Land at Monk’s Farm, Grove - IEMA - Home at Monks Farm, Grove... · new homes, a primary school, open space and infrastructure on land at Monk's Farm, Grove ... (the blue line on

MARCH2016

Land at Monk’s Farm, GroveN O N - T E C H N I C A L S U M M A R Y

Land at Monks Farm_Covers.indd 3 26/04/2016 18:14

Environmental Statement Non-technical summary CONTENTS

1 Introduction 2 The Site and local context 3 Description of proposed development 4 Transport 5 Air quality 6 Noise 7 Water resources 8 Biodiversity and nature conservation 9 Landscape 10 Heritage 11 Archaeology 12 Socio-economic effects

FIGURES 1.1 Site location 2.1 The Application Site 2.2 Site context 3.1 Land use parameter plan 3.2 Building heights 3.3 Open space and green infrastructure Illustrative masterplan

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1 Introduction 1.1 Gallagher Estates and Gleeson Strategic Land have submitted an outline planning application

to the Vale of White Horse District Council (VWHDC) for the proposed development of up o 456 new homes, a primary school, open space and infrastructure on land at Monk's Farm, Grove (Figure 1.1).

1.2 An Environment Impact Assessment (EIA) carried out by Gallagher-Gleeson has examined the potential effects that may occur in connection with its development. The findings of the EIA are reported in a document called an Environmental Statement (ES).

1.3 This is the non-technical summary (NTS) of the ES, which is provided to assist a wider understanding of the environmental effects of the proposed scheme.

Figure 1.1 Site location plan

1.4 The proposed development is situated to the north of Grove, on land that has been identified as part of an allocation in the Vale of White Horse Submission Local Plan 2031.

1.5 Local Plan Core Policy 4 ‘Meeting our Housing Needs’ and Core Policy 6 ‘Meeting Business and Employment Needs’ identify the overall Monk's Farm allocation for the provision of up to 750 residential dwellings and 6 hectares of employment development (within the blue line on Figure 2.1 overleaf).

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2 The Site and local context 2.1 Figure 2.1 shows the area covered by Gallagher-Gleeson's planning application within the red

line. It comprises 26.9 hectares (ha) of farmland to the north of Grove. Currently, the land comprises small to medium-size fields bordered by mature trees and hedgerows. Letcombe Brook flows through the eastern part of the Site having passing through the residential area of Grove, which adjoins the southern boundary.

2.2 Historically the Application Site has been used as agricultural farmland. Built development in the form of farm-related structures are present in the area immediately surrounding Monk's Farm. The Application Site also includes a field located between the Letcombe Brook and Grove Church of England Primary School.

Figure 2.1 The planning application site - within the red line

2.3 Currently the only points of access to the Site are from farm tracks associated with Monk's Farm, the principal access to which leads off North Drive. However, planning permission has been granted by VWHDC for the eastern section of Grove Northern Link Road, which will provide a connection between the Application Site and the A338 Station Road. This was approved in 2014 in connection with the development of new homes on land 'West of Old Station Road' under planning references P12/V1545/O and P14/V0576/O (see Figure 2.2 at the back of the NTS).

2.4 The A338 runs along the eastern edge of Grove and extends south to junction 14 of the M4 near Hungerford, and north to the A420 which runs between Swindon and Oxford. The nearest train station is Didcot Parkway, around 9.5 miles to the east, which sits on the main line from London Paddington. Regular trains can be taken to Oxford and Reading, or further west to Swindon, Bristol and into Wales.

2.5 The Application Site covers two sections of Cow Lane. Cow Lane routes north from Denchworth Road and leads to Hanney Bridge, which provides access over the railway (West Coast Main Line). It is a byway open to all traffic (BOAT) used principally by walkers, horse riders, and for

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vehicle access to the farm fields. The BOAT is referenced as 235/12 on the Oxfordshire County Council Definitive Map.

2.6 There are two points of access from footpaths in Grove. Footpath 235/3 leads north from the residential street Westbrook, across the Application Site and Grove Wick Farm near the course of Letcombe Brook to reach the WCML. Stiles either side of the WCML and a level-crossing provide access to the network of paths towards the Hanneys. A second, shorter footpath (235/11) leads from The Green on Denchworth Road, follows the southern part of the Site boundary next to the Letcombe Brook, before joining the route of footpath 235/3 mid-way between the edge of Grove and the access track to Monk's Farm.

Sensitive receptors identified

2.7 Studies and site visits have been used in the design process to identify the sensitive aspects of the Site. Notable landscape features include the Letcombe Brook corridor, the tree belts lining Cow Lane and the hedgerow field boundaries. From a visual perspective, people using the local public rights of way and occupiers of Monk's Farm, Steptoe's Farm and the housing on the northern edge of Grove are the most sensitive to the proposed housing development.

2.8 The following aspects were considered in design of the scheme and in the assessment of environmental effects:

• Occupiers of existing dwellings adjacent to the Site; • Users of local roads and public footpaths; • The Letcombe Brook and its associated flood zone; • Existing landscape including trees and hedges on-site; • Bats using the Site for foraging and commuting; • Otter and water vole along the Letcombe Brook; • A bird assemblage typical of farmland, scrub and gardens; • Badgers, very low numbers of grass snake and common lizard; • Listed buildings; • Future occupiers of the development proposed. • The local population in respect of local services, schools etc.

Changes coming forward in the area

2.9 The Local Plan 2011 is due to be replaced by a new Local Plan some time in 2016. Monk's Farm (the application scheme) is within an area identified in the new local plan for the development of 750 homes (the blue line on Figure 2.1). In relation to other development coming forward near the Application Site, new houses have already been approved to the east, and planning for another 160 homes for Williams Grand Prix Engineering is in place on the land fronting Station Road to the south of the Williams campus (see shaded areas on Figure 2.2).

