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PREPARED BY PEGASUS PLANNING GROUP
PERSIMMON HOMES LTD & BLOOR HOMES LTD
AUGUST 2012 P.0329_135-A
TOWCESTER SOUTHERN EXTENSION
ENVIRONMENTAL STATEMENT
NON TECHNICAL SUMMARY
FIGURE 1 - APPLICATION SITE LOCATION
TOWCESTER SOUTHERN EXTENSION
page 1
CONTENTS
Introduction 02
Assessment Approach 04
Cumulative Effects 04
Application Site Description 06
Proposed Development 08
Socio Economics 16
Cultural Heritage & Archaeology 16
Ecology & Nature Conservation 17
Landscape & Visual 19
Transport & Traffi c 21
Air Quality 22
Noise & Vibration 24
Water Resources, Drainage & Flooding 25
Ground Conditions & Contamination 27
Soils and Agriculture 29
Conclusion 30
page 2
INTRODUCTION
April 2012. A new suite of documents have been
prepared which constitute the planning application
and its supporting material. This ES describes and
identifi es the likely signifi cant environmental effects
of the revised proposals referred to hereafter as
‘Towcester Southern Extension’ or ‘the Proposed
Development’.
The ES presents the fi ndings of the Environmental
Impact Assessment (EIA) which was undertaken
in conjunction with the design process for the
Proposed Development and various supporting
studies, which have informed the design.
The full fi ndings of these studies and of the overall ES
are presented in a comprehensive set of documents
that can be viewed at the offi ces of SNC. Additional
copies of the NTS (no charge), ES Volume 1 (£75
plus postage) and the Technical Appendices (£150
plus postage), are available from Pegasus Planning
Group, Pegasus House, Querns Business Centre,
Whitworth Road, Cirencester, Gloucestershire, GL7
1RT. Telephone: 01285 641717. The complete ES can
also be obtained in CD format for £10 from the same
address.
Persimmon Homes and Bloor Homes (‘the
Applicants’) are seeking planning permission for
mixed-use development to the south of Towcester,
Northamptonshire (the ‘Application Site’). The
Application Site’s context and boundary are shown
on Figures 1 and 2 respectively.
This document comprises a non-technical
summary (NTS) of the Environmental Statement
(ES) which accompanies the revisions to the
planning application initially submitted in 20071
concerning the proposals for the Sustainable
Urban Extension of Towcester. The development
proposals have been revised in a direct response
to relevant changes in National Planning Policy,
including the National Planning Policy Framework,
the publication of “Localism” documents such
as the Towcester Transport Study, the Towcester
Master Plan, negotiations with the Local Authorities
and Statutory Consultees and comments received
during a programme of community engagement.
The revised proposal are submitted to South
Northants Council (SNC) as it replaces West
Northants Development Corporation (WNDC) as
the Local Planning Authority following the 1st
1 Three planning applications were submitted in 2007:
• Application 07/0374/OUT WNS for the Towcester Urban Extension was submitted to West Northamptonshire Development Corporation
• Application 07/0375/FUL WNS was submitted simultaneously for part of the then proposed grade separated junction to WNDC
• Application S/2008/0037/P was also submitted for the remaining part of the grade separated junction to South Northamptonshire Council
TOWCESTER SOUTHERN EXTENSION
page 3
FIGURE 2 - SITE LOCATION PLAN
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page 4
ASSESSMENT APPROACH
The purpose of EIA is to identify and assess the likely
signifi cant effects of the Proposed Development
on the environment for both the construction and
operational phases of the Proposed Development.
The ES provides data to identify and assess any
environmental effects resulting from the Proposed
Development which are likely to be of signifi cance
and provides a description of the measures
proposed in order to avoid, reduce or remedy, if
possible, signifi cant adverse effects.
The EIA Regulations stipulate that an ES should,
where possible, identify, describe and assess
the likely signifi cant effects of a development on
the environment. Therefore the ES identifi es and
assesses the likely signifi cant effects of the Proposed
Development in relation to both the construction and
operational phases of the Proposed Development.
Environmental effects have been evaluated with
reference to defi nitive standards and legislation
where available. Where it has not been possible
to quantify effects, qualitative assessments have
been carried out, based on available knowledge and
professional judgement.
Effects that result from incremental changes caused
by other past, present or reasonably foreseeable
actions with a Proposed Development are known
as cumulative effects. There are two main types of
cumulative effect:
• Combined effects on a particular receptor
or individual effects from the Proposed
Development, for example, noise, dust and
visual effects; and
• Effects from several developments, which
individually might be insignifi cant, but when
considered together there could be a signifi cant
effect.
• The likely effects of the Proposed Development
together with the developments identifi ed in
Table 1 have been considered.
