HTH Harrogate LLP I Environmental Statement - Non Technical … · 2018-07-20 · 4.3 From the...

HTH Harrogate LLP I Environmental Statement - Non Technical Summary I June 2013

© NEXUS PLANNING 2013

Contents

01 // Introduction

02 // EIA Methodolgy

03 // The Existing Site

04 // Alternatives and Design Evolution

05 // The Proposed Development

06 // Planning Policy Framework

07 // Socio-economic

08 // Transport, Accessibility and Movement

09 // Landscape and Visual Analysis

10 // Water Quality, Flood Risk and Drainage

11 // Ground Conditions

12 // Archaeology and Cultural Heritage

13 // Air Quality

14 // Ecology / Biodiversity

15 // Noise

16 // Waste Management

17 // Summary of Impacts


01 | Introduction

1.1 This Environmental Statement (ES) has been prepared to accompany the Outline Planning Application being submitted on behalf of HTH Harrogate LLP (‘the Applicant’) to Harrogate Borough Council (HBC) (‘the LPA’) for:

Residential Development comprising approximately 450 homes, mixed use local centre, land for a potential primary school, village green, open space and associated infrastructure (‘the proposed development’).

at

Land to the west of Cardale Park, Harrogate, known as Bluecoat Park (‘the site’).

1.2 The site lies within the administrative boundary of HBC and is located to the south west of Harrogate, approximately 1.7 miles west of the town centre. The site extends to 28.07 hectares and is bounded by the Beckwith Head Road to the east, Otley Road (B6162) to the north, Howhill Road to the west and Howhill Quarry Road to the south.

1.3 A wider area of land forms a draft site allocation in HBC’s emerging Site and Policies Development Plan Document (DPD) referred to as ‘Land at Cardale Park West (H32(3))’. Land outside of the application site but within this draft site allocation is included within the cumulative assessment.

1.4 This planning application is being submitted in outline with all matters reserved except for access.

1.5 The main document (Volume 1) together with the accompanying Appendices (Volume 2) and this Non Technical Summary (NTS) form the ES for the proposed development.

1.6 The main document is divided into 17 chapters:

Part One

Chapter 1 IntroductionChapter 2 EIA Methodology Chapter 3 The Existing SiteChapter 4 Alternatives and Design EvolutionChapter 5 The Proposed DevelopmentChapter 6 Planning Policy Framework

1.7 The second part of the ES describes the findings of the specialist environmental assessments of each topic. Each topic is assessed in relation to the environmental effects the proposed development will have on that topic. It identifies mitigation measures that are required. The following technical chapters are:

Part Two

Chapter 7 Socio-EconomicChapter 8 Transport, Accessibility and

MovementChapter 9 Landscape and Visual AnalysisChapter 10 Water Quality, Flood Risk and

DrainageChapter 11 Ground ConditionsChapter 12 Archaeology and Cultural HeritageChapter 13 Air QualityChapter 14 Ecology / BiodiversityChapter 15 NoiseChapter 16 Waste ManagementChapter 17 Summary of Impacts

1.8 In addition a number of technical reports, information and diagrams on specific issues have been produced. These provide detailed information on surveys and research which the assessment of environmental effects has been based. These are included as Appendices (Volume 2) to the main volume. Figures to the main chapters are also included in Volume 2.

1.9 This Non-Technical Summary (NTS) has also been prepared as a separate report, summarising the findings of the ES in non-technical language.

The team consultant team comprises the following specialists and experienced consultants:

Nexus PlanningRiverside House London SE1 9HA

EIA CoordinatorsPart 1 Introductory ChaptersSocio-Economic

i-Transport LLP Centurion House 129 Deansgate Manchester M3 3WR

Transport

URS Infrastructure & Environment UK LimitedWestONE Wellington Street Leeds LS1 1BA

Water Quality, Flood Risk and DrainageGround ConditionsArchaeology and Cultural HeritageAir QualityNoise and VibrationWaste Management

ECOSAEcological Survey & Assessment Ltd1 Becks Mews108 Stockbridge RoadWinchesterHampshireSO22 6RN

Ecology / Biodiversity

Broadway Malyan3 Weybridge Business ParkAddlestone RoadWeybridgeSurreyKT15 2BW

Landscape and Visual Analysis


02 | EIA Methodology

2.1 This ES has been prepared in accordance with the requirements set out in the Town and Country Planning (Environmental Impact Assessment) Regulations 2011 (The EIA Regulations). Details of specific methods used for each of the technical assessments are provided in the relevant technical Environmental Statement (ES) chapter. The content and conclusions of the ES are based on assessment of the ‘Proposed Development’ as set out in chapter 5.

2.2 In line with the EIA Regulations and best practice guidance, a formal request for a Scoping Opinion and Scoping Report were submitted to Harrogate Borough Council at the start of the assessment process.

2.3 The Scoping Report concluded that the following environmental issues associated with the proposed development should be considered within the ES:

• Socio-Economic• Transport• Landscape / Townscape / Visual Analysis • Hydrology / Flood Risk• Ground Conditions• Archaeology and Cultural Heritage• Air Quality• Biodiversity• Noise and Vibration• Waste

2.4 As part of the Scoping process a number of statutory bodies were consulted including:

• North Yorkshire County Council – Policy Development

• North Yorkshire County Council – Historic Environment Team

• North Yorkshire County Council – Highways and Transportation

• Environment Agency – Dales Area Office• Northern Gas Networks• Natural England

• Yorkshire Water• Harrogate Borough Council – Land

Drainage• Harrogate Borough Council – Rural

Strategy• Harrogate Borough Council – Landscape,

Conservation and Design• Harrogate Borough Council – Arboriculture• Health and Safety Executive

Consultation

2.5 The Applicant carried out a public consultation exercise on the 1st of May 2013. In advance of the event an advertisement was placed in the local newspaper (the Harrogate Advertiser), leaflets were posted to 3,000 local residents and letters were sent to all Harrogate Borough Councillors and relevant portfolio holders in North Yorkshire County Councillors publicising the public exhibition.

