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Environmental Statement

Volume 1

Non Technical Summary

Commercial Estates Projects

February 2013

20605/PB/KM

This document is formatted for double sided printing.

© Nathaniel Lichfield & Partners Ltd 2012. Trading as Nathaniel Lichfield & Partners.

All Rights Reserved.

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Proposed Mixed Use Development, Manse Farm : Environmental Statement: Non Technical Summary

3688851v1

Contents

1.0 Introduction 1 The Purpose of the Environmental Statement................................................1 Methodology..............................................................................................2

2.0 The Site 3

3.0 The Planning Application Proposals 4 Description of the Proposed Development ....................................................4 Layout.......................................................................................................4 Scale ........................................................................................................4 Appearance ...............................................................................................5 Landscaping ..............................................................................................5 Access......................................................................................................6 Sustainability/Energy..................................................................................6

4.0 Technical Assessments 7 Land Use and Agricultural Land Classification ...............................................7 Socio-Economic..........................................................................................7 Transport ..................................................................................................8 Landscape and Visual Impact......................................................................9 Ground Conditions ...................................................................................11 Noise and Vibration..................................................................................12 Air Quality................................................................................................13 Hydrology and Drainage ............................................................................13 Ecology ...................................................................................................14 Archaeology and Cultural Heritage..............................................................16


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1.0 Introduction

1.1 This Environmental Statement (“ES”) Non Technical Summary has been

produced to accompany a planning application submitted on behalf of

Commercial Estates Projects (CEP) (“the Client”) in respect of land at Manse

Farm, Knaresborough (“the Site”).

1.2 The outline planning application seeks approval for (“the proposals”):

Mixed use development comprising residential dwellings (Use Class C3),

employment uses (Use Classes B1 and B8), a neighbourhood centre (Use Classes

A1, A2, A3, A4 and A5), open space and landscaping, a primary school (Use

Class D1) and associated access.

1.3 All matters except access are reserved.

1.4 The purpose of the planning application is to establish the principle of a mixed

use development on the site and how the site will be accessed. The planning

application is accompanied by a set of parameter plans, which show broadly

how the site will be developed and define parameters within which detailed

layouts in the future will be prepared. Further information is provided in the

accompanying Design and Access Statement and a copy of the parameter plans

is incorporated at the end of this NTS.

The Purpose of the Environmental Statement

1.5 The ES sets out the results of the applicant’s assessment of the potential

effects associated with the construction and operational phases of the

proposed development.

1.6 It assesses the following potential areas of impact:

• Land Use and Agricultural Land Classification;

• Socio-Economics;

• Transport;

• Landscape and Visual Impact;

• Ground Conditions;

• Noise and Vibration;

• Air Quality;

• Hydrology and Drainage (including flood risk and odour management);

• Ecology; and

• Archaeology and Cultural Heritage.


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Methodology

1.7 The ES classifies the environmental effects of the development (both positive

and negative) using the following measures:

1. Substantial1 beneficial

2. Moderate2 beneficial

3. Minor3 beneficial

4. Neutral/negligible

5. Minor adverse

6. Moderate adverse

7. Substantial adverse

1 Substantial – considerable effects (by extent, duration or magnitude) or of more than

local significance, or by breaching identified policy or standards

2 Moderate – limited effects which may be considered significant

3 Minor – slight, very short or localised effects


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2.0 The Site

2.1 The site is located on the eastern edge of the existing built up area of

Knaresborough. It comprises around 42 hectares in area.

2.2 The boundaries of the site can be defined as follows:

a To the north lies the Harrogate to York railway line with agricultural land

beyond;

b To the south lies the A59 York Road and Halfway Houses, beyond which

lies Nidderdale Lodge Park, a car show room, Manse Lane Industrial

Estate and the Sewage Works ;

c To the east lies agricultural land and Highfield Farm and House;

d To the west lies Frogmire Dyke, with the ‘Eastfield’ residential area

beyond.

2.3 This site is generally flat. It is currently used for agricultural purposes. The

Manse Farm House and outbuildings are located in the south west of the site.

