Pennyfeathers Environmental Scoping Report, May 2011

Safeguarding

your business

environment

Farrell Design Studio

EIA Scoping Report

Rev 01

Pennyfeathers

Ryde, Isle of Wight

110405

May 2011

Environmental Impact Assessment, Pennyfeathers


EIA Scoping Report

110405

RSK GENERAL NOTES

Project No.: 110405

Title: Pennyfeathers: EIA Scoping Report

Client: Farrell Design Studio

Date: 27 May 2011

Office: Hemel Hempstead

Author Peter Whipp

Technical reviewer Dr Tim Cramp

Date: 27.05.11 Date: 27.05.11

Project manager Dr Tim Cramp

Date: 27.05.11

RSK Environment (RSK) has prepared this report for the sole use of the client, showing reasonable skill and care, for the intended purposes as stated in the agreement under which this work was completed. The report may not be relied upon by any other party without the express agreement of the client and RSK. No other warranty, expressed or implied, is made as to the professional advice included in this report.

Where any data supplied by the client or from other sources have been used, it has been assumed that the information is correct. No responsibility can be accepted by RSK for inaccuracies in the data supplied by any other party. The conclusions and recommendations in this report are based on the assumption that all relevant information has been supplied by those bodies from whom it was requested.

No part of this report may be copied or duplicated without the express permission of RSK and the party for whom it was prepared.

Where field investigations have been carried out, these have been restricted to a level of detail required to achieve the stated objectives of the work.

This work has been undertaken in accordance with the quality management system of RSK Environment Ltd.

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CONTENTS

1 INTRODUCTION .......................................................................................................................... 1-1 1.1 Overview of the Proposed Scheme...................................................................................... 1-1 1.2 Need for EIA ......................................................................................................................... 1-1 1.3 Purpose of the Scoping Study.............................................................................................. 1-2 1.4 Scoping Methodology........................................................................................................... 1-2

2 THE PROPOSED SCHEME......................................................................................................... 2-4 3 SCOPE OF THE EIA.................................................................................................................... 3-6

3.1 Consultation.......................................................................................................................... 3-6 3.2 Scope and Methodology of the EIA...................................................................................... 3-7 3.3 Structure and Content of the Environmental Statement....................................................... 3-7 3.4 Ground Conditions and Contamination ................................................................................ 3-8 3.5 Flood Risk and Drainage.................................................................................................... 3-12 3.6 Landscape and Visual ........................................................................................................ 3-15 3.7 Ecology and Biodiversity .................................................................................................... 3-19 3.8 Air Quality ........................................................................................................................... 3-27 3.9 Noise and Vibration ............................................................................................................ 3-31 3.10 Archaeology and Cultural Heritage .................................................................................... 3-34 3.11 Transport ............................................................................................................................ 3-40 3.12 Socio-Economics................................................................................................................ 3-44 3.13 Sustainability ...................................................................................................................... 3-47 3.14 Cumulative and Secondary Impacts................................................................................... 3-50 3.15 Environmental Management .............................................................................................. 3-51

4 SCOPING RESPONSE .............................................................................................................. 4-52

TABLES

Table 3.1– National legislation and policy for ground conditions and contamination ......................... 3-8 Table 3.2 – Regional policy for ground conditions and contamination ............................................... 3-9 Table 3.3 – National legislation and policy for flood risk and drainage............................................. 3-12 Table 3.4 – Regional policy for flood risk and drainage.................................................................... 3-13 Table 3.5 – Regional policy for landscape and visual....................................................................... 3-15 Table 3.6 Proposed Viewpoints ........................................................................................................ 3-18 Table 3.7 – National legislation and policy for ecology and biodiversity........................................... 3-20 Table 3.8 – Regional policy for ecology and biodiversity.................................................................. 3-22 Table 3.9 – National legislation and policy for air quality.................................................................. 3-27 Table 3.10 – Regional policy for air quality ....................................................................................... 3-28 Table 3.11– Estimated Annual Average Background NOx, NO2 and PM10 Concentrations at Proposed Development Site (2011) .................................................................................................................. 3-29 Table 3.12 – National legislation and policy for noise and vibration ................................................. 3-31 Table 3.13 – National legislation and policy for archaeology and cultural heritage.......................... 3-34

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Table 3.14 – Regional policy for archaeology and cultural heritage................................................. 3-35 Table 3.15 – National legislation and policy for transport ................................................................. 3-40 Table 3.16 – Regional policy for transport ........................................................................................ 3-41 Table 3.17 – Regional policy for socio-economics……………………………………………………....3-44

Table 3.18 - Local planning policy for sustainability ......................................................................... 3-48 Table 3.19 – Regional planning policy for sustainability………………………………………..……….3-49

FIGURES

Figure 2-1 Redline Boundary…………………………………………………………………………………53

Figure 3-1 Preliminary Viewpoint locations....................................................................................... 3-19

APPENDICES

Appendix 1 – Proposed Landscape Assessment Criteria…………………………………………………54

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1 INTRODUCTION

Farrell Design Studio, on behalf of the developers for the Pennyfeathers site, has

commissioned RSK Environment Ltd to conduct an Environmental Scoping Study for a

proposed new development at Pennyfeathers site near Ryde, Isle of Wight. This

document reports the findings of the environmental scoping for the Pennyfeathers

development.

1.1 Overview of the Proposed Scheme

The proposed Pennyfeathers development would consist of a mainly residential

scheme comprising a mix of housing types and supporting commercial areas (e.g. local

shops), landscaped open space and leisure/ recreation areas and supporting

infrastructure, together with enhanced transport links (including upgrading of an

improved access to an existing railway station, as well as provision of local roads and

improvements to existing road junctions, and extensions of cycleways and footpaths

through the development enhancing linkages to the local and regional networks).

Further detail is provided in section 2 of this scoping report.

1.2 Need for EIA

Schedule 2 of The Town and Country Planning (Environmental Impact Assessment)

(England and Wales) Regulations 1999, provides “Descriptions of development and

applicable thresholds and criteria for the purposes of the definition of “Schedule 2

development” that may be subject to Environmental Impact Assessment (EIA).

Schedule 2, 10(b) defines “Urban development projects, including the construction of

shopping centres and car parks, sports stadiums, leisure centres and multiplex

cinemas” where the area of the development exceeds 0.5 hectare, as being subject to

EIA.

Details of a similar scheme (albeit over a larger site and including more commercial/

industrial land uses) were submitted for an EIA Screening Opinion in 2008 and Isle of

Wight (IoW) Council confirmed on 10th April 2008 that the proposed development would

require an EIA. The amended scheme would also likely be deemed subject to EIA and

therefore the developers have decided to proceed on that basis.

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1.3 Purpose of the Scoping Study

A comprehensive Environmental Impact Assessment (EIA) will be undertaken for the

project.

An EIA normally comprises a series of distinct phases, one of which is termed

'Scoping'. The Scoping process is designed to ascertain which issues should be

covered by the EIA process. This Scoping Report considers the potential issues relating

to the proposal and discusses which issues are likely to be significant. It then outlines

how the EIA will deal with each of the issues raised, providing the scope for further desk

based study and site surveys as required.

It is intended that this report be submitted to the relevant planning authority, for the

purpose of obtaining a formal Scoping Opinion, and to other consultees for discussion,

as recommended in European Commission and UK guidance on scoping and EIA.

1.4 Scoping Methodology

1.4.1 Scoping Guidance

The Institute of Environmental Assessment and Management (IEMA) has published the

Guidelines for Environmental Impact Assessment, which includes guidance on

scoping1.

In addition, the European Union has published guidance on various aspects of the EIA

process including the European Commission Guidance on EIA: Scoping2.

This document has been prepared with reference to both the above documents.

1.4.2 Baseline information

Published information concerning the natural, physical and built environment has been

reviewed for this development. Please refer to Section 3 for details.

1.4.3 Proposed Scope for the EIA

Based upon the potential impacts identified, experienced specialists in each

environmental aspect have put together a proposed scope for consideration of each

aspect within any future EIA, based upon experience of previous projects. The scope

1 Guidelines for Environmental Impact Assessment, Institute of Environmental Management & Assessment, 2004.

2 Guidance on EIA: Scoping, European Commission, 2001, Luxembourg: Office for Official Publications of the European

Communities, 2001 - 35 pp, ISBN 92-894-1335-2.

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for each aspect is presented in Section 3. The proposed scopes provided are for

circulation among the relevant stakeholders for comment and discussion.

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2 THE PROPOSED SCHEME

A Master Plan is being prepared for the proposed development at Pennyfeathers. It is

proposed to submit an outline planning application for the overall development, together

with a detailed planning application for Phase 1. The ‘redline’ project boundary for the

overall development is shown in Figure 2.1 and comprises around 40ha of land on the

southern edge of Ryde, Isle of Wight.

In summary, the development will comprise the following main elements:

� Residential (800 – 1,400 units of Studio, 1 and 2 bed apartments, sheltered

housing scheme, one, two, three and four bed houses, including affordable).

� Commercial (measuring 3,000m²).

� Railway station improvements (accessible to public).

� Sports pitches (two football) and changing facilities within small community

centre (to include corner/ coffee shop location).

� Cycle ways (North to South and East to West).

� ‘Sky’ footpath/ cycleway bridge linking existing sports stadium to the west of the

railway line to the Pennyfeathers site.

� CHP Station.

� Road and junction improvements.

� Attenuation waterways (ponds and swales).

� Enhanced landscaping, open space (with play equipment).

� Park & ride.

