environmental statement - iema north of asto… · aston clinton i environmental statement - non...

Land north of

Aston Clinton Road

Environmental Statement:

Non Technical Summary

November 2015

© NEXUS PLANNING 2015

Contents

01 // Introduction

02 // EIA Methodolgy

03 // The Existing Site

04 // Alternatives and Design Evolution

05 // The Proposed Development

06 // Planning Policy Framework

07 // Socio-economic

08 // Transport, Accessibility and Movement

09 // Air Quality

10 // Noise

11 // Hydrology and Flood Risk

12 // Ground Conditions

13 // Archaeology and Cultural Heritage

14 // Ecology

15 // Landscape and Visual Impact Assessment

16 // Waste

17 // Summary of Impacts

Aston Clinton I Environmental Statement - Non Technical Summary I November 2015

01 | Introduction

1.1 This Environmental Statement (ES) has been prepared to accompany the outline planning application that is being submitted by Nexus Planning on behalf of Aston Clinton Sarl (‘the Applicant’), which represents a joint venture between Inland Limited and Europa Real Estate IV (No2) Sarl, (‘the Applicants’) to Aylesbury Vale District Council (‘the Council’) for:

‘’Outline application (with all matters reserved except for principal means of access) for the construction of up to 400 dwellings (C3 use class), hotel, pub and/or restaurant (C1/A3 use class), extra care housing (C2/C3 use class) (80 bed), 5,000 square metres of employment floorpsace (B1 use class), a local centre (A1/A2/A3 use class), public open space, play areas, water meadow and associated infrastructure including roads’’.

at land north of Aston Clinton Road, east of Aylesbury (‘the Site’).

1.2 The above description for the development being proposed shall be referred to thereafter as the ‘Proposed Development’. The Site lies in the administrative boundary of Aylesbury Vale District Council, and is located on the eastern edge of Aylesbury.

1.3 This planning application is being submitted in outline with all matters reserved except for principal means of access.

1.4 The main document (Volume 1) together with the accompanying Appendices (Volume 2) and this Non-Technical Summary (NTS) form the ES for the Proposed Development.

1.5 The main document is divided into 17 Chapters:

Part One

Chapter 1 Introduction Chapter 2 EIA Methodology Chapter 3 The Existing Site

Chapter 4 Alternatives and Design Evolution Chapter 5 The Proposed Development Chapter 6 Planning Policy Framework

1.6 The second part of the ES describes the findings of the specialist environmental assessments of each topic. Each topic is assessed in relation to the environmental effects the Proposed Development will have on that topic. It identifies mitigation measures that are required. The following technical Chapters are:

Part Two

Chapter 7 Socio-Economic Chapter 8 Transport, Accessibility and

Movement Chapter 9 Air Quality Chapter 10 Noise Chapter 11 Hydrology and Flood Risk Chapter 12 Ground Conditions Chapter 13 Archaeology and Cultural

Heritage Chapter 14 Ecology Chapter 15 Landscape and Visual

Impact Chapter 16 Waste Chapter 17 Summary of Impacts

1.7 In addition a number of technical reports, information and diagrams on specific issues have been produced. These provide detailed information on surveys and research on which the assessment of environmental effects has been based. These are included as Appendices (Volume 2) to the main volume.

1.8 This NTS has also been prepared as a separate report, summarising the findings of the ES in non-technical language.

The consultant team comprises the following specialists and experienced consultants:

Nexus PlanningSuite A, 3 Weybridge Business ParkAddlestone Road, WeybridgeSurrey KT15 2BW

EIA CoordinatorsPart OneSocio-Economics Summary of Impacts

VectosNetwork Building97 Tottenham Court RoadLondon W1T 4TP

Transport, Accessibility and Movement

Entran12 Geenway FarmBath RoadWickBristol BS30 5RL

Air QualityNoise

Odyssey MarkidesElizabeth House39 York RoadLondon SE1 7NQ

Hydrology and Flood Risk

WDE Consulting Ltd62a Western RoadTring, Herts HP23 4BB

Ground ConditionsWaste

CgMs Consulting140 London WallLondon EC2Y 5DN

Archaeology & Built Heritage

ACD EcologyRodbourne Rail Business CentreGrange LaneMalmesbury SN16 OES

Ecology

Chris Blandford AssociatesThe Old CrownHigh Street, BlackboysUckfield, East Sussex TN22 5JR