2.4 There is an access road to the Farm from York Road and a track, Hay a Park

Lane, runs from York Road in a northwards direction to a railway crossing,

beyond which it becomes a Public Right of Way. Frogmire Dike runs along the

eastern boundary of the site and there is a footpath to the west of the Dike and

east of the Eastfield residential area.

2.5 Existing vegetation including trees and established hedgerows are found along

the northern, western and southern site boundaries. There are relatively few

trees within the site but there are some well established hedgerows within the

site, particularly to either side of a track to Hay a Park Lane

2.6 The site is located some 1.5km to the east of Knaresborough Town Centre.

There are bus stops located within 400m of the site on the A59 (York Road)

and there are a number of existing footpaths in the area connecting the site to

the surrounding Eastfield residential area and Manse Lane Industrial Estate.

The site is 5km to the west of junction 47 of the A1(M).


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3.0 The Planning Application Proposals

Description of the Proposed Development

3.1 The following uses and amount of development is proposed for the site:

1 Residential development - up to 600 dwellings providing a mix of housing

types;

2 Employment Uses – up to 2.5 ha. This is likely to include around 10% of

office floorspace, 80% of light industrial uses and 10%

storage/distribution uses.

3 A primary school –1.5 ha (capacity 315 pupils) to enhance pupil capacity

and educational opportunities in the area;

4 The provision of a new neighbourhood centre - comprising 0.62ha;

5 A multifunctional green infrastructure network incorporating a range of

types of public open space – 13.84 Ha and landscaping; and

6 A linked network of pedestrian/cycle routes and the improvement of

pedestrian and cycle links to the surrounding area, including to Eastfield

Estate and employment areas to the south.

3.2 As part of the proposed development the Manse Farm buildings will be

demolished. There will also be land made available for a potential rail halt

comprising 0.24ha.

Layout

3.3 The final layout details for the site will be the subject of a future application for

reserved matters approval. A parameter plan has been submitted for approval

to specify the development framework relating to land use and open space

(Ref: 471B-05B).

Scale

3.4 The scale parameters for each use within the site can be identified as:


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Residential

• Maximum length of terraced group: 30 metres

• Maximum length of units linked by garages: 90 metres

• Maximum depth of unit 12 metres

• Largest detached unit: 14m x 14m

• Maximum Height (to ridge) of two storey unit: 10m

• Maximum Height (to ridge) of two and a half storey unit: 12m

• Maximum height (to ridge) of three storey unit: 13m

Employment

• Buildings within the employment area will range from a minimum of 14x17m

footprint to a maximum of 30x50m;

• Buildings will generally be 2 storey but may have ‘feature’ elements up to 3

storeys.

School/Neighbourhood Centre Buildings

• Buildings will be up to 3 storeys tall;

• The school building will be of a suitable size to accommodate a 1.5 form

entry school.

Appearance

3.5 The final appearance details for the development are reserved for future

approval or condition discharge. The surrounding context is key to informing

the final character of the site as well as the appearance of the new homes and

commercial buildings. Careful analysis of the existing local vernacular will

result in the design of new buildings that are well integrated with their

surroundings. Character areas are defined within the Design and Access

Statement.

Landscaping

3.6 The final landscape details for the development will be the subject of a future

application for reserved matters approval or condition discharge. For the

purposes of this assessment the Land Use and Open Space Parameters Plan

referred to above is submitted for approval. In addition to land use parcels, this

specifies the key landscape features which will be provided including areas of

open space, green corridors running through the site and soft landscaping

buffers along the site boundaries. An illustrative masterplan is also provided to

illustrate the most likely way in which the site will be landscaped.


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Access

3.7 One detailed plan is submitted for approval for the points of highway access to

the site from York Road (A59). The most easterly access point provides the

primary route into the site and will serve the residential area, proposed school

and neighbourhood centre. The alternative access from York Road will primarily

serve the employment uses, although a spur will join the main spine road

through the site. The Movement Network and Residential Development

Parameter Plan also submitted for approval indicates the broad route of the

spine road and key footpath and cycle routes within the site.