2.6 Over the exhibition 75 people attended and provided us with a range of views and comments on the scheme, these comments have helped to inform the design process.

Assessment Methodology

2.7 The EIA Regulations require that the ES should, where possible, identify, describe and assess the likely significant impacts of the Proposed Development on the environment.

2.8 Each of the technical chapters assesses the impacts of the proposed development at both the Construction (including demolition) and Operational phases. The significance of both positive and negative impacts has been determined within each topic chapter.

2.9 Cumulative impacts are impacts that result from the incremental impact of the proposed activity when added to the impacts of other past, present or reasonably foreseeable future activities. A number of developments have been assessed as in identifying the cumulative impacts which are considered within each topic chapter.

3.1 The site is located to the south west of Harrogate, approximately 1.7 miles west of the town centre. The site is adjoined by Otley Road (B6162) to the north, Beckwith Head Road to the east, Howhill Road to the west and Howhill Quarry Road to the south.

3.2 The site comprises approximately 28 hectares of predominantly agricultural land. In the eastern part of the site, adjacent to Beckwith Head Road, lies a stud farm. The non-agricultural uses on-site are located in the northern part and include a cricket pitch with ancillary pavilion, to which access is gained from Otley Road. Bluecoat Wood Nurseries located just west of the centre of the site and is excluded from the application boundary.

Existing Buildings on Site

3.3 Within the site there lie a number of agricultural related and similar buildings. Towards the east lies a small collection of buildings associated with Pennine View Stud Farm. A small cricket pavilion associated with the adjacent cricket pitch lies to the north. It is not considered that these buildings are of any architectural merit.

Surrounding Land Use and Site Context

3.4 The site lies on the western edge of Harrogate and directly adjoins the existing settlement boundary. The main link into the existing town is via the B6162 Otley Road and the nearest bus stop to

the proposed development is located along this road approximately 70 metres north of the junction with Beckwith Head Road.

3.5 The land to the west and south of the site is open countryside, with pockets of housing interspersed. Further to the west is the village of Beckwithshaw, which can be accessed off Otley Road. To the east, Cardale Park forms the western edge of the settlement and comprises a mix of small and large employment units of varying styles and sizes. Immediately to the north of the site, opposite Otley Road, are the RHS gardens of Harlow Carr.

03 | The Existing Site


04 | Alternatives and Design Evolution

4.1 This chapter provides a brief description of the site, its context, current uses and history as well as a description of the surrounding land uses.

‘No Development’ Alternative

4.2 The ‘No Development’ Alternative is the option to leave the site in its current state. This would be likely to result in the following impacts:

• Nodeliveryofhousingtomeettheidentified need in the district.

• Nodeliveryoflandforapotentialnewprimary school to meet educational needs in the town.

Design Evolution and Mitigation

4.3 From the outset, the design of Bluecoat Park has been heavily influenced by open space provision, landscape character and structure. The masterplan has identified constraints, opportunities and measures to reduce adverse effects of the scheme and to protect the high quality environmental and ecological aspects of the site.

4.4 This landscape led masterplanning approach has informed siting, layout and design,

culminating in a sensitive design solution which reflects local character, is tied into the local setting and enables the creation of a high quality living environment.

4.5 The key consideration in relation to built form layout has consistently been density. The masterplan has sought to apply a variation in densities across the site, from high density to the north-east to low density to the south-west.

4.6 Six key mitigation measures, which as outlined above are an integral part of the scheme are set out below. These illustrate the features which were key considerations in influencing the masterplan and outline how the development will function in terms of its design, landscape and movement.

Trees and Hedgerows

4.7 The hedgerows and trees dominate the site and were the starting point in determining the layout and form of development. Furthermore, the masterplan maintains the historic field pattern by retaining substantial hedgerows where possible to ensure a mature landscape structure. All important hedgerows and TPO’s are retained wherever possible.

Topography

4.8 The topography of the site dictates the layout of uses. Consequently, certain facilities such as the primary school and playing pitches have been located in the flatter areas. The lowest point of the site is in the north-east and will accommodate an appropriate wetland area.

Key Edges

4.9 The site is at the edge of settlement and adjacent to Cardale Park which detracts from the rural landscape beyond. These buildings can be seen clearly across the site and on the approach to Harrogate along Otley Road and are out of character with the rural edge of the town. There was therefore an opportunity to improve the western approach to Harrogate and improve the relationship with the open countryside through sympathetic low scale development. Harlow Carr lies to the north east of the site and this presents a sensitive relationship to the site, proposals have therefore been designed to maintain the landscape setting of Harlow Carr.

Green Swathe

4.10 The existing public rights of way and Harrogate Ringway are proposed to be connected by a green swathe running through the site. This will enable footpath links both to the countryside and towards the town centre. The green swathe is the principal structuring landscape element of the masterplan.

Surrounding Uses

4.11 One of the primary design principles of the site was to improve this existing hard edge created by the business park and to create a softer rural edge more appropriate to define the edge of the town. Horticap has been dealt with sensitively within the masterplan, with open space (private and public) located along the boundary line, to allow separation.

Key Views

4.12 The western edge of the site affords countryside views towards Beckwithshaw and Wharfedale beyond, and as such is visible from the surrounding area. The southern edge enjoys views of open countryside and farmland. These edges have therefore been designed to be of a scale, massing and character which respond appropriately to the rural setting.