The development will be brought forward in up to five phases of development over an

estimated period of ten years. The areas and components of the master plan to be

developed at each stage will be subject to agreement with the local planning authority

and will be driven by several factors including market demand for housing. It is

envisaged that the extended construction phase will entail a lower intensity of

construction activity and a more manageable programme of development with

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consequently a lower degree of construction phase impact. It is envisaged that standard

construction techniques would be used and that the large site would permit a cut and fill

balance to be maintained and allowing control on construction areas/ activities.

The proposed development would contribute towards meeting the demand for local

housing of various types and would also offer significant community benefits in terms of

provision of accessible open space & leisure facilities and improved connectivity and

extension of cycle routes and footpaths. It is anticipated that the development will

deliver a high level of sustainability and hence make an important contribution to the

sustainability aspirations of the Isle of Wight’s Core Strategy.

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3 SCOPE OF THE EIA

This section identifies the scope of each of the environmental aspects that could be

affected by the proposed development.

3.1 Consultation

As the proposed development is expected to proceed to a full EIA, it is intended that

this report will form the basis of initial discussions with statutory and non-statutory

consultees. Throughout the development of the scheme, consultations will be

undertaken through correspondence and meetings. The aim of these consultations will

be to:

• Gather appropriate information;

• Agree the scope of survey work required;

• Discuss the concerns of interested parties; and

• Identify the key environmental constraints associated with the project.

As part of the overall EIA process, the likely consultees will include the following:

• Isle of Wight Council;

• Environment Agency;

• Natural England;

• English Heritage;

• Hampshire & Isle of Wight Wildlife Trust;

• Local wildlife groups for mammals (otters, dormice, badgers, bats, water voles,

red squirrel, etc.); reptiles & amphibians; invertebrates, birds, etc.

• Royal Society for the Protection of Birds;

• British Trust for Ornithology;

• Sites and Monuments Record;

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• National Monuments Record;

• Utility companies (electricity, gas, water, telecommunications etc);

• Highways Agency;

• Network Rail;

• UK Air Quality Archive; and

• British Geological Survey.

3.2 Scope and Methodology of the EIA

The EIA will satisfy the requirements for Schedule 4 of the EIA Regulations and will

comprise baseline surveys, assessment of impacts, development of mitigation

measures, and identification of residual impacts.

The objective of the assessment will be:

• To ensure, through an extensive consultation exercise with statutory and non

statutory consultees, interest groups and affected parties, that concerns about

the environmental effects of the project are identified and fully considered;

• To work together with the engineering and design teams to develop an

environmentally sensitive project design;

• To assess the potential environmental impacts, suggest mitigation measures

during the construction phase of the project; and

• To identify how the finished development may affect the surrounding

environment, and how any adverse effects can be mitigated.

A full scope for the EIA will be produced following the initial consultation phase, and will

be included in the Environmental Statement (ES).

3.3 Structure and Content of the Environmental Statement

Within each section of the ES, the assessment will be generally organised as follows:

• Introduction;

• Legislation and Policy Context;

• Assessment Methodology;

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• Baseline Overview;

• Assessment of Impacts;

• Mitigation Measures; and

• Residual Impacts

3.4 Ground Conditions and Contamination

3.4.1 Legislation and Policy Context

3.4.1.1 National

National legislation and policy relevant to ground conditions and contamination that will

be considered in the proposed development are outlined in Table 3.1 below.

Table 3.1– National legislation and policy for ground conditions and contamination

Legislation / Policy Key Relevant Provisions

PPS1: Delivering Sustainable Development Outlines that development should take account of environmental issues including land contamination and the protection of groundwater from contamination.

PPS23: Planning Pollution and Control Discusses how contamination should be addressed throughout the planning process.

DETR Circular 02/2000: Contaminated Land Outlines the governments objectives which include:

• To identify and remove unacceptable risks to human health and the environment;

• To seek to bring damaged land back to beneficial use;

• To seek to ensure that the cost burdens faced by individuals, companies and society as a whole are proportionate, manageable and economically sustainable.

3.4.1.2 Regional

Regional policy relevant to ground conditions and contamination that will be considered

in the proposed development are outlined in Table 3.2 below.

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Table 3.2 – Regional policy for ground conditions and contamination

Policy Key Relevant Provisions

Unitary Development Plan (1996-2011)

P1: Pollution and Development

Ensures the Council are satisfied that the chosen location, site and proposed operation together with any protection measures, will avoid adverse effects on the use of land and the environment.


P2: Minimisation of Contaminated land from Development

Discusses requirements that seek, prior to granting of permission, the inclusion of adequate measures to minimise such risk and aid restoration should contamination occur.


P3: Development of Contaminated Land

Discusses adequate remedial measures to deal with the physical and chemical contamination of a site in order to prevent pollution of the environment and to safeguard public health.

Core Strategy

SP5: Environment

Discusses the importance of the natural and historic environments and, wherever possible, protects, conserves and/or enhances them. The policy is intended to strike a balance between protecting our environment and allowing development that benefits the Island and its economy.

Core Strategy

DM13: Landscape, Seascape, Biodiversity and Geodiversity

The Council will support proposals that conserve, enhance and promote the landscape, seascape, biodiversity and geological interest of the Island.

3.4.2 Existing Baseline

The regional topography of the Isle of Wight is dominated by the outcrop of the White

and Grey Chalk of Cretaceous age, forming the numerous chalk downs orientated from

the Needles on the western coast of the Island to Culver Cliff in the east. The chalk

downs act as a linear watershed across the Island.

However, Ryde and the surrounding area lies to the north of the surface outcrop of the

chalk and the solid geology beneath the site comprises the Bembridge Marls, which

outcrop at the surface across the majority of the site area. The eastern flank of the site

is underlain by a feathering margin of superficial material, associated with an outlier of

undifferentiated River Terrace Deposits. Additionally, the geological map indicates a

narrow alluvial tract, immediately to the north of the site, associated with the course of

the Monktonmead Brook.

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Locally, Monktonmead Brook has sculpted the topography of the site, the course of the

brook currently following the western site boundary. The brook rises at the foot of Ashey

Down, some three kilometres to the south of the site, discharging into the Solent at

Ryde, some two kilometres to the north. Ground levels across the site fall gently from

east to west, towards Monktonmead Brook, ranging from around 45mAOD in the east,

to 20mAOD in the west.

A spring line and associated heath land approximately follows the 40m contour across

the site, roughly designating the underlying boundary between solid geology and

overlying drift deposits.

In addition to these natural strata, made ground is expected to be present locally in

association with the existing anthropogenic features located on site, including roads, the

railway line, and both residential and commercial developments. Agricultural activities

may also have resulted in localised areas of made ground.

The published groundwater vulnerability map of the area indicates the eastern flank of

the site to be underlain by a Secondary A Aquifer (River Terrace Deposits). Secondary

A Aquifers comprise permeable layers capable of supporting water supplies at a local

rather than strategic scale, and in some cases forming an important source of base flow

to rivers.

The Secondary Aquifer has been given a High and Low Vulnerability rating, across the

south eastern and north eastern areas, respectively. The remainder of the site is

underlain by Non-productive Strata (Bembridge Marls), which have negligible

significance for water supply or river base flow.

Information gained from the Environment Agency indicates that there are no current

licensed groundwater abstractions within a 1km radius and that the site does not lie

within a currently designated groundwater Source Protection Zone. However, the

Environmental Health Department of Isle of Wight Council has reported numerous

private water abstraction wells within a two kilometre radius of the site.

3.4.3 Potential Impacts

The background data findings suggest that there are no significant constraints on the

proposed mixed-use development of the site, subject to the adoption of industry-

standard foundation and other geotechnical engineering designs for buildings and

infrastructure.

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The Preliminary (Phase 1) Investigation and Exploratory Investigation (2008) (as

defined by BS 10175:2001 “Code of Practice for the Investigation of Potentially

Contaminated Sites”), conducted in 2008, suggest that the plausible pollutant linkages

identified will not significantly restrict any development proposals for the site.

Additionally, the site is considered unlikely to be classified by the Local Authority as

'Contaminated Land' under the current contaminated land regime (Environmental

Protection Act 1990: Part IIA).

3.4.4 Proposed Scope of the Assessment

In advance of the detailed design stage of the proposed development, further site

investigation will be required to refine the geological, geotechnical, geoenvironmental

and hydrogeological assessment. These include the following:

• Site reconnaissance survey and walk over

• Phase 1 Geotechnical and Environmental Study Report. The information

collated and presented in the 2008 Environmental Appraisal Report will be

updated and presented in a formal report to be included in the Environmental

Statement as a technical appendix. The scope of the assessment is

considered to be generally in accordance with the requirements of

BS10175:2001 Code of Practice for the Investigation of Potentially

Contaminated Sites, for a Preliminary Investigation.

• Phase 2 Geotechnical and Geo-environmental Report, which will consolidate

the findings of the 2008 exploratory intrusive investigation and a proposed

supplementary intrusive investigation. The supplementary investigation will

obtain additional information on specific aspects of the geotechnical ground

conditions and will also expand the existing database on chemical ground

conditions to provide a more robust statistical assessment of the

contamination status of the soils. The scope of the assessment is considered

to be generally in accordance with the requirements of an Exploratory

Investigation, as defined by BS 10175:2001 Code of Practice for the

Investigation of Potentially Contaminated Sites.

The findings of the above assessments will be used to produce the Geology,

Hydrogeology and Land Contamination chapter of the ES.

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3.5 Flood Risk and Drainage


3.5.1.1 National

National legislation and policy relevant to flood risk and drainage that will be considered

in the proposed development are outlined in Table 3.3 below.