Sustainability/Energy

3.8 The detailed sustainability and energy efficiency measures for the final

development will be determined at the reserved matters stage. The proposals

will adhere to the principles of energy efficiency and sustainable development

and will achieve the required Code for Sustainable Home and BREEAM ratings

required, subject to viability.


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4.0 Technical Assessments

Land Use and Agricultural Land Classification

4.1 The site is currently used for agricultural purposes.

4.2 The development has the potential to result in soil physical damage which may

lead to loss of the soil resource. A soil handling strategy based on industry best

practice guidelines is therefore proposed. Given this mitigation strategy and the

intended reuse of all soils on site for landscaping purposes, the impacts on the

soil resource will be negligible/neutral.

4.3 The proposed development will result in the loss of agricultural land, a

significant proportion of which is considered to fall within the Best and Most

Versatile Agricultural Land (BMVAL) category (Grade 3a). The assessment

shows there is a significant amount of such agricultural land in the Harrogate

District and Yorkshire and Humber and that the loss is therefore only significant

at a local level. In this context, the development is considered to have a minor

adverse impact.

4.4 The loss of agricultural land needs to be weighed against the provision of a

mixture of uses on completion of the development, including housing,

employment, retail and services and a primary school.

4.5 The assessment concludes that the application proposals are broadly in

accordance with up to date policies in the Development Plan, the emerging

Sites and Policies DPD and national policies as set out by the NPPF.

Furthermore, the proposals have significant net social, economic and

environmental benefits which in light of guidance in the NPPF confirm that the

development proposals are sustainable. In this context, the introduction of the

proposed mix of uses to the site is considered to have a moderate beneficial

effect.

Socio-Economic

4.6 In considering the socio-economic effects of the proposed development the

following points are of note:

• The proposed development represents a circa £93.6m investment in the

area;

• It will generate around 115 construction jobs over the lifetime of the build

period and generate a further 90 spin-off jobs in the supply chain and

related services;

• The employment uses, school and neighbourhood centre will generate

just over 390 net additional jobs

• It will contribute £2.0m (per annum) to the local economy in net

additional expenditure;


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• The scheme will provide a New Homes Bonus payment to Harrogate

Borough Council, amounting to more than £5.5m and an uplift in Council

Tax revenues of more than £1.1m per annum; and

• generate £365,000 per annum in additional business rates.

4.7 It is therefore considered that the investment, employment and fiscal effects of

the development during construction and after completion will be minor to

moderate beneficial.

4.8 In addition, in terms of other social effects of the development it is considered

that:

• through the provision of a range of house types and affordable homes the

development will have a minor beneficial effect on the type of housing

available in Knaresborough and the Harrogate District;

• there will be no significant effect on the provision of local health facilities

and

• the proposed development will help to increase demand for existing

community facilities and support their long term viability;

• the proposed development of a new primary school will represent a

moderate beneficial effect; and

• through a contribution towards secondary school education, the

development will have a neutral impact on secondary school provision.

Transport

4.9 The traffic impact of the Manse Farm development has been assessed using

the North Yorkshire County Council (NYCC) Harrogate and Knaresborough Traffic

Model for the PM peak period and through a stand-alone assessment for the

AM peak period. The input parameters and modelling methodology for both

assessment periods has been agreed with NYCC and its Highway Consultants

‘Jacobs’. The Highways Agency (HA) who manages the Country’s Strategic

Road Network (SRN) has also been party to these discussions.

4.10 On the basis of the agreed approach, the transport impacts of the proposed

mixed-use development have been considered. The assessment has used

robust traffic generation rates for development related traffic and the quantum

of development proposed, and demonstrated that the traffic likely to be

generated by the Manse Farm proposals can be accommodated on the local

and Strategic highway network in a safe and satisfactory manner.

4.11 Vehicular access to the site is to be provided via two purpose built roundabouts

on the A59 York Road, with a separate access for buses, pedestrians and

cyclists onto the adjacent Eastfield estate. The most eastern roundabout

junction onto the A59 is to be located near to the existing Toyota car dealership

with the western junction located to the west of Hay-a-Park Lane.

