LAND AT PARK MILL FARM, PRINCES RISBOROUGH at Park...Land at Park Mill Farm, Princes Risborough: ES...

LAND AT PARK MILL FARM, PRINCES RISBOROUGHENVIRONMENTAL STATEMENT SUPPLEMENT

NON-TECHNICAL SUMMARY

May 2016

Land at Park Mill Farm, Princes Risborough: ES Supplement Non-Technical Summary

May 2016 i

CONTENTS

CONTENTS ................................................................................................................................................... i

1 Introduction ....................................................................................................................................... 1

2 The Proposed Development ............................................................................................................ 3

3 Need and Alternatives Considered .................................................................................................. 9

4 Consultation, Scope of Assessment and Methodology ................................................................. 12

5 Summary of Environmental Effects ................................................................................................ 15

6 Further Information ......................................................................................................................... 30


May 2016 1

1 Introduction

1.1 Halsbury Homes Ltd (the Applicant) proposes residential development at Park Mill Farm, Princes

Risborough, Buckinghamshire. The proposed development site is located on the north west edge

of Princes Risborough, approximately 500 metres from the centre of the town and to the south

west of the A4129. The site location is shown in Figure 1.

1.2 The development, known as Land at Park Mill Farm, comprises up to 500 new dwellings, public

open space, landscaping, new accesses and improvements to existing public transport

infrastructure.

The Purpose of This Document

1.3 The site was the subject of a planning application in 2010 for residential and mixed use

development. The application was accompanied by an Environmental Statement, which reported

the findings of the Environmental Impact Assessment (EIA) process. The currently proposed

Park Mill Farm development is similar in nature to the 2010 development. Therefore, a process of

EIA has been undertaken in accordance with UK legal requirements to identify the likely

significant environmental effects of the proposed development. An Environmental Statement was

produced in 2015, setting out the findings of the assessment process.

1.4 In response to a formal request for further information made by Wycombe District Council under

Regulation 22 of the EIA Regulations, an ES Supplement has been prepared. The request for

further information related to the following topic areas:

Odour;

Traffic and Transport; and

Flood Risk.

1.5 The purpose of this document is to replace the Non-Technical Summary of the October 2015

Environmental Statement in order to provide a single Non-Technical Summary, incorporating a

summary of the updated information provided in the ES Supplement.

1.6 Details of how to view the full Environmental Statement or the ES Supplement and obtain further

copies of this Non-Technical Summary are provided at the end of this document.


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Figure 1 – Site Location Plan


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2 The Proposed Development

The Site and Surrounding Area

2.1 The site comprises an area of approximately 20.7 hectares of predominantly open agricultural

land (see Figure 1).

2.2 The Princes Risborough to Aylesbury railway line lies to the south east of the project site, which

separates the site from existing residential development at the edge of Princes Risborough and

from a recreation ground (Wades Park) associated with Risborough Springs Swim and Fitness

Centre. To the south west of the site, a number of land uses border the site, including the

Princes Risborough to Banbury railway line (separated from the site by a belt of vegetation), a

wastewater treatment works and development adjacent to Summerleys Road.

2.3 To the north east of the site lies an area of industrial and commercial land use along the A4129

Longwick Road. The project site extends to Longwick Road adjacent to Old Oak Farm. Beyond

this to the north of the project site lie open agricultural fields. The village of Longwick is located

approximately 750 metres to the north west of the site.

2.4 The majority of the project site constitutes agricultural land with a relatively flat topography.

2.5 Existing vehicular access to the site is via surrounding land or by using the bridge under the

railway at Mill Lane, which leads on to Summerleys Road. This bridge also provides access to

other properties on Summerleys Road and to the Thames Water wastewater treatment works.

There is currently no direct vehicular access between the project site and Longwick Road.

2.6 The key constraints for the site and surrounding area are shown in Figure 2.

Description of Development

2.7 The project includes the following key components:

New dwellings: Up to 500;

Public open space, incorporating formal and informal areas;

Landscape strategy, including retention of existing features and new planting;

New access from A4128 Longwick Road for vehicles, pedestrians and cyclists and secondary

accesses from Longwick Road and from Summerleys Road for pedestrians and cyclists; and

Improvements to existing public transport infrastructure.

2.8 The key components of the project are shown on Figure 3.


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Figure 2 – Constraints Plan


May 2016 5

Figure 3- Indicative Masterplan


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Residential Development

2.9 The project comprises up to 500 dwellings, including 2 and 3 bedroom terraced and semi-

detached houses as well as larger 3 and 4 bedroom semi-detached and detached houses, with

an emphasis on providing family accommodation to meet local needs.

Landscaping

2.10 The project makes provision for a total of approximately 6.92 hectares of open space, including

public open space and planting (including tree planting areas serving both as landscape

screening and providing ecological habitat). Together, the landscape and open space strategy

provides a combination of areas that are formally landscaped and more informal recreational

areas and planting around the periphery of the site.

2.11 An indicative landscape strategy has been designed for the project, taking into account existing

ecological and landscape constraints and opportunities. The landscape strategy includes the

following:

Open space for amenity and informal recreation, including the proposed Common on the

western side of the site. Open space areas would include formal areas for play and natural

play spaces integrated to provide informal play throughout the development;

Recreational open space, including amenity space, parkland and allotments, together with

areas of habitat creation;

Substantial belt of structural tree and shrub planting on the edge of the site, along the

proposed entry corridor from Longwick Road and through the Central Park/Green Spine,

flanking either side of the proposed road through the centre of the site, in order to provide a

clear transition between landscapes and soften the visual impact. Large specimen trees

would be provided to punctuate visual corridors and draw views towards higher ground.

Planting within the site would comprise native and locally appropriate species, reflecting

local landscape and townscape character;

The sustainable drainage strategy would include the use of features, such as swales and an

attenuation basin, providing green infrastructure and strong habitat potential; and

Materials used for surfacing would reflect local vernacular, including blocks, setts and gravel

for footpaths and shared paths across the site, appropriate to the type of user.