05 | The Proposed Development

5.1 The outline planning application seeks development of the site for:

Residential Development comprising approximately 450 homes, mixed use local centre, land for a potential primary school, village green, open space and associated infrastructure.

5.2 A range of parameter plans explain the broad principles of development along with detailed access and junction plans.

5.3 In order to support the development it is proposed to incorporate a small local centre which will likely comprise a small collection of local shops e.g. a corner shop. A two form entry primary school is also proposed on site. The land for the school is located centrally within the site, adjacent to the mixed use area.

5.4 The layout of Bluecoat Park is structured around key landscape elements, including a green swathe. The site benefits from a significant proportion of open space of various kinds including areas of nature conservation interest, green corridors, playspace, tree planting, pocket parks and buffer spaces.

5.5 The scheme proposes a range of densities from higher densities in the north west corner of the site adjacent to Cardale Park (45-55dph) to very low density on the rural edge of the site at Howhill Road (less than 15 dph). This is to ensure appropriate densities are developed within the context of the surrounding area. In addition a range of maximum building heights across the site have been set through the parameters plans. These range from +9m on the southern and western edges to +15m adjacent to Cardale Park.

Access

5.6 The proposed development would result in the formation of new site access to Otley Road with a signal controlled junction to the east of the site and ‘T’ junction to the west of the site. The latter would facilitate access for the northern parcel of land north of Horticap. However, no through vehicular traffic would be allowed to the rest of the site from this point other than for pedestrians and cyclists.

5.7 Secondary access would also be provided on to Beckwith Head Road at two points; one opposite the existing business park and, another point towards the south of the road. More minor access to small groups of dwellings will be facilitated off of Howhill Road.

5.8 In addition to any pedestrian and cycle facilities associated with the main site access points, there are several additional pedestrian / cyclist points provided, to ensure that the development is highly permeable and connected into the wider movement network and surrounding residential neighbourhoods.

5.9 Service and emergency vehicles will gain access to the development via Howhill Road, to the west of the site. At this point, a 3.7m width footway / cycleway is provided which will also be utilised by emergency vehicles if necessary.


06 | Planning Policy Framework

6.1 The planning framework chapter sets out the relevant planning policy documents at national, regional and local levels. It summarises the National Planning Policy Framework (NPPF) which was published in March 2012. The chapter identifies the salient parts of the NPPF in the context of the proposed development.

6.2 The chapter goes on to set out the local policy context relating to Harrogate Borough Council, comprising the adopted Core Strategy (2009), saved polices of the Local Plan (2001) and, the Sites and Policies Development Plan Document (Publication Draft 2013). It also provides a brief overview of supporting Supplementary Planning Documents.

07 | Socio-Economic

7.1 This section provides a summary of the socio-economic impacts of the Bluecoat Park development.

7.2 The most significant socio-economic impacts of the development relate to employment generation and impacts on educational and social facilities.

7.3 In terms of the construction phase, it is estimated that the development will generate around 267 jobs equating to around 46 jobs per year over the six year development timeline. Accounting for displacement, leakage and supply chain effects, it is estimated that around 225 new jobs will be created, of which 110 will be in Harrogate and a further 115 in the wider region.

7.4 Construction jobs provide an opportunity to reduce unemployment, particularly if building contractors work with public and third sector agencies to promote employment opportunities for locally unemployed people, ensuring appropriate training and local advertising of jobs. This mitigation is promoted.

7.5 The existing Pannal Ash Cricket Club pitch will be relocated within the site as part of the construction of the development and will not be available during the third construction phase, estimated to last 2 years.

7.6 Upon completion, the development will provide a number of new social and educational facilities, being:

• VillageGreen(twoseniorfootballpitchesincluding changing facility).

• Relocatedonsitecricketpitch(includingchanging facility).

• Twoformentryprimaryschoolwithplayingfields (accommodating up to 420 pupils).

• Allotments.• Sixchildren’splayareas.

• Villagesquare.• Retailcentre(c100SQMgross).

7.7 The proposed primary school will cater for all primary pupils generated by the development (estimated to be 102 pupils) as well as for need in the wider south west of Harrogate. The additional need for around 53 secondary school places will need to be accommodated in existing schools.

7.8 The development will also create a range of new jobs, both on site as part of the retail and educational facilities, and through the spend of new households. Around 5 retail jobs are anticipated and 45 educational jobs. New household spend is expected to create around 38 jobs in Harrogate and a further 38 jobs in the wider region.


8.1 The Transport Chapter examines the environmental impact of the traffic that will be generated by the proposed development, both during the construction phase and also once the development is fully completed and operational.

8.2 This area of the assessment has considered the potential impact of the proposals upon:

• Impacts on driver delay;• Impacts on pedestrian delay and amenity;• Impacts on fear and intimidation;• Impacts on severance;• Impacts on accidents and road safety;• Impacts on public transport users; and• Impacts of construction vehicles.

8.3 The assessment is based upon the consideration of the transport conditions both without and with the development proposals. Baseline conditions have been established from a series of site visits, comprehensive surveys conducted across Harrogate and with reference to North Yorkshire County Council’s (NYCC’s) transport model of the town.

8.4 The traffic levels that will be generated by the Bluecoat Park proposal both during the construction and operational phases have been calculated using empirical data derived from other similar residential developments. The development is expected to generate c.30 vehicles during the peak hours during the construction period and between 290 – 370 vehicles in the peak hours during operational phase, i.e. when the dwellings and school are built and occupied.

