Spitalgate Heath SUE Environmental Statement – Chapter 2. Application Site and Project Description.

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INTRODUCTION

2.0 This chapter provides an overview of the site’s character and context and a description of the

proposed Development. It also sets out the Parameters which have been used in this

Environmental Statement and how the proposed Development will be phased. It also sets out the

likely methods of construction of the project.

SITE CHARACTERISTICS

2.1 The Development site is located on the existing south-eastern fringe of Grantham and extends as

a broad arc of land between the B1174 (Spittlegate Level) to the west, the existing settlement

edge to the north and the A52 (Somerby Hill) to the north east. Between these existing built up

limits, the site extends south and east, bounded generally by farmland and mature hedgerow field

/ stone wall boundaries to the south. More broadly, the A1 runs in a north west to south east

direction, approximately 750 metres – 1 kilometre to the west of the site. The site is principally in

arable agricultural use although the lower parts of the site nearer the river are used for grazing.

Appendix 1 is the site location plan and application boundary plan ref: 3252-L-19 -C

2.2 The site is located to the south east of Grantham. Figure 1 below is a reduced version of the

planning application boundary plan.

Figure 1. Site plan. Not to scale reduced version of Appendix 1.

2.3 The principal transport corridors associated with the area comprise: the B1174 Spittlegate Level,

the East Coast Main Line, the A52 Somerby Hill, the B6403 High Dyke and Whalebone Lane.

2.4 The site comprises two areas separated by the East Coast Main Line railway (ECML) and the

River Witham. The western area is bounded to the west by the old Great North Road (now the

B1174) and to its eastern side by the ECML. The western area contains no permanent buildings.

The western area is broadly divided up into two fields, the western most being generally used for

arable and the eastern most for grazing. The southern boundary is formed by Waterworks Lane


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leading from the B1174 to Anglian Water’s Saltersford water treatment works beside the river.

The treatment works are not within the site. A footpath / public right of way (PRoW) runs north to

south connecting Little Ponton to Grantham. HV pylon mounted cables also cross the land from

the south east to the north west. A small area of scrub land lies on the eastern boundary adjacent

to the ECML.

2.5 The area of the site to the east of the River Witham and ECML is bounded to the north by the

existing edge of Grantham and further east by the A52. The eastern boundary is made up of a

minor road running south-west to north-east, known as Whalebone Lane and the B6403 known

as High Dyke. Its southern edge runs across farmland and is defined by a stone wall and hedges.

2.6 The River Witham forms the western boundary of this area and the Paper Mill farmstead beside

the river lies within the site boundary. The only other buildings on the site are the collection of

buildings at Spitalgate Heath Farm opposite the Prince William of Gloucester Barracks. Adjacent

to the farm buildings is a pair of semidetached cottages that are not included with the site

boundary.

2.7 The existing land use east of the ECML is principally agriculture divided into 11 fields defined by

sparse hedges; mostly under arable cultivation apart from the lower meadows closer to the river

which are used for grazing. Like the area to the west of the ECML the western part of the site

falls towards the river valley with the eastern section being more of a plateau that includes a

small copse on the plateau edge. A small grassed playground is located in the north western

corner of the site.

2.8 The site includes land either side of the ECML and the valley of the River Witham and which is

not in agricultural use. This area of land is generally wooded interspersed with scrub and marshy

pockets.

2.9 The principal transport corridors associated with the area comprise the B1174 which runs north to

south along the western edge of the site, the ECML which bisects the site in a gentle curve from

north to south, crossing the river approximately 1km south of the town, the A52 which runs east

from the town centre and the B6403 which runs northeast to southwest via a roundabout on the

A52.

2.10 The most substantial existing development associated with the area comprises the south eastern

fringe of Grantham where there is a mix of residential development at Somerby Hill, industrial

development extending south along the western margins of the River Witham and the Prince

William of Gloucester Barracks on the A52.

2.11 Other existing built development includes a mix of industrial, commercial and residential land

uses west of the B1174. These comprise car showrooms and service related businesses, a

disused ironstone quarry, Cheveley mobile home park and The Grantham Preparatory School.