Landscape and Visual Impact Assessment


02 | EIA Methodology

2.1 This ES has been prepared in accordance with the requirements set out in the Town and Country Planning (Environmental Impact Assessment) Regulations 2011 (as amended) (The EIA Regulations). Details of specific methods used for each of the technical assessments are provided in the relevant technical Environmental Statement (ES) Chapter. The content and conclusions of the ES are based on assessment of the Proposed Development as set out in Chapter 5.

2.2 In line with the EIA Regulations and best practice guidance, a formal request for a Scoping Opinion was submitted to Aylesbury Vale District Council at the start of the assessment process, including the details required by the EIA Regulations within a Scoping Report.

2.3 The Scoping Report concluded that the following environmental issues associated with the Proposed Development should be considered within the ES: • Socioeconomic• Transport, Accessibility and Movement• Air Quality• Noise• Hydrology• Ground Conditions• Archaeology and Cultural Heritage• Ecology• Landscape and Visual Impact

2.4 As part of the formal scoping process the Council consulted with a number of external statutory consultees such as Natural England, the Environment Agency and Historic England, relevant internal departments, and other non-statutory consultees as the Council deemed appropriate.

2.5 The resultant Scoping Opinion that the Council issued put forward that the ES should also include an assessment of the potential environmental impacts from waste and accordingly a chapter on waste has been included. The Scoping Opinion from the Council also requested that further sites be considered within the list of developments

which may have the potential for cumulative environmental impacts with the Proposed Development (which were accordingly included) and that lighting should be assessed (which has been considered within Chapter 15 on Landscape and Visual Impact).

Public Consultation

2.6 On 10th and 11th July 2015, a public exhibition was held for this planning application at the Holiday Inn, Aylesbury opposite the Site on the southern edge of Aston Clinton Road. Over the two days, 137 people attended, providing a range of views and comments on the scheme which have further informed the design process. Full details are provided within the Statement of Community Involvement that supports this planning application.

EIA Assessment Methodology

2.7 The EIA Regulations require that the ES should, where possible, identify, describe and assess the likely significant effects of the Proposed Development on the environment.

2.8 Each of the technical Chapters assesses the potential environmental effects of the Proposed Development at both the Construction (including demolition) and Operational phases. The significance of both positive and negative impacts has been determined within each topic Chapter.

2.9 Cumulative impacts are impacts that result from the incremental impact of the proposed activity when added to the impacts of other past, present or reasonably foreseeable future activities. The cumulative impacts of a number of developments have been assessed within each topic chapter.

2.10 Once the entirety of the potential environmental effects both individually and cumulatively have been assessed within each topic Chapter, mitigation measures as appropriate have been put forward, followed by an identification of what potential impacts may remain (residual) once mitigation has been implemented.

3.1 The Site lies in the administrative boundary of Aylesbury Vale District Council, and is located on the eastern edge of Aylesbury.

3.2 The Application Site extends to approximately 29 hectares, and is within the control of the Applicants.

3.3 The Site is bound by Aston Clinton Road to the south, Broughton Lane to the west, the Bear Brook (a tributary of the River Thame) to the north and an existing hedgerow to the east.

3.4 There is a Scheduled Ancient Monument (SAM) within the northern part of the Site, but this is located outside of the proposed developable area.

3.5 A Public Right of Way (PROW) crosses the centre of the Site in a north / south direction.

3.6 The Site is one of three Major Development Areas (MDA) identified in the Saved Policies of the Aylesbury Vale District Local Plan 2004 (AVDLP). This MDA which includes the Site is specifically addressed at Policy AY.15 of the AVDLP.

Surrounding Land Use and Site Context

3.7 There are a few isolated residential properties located along the southern boundary of the Site, outside of the red line boundary. The Holiday Inn Hotel is location to the south of the Site as are a ribbon of houses. A residential development of 135 dwellings has also been recently consented to the south of the Site on the opposite side of Aston Clinton Road (planning reference 13/01488/AOP). Further nearby developments either being considered by the Council, refused recently, approved or at Appeal have also been included in the assessment.