CUMULATIVE EFFECTS
TOWCESTER SOUTHERN EXTENSION
page 5
TABLE 1
Scheme Location Details
Land at Radstone Fields,
Brackley
Approx 12.5 km to the
south of the Application
Site
(Planning Application Reference: S/2010/0995/MAO) Resolution to grant planning
permission subject to S106 agreement for an urban extension comprising 1000 new
homes
Land off Belle Baulk,
Towcester
Approx 0.8km to the north
of the Application Site
(Planning Application Reference: S/2010/OUTWNS) Outline planning permission
granted for residential development up to 82 units including public open space and
associated works.
Moat Lane, Towcester Approx 1km to the north of
the Application Site
Planning Application Reference: 10/0102/OUTWNS) Outline planning permission
granted for regeneration of Moat Lane / Northampton Road area including new build
and change of use for shop, café, drinking, workshop uses; offi ces, council building;
hotel; dwellings; new public realm works, decked car park.
Land at Wood Burcote
Court Towcester
Adjacent to the Application
Site northern boundary
(Planning Application Reference: S/2012/0799/MAO) Outline planning application
submitted for residential development of up to 210 dwellings, internal roads and
linkages, new access off Burcote Road, alterations to Besses Lane, creation of a
public park. Infrastructure works, landscape management and other associated
works
Silverstone Circuit
Silverstone
Approx 5.5km to the south
of the Application Site
(Planning Application Reference: S/2011/1051/MAO) Outline application for mixed
use development comprising offi ces, workshops and distribution facilities (Use
Class B1, B2 & B8), education campus including on site student accommodation
(D1 & C2), three hotels (C1), ancillary spectator facilities, including welcome centre
and museum of motorsport (D2) and non retail promotional automotive display
space (sui generis), leisure and event spaces including outdoor activity areas and
permanent outdoor stage (D2), reconfi guration of existing and provision of additional,
temporary and permanent grandstands (sui generis), areas of hard surfacing for the
temporary siting of hospitality units during scheduled major events, revised parking
and access arrangements including a new access off the A43 and/or improvements
to the existing A43/Dadford Road junction, supporting infrastructure, demolition of
existing structures, associated landscape works in accordance with the approved
development brief Silverstone Circuit Master Plan.
Towcester Racecourse
London Road Towcester
Approx 50m to the east of
the Application Site
(Planning Application Reference S/2011/1219/MAF) Planning permission granted for
construction of a greyhound race track & associated infrastructure
Land North of Turweston
Road and East of
Northampton Road
Brackley
Approx 13 km to the south
of the Application Site
(Planning Application Reference S/2008/1648/PO) Planning approval for Industrial/
business park within use classes B1(a), B1(c) and B8 with associated car parking and
landscaping.
Land South of Turweston
Road Brackley
Approx 13.5 km to the
south of the Application
Site
(Planning Application Reference: S/2011/0141/MAO) Outline planning application
submitted 24/11/2011 for 350 residential dwellings.
Brackley Sawmills
Northampton Road
Brackley
Approx 13 km to the south
of the Application Site
(Planning Application Reference: S/2010/0332/MAO) Planning permission granted for
130 residential dwellings.
page 6
The Application Site is centred on National Grid
Reference 469677, 246861. Adjacent land uses
comprise the predominantly residential areas of the
town to the north. To the northeast of Wood Burcote
is an area of well wooded parkland comprising
the Jackson Stops estate. The Application Site is
dissected by Burcote Road, which runs generally
in a north-east to south-west direction out of
Towcester. To the northeast, the Application Site is
crossed by Besses Lane, a small rural lane which
connects Wood Burcote with the A5.
The Application Site itself is mainly comprised of
farmed landscape, both arable and pasture with
approximately 90% of the land used for agricultural
purposes and 10% for non-agricultural uses.
Fields are predominantly bounded by hedgerows
interspersed with hedgerow trees and small pockets
of woodlands. The vegetation changes in character
in the north east of the site, to the north of Besses
Lane, as fi elds are bound with denser hedgerows
and the number of mature trees associated with the
boundaries increases. The north eastern boundary,
along the A5, has areas of dense mature woodland
and hedgerow planting. The western boundary of the
site, along the A43 is made up of dense hedgerows
and mature trees, especially adjacent to the lay-by
area. This vegetation has recently been increased
by new roadside planting associated with the road
improvements.
The landscape character of the Application Site is
defi ned by the undulating nature of the surrounding
rural landscape. There are two areas of high ground
on the east and centre of the site both above 125m
above ordnance datum (AOD). The eastern mound
slopes gently whilst to the west the land falls into
a valley. The ground then rises again to the west to
form a high reasonably level plateau. The land then
falls gradually to the west, the lowest ground is 85-
90m AOD adjacent to Silverstone Brook. In general,
the elevation of the Application Site increases from
northwest to southeast.