Table 3.3 – National legislation and policy for flood risk and drainage


PPS1: Delivering Sustainable Development Sets out the UK Governments objectives for the planning system and how planning should facilitate and promote sustainable patterns of development, avoiding flood risk and accommodating the impacts of climate change.

PPS25: Development and Flood Risk Ensures that flood risk is taken into account at all stages in the planning process to: avoid inappropriate development in areas at risk of flooding; making it safe without increasing flood risk elsewhere; and where possible, reducing flood risk overall.

Water Resources Act, 1991 Requires consent to be obtained for any discharges into controlled waters. The Act also requires that works, in, over or adjacent to main rivers require the consent of the Environment Agency

3.5.1.2 Regional

Regional policy relevant to flood risk and drainage that will be considered in the

proposed development is outlined in Table 3.4 below.

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Table 3.4 – Regional policy for flood risk and drainage


Core Strategy

SP5: Environment

Discusses the importance of the natural and historic environments and, wherever possible, protects, conserves and/or enhances them. The policy is intended to strike a balance between protecting our environment and allowing development that benefits the Island and its economy. To expand on the existing knowledge base around Green Infrastructure (GI), a GI Strategy will be prepared.

Core Strategy

DM13: Landscape, Seascape, Biodiversity and Geodiversity


Core Strategy

DM15: Flood Risk

The Council will expect development proposals to reduce the overall and local risk of flooding on the Island.


There is one main watercourse that flows close to the western boundary of the

proposed development site, namely Monktonmead Brook. The brook rises on Ashey

Down at an elevation of 70m AOD and has a total catchment area of 10.73sq km

(source: Flood Estimation Handbook CD-ROM, Centre for Ecology and Hydrology).

The site is likely to be characterised by the presence of a shallow aquifer comprising

moderately permeable undifferentiated River Terrace Deposits across the more

elevated, eastern flank of the site, underlain by the negligibly permeable Bembridge

Marl. The Bembridge Marl isolates the shallow aquifer from a deeper confined aquifer in

the underlying Bembridge Limestone.

The vast majority of the Pennyfeathers site is located within Flood Zone 1, with only a

narrow strip of land close to the western site boundary located within Flood Zones 2

and 3 associated with the Monktonmead Brook.

The fluvial flood risk to the site is confined to a narrow corridor along the western

margin of the site associated with the course of the Monktonmead Brook.

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There is a potential for any development on site to increase the flows to the

Monktonmead Brook. This will be mitigated by incorporating Sustainable Drainage

Systems (SuDS) into the proposed development of the site.

This mitigation will be in line with the Environment Agency’s SuDS hierarchy which,

where possible, gives preference to infiltration drainage.

There will need to be a clear buffer zone (usually between 8m and 12m in width)

adjacent to the Monktonmead Brook to enable access for future maintenance. This

buffer zone will also be required for biodiversity reasons such as Water Vole habitat.

The proposed development will potentially increase the demands on Southern Water’s

water supply network and sewage network. A viable solution will be sought and agreed

with Southern Water in the relevant standalone technical reports and referenced in the

EIA.

In addition to the constraints noted above, development at the site potentially offers the

opportunity to improve the flood risk situation on the Monktonmead Brook by holding

floodwater back during times of heavy rainfall before it passes further downstream into

Ryde, where there are known historical flood risk issues.


The following assessments will be undertaken to inform the ES:

• Flood Risk Assessment – This will be undertaken in accordance with The

Communities and Local Government publication Planning Policy Statement

(PPS) 25 Development and Flood Risk and the Interim Code of Practice for

Sustainable Drainage.

• Surface Water Drainage Design - This will encompass an assessment of site

runoff generated pre and post construction. Options for sustainable drainage for

the site will be evaluated in accordance with the Environment Agency’s

Sustainable Drainage hierarchy

• Preparation of a Sustainable Drainage (SUDS) strategy for the site

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3.6 Landscape and Visual


Regional policy relevant to landscape and visual that will be considered in the proposed

development are outlined in Table 3.5 below.

Table 3.5 – Regional policy for landscape and visual


Core Strategy

SP5: Environment


Core Strategy

DM2: Design Quality for New Development

The Council will support proposals for high quality and inclusive design to protect, conserve and enhance our existing environment whilst allowing change to take place. A robust design process with the use of skilled designers and pre-application discussions will be promoted. Relevant information according to the site’s size, location and context will be required in order for the Council to determine planning applications properly and quickly. All new development should respond to a clear understanding of physical, social, economic, environmental and policy context.


The proposed sites are located within an area used predominantly as agricultural land.

The site is also adjacent to other industrial, commercial, residential areas and the

Network Rail/ Isle of Wight Steam Railway lines. The site also has dedicated Public

Rights of Way and Bridle paths (Nr 54, 56) leading to the town centre area.

There are no formal landscape designations within the proposed area of development

with the Isle of Wight Area of Outstanding Natural Beauty (AONB) being located nearly

3 km from the south of Ryde’s urban edge.

At the national scale landscape classification, the site is located inside an area

identified within the Natural England document National Character Area: South East

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and London. Within this Volume, the proposed development site is then sub-classified

as part of Character Area 127; Isle of Wight.

At the local scale landscape classification, the site is located close to and south of Ryde

town within an area identified within The Isle of Wight Historic Landscape

Characterisation, Northern Lowlands. Further detailed analysis of landscape character

to this character area and urban fringes is found in the Isle of Wight Historic

Environment Action Plan.

While such landscape character studies will be integrated within the LVIA baseline

descriptions, as a development area adjacent to an urban framework, when carrying out

the assessment of potential effects with respect to landscape character, the published

key landscape characteristics will only form the wider area baseline against which

change is assessed.

It is the intention for this assessment to rely not only on published character

descriptions but also on a baseline landscape/ townscape assessment of key elements,

based on field survey work, to identify and define local urban character areas within the

more immediate areas of the development.

The landscape/ townscape assessment of baseline characteristics will then be

assessed against the extent to which these key character areas would be altered.


This method of assessment, as well as considering the potential impact on the existing

landscape, will assist in the consideration of the potential visual impacts that may arise

and the effects to visual amenity.

(The proposed assessment criteria can be found at Appendix 1)

The following key stages will form the basis of the assessment:

• Consultation with statutory and non-statutory bodies and relevant stakeholders;

• Establishment of a robust baseline of the existing environment on and around

the site;

• Assessment of the impacts and determination of magnitude and significance;

• Formulation of mitigation measures to reduce potential impacts

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(Landscape and visual mitigation proposals that form an integral part of the

development will be examined, and the extent to which these would reduce impacts will

be considered).

• Assessment of significance of residual impacts.

(The report will conclude with a statement that outlines any residual effects that may

remain, post mitigation, and describe their significance in accordance with defined

impact criteria).

The assessment will acknowledge that the nature of the mixed development is

characterised by, relative to the operational lifetime of the development, very short

construction and decommissioning times, principally due to many components being

erected and dismantled quickly on site. Focus will therefore be placed on identifying

impacts associated only with its operational phase, as this stage will have the most

significant landscape and visual effects. Consideration will also be given to these

effects for the phased development of the proposals.

3.6.4 Study Area

The LVIA will initially consider an area of up to 6km radius from the proposed

development to include elevated or regionally significant open spaces, however given

the location of the proposed development to this part of Ryde, the LVIA will concentrate

on the more immediate area and on views primarily within 3km.

3.6.5 Site Visit

Site visits will be carried out in combination with the findings of the desk-based study

and to identify any omissions. The field survey will establish the landscape character

assessment, likely impacts and will aid in the final site design and recommendation of

mitigation strategies.

3.6.6 Potential Sensitive Viewpoints

For the purposes of scoping, a number of preliminary viewpoints have been selected

within the study area. They can be seen on Figure 3-1 and in Table 3.6 below. These

are primarily close to the proposed site and generally represent the receptors of high

sensitivity:

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Table 3.6 Proposed Viewpoints

Viewpoint Potential

Receptors

Description

of view

Direction

of View

Sensitivity

of Receptor

Distance

of View

1 Users of outdoor recreational facilities

View from Brading Road area

NW High/Medium 0.35kms.


Views from Bembridge Down

NW High 5.00kms.


Views from Brading Down.

N High 3.50kms


Views from Ashey and Mersley Down

NE High 3.50kms

5 Residential properties

Views from Upton and Ashey

E High 1.50kms.

6 Residential properties

Views from Haylands and Weeks

SE High 0.50kms

7 Users of active outdoor recreational facilities

Residential properties

Views from along Ashey Road

E High

Medium

0.40kms


Residential properties

Views from Public footpath from Swanmore adjacent to railway

W High 0.20kms

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Figure 3-1 Preliminary Viewpoint locations

3.6.7 Cumulative Assessment

Since the development proposals are adjacent to an already, mixed-use urban

settlement no cumulative impact assessment will be undertaken.

3.7 Ecology and Biodiversity


3.7.1.1 National

National policies relevant to ecology and biodiversity that will be considered in the proposed development are outlined in

Table 3.7 below.

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Table 3.7 – National legislation and policy for ecology and biodiversity


The Berne Convention on Conservation of European Wildlife and Natural Habitats, 1979

Aims to conserve wild flora and fauna and their natural habitats, particularly endangered and vulnerable species. It applies at EC level by EC Directive Conservation of Natural Habitats and of Wild Fauna and Flora, 1992. In the UK it has effect through the Countryside Act, 1968 and the Wildlife and Countryside Act, 1981.