2.10 Development of the other strategic development allocation in Grove (the former Airfield Site) will progress over future years to completion with up to 2,500 new dwellings (with the GNLR in place). To the south of Grove, development will also be taking place around Wantage. The principal scheme is for 1,500 new dwellings as an extension on the north eastern side of the town including commercial uses, a primary school and the Wantage Eastern Link Road (A417) (VWHDC planning ref. P13/V1764/O). On the western side of Wantage alongside the A417 Denchworth Road, planning permission for 200 new dwellings was granted in 2013 (P12/V1240/FUL).

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3 The development assessed 3.1 The EIA has assessed the planning application, in which consent is sought for the development

of up to 456 dwellings and a primary school, associated landscaping and infrastructure, with road access and diverted public rights of way.

3.2 These elements are defined in a series of plans, known as 'parameter plans', which show the distribution and scale of the development that has been assessed (these are included at the back of the NTS). They have been submitted to VWHDC as application plans to be approved. This enables the Council to make sure that any development would take place in accordance within the specified parameters. The following parameter plans are provided at the back of this NTS:

• 3.1 Land use and access; • 3.2 Building heights; • 3.3 Green infrastructure.

What are the key elements shown by the parameter plans?

3.3 Figure 3.1 shows the principal land use would be residential development, positioned either side of the GNLR. The GNLR would route from the A338 Station Road through the approved development to pass through the Letcombe Brook corridor and over the brook via a single-span bridge supported by abutments that would be set back at least 8 metres from the top of the river bank. The Link Road route would pass to the north of Monk's Farm, cross Cow Lane and pass through to the western side of the Application Site. An area of land suitable for the development of a new primary school is shown to the north of Monk's Farm, between the proposed Link Road and Cow Lane.

3.4 The assessment of visual effects has considered a range of development heights. The majority of the residential development is proposed to be 2 storey, with a maximum building height of 2.5 to 3 storeys along the route of the GNLR. Figure 3.2 shows the school has been assessed for height of up to 14m, although buildings would only cover a small part of the area marked on the plan as the school site. The actual position of the buildings is not known at this stage, this will be subject of a detailed planning application.

3.5 Figure 3.3 shows the extent of the Green Infrastructure, principally comprised of green/open space around the perimeter of the Site and along the existing features such as hedgerows and water courses. Surface water storage is proposed within the green space using a network of ponds that will be designed to delay and control the release of water entering the water courses (the rate of surface water runoff entering the Letcombe Brook will be less than it is currently).

The illustrative masterplan

3.6 The illustrative masterplan (drawing SK44) submitted with the planning application shows the development principals of this scheme. It also illustrates how it could be framed within future development across the remainder of the allocation site (beyond the red line of this application). It is provided in the ES solely to assist in understanding how the development proposed could be delivered. It is important to note that the scheme may be refined further at the detailed design stage, although this would be within the development envelope defined by the parameter plans, unless an alternative is sought and approved.

Alternatives and design iteration

3.7 It is not considered appropriate to undertake an analysis of alternative sites in terms of the location of the development proposed, as this has come about through the Local Plan process. However, at the site level, changes in the design of the scheme have been made as a result of the EIA process and consultation. The key influences are described below.

3.8 Grove Northern Link Road - Various alignment options for the GNLR were considered in relation to the constraints represented by the Letcombe Brook and its floodplain, Cow Lane, and listed buildings, as well as options for future housing and employment (as depicted on the illustrative masterplan framework). The form and design of this road has been agreed with

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Oxford County Council during discussions about the development at Monk's Farm. The crossing point over the Letcombe Brook floodplain having the least environmental impact is shown in the proposed development. This would be carried over the Brook with a clear span and be designed to allow passage of wildlife beneath and outside of the aquatic zone at times of flood.

3.9 Primary school - The emerging policy in the Vale of White Horse Local Plan requires that provision is made for the accommodation of a 2.22ha primary school on the Site. This is shown on the land use parameter plan, Figure 3.1.

3.10 A number of those attending public consultation events have indicated that they would prefer to see the existing Grove CE Primary School expanded, rather than provision of a new school. The applicants have been working with the County Council in order to achieve this, but at the current time there is no firm commitment from the County that Grove CE Primary School can be expanded.

3.11 The applicants will continue to work with the County Council in relation to the potential to expand Grove CE Primary School. Should the expansion of the school be deemed appropriate (following consideration by the County), the applicants will consider an additional application to make this amendment to the overall scheme.

3.12 Cow Lane - The applicants considered the potential for Cow Lane to provide a full vehicular corridor to access the Site. This would require the removal of significant vegetation to widen the route, and would significantly change the character of Cow Lane. Whilst this in itself is not necessarily detrimental, the widening and increased use of Cow Lane would harm an established green corridor, and increase the openness of the Site.

3.13 The results of public consultation indicated that there is a strong preference to minimise any changes to the character of Cow Lane. Consultation with the County Council has resulted in a crossing for Cow Lane that minimises environmental impacts. Gallagher-Gleeson have therefore adopted an approach which minimises change to Cow Lane.

3.14 Provision of a local shop - Consideration has been given to the provision of a local shop within the scheme. However, given that this is not a requirement of policy, and additional retail facilities could have a detrimental impact on the Mill Lane shopping centre, no local retail facilities have been proposed.

Management of construction

3.15 To manage potential impacts during construction, a Construction and Environment Management Plan will be prepared and implemented. This will control potentially polluting activities on site using a number of standard procedures that are always put in place on building projects such as this.