3.8 There are three listed buildings within close proximity of the site; the Old Manor (Grade II), Barn at New Manor Farm (Grade II*) and Barn at Broughton Farm (Grade II).

3.9 The Site is located to the eastern edge of Aylesbury, with the town centre only 3km away.

03 | The Existing Site


04 | Alternatives and Design Evolution

No Development’ Alternative

4.1 It would be possible that, if the scheme which is the subject of this ES does not proceed then the current use of the Site might continue. However given the need for housing within Aylesbury Vale and the sustainability of the location for development, this is unlikely.

4.2 Given the significant benefits that the Proposed Development would bring such as the contribution to the housing needed within the District, the planning history of the Site and its allocation history. It is realistic to regard a “no development” scenario as highly unlikely and has therefore not been considered as an option any further. However, each ES Chapter has assessed the potential environmental impacts in comparison to a ‘no development’ scenario as a baseline.

Design Evolution and Mitigation

4.3 A ‘mitigation by design’ approach has been taken for the project, thus during the course of the masterplanning process, constraints were considered from the start and form an integral part of the design process for the Proposed Development.

4.4 A number of constraints were identified across the Site, which has directly informed the developable area. The process is detailed on p24 of the Design and Access Statement submitted with the planning application.

4.5 Pre Application discussions with the Council helped address a number of detailed design issues, including densities, building heights, location of employment and housing numbers.

4.6 A Public Consultation event was held in July 2015 and concerns were raised regarding the potential traffic impacts whilst some local residents preferred the scheme relative to the previous development proposals on the Site which have resolution to grant planning permission subject to the agreement of a legal agreement (known as a Section 106 Agreement).

05 | The Proposed Development

5.1 The outline planning application seeks planning consent for the following ‘Proposed Development’:

‘’Outline application (with all matters reserved except for principal means of access) for the construction of up to 400 dwellings (C3 use class), hotel, pub and/or restaurant (C1/A3 use class), extra care housing (C2/C3 use class) (80 bed), 5,000 square metres of employment floorpsace (B1 use class), a local centre (A1/A2/A3 use class), public open space, play areas, water meadow and associated infrastructure including roads’’.

5.2 A range of parameter plans explain the broad principles of development along with detailed access and junction plans. The Proposed Development would deliver the following:

• up to 400 new homes;• hotel, pub and or restaurant;• 80 bed extra care housing;• 5,000 sqm of employment floor space;• local centre (A1/A2/A3 use class);• public open space;• play areas;• water meadow; and• associated infrastructure including roads.

5.3 As an outline planning application, permission is not currently being sought for a specific dwelling mix. However, as shown in the parameter plans submitted in support of this planning application, the residential densities across the Site will vary between 35dph and up to 50dph. Building heights will similarly vary across the development, with residential heights between 2 and 3 storeys. The Local Centre will be up to 3 storeys in height (including commercial at ground floor), whilst the other non-residential uses will be 2 storeys in height.

5.4 A range of housing tenures and types will be provided, as demonstrated in the Design and Access Statement and indicative masterplan. Indicatively properties will vary between one bedroom apartments and four bedroom detached houses.

5.5 The Proposed Development, as indicated on the indicative Masterplan would also include significant new areas of open space and new employment land.

5.6 As identified in the submitted Transport Assessment and access drawings, vehicular access to the Site is proposed via two signalised junctions with Aston Clinton Road.


06 | Planning Policy Framework

6.1 The Planning Policy Framework Chapter sets out the relevant planning policy documents at national and local levels. It summarises the National Planning Policy Framework (NPPF) which was published in March 2012, drawing on salient parts in the context of the Proposed Development.

6.2 The Chapter goes on to set out the local policy context relating to Aylesbury Vale District Council, comprising the Saved Policies of the Aylesbury Vale District Local Plan 2004 (AVDLP) and relevant Supplementary Planning Documents.