To the south Anglian Water Services operates the Saltersford Water Treatment Works

immediately adjacent to the river. Access to the works is from the B1174 via Waterworks Lane

along which there are three residential properties including Daily Mail Cottage.

2.12 Further south the village of Little Ponton comprises a dispersed grouping of houses. Notable

buildings in the village include Little Ponton Hall, Old School House (Grade II listed) and the 15th

century parish church of St Guthlac (Grade I listed). A Scheduled Monument lies between the site

and Little Ponton. The bowl barrow is located approximately 1km south of the site.


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2.13 Recreational and leisure interests within the area comprise the Kesteven Rugby Football Club

located between the B6403 and Whalebone Lane to the east of the site.

Site Photographs

Figure 2. View from Whalebone Lane looking westward: the A52 is behind the hedgerow on the right and Spitalgate

Farm is in the distance on the horizon.

Figure 3. View from Whalebone Lane looking westward near the southern edge of the site.


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Figure 4. River Witham beside Paper Mill farmstead, looking upstream from the weir bridge.

Figure 5. The river downstream of the weir, looking towards Grantham centre.

Figure 6. View across the western area from the B1174, looking towards Paper Mill farmstead (hidden in the trees

down in the valley). The East Coast Main Line and the river are hidden in the bottom of the valley.


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Figure 7. Saltersford water treatment works, looking eastward towards the eastern side of the expansion area on the

higher ground beyond.

Figure 8. The B1174 looking north towards Grantham, with the expansion area to the right.

Figure 9. The B1174 looking south: the hedgerow at the far side of the field on the left marks the access track leading

to Saltersford water treatment works and the southern boundary of the expansion area this side of the railway.


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PROJECT DESCRIPTION

2.14 The proposed Development is a mixed use urban extension comprising: Up to 3,700 dwellings

including housing for the elderly and extra care accommodation in Use Class C2. Up to 110,000

sq. m of employment space within Use Classes B1, B2 and B8. (B1 30%, B2 35% and B8 35%).

Educational facilities including a primary school and a secondary school. A local centre up to

8,000 sq. m including Use Classes A1 Shops, A2 Financial and Professional Services, A3

Restaurant, A4 Public House, A5 Takeaway, B1 Police Room, D1 Health centre and Crèche,

D1/D2 Community Hall and Gym. Associated open space, playing fields and changing rooms,

children’s play areas, allotments, woodlands, wildlife habitat areas and sustainable urban

drainage systems. Roads, footpaths, cycleways, car and cycle parking. Utility services including

electricity substations and pumping stations.

2.15 The proposed housing areas are located throughout the central and eastern parts of the site to

the east of the River Witham. In terms of the location and siting of the housing areas these fall

into two distinct areas;

Valley Slopes – Occupying the eastern River Witham valley slopes, generally with a west and

northwest aspect and views towards and across Grantham. The existing valley slopes are

typically 1:10 to 1: 15.

Plateau – Occupying the eastern third of the site on the relatively flat and elevated plateau.

These two distinct areas will be separated by a key north – south landscape corridor which

extends across the plateau edge, with other green corridors, existing hedgerows, landscape

and SuDS proposals further defining and shaping these areas.

Residential areas will provide for a broad range of house types including bungalows,

terraced, semi-detached, detached, housing for the elderly and apartment units. Maximum

storey numbers will be three floors. Appendix 2 Parameter Plan 2 ‘Heights and Levels’ (ref:

3295-L-22 rev E).sets the heights parameters for the Development.

2.16 Local Centre: Similar to traditional places and communities, the local centre will include a variety

of retail, community and employment facilities. This part of the Development is located centrally

in the housing area and will have a visual presence on the main north south distributor road

extending through the centre of the site (between the new relief road and the existing Somerby

Hill/ A52). Importantly, it will also sit alongside the main green corridor and footway/ cycleway

links to the riverside corridor and close to the proposed schools and central sports facilities. The

local centre will include shops (of appropriate size and scale to serve a local need only),

healthcare/ pharmacy, cafes, community facilities and potentially some residential uses over

ground floor commercial properties. Close to the local centre two schools are proposed: a

primary school and a combined primary and secondary school known by the education authority

as a ‘through school’.