3.16 The Management Plan will be developed in liaison with the Council and will respond to relevant guidance and legislation. It will include measures for the effective protection of neighbouring residents, animals that may be present, and in particular, the Letcombe Brook. Construction traffic will also be managed as part of the Management Plan, which will be agreed before any development can start.

The following sections provide a non-technical summary of the environmental assessments undertaken for: transport; air quality; noise; water resources and flood risk; nature conservation; landscape and visual effects, listed buildings; archaeology; and social effects.

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4 Transport 4.1 The Application Site is well related to a range of facilities in Grove and Wantage that are within

walking or cycling distance of the Site. (In addition, new services and facilities will be built within the development at Grove Airfield and north of Wantage, further increasing opportunities for local travel to day to day facilities and employment.)

4.2 Pedestrian access can be gained through the adjoining residential estates off Denchworth Road/Oxford Lane. Whilst there are presently few formal cycle routes within Grove, many of the main routes within Grove are traffic calmed. To the south of the village from Main Street, an off road cycle route runs parallel to Grove Road (A338) into Wantage.

4.3 The nearest bus stops are located on Oxford Lane some 400m to the south of the Site. The most frequent bus services are the X30 operated by Stagecoach offering half-hourly services to Oxford, alongside hourly services 31, and 38 to Oxford via Abingdon and Wantage respectively. There is no train station within Grove, the nearest station being Didcot Parkway approximately 7 miles away.

4.4 An assessment has been prepared to assess the potential implications of the development proposals on the Strategic Road Network (SRN), local highways, cycle routes and footpaths. Surveys of traffic flows at local road junctions were undertaken in 2015. The forecast of likely travel patterns of the new residents has used the Wantage and Grove Didcot and Abingdon Public Transport Study (WGDAPTS).

4.5 The assessment examined the ability of the road network to cope with the predicted trips in the year 2022. It found that around 200 vehicles (2-way movements) would be associated with the completed scheme during peak hours of the morning and the afternoon. This would represent a 7% increase in 2-way movements along Station Road (compared with the 2022 baseline flow). This equates to an additional 2-3 vehicles per minute in the peak hour.

4.6 Modelling of junction and roundabout capacity indicates that the junctions tested will operate within their recommended design capacity for the year 2022 (with a notional queuing delay):

• Station Road/Williams Roundabout; • Oxford Road/Station Road Signalised Junction; • Grove Road / Main Street Signalised Junction; • Grove Road/Mably Way Roundabout; and • Denchworth Road/Downsview Road Roundabout.

4.7 The new access junction to Station Road designed as part of the scheme already approved will provide ample road capacity to serve both this proposal and the previously consented Monk’s Farm developments. However, upon the completion of the GNLR in the future, signalisation at this location is needed to accommodate the additional traffic arising from the Grove Airfield development and the diverted movements (sufficient land has been included so that this can be achieved).

4.8 As well as predicting the ability of the road network to accommodate increases in traffic, the assessment looks at how the changes brought about by the proposed development would affect those using roads and paths. It considers the potential for 'severance' to occur (when total traffic flow increases by more than 30%); delay to pedestrians and drivers; changes to pedestrian/cyclist amenity; intimidation experienced by pedestrians; and, any significant safety issues arising from changes to the volume and speed of traffic.

4.9 In terms of mitigation for impacts on the wider transport network, a financial contribution will be made through a legal agreement towards the Wantage Eastern Link Road and wider network enhancements to improve the circulation and performance of the local highway. The scheme will also deliver a section of the Grove Northern Link Road in accordance with the submission Local Plan. This will assist in delivering the highway enhancements that were proposed within the Vale of White Horse District Core Strategy to serve the identified housing allocations in Wantage and Grove and hence will more than mitigate the impact of the development.

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4.10 The development will result in a network of high quality streets for pedestrian and cyclists which will link into the existing pedestrian and cycle network and provide access to key facilities and services. This will include links through to Oxford Lane and Denchworth Road enhancing the walking/cycling environment and improving the quality of Cow Lane with a new Puffin and Pegasus crossing facility.

4.11 The street pattern will be designed as a legible and direct network of interconnected routes. Streets will be overlooked by properties and will act as functional community spaces. Streets will not be designed on motor traffic criteria and will be interesting, varied and attractive, offering higher levels of safety and pedestrian and cycle priority. It will be safe, attractive and welcoming for pedestrians and cyclists.

4.12 Traffic speed will be carefully controlled by design so as to create a calm and safe environment for all. This will consider a range of common design options such as changes in horizontal alignment, reduced forward visibility, a number of converging streets, reduced street widths, the use of street trees, key buildings and changes in street materials.

4.13 The Travel Plan for residents of the development will play an important role in promoting the use of public transport, cycling and walking. The Travel Plan which accompanies the application includes specific measures and will be finalised and implemented prior to the occupation of the new homes.

4.14 There will be an increase in traffic when compared to baseline traffic levels experienced on the local highway network. With the identified junction improvements as part of neighbouring consented schemes and the implementation of Travel Plans the anticipated traffic movements can be accommodated in capacity and safety terms on the surrounding highway network. Contributions towards the identified local and strategic highway enhancements will assist in delivering long term highway solutions and improve the operation of the highway network and thus better serve the Core Strategy allocation.

4.15 With mitigation in place, the residual impact of the increase in vehicle movements on the local highway network brought about by the operation of the development will be negligible. The residual effects on those using roads and paths are also assessed as negligible in respect of delay, amenity, intimidation and safety.

5 Air quality 5.1 An air quality assessment has been carried out to assess the effects of both construction and

operation of the proposal at the Site and in the surrounding area. The approach to the assessment was agreed with the environmental health officer at the VWHDC. Currently, air quality at the Site meets air quality standards and is therefore suitable in principle for residential development.