AVDLPPartIPartI

AYLESBURY VALEDISTRICT COUNCIL

Aylesbury Vale District Local PlanAylesbury Vale District Local PlanWritten StatementWritten Statement

JANUARY 2004JANUARY 2004

Approved Development Brief

Aston Clinton Road MDA, Aylesbury

Prepared by Phillips Planning Services Ltd

On behalf of Aylesbury Vale Disctrict Council

January 2008Phillips Planning Services Ltd

07 | Socio-Economic

7.1 This section provides a summary of the socio-economic impacts of the Proposed Development.

Baseline Conditions

7.2 Considered as a whole, Aylesbury Vale District is in the top 20% of least deprived districts in the country.

7.3 The town of Aylesbury and areas surrounding the site are supported by a strong array of local facilities, including a number of primary and secondary schools, well established national health facilities in the form of Stock Mandeville Hospital and a number of retail centres within walking distance of the Site.

7.4 In terms of employment, ‘Wholesale Retail’, ‘Health and Social work’ and ‘Education’ are the main employment sectors in the District, also accounting for around a third of all jobs available in the local area. The ‘Health and Social work’ sector is likely to be well represented due to the proximity to Stoke Mandeville Hospital and the additional sites and services that support the main Hospital.

7.5 In terms of commuting to work patterns, 48% of the working population within Oakfield Ward commute less than 10km which is higher than the District as a whole but less than the national average (52%). The commuting balance in the district sees almost double the number of employees commuting out of the district (35,025) than into Aylesbury Vale (19,872).

7.6 Unemployment is not a key issue in the local ward or the District. The rate of unemployment for the District was 0.8% in February 2015, with less than 65 JSA claimants in Oakfield Ward. Around 57% of claimants in Oakfield Ward who claim jobseekers allowance only claim for less than 12 months, which is more than 30% less than the national average, indicating a shorter turnaround for work finding.

7.7 In terms of housing completions, Aylesbury Vale District is below its annual target of 1,112 homes per year. The latest figures from 2012-13 demonstrated 934 completed units.

Construction Impacts

7.8 The construction phase will offer benefits to the economy in terms of jobs created directly on site, through the local sourcing of materials and spend of workers.

7.9 The additional jobs anticipated to be generated as a result of the Proposed Development within Aylesbury Vale District is 344 jobs. This is comprised of 142 construction related jobs at the local level (person years of employment) or 28 jobs per year. The Proposed Development is anticipated to create approximately 278 construction related jobs (person years of employment) at the regional level, being 56 jobs per year.


Operational Impacts

Housing and local population

7.10 The housing mix for the Proposed Development is forecast to be a mix of private and affordable with a range of houses and flats including both affordable and private family housing. This diversity of housing is likely to help maintain balance of population within the local area, supporting both ageing members of the population and the high proportion of young and working age residents.

7.11 The Proposed Development of 400 residential units and 80 Extra Care units will provide homes for around 1,064 residents (based on occupancy rate of 2.46 per dwelling).

Social and Recreational Facilities

7.12 In terms of recreational space, the Proposed Development includes 13.5 hectares of publically accessible open space and significant ecological enhancements. This is in line with the Aylesbury Vale District Local Plan Policy AY15. The Proposed Development will include protection and partial restoration of ecological and heritage features, set in the 13.5 hectares of publically accessible open space.

Retail Facilities

7.13 The Proposed Development will bring the additional 4,156 sq.m of floor space which includes the provision of a restaurant, public house and a hotel which will serve new and existing customers in the local area and the District.

Employment and Earnings

7.14 The provision of 5,000 sq.m additional employment land as part of the Proposed Development will help reduce the outflow of workers, reducing the numbers of commuters required to commute to key locations in the District and beyond, including but not restricted to Buckingham, Milton Keynes and London. This is moderately beneficial to local household earnings, helping to support on-going parity with the South East region in the Ward (household weekly income of £800).

7.15 The new addition of 483 on site jobs (including office, retail, leisure and extra care jobs) is anticipated to create 199 net jobs in the District and 489 FTE jobs at the regional level equating to £174m of Gross Value Added at the regional level. The Proposed Development will bring in a new workforce of around 383 residents alongside the potential for generating a further 7 jobs across the district in retail and leisure activities

Overall

7.16 Overall, it is considered that the Proposed Development will have a Moderate Beneficial effect on the area, offering housing for local people, creating jobs and opportunities for local businesses close to newly unlocked recreational facilities.