4.12 An overarching Framework Travel Plan (FTP) has also been prepared which

addresses sustainable travel to and from the site associated with the proposed


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land uses, including residents of the houses, employee’s, school journeys and

visitor travel, as well as deliveries made to the site. The FTP aims to minimise

car borne trips and maximise the opportunities to access the site via

sustainable forms of transport.

4.13 During the construction period, the level of heavy goods vehicle (HGV) traffic

associated with the build out of the site will have negligible impact on the local

highway network, given the proximity of the site to the Strategic Road Network

and the level of HGV traffic already using the likely construction traffic routes.

All of the HGV construction traffic is expected to use the A59 York Road and

arrive/leave via either the A59 York Road to the A1(M) or via the A658 to the

west. A construction management plan setting out construction routes will be

developed for the site and is likely to be conditioned should the planning

application be approved.

4.14 The baseline analysis of the road network in the vicinity of the site has

established that the majority of the existing highway network is operating within

capacity, other than that of the staggered signalised cross roads junction of

A59/Chain Lane/Wetherby Road. The existing highway network also has the

potential to provide good public transport, pedestrian and cycle access to the

Manse Farm site.

4.15 Following development, the analysis of the junctions in the vicinity of the site

demonstrates that the proposed development traffic can be accommodated on

the local and Strategic highway network in a safe and satisfactory manner for

the agreed assessment year with a neutral environmental effect, subject to the

proposed mitigation measures. In order to mitigate the impact of the Manse

Farm development at the A59/Chain Lane/Wetherby Road junction, a highway

improvement scheme is proposed which enables the junction to operate better

in capacity terms and environmental terms than the existing arrangements. To

further enhance the operation of the local road network, the scheme also

proposes the installation of MOVA traffic control at the Bond End and Gracious

Street traffic signal junctions.

4.16 In summary, the proposed development is based upon sustainable transport

principles and includes significant public transport, pedestrian and cyclist

infrastructure to promote the use of travel modes other than by private car,

consistent with existing local and national transport policies.

Landscape and Visual Impact

4.17 The site is not protected by any national or local designations and views of the

site from the surrounding area are limited and lie within 1km of the site.

Nevertheless, the development has the potential to effect landscape character,

landscape features and views into and out of the site during construction and

after completion.


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Landscape Character and Features

4.18 During the construction period a range of mitigation measures, including a

Construction Effects Management Plan and the planting of woodland buffers

around the perimeter of the site and along the boundaries of Hay-a-Park Lane,

will ensure that effects will be minimised. All effects will be temporary and will

range between moderate adverse for effects on the landscape character to

minor adverse for effects on the landscape features.

4.19 Upon completion there would be a net increase in amounts of hedgerow and

number of trees so that proposed planting would more than compensate for the

loss of vegetation resulting in an overall strengthening of the landscape

features. As such the significance of the residual effect on landscape features

would be moderate beneficial.

4.20 The site has an urban fringe location and the development has been carefully

planned and designed to ensure that it assimilates into the surrounding

landscape. Broad buffers of native woodland planting have been included

which help to integrate the proposed development into the wider landscape to

define the settlement limits in keeping with the landscape character. Visual

connections with Knaresborough and the surrounding landscape have been

maintained by preserving important viewlines. Overall the effect of the

proposed development on landscape character will be minor adverse at the

year of opening reducing to negligible as the landscape treatment matures.

Views of the Site

Residential Properties

4.21 In terms of views of the site during construction, generally there are few

residential properties which would have views of the construction site and its

activity. The construction effects on views from properties along the western

boundary and Halfway Houses will vary depending on the specific location of a

property, with effects ranging from minor to moderate adverse. There would be

a substantial adverse effect on views from The Oaks and Highfield Farm during

the construction period, but this effect will be temporary.