2.17 Employment: With the exception of any small scale local employment uses associated with the

Local Centre, all other employment uses will be sited on the western third of the site, west of the

River Witham and East Coast Main Line. This area will logically sit on the slopes beneath the

B1174 (Spittlegate Level) and the existing employment and commercial uses on the more

elevated western side of this road. The employment area will be up to 110,000 sq. m of

employment space within Use Classes B1, B2 and B8. (B1 30%, B2 35% and B8 35%). There

will be a mix of unit sizes within the parameters set out below.


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2.18 Although the outline application includes provision for B2 general industrial uses, at this early

stage when the end user is unknown it is impossible to define for ES purposes what parameters

in terms of noise and other emissions should be tested for B2 uses. Accordingly the ES assumes

that future B2 users would be controlled by a planning condition that requires them to meet a ‘B1

test’ in terms of emissions and noise. If the specific end user cannot meet that test then they

would be required to submit a separate planning application and ES if required at that time.

2.19 The proposals will cater for a potential range of business, office, manufacturing, general industrial

and distribution uses. The proposed SQLR will extend through the southern part of this area, with

new employment buildings sited to both the north and south of the new road. The existing north

south public right of way is proposed to be diverted to provide a more pleasant route alongside

the proposed woodland on the eastern edge of the employment area.

2.20 Access and Movement: The principal housing area of the proposed Development will be

accessed from the A52 at three locations. The main access will be located on the A52 Somerby

Hill, immediately west of the Barracks and will be the first to be constructed, associated with the

first phase of the proposed Development. This road will eventually connect down to the SQLR

and act as a central spine road for the residential development.

2.21 The employment uses will be accessed via the B1174 and also via a roundabout at the junction

between the B1174 and SQLR.

2.22 Landscape and Green Infrastructure The landscape and green infrastructure (GI) proposals will

include the following key components:

River Witham Corridor and Paper Mill Park

SQLR Green Corridor

Greenways (including key north – south and east – west links through the site)

Landscape edges to the existing settlement

Outdoor Sports Facilities

Allotments and Community Orchard

Play Areas

2.23 The landscape and GI areas and corridors are shown on the Parameter Plans – see below - and

will include the planting of new broadleaved woodland, hedgerows and trees, based upon

species common to the local landscape. Significant areas of conserved woodland and other

habitats will be located along the lower parts of the valley and alongside the River Witham.

2.24 The lower parts of the site will encompass a Sustainable Drainage System (SuDS) that will

attenuate surface water discharge that arises from the proposed Development. This will include

the creation of a number of ‘detention ponds’ on the lower slopes below the built development

areas on both sides of the valley and other linear swales and SuDS features within the

development areas. These will be designed to have drainage and other visual amenity and

ecological functions.

2.25 All of the landscape and GI areas and features will be managed and maintained in the long term.

This will be achieved through the implementation of appropriate maintenance regimes and

management plans secured through the Section 106 Planning Agreement.


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PROCESS

2.26 The proposals have been guided by an iterative design process. This has comprised

comprehensive environmental and technical work, which includes a thorough analysis of

landscape, ecology, drainage, heritage, transport etc. issues and ‘testing’ of different design and

development options against the results of these studies and work. This work is also underpinned

by the Southern Quadrant Masterplan SPD which also encompassed a series of background

technical and environmental studies. The proposals have been the subject of consultation

exercises with the SKDC, Lincolnshire County Council, statutory agencies and the local

community and have taken into account expressed opinions. The EIA Scoping stage also

provided valuable information on key issues that required a design response.

2.27 The EIA process has assessed the site and its surrounding context. This has considered the

site’s physical and environmental condition and the identification of constraints and opportunities.

The design process has sought to minimise any significant adverse environmental effects that

may occur. It seeks to maximise social, economic and environmental benefits as part of the

overall scheme for the site.

2.28 An environmental led ‘ground up’ approach to the master planning of the site has been adopted

to ensure that the proposed Development appropriately responds to the site and context and

addresses the relevant environmental and technical issues. The scheme endeavours to

accommodate the proposed built development and associated transport and infrastructure

proposals within a robust landscape setting comprising conserved and proposed new planting

and features.