07 | continued

08 | Transport, Accessibilty & Movement

8.1 This Chapter has been prepared by Vectos and sets out the results of an assessment on the traffic related environmental effects of the Proposed Development.

8.2 The Transport chapter provides an assessment of the potential impacts on various means of transport associated with the Proposed Development and the predicted associated effects on sensitive receptors in the area. The assessment follows the methodology set out in the IEMA Guidelines which is considered the appropriate and accepted methodology for assessing the environmental impact of traffic and other means of transport.

8.3 The key potential transport impacts relate to the highway network, public transport, severance, driver delay, pedestrian amenity, pedestrian delay, fear and intimidation, accidents and safety. These include the feeling of separation in a community caused by changes in traffic flow and the pleasantness of the journey by foot.

8.4 Further detailed information on the potential effects of the Proposed Development on transport is provided within the Transport Assessment (TA) which contains a comprehensive set of plans, figures and data and is included as an Appendix to this ES Chapter.

8.5 The Site is accessible by a number of non-car modes, including walking, cycling, bus, and rail.

8.6 The Proposed Development will have a Moderate Adverse effect during construction, and in the operation phase, a Minor Adverse and a Minor Beneficial effect on the highway network and public transport respectively. In every other area of assessment (severance, driver delay, pedestrian amenity and delay, fear and intimidation, accident and safety) there is either a Negligible or Minor Positive effect.

8.7 To address the effects of the Proposed Development the proposed mitigation includes the introduction of a Travel Plan and a CEMP will contribute towards mitigating the impact of the development.


9.1 This Chapter has been prepared by Entran and summarises the potential effects of the Proposed Development on local air quality during both the construction and operational phases as assessed within the relevant ES Chapter. For both phases, the type, source and significance of potential effects are identified and the measures that should be employed to minimise these effects are described.

9.2 There are no industrial premises in the vicinity of the Site and as such impacts on proposed residential receptors within the Site from industrial emissions has been scoped out of this assessment.

9.3 The Council have also requested that the impact of potential odour emissions from on-site commercial premises, such as commercial kitchens, on proposed receptors within the Site be considered. All premises which generate odorous emissions would be fitted with appropriate ventilation / extraction systems to ensure no odour is emitted beyond the boundary of the specific premises. Impacts on nearby receptors would therefore be Negligible and have not been considered any further within this assessment.

9.4 An air quality impact assessment has been carried out to assess both construction and operational impacts of the Proposed Development.

9.5 An assessment of the potential impacts during the construction phase has also been carried out. This has shown that during this phase of development, releases of dust and Particulate Matter are likely to occur during site activities. Through good site practice and the implementation of suitable mitigation measures, the impact of dust and Particulate Matter releases may be effectively mitigated and the resultant impacts would then be considered to be Negligible.

9.6 ADMS Roads dispersion modelling has been carried out to assess the operational impacts associated with the Proposed Development in the vicinity of the Site.

9.7 The Proposed Development is predicted to have a Negligible impact on Nitrogen Dioxide, Particulate Matter, and fine Particulate Matter concentrations both within and outside the Air Quality Management Area. Furthermore, concentrations of all three pollutants are predicted to comfortably meet the relevant objectives at the Site and as such the Proposed Development would not introduce any sensitive receptors into a location of poor air quality.

09 | Air Quality

10 | Noise

10.1 This Chapter has been prepared by Entran and assesses the effects of the Proposed Development in terms of noise and vibration.

10.2 The effects of noise and vibration from the construction and use of the Proposed Development has been assessed. Throughout, the assessment has been undertaken with reference to British Standards and national and international guidance on noise and vibration impacts.

10.3 The assessment has found that the noise effects at the closest residential properties during construction of the Proposed Development will be a Major Adverse effect as a worst case scenario during certain phases of the construction programme, but will be temporary in nature. The adoption of the mitigation measures outlined in this chapter would probably reduce this effect for typical working conditions but remain as a Moderate Adverse effect as a worst case.

10.4 There would be the potential for Negligible noise effects associated with the predicted increases in construction road traffic sources as a result of the Proposed Development.