4.22 Upon completion there would be a moderate to minor adverse residual visual

effect on residents of The Oaks and Highfield Farm as a result of the loss of an

open view. Other views from residential properties of the proposed

development have been assessed as minor adverse to negligible given that the

proposed development would be partially screened by existing vegetation or

would occupy a small portion of the view and would become a minor but visible

feature.


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4.23 In no case is there any breach of guidelines for the protection of residential

amenity and the assessment purely reflects the change in view from an open

view to one in which development will be a visible part of the view. The

landscape proposals including provision of new open spaces and the planting

of hedges and trees would in time help integrate the built form in to the existing

landscape, mitigating visual effects.

Commercial Properties, Pedestrians, Motorists and Rail Users

4.24 There would be some temporary adverse visual effects during the construction

phase for pedestrians using the neighbouring footpaths and Public Rights of

Way, motorists, railways users and commercial properties. By planting the

woodland buffers along Hay-a-Park Lane and around the boundaries of the site

at the onset of the construction period they would have the opportunity to

develop throught the various phases of development and reduce these adverse

effects.

4.25 There would be a minor adverse residual visual effect on users of Hay-a-Park

Lane due to the loss of an open view however the route would be set within an

attractive woodland landscape corridor with proposed properties mostly

screened from the route. Other views from PROW and footpaths in the vicinity

have been assessed as minor adverse given that the proposed development

would be partially screened by vegetation.

4.26 Effects on views of the proposed development from roads within the vicinity and

the railway corridor, from industrial and commercial premises and long distance

views have been assessed as minor adverse to negligible.

Ground Conditions

4.27 The key issues emerging from the baseline assessment of ground conditions

relate to ground stability, ground gas and contamination.

Ground Stability

4.28 The geology of the general site area is such that the potential for ground

surface subsidence cannot be ruled out at this stage. The potential for

subsidence would be assessed via site investigation once detailed site

development proposals are confirmed.

Ground Gas

4.29 The presence of a localised area of peat in the south west of the site

represents a potential source of ground gas (although depending on site

proposals, this material may be removed as part of development enabling

works).


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Contamination

4.30 Given the historical use of the site, predominantly as agricultural fields, the

overall likelihood of widespread significant contamination is considered to be

low.

4.31 It is noted that there are areas of the site where there may be potential for

more significant contamination (i.e. around the electricity sub station, close to

the railway, etc), although it is considered that the requirement for site

investigation to investigate these areas could be addressed via planning

conditions at reserved matters stage, once the site layout had been confirmed

and approved.

Mitigation Measures and Residual Effects

4.32 The Ground Conditions Chapter identifies that there are a range of mitigation

measures, which represent standard best practice and are not untypical of

sites such as this, which could be put in place to address the adverse ground

conditions effects identified.

4.33 Following the successful implementation of these mitigation measures, the

residual ground conditions effects related to the development and future use of

the site are considered to be negligible.

Noise and Vibration

4.34 Due to the proximity of existing residential properties, predominantly to the

western boundary of the site, the construction noise assessment concludes

that construction noise impacts are likely to result in moderate adverse effects

when works are ongoing at the closest approach. However, this will be a

temporary effect and works will be transient in nature over the construction

period.

4.35 With the currently proposed masterplan and the glazing and ventilation

incorporated into the design the site is suitable for residential use.

4.36 Vibration from the railway does not constrain the development of this site for

residential use.

4.37 The measured noise levels in the vicinity of the proposed school indicate that

the relevant guideline levels would be met and the location proposed in the

current masterplan would be suitable for development as a school.

4.38 Compliance with the proposed noise limits set out in the Noise Chapter will

ensure there is a negligible effect on existing or proposed residential properties

due to noise sources associated with the proposed employment and retail

uses. At the detailed design stage there is potential for minimising any effects

with consideration to the layout of both the employment areas and the

neighbourhood centre.


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4.39 The operation of the development results in potentially significant changes in

road traffic flows on a small number of surrounding roads. However, the

assessment demonstrates that the significance of the effect from a traffic

noise perspective is minor at most.

