arborfield garrison sdl - iema · garrison and adjoining land as a strategic development location...

Arborfield Garrison SDL Proposed Major Residential Led Development

Environmental Statement Non Technical Summary Reference AGLC/HPA/DOC/6 October 2014

INTRODUCTION 1

PROJECT DESCRIPTION 2

THE ENVIRONMENTAL IMPACT ASSESSMENT PROCESS 4

SUMMARY OF ENVIRONMENTAL EFFECTS 6

CONCLUSION 14

Revision No.

Date of Issue

Comments Author(s) Checker Approver

01 29.09.14 Issued to client HR HR SW

CONTENTS

Arborfield Garrison Strategic Development Location Environmental Statement Volume 1 Non-Technical Summary 1

This document is the Non-Technical Summary (NTS) of the Environmental Statement (ES) prepared for the Arborfield Garrison Strategic Development Location development. The Arborfield Garrison site (herein ‘the Site) is located approximately four kilometres to the southwest of Wokingham town centre. A location plan is presented in Figure 1.

Wokingham Borough Council’s (WBC) Core Strategy identified Arborfield Garrison and adjoining land as a Strategic Development Location (SDL) in 2010. The development of the SDL aims to deliver a long term sustainable urban community by providing homes, schools, a district centre, car parking and open spaces. Where possible the proposed development shall retain and enhance the existing natural assets of the Site and environmental considerations have had a strong influence on the proposed site design.

Arborfield Garrison Landowners Consortium (AGLC) is seeking to submit a Hybrid Planning Application for:

• an outline application for the Parameter Plans (Land Use ParameterPlan is shown in Figure 2 and an Illustrative Masterplan is shown inFigure 3) which consists of built development, including mixed usedevelopment, retail / residential units, car parking, demolition, earthworks, remediation, open space and Suitable Alternative Natural GreenSpace (SANGS), drainage and pedestrian / cycle routes.

• a detailed planning application for enabling infrastructure, includinghighways, new roundabout junction to A327 Reading Road, newjunction improvements, two SANGS and the reuse of the existing

gymnasium for sports and community uses and as a centre (Class D1/D2).

A single overarching ES has been produced to support this hybrid application.

This NTS gives an overview of the proposed development and provides a summary (in non technical language) of the ES which has been assessed under The Town and Country Planning (Environmental Impact Assessment) Regulations 2011. The ES reports the findings of the environmental assessments which have predicted the effects, both positive and negative, that the proposed development will have on the environment and sets out measures to avoid, reduce or offset the negative effects.

The ES comprises four volumes:

Volume 1. Non-Technical Summary;

Volume 2. Environmental Statement: Main Report;

Volume 3, Environmental Statement: Figures;

Volume 4, Environmental Statement: Appendices.

INTRODUCTION


THE EXISTING SITE The Site covers an area of approximately 167 ha and lies roughly four kilometres to the southwest of Wokingham town centre (centre gird reference SU77045 65544) and is currently in control and in use by the Ministry of Defence (MoD). Refer to Figure 1 for location of the Site.

The existing site consists of the main Garrison complex with Hazebrouck Barracks to the north and Rowcroft Barracks to the south. Existing residential areas are located centrally and adjoining land uses include the Reading Football Club training ground and Hogwood Industrial Estate.

Much of the Site is surrounded by roads, including the A327 Eversley Road which forms the western boundary. Park Lane forms the majority of the eastern edge, with the exception of the boundary of Hogwood Lane Industrial Estate and Reading Football Club training ground.

The Site topography is predominately flat with a slight raise in level in the western area of the Site. There are also a number of tributary streams (both open and culverted) and a man-made lake within the Site.

DEVELOPMENT OVERVIEW In April 2013 the AGLC previously submitted a Hybrid Planning Application following public consultation events in 2010 and also in early 2013. The Hybrid Planning Application was withdrawn later in 2013 to enable further technical survey and assessment work to be undertaken following concerns expressed by WBC.

Arborfield Garrison Landowners Consortium (AGLC) has now undertaken this further survey work, and is seeking to submit a new Hybrid Planning Application for approximately 2000 dwellings plus associated infrastructure, as outlined above.

The Parameter Plans have been developed through the iterative design process incorporating a range of environmental and engineering considerations.

These proposals must be seen in the context of the land immediately to the south, also being brought forward for development at the same time by the Marino Family as Hogwood Garden Village, consisting of approximately 1500 dwellings.

THE OUTLINE APPLICATION The Parameter Plans are the basis for the Hybrid Planning Application and control the fundamental structure and components of the development. They also establish a framework of key principles including use, amount of development, scale parameters, means of access and layout.

The Parameter Plans are primarily informed by the development of a “Green/Blue Grid” which safeguards, where possible, significant trees and landscape features, and coordinates the necessary Sustainable Urban Drainage System (SUDS) within a naturalistic linear park. The Parameter Plans define development parcels by land use, identify the main surface

PROJECT DESCRIPTION


infrastructure, and coordinate the proposed green spaces within the “Green/Blue Grid”.