10.5 Noise sensitive receptors along the road network serving the Proposed Development will experience a barely discernible increase in noise levels as a result of the predicted increase in vehicle movements and, as such, the magnitude of the effects is predicted to be low and, consequently the significance of effects will be no worse than Negligible.

10.6 The effect associated with future fixed and mechanical plant installations is considered to be potentially adverse. However, a proportional level of mitigation measures, which could be secured via Conditions of Use, will ensure that the effect is significantly reduced.

10.7 It is anticipated that there will be no other permanent noise or vibration effects.

10.8 Consequently, the Proposed Development and measures outlined to mitigate any significant noise effects are considered to be both practical and effective in limiting the adverse effects of noise and vibration. They are also proportionate and consistent with other such development projects in similar settings.

10.9 It is therefore concluded that both existing and future residents of the Proposed Development at or around the Site will be protected from the dominant sources of noise, assuming appropriate mitigation measures are included within the development to achieve appropriate internal noise levels.


11 | Hydrology and Flood Risk

11.1 This Chapter has been prepared by Odyssey Markides and assesses the potential environmental effects of the Proposed Development on hydrology and flood risk.

11.2 This Chapter investigates the potential impact of the Proposed Development’s effect on existing natural and manmade surface water drainage features before and after mitigation measures. Flood Risk also includes potential impacts to people and property during both the construction phases and final occupation.

11.3 Assessment of flood risk found that due to current planning requirements, surface water run-off from the Site will be restricted to rates expected from an undeveloped field and therefore not increase flows into the receiving watercourses such as the Bear Brook and indirectly the River Thames. The use of Sustainable Drainage Systems (SuDS) within the drainage network will provide several steps of water treatment to ensure pollutants are removed prior to discharge from site. The

Proposed Development will therefore maintain existing natural runoff rates and result in no increase in flood risk to the surrounding area.

11.4 The Chapter also investigates the impact of the demand arising from the Proposed Development on the capacity of both the public water supply and public sewerage network and its ability to serve the wider community following completion of the project.

11.5 The investigation found that with sufficient mitigation measures required under current planning policy, the impact of the Proposed Development on these infrastructure services would be Negligible.

11.6 In addition to the above, an assessment has been made of the combined effect of identified development sites within the local area. The assessment found that following mitigation measures, the impact in flooding, drainage, foul and water infrastructure terms was Negligible.

12.1 This Chapter has been prepared by WDE Consulting Ltd and assesses the potential environmental effects of the Proposed Development on ground conditions and contamination.

12.2 A Phase 1 Desk Study and Phase 2 Intrusive Investigation have been completed on the Site.

12.3 Geology beneath the Site comprises the Gault (clay or mudstone) Formation which is considered to be a non-aquifer. The Site is considered to pose a Negligible risk to groundwater / surface water. There has been no previous industrial land use on Site, with the land having always being used as pasture land for grazing. The only potential sources of contamination relates to imported made ground associated with the minor areas of hard-standing.

12.4 The intrusive investigation encountered gravelly clays and clays to at least 5m depth. No groundwater was observed in any of the intrusive locations. No grossly impacted materials were identified during the fieldwork and no elevated ground gas monitoring results were returned during the subsequent monitoring. Permeability testing returned very poor drainage results. Laboratory testing on soils returned concentrations that all complied with the published assessment criteria for residential land use. There is therefore unlikely to be any requirement for large scale remedial works, with any residual risk managed via pathway control measures comprising validated surface cover in areas of soft-standing.

12.5 A Verification Plan will need to be prepared to highlight the criteria to be followed and the measures that will need to be in place. Reuse of any site won materials will require a compliance with the CL:AIRE Code of Practice. A Discovery Strategy will need to be in place during the construction programme to ensure that any suspicious materials are brought to developer attention so that they can be dealt with in an appropriate manner.

12 | Ground Conditions


13 | Archaeology and Built Heritage

13.1 This Chapter has been prepared by CgMs and assesses the potential impacts on the archaeology and built heritage within or near to the Site.