Air Quality

4.40 The application site is not within an area currently considered as being of poor

air quality. The proposed development is, however, approximately 1.5

kilometres to the east of the Knaresborough Town Centre (Bond End) Air Quality

Management Area, connected by the A59 road.

4.41 The potential air quality effects of the proposed development have been scoped

in discussion with the Environmental Protection Team for Harrogate Borough

Council as emissions of coarse dust and particulate matter during the

construction phase, and vehicle emissions of nitrogen dioxide (NO2), particulate

matter (PM10) and fine particulate matter (PM2.5) from additional road traffic

during the operational phase.

4.42 An assessment of the effects of dust emissions generated during the

construction phase has indicated that an effective execution of standard dust

control measures will prevent significant detrimental impacts of construction

dust on residential properties. The effect of the development would be minor

adverse or negligible and be limited to the duration of the construction phase.

4.43 The effect of vehicle emissions from additional road traffic during the

operational phase have been quantified at selected air quality sensitive

receptors using an appropriate model, then their significance is classified in

accordance with the position declared by the Institute of Air Quality

Management. The prediction has shown some small changes in the annual

mean nitrogen dioxide (NO2) concentration at some receptors along the A59

Road in 2024. However, when the baseline conditions are taken into

consideration, the effect of traffic emissions associated with the development

in operation has been determined to be not significant.

Hydrology and Drainage

4.44 This chapter considers the baseline position and the effects of the

development on of the wider water environment including flood risk, surface

water drainage, foul drainage and treatment, groundwater and water quality and

water resources.

4.45 The proposed development site is located largely outside the 1 in 1000 year

flood outline and is therefore defined as being situated within Flood Zone 1.

However, a small portion in the south-western corner is located in Flood Zone 3

and Flood Zone 2.

4.46 The EA do not hold any historical records of flooding at the site nor are any

details provided within the SFRA. Frogmire Dike flows in a southerly direction

along the western boundary of the site. After being culverted beneath York


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Road the watercourse discharges to a small open section before ultimately

discharging to the River Nidd, which in turn flows in an easterly direction

approximately 0.09km to the south of the site. No modelled information is

available for Frogmire Dike, however, the EA Flood Map indicates that

floodwaters in up to a 1 in 1000 year event are largely confined to within the

immediate vicinity of the watercourse and do not pose a significant risk in

terms of flooding to the application site. Modelled flood levels for the River

Nidd have been obtained from the EA and demonstrate that no flooding of the

site would be expected in up to a 1 in 1000 year flood event.

4.47 In light of the above, development (during the construction phase and after

completion) across the majority of the site would not be expected to impact on

flood risk. However, any alteration of ground levels within the Flood Zone 3

outline indicated on the EA Flood Map has the potential to increase flood risk

and therefore have minor/moderate adverse effect. Development within close

proximity to Frogmire Dike also has the potential to restrict future access to the

watercourse for maintenance purposes and therefore have a minor adverse

effect. Mitigation measures have, however, been incorporated within the design

of the development to ensure that the site may be developed safely and that

flood risk is not increased elsewhere. The residual effect of the development

will therefore be negligible.

4.48 Surface water runoff from the developed site will be managed in a sustainable

manner to mimic, so far as is possible, surface water runoff prior to

development. Through the restriction in runoff rates and the incorporation of

SuDS within the overall site layout betterment will be provided in terms of

reduced surface water flows and groundwater and water quality

4.49 YW has advised that there is sufficient capacity in the public sewer network to

accept foul flows from the development and that the development can be

supplied with water.

4.50 No odour abatement mitigation measures are required to be implemented at

the Knaresborough STW provided the sequential approach to development of

the site illustrated on the masterplan is followed.

4.51 Following implementation of the mitigation measures, proposals are therefore

expected to have an overall moderate beneficial effect on hydrology and

drainage (including flood risk and odour management).

Ecology

4.52 This chapter examines the likely significant ecological effects of the proposed

development at Manse Farm and includes a summary of the ecological surveys

and desk study undertaken, which set out the current baseline conditions at

the site.