8.5 The assessment considers two future year scenarios – 2022 baseline (no development) and 2022 with development. The scenarios include existing traffic levels, background traffic growth and traffic generated by ‘committed’ developments i.e. developments, which have planning permissions but are not yet built.

8.6 A further ‘cumulative assessment’ scenario has been conducted at the request of NYCC, which considers the impact of the Bluecoat Park application proposals alongside a series of other proposed residential and employment allocations within Harrogate. This cumulative assessment considers a future assessment year of 2024.

8.7 The environmental impact of the road traffic generated by the proposals has been assessed taking account of the criteria set out in The Institute of Environmental Management and Assessment’s 1993 ‘Guidelines for the Environmental Assessment of Road Traffic’ which provides two broad rules to define the need for an environmental impact analysis:-

• Highway links where traffic flows will increase by more than 30% (or the number of HGV’s will increase by more than 30%); and

• Any other specifically sensitive areas where traffic flows have increased by 10% or more.

08 | Transport, Accessibilty & Movement

8.8 The assessment considers a wide study area which extends across much of the western area of Harrogate.

8.9 As the development will generate much higher traffic levels surrounding the operational phase, the analysis has focussed upon the impacts during this period.

8.10 The Construction Management Plan will include details of HGV routeing and traffic flows will be focussed upon the main road network surrounding the site.

8.11 In terms of driver delay impacts, the assessment shows that much of the existing road network operates within its capacity, with some existing constraints identified at the ‘Pot Bank’ junction to the west of the site and at the Otley Road/Leeds Road roundabout in the centre of Harrogate.

8.12 In terms of the future year (2022) assessments, the analysis shows that all of the junctions within the study area would operate within their capacity, with the exception of two of the roundabouts, as noted below and one of the Cardale Park Business Park junctions during the PM peak hour. Based upon the impact criteria set out in detail in Chapter 8, it is therefore considered that in terms of driver delay, the impacts of the development proposals upon much of the study area can be considered to be negligible.

8.13 Two roundabouts are shown to operate in excess of their capacity - the Pot Bank / Otley Road mini-roundabout to the west of the site and the York Place / Leeds Road / Otley Road roundabout to the east of the study area, within Harrogate town centre.

8.14 At the Pot Bank / Otley Road junction, the development traffic would only have a small impact at the junction and the modelling results show that the queues would increase by a maximum of two vehicles on the Pot

Bank arm and the Otley Road (S) arm.

8.15 At the Otley Road / York Place / Leeds Road roundabout, the roundabout would operate in excess of its capacity either with or without the development traffic. The development traffic would increase queuing by a maximum of 16-24 vehicles on the roundabout approaches, with lower levels of increase on the remaining arms of the junction. The model results show that the queues start to dissipate by the end of the peak hour.

8.16 At the Business Park access, the junction would operate at its capacity, once the development traffic has been added. The queue increases on the Business Park access by a total of four vehicles (from 20 to 24 vehicles). By the end of the peak hour, the queue has dissipated.

8.17 Overall, the impacts of the development proposals on driver delay across the surrounding study area network are therefore considered to be negligible, with some localised minor impacts at key junctions during the peak hours.

8.18 Pedestrian delays for the highway links within the study area have been assessed, with reference to the change in traffic flows on the network, resulting from the development. The delays are calculated on the basis of the waiting time for a suitable gap to appear to cross the road, using the traffic flows in the 2022 Base scenario and the 2022 Base plus Development scenario.

8.19 The assessment results show that the maximum increase in pedestrian delay would be some two seconds, along the Otley Road corridor, which indicates a negligible impact upon pedestrian delay.

8.20 The ‘fear and intimidation’ felt by pedestrians is a function of traffic flow, heavy goods vehicle flow and vehicle speed, with reference


to defined ‘degrees if hazard’ which are a function of the traffic and speeds.

8.21 The analysis demonstrates that there will be no change in the degree of hazard on any of the links within the study area. Overall it is therefore considered that the effects of the development proposals upon fear and intimidation can be considered to be negligible.

8.22 Severance impacts are defined as a perceived division that occurs when a road link separates a community and traffic levels on that link increase. Severance impacts are only considered to be material if the development traffic increases flows on links by more than 30%.

8.23 The assessment shows that all traffic increases are lower than 30% and therefore the potential severance impacts of the Bluecoat Park development proposals are therefore considered to be negligible.

8.24 The impact of the development proposals upon the accident and safety records of the surrounding network has been determined through a review of the historic accident records and a comparison of the future traffic

levels at key junctions both without and with the development traffic.

8.25 In accordance with the methodology used to determine the potential number of future accidents at a junction, any increase in traffic flows is likely to result in a proportionate increase in the number of accidents. However, the assessment results show that the increase in the predicted number of accidents as a result of the Bluecoat Park proposals will be small at each of the junctions assessed, and therefore that the impacts are considered to be negligible.

Mitigation

8.26 The impacts of the construction vehicles upon the traffic and transport-related environmental factors are anticipated to be negligible. No mitigation measures are therefore proposed.

8.27 The development proposals will be supported by a Travel Plan whose aim is to minimise the level of vehicular traffic associated with the development, particularly single-occupancy vehicle trips and to promote the use of sustainable travel modes for future residents of the site.

8.28 The proposals also include the provision of a bus route through the site, offering the opportunity for the existing bus service which serves the adjacent business park to be diverted into the site, offering frequent and convenient bus travel connections to the town centre and other key destinations. The proposals include the creation of improved cycle connections through the site, enhancing the existing Harrogate ringway route and encouraging the use of cycling as an alternative mode of travel.