13.2 An Archaeological Desk Based Assessment and Built Heritage Statement formed baseline reports which identified heritage assets likely to be affected by the Proposed Development, their significance and contribution that the Site makes to their setting. The Site has also undergone a geophysical survey and two phases of archaeological evaluation. Within these documents a 1km study area was identified, of which it was found that three listed buildings and a Scheduled Ancient Monument (SAM) were found to have the potential to be affected by the Proposed Development, the latter of which is situated within the Site’s boundary. As such, investigation of the Historic Environment Record, local and national archives, historic maps, relevant planning policy and a Site visit (March 2015) formed the basis of these documents and the ES Chapter.

13.3 A total of eight listed buildings (7 Grade II, 1 Grade II*) are situated within 1km of the Site. Upon a Site investigation it was made clear that of these the Old Manor (Grade II) and Barn at New Manor Farm (Grade II*) share limited inter-visibility with the Site and SAM. Furthermore, the Site contributes to the open setting of the SAM.

13.4 As such, the proposals seek to resist development within the northern portion of the Site and implement appropriate landscaping in order to preserve the setting of the SAM and rural setting of the listed buildings.

13.5 Following the implementation of mitigation measures at the construction phase, such as the control of noise, dust, traffic and working hours, the affect upon surrounding listed buildings and the SAM will be reduced from Moderate Adverse to Negligible.

13.6 Following the implementation of mitigation measures at the operational phase, such as sympathetic landscaping, buffer zone of open land at the northern boundary, strategic planting at boundaries, retention of field boundaries and height restrictions, the affect upon surrounding listed buildings and the SAM will be reduced to Negligible. The Proposed Development will see a change in wider views from the heritage assets, and will not impact upon their significance of the contribution made by their setting.

14 | Ecology

14.1 This Chapter has been prepared by ACD and assesses the likely ecological effects of the Proposed Development during the construction and operational phases. The assessment has been informed by a desk-based assessment, Phase 1 Habitat Survey, and detailed protected species surveys.

14.2 The Site contains improved grassland, hedgerows and trees, foraging and commuting badgers, and commuting and foraging bats. The Site abuts the Bear Brook, which is designated as a Biological Notification Site (BNS), and also has potential to support otters.

14.3 Through careful consideration of the potential impacts of the construction and operation of the Proposed Development and the implementation of suitable mitigation to minimise these effects the impacts on these receptors would be unlikely to be significant.

14.4 Retained habitats will be protected by a buffer zone to prevent damage and disturbance during construction and post-development.

14.5 The proposals include the creation of a 2.7 hectare water meadow, which will generate a positive net beneficial effect to wildlife.

14.6 The Bear Brook Corridor will be protected and enhanced with buffer planting and fencing, to minimise disturbance to otters.

14.7 Provided that all appropriate mitigation measures to prevent, reduce or offset identified adverse effects are implemented it is considered that the construction and operation of the Proposed Development will comply with the requirements of current national, regional and local planning policies relating to ecology and nature conservation.


15 | Landscape and Visual Impact Assessment

15.1 This Chapter has been prepared by Chris Blandford Associates and assesses the potential landscape and visual effects of the Proposed Development before and after mitigation measures have been implemented.

15.2 The assessment investigates potential changes to the landscape character and features of the Site and its local / wider setting, and it also considers the potential visual effects of the Proposed Development on identified receptors and key views (such as from residential properties, public rights of way and areas of publically accessible open space).

15.3 The assessment found that there would be a short-term and temporary Moderate Adverse effect on the visual amenity of local residents and rights of way users in the immediate vicinity of the Site during the construction phase.

15.4 The retention and protection of existing good quality trees and hedgerows and the fields in the northern part of the Site as important landscape features, and the provision of substantial new structure and screen planting, hedge and shrub planting together with a range of new open spaces as new landscape features, would provide a beneficial influence on the Site and its local landscape setting. Compensatory replanting of good quality trees and hedgerows unavoidably lost due to construction of the Proposed Development would offset these losses. Removal of the overhead power lines would provide a local visual amenity enhancement benefit for the fields in the northern part of the Site.

15.5 The landscape strategy also provides opportunities for delivering significant long-term beneficial effects for the Site. These include green infrastructure enhancements such as new tree and hedgerow planting with native species to reinforce the Site’s landscape structure; provision of a range of open spaces, including a heritage park, play areas and other green spaces; and the creation of new public access and heritage interpretation opportunities.