Access

2.12 The primary access from Longwick Road would provide a route for vehicular traffic and a

segregated walking and cycling route. Access within the site would be provided for pedestrians,

cyclists and vehicles, with the internal street layout designed to minimise speeds and giving

priority to pedestrian and cycle movements.

2.13 In addition, there are two existing points of access that would be retained as secondary accesses

for pedestrian and cyclist use as follows:


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From Longwick Road using the existing right of way; and

From Summerleys Road using the bridge under the railway. This route would also provide

emergency access.

2.14 Parking would be arranged on the site to suit the housing type, including car ports, garages,

undercrofts and parking to the front of the property, in laybys (creating traffic calming) or within

overlooked courtyards. Approximately 800 car parking spaces would be provided as part of the

project to account for all occupant and visitor demand.

2.15 Safe and secure cycle parking facilities would be provided.

Improvements to Highway Network

2.16 Improvements to existing bus, pedestrian and cycle facilities are proposed as part of the project.

These improvements would include:

Provision of a high quality walk and cycle route along the south west of Longwick Road,

extending and improving the existing network;

Introduction of traffic calming measures along the south west side of Longwick Road;

Additional bus stops close to the project site, with bus shelters for the stop into Princes

Risborough;

Provision of a toucan crossing over Longwick Road directly to the south of the junction with

Brooke Road/Wellington Street;

The development will contribute towards a new local bus services to serve the site, provide

links with the railway station and offer significant improvement in local public transport

accessibility. The route would use diesel electric hybrid buses to reduce noise and air

quality effects.

Drainage and Flood Risk

2.17 A Flood Risk Assessment has been undertaken for the project. As part of this work, an overall

strategy for surface water drainage at the site has been developed. The strategy includes the

use of surface water attenuation measures and Sustainable Drainage Systems.

2.18 The principle of the drainage strategy is to collect surface water runoff form the project site and

discharge to Kingsey Cuttle Brook at the greenfield runoff rate. This approach would also slightly

reduce the rate of runoff to Summerleys Stream, providing benefits to existing properties on

Summerleys Road.


May 2016 8

Construction Phase

2.19 Construction works would be undertaken in accordance with a Construction Environmental

Management Plan (CEMP), approved by Wycombe District Council prior to commencement of

the works. The current programme indicates a total construction period of approximately four

years. Working hours are likely to be 07:00 to 19:00 hours Monday to Friday, 07:00 to 13:00

hours on Saturday and at no time on Sundays or on public or bank holidays. These hours would

be subject to agreement with the local planning authority. In the event that works are required

outside of these hours in exceptional circumstances, this would be agreed with the local planning

authority prior to commencement of the activity.

2.20 The broad sequence of construction activities is likely to be:

Enabling works (archaeological investigations, ground investigations where appropriate and

arboricultural works);

Site preparation: Construction of main site access to allow access for construction vehicles,

setting up of working areas, existing utilities diversions if necessary and earthworks/regrading

of the site;

Construction of substructure;

Provision of infrastructure, including construction of internal roads, drainage works and

sewage pumping station;

Erection of superstructures, including building finishes;

Fit out of buildings; and

Landscape works: Planting and soil preparation in accordance with the landscape strategy.

2.21 The project site would be fenced during construction. It is the intention of the applicant that the

site would be registered under the Considerate Constructors Scheme or locally recognised

certification scheme.

Summary of Key Parameters

2.22 The table below provides a summary of the key parameters which have formed the basis for the

assessment of effects.

Table 1: Key Parameters for Environmental Assessment

Element of Development Key Parameter for EIA

Total Site Area 20.7 hectares

Developable Area 11.9 hectares

Number of dwellings 500

Maximum building height 3 storeys

Number of car parking spaces 800

Area of public open space, landscape and ecological planting

6.92 hectares


May 2016 9

3 Need and Alternatives Considered

Need for the Development

National Policy Context

3.1 The National Planning Policy Framework sets out the need for new sustainable housing. With

respect to housing development, Section 6 of the NPPF sets out national policy for ‘delivering a

wide choice of high quality homes’. Paragraph 47 states that in order to significantly boost the

supply of housing, local planning authorities should identify and annually update a supply of

specific deliverable sites sufficient to promote five years’ worth of housing against their housing

requirements, with an additional buffer of 5%. This buffer would increase to 20% for local

authorities that have a record of persistent under delivery.

3.2 The Government has also published its Planning Practice Guidance. This guidance sets out the

approach to the assessment of housing need and requires the scale of demand for housing to be

identified by local planning authorities.

Local Policy Context

3.3 The site lies within the administrative boundary of Wycombe District Council. The Local Plan

includes a number of saved policies in relation to housing and sets out a number of sites

allocated for housing development in order to meet the residential requirement. Park Mill Farm

was set out as an allocation within the Local Plan and was identified in Policy H2(k) as having

capacity for up to 570 dwellings.

3.4 The local planning authority is working towards the production of a new Local Plan. As part of

this process, a number of more recent documents have been produced. The 2015 housing and

economic needs assessment identifies that there is a need to increase housing delivery in

Buckinghamshire to ensure that there would be sufficient housing to accommodate workers in the

area. The study identified a need for 50,000 dwellings for Buckinghamshire over the 20 year

period 2013-33, equivalent to an average of 2,500 dwellings per year. The equivalent figures for

Wycombe district were 15,011 dwellings or 751 dwellings per annum.

3.5 The 2016 housing and economic land availability assessment states that as of 1 April 2015,

Wycombe district did not have a five year housing land supply. Overall, a significant shortfall was

identified when compared to the requirement.

3.6 Overall, therefore, there is a clear need for housing within Wycombe district, identified through

the Local Plan and the emerging documents informing the new Local Plan. The adopted Local

Plan assumes that Park Mill Farm would form part of the housing required to meet that demand.

