate

adverse.

8.5 Other landscape and visual effects of the Proposed Development have been assessed as

of minor or negligible significance, including its effects on the landscape character and

visual amenity of the Kent Downs Area of Outstanding Natural Beauty and its effects on

key views across Canterbury from the other side of the city.

9. ECOLOGY

9.1 The ecological impact assessment has considered the effects of the Proposed

Development on nearby wildlife sites, local wildlife habitats and particular species.

Extensive survey work has supplemented desk study.

9.2 The loss of arable farmland within the Site to the Proposed Development would give rise

to minor adverse effects on skylarks and yellowhammers, but the new habitats created

through the Proposed Development would result in minor beneficial effects on other bird

species, including song thrush, dunnock, house sparrow and starling.




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9.3 Application of measures in the CEMP (para. 2.5) and in a future Ecology Management

Plan, the approval of which would also be secured by a condition on any grant of

planning permission, would avoid any other significant effects on wildlife sites, habitats

and species.

9.4 Extensive new woodland planting (amounting to 23.65 hectares or some 58.4 acres)

and other habitat creation associated with the Proposed Development would mitigate for

the loss of existing dormouse and reptile habitat within the Site to the Proposed

Development.

10. CULTURAL HERITAGE 10.1 The assessment of the effects of the Proposed Development on cultural heritage has

included an analysis of its effects on below ground archaeology and on the built heritage.

10.2 The archaeological assessment has involved desk-based study, a geophysical survey of

the Site and targeted trial trenching. Two late Iron Age or very early Roman rural

settlements near the north east corner of the Site and in its central eastern area have

been identified through this assessment. These would be excavated and recorded in

association with the Proposed Development, thereby mitigating the significant adverse

effect that would arise if they were not preserved by record.

10.3 The built heritage assessment has identified major adverse effects on the settings of two

Grade II Listed Buildings adjacent to the Site: the Old Gate Inn on New Dover Road; and

- during construction - Little Barton Farm Cottages on the southern edge of Barton

Business Park, to the north of the Site.




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10.4 The built heritage assessment has also identified moderate adverse effects on the setting

of Little Barton Farm Cottages following the construction of the Proposed Development,

as well as on the settings of two further Grade II Listed Buildings: Milestone Farmhouse,

to the south east of the Site; and – during construction – Winter’s Farmhouse, to its south

west. Moderate adverse effects on the setting of the Renville Farm and Bridge Railway

Station Conservation Area, to the south of the A2, have also been assessed.

10.5 No significant effects on other heritage assets have been identified, including notably on

the settings of the Grade I Listed Canterbury cathedral and of the World Heritage Site of

which the cathedral forms a part.

11. AGRICULTURE AND SOIL RESOURCES

11.1 The scope of this part of the EIA has included assessments of the effects of the

Proposed Development on agricultural land, agricultural users and soil functions.

11.2 The Proposed Development would result in the loss of some 215.5 hectares (532.3

acres) of agricultural land, of which some 182 hectares (450 acres) was determined

through a soil survey of the Site as being “best and most versatile” land (grades 1, 2 and

3a). Of those 182 hectares (450 acres), 21.9 hectares (54 acres) is Grade 1, 103.5

hectares (256 acres) is Grade 2 and the remaining 56.7 hectares (140 acres) is Grade

3a. This extent of loss of best and most versatile agricultural land has been assessed as

a major adverse effect.

11.3 Effects on agricultural businesses using the Site are assessed as beneficial in the case of

the principal operator, which would benefit from the sale of the land; and minor adverse in

the case of the business farming the south west of the Site, in the light of the short term

tenancy arrangements pertaining there.




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11.4 The approval of a Soil Resources Management Plan following any grant of planning

permission would limit the adverse effects of the Proposed Development on soil functions

to moderate levels, including by protecting soil within those parts of the Site that would

remain open and undeveloped.

12. WATER RESOURCES

12.1 The effects of the Proposed Development on flood risk, sewerage capacity, water

resource capacity and the quality of groundwater and surface water have been assessed,

with a Flood Risk and Drainage Impact Assessment having been undertaken.

12.2 It has been found that the detailed design of drainage infrastructure, including the

provision of Sustainable Urban Drainage Systems (SuDS), would ensure the Proposed

Development does not increase flood risk.

12.3 As has been agreed with Southern Water, a new foul sewer would connect the Proposed

Development directly to the existing Canterbury Waste Water Treatment Works (WWTW)

on Sturry Road via a route to the east of the city’s built-up area. The effects of that sewer

connection have been assessed through this EIA, including a detailed assessment of its

ecological effects. Taking account of appropriate mitigation measures, no significant

environmental effects are anticipated.

12.4 Prior to the delivery of that sewer connection, sewage would be stored on Site and

transported by tanker to the WWTW. Again, this temporary proposal has been taken into

account in this EIA, including through its assessment of transport effects, with no

significant effects anticipated.

12.5 The Proposed Development has been taken into account by the responsible water

companies as part of their water resource planning processes. As such, no significant

adverse effects on water resource capacity are anticipated.




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12.6 Significant effects on the quality of surface water and groundwater would be avoided

during the construction stage by measures in the CEMP (para. 2.5) and in the longer

term through appropriate detailed design of drainage infrastructure.

13. GROUND CONDITIONS

13.1 This element of the EIA has included an assessment of the effects of the Proposed

Development in respect of land contamination, ground stability, mineral resources and

unexploded ordnance, given the bombing of the Canterbury area during World War 2.

13.2 Risks in respect of contamination and instability have been assessed as generally low,

while those risks would be further minimised by measures within the CEMP (para. 2.5),

ensuring no significant adverse effects in these respects.

13.3 The Proposed Development has been assessed as not affecting any viable mineral

deposits currently or foreseeably in demand, such that no mineral sterilisation would

occur.

13.4 The risk of unexploded ordnance within the Site has been assessed as generally low, but

with a higher risk of such ordnance being present in two localised areas in the north east

and north west of the Site. Good practice techniques would be applied to avoid any such

ordnance during construction.

14. UTILITIES

14.1 Taking account of measures within the CEMP (para. 2.5), as well as careful planning and

execution of required supply reinforcements and diversions of existing utility

infrastructure, no significant environmental effects are predicted.

14.2 The potential for the Proposed Development to be readily supplied by high speed

broadband is assessed as a minor beneficial effect.




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15. CONCLUSION

15.1 Housing delivery arising from the Proposed Development is assessed as a major

beneficial effect, with job provision, business rate generation and New Homes Bonus

receipts being assessed as moderate beneficial effects.

15.2 Major and moderate adverse effects are assessed as being limited to local landscape

character and visual amenity; the settings of an adjacent Conservation Area and Listed

Buildings; and agricultural land and soil functions within the Site.

15.3 These effects result from the relatively high sensitivity of the receptors affected coupled

with the large magnitude of impact that would arise from the Proposed Development by

virtue of its large scale. Importantly, however, all three areas of assessed significant

adverse effects (landscape, heritage and agriculture) have been taken into account in the

allocation of the Site for the Proposed Development in the emerging Local Plan.

15.4 All other effects have been assessed as either minor (whether beneficial or adverse) or

negligible, taking into account the mitigation measures that are proposed.

15.5 No significant effects of the Proposed Development in combination with other

development proposals are predicted. Any such cumulative effects are predicted to be

not materially different to the effects of the Proposed Development when assessed in

isolation.

15.6 Similarly, no significant interactive effects of the Proposed Development are predicted,

including mitigation measures proposed to address specific potential effects significantly

affecting any other receptors.