5.2 To determine the potential extent and significance of dust effects from earthworks, construction and vehicles moving across the site, the assessment was undertaken in accordance with the guidance on assessing the impacts of construction phase dust published by the Institute of Air Quality Management.

5.3 Without mitigation, the risk of dust soiling effects is considered to be high for earthworks and construction activities, but low for vehicles. The potential effect of risk to human health is classed as low for all aspects. Mitigation measures will be implemented at the Site in accordance with standard best practice, any additional site-specific measures will be developed in consultation with VWHDC, with reference to the Institute of Air Quality Management guidance.

5.4 The assessment considered future air quality as a result of traffic emissions with the development in place. This tested fourteen locations that are considered representative of the existing population living near to the local road network.

5.5 For two contaminants that are used as indicators for air pollution, nitrogen dioxide (NO2) and particulate matter (PM10), all fourteen existing receptor locations are predicted to experience a

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negligible and not significant impact as a result of the proposed development in the future years that have been tested (2022 and 2026). All predicted nitrogen dioxide and particulate matter concentrations are predicted to be well below the standard set by the government, and no the exceedences of annual mean air quality objective for nitrogen dioxide (40μg/m3) are predicted to occur (with or without development).

5.6 The air quality assessment has also predicted pollutant concentrations at five locations within the proposed scheme. These receptors are considered to be representative of the proposed dwellings closest to the site access from the A338, Denchworth Road and the Grove Northern Link Road. Predicted nitrogen dioxide and particulate matter concentrations are forecast to be below the annual mean air quality objectives in future years at the five receptor locations considered.

5.7 The assessment has demonstrated that the proposed development will not lead to an unacceptable risk from air pollution, or any breach of national objectives.

6 Noise 6.1 A noise assessment has examined the effects of construction and operational phases of the

proposed development on the Site and in the surrounding area. The approach to the assessment was agreed with the VWHDC environmental health officer.

6.2 The potential major sources of noise contributing to baseline conditions were identified using maps and aerial photography, combined with noise monitoring on-site to establish the current levels of noise during day time and at night. Roads near the site, including the A338 to the east, train noise from the rail line to the north, potential industrial noise from Williams GPE to the northeast, and noise from activity at Grove CE Primary School are currently experienced at the Site.

6.3 For the assessment of noise and vibration associated with machinery used in site construction, the assessment has used measurements taken from plant working under operating conditions. The sensitive properties closest to the proposed construction works will vary with each phase of development, and could include proposed dwellings which become occupied before the scheme is completed.

6.4 As a worst case scenario, operation at a distance of less than 10 metres has been considered by the assessment. At this distance, it is possible that vibration may be above the threshold of complaint, but it is highly unlikely to be above the threshold of structural damage. It is possible that a small number of residential properties could experience some transient impact for limited periods during the works. Contractors will be required to ensure that works are carried out in accordance with measures to control construction noise that will be incorporated within the Construction and Environment Management Plan.

6.5 Noise modelling has been carried out to assess any potential changes in road traffic noise at existing receptors for the year 2026, i.e. with the proposed development completed and other development in the area such as Grove Airfield also in place. The results show the greatest change to be approximately 3 decibels: it is highly unlikely that a significant impact would occur in these circumstances.

6.6 The same has been done to determine the future levels of road traffic noise affecting the proposed new homes (including their outdoor living areas). This indicates that noise control measures will be required for some of the new dwellings because the recommended internal noise limit in some living rooms and bedrooms with a direct line of sight to the rail line could be exceeded when the windows are open to allow ventilation. On occasion this may be acceptable to the resident, but when quiet conditions are required, the occupier should be able to close the windows whilst maintaining adequate ventilation. Some form of acoustic ventilation would therefore need to be installed in some of the rooms.

6.7 Alternatively, to meet the required noise levels in the northern part of the Site, noise sensitive rooms could be located on the screened side of the proposed buildings, i.e., facing away from

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the rail line. Proposed dwellings further into the Site will be protected by the buildings themselves and/or screened by other buildings.

6.8 Dwellings proposed nearest to the Grove Northern Link Road that would have outdoor living areas located on the screened side of the building, will be within the guideline noise level for gardens recommended by the World health Organisation. In the northern part of the proposed scheme, closest to the rail line, outdoor living areas screened by the housing will also meet the guideline.

6.9 The appropriate glazing specification and any requirement for acoustic ventilation can be confirmed at the detailed design stage. With such mitigation in place, none of the effects predicted are significant in terms of the assessment.

7 Water resources - drainage and flood risk 7.1 A Flood Risk Assessment to examine the Application Site and the potential to contribute to flood

risk offsite and has been prepared in accordance with the National Planning Policy Framework (NPPF) and associated Technical Guidance. Because the scheme proposes a road crossing of the Letcombe Brook, the assessment also considers measures to avoid pollution and degradation in water quality.

7.2 Environment Agency mapping indicates that whilst the majority of the Site is not at risk from flooding from rivers, the area adjacent to the Letcombe Brook is. Some western parts of the Site are shown as being affected by surface water flooding (although this mapping does not account for the conveyance of flows through the culverts beneath the railway). The survey of ground levels at the Site shows that this is likely due to minor depressions, which would be levelled out as part of re-profiling for the proposed development. There are no records of groundwater flooding affecting the Site.

7.3 In respect of water resource protection, the Site is in a Surface Water Nitrate Vulnerable Zone and a Surface Water Safeguard Zone, but not in a Groundwater Nitrate Vulnerable Zone or a Groundwater Safeguard Zone.