Alternatives Considered

3.7 As set out above, Policy H2(k) of the Local Plan allocated 26.2 hectares of land at Park Mill Farm

as having capacity for up to 570 dwellings. No alternative sites have been considered by the

Applicant, as the Applicant can deliver the proposed development on the application site and

Wycombe District Council, who considered the suitability of alternative sites at the time of the


May 2016 10

preparation of the Wycombe Local Plan, has recognised the suitability of the site for residential

development. The suitability of the site has also been confirmed in proposals by the local

planning authority for the expansion of Princes Risborough at a scale well beyond the capacity of

Park Mill Farm.

3.8 Several designs for the project have been considered before arriving at the final layout and the

evolution of the layout has been informed by:

The constraints on the application site;

The key design principles underpin the Concept Masterplan; and

Feedback from previous consultations.

3.9 The EIA process has influenced the iterative design process for the project, through the

identification of the above constraints and identification of environmental effects. Therefore there

have been a number of iterations and refinements to the layout of the project.

3.10 An evaluation of site constraints and opportunities was undertaken to inform the site layout and

design. Factors considered at this stage included:

Preservation and protection of existing site features;

Adjacent land uses and nearby residential buildings;

Existing sources of noise from the adjacent railway lines and the A4129;

Existing railway links, highway links and highway safety;

Sustainable housing standards;

Flood risk;

Existing views and landscape character; and

Wycombe District Council’s aspirations to provide a strategic route to land north west of

Princes Risborough.

3.11 In recognition of these site constraints, the project design has evolved to minimise environmental

effects, where appropriate. Key features incorporated into the design include:

Retention of key habitat areas, such as the veteran trees along the northern boundary, and

provision of connective habitats, buffer habitats and green spaces, allotments and native

planting;

Provision of a buffer zone around existing the adjacent Sewage Treatment Works;

Effective use of the site through appropriate densities in terms of scale, height and massing,

and its relationship with the adjoining built and landscape environment;


May 2016 11

Retention of Public Rights of Way where possible;

Delivering of a strategic route with a central alignment through the site, providing an

opportunity to connect to the Station and to the north of the site; and

Facilitation of Network Rail’s intention to rationalise existing at grade crossings of the railway

line and provide a grade separated solution.

3.12 Further details are provided in the Environmental Statement and in the Design and Access

Statement submitted with the application.


May 2016 12

4 Consultation, Scope of Assessment and Methodology

Scoping and Consultation

4.1 Scoping is the process of identifying the issues to be addressed in the EIA process. This process

sets the context for the assessment process.

4.2 An EIA Scoping request was made for the application and was submitted to Wycombe District

Council in April 2010. A Scoping Opinion was provided in May 2010. This was used to inform

the scope of the October 2015 Environmental Statement.

4.3 Responses were received from a range of consultees contacted by the local planning authority.

Taking into account the nature, size and location of the proposed development, the information

provided with the Scoping Opinion and other consultation responses provided throughout the

assessment process, the following topics have been covered within the EIA process:

Table 2: Information Provided within the Environmental Statement

Structure of the ES

Non-Technical Summary Summary of the ES using non-technical terminology

Glossary

Chapter 1 Introduction

Chapter 2 The Site

Chapter 3 Project Description

Chapter 4 Construction Process and Programme

Chapter 5 Need and Alternatives Considered

Chapter 6 Environmental Assessment Methodology

Chapter 7 Socio-economics

Chapter 8 Landscape and Visual Impact Assessment

Chapter 9 Ecology and Nature Conservation

Chapter 10 Traffic and Access

Chapter 11 Air Quality and Odour

Chapter 12 Noise and Vibration

Chapter 13 Water Resources and Flood Risk

Chapter 14 Cultural Heritage

Chapter 15 Agriculture and Soil Resources

Chapter 16 Geology, Hydrogeology, Ground Conditions and Contamination

Chapter 17 Summary of Mitigation and Monitoring

Chapter 18 Summary of Effects and Significance

4.4 Effects on other aspects of the environment are not likely to be significant. The topics scoped out

of the assessment include:

Planning policy;

Material Assets; and

Radiation and heat.

4.5 In addition to the information provided in the October 2015 Environmental Statement and in

response to the request for further information by Wycombe District Council, the ES Supplement

provides further information in relation to the following:


May 2016 13

The results of odour modelling;

An updated assessment of the effects in relation to traffic and transport;

An updated assessment of the effects in relation to noise, taking into account the updated

traffic flow data; and

An updated assessment of the effects in relation to flood risk.

4.6 This Non-Technical Summary provides a summary of the findings of the EIA process, including

the information provided in response to the request for further information.

Environmental Assessment Methodology

4.7 EIA is a means of identifying and collating information to inform an assessment of the likely

significant environmental effects of a development. For each of the key environmental topics in

the Environmental Statement, the following have been addressed:

Methodology and assessment criteria;

Description of the environmental baseline (existing conditions);

Identification of likely effects and evaluation and assessment of the significance of identified

effects, taking into account any measures designed to reduce or avoid environmental effects

which form part of the project and to which the developer is committed;

Identification of any further mitigation measures envisaged to avoid, reduce and, if possible,

remedy adverse effects (in addition to those measures that form part of the project); and

Assessment of any cumulative effects with other developments planned in the area.

4.8 In terms of significance, effects are described using the following scale:

Substantial: Only adverse effects are normally assigned this level of significance. They

represent key factors in the decision making process. These effects are generally, but not

exclusively, associated with sites or features of international, national or regional importance

that are likely to suffer a most damaging impact and loss of resource integrity;

Major: These beneficial or adverse effects are considered to be very important considerations

and are likely to be material in the decision making process;

Moderate: These beneficial or adverse effects may be important, but are not likely to be key

decision making factors. The cumulative effects of such factors may influence decision

making if they lead to an increase in the overall adverse effect on a particular resource or

receptor;

Minor: These beneficial or adverse effects may be raised as local factors. They are unlikely to

be critical in the decision making process, but are important in enhancing the subsequent

design of the development; and


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Negligible: No effects or those that are beneath levels of perception, within normal bounds of

variation or within the margin of forecasting error.