PARAMETER PLANS AND BASIS OF THE ENVIRONMENTAL IMPACT ASSESSMENT

2.29 The planning application is only in outline and is not a full planning application. Accordingly the

Environmental Impact Assessment needs to have some Parameters against which the

environmental assessment can be carried out.

2.30 For the Environmental Impact Assessment (EIA) process, the ES assesses the “likely significant”

environmental effects arising from the proposed Development. The proposed Development is

defined by the Development Schedule Parameters and by the proposed arrangement of land

uses that are identified on the Parameters Plans. The Parameters collectively provide certainty

for the EIA process and defines the extent of the proposed Development with sufficient

information on siting, access, design and size.

2.31 In this instance the Parameters established are as shown on Appendix 2 Parameter Plan 1 ‘Built

Development, Vehicular Access and Green Infrastructure’ (ref: 3295-L-21 Rev H) and Parameter

Plan 2 ‘Heights and Levels’ (ref: 3295-L-22 rev E). These plans establish the proposed

distribution of uses, the broad principles of the layout and heights of the buildings. The

parameters plans are in Appendix 2 to this chapter.

2.32 As well as the Parameters Plans the maximum quantum of development proposed can be taken

as a fix – the Development Schedule Parameters. The Development Schedule Parameters are:

Up to 3,700 dwellings including housing for the elderly and extra care accommodation in Class C2.


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Up to 110,000 sq. m of employment space within Use Classes B1, B2 and B8. (B1 30%, B2 35% and B8 35%).

Educational facilities including a primary school and a secondary school.

A local centre up to 8,000 sq. m including use classes A1 shops, A2 Financial and Professional Services, A3 Restaurant, A4 Public House, A5 Takeaway, B1 Police Room, D1 Health centre and crèche, D1/D2 Community Hall and Gym.

Associated open space, playing fields and changing rooms, children’s play areas, allotments, woodlands, wildlife habitat areas and sustainable urban drainage systems.

Roads, footpaths, cycleways, car and cycle parking. Utility services including electricity substations and pumping stations.

2.33 The development schedule includes for up to 38,500 sq. metres of B2 employment space. B2

employment space is defined as B2 General Industrial - Use for industrial process other than

one falling within class B1 (excluding incineration purposes, chemical treatment or landfill or

hazardous waste). This is different from the B1 space proposed which is defined as Offices (other

than those that fall within A2), research and development of products and processes, light

industry appropriate in a residential area. It is possible that a B2 user would be an inappropriate

use close to a residential area. At this early stage when the end use is unknown it is impossible

to define for the ES purposes what parameters in terms of noise and other emissions should be

tested. Accordingly the ES assumes that future B2 users would be controlled by a planning

condition that requires them to meet a B1 test in terms of emissions and noise. If the specific end

user cannot meet that test then they would be required to submit a separate planning application

and ES if required at that time.

2.34 In order to define the maximum sizes of the employment buildings the parameters used in this ES

for the employment buildings are: 100 metres long by 60 metres wide. The maximum heights of

the buildings will be as set out in Parameter Plan 2 ‘Heights and Levels’ (ref: 3295-L-22 rev E).

2.35 Residential areas will provide for a broad range of house types including bungalows, terraced,

semi-detached, detached, housing for the elderly and apartment units. Maximum storey numbers

will be three floors. The maximum heights of the new houses will be as set out in Parameter Plan

2 ‘Heights and Levels’ (ref: 3295-L-22 rev E).

PHASING

2.36 As part of the environmental assessment exercise phasing has been considered. A Phasing

Statement has been prepared and is submitted as part of the ES: The Spitalgate Heath Phasing

Statement and it is attached as Appendix 3 to this Chapter.

2.37 Development on the site will progress in a timely manner according to the Phasing Plans set out

in Appendix 3. The delivery of new community infrastructure, such as schools, local shops, Green

Infrastructure and community facilities will be controlled by suitably worded planning conditions

and the Section 106 Planning Agreement.