Two small tributaries of the River Tove; Silverstone
Brook and Wood Burcote Brook, fl ow through the
Application Site. Silverstone Brook crosses through
the northwest part of the Proposed Development
site, with its fl oodplain extending either side of
the river some 200m. It has a channel width of
approximately 2m with a mix of gravel and silts. A
number of small ponds also lie in this section of
the site. Wood Burcote Brook crosses the eastern
section of the Application Site in a northerly
direction. There is an unnamed stream which fl ows
northward from Fox Covert woodland, however this
APPLICATION SITE DESCRIPTION
TOWCESTER SOUTHERN EXTENSION
page 7
stream is seasonal and does not fl ow during the
summer months. As a result its banks and margins
are largely covered by tall herbaceous vegetation
and rough grassland.
The Application Site is bound by residential dwellings
forming the southern boundary of Towcester to the
north; by the A5(T), a Roman road (‘Watling Street’),
to the east; agricultural land to the south; and the
A43(T) to the west. Bounding part of the central area
of the Application Site to the north is an area of well
wooded residential estate comprising the Jackson
Stops estate. This is a distinct area and comprises
large plots of land with a number of individual
properties.
The Application Site is crossed by both Burcote Road
through the centre and by Besses Lane, a small
rural lane which connects Wood Burcote with the
A5, to the northeast. A number of public footpaths/
bridleways also cross the site including The Grafton
Way National Trail. Existing vehicular access to the
site is achieved via fi eld gates from the A5, Besses
Lane and Burcote Lane.
page 8
PROPOSED DEVELOPMENT
The Proposed Development will comprise the
following key components:
• Development of a new mixed use
neighbourhood constituting the southern
expansion of Towcester comprising:
• 2,750 new homes of mixed type and tenure
including affordable housing
• 15.4 ha (approx) employment land to
accommodate:
• B1, B2 and B8 uses capable of
accommodating:
» B1 (Offices and Light Industry) 22,000m2 (59.3%)
» B2 (General Industry) 10,500m2 (28.3%)
» B8 (Storage and Distribution) 4,600m2 (12.4%)
100%
• A main Local Centre of 1.1 ha (approx) to
accommodate:
» Food anchor store Class A1 max 500m2
» 2 to 6 No. retail units Class A1 to Class A5
max 550m2 total
» Public House/Restaurant Class A3, A4 max
450m2
» Doctors surgery/medical centre Class D1
max 850m2
» Nursery/crèche Class D1 max 550m2
» Community Hall Class D1 max 200m2
» A support Local Centre of 0.2 ha (approx)
to accommodate local facilities such as
corner shops, takeaway etc Class A1, A5
max 500m2
• A mixed use commercial area 0.9 ha approx to
accommodate:
» 200 bed hotel with conference facilities and
bar/restaurant up to a total of 4,400m2
» Two new 2 form entry primary schools on
two 2.1 ha sites
» A site reserved for a new secondary s chool
up to 7.7 ha
» The provision of the Towcester Relief
Road connecting with the A5T via a new
roundabout and realignment of minor road
and the A43T via a new signalised gyratory
at grade junction
» Contributions to proportional investment
facilitating improvements to the existing
A43T junctions at Abthorpe and Tove
TOWCESTER SOUTHERN EXTENSION
page 9
• The provision of extensive areas of public open
space and areas of strategic landscaping
• Surface water/fl ood management works
• Necessary related engineering works for
drainage and services
The Proposed Development which has been the
subject of this EIA is shown within the Parameter
Plans provided in the following Figures 3 to 8. The
Proposed Development will be built over six phases
which are identifi ed on Figure 9.
page 10
FIGURE 3 - LAND USE PARAMETERS PLAN
TOWCESTER SOUTHERN EXTENSION
page 11
FIGURE 4 - BUILDING HEIGHTS PARAMETERS PLAN
WINDSOR CLOSE
KENSINGTON CLOSE
HOLLYHILL
BRIARY CL
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Building Heigh
page 12
FIGURE 5 - ACCESS & MOVEMENT
TOWCESTER SOUTHERN EXTENSION
page 13
FIGURE 6 - GREEN INFRASTRUCTURE
page 14
FIGURE 7 - SURFACE WATER DRAINAGE
WINDSOR CLOSE
KEN SINGTON CLO
SE
HOLLYHILL
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Sloping masonry
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ta
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AreaPlay
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Mast
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Sub Sta
Tanks
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Sta
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ta
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ROMAN ROAD
TOWCESTER
Watling Street
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91.8m
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86.0m
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TOWCESTER
BM 8
7.10
m
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ROMAN ROAD
97.8m
BM 100.44m
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86.4m
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Surface Wate
TOWCESTER SOUTHERN EXTENSION
page 15
FIGURE 8 - HIGHWAYS WORKS
page 16
SOCIO ECONOMICS CULTURAL HERITAGE & ARCHAEOLOGY
The Proposed Development would have a major
benefi cial effect on the area by providing much
needed residential provision for the area and bring
forward opportunities for 2,570 direct new jobs and
up to 2,870 new jobs when multiplier effects are
taken into account. This would make an important
contribution to the supply of jobs within Towcester
and provides the opportunity to enhance the self
containment of the town.