May 2016 15

5 Summary of Environmental Effects

5.1 This section provides a summary of the findings of the environmental assessment process. For

full details of the assessments, please refer to the Environmental Statement and ES Supplement.

Socio-economics

5.2 Both the local planning policy documents and the local community in Princes Risborough have

for a period of time identified concerns that a lack of new housing development is leading to a

declining and ageing population, resulting in a range of issues that can be described as

‘problems of decline’. The available evidence suggests that these concerns are well-founded.

The population in Princes Risborough has not grown at the same rate as Wycombe District and

the nation as a whole. It is clear from recent studies and reports that there is still a need for new

development in the town and recognition that this could help to address and residual issues

relating to decline.

5.3 If the town is to enjoy a more prosperous future, then significant development is required to set it

on a different trajectory. Wycombe District Council has recognised that this is an appropriate way

forward and one that will also deliver additional housing required to meet the needs of the District

as a whole.

5.4 The proposed development at Park Mill Farm can only have beneficial effects in relation to the

twin aims of re-vitalising the social structure of Princes Risborough and providing urgently needed

housing, both in its own right and as a logical first phase of a much larger expansion of the town.

Without the development, the population of the town is unlikely to rise much above the 2011

census figure in the medium term based on the limited potential for new housing from other

sources. Whilst the additional population arising from Park Mill Farm has implications for

additional infrastructure requirements, these would be addressed via contributions and thus the

effects of the development on community facilities such as schools, medical practices and the

police would be negligible. The additional population could give rise to increased expenditure in

the town centre, improving the overall viability of the town as a retail destination, which would be

a minor beneficial effect. The overall socio-economic effects are assessed as a long term

moderate beneficial effect due to the increase in population, with a significant boost to under 16

and middle to older adult population age groups.

5.5 The cumulative increase in population would contribute to the reversal of decline identified by the

community and would not change the long term moderate beneficial significance of effect.

5.6 The project would also have a minor beneficial impact in terms of job creation during the

construction phase. The cumulative effect of the additional jobs created by both the Park Mill

project and other proposed developments in the planning process, in context of relatively high

levels of unemployment beyond the immediate study area, would not change the overall

significance of the effect.

Landscape and Visual Impact Assessment

5.7 The application site is located at the western edge of Princes Risborough and can be divided into

two distinct areas: the main agricultural field, including a section divided by post and wire fencing


May 2016 16

for pony paddocks; and a corridor of scrub and rough grassland in a spur to Longwick Road in

the north-eastern corner. To the south-west of the site is the Princes Risborough to Banbury

railway line.

5.8 The site is very gently sloping from the south-eastern boundary, at an elevation of approximately

100 metres Above Ordnance Datum (AOD), down to approximately 95 metres AOD at the stream

that forms the northern boundary of the application site.

5.9 There are few notable landscape features on the site. To the south, intermittent native deciduous

scrub follows the boundary with the Princes Risborough to Aylesbury railway line. To the north-

east the boundary with the industrial site off Longwick Road is a substantial native deciduous

hedgerow. Between the north-eastern corner of the field and the spur towards Longwick Road, is

a dense area of deciduous scrub woodland with a number of maturing specimens.

5.10 The spur in the north-eastern corner is mainly formed of rough grassland and ruderal species

with a number of deciduous canopy tree species. The boundary with Oak Tree Farm is formed

by deciduous scrub species which largely screen the buildings of Oak Tree Farm from this area.

East of the railway line the boundary with the town is formed by houses, residential gardens and

open space.

5.11 A Landscape and Visual Impact Assessment has been undertaken in accordance with guidance

produced by the Landscape Institute and the Institute of Environmental Assessment and

Management. This has considered the likely effects of the project on the existing character of the

landscape and views.

5.12 The assessment found that the site’s landscape and visual inter-relationship with the town and

wider countryside are strongly influenced by the area’s topography and the strong belts of trees,

hedgerows, woodlands and built form in the surrounding landscape. This results in the site being

visually well contained with the wider landscape and only close open views of the site being

available from within the immediate site area and distant views from elevated locations to the

east.

5.13 The design of the project and integral landscape proposals include the retention of as much of

the existing boundary vegetation as possible and new tree, structure and hedgerow planting,

which would both improve screening and help to assimilate the development into the surrounding

landscape.

5.14 The assessment found that during the construction period none of the landscape character areas

assessed would experience significant adverse effects (major or above). Of the sixteen

viewpoints identified, three viewpoints within the site would experience a temporary significant

adverse effect.

5.15 With respect to operation, the assessment of the project found that none of the character areas

would experience a significant adverse effect over the long term. Therefore, the operational

effect would not be significant in the context of the existing landscape character. The project

would not detract from the character or appearance of the Area of Outstanding Natural Beauty or

the Ridgeway.


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5.16 Of the sixteen viewpoints assessed, three viewpoints within the site would experience a major

adverse effect immediately after construction. Although views from public rights of way and

properties would undergo significant change, the proposed development would be of a similar

character to the residential district of the town and the scale of the development, density and

layout would not be uncharacteristic in this context. Over time, the landscape design would

mature to assimilate the new development with the existing settlement and soften views from

sensitive visual receptors.

5.17 When viewed from the wider area, it is considered that the project would give rise to very limited

adverse effects

5.18 In addition to the Park Mill Farm development, eight other sites around Princes Risborough may

come forward for development. The predicted cumulative effects of these developments over and

above those relating to Park Mill Farm have also been assessed. These additional

developments, if consented, would result in some additional built development around Princes

Risborough and Longwick and extend the intensity of the settlement area within both the Vale

character area and Chalk Foothill character area. During the construction phase, there is some

potential for temporary effects on landscape character due to potentially overlapping construction

phases. However, the assessment found that the Park Mill project would not contribute to

significant adverse cumulative effects on the character of the wider landscape or on views from

identified receptors.