The Bonn Convention on Conservation of Migratory Species of Wild Animals, 1979

Aims for management of migratory species across national or jurisdictional boundaries. This Convention is implemented in UK law by the Environmental Protection Act, 1990.

The EC Directive on Conservation of Wild Birds, 1979(The ‘Birds Directive’)

Requires Member States to take measures for the conservation of wild birds by the designation of Special Protection Areas (SPAs). Implementation is fully implemented in the UK through the Conservation of Habitats and Species Regulations 2010.

The Wildlife and Countryside Act, 1981(The ‘WCA’)

Strengthens protection for SSSIs, providing additional safeguards for particular types of area, and restricting the killing, taking from the wild and disturbance of various species. Species protected under this Act include, but are not limited to, wild birds and their nests, bats otter, great crested newts, badger and water vole

The Environmental Protection Act, 1990 Established 3 country conservation councils and the Joint Nature Conservation Committee; and provided further protection for SSSIs.

The Convention on Biological Diversity, 1992

Objectives are the conservation of biological diversity, the sustainable use of its components, and the fair and equitable sharing of the benefits of the utilisation of genetic resources.

The EC Directive on Conservation of Natural Habitats and of Wild Fauna and Flora, 1992(The ‘Habitats Directive’)

Contributes to the conservation of biodiversity by requiring Member States to take measures to maintain or restore natural habitats and wild species at favourable conservation status by the designation of Special Areas of Conservation (SACs). It also gives greater protection for various species including great crested newt, otter and some bat species.

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Protection of Badgers Act, 1992 Badgers are protected under the Protection of Badgers Act, 1992, which makes it unlawful for either an animal or its sett to be damaged or disturbed

Conservation (Natural Habitats, etc.) Regulations, 1994(The ‘Habitats Regulations’ or ‘Conservation Regulations’)

Gives UK implementation of the Habitats Directive, 1992. They amend planning legislation to implement the Habitats Directive by affecting applications for planning permission and all other consents and orders by which permission is given to develop land.

The Hedgerow Regulations, 1997 Made under Section 97 of the Environment Act, 1995 they require prior consent for the removal of either the whole or parts of a hedgerow if it is in, or runs alongside, agricultural land, common land including town or village greens, land used for forestry or for the breeding or keeping of horses etc., a local nature reserve or SSSI.

The Countryside and Rights of Way Act, 2000 (The CROW Act)

The Act covers the right of access to open land, updates to the public rights of way system, the legislation of the Biodiversity Action Plan, more stringent management, protection and consenting measures for SSSIs, greater penalties for wildlife crime, and new duties within Areas of Outstanding Natural Beauty.

The Natural Environment and Rural Communities Act, 2006

As well as creating Natural England, this act gives all public authorities the duty to have regard for conserving biodiversity within the commission of their duties, this includes a duty to restore and enhance as well as maintain biodiversity.

Conservation of Habitats and Species Regulations, 2010

Aims to consolidate all amendments made to the original Conservation (Natural Habitats, etc.) Regulations, 1994

PPS9: Biodiversity and Geological Conservation

Requires up-to-date evidence to be available with regard to the biodiversity interests of a development site. Impacts should ideally be avoided by careful design; but where this is not possible, mitigation or compensation measures should be implemented to minimise impacts

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UK Biodiversity Action Plan Describes the UK’s biological resources, commits to a detailed plan for the protection of these resources and has 391 Species Action Plans (SAPs) and 45 Habitat Action Plans (HAPs). The UKBAP also includes 162 Local Biodiversity Action Plans (LBAP), one of which, the Isle of Wight LBAP, is relevant to this development

3.7.1.2 Regional

Regional policy relevant to ecology and biodiversity that will be considered in the

proposed development are outlined in Table 3.8 below.

Table 3.8 – Regional policy for ecology and biodiversity


Unitary Development Policy (1996-2011)

C11: Sites of Local Importance for Nature Conservation

When approving proposals for development affecting SINCs, RIGGs and Local Nature Reserves or other locally designated areas, the Council will require the retention and management of the important wildlife habitats and features, within and adjacent to the development site.

Unitary Development Plan (1996-2011) C12: Development Affecting Trees and Woodland

Development which would result in loss or damage to trees, forest or woodland of individual importance or which contribute to the character or amenity of the area will not be approved, unless the Council is satisfied that there is an overriding need for the development and appropriate replacement planting is undertaken on the site. Where this is the case a condition of approval is that the applicant must show a strategy for aftercare and maintenance that the Council feel is both satisfactory and enforceable.

Core Strategy

SP5: Environment


Core Strategy

DM13 Landscape, Seascape, Biodiversity and Geodiversity


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The majority of the site comprises a network of fields in the form of uncut meadows to

the north and recently sown fields to the south. The fields are bounded by tree-lines,

hedgerows and lesser boundary features such as banks of scrub and tall herbaceous

vegetation. There are some small areas of woodland bounding some of the more

intensively managed fields to the south. Watercourses are limited to narrow streams

and wet ditches and one small field pond. There are several buildings within the site

boundary some of which are now derelict and appear to be of industrial origin.

There are three statutory designated areas (one of which is variously designated as a

Ramsar and SPA) within 2km of the development site. The sites are listed below in

order of closest proximity to the development site.

• Solent and Southampton Water, Ramsar and SPA (1408m N)

• Ryde Sands & Wootton Creek, SSSI (1408m N)

• Isle of Wight, AONB (1574m S)

Field studies that have been undertaken to date include a Phase 1 Habitat Survey and

Ecological Walk Over Survey. These surveys have informed the further work that is

proposed to be undertaken.


There is potential for loss of habitat areas and species of high conservation value.

However any losses will be mitigated through retention of such areas as far as possible,

or careful design to minimise any loss.

For example, where important hedgerows, identified under the Hedgerow Regulations,

may be adversely affected, consideration will be given to the use of green bridges or

underpasses to maintain connectivity and to ensure that no areas of habitat with high

conservation value, conserved within the proposed development site, are isolated.

Mitigation strategies currently under consideration for the Water Vole population include

a 12m buffer zone along Monktonmead Brook where the Brook runs east of the railway

line.

Mitigation strategies currently under consideration for hedgerows and woodlands

include a 12m buffer zone around these areas for restored grassland.

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In addition to the constraints noted above, development at the site offers the opportunity

to enhance existing areas to provide greater conservation value, and to create new

ecological features of high conservation value.


Surveys for the following protected species have been identified to be necessary prior

to submission of a planning application: bats; birds; reptiles; badger; otter; water vole;

dormice; great crested newts; protected invertebrates; and red squirrel. Phase 2

botanical surveys are also recommended in order to inform the planning process.

3.7.4.1 Bats

The proposed bat surveys include:

• Ground-level tree surveys

• Tree climbing surveys

• Bat activity surveys

• Automated ‘Anabat’ detector surveys

• Bechstein’s Bat Habitat Assessment.

3.7.4.2 Birds

A wintering bird habitat assessment will be conducted to scope out the need for

wintering bird surveys.

Breeding bird surveys will be carried out as nesting habitat is to be affected by the

proposals. The surveys will be based on an accepted methodology (BTO, RSPB,

JNCC). Survey results are assessed against the European ornithological atlas

committee’s criteria for classification of breeding bird status.

3.7.4.3 Reptiles

Reptile surveys of affected suitable habitat will be conducted. The results of the reptile

surveys will inform a final mitigation strategy that will be used to prevent killing and

injury to reptiles.

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3.7.4.4 Badger

A detailed badger survey will be conducted in order to determine the status of badgers

on the site. Evidence of badgers such as setts, latrines, pathways, hair or bedding will

be recorded. Any setts will be classified according to best practice guidance.

3.7.4.5 Otter

There are records of otter in the vicinity of the site although no evidence was recorded

during the Phase 1 Habitat Survey. A detailed otter survey will be conducted at the

same time as the badger and water vole surveys.

During the survey, two ecologists will search for any evidence of otter such as

droppings, feeding remains, lay-up sites or potential holts. The information collected

will inform the status of otter on the site and determine the need for a European

Protected Species licence.

3.7.4.6 Water Vole

Evidence of water voles has previously been recorded on the site during the Phase 1

Habitat Survey. As a result, a detailed survey of suitable habitats will be conducted at

the same time as the badger and otter surveys. Habitat suitability for this species will

be assessed with factors such as food resources, cover and water quality all taken into

consideration. A detailed survey will consist of a thorough and systematic search of the

watercourses as well as 50 m up and downstream of the site, where access is possible.

The detailed survey will include searching for water vole signs including burrows;

latrines; lawns or feeding stations; footprints; and feeding evidence.

3.7.4.7 Dormouse Survey

The objectives of the survey will be to determine the presence of dormice in the

development site and if present, determine the population density and likely impact of

the proposed works. Dormouse nest tube surveys would be undertaken in areas

identified as being suitable for dormouse in accordance with the methodology set out in

English Nature’s Dormouse Conservation Handbook (Bright et al. 2006).

3.7.4.8 Great Crested Newts

Surveys for great crested newts comprise an assessment of the suitability of ponds

within 500m of the site using the Habitat Suitability Index and presence/ absence

surveys.

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3.7.4.9 Invertebrates

The invertebrate survey will cover all terrestrial habitats, with a particular focus on

specific habitats of known importance for invertebrates such as ancient woodland and

ruderal areas. Three invertebrate surveys will be carried out (monthly in June, July and

August) to cover the main seasons for recording invertebrate species. Surveys will be

conducted in suitable conditions for invertebrates (warm and sunny) in order to

maximise invertebrate recording. Each monthly survey will be carried out over two days

undertaking terrestrial invertebrate surveys in the daytime and a moth trapping survey

throughout the night. The terrestrial survey will be undertaken following standard

protocols outlined in Drake et al. (2007).