The Proposed Development includes appropriate
supporting uses in the form of educational facilities,
Local/Neighbourhood Centres (with provision for
retail and community facilities) and areas of public
open space for recreation and amenity to meet the
day to day needs of the development.
Overall the Proposed Development is considered
to represent a signifi cant and major benefi cial
step forward in the strategy for residential and
employment regeneration within Towcester and the
wider district.
The potential effects of the Proposed Development
on archaeological, historic landscape and historic
building (collectively considered as heritage assets)
have been considered. Examination of relevant
databases supplemented by other sources and site
inspections, indicate that only heritage assets of
local importance are present within the Application
Site. Evidence in the County Historic Environment
Record, supplemented by site specifi c desk and
fi eld studies have shown that buried remains of
Prehistoric, Roman and Medieval date survive
within the Application Site. These remains are not
of such signifi cance that the need for development
outweighs the need to preserve the heritage asset.
As such these features could be preserved by record.
Accordingly, it is anticipated that any planning
permission for development on the Application
Site will incorporate a planning condition relating
to archaeology and that this condition will require
a programme of archaeological investigations
including phased trial trenching and a watching
brief to be implemented ahead of development. The
implementation of the programme of investigations
would mitigate the adverse effects of the Proposed
Development and enable the development to
proceed in accordance with development plan policy
on archaeology.
TOWCESTER SOUTHERN EXTENSION
page 17
ECOLOGY & NATURE CONSERVATION
Overall, it is considered that the Application Site is
of low ecological value. The Proposed Development
provides the opportunity to enhance the ecological
interest of the Application Site through the provision
of areas of natural / semi-natural open space,
providing green links throughout the site, and to be
planted with a range of new habitats that will attract
a range of new species.
No signifi cant adverse effects are considered to
arise on any designated sites.
The loss of habitats of relatively greater interest
in the context of the Application Site, such as
woodland, hedgerows and trees, would be offset by
new areas of native woodland, hedgerow and tree
planting of greater size than that lost.
There is a minor Brown Long-eared bat transitory
roost present in the north of the site, and a single
tree supports a minor Common Pipistrelle roost.
These are to be lost to the Proposed Development
and as such a Natural England Licence will likely be
required. The provision of new roosting opportunities
for these species in a building close to that lost, and
the provision of bat boxes in the vicinity of that to
be lost, will mitigate for the loss of these roosts.
The mitigation / enhancements as set out above for
each bat species recorded within the Application
Site will ensure there is a net gain in roosting and
foraging opportunities for these species.
The Proposed Development will result in the loss of
a main Badger sett within an area of woodland. This
sett will likely need to be closed under a Natural
England Licence, and a new artifi cial sett is to be
provided in the vicinity of this main sett. Tunnels will
be provided beneath the proposed highway to allow
safe dispersal of this species to foraging grounds.
It is considered that the hedgerows within the
Application Site support small numbers of
dispersing Dormice. As such, hedgerows supporting
Dormouse nests will be removed under Natural
England Licence, while those connecting offsite
woodland and hedgerows with Dormouse nests will
be removed in a precautionary manner. The provision
of new hedgerows and linking of onsite hedgerows
to offsite hedgerows through the creation of tunnels
beneath the proposed highway supporting dead
hedging / wire meshing, will allow the continued
dispersal of this species within the site.
Provisions have been made to ensure no Otters are
disturbed during the construction and operational
phases of the proposed development. The planting
page 18
of new areas of Reedbeds and the creation of tunnels
over the brooks, to include overland dispersal
opportunities for this species, will ensure continued
dispersal opportunities and new habitat for Otters.
Although no reptiles were recorded during the
recent specifi c surveys carried out a single juvenile
Grass Snake was recorded during previous surveys
in 2006-2007. As such, a watching brief will be
implemented during clearance of any suitable
habitat. The creation of new areas of wildfl ower
grassland, including areas of longer grass, will
provide new opportunities for this group over the
existing situation.
Although no Great Crested Newts have been
recorded within the ponds in the site, there are
two offsite ponds that support populations of Great
Crested Newts. As such, any terrestrial habitat to be
lost within 100m of these ponds will likely require
a trapping and translation exercise under Natural
England Licence. The creation of new ponds and
the provision of a wide green link with suitable
terrestrial habitat between the two offsite ponds,
will provide suitable dispersal opportunities for this
species over the existing situation.
Measures have been put forward to avoid effects on
nesting birds and to enhance foraging and nesting
opportunities post–development. The creation of
new habitats as part of the landscape proposals will
maximise the assemblage of birds attracted to the
site post-development. The provision of bird boxes
of a variety of designs will also provide new nesting
opportunities.