Ecology and Nature Conservation

5.19 A suite of ecological survey and assessment has been undertaken within the study area in order

to describe the baseline conditions at the site, identify the key ecological receptors which may be

affected by the project, and assess the likely effects on those receptors.

5.20 Survey work was undertaken at the site in 2003, 2005 and 2010 to inform previous planning

applications. In relation to the current project, ecology survey work was undertaken in 2015 to

ensure the most current survey data was used to inform the assessment. Surveys have been

undertaken for habitats (Phase 1 habitat survey), bats, badgers, great crested newts, reptiles and

breeding birds. In addition, a desk study has been undertaken to identify relevant statutory and

non-statutory designations, and obtain previous records of protected or notable species from the

area.

5.21 The survey work and desk study identified the following key features:

There is one statutory site of international and national conservation value of relevance –

Windsor Hill Site of Special Scientific Interest/Chiltern Beechwoods Special Area of

Conservation is located 1.5 kilometres east of the site.

There are two further statutory designations of relevance – Brush Hill Local Nature Reserve

and Whiteleaf Hill Local Nature Reserve are located approximately 1.5 kilometres east of the

site.

There are two non-statutory designations of relevance – Summerleys Cottage Wood

Biological Notification Site 0.19 kilometres west, and Longwick Bog Local Wildlife Site


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0.3 kilometres north of the site.

5.22 Survey work has identified that the site is dominated by arable land with small areas of grassland,

trees, scrub and hedgerows. The habitats identified are common, widespread and of low

ecological value (Figure 4). Two veteran trees are present on the northern site boundary which

are of higher value and would be retained. The site at the time of the survey was intensively

managed and subsequently plant diversity was low.

5.23 Survey work has identified bat roosts in two veteran crack willow trees on the northern site

boundary. The roosts are likely to be used by small numbers of common pipistrelle as a day

roost. These trees would be retained and protected as part of the project and buffered from the

new built environment by an area of allotments and native planting. Mitigation would ensure that

bats which may be using the trees during construction are not disturbed, and the operational

lighting design would minimise effects on bats by minimising direct and indirect lighting of habitats

and features used by bats.

5.24 Survey work has identified a low level of bat foraging and commuting activity across the site, with

activity dominated by pipistrelle bats. Activity was likely to be low due to the arable nature of the

site, which is not optimal foraging habitat for bats. Suitable commuting and foraging habitats,

such as tree lines, would be retained and protected as part of the project, and enhanced by

provision of new green infrastructure.

5.25 No badger setts are currently present within the site. Nonetheless, badgers may utilise the site

for foraging to some extent. Badgers may benefit from habitats within open space within the

development, but conversely may be at a slightly increased risk of road traffic accidents.

5.26 Survey work has identified that small numbers of grass snake occur within the site, associated

with the grassland, scrub and watercourse in the area of the proposed access road, and the

northern boundary. Mitigation would be implemented prior to construction to ensure that grass

snakes are displaced away from the construction area.

5.27 Survey work for great crested newts has concluded they are likely to be absent from the site. A

small population of smooth newts was recorded in a waterbody off-site during the surveys, and

may use suitable areas of the site as terrestrial habitat.

5.28 Breeding bird surveys recorded a number of common bird species, with most activity being

associated with the grassland and scrub where the proposed access road would be located.

Notable species recorded in this area included house sparrow and song thrush, which, although

common, have experienced significant declines in numbers. Two notable farmland bird species

were recorded in the arable areas – skylark and linnet. Red kite was recorded flying over the site

and roosting in adjacent trees; this species receives additional legal protection, but is particularly

common in this area. Mitigation would be implemented prior to any vegetation removal during the

breeding season to ensure any active bird nests are protected.

5.29 By assessing the habitats present, it was determined the site was unlikely to support any notable

invertebrate populations. The proposed new green infrastructure would be likely to enhance the

site for invertebrates.


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5.30 Although habitat would be lost under the footprint of the development, this is primarily arable

land, and would be replaced in part, by a more diverse range of habitats including grassland,

orchard, allotments , swales or water attenuation basin, and native tree and shrub planting, which

would result in a net biodiversity gain for the site.

5.31 By implementing mitigation, no significant adverse effects are expected on the ecological

features of the site for the construction phase.

5.32 Significant adverse effects are not anticipated during operation of the development. With the

proposed new green infrastructure implemented and established, minor beneficial effects (not

significant) are anticipated for habitats, mammal species such as fox, reptiles, amphibians and

invertebrates.

5.33 Significant beneficial effects are anticipated for roosting bats once the development is completed.

This is due to the retention and protection of existing features suitable for roosting bats as part of

the project, coupled with the increased opportunities created for roosting within the new buildings,

which would be linked to surrounding foraging habitats by new green infrastructure.

The assessment has considered the cumulative effects with other proposed developments,

including effects on designated sites. Overall, no significant cumulative effects have been

identified.

Land at Park Mill Farm, Princes Risborough: Environmental Statement Non-Technical Summary

May 2016 20

Figure 4 – Phase 1 Habitat Survey


May 2016 21

Traffic and Access

5.34 Summerleys Road, to the southwest of the site, forms a signalised crossroad junction with the

B4444 and the access road for Regent Park industrial estate. The B4444 routes between the

priority ‘T- junction with Picts Lane to the west of the town centre to the priority ‘T’ junction with

the B4009 Lower Icknield Way south-west of Longwick village. There is currently no direct

vehicular access at all between the eastern portion of the site and A4129 Longwick Road.

Longwick Road is subject to the derestricted national speed limit north of the access for Hypnos

Ltd industrial land, and is 30 mph from Hypnos Ltd to Princes Risborough. Both the B4444 west

of the site and the A4129 east of the site link with Princes Risborough town centre and the

A4010, which is the main highway link through its centre.