7.4 The quality of surface water in the Letcombe Brook sub-catchment is influenced by activities related to industrial activities and agriculture. Additional contributing factors include sewage discharges, groundwater abstractions and land drainage management. In 2013, water samples from the Letcombe Brook (taken upstream and downstream of the Application Site) were tested to identify any possible traces of pollution. No significant anomalies were found and overall the results were as expected for a semi-urban lowland stream.

7.5 In 2003, the Letcombe Brook Project (LBP) was established. It is a working partnership with local residents, riparian owners, district, parish and town councils and other organisations. The LBP aims to bring about positive environmental benefits for both wildlife and the people that live and work along the Letcombe Brook.

7.6 A survey commissioned by the LBP in April 2013 was undertaken in anticipation of planning applications for development coming forward. The purpose of the survey was to identify ways in which disturbance and other pressures on the brook as a result of development could be alleviated.

7.7 The survey highlighted that the risk of disturbance to wildlife by people and dogs is significant and recommended that no access points should be designated along the left bank of the Letcombe Brook corridor and no formal paths should be provided anywhere along the brook, other than at the bridge crossing.

7.8 Management of construction operations will provide practical measures to avoid and minimise the impact of the proposed development on ground and surface waters, as well as providing emergency preparedness and corrective actions, together with measures for monitoring, recording and disseminating of information. The key principles of the water-related management will include (but are not limited to) the following:

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• Design construction to minimise disruption to the natural flow regime; • Planning and preparation of works, to ensure all precautions are taken; • Early installation of surface water ponds would allow them to establish before connections

from the new development are made; • Measures to prevent and control the release of sediment; • Secure storage of all fuel, oils and other polluting substances; • All plant, vehicles and machinery will also be regularly inspected for leaks; • Designated refuelling area; • The preparation of a pollution incident response plan; • Cement/concrete mixes will be calculated to minimise disposal.

7.9 Mitigation of any likely impacts upon flow rates and volumes within the Letcombe Brook and related sub-catchments would be achieved through design of a suitable surface water drainage scheme.

7.10 The quantity and quality of surface water runoff would be managed through a combination of permeable surfaces (such as gravel or permeable block paving) on communal areas, filter drains and ponds. This would be complimented by minimising impermeable areas and subsequent runoff volumes on a property level basis. This would provide 2 to 3 treatment stages for runoff, meeting the requirements of the Environment Agency.

7.11 With the use of on-site storage to control the rate of release, the drainage proposals would ensure that the existing Greenfield rate of surface water runoff discharged to the adjacent watercourse is maintained.

7.12 Foul water arising within the proposed development to the east of Cow Lane would drain via gravity into the existing Thames Water sewer on the Site. Due to ground levels, development to the west of Cow Lane will drain via gravity to a pumping station, from which flows will be pumped beneath the GNLR, across Cow Lane, ultimately discharging into existing Thames Water infrastructure.

7.13 After taking into consideration the mitigation measures proposed, the residual effects on the receptors assessed are shown in the Table below. None of these are considered to be significant in terms of this assessment.

Receptor Residual effect

Childrey and Woodhill Brooks sub-catchment Minor Letcombe Brook sub-catchment Minor Superficial Deposits Aquifer: the 'Northmoor Sand and Gravel Member, Lower Facet'

Minor

Superficial Deposits Aquifer: Alluvium Negligible Bedrock Aquifer: 'Gault Formation' Negligible

8 Biodiversity and nature conservation 8.1 Surveys of habitats and species that could potentially be affected by the development have

taken place over several years. This work has informed the design of the scheme proposed and identified the Key Receptors on which the assessment has focussed. The Key Receptors are the Letcombe Brook and its corridor, trees, hedgerows and ditches.

8.2 A number of other ecological receptors have been identified within the Site. Whilst their ecological value, conservation status, or the potential level of effect upon them means they are not considered to be significant to the EIA process, they may require mitigation in order to avoid conflict with legislation and/ or to accord with material nature conservation considerations under policy and guidance.

8.3 The scheme design process has first identified measures that are intended to avoid potential impacts on ecological receptors, before suggesting mitigation that would address effects that

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are likely to arise. The hedgerow corridors are an ecological/landscape resource and those with the greatest ecological importance have been prioritised. However, there are some hedges that would be removed. This is because retention of these would have a disproportionate effect on the design and efficiency of the layout. They will be replaced by new planting within the scheme.

8.4 The Letcombe Brook corridor would be retained and provides the opportunity for ecological enhancements as part of the proposed scheme. This would be promoted by improved landscape management as part of a strategy produced in consultation with the Letcombe Brook Project and local residents. The surface water attenuation basins would provide the opportunity for additional wetland habitat that would link with existing features within the Letcombe Brook corridor. During construction, the control of site noise by contractors would minimise potential effects on species within and immediately adjacent to the Brook corridor. The potentially negative effects of lighting during the construction phase and from the completed development can be minimised using designs to avoid significant light spill into the stream corridor.

8.5 Whilst the construction of a single new road crossing over the Letcombe Brook corridor for the GNLR would not result in significant habitat loss, inappropriate design of the new crossing has potential to impede the movement of wildlife along the stream. In order to avoid significant effects, the following measures are proposed:

• No additional crossing points should be provided other than the GNLR; • The new bridge should be sensitively designed to allow passage of wildlife beneath and

outside of the aquatic zone at times of flood, incorporating mammal ledges and continuation of marginal vegetation along the watercourse beneath the bridge where possible;

• Lighting at the crossing should be restricted to the minimum level required for public safety; • The existing footpath will be retained within the brook corridor as an informal and un-

surfaced route (unless surfacing is desirable to encourage its use and prevent desire lines closer to the brook);

• No new formal access routes will be provided within the Letcombe Brook corridor open space;

• Strategic planting and fencing will be used to deter public access at sensitive points.