4.53 A range of baseline ecological surveys have been undertaken between 2007

and 2012. This includes an updated Extended Phase 1 Habitat Survey in 2012


3688851v1 P15

and relevant species surveys including bats, otter and badger. Combined; these

baseline ecological surveys have been used to inform the assessment.

4.54 The discussion of significant effects on features of ecological importance

includes the development of mitigation, compensation and enhancement

measures. The significance of effects remaining after mitigation (the residual

effects), are evaluated.

4.55 The ‘during construction’ and ‘after completion’ phases are, without mitigation,

compensation or enhancement measures, anticipated to result in adverse

effects to the following ecological receptors:

a Arable farmland

b Species-poor semi-improved and semi-improved neutral grasslands

c Hedgerows

d Scrub

e Frogmire Dike

f Mature trees

g Invasive Species

h Breeding Birds

i Bats

j Otter

k Hedgehog

4.56 There are residual effects of permanent losses in relation to arable farmland.

Arable farmland is however widespread in the local area.

4.57 Taking into account the nature of the development it is considered that the

creation of approximately 5ha of species-rich grassland within areas of public

open space will provide compensatory habitat which will help to mitigate for the

loss of the species-poor semi-improved and semi-improved neutral grassland

habitats.

4.58 For some receptors breeding birds, mature trees, hedgerows and scrub it is

considered that the proposed compensation and enhancement measures which

are to involve new native hedgerow planting, new native tree and broad-leaved

woodland creation, the creation of a SUDs scheme and the incorporation of bird

nesting features into the buildings and the erection of bird boxes will result in a

minor beneficial residual impact once the vegetation has become established

in the medium to long-term.

4.59 To ensure that the mitigation, compensation and enhancement measures are

delivered and to ensure the long-term management and inclusion of these

biodiversity features, an ecological management plan will be produced prior to

the start of development on site that details, for each phase of development

which measures will be delivered and how they will be managed in the long-

term.


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Archaeology and Cultural Heritage

4.60 The site has been the subject of a detailed archaeological desk-based

assessment, extensive geophysical survey and historic building appraisal.

4.61 Consultation has been maintained with the North Yorkshire County Council

Historic Environment Team, who reviewed the desk-based assessment and

made recommendations regarding evaluation and appropriate mitigation

measures.

4.62 This assessment has concluded that the proposed development will have no

effect on any designated heritage assets or any undesignated heritage assets

of national archaeological importance. There is no evidence for previously

unidentified heritage assets of national importance within the areas proposed

for development.

4.63 The development would have a minor beneficial residual effect on the small,

19th century footbridge over the Frogmire Dike, which is to be restored and

incorporated into the development design.

4.64 Construction works will result in the loss of a number of locally significant

heritage assets including archaeological remains and Manse Farm. The

significance of the effects of this loss in the absence of mitigation is

considered minor adverse. The adverse effects can be partially mitigated

through a staged programme of archaeological survey, investigation, reporting

and publication. Taking account of this mitigation, the residual effects of the

loss of the archaeological resource will be negligible.

4.65 The scheme will result in a change in the historic landscape character. It will

have an urbanising effect in a previously non-urbanised area and will result in

the loss of some historic landscape elements, the most significant of which is

the Manse Farm complex.

4.66 The scheme design has sought to reduce this effect through the incorporation

of greenspaces and green corridors which use and retain some of the more

locally significant historic elements that form an integral part of the existing

landscape structure and character. These elements include the perimeter

hedgerows, some of the interior hedgerows, Hay Park Lane, Frogmire Dike and

the small, 19th century footbridge over the dike.

4.67 It is considered that the information provided as part of the Environmental

Impact Assessment meets the requirements of the NPPF (Policy 12) and is

sufficient to understand the character and significance of the heritage resource

within the area and the effects of the development upon that significance. It is

further considered that the incorporated and proposed mitigation will effectively

avoid, reduce or remedy the identified effects of the development to an

acceptable level. Taking into account this mitigation, it is the conclusion of this

assessment that the proposed development scheme would not be in conflict

with national or local planning policies relating to the historic environment.


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