5.35 The potential impacts of the traffic generated by the proposed development have been assessed,

including the impacts of the traffic generated during the construction phase, effects during

operation when it is fully occupied by residents and cumulatively with other known developments

in the area.

5.36 The local roads have been characterised within and around the site through the evaluation of

traffic survey data, records of Personal Injury Accident data, site visit notes and desk studies.

Subsequently, the chapter presents an assessment of the potential impacts of the development

related traffic on noise and vibration, visual effects, severance, driver delay, pedestrian delay,

pedestrian amenity, accidents and safety, hazardous loads and dust and dirt. Details of

mitigation that has been incorporated into the proposals are also presented.

5.37 The assessments undertaken have considered the change in traffic flows along the road network

as a result of the project. The assessments have been made relative to the baseline conditions,

which mean that roads with small baseline traffic volumes are more sensitive to changes in traffic

in comparison to those with larger baseline traffic volumes.

5.38 The predicted changes in traffic volume along the road network are predicted to be small. In

accordance with current guidance, assessments were made of the change in traffic upon visual

effects, severance, driver delay, pedestrian delay, pedestrian amenity and accidents and safety.

These assessments predicted that no significant effects would arise.

5.39 Similar assessment has been undertaken for cumulative traffic flows, considering the effects of

the Park Mill project together with other proposed developments. This assessment predicts that

no significant effects would arise.

Air Quality and Odour

5.40 Wycombe District Council has designated an Air Quality Management Area along the M40

throughout the district. The designation is due to high levels of Nitrogen Oxide attributable to

emissions from vehicles using the M40. The Air Quality Management Area is approximately 12

metres wide, but this width increases slightly at junctions. It lies approximately 11 kilometres to

the south of the site and it is highly unlikely that the project would have any impact on this

designation.

5.41 An assessment of air quality and odour has been undertaken, considering the air quality and

odour effects from the construction phase and once the project is fully operational.


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5.42 During the construction phase, the most important consideration is dust. Without appropriate

mitigation, dust could cause temporary soiling of surfaces, particularly windows, cars and laundry.

The mitigation measures proposed (including a Dust Management Plan) would ensure that the

risk of adverse dust effects is controlled to a level categorised as “not significant”.

5.43 For the operational phase, arrivals at and departures from the project site may change the

number, type and speed of vehicles using the local road network. Changes in road vehicle

emissions are the most important consideration during this phase of the development.

5.44 Detailed atmospheric dispersion modelling has been undertaken for the first year in which the

development is expected to be fully operational, which is 2017. Pollutant concentrations are

predicted to be well within the relevant health-based air quality objectives at the façades of both

existing and proposed receptors. Therefore, air quality is acceptable at the development site,

making it suitable for its proposed uses. The operational impact of the project on existing

receptors is predicted to be negligible, taking into account the changes in pollutant concentrations

and absolute levels. Using the significance criteria adopted for this assessment together with

professional judgement, the operational air quality effects are not considered to be significant.

5.45 There is the potential for odour effects as a result of the existing Sewage Treatment works and

the results of the assessment undertaken predict that the odour effect is likely to be negligible to

slight at the project site, with the exception of a limited area (to the north and the southeast of the

Sewage Treatment Works). This has informed the design of the project and it is proposed that no

residential development would be located within these limited areas. With these design

measures in place, no significant effects associated with odour are predicted for future residents

within the site.

5.46 Effective implementation of relevant mitigation measures at all sites would ensure that the risk of

cumulative effects is minimal and as a result no significant effects are anticipated.

Noise and Vibration

5.47 An assessment of the likely noise and vibration effects associated with the project has been

undertaken. The assessment focuses on the likely effects during construction and the effects of

noise from off-site traffic generation associated with the use of the project. An assessment of the

suitability of the application site for residential use is also provided.

5.48 The potential noise and vibration effects from the construction and operation of the project on the

surrounding environment have been assessed qualitatively and quantitatively, as appropriate.

The significance of effects has been determined on the basis of the relevant British Standards

and planning policy. Baseline sound and vibration levels have been determined from site surveys

and sound propagation models.

5.49 Sound and vibration levels in the area are primarily influenced by transportation sources, i.e. the

Chiltern Main Line railway; the Princes Risborough to Aylesbury railway; and Longwick Road.

5.50 Construction noise and vibration would be minimised through the implementation of a

Construction Environmental Management Plan in accordance with best practice. On this basis,

the significance of effects in terms of construction noise and vibration would be no greater than

minor adverse, which would not be significant.


May 2016 23

5.51 The significance of the effects of noise from road traffic during operation of the project would be

negligible.

5.52 An alternative means of ventilation would be provided to proposed properties to reduce the

existing and potential future effects of noise from the local environment where necessary. With

such measures in place, the design of the project would ensure that existing noise sources would

not give rise to an adverse noise effect within the proposed development. Vibration from the

railways would not be expected to give rise to adverse vibration effects within the proposed

development.

5.53 Noise effects due to operational traffic in the context of the potential additional traffic associated

with other cumulative schemes would not be significant.

Water Resources and Flood Risk

5.54 An assessment of the likely significant effects of the project on water resources and flood risk has

been undertaken. This includes consideration of water quality impacts, changes in local

hydrology and flood risk, and impacts on local utility infrastructure.

5.55 The key receptors to hydrological impacts are considered to be the Kingsey Cuttle Brook, which

passes through the north of the site, and the Summerleys Stream, which borders the south of the

site. These watercourses are classified as ‘ordinary’ (non-main) watercourses and are not used

for sensitive abstractions or recreational use. However, they are locally important receptors as

well as being a key source of flood risk within the area. The underlying groundwater is also a

potential receptor to site impacts. Key receptors to changes in flood risk include construction

workers and future site occupants.

