Stage A
establishes whether the site falls within any environmental designations or specific buffers depending on the designation. These designations include ecological, geological, historic and landscape designations.
This chapter of the Environmental Statement (ES) provides a summary of the need for the project and the main alternatives considered by the Applicant during the EIA process. It includes a summary of the reasons for the selection of the site, together with a description of the alternative design and layout options that have been considered. Further information is provided in the Planning Statement and Design and Access Statement that accompany the planning application.
National Policy Context
The National Planning Policy Framework (NPPF) (Ministry of Housing, Communities and Local Government, 2019a) sets out the Government’s planning policies for England and how these should be applied.
Section 5 of the NPPF ‘Delivering a sufficient supply of homes’ states that:
“it is important that a sufficient amount and variety of land can come forward where it is needed…”.
Paragraph 68 states that:
“small and medium sized sites can make an important contribution to meeting the housing requirement of an area, and are often built-out relatively quickly.”
In terms of the design of the project, Section 12 of the NPPF states that:
“Planning policies and decisions should ensure that developments:
a) will function well and add to the overall quality of the area, not just for the short term but for the lifetime of the development;
b) are visually attractive as a result of good architecture, design and appropririate and effective landscaping;
c) are sympathetic to the local character and history, including the surrounding built environment and landscape setting, while not preventing or discouraging the appropriate innovation or change (such as increased densities);
d) establish or maintain a strong sense of place, using the arrangements of streets, spaces, building types and materials to create an attractive, welcoming and distinctive places to live, work and visit;
e) optimise the potential of the site to accommodate and sustain an appropriate amount and mix of development (including green and other public space) and support local facilities and transport networks; and
f) create places that are safe, inclusive and accessible and which promote health and well-being, with a high standard of amenity for existing and future users; and where crime and disorder, and the fear of crime, do not undermine the quality of life or community cohesion and resilience”.
The Ministry of Housing, Communities and Local Government has also published its National Planning Practice Guidance (NPPG) (Ministry of Housing, Communities and Local Government, 2019b). This guidance sets out the approach to the assessment of housing need and the scale of demand for housing to be identified by local planning authorities.
The EIA Regulations require that an ES should include:
‘A description of the reasonable alternatives (for example in terms of development design, technology, location, size and scale) studied by the developer, which are relevant to the proposed project and its specific characteristics, and an indication of the main reasons for selecting the chosen option, including a comparison of the environmental effects.’ (Schedule 4(2)).
This section therefore sets out the key reasons for the selection of the project site and current layout, taking into account environmental effects.
Site Location
The EIA Regulations require that an ES should include:
‘A description of the reasonable alternatives (for example in terms of development design, technology, location, size and scale) studied by the developer, which are relevant to the proposed project and its specific characteristics, and an indication of the main reasons for selecting the chosen option, including a comparison of the environmental effects.’ (Schedule 4(2)).
This section therefore sets out the key reasons for the selection of the project site and current layout, taking into account environmental effects.
establishes whether the site falls within any environmental designations or specific buffers depending on the designation. These designations include ecological, geological, historic and landscape designations.
establishes whether the site has any other constraints, e.g. flood risk, best and most versatile (BMV) agricultural land, or the available area of development (minimum site yield).
assesses the suitability of the site in line with various criteria including:
– location in relation to settlement;
– land use and ownership;
– impact on landscape/seascape character, biodiversity and historic environment;
– transport considerations, e.g. highway and pedestrian access, and access to public transport;
– access to services and facilities, open space and recreation;
– other constraints, e.g. air qualilty sensitivities, mineral resourses, agricultural land classification (ALC).
considers availability in relation to legal and ownership issues.
considers the achievability of the site in relation how economically viable the site is and when housing might be delivered.
final review and comments.
Council predicts that an increase in housing provision above current levels is required to meet its planning policy goals. A number of sites were put forward as a result of the Council’s most recent call for housing sites and assessed against the criteria summarised above, including the project site. Those discounted at any of the above stages as part of the SHLAA (Strategic Housing Land Availability Assessment) process were determined to be less viable alternatives for delivery of the Council’s housing aspirations when considered against the above criteria. It is clear, therefore, that environmental factors have been taken into consideration when appraising deliverable sites as part of the SHLAA process.
In relation to the environmental criteria outlined above, the SHLAA identified that:
The SHLAA concluded that the site is suitable and achievable for development, taking into account the environmental considerations above.
Further opportunities in relation to the site layout and design are discussed in the following section.
Site Layout and Design
An evaluation of site constraints and opportunities was undertaken to inform the site layout and design.
The project presents an opportunity to:
Provide approximately 10 hectares of open space
promote the use of sustainable modes of travel
provide approximately 1000 m² GEA of commercial development
provide a site which is well connected to the existing development
The findings of the EIA process have influenced the iterative design process of the project, through the identification of the above constraints, responses during the consultation process, identification of environmental effects and development of mitigation measures.
A number of revisions and iterations to the overall design masterplan have been implemented through the EIA process, including the following:
Figure 3.1 shows the evolution of the design of the main development area through the EIA process. The current project layout is provided in Figure 2.2 of this ES.
Evolution of the Developed Area
Figure 3.1 shows an early iteration of the layout of the developed area of the project. The layout of the developed area remains fairly similar to the current project layout. The internal road layout has been designed to reduce traffic speeds and make the space more appealing to pedestrians and cyclists.
One of the largest changes between the early design iteration and the current design is the introduction of an additional public right of way connection. This new connection would provide a multi-user route. This is proposed to increase the accessibility of the project site to local facilities and encourage sustainable modes of travel.
The capacity and location of the drainage features have been refined throughout the EIA process and therefore have been updated in the current layout compared with the earlier iteration. The drainage features are more regularly spaced throughout the development area to provide storage closer to where the runoff occurs. The drainage features also offer more open space to be used by residents and for ecological enhancement.
Throughout the design development, emphasis has been placed on landscape design and the location of new vegetation. The current design includes the introduction of trees to be planted along the streets creating a more visually appealing residential area and greater connectivity to the existing surrounding landscape and vegetation.