2.38 Before any development commences there are a number of stages that still need to be

completed. Following granting of outline consent for the proposed Development further and more

detailed design information, in the form of Design Codes and Strategies will be required,

planning conditions will need to be satisfied dealing with phasing, the production of a Landscape

Ecological and Construction Management Plan ((LECMP) see below para 2.69) and so on. Only

when these planning conditions are satisfied can Reserved Matters applications be submitted for

approval.


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2.39 The LCC Southern Quadrant Link Road (SQLR) has planning permission and is currently being

designed in detail. It is envisaged that construction of this major route could commence in late

2017 and then may take up to 24 months to complete. It is proposed that no more than 150

homes be commenced before the SQLR and the whole GSRR is open to traffic.

2.40 Some advance landscape works will be undertaken as part of the first phase of development,

including the settlement edge landscape proposals surrounding the existing properties on

Saltersford Road. Key landscape and GI proposals within the lower parts of the River Witham

corridor (and including Paper Mill Park and the associated footway/ cycleway link along the river);

around the existing settlement edge (surrounding the existing properties on Saltersford Rd/

Bridge End Grove) and across the higher valley slopes and plateau edge will also be undertaken

early on in the development process. These aspects will be controlled by suitably worded

planning conditions and the Section 106 Planning Agreement.

2.41 The Phasing Statement explains that Spitalgate Heath is a market led scheme and that the rate

of development of the new homes and commercial space will depend upon market demand

which is reliant on wider market and economic conditions, purchaser and occupier confidence

and availability of occupier mortgage finance. Assuming normal market conditions the scheme is

projected to deliver some 125 new market homes per annum plus any new affordable homes. To

achieve this rate of sales it is assumed that there will be two to three residential sales outlets

operating at any one time on the site.

2.42 In terms of commercial space the applicant expects, again assuming steady market conditions,

that some 3,500 sq. metres of Use Classes B1, B2 and B8 space will be taken up and developed

annually.

2.43 The phasing of the employment area will be independent of the residential and local centre

development east of the river. The phasing and implementation of this area will be largely

dictated by economic factors and specific end user requirements. It is however planned that the

gateway and frontage landscape proposals and other important aspects governing the character

and appearance of this part of the development will be undertaken early in the implementation

process for this part of the development. This will help to set the scene and character for the

employment area.

2.44 Section 2 of the Phasing Statement sets out the rationale for the intended phasing of the project.

2.45 Section 3 describes how the green infrastructure will keep pace with adjacent development.

2.46 Section 4 sets out the proposed ‘triggers’ for the various elements of the project.

2.47 The phasing and timing set out in the Phasing Statement is the basis upon which the other ES

chapters have been prepared.

2.48 The phasing of the project can be controlled by a planning condition. We set out below some

suggested wording:

No development shall commence until a Site Wide Phasing Programme is submitted to and

approved by the District Planning Authority and shall include details of the proposed sequence of

development across the site, the extent and location of the Sub-Phases including reference to the

type and extent of any development in each Phase and Sub-Phase and the trigger points for the

delivery of the associated infrastructure and facilities. The Site Wide Phasing Programme shall

include within the Sub-Phases the following matters and shall state at the construction of the


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specific number of residential units when any of the following is to be delivered in order that the

development shall be delivered in accordance with the mitigation schedules:

a. Any environmental mitigation measures specified in the Environmental Statement

b. Major infrastructure including all accesses, roads, footpaths and cycleways.

c. Public open space areas including informal open spaces, recreation areas, allotments,

formal outdoor sports facilities, equipped play areas, ecological areas and habitats.

d. Primary school and Secondary school facilities.

e. Any other matters required under any other condition attached to this planning

permission

At the completion of a defined number of dwellings and defined quantum of commercial

development, the submitted Site Wide Phasing Programme will be reviewed to assess the

delivery of the measures and facilities set out in points a) to e) and whether in the light of the

existing rate of delivery including the delivery of infrastructure, the phasing plan and the trigger

points for the delivery of associated infrastructure and facilities are required to be amended and,

if necessary, a revised Site Wide Phasing Programme submitted. Any review will include

proposals for subsequent reviews including trigger points. The Site Wide Phasing Programme,

including amendments and revisions to it, shall be submitted to and approved in writing by the

District Planning Authority and the development carried out in accordance with the approved

plans and the site wide phasing programme.