5.56 A Flood Risk Assessment has been prepared for the site. This demonstrates that the site is

located almost entirely within Flood Zone 1, which is classified as being at a low probability of

fluvial (river) flooding. An area of Flood Zone 2 associated with Summerleys Stream encroaches

fractionally onto the southern site boundary. A narrow, linear flood risk zone exists along the

course of the Kingsey Cuttle Brook. This area of surface water risk is also indicative of a

localised fluvial (river) flood risk along this watercourse. The Flood Risk Assessment also

identifies a potential groundwater flood risk within the area due to high groundwater levels within

the underlying aquifers. No previous flooding incidents have been recorded at the site from any

source. However, a number of groundwater flooding incidents have been recorded within the

wider Princes Risborough area. No previous sewer flooding incidents have been recorded at the

site.

5.57 Mitigation measures proposed to be included during the construction phase include preparation

of a Construction Environmental Management Plan to control any risks associated with accidental

releases of materials and contaminated runoff, and the installation of a temporary drainage

system to ensure there is no increase in flood risk during the construction phase. Water

efficiency measures would be used to minimise water usage and a Flood Management Plan will

be prepared to ensure the safety of construction workers.

5.58 During the operational phase, a Sustainable Drainage Strategy is proposed, which would restrict

surface water runoff to greenfield rates through provision of on-site storage within swales and


May 2016 24

ponds / basins. The strategy would ensure that there would be no increase in flood risk as a

result of the proposed development, and would also provide water quality treatment prior to

discharge to the Kingsey Cuttle Brook. The strategy proposes a reduction in the volume of

discharge to the Summerleys Stream which would result in a slight improvement to flood risk to

the existing properties along Summerleys Road to the south of the site. The developer will work

with Thames Water to ensure the development is phased to enable any required upgrade works

to the water supply and foul sewer systems to be completed prior to occupation. A sequential

approach has been taken within the application boundary, positioning the properties in the parts

of the site identified to be at a low risk of flooding from all sources. Flood risk mitigation measures

are described in the Flood Risk Assessment, and include raising finished floor levels and careful

design of the access road crossing over Kingsey Cuttle Brook to ensure the development

remains safe over its lifetime.

5.59 Overall, on the basis that the proposed mitigation measures are implemented, the significance of

effects on water resources and flood risk during construction is considered to be negligible to

minor adverse. The significance of effects on water resources during the operational phase is

considered to be negligible to minor adverse and the significance of effects on flood risk during

the operational phase is considered to be minor beneficial.

5.60 Although some of the cumulative schemes result in surface water discharges to the same

watercourse, the developments would not cumulatively result in a significant adverse effect on

flood risk or water quality as it is assumed the schemes would be subject to the same

requirements and measures to protect water quality and prevent the risk of flooding.

5.61 None of the potential effects identified on water resources and flood risk are considered

significant in terms of the EIA Regulations.

Cultural Heritage

5.62 There is one scheduled monument (‘The Mount’) located within a 1 kilometre radius of the project

site. This is located some 170 metres southeast of the site. There are 68 listed buildings located

within a 1 kilometre radius of the site, and these mostly lie within the built development of Princes

Risborough. No listed buildings lie within 250 metres of the site (Figure 5).

5.63 The Princes Risborough Conservation Area covers the historic core of the town and is located

170 metres southeast of the site at its nearest point. The Alscot Conservation Area comprises the

historic core of Alscot and is located some 220 metres north of the site at its nearest point.

5.64 There are a number of recorded archaeological remains in the wider area; ranging in date from

the prehistoric to the post medieval. There is evidence for Iron Age activity within the site area in

the form of cut features and flints that have also been recovered from the site.

5.65 The effects of the project on the historic environment were assessed during the construction and

operational phase. This includes an assessment of the likely significant effects of the project on

heritage assets in terms of archaeology, built heritage and the historic landscape.

5.66 Mitigation measures comprise a programme of topsoil stripping and archaeological excavation

and recording to be phased ahead of development. Based on this, the construction effect of the

project on the Iron Age Settlement Site and flint artefacts would not be significant.


May 2016 25

5.67 There are a number of designated assets in the wider area and the effect, if any, of the proposed

development on these has been assessed. No mitigation measures other than those built into the

design of the project against effects on the settings of designated assets are envisaged as being

necessary.

5.68 Overall, there would be no significant effects on any heritage assets.

5.69 There would be no cumulative effects on either below ground archaeology or on the settings of

designated assets as a result of the project in conjunction with any of the other proposed

schemes in the area.


May 2016 26

Figure 5 – Designated Assets


May 2016 27

Agriculture and Soil Resources

5.70 The potential effects on agricultural land and soils as a result of the project have been assessed.

This topic includes consideration of:

The agricultural land quality assessed according to the Ministry of Agriculture Fisheries and

Food system of Agricultural Land Classification (1988) which classifies land into 1 of 5

grades, Grade 1 being the highest quality land and Grade 5 the lowest quality land. Grades

1, 2, 3a are considered to comprise the best and most versatile agricultural land as defined in

the National Planning Policy Framework;

Agricultural soil resources; and

Individual farm holdings and the wider farming framework

5.71 The agricultural land classification of the site had previously been determined by the Department

for Environment, Food and Rural Affairs and verified by work undertaken by Reading Agricultural

Consultants in 2012. This work identified that the development of the site would affect a total of

approximately 19 hectares of agricultural land which has been assessed to comprise a mixture of

Grade 2 (13.7 hectares), Grade 3a (4.7 hectares) and Grade 3b land (0.6 hectares). The site

therefore comprises a total of 18.4 hectares of Grades 2 and 3a best and most versatile

agricultural land.

5.72 With regards to potential effects on farm holdings, the site is within the ownership of the Applicant

and is being farmed on a short term basis by a large arable and livestock farmer. The loss of this

land would have no effect on the full-time operation of this farm holding or adversely the wider

framework of farming in the local area.

5.73 The permanent loss of the agricultural land would occur at the beginning of the construction

phase of the project. Whilst it would not be possible to retain the agricultural land use as part of

the project, there would be areas of amenity land (6.92 hectares) where soils would not be

disturbed and would remain in situ. In addition, there would be opportunities within the project to

develop a soil management strategy to sustainably reuse soil resources, wherever possible within

the development.