8.29 It is also proposed that improvements to the existing traffic signals are implemented at the junction of Otley Road with Harlow Moor Road – a key junction to the east of the site. These improvements will be in the form of the introduction of MOVA control – a sophisticated traffic control package which helps to maximise capacity at junctions through minimising delays associated with traffic and pedestrian phases at the junction. This is intended to reduce delays along the key Otley Road corridor towards the town centre and to help to minimise pedestrian delays.

8.30 The provision of the primary school and the local retail facilities on the site will reduce the need for residents to travel and will also provide wider community benefits.

8.31 The site will be accessed by a principal traffic signal controlled junction on Otley Road which will incorporate safe crossing facilities for pedestrians. Additional accesses will be created onto Otley Road, Beckwith Head Road and Howhill Road – all accesses have been designed to minimise driver delays.

8.32 Taking account of the above package of mitigation measures, it is considered that the potential traffic and transport-related impacts of the Bluecoat Park proposals will be neligible, with some very localised minor peak hour driver delays at three junctions within

the study area. As set out in the detailed assessment, these delays are significantly reduced towards the end of the peak periods and delays at other times of the day are anticipated to be negligible.

8.33 At the request of NYCC and HBC, a further assessment has been conducted to determine the cumulative assessment of the Bluecoat Park proposals along with six further proposed developments / potential residential and employment allocations. These six sites are as follows:

• Land at Cardale Park West – the remaining 150 units on the proposed residential allocation, adjacent to the Bluecoat Park site.

• Land South of Cardale Park – 7.9 hectare extension to existing employment site (advised by NYCC – for this purpose of this assessment - to include 16,000sqm B1a/b development and 13,600sqm B1c / B2 development).

• Redevelopment of Police Training Centre – 130 residential units.

• Land at Penny Pot Lane – 600 residential units.

• Land at Skipton Road – 210 residential units.

• RHS Harlow Carr – expansion of existing car parking facilities.

8.34 The results show that the cumulative impacts of all of the strategic developments upon the study area assessed will result in increases in driver delay at a number of junctions across the study area. NYCC and HBC are currently undertaking a strategic assessment of the cumulative impacts of all of the potential Local Plan allocations across the district and the outcomes of this study are anticipated further in the year.


09 | Landscape and Visual Analysis

9.1 A Landscape and Visual Impact Assessment (LVIA) was undertaken by Broadway Malyan.Field visits, as part of the initial landscape appraisal work that informed the early master-planning work were initially carried out in February 2010. Further field visits have been carried out in February 2013 and May 2013 as part of the impact assessment.

9.2 The study area, which extends to 4km, and twelve representative viewpoints were identified following visibility analysis on site and agreed with the local authority. A Zone of Theoretical Visibility was also produced to assist the assessment. This indicates areas of potential visibility of the development and uses computer modelling software.

9.3 The assessment also included consideration of eight other sites with planning permission or site allocations agreed with the local authority, to produce a cumulative assessment of the total combined landscape and visual effects over the baseline environment on completion.

Landscape Planning Policy

9.4 The saved landscape policies from the Harrogate District Local Plan which are relevant to the site are the Special Landscape Area designation C9 and the Landscape Character Policy C2. At a local scale, information on Local Landscape Character is provided in the Harrogate District Landscape Character Assessment dated February 2004.The application site lies in character area 59 – Harlow Hill. The site is also listed within draft Green Infrastructure Guide for the District published by Harrogate Council in May 2013.

Landscape context

9.5 The site extends along the south western edge of Harrogate. The surrounding land use to the north includes Harlow Carr RHS Gardens; Cardale Woodland and other pockets of woodland; and rectilinear fields with isolated Farm buildings. The land surrounding the site contains a number of watercourses and springs, including Oak Beck which flows approximately 1km to the north of the Site and Crimple Beck flows 1.1km to the south. The Site itself is crossed by Halrow Hill Slack, a tributary of Oak Beck. The Harrogate

Ringway, a circular footpath that runs around the town, lies close to the northern and eastern boundaries of the site.

9.6 The topography within the application site is varied. The western and central extents of the site are generally flatter with levels falling gradually towards the junction of Howhill Road with Otley Road. The topography of the eastern extents is steeper with land sloping sharply in the north eastern corner of the Application site towards Harlow Hill Slack, adjacent to Cardale Park. The land rises more steeply in the south eastern corner of the site at the junction of Beckwith Head Road with Howhill Quarry Road/Lady Lane.

9.7 In summary, the site represents a transitional landscape at the edge of settlement. Although the eastern context of the settlement is well wooded, the recently completed North Yorkshire Police Head Quarters located off Beckwith Head Road and the large blue glass building (Central House) located beyond are prominent and represent urban influences. The western and southern edge of the site, are by contrast, more rural and open in character.

Landscape Features of the site

9.8 Most of the application site is subdivided by a network of hedgerows, with application site boundaries to the south and west formed by dry stone walls. There are also number of mature tree belts and a smaller amount of lone standing trees and hedgerow trees within the site. Arboricultural surveys have shown that in general, trees across the application site are of good vigor and are mostly high and moderate value trees. Some of the trees to the north, south east and central areas of the application site are also protected by Tree Preservation Orders. The dominant vegetation type on-site is improved grassland, with areas of marshy grassland in the northeast of the application site.

Visual context

9.9 The application site is relatively well screened from its wider context. This is due to the gently undulating topography, extensive areas of woodland to the north, the settlement boundary of Harrogate to the east, the tree belt located along the Otley Road, pockets of woodland to the south and west and the layering effect of existing hedgerows, tree groups and isolated buildings.

9.10 The residential receptors that will have the greatest potential to be affected by the proposed development are a small number of properties located on the edge of the application site.