A network of green space within the Site has been identified as the “Green/Blue Grid”. The green space will help to enhance the quality of places as well as to contribute to related initiatives such as green Sustainable Drainage Systems (SUDS) and improved wildlife habitat corridors.

The SUDS are integrated into the Parameter Plans, which will mitigate the effects of the new development upon drainage. Wherever possible the existing surface water network will be utilised by opening up existing culverts and providing open watercourses into which the SUDS will drain.

Development Phasing

An indicative phasing programme has been developed (see Figure 4):

• Phase One – year 1 to 5, initial phasing will, where possible, utilise theexisting highway infrastructure. The exception to this will be Cells C, D,H and I which will involve the delivery of new highway infrastructure andassociated ground works identified on the Phasing Plan which will besubject to the full Planning Application.

• Phase Two – years 5 to 10, will involve the delivery of new highwayinfrastructure and associated ground works identified on the PhasingPlan.

• Phase Three – years 10 to 15, will involve the delivery of new highwayinfrastructure and associated ground works.

Development phases could either be sequential or overlapping, subject to disposal / land release and the feasibility / timing of site preparation.

Construction of Phase One is anticipated to start in 2015 and Phase Two starting in 2020, with the first residential properties occupied in 2016.

THE DETAILED APPLICATION Planning permission is sought for enabling infrastructure, including highways, new roundabout junction to A327 Reading Road, new junction improvements to Langley Common Road, Baird Road and Biggs Lane, and upgrading of Nuffield Road and James Watt Road, to include the creation of new junctions with Sheerlands Road.

Detailed planning permission is also sought for two SANGS (with car parking areas, path / parkways, fencing and associated landscaping) and the reuse of the existing gymnasium for sports and community uses (Class D1/D2).


Environmental Impact Assessment is the process of compiling, evaluating and presenting environmental information designed to help develop an environmentally informed project.

The nature and scale of the proposed development means that there is the potential for significant effects on the environment, therefore an EIA was carried out to identify and assess the likely significant environmental effects of the development.

Each topic included in the EIA identifies if effects will be significant. This is dependent on the sensitivity of the existing baseline environment, and the scale of the change which occurs as a result of the proposed development. It is this judgment of significance which is crucial to informing the decision-making process.

By identifying any potential negative environmental effects, modifications can be made to the design of the development and/or construction methods to lessen predicted effects. Diagram 1 illustrates the main approach to EIA and the key stages of the process.

Establishment of environmental ‘baseline’

Identification of potential environmental effects

Initial assessment of environmental effects

Identification of mitigation measures

Assessment of significance of environmental effects

Reporting of results in Environmental Statement

Assessment is iterative. Results feed into the design process in order to mitigate

potential adverse effects and enhance potential beneficial

effects.

THE ENVIRONMENTAL IMPACT ASSESSMENT PROCESS

Diagram 1: EIA Process


THE SCOPE OF THE EIA A Scoping report was produced and sent to Wokingham Borough Council (WBC) for comment. Comments were received from WBC on 25th June 2014. Following a redline boundary change an amended Scoping Report was submitted to WBC and an amended response was received on 27th August 2014.

The comments received concluded that the following topics required further assessment:

• Landscape and Visual;

• Noise and Vibration;

• Air Quality;

• Traffic & Transportation

• Ground Conditions & Land Quality;

• Surface Water Environment;

• Biodiversity;

• Archaeology & Heritage;

• Community & Socio-Economics; and

• Cumulative Effects.

The Scoping response received from WBC stated that the report provided a clear and detailed process for the assessment of environmental effects of the Site.

CONSULTATION As part of the design process consultations were held with officers from WBC. Pre-application meetings with various departments were also held including design, planning and transportation.

Consultation has also been undertaken with a range of stakeholders including the Environment Agency, Natural England, local parishes, local councillors and other community organisations.

AGLC held three public exhibitions in different locations to consult the local community. These events were held over an eight day period with different opening times to make every effort to ensure accessibility. To publicise the three consultation exhibitions and the online consultation website, some ten thousand A5 leaflets were delivered door to door in the parishes of Arborfield, Barkham, Bramshill, Eversley, Finchampstead and Swallowfield. Supplies of leaflets were also provided to the local Parish Councils along with an electronic version for Parishes to display on their notice boards and websites. Officers of Wokingham Borough Council emailed details of the exhibition dates to all those residents registered to receive information in respect of the Arborfield Community Forum and a half page advertisement was published in the Wokingham Times on 28th August to promote the exhibitions and the consultation website. Feedback and comments received during the consultation have been taken into account where possible in finalising the Parameter Plans and preparing the planning application.


INTRODUCTION This section provides a summary of the findings of the assessment of each of the topics in the ES. The effects presented in this Non-Technical Summary take into account mitigation measures which aim to avoid, reduce or offset negative effects.

LANDSCAPE & VISUAL Considering the scale and size of the Site, it is visually concealed within the context of the local area, with visibility limited to near distance views around the boundary. The mature boundary tree belts provide a visual buffer restricting views towards the Site.