8.6 An Outline Habitat Management Plan is being prepared to maintain the proposed newly created and enhanced habitats and maximise the biodiversity value of this area. This will include selective thinning of over-shading trees and scrub along the stream to encourage the establishment of diverse aquatic and marginal vegetation, as well as ongoing monitoring and removal of invasive non-native species such as Himalayan Balsam.

8.7 In order to maintain the habitat resource of the local hedgerow, ditch and tree resource, the proposal seeks to minimise loss; replace features that have to be removed (maintaining habitat connectivity); proposes new planting using native species typical of the local area (also infilling gaps to retained hedges); and recommends the use of ditches or swales for the management surface water drainage.

8.8 With the implementation of such mitigation measures, the residual effects assessed for the Letcombe Brook corridor are considered to be negligible, apart from the proposed programme of habitat management, which would result in a positive effect. For the network of hedgerows, ditches and trees, the residual effects are assessed as negligible.

8.9 In addition to the Key Ecological receptors considered above, the other ecological receptors considered are the grassland habitat, bats, otter, water vole, badger, reptiles, Great Crested Newt and invertebrates.

8.10 Opportunities to mitigate for the semi-improved neutral grassland removed for development to the west of the Letcombe Brook and in the footprint of the Link Road could be replaced by blocks of species-rich meadow grassland within the Letcombe Brook corridor. Species-poor grassland removed for development across the remainder of the Site could be replaced with species-rich meadow grassland where suitable within the Green Infrastructure. Both would be

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complemented by a selection of woodland, scrub, hedgerow and/ or wetland habitats.

8.11 To maintain favourable conditions and maximise new opportunities for foraging and commuting bats, the planting of nectar and pollen-rich species would increase the abundance of their invertebrate prey; new landscape planting where habitat corridors are crossed by roads including the establishment of standard trees at suitable locations to raise the flight path of commuting bats; and lighting at the minimum level required for safety where roads cross through or pass adjacent to existing and newly created commuting and foraging habitats. Measures to ensure the long-term availability of roost sites at the Site could be incorporated at the detailed design stage with a selection of bat boxes/tubes on trees and on buildings.

8.12 It is recommended that the section of the Brook affected by the proposed Link Road is inspected prior to works commencing to confirm that no new Water Vole burrows or Otter holts are present. Vegetation should be removed under the supervision of an ecologist to detect any burrows that might not otherwise have been visible.

8.13 The status of badger activity on the Site should be re-confirmed by survey to inform detailed design and any licensing requirement at the time of construction.

8.14 Additional measures to benefit birds could include the provision of a range of bird nesting boxes on buildings and trees, and use of fruit and nut producing tree and shrub species in landscape planting schemes.

8.15 Whilst Great Crested Newts are not using the waterbodies within the Site, if areas of suitable terrestrial habitat within 250m of breeding ponds located off-site are to be cleared of vegetation, this should proceed on a precautionary basis, i.e., at a time of year when newts are least likely to be present, or alternatively, cleared in phases under ecological supervision.

8.16 Development of the Site provides considerable opportunities to strengthen the local Great Crested Newt population, largely through provision of new breeding habitat connected to areas of suitable terrestrial habitat either within the Site or the wider area.

8.17 In addition to the new habitat creation, additional measures to benefit invertebrates could include the provision of log and brash piles at hedgerow bases and scrub edges, and nectar and pollen-rich species within landscape planting schemes.

9 Landscape and visual effects 9.1 The scheme design has been assessed for effects on landscape character; designated

landscapes; heritage assets; Conservation Areas; visual amenity linked with Public Rights of Way; and residential visual amenity.

9.2 In respect of the permanent landscape effects generated, much of the mitigation is inherent, notably through the integration of landscape features into the layout where feasible to create green corridors and to provide new amenity space.

9.3 The Green Infrastructure parameter plan (Figure 3.3) illustrates how the Letcombe Brook and Cow Lane corridor are being retained and used as the basis for the site-wide Green Infrastructure strategy. Where possible the proposals seek to use green solutions to mitigate for potential visual impacts, which will also contribute to the overall Green Infrastructure provision within the Site.

9.4 The Letcombe Brook corridor would be enhanced through improved landscape management related to the ecological objectives, with the surface water attenuation basins providing the opportunity for additional wetland habitat that would interlink with the Letcombe Brook Corridor.

9.5 The majority of the Cow Lane Green corridor would be retained, protected and enhanced through the course of the development, as would the retained hedgerow field boundaries. A new linear landscape feature has been proposed along the southern boundary of the Site, to mitigate for potential views from adjacent properties. Further hedgerow planting has been proposed for a north-south green corridor to the south-west of Steptoe's House, to mitigate for the loss of an existing hedgerow feature.

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9.6 The setting to Grove Conservation Area would be preserved through the retention of open space in the area immediately adjacent to the Conservation Area. The proposed housing would be set back beyond the existing settlement edge.

9.7 Footpaths within the Site will be retained, although two will follow a diverted route in order to integrate better into the proposed design. Informal open spaces will be designed to provide high quality space, and include:

• Local Equipped Areas of Play; • Community uses, such as the provision of orchard planting; • Contribution to green networks and enhancement of habitat connectivity; and • Sustainable drainage and connectivity with the Letcombe Brook.

9.8 The residual effects on landscape receptors are set out in the Table below. Predicted effects of Moderate or less are not significant in terms of this assessment. The only significant adverse landscape effect relates to the short-term change affecting the local character area relating to Monks Farm.