With the mitigation proposed, the Proposed
Development would not result in any adverse
residual effect on habitats or species of any
signifi cance and there will be no net loss of features
of ecological importance.
Where it is considered that there is a reduction
in potential habitat for protected species, the
proposed development will ensure that these are
compensated for by replacement habitat of equal
size and greater quality.
Following mitigation and enhancement measures,
overall effects are considered to be positive at
the county level and will ensure no net loss in
Biodiversity terms.
ECOLOGY & NATURE CONSERVATION
TOWCESTER SOUTHERN EXTENSION
page 19
LANDSCAPE & VISUAL
A comprehensive landscape and visual assessment
has been conducted to establish how the visual
amenity of Towcester and the surrounding area
would be affected by the Proposed Development and
how the landscape infrastructure of the Application
Site would be altered, in terms of character and
resources.
The Application Site is a farmland landscape, which
has a transitional character that relates to both the
dense urban fringe of Towcester to the north, and
rural farmland to the south.
The Application Site comprises of arable and
pasture fi elds which are bordered by hedgerows and
groups of hedgerow trees. There are no landscape
designations directly covering the Application Site.
There is also a Registered Park and Garden, Easton
Neston Park, and Towcester Racecourse, to the
north east of the A5.
The majority of public and private views are close
range, within 500 metres of the boundaries of the
Application Site. In views identifi ed, the Application
Site is perceived within or from the context of the
existing urban fringe of Towcester.
Proposals to extend the urban fringe across the
Application Site would relate well to the pattern
of existing development, providing scope for some
positive enhancement of the appearance of the
urban fringe. Overall, there would be negligible
effects on the landscape character of the urban
fringe of Towcester.
With regard to landscape resources, retention and
enhancement of existing landscape elements such
as trees and hedgerows would be fundamental to
retaining a visual and physical continuity with the
surrounding area, and maintaining a local sense
of place. The replacement of fi elds with built form
would be the only signifi cant effect on the landscape
resources of the Application Site.
The majority of visual receptors are limited to
those that experience close range views bordering
the Application Site. Where receptors are within a
rural context and they look north and east towards
the Proposed Development, the effect of the
proposals would be to visually extend the urban
edge. Sympathetic planting along the southern and
western perimeter of the Proposed Development
and within an area of public open space would help
to screen elements of the Proposed Development.
For receptors looking west and north from along
the A5 and within an urban fringe context, their
page 20
views would change in content from a rural to an
urban scene, and in many places views would be
foreshortened. Planting implemented as part of a
landscaped frontage to the scheme would improve
the appearance of this part of the urban fringe of
Towcester, thereby reducing some of the effects.
The mitigation of landscape character effects would
aim to preserve the inherent landscape features that
contribute to local character and distinctiveness.
Planting proposals implemented as part of the
scheme would refl ect the pattern of vegetation
which is typical of the locality, helping to integrate
the proposals into the receiving landscape.
Mitigation of landscape effects focuses on the
retention, enhancement and replication of the
existing landscape features, helping to physically
contain the Proposed Development and provide
a means of sympathetic integration. Large areas
of open public space are proposed within the
Proposed Development and would soften the built
form from views, as well as create a coherent green
infrastructure throughout the development.
Mitigation of visual effects would not aim to
completely screen the Proposed Development
from views, as the landscape measures necessary
to achieve this would be at variance with the local
landscape. Therefore, mitigation would aim to
improve the appearance of the urban fringe by
providing an element of visual containment and an
attractive setting for the proposal.
A new high quality residential and employment
scheme would provide a new attractive urban edge,
which would provide a positive landscape transition
between the southern urban fringe of Towcester
and the surrounding rural setting to the south, and
there are urbanising elements in the form of road
corridors east and west of the Application Site. The
introduction of more greenery, in the form of internal
planting along road and pedestrian corridors, as
well as large areas of public open space, into the
built areas would improve the overall appearance of
the nature of the residential areas, whilst providing
continuity with the degree of hedgerow and tree
cover already present within this setting. Set
within a strong landscape framework, the scheme
would also provide new facilities for the community
including areas of connected public open space and
extensions to the local footpath and cycle network,
allowing for greater access to the countryside and
the urban fringe.
LANDSCAPE & VISUAL
TOWCESTER SOUTHERN EXTENSION
page 21
TRANSPORT & TRAFFIC
An assessment of the effects of the Proposed
Development on traffi c and transportation has been
undertaken.
Traffi c fl ows during the peak construction period
(2020) as well as the operational phase of the
Proposed Development (2026) have been assessed.
It has been established that the construction of the
Proposed Development will result in an increase of
less than 0.5% of the background daily traffi c fl ows,
which is considered negligible for all effects.