15.6 Once established, the proposed enhanced screen planting along the boundaries of the Site and the built areas of development would assist in the integration of the Proposed Development into the current semi-rural landscape character of the local landscape. The proposed enhanced screen planting along the Site boundary with Aston Clinton Road would help to soften the building frontages and create an attractive setting, which would further assist in the integration of the Proposed Development into this setting.

15.7 The proposed enhanced structure and screen planting along the boundaries of the Site and the built areas of development would further assist in the integration of the Proposed Development, helping to provide a positive

urban edge character in relation to views from landscape character areas and the designated landscapes within the wider setting of the Site, including the Chilterns Area of Outstanding Natural Beauty.

15.8 The proposed enhanced screen planting along the boundaries of the Site would also assist in reducing the visual intrusion of the Proposed Development on residential properties along Aston Clinton Road, and also on residential properties along Richmond Road and the adjacent open space. Screen planting along the northern edge of the built development area would help to reduce the visual dominance of the Proposed Development in views from the public right of way that crosses through the Site and in views from the Scheduled Ancient Monument.

15.9 Assuming a sensitively designed lighting scheme is developed to avoid or minimise light pollution from the Proposed Development, it is anticipated that potential adverse effects of internal and perimeter lighting on the amenity of residents in properties adjacent to the Site along Richmond Road and Aston Clinton Road would be adequately mitigated.


16 | Waste

16.1 This Chapter has been prepared by WDE Consulting Ltd and assesses the potential environmental effects as a result of waste produced during the construction and operational phases of the Proposed Development.

16.2 Currently the Site comprises an undeveloped portion of land that has been previously used for the grazing of animals. As such there is a considered to be Negligible Risk at present to sensitive receptors.

16.3 During the construction phase, there will be various waste streams generated relating to construction materials and soils arising from excavations which would include that for foundations, roads and drainage. These materials are considered to have a potentially Moderately Adverse effect on neighbouring receptors as a result of potential contaminants. Application of appropriate mitigation measures, comprising waste segregation and implementation of management plans will reduce the potential impact to Negligible. The potential cumulative effects as a result of the production of waste during construction and operation, including that on nearby landfills will be reduced by applying appropriate waste segregation measures on site and to reuse site derived soils were appropriate.

16.4 Following completion of the construction phase, the waste generated during the operational phase can be adequately managed via the implementation of an appropriate Waste Strategy incorporating waste recycling facilities and regular collections. These mitigation measures will reduce the impact from Moderate Adverse to Negligible.

16.5 Implementation of appropriate mitigations measures during both the Construction and Operational Phases will result in Negligible residual impacts upon the environment / identified receptors.

17 | Summary of Impacts

17.1 The Proposed Development is in accordance with the adopted government guidance contained within the relevant sections of the National Planning Policy Framework as separately addressed within the Planning Statement which also accompanies this planning application. An Environmental Impact Assessment has been undertaken to assess the potential impact of the Proposed Development on the environment in accordance with the Town & Country Planning (Environmental Impact Assessment) Regulations 2011 (as amended). It is as part of the EIA Regulations that there is a requirement to provide a Non-Technical Summary such as this to summarise the Environmental Statement in non-technical language.

17.2 An assessment of the Proposed Development has been undertaken and the likely significant environmental effects as a result of the construction works and the Proposed Development once operational have been determined. Whilst some adverse impacts have been identified these are limited and a number of benefits have also been identified.

17.3 Overall, the Proposed Development will create a high quality residential-led mixed-use development that will help deliver much needed housing for existing and future residents of the District along with social, community, retail and recreational facilities. The Environmental Impact Assessment that has been conducted, as detailed within the Environmental Statement sufficiently demonstrates that there are no justifiably significant adverse effects on the environment that should prevent the Proposed Development, subject to a number of proposed mitigation measures.

Further Information

17.4 This document is a Non-Technical Summary of the Environmental Statement (ES) in support of the planning application for the residential-led mixed use development on land North of Aston Clinton Road. The full ES is a more detailed study of the environmental effects of the planning application and is supported by detailed technical work included as appendices. The full ES can be inspected at:

Aylesbury Vale District CouncilThe GatewayGateway RoadAylesburyHP19 8FF