3.7.4.10 Red Squirrel

The woodland areas will be surveyed twice during the daytime. The technique uses the

Visual Survey – Basic Method 1 (Gurnell, Lurz and Pepper, 2001). This method can be

slightly adapted to suit small areas by reducing the number and length of transects and

the distance between stops. The presence of any dreys will also be noted.

3.7.4.11 Botanical

Botanical surveys will include all habitat of nature conservation value identified during

the Phase 1 Habitat Survey. These surveys will include NVC surveys of grasslands

and woodland, a modified river corridor survey of Monktonmead Brook and a hedgerow

survey.

3.7.4.12 Preparation of Chapter for Environmental Statement

Following collection of the above detailed baseline information, there will be an

assessment of impacts before any mitigation/ compensation measures are

incorporated. This will take into account the extent and magnitude of impacts,

according to values and criteria set out in the Guidelines for Ecological Impact

assessment (IEEM, 2006).

Mitigation and enhancement measures will take relevant legislation, National and Local

Biodiversity Action Plans and Planning Policy Statements (PPS) into account. The final

assessment will take mitigation and compensation measures into account. The ES

chapter will summarise the ecological impacts of the project and define the significance

of these impacts.

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3.8 Air Quality


3.8.1.1 National

National legislation and policy relevant to air quality that will be considered in the


Table 3.9 – National legislation and policy for air quality


The Air Quality Strategy for England, Scotland, Wales and Northern Ireland – Working Together for Clean Air, (July 2007)

Sets air quality standards and objectives for ten key air pollutants to be achieved between 2003 and 2020.

PPS23: Planning and Pollution Control Sets out the Governments core policies on pollution and land use planning.

Makes reference to proposed developments within designated Air Quality Management Areas identifying that not all planning applications in these areas should be refused if the developments would result in a deterioration of local air quality, as this could sterilise development.

Local Air Quality Management Policy Guidance (DEFRA, 2009)

Enables local authorities to improve on the services they already provide in tackling air quality problems. The guidance provides an overview of the local air quality management system, various consideration that local authorities should bear in mind and practical guidance on some of the more effective and ambitions measures that local authorities can pursue.

Environmental protection UK Guidance (EP UK, 2010)

Responds to the need for closer integration between air quality and development control. Provides a framework for air quality considerations within local development control processes, promoting a consistent approach to the treatment of air quality issues within development control decisions.

3.8.1.2 Regional

Regional policy relevant to air quality that will be considered in the proposed


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Table 3.10 – Regional policy for air quality


Core Strategy

SP5: Environment

Discusses the importance of the natural and

historic environments and, wherever

possible, protects, conserves and/or

enhances them. The policy is intended to

strike a balance between protecting our

environment and allowing development that

benefits the Island and its economy.

3.8.1.3 Local

The Unitary Development Plan (UDP) is the current statutory planning document and

will be gradually superseded by the new Island Plan (Local Development Framework).

The UDP identifies that:

“Before granting planning permission for development which may have the potential for

causing pollution, the Council will wish to be satisfied that the chosen location, site and

proposed operation together with any protection measures, will avoid adverse effects

on the use of land and the environment”.


The Isle of Wight currently has no declared Air Quality Management Areas (AQMAs).

As indicated by the Local Air Quality Management studies, air quality on the Isle of

Wight is generally good and the environs of the proposed development site are semi-

rural with few immediate sources of air pollutants.

On the basis of an appraisal carried out in 2008, air quality at the site is currently

anticipated to be good, with no parts of the site likely to experience exceedences of the

National Air Quality Strategy (NAQS) objectives. Air quality is predicted to improve in

the future, and in the assumed opening year 2013, no parts of the site are predicted to

experience exceedences of the NAQS objectives. However, RSK will contact IoW

council to obtain the latest monitroing data. In addition to the local monitoring data,

background air quality data available from the UK-AIR (http://uk-air.defra.gov.uk/) will

also be used to establish likely background air quality conditions at the proposed

development site. The UK-AIR website provides estimated annual average air pollutant

background concentrations on a 1 km2 grid basis. Table 3.11 below identifies that the

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estimated annual average background NOx, NO2 and PM10 concentrations at the

proposed development site for the year 2011 are within relevant air quality objectives.

Table 3.11– Estimated Annual Average Background NOx, NO2 and PM10 Concentrations at Proposed Development Site (2011)

Estimated Annual Average Pollutant Concentrations Derived from the

UK-AIR Assessment Year

Annual Average NOX (µg/m

3)

Annual Average NO2 (µg/m

3)

Annual Average PM10 (µg/m

3)

2011 15.4 11.6 15.0

Air Quality Objective

30 40 40

Note: Data obtained from the UK-AIR website http://uk-air.defra.gov.uk/ .The reported pollutant concentrations refer to the grid reference: 46500, 090500.

Air quality at the proposed development site is considered as ‘very good’ as no parts of

the site are estimated to experience exceedences of the NAQS objectives as per the

UK-AIR website.


The greatest potential influence on air quality at the proposed development site is

considered to be motor vehicle exhaust from local roads including the A3055 Brading

Road.

The development may impact on local air quality during all stages of its life, including

both construction and opperational phases. Atmospheric pollutants are likely to be

produced by construction traffic and the operation of construction plant utilising carbon

based fuels. Dust is also likely to be created during demolition and construction

activities. During the operational phase, emissions to air are anticipated to arise

principally from additional road traffic. If a CHP plant is included in the development

proposals, IoW Council will be consulted to confirm an appropriate scope of

assessment to determine any impacts on air quality.

No significant adverse air quality impacts on potential future residents or users of the

development are anticipated, and therefore air quality is not considered to be a

significant constraint on development at the site.


The assessment will follow the following process:

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1) Characterisation of the baseline air quality

2) Review of the latest relevant legislation

3) Consultation with IoW Council on the assessment methodology

4) Impact Assessment

Construction Phase Impacts

A quantitative impact assessment of construction activities is virtually impossible

due to the sporadic and constantly changing nature of construction-related

activities as well as the difficulty in accurately representing the activities in

predictive models. Furthermore, impacts during the construction phase are

temporary and local to the construction site. Therefore, it is proposed that a

qualitative impact assessment of the construction phase is undertaken. This will

discuss the likely key aspects affecting air quality during construction and focus

on demonstrating that effective mitigation measures and sound environmental

management techniques are in place for the construction works. If required a

DMRB3 screening assessment will be carried out should construction vehicle

movements be considered to be as significant as those generated during

operation.

Dust mitigation measures as outlined in a dedicated Construction Environmental

Management Plan (CEMP) will be employed to control dust generation from

onsite construction activities. Mitigation measures recommended in the widely

used guidance documents will be included in the CEMP with prior agreement with

the IOW Council.

Operational Phase Impacts

Assessment impacts of additional road traffic on local air quality during the

operational phase of the proposed development are proposed to be assessed

following the DMRB Screening Method. Air quality impacts will be predicted at

sensitive receptor locations that are expected to be most exposed to additional

road traffic emissions.

5) Interpretation of assessment outcomes with the latest air quality standards and

guidance to identify the significance of impacts.

3 Design Manual for Roads and Bridges (DMRB). The Highways Agency, UK published the screening method to

assess air quality impacts.

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6) Recommendation of mitigation measures, where required, to minimise air quality

impacts.

3.9 Noise and Vibration


3.9.1.1 National

National legislation and policy relevant to noise and vibration that will be considered in

the proposed development are outlined in Table 3.12 below.

Table 3.12 – National legislation and policy for noise and vibration


Part III of the ‘Environmental Protection Act 1990’, sections 79-80 as amended by ‘The Noise and Statutory Nuisance Act 1993’

Concerned with the responsibilities of the local authorities to protect persons from premises or noise emissions from vehicles or machinery that may be deemed as ‘prejudicial to health or a nuisance’.

The Environmental Noise (England Regulations) 2006

Present the overarching requirements to undertake environment assessments to implement the Assessment and Management of Environmental Noise Directive 2002/49/EC.

PPG24: Planning and Noise Establishes Noise Exposure Categories for use when assessing proposed residential development near a source of noise. Categories describe the degree to which noise should be taken into account when considering a planning application, whether mitigation might be required and advice on when planning permission should normally be refused.

BS 8233: Sound insulation and noise reduction for buildings – Code of Practice, 1994 and World Health Organisation ‘Guidelines for Community noise’, 2000.

Provides guidance on desirable noise limits for the interior of buildings including residences, based on ‘good’ and ‘reasonable’ conditions. These indoor guideline values are closely mirrored by The WHO guidelines. Guidelines for gardens and balconies are also provided.

BS 4142: Guide to establish likelihood of complaint from human receptors – Rating industrial noise affecting mixed residential and industrial areas

Provides measurement and calculation methodology and criteria for the assessment of likelihood of complaints due to industrial noise.

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BS 6472: Guide to evaluation of human exposure to vibration in buildings, 2008.

Provides calculation methodology and criteria for the assessment of ground vibrations on humans within buildings both for the purposes of the assessment of existing receptors and proposed receptors. The criteria for assessing vibration uses Vibration Dose Values (VDV) with separate criteria for residential and commercial properties.

BS 5228-1: Code of practice for noise and vibration control on construction and open sites – Part 1: Noise, 2009.

Contains the methodology and criteria for construction sites. Compares predicted noise levels from the site against Threshold Values obtained from the ambient background noise levels at residential receptors. Also provide criteria for noise insulation eligibility at receptor locations.