The assessments of the effects on severance
revealed that the most signifi cant adverse effects
occur on Highfi elds and Vernon Road and the most
signifi cant benefi ts are on the A5 between Vernon
Road and Brackley Road and between Vernon Road
and the Proposed Relief Road (moderate benefi cial).
In terms of driver stress it was established that the
most signifi cant adverse effect occurs on the A5
south of the Proposed Relief Road and the most
signifi cant benefi cial effect on the A5 between
Vernon Road and Brackley Road.
The most signifi cant adverse effect on driver delay
is likely to occur on the A43 south of the junction
with the A413 and the A5 between Vernon Road
and the Proposed Relief Road whilst the most
signifi cant benefi cial effect is likely to be felt on the
A43 between Abthorpe and Tove roundabouts.
The most signifi cant adverse effect on pedestrian
delay and amenity and fear and intimidation is likely
to be felt on Highfi elds and Vernon Road whilst the
most signifi cant benefi cial effect is likely to occur
on the A5 between Vernon Road and Brackley Road
and between Vernon Road and the Proposed Relief
Road.
The most signifi cant adverse effect on cyclist delay
and amenity is likely to be felt on Highfi eld whilst the
most signifi cant benefi cial effect is likely to occur on
the A5 between Vernon Road and Brackley Road.
The most signifi cant adverse effect on accidents
and safety is likely to be felt on Highfi elds whilst the
most signifi cant benefi cial effect is likely to occur
on the A5 between Vernon Road and the Proposed
Relief Road.
As part of the Proposed Development, a number
of off-site measures will be implemented which
include the an HGV ban on the A5, speed limit
change on Burcote Road south of Highfi elds and the
A5 between Vernon Road and Brackley Road, and
changes to signal timing at the Abthorpe and Tove
junctions.
page 22
As part of the Proposed Development, segregated
routes will be provided under the central and
western sections of the Proposed Relief Road,
which are mitigation for the effects on severance
due to the Proposed Development. However, as the
Relief Road is a new road, the effect on severance
cannot be quantifi ed.
The assessments carried out revealed that
the Proposed Development is likely to have an
adverse effect on some local links near the
development, however the major roads are likely to
experience signifi cant benefi ts due to the Proposed
Development.
It has been demonstrated that the Proposed Relief
Road, which would be delivered as part of the
Development will not only cater for traffi c generated
by the Development, but it will provide an alternative
route for car and HGV drivers who currently, or in
the future, use the A5 through Towcester town
centre. It is therefore concluded that the Proposed
Relief Road will have a signifi cant benefi cial effect
on Towcester town centre.
It is therefore concluded that planning permission
for the Proposed Development should not be
refused on transport grounds.
AIR QUALITY
An assessment has been undertaken to determine
the potential effect of the Proposed Development on
local air quality. The assessment has considered the
existing air quality in the vicinity of the Application
Site and the potential air quality effects arising
during both the construction and operational
phases of the Proposed Development.
To inform the assessment and determine any
constraints to the Proposed Development, a baseline
assessment was undertaken. This comprised a
review of available air quality monitoring data for
the area surrounding the Application Site. The
baseline assessment concluded that the main
source of air pollution within the area is emissions
from road traffi c. SNC have declared an Air Quality
Management Area (AQMA) for annual mean NO2
along a section of the A5 Watling Street, within the
Town Centre, near the Town Hall (approximately
0.8km north of the Application Site).
A qualitative assessment of the potential effects on
local air quality arising from activities undertaken
during the construction phase has been undertaken.
This showed that during on-site activities releases
of dust and PM10 are likely to occur. The greatest
potential for nuisance problems to occur will be
within close proximity of the Site perimeter. However,
TRANSPORT & TRAFFIC
TOWCESTER SOUTHERN EXTENSION
page 23
through good site practice and the implementation
of suitable mitigation measures (for example,
use of appropriate equipment, implementation of
screening and dampening measures, use of wheel
washers etc.), the effect of dust and PM10 releases
will be reduced and the risk of excessive releases
minimised. The residual effect of dust and PM10
emissions during the construction phases is likely
to be of minor negative signifi cance. The effect
on of construction traffi c generated during the
construction phases of the Proposed Development
was also considered. The main effects will arise
in the areas immediately adjacent to the principal
means of Site access for traffi c associated with the
works and along the designated haulage routes.
However, effects will be temporary and providing
appropriate mitigation measures are implemented,
the residual effect of the additional construction
traffi c associated with the works is considered to be
negligible.