Landscape Proposals

9.11 A ‘mitigation by design’ approach has been taken for the project, meaning that during the course of masterplanning, landscape and visual considerations were considered from the outset and as an integral part of the design process. The scale, form and layout of the proposed development have been designed to respond to the landscape character, retain where possible the existing quality vegetation to create a mature green landscape structure to the application site and create a positive setting to Harrogate. Green Infrastructure has been incorporated throughout the application site creating improved recreational and biodiversity links and offering opportunities for SUDs.

9.12 The more visible southern and western edges of the application site have been carefully designed to allow for generous setbacks and native planting, with the built form designed to a similar footprint, scale and height to the surrounding farm houses and private dwellings. This design approach will help the buildings be assimilated into their surroundings. In addition, the arrangement of open space and built form along with


the gradual gradation of density from low on the southern and western edge of the application site to a higher density and height at the interface with Cardale Park will soften the abrupt edge which currently exists and improve the setting of the western edge of Harrogate.

Predicted Likely Impacts and Significance of Effects

Effects During Construction

9.13 These typically include the effect of large plant and scaffolding within the landscape; the effect of site vehicles and construction traffic, within the application site and surrounding areas and other components typical of construction including stockpiles of material, and lighting of specific areas such as construction compounds as well as lights on vehicles and plant machinery. They will be visual impacts associated with these, but largely from the local roads and a small number of properties at the perimeter of the site.

Effects on Completion of the Development and in 15 years.

Landscape Effects

Landscape Character

9.14 Direct effects on landscape character within the application site would be the change from pastoral land to a housing development with areas of open space and the consequential loss of countryside.

9.15 The relatively contained nature of the site ensures that effects on the wider landscape character will be predominantly within localised areas comprising the site and its immediate vicinity. There would be major-moderate adverse effects on the application site and its immediate context up to 500m, but the effects reduce quickly with distance from

the site. The overall effects on the Harlow Hill landscape character area taken as a whole, are of less significance.

9.16 The proposed development would potentially deliver a number of the key issues identified in the character assessment for this area. It will help address the abrupt western edge of Harrogate currently formed by Cardale Park by creating a softer and more integrated urban edge with the countryside. The existing hedgerows/hedgerow trees will be protected and managed and additional trees will be planted. The proposed SINC will be retained and Harlow Hill Slack will be realigned and enhanced.

Special Landscape Area (SLA)

9.17 An area of 28.07ha of land covered by the SLA will be directly affected by the application site. When considering the total area of SLA lost to development, compared to the overall area of land covered by the SLA designation, and the measures put in place to mitigate impacts the overall effects on the SLA are considered to be moderate adverse. It should be noted that although the SLA designation remains in place, the site falls outside the limits of the SLA in the Draft Site and Policies DPD

Landscape Features

9.18 The site’s existing landscape features will be largely retained and incorporated into the landscape structure of the proposed development. The proposed principle access points have been developed to minimize landscape impact, however some loss of trees and tree works are required to accommodate the access and sightline requirements. Refer to the Middlemarch Survey and Impact Assessment report, dated 2013. Overall, there will be a moderate to slight adverse effect on existing vegetation through the removal of sections of hedgerow and some trees. This effect will reduce in time as proposed

landscaping replaces vegetation lost at construction.

Visual Effects

Representative Viewpoints and residential receptors

9.19 Based on the range of assessed viewpoints, the overall visibility of the site given its size is relatively well contained due to the existing landform, built up area of Harrogate, extensive woodland and existing trees and hedgerow vegetation within the surrounding area. The visual effects follow a similar pattern to the landscape character effects, in that the viewpoints in close proximity to the application site will experience the greatest effects. Therefore the worst affected receptors will be viewpoints 1, 2 and 3 which lie on roads adjoining the site boundary. Receptors at these three viewpoints will experience major to major- moderate adverse effects 15 years from completion, but receptors at the other viewpoints would not experience significant effects.

9.20 The residential receptors that will be particularly affected by the proposed development are those located within approximately 200m of the application site boundary: These properties will have direct or oblique views of the proposals which will vary from major to major - moderate adverse on completion.

Views from local roads

9.21 Views from the roads approaching the western edge of Harrogate would have views clearly altered by the proposed development where they are in close vicinity. Otley Road B6162 would experience frequently sequential views towards the application site over and through mature intervening vegetation. The resulting significance of effect would be slight adverse overall.

Public Rights of Way

9.22 No public rights of way will be directly affected by the proposals. Views from Harrogate Ringway would have views along the short section which opens out onto Otley Road, although most of the view would be heavily filtered by the retained existing dense tree belt. The section of the Harrogate Ringway which is re-worked through the site would create an improved visual setting for walkers and is judged to be a beneficial enhancement. Views from the public footpath which runs from Howhill Road east of the site, would have views clearly altered by the proposed development along its most eastern section.

9.23 Overall, significant effects on views from public rights of way would be highly localised and restricted to the short sections of footpath running close to the site. Additional pedestrian routes will be created to improve the footpath network in the site and connections to Harrogate and the wider countryside.


10 | Water Quality, Flood Risk and Drainage

10.1 There are a limited number of water features on the proposed Bluecoat Park (BCP) site – this includes Harlow Hill Slack, an isolated pond, various drains and ditches, and the underlying groundwater. Harlow Hill Slack leaves the site and flows through Harlow Carr Gardens and eventually joins Oak Beck. The proposed BCP site is located within Flood Zone 1 which is the lowest risk flood zone with a theoretical chance of flooding of 1 in 100 years or greater.