A sizeable portion of work has been undertaken to date to support the proposed site

inclusion in the Local Development Framework (LDF). This work has included an

extensive survey of the noise and vibration climate on the proposed site during day and

night-time periods.


The major noise impacts on the proposed development from outside the development

site are most likely to be road traffic noise emanating from Brading Road, Smallbrook

Lane and Ashey Road, and rail traffic noise from the Island Line and Havenstreet

Steam Preservation Line. In addition to this there may, from time to time, be discernable

air traffic noise from flights in and out of London Heathrow, London Gatwick and

Southampton airports and from light aircraft using Bembridge and Sandown Airports.

It is anticipated that the Speedway activity will have a significant impact on the noise

climate at the proposed development site, but strictly only during the permitted hours of

operation, i.e. on (at most) 35 evenings a year.

Impacts on the surrounding environment and the site itself from within the development

are most likely to be road traffic noise and noise from industrial plant, including heating,

ventilating and air conditioning (HVAC) equipment on public houses, community centres

and places of employment.

Ongoing evolution of the masterplan for the proposed development provides the

opportunity to mitigate against potential noise impacts mentioned above. Mitigation is

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most likely to be primarily by way of appropriate siting and layout of buildings and

activities and secondly by provision of appropriate acoustics treatment, be that either

treatment at source of plant, provision of noise barriers or provision of appropriate

glazing units. It is likely that in order to meet the requirements of BS 8233 for internal

and external noise levels that residential developments will have to be set back from

noisy roads or protected by noise screens.


It is proposed to undertake a review of the existing information and to liaise with the

appropriate officer in the local Environmental Health Department in order to determine

the continued relevance of the existing baseline data. It is assumed at this stage that

the noise and vibration data would still represent the current noise and vibration

conditions and therefore that no further noise or vibration measurements would be

necessary.

The existing assessment report will be updated with additions to legislation and

formatted as a technical report to the ES chapter. A baseline noise map and proposed

development map (for the Phase 1 application) will be produced which will graphically

indicate the boundaries between different Noise Exposure Categories (NECs) as per

PPG 24 across the site. NECs will be based on noise monitoring undertaken on site

and mapped using CadnaA computer modelling software, incorporating ISO 9613 and

CRTN (Calculation of Road Traffic Noise) methodology. This enables different building

layouts to be assessed taking into account attenuation from intervening buildings.

The impact of noise from anticipated construction activities and the operational phase

will be assessed by comparing the baseline with predictions (via spreadsheet

calculations and/ or noise modelling software) of noise emissions for these phases at

noise sensitive receptors.

Construction Noise Predictions to BS 5228-1

Consideration will be given to BS 5228-1, which provides methodology for noise

prediction and criteria for the assessment of construction noise in relation to increases

in noise levels and with regards to pre-determined threshold values.

Road Traffic & Railway Noise Assessment

An assessment of the impact of road traffic noise using CRTN methodology and DMRB

assessment criteria will be based on and predictions calculated from traffic flows or

using noise prediction software, CadnaA. Predictions from flows, speeds, vehicle type

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and other parameters describing the traffic is the standard method for deriving road

traffic noise levels as this accounts for the inherent hour-to-hour and day-to-day

variability in traffic noise. The assessment of road traffic noise will predict the existing

road traffic noise levels at the receptors and compare this with the predicted road traffic

noise levels post development based on provided traffic flows by the traffic consultant.

This will result in noise maps for Baseline, Do-Nothing and Do-Something scenarios,

where the Do-Nothing and Do-Something scenarios are for future years without and

with proposed development.

In addition, possible impacts from the Speedway Track nearby will be identified and

taken into consideration in the evaluation.

A suitable assessment will be made of railway noise, based on information provided by

the train operators.

Mitigation measures will be recommended where necessary, to attempt to meet the

established criteria and advice presented in British Standards. For the Phase 1

application mitigation might involve recommendations for glazing, room locations and

zoning.

3.10 Archaeology and Cultural Heritage


3.10.1.1 National

National legislation and policy relevant to archaeology and cultural heritage, which will

be considered in the proposed development, is outlined in Table 3.13 below.

Table 3.13 – National legislation and policy for archaeology and cultural heritage


Ancient Monuments and Archaeological Areas Act (1979)

It is a criminal offence to carry out any works on or near to a Scheduled Monument without Scheduled Monument Consent.

Planning (Listed Buildings and Conservation Areas) Act (1990)

No works can be carried to modify or demolish a listed building without consent. Designation of an area as a ‘conservation area’ introduces general controls over demolition and development.

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Planning Policy Statement 5 (PPS5) PPS5 outlines government policy on the treatment of ‘heritage assets’ (including Scheduled Monuments, Listed buildings, Conservation Areas, World Heritage Sites, Historic Parks and Gardens, and Historic Battlefields, but also non-Scheduled sites, including buried or suspected buried remains), within the local plan and development control process.

3.10.1.2 Regional

Regional policy relevant to archaeology and cultural heritage that will be considered in

the proposed development is outlined in Table 3.14 below.

Table 3.14 – Regional policy for archaeology and cultural heritage



B9: Protection of Archaeological Heritage

Development proposals that are likely to adversely affect the archaeological heritage and features of the Island, directly or indirectly, will not be permitted.

Unitary Development Plan (1996-2011) B10: Parks and Gardens and Landscapes of Historic Interest

Development proposals which are likely to adversely affect an Historic Park or Garden or Historic Landscape of national or local importance, or its setting, directly or indirectly, will not be permitted. Planning applications for the restoration of Historic Parks and Gardens will be approved provided they: (1) will not adversely affect their character, appearance, setting, amenity and enjoyment; (2) are sympathetic and appropriate to their archaeological and historic interest; and (3) do not result in any fragmentation.

Core Strategy

SP5: Environment


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Core Strategy

DM12: Historic and Built Environment

The Council will support proposals that positively conserve and enhance the special character of the Island’s historic and built environment.


3.10.2.1 Archaeological and Historic Background

Prehistoric

Palaeolithic finds have been made across the Isle of Wight, including the site at Priory

Bay (at Nettlestone, approximately 3km to the east of Pennyfeathers), where

undisturbed sediments containing Lower Palaeolithic stone tools have been excavated.

The finds at Priory Bay include flint handaxes and flakes from sediments that have been

provisionally dated to c. 400,000 BP. Over a thousand artefacts including several

hundred handaxes have previously been recovered from the beach at Priory Bay since

the late 19th century, making it the richest Palaeolithic site on the Isle of Wight, and one

of the richest in England. Evidence for Mesolithic and Neolithic occupation is also

apparent from the local area through finds that have been reported. Neolithic material

has also been found during excavations across the Island. Within the area of

Pennyfeathers, Bronze Age Barrow cemeteries are known from Ashey Down,

Eaglehead Copse, Nunwell Down, Arreton Down and to the south of Fishbourne. Ashey

Down and Eaglehead Copse overlook each other, about 3.4 – 5km to the south of

Pennyfeathers. Some 49 barrows are recorded at these two locations. They are

situated in elevated positions, at 130m and 119m OD. There is less evidence for Iron

Age activity within the immediate vicinity of Pennyfeathers, although an Iron Age

settlement has been identified in the area around Brading Roman Villa (to the south of

Pennyfeathers).

Romano-British

The Isle of Wight was invaded, with the rest of southern England, in AD43. The

settlement on the Island appears to be more civilian in nature than military with Villa

sites at Newport, Downend and Brading. The Brading Villa (4.5km to the south of

Pennyfeathers) is believed to have developed from an Iron Age farmstead and by the

2nd century AD was established as a Villa complex including a number of buildings

around a central courtyard.

Anglo Saxon

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It is documented in the Anglo Saxon Chronicles that the Isle of Wight was invaded and

settled by the Jutes during the 5th century AD. A number of the place names recorded

in the vicinity of Pennyfeathers date from the Anglo Saxon period, including Brading

(first recorded in 648AD, and taken from Old English), Nettlestone, which is recorded in

the Domesday survey indicating a pre-Conquest occupation there and Preston, also

recorded in the Domesday survey of 1086.

Medieval

Quarr Abbey, 4km to the north of Pennyfeathers, is likely to have had a significant

impact on the landscape around Ryde during the medieval period. The Abbey was

founded in 1131 as a Benedictine Monastery but changed to the Cistercian order in

1147. The Abbey estate was very large and included the Scheduled Fishponds to the

south of the Abbey and a Grange Farm at Haseley Manor (7km to the south-east of

Pennyfeathers). A number of villages and farms were established within the immediate

vicinity of Pennyfeathers during this period, as discussed below. Also recorded for this

period are a number of Pillow Mounds (rabbit warrens) on Ashey Down and the

medieval settlement at Ashey Manor Farm (2.5km to the south of Pennyfeathers).

Post-medieval

During the post medieval period the immediate area around Pennyfeathers appears to

have remained largely in agricultural usage. In the wider area a number of forts were

established by the Royal Commission for the Defence of the United Kingdom in the

mid-19th century, such as those at Bembridge (5km to the south east of

Pennyfeathers), St Helens Fort and No Man’s Land Fort (both offshore, to the east of

the Island) and the Mortar Battery at Puckpool, 2km to the north of Pennyfeathers.

Ryde (first recorded in c. 1300 as a fishing village) expanded rapidly during this period.

The pier opened in 1814, establishing the town as a seaside resort. Communications

across the Island improved, with the improvement of the road network and later in the

19th Century, the establishment of a number of railways.