5.74 In terms of agricultural land quality, therefore, the limited loss of a mixture of mainly Grades 2 and

3a together with a small area of Grade 3b land arising from the project is assessed to be of minor

adverse significance.

5.75 With regards to farm holdings, the loss of this area of agricultural productivity from a large farm

holding that farms this land on a short-term unsecured basis is assessed to be of negligible

significance.

5.76 Four other nearby developments would be likely to affect Grades 2, 3a and 3b agricultural land.

Although the development of land at Park Mill Farm would similarly lead to an additional loss of

areas of Grades 2, 3a and 3b land, it would not lead to any significant cumulative effects on

agricultural productivity or the framework of farm holdings in the local area.


May 2016 28

Geology, Hydrogeology, Ground Conditions and Contamination

5.77 Three environmental assessment reports have been undertaken in relation to the site. A number

of off-site historical and current potentially contaminative land uses were identified. As part of one

of these reports, an intrusive investigation was undertaken across the site in 2004. The results of

the intrusive investigation identified elevated concentrations of lead and several speciated

polycyclic aromatic hydrocarbons within several samples of Made Ground and one sample of

topsoil. However, significant concentrations of contaminants of concern in soil samples were not

identified. As the investigation was limited in scope it was recommended that an additional

intrusive investigation is carried out at the site. This should include additional soil sampling,

groundwater sampling and ground gas monitoring. However, it is considered that any risks

identified as part of the additional works can be appropriately controlled through the completion of

any recommended mitigation measures and the implementation of environmental management

practices during the construction works.

5.78 Standard operating procedures would be followed during the construction phase of the project.

These would include a wide range of environmental management procedures for implementation

during the construction phase, including issues in relation to ground conditions and previously

unidentified contamination.

5.79 Potential impacts arising from the construction phase would be expected to be localised and

short term. Consequently, it is concluded that the likely significance of effects would be negligible

to minor adverse during the construction phase. There may also be a minor beneficial effect if

any identified contamination at the site requires remediation.

5.80 It is assumed that good environmental site management procedures would be employed during

the operation of the project. Potential impacts arising from the operational phase would be

expected to be localised and intermittent. Overall, the significance of effects would be negligible

to minor adverse for the completed development.

5.81 The project is therefore not considered to represent a significant risk in terms of contaminated soil

and/or groundwater. Therefore, the project is not considered to make a significant contribution to

any cumulative adverse effect in relation to ground conditions, contamination and hydrogeology.

Summary of Mitigation and Monitoring

5.82 Schedule 4 of the EIA Regulations requires that an Environmental Statement includes a:

‘description of the measures envisaged to prevent, reduce and where possible offset any

significant adverse effects on the environment.’

5.83 The mitigation measures included in this Environmental Statement fall into one of four categories:

Mitigation incorporated into the design of the development parameters;

Mitigation to be incorporated into the detailed design of the proposed development;

Mitigation through controls on construction procedures; and / or

Mitigation through controls on operational procedures.


May 2016 29

5.84 The Applicant anticipates that the determining local planning authority would impose conditions

on the planning consent to include commitment to these mitigation measures.

5.85 A summary of key measures is included within the topic text above. A full summary of the

mitigation and monitoring measures identified by the environmental technical studies throughout

the EIA process can be found in the Environmental Statement.

Summary of Effects and Significance

5.86 The EIA process has been undertaken in parallel within the design process. Consequently, many

measures to mitigate likely significant adverse environmental effects have been incorporated into

the proposed development design in order to avoid, reduce or offset such effects.

5.87 As a result, the number of long term adverse effects has been minimised. Long term adverse

effects include:

Visual effects from the Outer Aylesbury Ring Public Right of Way (PRoW) adjacent to the

Princes Risborough to Aylesbury railway line: The view west and south from within the

application site would be modified from arable field towards commercial development and

open countryside to views along a street and residential area.

Visual effects on residential properties off Stratton Road. The view from the rear of properties

would be modified from views across the railway over arable land to views across the railway

to residential development.

5.88 The key significant beneficial long term effects of the project include:

An increase in population with significant boost to under 16 and middle to older adult

population groups; and

A beneficial effect on disturbance to roosting bats provided a lighting strategy is adopted for

the project that is cognisant of bats.

5.89 Other beneficial effects would include:

A minor beneficial impact in terms of job creation during the construction phase;

Increase in habitat diversity through creation of new habitat types (such as allotments and

native tree planting), which in turn has a beneficial effect for reptiles, amphibians,

invertebrates and other mammal species; and

The volume of water discharged to Summerleys Stream would be reduced (as all runoff

would be conveyed to Kingsey Cuttle Brook), resulting in a slight reduction in flood risk to the

properties along Summersley Road to the south of the site.


May 2016 30

6 Further Information

6.1 This Non-Technical Summary provides a summary of the Environmental Statement and the ES

Supplement accompanying the planning application for the project.

6.2 Copies of the full Environmental Statement and ES Supplement, including this Non-Technical

Summary can be viewed at:

Wycombe District Council

Queen Victoria Road

High Wycombe

Bucks

HP11 1BB

6.3 Copies of the Environmental Statement, ES Supplement and planning application documents can

be viewed on the local planning authority website:

6.4

http://www.wycombe.gov.uk

Further copies of the Environmental Statement and ES Supplement can be obtained from

the following address (ref. OXF8120):

RPS

20 Western Avenue

Milton Park

Abingdon

Oxfordshire

OX14 4SH

6.5 A paper copy of this ES Supplement can be obtained for a cost of £270 plus VAT. A paper copy

of the October 2015 ES can be obtained for a cost of £450 plus VAT. An electronic copy (CD

Rom) of both documents can be provided for a cost of £10.

http://www.wycombe.gov.uk/

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