10.2 Proposed construction activities have the potential to impact upon local water receptors. In particular, Harlow Hill Slack would need to be diverted in order to facilitate plot development. In order to minimise water resource impacts, the development contractor would prepare and implement a Construction Environment Management Plan (CEMP). As part of the CEMP, the contractor would install a temporary drainage system, whilst due to the sensitivity of Harlow Carr Gardens and other receptors downstream, water quality monitoring would be undertaken at the Harlow Hill Slack outfall from the proposed BCP development site throughout the construction phase. Implementation of such measures would minimise risks to Harlow Hill Slack such that impacts would be no more than minor adverse. The pond located on the site would be lost to construction which would result in a minor adverse effect. Construction activities are not anticipated to impact upon groundwater resources.

10.3 The proposed BCP development includes an appropriate surface water drainage system incorporating various Sustainable Drainage System (SuDS) techniques in order to mitigate potential impacts on water quality, hydrology and flood risk. Surface water from the proposed BCP site will be discharged into Harlow Hill Slack and would be restricted to the existing greenfield run-off rate within the site boundary via attenuation

basins within the site boundary and individual plot attenuation methods. Storm water for a 1 in 100 year (plus an allowance of 30% increase in flows due to climate change) storm event would be retained within the proposed BCP development site boundary. This would be achieved by flooding green open space available and/or car parks and highways within the development plots. With the implementation of such drainage design proposals, significant operational phase effects on water resources and flooding would be avoided. Foul drainage from the site would be pumped via a new rising main to an agreed connection point with the Yorkshire Water Network and would eventually discharge to Harrogate South Waste Water Works.

10.4 Measures to improve the habitat quality of Harlow Hill Slack would be included in the detailed design of the watercourse diversion. This has the potential to achieve an overall minor beneficial effect on the watercourse in relation to habitat availability and biodiversity.

11 | Ground Conditions

11.1 The proposed Bluecoat Park (BCP) site is predominantly used for agricultural purposes and has not been subject to any previous industrial uses. The site is underlain by solid geology comprising mudstone, siltstone and sandstone of various formations and is overlain by Diamicton Till. The aquifer beneath the site is classified as a minor aquifer with soils of low leaching potential.

11.2 The proposed BCP site represents a low risk to identified receptors with regard to ground contamination and ground gases. In order to mitigate potential construction phase effects, the construction contractor would be required to prepare and implement a CEMP which would include site specific and general good practice construction methods which would reduce land quality risks. With the implementation of the CEMP, residual land quality effects would be negligible.

11.3 Due to the characteristics of the proposed BCP development, land contamination effects during the operational phase are not anticipated and are thus considered to be of negligible significance.


12 | Archaeology and Cultural Heritage

12.1 Construction and operation of the proposed BCP development would result in a moderate adverse impact upon the historic landscape character within which the development resides – such an impact would result in a minor adverse effect (not significant).

12.2 A total of 17 archaeological assets have been identified within a 1 km study area around the proposed BCP development. Nine of these are in the form of findspots dating to the prehistoric and Roman period. A number of these are concentrated around Harlow Carr Kennels and Harlow Carr Botanical Gardens to the north of the proposed BCP development site. The remainder are scattered and could represent people passing through the area. During the medieval period the development site was part of the Forest of Knaresborough, a royal hunting ground and has remained as regular fields since its depiction on the first edition Ordnance Survey map.

12.3 The construction of the proposed BCP development would not impact upon any known designated or undesignated archaeological assets – thus impacts are considered to be of neutral significance. A geophysical survey of the site has been undertaken which indicates that the development site has a low potential to contain archaeological assets – however, there remains the potential for the site to contain previously unidentified assets. As such, a programme of archaeological investigation comprising targeted trial trenching is proposed, the extent of which would be agreed with North Yorkshire County Council. Any identified assets would be preserved in situ or preserved by recording.

12.4 A total of 13 designated historic structures are located in the study area. These structures reflect the agricultural character of the landscape, alongside the development of substantial properties on the periphery of

Harrogate. The construction of the proposed BCP development has the potential to result in a negligible impact upon one designated building (Howe House) - given the high value of the building means that this is considered to give rise to a minor adverse effect (not significant). Development operation would have a neutral effect upon most designated historic structures – however, there would be negligible impacts upon two listed structures (Howe House and Moor Park). A negligible impact upon a heritage resource of high importance equates to a minor adverse effect which is not considered to be significant. The impact of the BCP development on these structures is limited due to the separation between these assets and the proposed development.

Map: 1850

Map: 1950

13 | Air Quality

13.1 Construction activities have the potential to generate dust. However, the concentrations of any airborne particulate matter would be controlled using on site management practices to the extent that the proposed BCP development would give rise to dust effects of negligible significance on identified sensitive receptors in the vicinity of the site. However, earthworks activities would have the ability to generate a short term slight adverse effect on amenity. Air quality effects associated with construction traffic are considered to be of negligible significance.

13.2 Operation of the proposed BCP development would result in increases in traffic flows on some local roads. Predicted operational phase air quality changes associated with traffic are predicted to be imperceptible in regards to annual mean concentrations of particulate matter and fine particulate matter concentrations at all selected receptors, whilst predicted changes in annual mean concentrations of nitrogen dioxide would be small at selected receptors located along Otley Road, and imperceptible at all other selected receptors. The annual mean concentrations of nitrogen dioxide, particulate matter and fine particulate

matter are predicted to be well below their respective objective values at all selected receptors. Thus, predicted air quality effects resulting from operational traffic at sensitive receptors in the vicinity of the proposed BCP development are considered to be of negligible significance.