Receptors Residual effect short-term

Residual effect long-term (+10yrs)

Grove Negligible Negligible Grove Conservation Area Minor Minor beneficial Local landscape character area receptors Zone 2A: Western Vale Villages Minor Negligible Letcombe Brook corridor Moderate Moderate beneficial Cow Lane corridor Moderate Moderate beneficial Monk’s Farm area Substantial/Moderate Moderate Cemetery field Minor Minor

9.9 The residual effects on visual receptors are assessed as follows.

Visual receptors Residual effect short-term

Residual effect long-term (+10yrs)

Southern section of footpath 235/3 Substantial/Moderate Moderate Monks Farm access intersecting footpath 235/3 Substantial Substantial/Moderate Access to Monks Farm, off North Drive Minor Minor beneficial Wick Green, to the south of The Site Minor Minor Footpath 235/11 within recreation area to the south-east Minor Minor beneficial Properties on the northern edge of Grove facing the site Substantial/Moderate Moderate Cow Lane field gate Substantial/Moderate Moderate Hanney Bridge Negligible Negligible Footpath 235/2, to the immediate north of the railway line Negligible Negligible Footpath 235/3 intersecting road to Grove Wick Farm Substantial/Moderate Moderate Denchworth Road, to the south-east of the cemetery Minor Minor The northern path within Grove Cemetery Moderate Moderate Denchworth Road, at the access point to footpath 235/7 Moderate Moderate/Minor Footpath 235/7, to the north of the railway line Moderate Minor

9.10 The predicted visual impacts would reduce with the establishment of the mitigation strategy, although view from Monks Farm access would remain significant. This is due to the high sensitivity of the visual receptor and their proximity to the proposed development.

9.11 However, in general the views from within the Site are not generally representative of the wider rural landscape and are influenced by the settlement of Grove, overhead powerlines and the adjacent railway line. Two of the viewpoints would see an improvement to the baseline view, once the landscape scheme has established. These have been assessed as beneficial residual effects.

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10 Heritage 10.1 A review of Local Authority and Historic England documentation was undertaken in order to

establish all heritage assets which could potentially be affected by the proposed development. This identified three listed buildings in close proximity to the Application Site: Steptoe's House, Monk's Farmhouse and Monk's Farm barns: with Grovewick Farmhouse listed building, and Grove conservation area within the wider Study Area.

10.2 The review was followed by a site visit to evaluate the heritage assets. This determined that the most sensitive elevation of Monk's Farmhouse is the east elevation, which overlooks open meadows. The north and west elevations are less sensitive as they have been subject to 20th-century alterations, although the setting remains predominantly agricultural and semi-rural. It was noted that the two listed barns at Monk's Farm were no longer standing. The existing structures within the farmyard at Monk’s Farm are of little or no heritage value and have a detrimental effect on the setting of Monk's Farmhouse.

10.3 At Steptoe's House, the southern elevation is the least sensitive to change because it has been altered with inappropriate modern materials and has urban post-war housing within views from the house. The north elevation is the most sensitive; it has a visual relationship with Monk’s Farmhouse and an enclosed semi-rural setting with orchards and fruit trees.

10.4 The setting of Grovewick Farmhouse building is enclosed by farm buildings and trees; the significance of the listed building itself is not therefore best represented in its wider setting from the meadows and public footpath.

10.5 The proposed residential development will be a considerable distance from the Grove Conservation Area boundary. The historic core of the village is screened from the Application Site by intervening 20th-century developments, hedgerows and trees, but nevertheless forms part of the Study Area by virtue of its proximity.

10.6 Potential effects upon these heritage assets have been considered from the outset. The design of the scheme has taken into account the heritage significance of all the identified heritage assets and their settings. Mitigation inherent in the proposed layout around Monk's Farm and Steptoe's House (Figure 3.1) shows that the listed buildings will be retained in an area which preserves the existing landscaping and built features, whilst the proposed new buildings will be set back at a considerable distance from all the heritage assets. Steps have been taken to minimise the level of harm to the settings by the proposed development upon completion and occupation, including open green amenity spaces, increased planting and sympathetic landscaping.

10.7 The semi-rural setting in views south from Grovewick Farmhouse will also be sustained by planting and landscaping around the proposed buildings that will provide adequate screening in the medium to long-term. West of the Farmhouse and within the Application Site, a multi-use games area is proposed: although this will be a more managed landscape than the existing meadows, the retention of open green space will sustain the open semi-rural setting of the listed building.

10.8 Effects during demolition and construction have been found to be negligible. The residual impacts upon completion are assessed as negligible or slight effects as a result of the development of open fields and a change in noise and lightings, with a slight beneficial effect as a result of removing some of the modern agricultural buildings around Monk's Farm.

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11 Archaeology 11.1 The archaeological potential of the site has been the subject of an archaeological evaluation

through desk-based research and geophysical survey on the Site (magnetic survey). Geophysical survey found very few potential archaeological anomalies, but did record a number of linear anomalies and trends of possible archaeological origin in the area between Monk's Farm and Letcombe Brook. The more defined anomalies would appear to form elements of remnant enclosures/fields and possible drove-ways, probably relating to a former field system.

11.2 On the basis of the information currently available, construction activity which might affect any features having possible archaeological origin is anticipated to result in a moderate adverse effect at worst. However, it is considered more likely that a minor adverse effect would result. Assessment of the value of these possible archaeological assets is to be further informed by a programme of archaeological evaluation trenching, which is in the process of being formulated and agreed in liaison with Oxfordshire Historic Environment Team.

11.3 Should the forthcoming programme of evaluation confirm that any removal of them would result in, at most, a moderate adverse effect, this could be mitigated by a proportionate programme of archaeological monitoring and recording.

11.4 Should any of these anomalies be identified as assets of higher than the value anticipated then specific mitigation measures would need to be discussed and agreed in consultation with the Oxfordshire Historic Environment Team. In this eventuality, potential mitigation measures might involve mitigation by design and/or targeted excavation.