THE LIKELY METHODS OF CONSTRUCTION OF THE PROJECT

2.49 The Spitalgate Heath scheme is being promoted by the land owner and applicant Buckminster

Estates. The intention is that Buckminster Estates will retain ownership of the site and lead on its

development by creating serviced development parcels for development by, in the case of the

residential element national and regional house builders and in the case of the commercial land a

combination of direct development by Buckminster Estates, development by owner occupiers and

development by third party developers. In each case Buckminster will provide serviced

development plots in terms of roads, drainage and utilities with the third party constructing the

actual buildings.

2.50 This section describes the anticipated construction methodology for the development.

Consideration of likely significant effects on the environment that may arise during the

construction phase and any necessary mitigation measures are provided within the respective

technical chapters of this ES.

2.51 Planning for construction is necessarily broad at this stage. This initial assessment is based on

reasonable assumptions and experience and allows assessment of the realistic “worst case”

Construction Phase effects.

2.52 The indicative phasing programme of the development is anticipated to span some 30 years. It is

considered that on average some 125 dwellings would be completed each year with between two

and three house builders being on site at any one time.

2.53 It is expected that non-residential employment uses will be constructed at a rate of 3,500 sq. m

per annum. Due to the topography of the employment area few very large footprint buildings are

expected to be built meaning that the typical size of an employment building will be around 2,000


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sq. m. Such a size of building would not involve specialist building techniques and levels of site

activity would be similar to one of the house building sites. The Parameters for the largest

commercial building on the site are set at 100m by 60m in order to test a ‘worst case situation.

2.54 The local centre uses and two schools would create small peaks in construction activity as they

come on stream but not so much as to distort significantly construction activity on the site.

2.55 Construction Machinery. The plant and equipment likely to be associated with the construction

process would be: tracked 360 degree excavators, wheeled excavators, tele handlers, dumpers,

mobile cranes, and hand held tools, power tools including percussion drills, cutting disks, pipe-

threaders, piling equipment, wheel washing plant, scaffold, mobile access platforms, delivery

trucks, skips / skip trucks, forklift trucks, ready mix concrete lorries, concrete placing booms &

pumps and road sweepers.

2.56 In developing individual parcels of either residential or commercial land all access road

construction connecting onto the adopted highway would be undertaken as a first phase. In

parallel, enabling works would take place along with any arboricultural works – including the

protection of trees/vegetation to be retained and localised removal of hedgerow and trees where

applicable, ecological works where required and installation of site hoarding.

2.57 Due to the topography of parts of the site some ground modelling works may need to be carried

out to create a development platform, including topsoil stripping and stockpiling for later use. An

individual parcel ‘ground’ strategy will be designed to minimise the amount of ground remodelling

required as this will be the most economical solution.

2.58 Excavation work, preparation of ground works and installation of foundations would take place

following the site enabling works.

2.59 Appropriate infrastructure to serve the development will be installed: the new permanent access

routes into the development will be established and secondary internal roads constructed. It is

anticipated that the base of internal roads will be constructed and used for construction traffic

routes as the development is built. All necessary utilities and drainage works would be installed in

a phased programme.

2.60 The sustainable drainage (SuDs) system will be constructed during the infrastructure works. All

site works will be undertaken in accordance with the EA’s latest guidance on pollution prevention

on construction sites. Construction vehicles will be properly maintained to reduce the risk of

hydrocarbon contamination and will only be active when required. Construction materials will be

stored, handled and managed with due regard to the sensitivity of the local environment and thus

the risk of accidental spillage or release will be minimised.

2.61 Construction contractors will also take full account of the requirements of the EA’s General Guide

to the Prevention of Pollution of Controlled Waters (PPG1).