3.10.2.2 Known Archaeological and Cultural Resources

Data was collated as part of the Pennyfeathers Environmental Appraisal Report in

2008. This data was collected from the National Monuments Record maintained by

English Heritage and from the Sites and Monuments Record maintained by Isle of

Wight Council. The following initial observations are based on that data:

Designated Heritage Assets

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There are no Conservation Areas on or adjacent to the area of the proposed

development.

There are no Scheduled Monuments within the area of the proposed development, or

within the 1km Study Area.

There are 30 Listed Buildings within the 1km Study Area. These include 29 Grade II

buildings and one Grade II* building.

There are no Registered Historic Parks and Gardens or Registered Battlefields within

the Study Area.

Designated Heritage Assets

• One find spot of a Palaeolithic hand axe is recorded within the Study Area.

Three find spots dated to the Neolithic period have been reported, all to the

north of Pennyfeathers.

• Seven sites dated to the Bronze Age are recorded within the Study Area.

• Roman finds have been made at five locations within the Study Area. The finds

include pottery, a millstone and coins.

• Eight sites dating to the Medieval period are recorded within the Study Area.

• There are 95 sites recorded within the Study Area for the post medieval period.

• Eight sites within the Study Area were recorded for the modern period.

• Two sites were not characterised or dated.


The proposed development includes mixed uses: residential, institutional/ community,

and green space. The activities that could potentially have archaeological impacts

associated with this include:

• site preparation; clearance, levelling, draining and infrastructure;

• services;

• footings; and

• planting and landscaping.

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Depending on the final layout of the proposed development, there is potential for direct

impact to a number of archaeological sites. However, the proposed development

provides the opportunity for a mitigation strategy to be developed on the basis of the

results of further assessment to allow preservation of such sites. General principles

guiding the mitigation will be:

• Preservation in situ: the preservation in situ of sensitive archaeological

remains can be achieved through changes at the design stage or localised

variations to the construction methodology during the construction stage to

avoid areas of high archaeological sensitivity; and

• Preservation by record: where preservation in situ is not feasible or desirable,

an alternative mitigation is to preserve the information though archaeological

excavation and recording. This may be undertaken either pre-construction or as

part of a watching brief.


The full desk based assessment (DBA) and walkover survey for the entire site will be

undertaken to inform the environmental assessment. The main stages of work are

detailed below:

a) Review the existing DBA (including re-consultation of the sources referenced above

to ensure that no additional sites have been added to the data sources since the

DBA was written).

b) Review the walkover survey to consider any areas within the red line boundary that

differ from the original DBA.

c) Update the baseline report to provide a description of the significance of the

heritage assets affected and the contribution of their setting to that significance.

d) Undertake detailed consultation with the County Archaeologist, Isle of Wight

Council.

e) Undertake an assessment of the impact of the proposal.

f) Prepare a section for the ES, including a précis of the baseline report, assessment

of impacts, constraints mapping and recommendations for any necessary further

assessment and/ or mitigation.

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3.11 Transport


3.11.1.1 National

National legislation and policy relevant to transport that will be considered in the


Table 3.15 – National legislation and policy for transport


The Future of Transport White Paper (2004) - A Network for 2030

Emphasises the need for a transport network that can meet the challenges of a growing economy and increasing demand for travel whilst achieving environmental objectives.

Planning Policy Guidance Note 13: Transport (April 2001)

PPG13 supports the needs for a safe, efficient and integrated transport system to support a strong and prosperous economy. It states that by shaping the pattern of development and influencing the location, scale, density, design and mix of land uses, planning can help to reduce the need to travel, reduce the length of journeys and make it easier and safer for people to access jobs, shopping, leisure facilities and services by public transport, walking and cycling.

3.11.1.2 Regional

Regional policy relevant to transport that will be considered in the proposed


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Table 3.16 – Regional policy for transport



TR7: Highway Considerations for New Development

Planning applications for new development will be approved where they take account of the following matters, for highway safety; (1) that the proper provision of facilities within the development has been made so as to ensure the safe movement and separation of vehicular traffic, buses, bicycles and pedestrians; (2) that any new road layout, including vehicular access, road junctions, and crossing points are constructed to provide safe conditions for all road users, particularly the needs of the more vulnerable such as cyclists, pedestrians and the disabled.

Unitary Development Plan (1996-2011) TR17: Public Rights of Way

Proposals to maintain, improve or extend the existing network of public footpaths, bridleways, cycleways, ancient highways and in particular coastal paths, will be acceptable in principle where the impact on the environment is acceptable. Applications which will lead to the closure or inappropriate diversion of any of these routes will not be approved.


TR18: Railway Line and Former Railway Network

The Council will support and encourage the retention and extension of the Island's railway lines and will ensure that disused railway lines as identified on the proposals, use could include rail schemes, cycle routes, pedestrian paths and bridleways.

Local Transport Plan 2 Discusses long-term transport strategy by building on LTP 1 up to the year 2011

Core Strategy

SP7: Travel

The Council will support proposals that increase travel choice and provide alternative means of travel to the car. To encourage the use of sustainable transport, all major applications will be required to prepare and implement workplace, retail and school travel plans (as appropriate) and consider other schemes and initiatives such as Safer Routes to School.

Core Strategy

DM18: Sustainable Travel

The Council will support proposals that increase travel choice and provide alternative means of travel to the car.

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The traffic and transport appraisal carried out in 2008 reviewed the existing and

proposed transport infrastructure and traffic conditions in the vicinity of the proposed

development site. It concluded that the highways and transport proposals for this

mixed-use development in a sustainable location satisfy national and local transport

policies.

The site is readily accessible by foot from the whole of Ryde. A public footpath is

provided through the site. A good level of bus service also passes the site along Great

Preston Road and Brading Road.

The nearest currently accessible railway station, Ryde St John’s Road, is located

approximately 1.6km (1 mile) to the north of the site and lies on the Ryde Pier Head to

Shanklin line operated by Island Line.


The transport appraisal showed that, even without development on the Pennyfeathers

site, background traffic growth is such that increased traffic movements at Westridge

Cross are likely to exceed its capacity by 2013, resulting in excessive queuing and

delay.

Development of the Pennyfeathers site, however, provides opportunities for

modifications to the highway network. The modifications proposed would usefully divert

the bulk of traffic (using Smallbrook Lane) away from Westridge Cross. The resultant

layout would not only accommodate the new traffic generated by the various elements

of the proposed village but would relieve congestion significantly at Westridge Cross

and along Great Preston Road.

The appraisal shows that all other highway junctions tested on the wider local highway

network, including key junctions identified in Ryde and Brading, would also continue to

operate within capacity.

The opportunities presented by the new connections to the railway station adjacent to

the site; its ready accessibility by bus, and new facilities for cyclists and pedestrians to

link with established local routes, will serve to encourage the choice of a sustainable

mode of travel other than private car.

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Transport Assessment

The Transport Assessment to accompany an outline planning application for the overall

masterplan and a detailed application submitted at the same time for Phase 1

development only will cover the following:

• Existing site description and use.

• Existing transport facilities (walking / cycling / public transport).

• Description of proposed development.

• Traffic generation.

• Traffic distribution.

• Traffic assignment.

• Detailed junction capacity analysis (morning and afternoon weekday peak

hours) to compare existing and projected (opening year) traffic conditions at the

key junctions. These junctions will be assessed in sufficient detail to

demonstrate in principle appropriate junction improvements necessary to

accommodate projected (opening year) traffic conditions. The following

junctions will be assessed:

A Nicholson Road / Great Preston Road

B Smallbrook Lane / Great Preston Road

C Great Preston Road / Marlborough Road / Bullen Road / Brading Road (Westridge Cross)

D Brading Road / Cothey Way

E Brading Road / Tesco Access

F Hornsey Road / New Road / Marshcombe Shute / A3055 Morton Road (Yar Cross)

G Stroudwood Road / Upton Road / Carters Road / Gatehouse Road

H Argyll Street / West Street / Green Street

I Carters Road / Ashey Road / Smallbrook Lane

J Proposed Site Access / Smallbrook Lane

K Proposed Site Access / Brading Road

• Accessibility by non-car modes.

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The traffic data collected as part of earlier work will be appropriately factored up to

provide a baseline against which the potential impact of the development can be

assessed.

Travel Plan

A detailed Residential Travel Plan will be submitted alongside the Transport

Assessment.

3.12 Socio-Economics


3.12.1.1 Regional

Regional policy relevant to socio-economics that will be considered in the proposed


Table 3.17 – Regional policy for socio-economics


Unitary Development Plan (1996-2011) H14: Locally Affordable Housing as an Element of a Housing Scheme

On those sites allocated for residential development shown on the proposals map, and those which become available but are not currently available, the Council will seek to negotiate an element of affordable housing as part of the scheme. The scale and type of provision will be considered in relation to local needs however, the Council is seeking to achieve 20% of housing on appropriate sites to be developed and handed over to a Registered Social Landlord at a discounted price (50% market value). Mechanisms will need to be put in place to ensure such provision remains in affordable use in the long term.

Core Strategy

SP1: Spatial Strategy

Sets out in the main locations where it is expected the majority of development will occur in the next 15 years. It is based around a settlement hierarchy that was developed through a sustainability matrix, public consultation and the SA/SEA process.

Core Strategy

SP2: Housing

Through this plan the Council is planning for 8,320 new dwellings by 2027. This is 520 dwellings per year and it is this figure that the Council expects to average over the plan period.

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Core Strategy

SP3: Economy

Economic growth on the Island over the plan period will be focussed upon employment, retail and high quality tourism, with a target of creating around 7,550 new jobs.