11.5 The excavation and preservation by record of remains would ensure that a proportionate account is taken with a record made of their evidential value. This will not, however, reduce the significance of effect identified in respect of them, as it will not prevent their removal.

11.6 The effect of residual impacts are assessed as follows:

Receptor Residual impact

Any late Prehistoric/Romano-British agricultural assets Minor/Moderate

Any further undated burials such as might survive Moderate

Possible features identified as geophysical anomalies Minor/Moderate

Remnant ridge and furrow earthworks Minor

Grove Conservation Area Negligible

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12 Socio-economic effects Housing and population

12.2 The assessment has looked at the provision of up to 456 residential dwellings. Using an average occupation of 2.4 people per dwelling, the scheme could accommodate a population of around 1,110 people. If it is assumed that the age profile of those living in the completed development is similar to that of Grove now, then the scheme would have some 600 people of working age, of which 80% could be expected to be economically active (working or seeking work). This equates to 480 people that would represent an extra input in the work force, which could also in part, counter the present upward trend in the age-profile of the local population.

Employment and the economy

12.3 Approximately 24 (full-time equivalent) teaching and support staff would be required for a new 1-form entry primary school, with approximately three more staff for cleaning and lunchtime supervision. It is assumed that similar number of teaching staff would be required if Grove CE Primary School is extended to cater for an additional form of entry (30 pupils per year).

12.4 Using information collected by the Office for National Statistics, household spending by the new residents on items likely to be purchased in the local area is estimated to be some £9.8 million each year.

Open space

12.5 The proposed development will accommodate people who will require access to open space in the local area. It is proposed that the Monk’s Farm development would achieve the overall provision of open space required by VWHDC through the provision of both formal and informal open space on-site, combined with a financial contribution towards off-site facilities, e.g., for outdoor sports. The exact level of open space contribution required for the proposed development and its specification will be subject to discussion with the Vale of White Horse District Council in the context of the overall provision for residents within Grove.

12.6 Figure 3.3 shows a multi-use games area and local equipped area of play will be located near the school area, and a second area of play created just to the west of Cow Lane. An extensive area of informal open space will be incorporated within areas of landscaping and habitat which would be created around the perimeter of the site and within the green corridors.

12.7 Based on the proposed open space provision on-site and those that would be facilitated by contributions off-site, it is considered that this provision will have a minor beneficial impact upon the occupants of the proposed development and residents in the local area.

Education

12.8 As the mix of housing size and type is not fixed at this stage, it is only possible to broadly predict the likely number of school-age pupils that would live in the development. Based on numbers from recent housing developments, approximately 25 children of primary school age can be expected for each 100 homes. This indicates that around 114 would be resident within this scheme for 456 dwellings. The layout of the proposal includes land suitable to build a new 1-from entry primary school: this would have the capacity to accommodate up to 210 pupils. Assuming that there is an even distribution of ages across the school year age groups, a 1-form entry school is of sufficient size for the proposed scheme as well as the new homes recently approved on the neighbouring land.

12.9 Oxfordshire County Council’s Pupil Place Plan (2015) sets out a strategy for future growth in school capacity. It is based on a combination of the provision of new schools as part of the strategic housing developments and expansion of existing schools where this is appropriate. The number of pupils currently within local primary schools will take up all spare places as they feed through into secondary school. This planned growth exceeds the expansion potential of King Alfred's Academy, and a new school is therefore planned on Grove Airfield. It is envisaged that an increased intake at King Alfred's will meet the needs of the local population during the period until the Grove Airfield School opens.

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12.10 It is proposed to provide a financial contribution to fund the additional demand for places resulting from the proposed development. This approach is set out in the VWHDC Local Plan 2031 Infrastructure Delivery Plan (March 2015), as is the contribution towards Special Educational Needs.

Health and healthcare

12.11 With regard to the provision and access to healthcare, the estimated population of 1,100 people will create a demand for less than one doctor (based on a list size of 1,500 patients per GP). Primary healthcare is the responsibility of the Clinical Commissioning Group (CCG) and the NHS Trust. In preparing the Local Plan 2013, the VWHDC has been liaising with the NHS so that the information on the proposed growth can be factored into the CCG’s capacity planning.

12.12 In addition, the scheme will bring improvements which should encourage greater activity, promoting good health. Access to good quality, well-maintained, public spaces can help to improve physical and mental health by encouraging more walking, sport, or simply benefit from the enjoyment of green space.

12.13 The additional population from the proposed development will result in a negligible effect due to available capacity and the provision of financial contributions to improve existing facilities where necessary.

The Environmental Statement can be viewed during normal office hours at the Vale of White Horse District Council. Comments will be considered as part of the Council’s consultation on the planning application. A copy of the Environmental Statement on CD can be purchased for £5. Enquiries in respect of these or printed copies should be made to Savills, Telephone 01865 269 000.

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Applications ref: P12/V1545/Oand P14/V0576/O

Application ref: P15/V1722/O

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Note:- Reproduced from the Ordnance Survey Map with the permission of the Controller of H.M. Stationery Offi ce Crown copyright licence number 100024244 Savills (UK) Limited. Published for the purposes of identifi cation only and although believed to be correct accuracy is not guaranteed. May contain Environment Agency information © Environment Agency and database right.

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Note:- Reproduced from the Ordnance Survey Map with the permission of the Controller of Her Majesty’s Stationary Offi ce (HMSO). Crown copyright.Published for the purposes of identifi cation only and although believed to be correct accuracy is not guaranteed.

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Documents

Land at Monk’s Farm, Grove - IEMA - Home at Monks Farm, Grove... · new homes, a primary school, open space and infrastructure on land at Monk's Farm, Grove ... (the blue line on