2.62 In accordance with the Control of Pollution (Oil Storage) (England) Regulations 2001, any tanks

storing more than 200 litres of oil will have secondary bunding. Bunding will be specified having a

minimum capacity of not less than 110% of the container's storage capacity or, if there is more

than one container within the system, of not less than 110% of the largest container's storage

capacity or 25% of their aggregate storage capacity, whichever is the greater. Any above ground

storage tanks will be located on a designated area of hard standing. No underground storage

tanks will be used during the construction period. Storage of liquids such as degreasers,

solvents, lubricants and paints will be in segregated, bunded enclosures.


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2.63 The construction drainage system will be designed and managed to comply with BS6031:198

“The British Standard Code of Practice for Earthworks”, which details methods that should be

considered for the general control of drainage on construction sites.

2.64 Construction of superstructure. This stage will involve the construction of the building structures

and will include the pouring of concrete, the installation of steel / timber frames, load bearing

brick walls, reinforced masonry and the external building fabric.

2.65 Fit out of the development will involve the installation of block work party walls, dry lining to

internal walls, internal walls, mechanical and electrical installations.

2.66 Landscaping and Sustainable Urban Drainage works may involve some ground modelling works

and the establishment of approved green spaces within the site including soil preparation, tree

and vegetation planting, seeding and construction of footpaths/cycle routes. The ground

modelling works will be undertaken concurrently with the site preparation and substructure works

outlined above.

2.67 Material and Resource Use. The primary construction materials to be used will include brick,

concrete, timber frames and steel posts and beams. Where possible materials and resources

used during the construction of the development will be sourced from the local area. In terms of

material selection, ‘A’ rated materials from the Building Research Establishment’s Green Guide to

Specification will be preferred.

2.68 The submitted Transport Assessment deals with Construction Phase Vehicle Movements. That

document reviews the construction requirements for the proposed development and identifies

some estimates of the likely traffic impacts. It concluded that due to the scale of development and

with the implementation of a Construction Traffic Management Plan, the construction of the

scheme will have no long-term adverse impact on the safety or operation of the adjacent highway

network.

PREPARATION OF A LANDSCAPE ECOLOGICAL AND CONSTRUCTION MANAGEMENT

PLAN (LECMP)

2.69 The preparation and implementation of a landscape, ecological and construction management

plan is widely considered to be best practice to manage the environmental effects of

development projects and to demonstrate compliance with environmental legislation. As such the

Spitalgate Heath LECMP will be an important tool for setting and managing environmental

objectives for the project. It is envisaged that the requirement for production of the LECMP will be

secured by a planning condition. The document will set out the methods of managing

environmental and construction issues for all involved with the construction works. Site specific

plans prepared by developers for each reserved matters submission for sites within the Sub-

Phase will have to show how they comply with the site wide LECMP.

2.70 As this application is just in outline such a plan at this early stage would be generic and not

specific however throughout the ES the various chapters identify topics that would need to be

covered in any LECMP; usually in the tables at the end of each Chapter dealing with residual

effects and mitigation.

2.71 The suggested wording for the planning condition is as follows:


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No development shall commence until there has been submitted to and approved by the District

Planning Authority a site wide Landscape Ecological and Construction Management Plan

(LECMP) for the Development. The LECMP shall set out the overall strategies for:

[list matters identified under each chapter and topic as requiring mitigation through

the LECMP]

Production of site specific LECMP’s prepared by developers for each reserved

matters submission for sites within the Sub-Phase will have to show how they comply with

the site wide LECMP.

HOW THE AFFECTED LAND WOULD BE EXPECTED TO DEVELOP WITHOUT THE

PROPOSAL

2.72 If the Spitalgate Heath project were not to go ahead then the land would remain in principally

intensive agricultural use and generally the current situation would remain unchanged apart from

any new developments over time in farming practice. The conservation status of the land would

remain unchanged.

Appendices:

Appendix 1 - Site location plan and ‘planning application boundary plan ref: 3252-L-19 C

Appendix 2 - Parameter Plan 1 ‘Built Development, Vehicular Access and Green Infrastructure’ (ref:

3295-L-21 Rev H) and Parameter Plan 2 ‘Heights and Levels’ (ref: 3295-L-22 rev E).

Appendix 3 Phasing statement including phasing plans (3295-L-45 C, 46 C and 47 C).

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