Core Strategy

SP4: Tourism

The Council will support sustainable growth in high quality tourism and proposals that increase the quality of existing tourism destinations and accommodation across the Island.

Core Strategy

DM3: Balance of New Housing

The Council will support development proposals that provide an appropriate mix of housing types and size in all new development in order to create inclusive and sustainable communities.

Core Strategy

DM4: Locally Affordable Housing

The Council will seek to deliver at least 1,590 affordable homes over the plan period. Policy DM4 (Locally Affordable Housing) provides the specific guidance on affordable housing that will be used to consider planning applications. The policy should be read and applied in conjunction with the rest of the Core Strategy policies.

Core Strategy

DM7: Social and Community Infrastructure

Sets out the approach that the Council will take in respect of the provision and loss of social and community infrastructure on the Island and gives specific guidance for planning applications. This policy approach will be applied throughout the Core Strategy period to ensure that the Island maintains a level of social and community infrastructure to serve the needs of its residents.

Core Strategy

DM8: Economic development

The Council will, in principle and in line with national policy, support proposals that contribute to sustainable economic growth.


An appraisal of the socio-economic aspects of the proposed development has been

undertaken taking into account baseline information, in order to identify key

opportunities and constraints relating to the proposal.

During the evolution of the project, consultation with local residents and interested

parties has been a consideration in order that community feedback can be incorporated

into the development concept. Public consultation has included two open days held on

17th June 2006 and 24th November 2007. Suggestions regarding issues raised at

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these open days have since been incorporated into the overall scheme for the proposed

development.

Public consultation will continue throughout the planning process in order that public

concerns continue to be addressed through the development refinement process


The proposed development scheme is likely to generate a number of temporary

impacts during the construction phase, including:

• Short term benefit for the local economy as labour is likely to be sourced locally

• Short term benefit for local services and supporting activities

• Short term benefit for local accommodation, food, services and amenities that

may be used by construction workers.

The proposed development is likely to generate a number of permanent impacts during

the life of the development, including:

• Long term demands on local services and supporting activities (such as local

schools and hospitals and safety issues arising from increased traffic flows

along local roads)

• Long term benefit for the local economy where labour can be sourced locally

• Long term benefits from improved infrastructure, transport links, etc.


The principal objectives of the assessment are:

• To assess the baseline of the existing built environment

• To identify the key impacts and benefits on the built environment and local population as well as likely expectations and concerns of local people

• To identify appropriate mitigation measures where applicable.

The socio-economic assessment will comprise the following:

• Review of relevant local plans and socio-economic information

• Assessment of potential impacts on the local population

• Assessment of potential impacts on local services.

Our approach will comprise the following main tasks:

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Baseline data collection

To assess the baseline of the existing built environment, neighbours and nature of the

local communities and expectations and concerns of local people. We will undertake a

desktop study of published and available data. Information will be gathered on the

existing built environment (including recreation, tourism and access) and on the local

population and communities (including local population, employment levels,

deprivation). Sources of data would include local censuses, Local Authority reports (on

population, demographic records, levels of deprivation, skills availability, employment

levels, etc.), Local (LPA) Plans, and the Local Development Framework.

Impact evaluation

Baseline data will be analysed in order to provide predictions of the likely positive and

negative impacts of the project. Cumulative effects of the project with other planned

developments will also be assessed. Perceived impacts will also be recorded so that

data can be gathered in the correct format to alleviate any negative perceptions or

unfounded fears.

Mitigation measures

These will be identified where necessary to minimise potential impacts.

3.13 Sustainability

This section sets out the sustainable development requirements for the development

proposals and how these will be addressed as part of the EIA and scheme design work

to ensure an appropriate contribution is made to the sustainable development agenda.

Due to the multidisciplinary nature of sustainability, this section departs slightly from the

standard approach of setting out baseline conditions and how these may be impacted,

focussing instead on the how the proposals will respond to relevant sustainable

development planning policy and other requirements.


3.13.1.1 Local Planning Policy

Local policy relevant to sustainability that will be considered in the proposed


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Table 3.18 - Local planning policy for sustainability


Isle of Wight Local Development Framework (Draft)

Policy DM1

Outlines the requirement for new developments to mitigate and adapt to climate change, meeting the national targets to reduce carbon dioxide emissions. This includes the instillation of a community district heating system for development of over 250 housing units (where viable), the achievement of relevant Code for Sustainable Homes and BREEAM standards for the residential and commercial built form, the incorporation of renewable energy to meet at least 10% of energy demand on-site, and the achievement of a range of wider sustainability standards covering energy efficiency, low impact materials, water conservation and construction phase and operation waste management.

A completed sustainability checklist is required to accompany the planning application to help show how the above standards will be achieved.

Core Strategy

SP6: Renewables

A range of renewable energies will be encouraged across the Island to meet its target of at least 100 MW installed capacity as the on-shore contribution to becoming self sufficient in renewable electricity production. The Council supports domestic and medium scale, localised provision across the Island and recognises the need for large-scale, grid-connected renewable energy schemes. These schemes will be expected to contribute to the economic development and regeneration of the Island and help it meet its target of becoming self-sufficient in renewable electricity production.

Core Strategy

DM17: Renewables

The Council will, in principle, support proposals for the utilisation, distribution and the development of renewable sources of energy.

3.13.1.2 Regional Planning Policy

Regional planning policy relevant to sustainability that will be considered in the

proposed development is provided by the South East Plan Regional Spatial Strategy

(RSS), adopted May 2009. Key RSS sustainable development policies of relevance to

Pennyfeathers are outlined in Table 3.19 below.

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Table 3.19 – Regional planning policy for sustainability


South East Plan RSS

Policy CC1 Sustainable Development

Policy CC4 Sustainable Design & Construction

Policy NRM11 Development Design for Energy Efficiency & Renewable Energy

The principal objective of the Plan is to achieve and maintain sustainable development in the region.

Local planning authorities will promote best practice in sustainable construction and help achieve the national timetable for reducing CO2 emissions from residential and non-residential buildings.

Major new developments should secure at least 10% of their energy demand from renewable and or low-carbon sources, unless not viable.


The development proposals, if not designed and constructed with sustainability in mind,

have the potential to result in significant adverse impacts including the inefficient use of

energy and resources, the generation of unacceptable amounts of greenhouse gas

emissions or other pollutants, or the provision of buildings that don’t meet the

requirements and expectations of the planning authority.


In order to help ensure Pennyfeathers makes an appropriate contribution to the

sustainable development agenda and achieves relevant sustainability targets as set by

planning, a range of sustainable development benchmarking and optimisation tools will

be used, including:

� Code for Sustainable Homes pre-assessment for the residential built form;

� BREEAM pre-assessment for non-residential uses (e.g. shops);

� Renewable energy options appraisal; and

� Completion of an appropriate sustainability checklist (e.g. SEEDA).

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The above assessments will be carried out in close liaison with the client and project

team, drawing on various other EIA workstreams (ecology, transport, socio-economics,

flood risk etc) given the multidisciplinary nature of sustainability.

A Sustainability ES Chapter will be prepared to set out the approach to, and findings of,

the sustainability appraisal, including specific measures that are proposed to address

relevant planning policy and other requirements in respect of sustainable development.

3.14 Cumulative and Secondary Impacts

Cumulative impacts are those that the proposed development could cause through

interaction with other developments in the area, while secondary impacts (such as

associated development) are impacts which could reasonably be expected to result

from the development occurring.

Cumulative impact therefore can cover all aspects of the environment. While a single

activity may itself result in a minor impact, it may, when combined with other impacts

(minor or significant) in the same geographical area, and occurring at the same time,

result in a cumulative impact that is collectively significant.


The most likely cumulative impacts from a development of this type relate to air

emissions, traffic and noise emissions in respect of interactions between the proposed

development and surrounding development. In addition, there could also be cumulative

impacts resulting from future planned development.


The Environmental Assessment will include an assessment of cumulative impact using

IEMA EIA guidance and the ‘Guidelines for the Assessment of Indirect and Cumulative

Impacts’ as well as Impact Interactions’, prepared for the European Commission (DG

X1) and the EPA Advice Notes on Current Practice.

An appraisal will be undertaken of potential cumulative impacts that will include a check

for other planning applications in the region. Any planned developments will be included

within the assessment of cumulative impact. An assessment will also be made of

consequential development, i.e. that which would be unlikely to occur in the absence of

the primary development.

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3.15 Environmental Management


A concluding chapter will be produced which will consist of a summary table detailing

the impacts of the proposed development and proposed mitigation measures. The

chapter will detail how environmental issues will be managed during construction and

operation. The chapter will include the structure for the Project Environmental

Management Plan, Water Management Plan and Waste Management Plan that will be

developed by the Main Works Contractor.

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4 SCOPING RESPONSE

The purpose of this report is to obtain a formal Scoping Opinion for the proposed

Pennyfeathers development in order to inform the EIA process. All responses are to be

coordinated by Isle of Wight Council and copied to RSK Environment Ltd at the

following address:

Dr Tim Cramp

RSK Environment Ltd.

The Old School House

Stillhouse Lane

Bedminster

Bristol

BS3 4EB

Tel: 0117 3004285

Mob: 07764 896023

Fax: 0117 947 1009

Email: [email protected]


Farrell Design Studio A1-53

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Figure 2.1


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Appendix 1 – Proposed Landscape Assessment Criteria

Pennyfeathers Environmental Scoping Report, May 2011

Documents

Transcript of Pennyfeathers Environmental Scoping Report, May 2011