This Environmental Statement (ES) has been prepared by RPS on behalf of the Applicant. The ES reports on the findings of the Environmental Impact Assessment (EIA) process and accompanies the planning application for the proposed development (referred to hereafter as the ‘project’).

The project site is located in England. The project site occupies an area of approximately 30 ha. The project location is shown below.

The project would comprise the following:

  • dwellings up to two storeys in height and affordable housing (at 35% of the total housing provision)
  • natural greensapce
  • demolition of existing buildings
  • commercial development (including B1 use classes) and a single storey café
  • a range of wider multi-user Public Rights of Way (PRoW) connections
  • off site highway improvements


Purpose of EIA

EIA is a means of identifying and collating information to inform an assessment of the likely significant environmental effects of a project. The findings of the EIA process are reported in an ES in order to inform the relevant planning authority and interested parties as part of the decision-making process.

The EIA Directive

The legislative framework for EIA is set by European Directive 2011/92/EU, as amended by Directive 2014/52/EU (collectively referred to as the EIA Directive). Directive 2014/52/EU entered into force on 15 May 2014.

The EIA Regulations

The requirements of the EIA Directive have been transposed into UK legislation through the Town and Country Planning (Environmental Impact Assessment) Regulations 2017, as amended. These regulations are referred to in this ES as 'the EIA Regulations'.   


Schedule 1 of the EIA Regulations identifies development types that always require EIA. Schedule 2 identifies development types that require EIA if they are likely to lead to significant effects on the environment by virtue of factors such as their nature, size or location. Schedule 2 development is defined within the EIA Regulations as development of a description mentioned in Column 1 of the table in Schedule 2 where:

'a) any part of that development is to be carried out in a sensitive area; or
b) any applicable threshold or criterion in the corresponding part of Column 2 of that table is respectively exceeded or met in relation to that development.'

With respect to Part (a) above, the project does not fall within the definition of a sensitive area. However, it is noted that a number of European and national ecological designations lie close to the site.

In terms of Part (b), the relevant threshold for urban development projects listed in Part 10(b) of Schedule 2 is (ii) the development includes more than 150 dwellings; or (iii) the overall area of the development exceeds 5 hectares. The project would exceed the threshold values for both number of dwellings and development area.

Taking into account the above, the project can be considered to be Schedule 2 development. Schedule 2 developments require consideration against the criteria set out in Schedule 3 of the EIA Regulations to determine whether EIA is required. The criteria include the characteristics of the development, location of development and characteristics of the potential impact.

A formal request for a Screening Opinion was submitted to the local Council and a Screening Opinion was received. The Screening Report and Screening Opinion are provided in the Appendices section (Appendix 1.1). The Screening Opinion concluded that an ES is required for the project due to its potential to lead to significant environmental effects on a range of issues including landscape and visual, traffic, air quality, ecology and cumulative impacts.


This ES has been prepared in accordance with the EIA Regulations. Although there is no statutory provision as to the form of an ES, it must contain the information specified in Regulation 18 and Schedule 4 of the EIA Regulations. For the avoidance of doubt, the specified information within Regulation 18 and Schedule 4 is provided in the Appendices section (Appendix 1.2) of this digital ES.

This ES provides all information required under Regulation 18 and Schedule 4. The information supplied within this ES is considered to provide a clear understanding of the main and likely significant effects of the project upon the environment.


The ES has been structured in order to allow relevant environmental information to be easily accessible. The description of the project is provided in Chapter 2. Information relating to the main alternatives considered during the evolution of the project and the reasons for the choices made is found within Chapter 3. Chapter 4 outlines the approach and methodology adopted during the EIA process. Chapter 5 contains topic specific environmental information. 

Figures and appendices to accompany the text can be found in Chapter 6 and Chapter 7 . A Non-Technical Summary (NTS) of the ES is available as a separate summary document in the Further Information section. 




The applicant is a UK based developer specialising in high end housing developments. The applicant have successfully gained planning permission for a number of large scale developments throughout the UK.

01235 111 222


The EIA has been managed by RPS, taking into account information provided by the Applicant and design team. RPS is a registrant of the Institute of Environmental Management and Assessment (IEMA) Quality Mark. Details of the authors of the topic chapters are provided in the table below. A statement of expertise detailing the experience of the contributors of this ES is presented at Appendix 1.3.

ES ChapterTopicMain Author / Contributor
Chapter 1IntroductionRPS
Chapter 2Project DescriptionRPS
Chapter 3Needs and AlternativesApplicant
Chapter 4Environmental Assessment MethodRPS
ES Chapter 5Ecology and Nature ConservationRPS 
ES Chapter 6FiguresRPS
ES Chapter 7AppendicesRPS
ES Chapter 8ReferencesRPS
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Chris LeCointe

Director of Environmental Planning

Amy Robinson

Technical Director

Matthew Snape


Catherine Rouse

Senior GIS Consultant

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