A quantitative assessment of the potential effects
arising during the operational phase of the
Proposed Development was undertaken. The model
was used to predict the changes in NO2 and PM10
concentrations that would occur at a number of
relevant receptor locations as a result of the changes
in traffi c fl ows and vehicle movements associated
with the Proposed Development. The results show
that the Proposed Development would cause either
an imperceptible increase or an imperceptible to
small decrease in NO2 and PM10 concentrations at
the majority of sensitive receptors (predominantly
nearby residential properties) considered in the
assessment. At one location, within the current
AQMA, the Development would result in a large
decrease in annual mean NO2 concentrations. At a
small number of receptors, no discernible change
in PM10 concentrations was predicted as a result
of the Proposed Development. The effect of the
Proposed Development on pollutant concentrations
(i.e. NO2 and PM10) is therefore considered to be
direct, permanent, long-term and of negligible
to minor benefi cial signifi cance for annual mean
NO2 concentrations, negligible for hourly-mean
NO2 concentrations and neutral to negligible
signifi cance for annual mean and 24-hourly mean
PM10 concentrations. Furthermore, pollutant
concentrations predicted within the Proposed
Development itself were also below the relevant
AQS objective levels.
Provided the recommended mitigation measures
are implemented the Proposed Development is
therefore considered to comply with national,
regional and local policy.
page 24
The dominant noise source on the Application Site
is road traffi c from the A5 and A43, although the
proposed Relief Road will also contribute the future
road traffi c noise levels.
A qualitative assessment of noise and vibration
during the demolition and construction phases has
been undertaken. The assessment has highlighted
potential processes that may result in noise and
vibration disturbance. A Construction Environmental
Management Plan will be prepared which will set
out measures for controlling noise and vibration to
an acceptable level during construction.
The operational road traffi c will lead to a permanent
long-term negligible to major benefi cial effect
on the A5 to the north of the junction with the
proposed Relief Road and these benefi ts will also
be experienced in the town centre. The effect on
other roads will be permanent long-term negligible
to moderate adverse.
Plant noise emission limits have been derived in
accordance with British Standard 4142 and the
requirements of SNC for any proposed external fi xed
plant items. All mechanical plant items will need
to be designed (collectively) to achieve these noise
NOISE & VIBRATION
limits. It is assumed that if all plant are designed
cumulatively to achieve the specifi ed noise limits
that a negligible residual effect will remain.
An assessment of the suitability of the site for
residential development has shown that acceptable
internal noise levels can be achieved with suitable
glazing and ventilation specifi cations. Where a noise
barrier of 1.8 metres high is installed adjacent to
the proposed Relief Road, noise levels at the closest
proposed dwellings will reduce such that standard
4/12/4 glazing should be suitable.
The assessment of the suitability of the site for
primary schools has shown that the sites will
be acceptable in terms of external noise levels.
However, noise will need to be considered at the
detailed design stage.
For the site which is safeguarded for a secondary
school, the noise levels from the Relief Road will
need to be considered at the external teaching areas
and at the school building itself during the detailed
design stage. However, by including roadside noise
barriers it is considered that acceptable noise levels
can be achieved in some external teaching areas.
TOWCESTER SOUTHERN EXTENSION
page 25
Silverstone Brook and Wood Burcote Brook are
two tributaries of the River Tove (which fl ows in an
easterly direction on the north side of Towcester).
Silverstone Brook fl ows in a north-easterly direction
through the Application Site over a distance of
approximately 1km, about 200m from the western
boundary. Wood Burcote Brook fl ows through
the Application Site in a northerly direction over
a distance of approximately 700m, approximately
800m from the east site border. A total of 10
sub-catchments have been identifi ed over the
Application Site.
Reference to the Environment Agency (EA)
website and published material indicates that
the ApplicationSite is underlain by Secondary A
Superfi cial Aquifers (Alluvium, Terrace Deposits
and Glacial Sand and Gravel) and Unproductive
Strata (Boulder Clay).
The deeper Principal Bedrock Aquifers (Great
Oolite Limestone) and Secondary B Aquifer (Upper
Estuarine), Secondary A (Lower Estuarine and
Northampton Sand) and Unproductive Strata
(Upper, Middle and Lower Lias) are present at depth.
The main potential source of fl ooding at the
Application Site is considered to be fl uvial fl ooding.
WATER RESOURCES, DRAINAGE & FLOODING
The cause of this type of fl ooding will be exceedance
of the fl ow capacity of the Silverstone Brook and
Wood Burcote Brook, typically associated with heavy
rainfall events.
Hydraulic modelling has been undertaken which
confi rmed that parts of the Application Site are
vulnerable to fl ooding from the Silverstone Brook
and Wood Burcote Brook during the 1 in 20 year, 1
in 100 year, 1 in 100 year + 20% and 1 in 1000 year
events.
An appraisal of the proposed crossings on the
Silverstone Brook was undertaken and the model
results confi rmed that the effects as a result of
the Proposed Development would be minimal and
any increased fl ows and water levels are contained
within the open space areas of the Proposed
Development.
It is proposed to utilise a Sustainable Urban
Drainage System (SUDS) management train for
surface water drainage in accordance with the
published guidance. For this surface water drainage
strategy, all attenuation storage will be within the
regional control detention basins, ponds and SUDS
located near to the source of fl ows. These have
page 26
been designed to attenuate fl ows for all rainfall
events including the 1 in 100 year +30% event. The
detention basins will discharge into the existing
ditches and watercourse at the existing runoff rates.