14 | Ecology / Biodiversity

14.1 An ecological assessment has been carried out at the site of the proposed Bluecoat Park development site. This assessment consisted of a desktop study and Phase 1 and Phase 2 ecological surveys. Phase 1 and Phase 2 ecological surveys were carried out at Bluecoat Park between 2010 and 2012. These surveys were aimed at providing an assessment of the ecological value of habitats present within the proposed development area and assessing the presence of any rare or protected species.

14.2 There is one statutory and two non-statutory designated nature conservation sites located within a 1.5km radius of the Application site. These consist of two ancient woodlands located at 1.2 and 1.4Km from the site and Birk Crag Local Nature Reserve located 1Km to the north of the site. There are a total of three SINCs situated within a 1km radius of the site, these are all located at a distance of >500m from the Application site. The proposed Bluecoat Field SINC is located in the north of the development site and consists of species rich grassland containing a number of lowland acid grassland indicator species including at least two orchid species.

14.3 The overwhelming majority of land within the Application Site comprises improved grassland of low conservation value and used for varying livestock grazing purposes. The most valuable areas of grassland is the proposed Bluecoat Field SINC located in the north of the site and an area of poorer quality grassland to the south. The site is criss-crossed by a network of hedgerows, largely of low biodiversity value. However, two hedgerows located in the north-east and south-east of the site are higher value containing a good diversity of species.

14.4 The Phase 2 ecology surveys included detailed surveys for reptiles, bats, badger, crayfish and breeding and wintering bird

surveys. During the Phase 2 surveys there was no evidence of the presence of badger and white-clawed crayfish. There was a single record of a grass snake from the site. The site is unsuitable for other protected species such as dormouse and great crested newt.

14.5 No bats were recorded roosting on the site but it is probable that roosts are present in the local area. A total of up to five bat species were recorded foraging on the site representing a moderate level of diversity and activity. Species recorded included common pipistrelle, brown long-eared bat, Natterer’s bat, noctule and a probable whiskered/Brandt’s bat.

14.6 During the breeding bird survey a total of 17 species were recorded as breeding on the site, these were largely common and widespread species although the presence of linnet and tree sparrow was notable. The wintering bird populations were unremarkable but included small numbers of snipe, redwing and curlew, all are common and widespread wintering species.

14.7 Ecological mitigation and enhancement has been built into the scheme and includes the protection and management of the proposed Bluecoat Field SINC, retention and management of hedgerows (although a section of hedgerow 6 is to be lost to site access), provision of native species planting and erection of bird and bat boxes across the site.

15 | Noise

15.1 Construction activities have the potential to generate noise. However, with the implementation of good site management practices it is considered that noise levels would be reduced to a minimum at the closest existing noise sensitive properties such that noise effects would be of negligible/ minor significance. Construction of the proposed Bluecoat Park (BCP) development is not anticipated to result in significant traffic volume increases. As such, noise effects on existing properties as associated with construction traffic are considered to be negligible.

15.2 Baseline noise surveys have been conducted at several locations across the proposed BCP development site. The results indicate that the site is suitable for residential development with the provision of relatively standard mitigation measures (e.g. thermal double glazing). Similarly, the proposed site of the primary school is considered suitable for educational development.

15.3 An assessment of operational phase road traffic flow changes has established that changes to existing noise levels would generally be of negligible significance and no greater than of minor significance at a limited number of locations (i.e. Hill Top Lane and Hill Foot Lane).

15.4 It is currently uncertain as to whether any fixed plant associated with the development would be required. Noise from such features is relatively easy to attenuate using standard mitigation techniques (e.g. shielding, enclosures, considered layout). With such mitigation to fixed plant, there should be no residual noise impacts on surrounding receptors or on the proposed development.


16 | Waste Management

16.1 A range of waste materials would be generated during the proposed Bluecoat Park (BCP) development construction phase. This is likely to comprise materials such as glass, concrete, steel and metal materials, and inert materials from site clearance. During the construction phase, the development contractor would be required to prepare and implement an appropriate waste management plan in order to reduce, re-use and recycle waste. Materials arising from site clearance and excavations would be integrated with the future works programme on site or be considered for appropriate off site building projects, or off site treatment. With the implementation of appropriate waste management practices, construction phase waste management effects would be of negligible significance.

16.2 Due to the characteristics of the proposed BCP development, waste management effects during the development operational phase are not anticipated and are thus considered to be of negligible significance.

17 | Summary of Impacts

17.1 The development of the site is in accordance with the NPPF and the adopted Harrogate Borough Council Core Strategy. The application provides the basis for implementing a high quality residential development on the site.

17.2 The planning application is in accordance with the adopted central government guidance contained within the relevant sections of the National Planning Policy Framework. The Environmental Impact Assessment has been undertaken to assess the impact of the proposed development in accordance with the Town & Country Planning (Environmental Impact Assessment) Regulations 2011.

17.3 An assessment of the proposed development has been undertaken and the likely significant environmental effects in terms of the construction works and the completed development have been determined. Whilst some adverse impacts have been identified these are limited and it is not considered that they should constitute a reason for refusing the application.

17.4 Overall the proposed development will create a high quality residential development that will help sustain the community of Harrogate, and provide much needed accommodation for existing and future residents of the borough, along with educational and social facilities.

Further Information

17.5 This document is a Non-Technical Summary of the Environmental Statement (ES) in support of the planning application for the residential development of the Bluecoat Park site in Harrogate. The full ES is a more detailed study of the environmental effects of the planning application. The full statement can be inspected at:

The Planning Department Harrogate Borough Council Planning ServicesKnapping Mount West Grove RoadHarrogateHG1 2AE

HTH Harrogate LLP I Environmental Statement - Non Technical … · 2018-07-20 · 4.3 From the...

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