The proposals provide an excess of storage volume
over the 100 year +30% event thereby providing
betterment for higher return periods. In addition,
by accounting for climate change, the Proposed
Development provides betterment for the future.
WATER RESOURCES, DRAINAGE & FLOODING
TOWCESTER SOUTHERN EXTENSION
page 27
The underlying ground conditions beneath the
application Application Site are identifi ed as
Made Ground and Topsoil underlain by superfi cial
deposits including Alluvium, Terrace Deposits and
Glacial Sand and Gravel. The superfi cial deposits
are in turn underlain by the Great and Inferior
Oolite Series followed by the Lias Group. A number
of surface water features are present surrounding
the Application Site which includes the Silverstone
Brook and various ponds and land drains.
Historical records indicate that the Application Site
has historically been utilised predominantly as
agricultural land. Signifi cant potential receptors
identifi ed include:
• Construction workers, maintenance workers,
ecology and current and future Site users who
may be exposed to on-Site contamination;
• Groundwater, local land drains, ponds and the
Silverstone Brook; and
• The built environment including potable supply
pipes and building foundations.
Signifi cant potential pathways identifi ed include:
• Contaminants potentially present in the
GROUND CONDITIONS & CONTAMINATION
unsaturated zone migrating vertically
downwards into the saturated zone (Secondary
(A) and Principal Aquifers) beneath the
Application Site;
• Dermal contact, ingestion and/or inhalation of
contaminated dust, soils or vapours creating
direct exposure to potential contamination
present within the unsaturated zone; and
• The take up of contaminants by plants,
which may be ingested by animals or on-Site
residents, or inhibit plant growth.
Signifi cant potential sources of contaminants
identifi ed include:
• Asbestos containing materials that may be
contained within buildings, or may be present
in materials in the Made Ground underlying the
Site;
• Construction plant or future vehicle use on
Site which may potentially contaminate soils or
groundwater; and
• Contamination already present in the Made
Ground from contaminating past and present
land uses (risk considered to be low).
page 28
Proposed mitigation measures include:
• Undertaking an intrusive investigation and risk
assessment to assess the actual contamination
and geotechnical characteristics of the Site;
• Appropriate use of site working practices,
hygiene requirements and PPE during
construction and maintenance;
• Appropriate site drainage including use of
interceptor systems in areas where motor
vehicles are used; and
• Appropriate remediation and validation of any
identifi ed contamination.
Residual effects during construction, operation have
all been assessed as negligible to minor adverse
signifi cance, based upon the above mitigation
measures being implemented appropriately.
The proposed mitigation methods aim to remove
either the source or pathway of contaminant
migration, thus removing the potential for harm to
the identifi ed receptors.
There will be a positive cumulative effect of removal
or remediation of contaminated ground across the
Application Site and other local redevelopment
Sites.
GROUND CONDITIONS &CONTAMINATION
TOWCESTER SOUTHERN EXTENSION
page 29
A detailed fi eld survey to determine the agricultural
land classifi cation of the Application Site was
carried out in 2007, along with interviews of farm
occupiers and the Proposed Development has been
assessed against national planning policy.
The Application Site extends to approximately
179.5ha. The majority of the land (167.4ha) is in
agricultural production for arable and/or grassland
production and there are a number of farm buildings
located across the Application Site.
A detailed soil survey has been carried out to
determine the Agricultural Land Classifi cation and
this has identifi ed that the majority of the land is
classifi ed as lower quality Subgrade 3b (91.8ha).
Some 75.6ha is classifi ed as best and most versatile
agricultural land in Subgrade 3a.
Six agricultural holdings would be affected by the
Proposed Development. For four of these holdings
the impact is described as minimal. However, for
two farms the impact would be more serious with
one being put out of business entirely. The second
would see the size of farmed holding at Towcester
halved, but the residual unit would continue to be
farmed, along with other land in the area.
The Proposed Development would result in the
permanent loss of 167.4ha of land from agricultural
production, albeit some would remain as open
space. This land includes 75.6ha classifi ed as best
and most versatile in Subgrade 3a and is a Major
Adverse effect of the Proposed Development.
The loss of one farm is a major adverse effect of
local signifi cance but has to be weighed in the
balance of the overall benefi ts arising from the
Proposed Development.
SOILS & AGRICULTURE
page 30
CONCLUSION
The Proposed Development has taken account of
the likely signifi cant environmental effects and
where necessary, measures are integrated into
the Proposed Development to ensure that the
environment is suitably protected.
This comprehensive assessment identifi es that in
a number of respects the Proposed Development
would be likely to give rise to signifi cant benefi cial
effects.
TOWCESTER SOUTHERN EXTENSION
page 31
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