It is the receptors located on the immediate edge of the Garrison that have the most visibility and therefore will experience the greatest visual effects, whilst middle and long distance views are only afforded views of the very tops of the Water Tower and the large-scale military buildings. As such, during construction it is residents in the Biggs Lane Estate, the Married Officers Quarters, Tope Crescent, Stephenson Road and the Former Poperinghe Barracks that will experience the greatest adverse visual effects, whilst middle distance viewpoints generally experience minor beneficial effects due to the demolition of the water tower and large-scale military buildings.

The majority of the Green Infrastructure, as well as a number of pockets of construction, will be implemented in the first phase of construction, and although this has detrimental visual effects on the residential properties

surrounding the Garrison, it is only a temporary effect. This early construction and establishment of the Green Infrastructure then has the function of screening and mitigating the subsequent construction phases, thereby reducing the visual effect as the development proceeds.

The development envelope and building heights have been designed to mitigate adverse landscape and visual effects from the surrounding area, with the majority of the existing tree belts being retained. It is considered that the Site would have little effect on middle and long distance views.

Generally the landscape character of all areas experience adverse effects at some point during the construction phases, although North Hazebrouck, East Hazebrouck and Rowcroft experience beneficial effects on their character due to the demolition of the large-scale military buildings, and these effects are considered to be permanent.

During operation, it is only near distance receptors that are affected visually, and these are both beneficial and adverse effects. Residences in the north of the Biggs Lane Estate and on Langley Common Road will benefit from the removal of the large-scale military buildings and the introduction of smaller-scale residential development along with the Green Infrastructure. Residences in the Married Officers Quarters, the Former Poperinghe Barracks, the west of Biggs Lane Estate and users of Byway 18 will experience permanent adverse effects due to the introduction of housing and the loss of some open views. However, it is considered that the scale and form of this proposed residential development is similar and in-keeping with the existing residential development surrounding it.

SUMMARY OF ENVIRONMENTAL EFFECTS


North and East Hazebrouck and Rowcroft character areas will benefit from the introduction of a finer grain of landscape pattern, and positive landscape and built elements, replacing the existing military landscape of large-scale buildings, parking areas and security fencing, as well as the establishment of the SANGs, the Linear Park and Village Green.

Sheerlands will experience permanent major adverse effects on its character due to the fundamental change in character caused by the introduction of a residential landscape into a previously rural, agricultural one. However, there will also be beneficial effects on this character area with the introduction of the Linear Park, which retains and enhances the existing drainage, hedgerow and mature trees.

The assessment therefore concludes that the proposed development is suitable for the location. The potential visual effects on the wider area would be minimal and the existing and proposed vegetation will provide a strong landscape framework for the development to sit within. Only one of the Site character areas will experience adverse effects on its character, and due to the fact that the majority of the Site is located on previously developed land, the potential to accept change in the other character areas is greater. The extensive Green Infrastructure, and introduced finer grain of landscape elements, will be beneficial to these areas.

NOISE & VIBRATION A baseline noise survey has been undertaken in March 2014. The survey was undertaken to establish the baseline noise and vibration environment across the site and at nearby noise sensitive receptors (NSRs).

Using the results of the baseline noise surveys and traffic flow data provided as part of the Traffic Assessment, noise contour plots have been

prepared in order to establish the potential range of future noise levels across the application site.

Effects have been considered during the site preparation and construction phases, and on completion and operation of the proposed development.

Construction noise effects are considered to be non-significant. Mitigation measures have been advised to employ “best practicable means” to control noise, and the measures to be documented within a Construction Environmental Management Plan (CEMP). Contractors will issue a project route map and delivery schedule to control construction traffic, along with onsite management of access points.

Operational noise effects are considered to be non-significant. Commercial site activities, building services and any fixed plant shall be designed to achieve recommended operational noise limits. Minimal changes to noise from increased road traffic along the existing road network are predicted.

Ambient noise from sources outside of the development (e.g. road traffic) has the potential to affect the external and internal noise environment of both the residential dwellings and secondary school sites. Internal noise criteria within proposed dwellings and other noise-sensitive uses (e.g. schools) can be achieved using careful consideration of site layout and appropriate design measures. The orientation and layout of buildings, selection of glazing and appropriate ventilation, and use of barriers/fences around garden areas shall be finalised during detailed design.


AIR QUALITY The air quality chapter identifies and assesses the potential effects that the Site may have on air quality during both the construction and operational phases.

A qualitative construction phase assessment has been conducted following the methodology outlined in the Institute of Air Quality Management (IAQM) ‘Guidance on the Assessment of Dust from Demolition and Construction’ (IAQM, 2014). Taking into consideration background PM10 concentrations as well as the type, number and distance of the receptors, the sensitivity of the area to dust soiling effects was considered to be High and for human health effects was considered to be Low. The potential risk of dust soiling was determined to be High during the demolition works, and Medium during the other construction activities. The potential risk of human health effects was considered to be Medium during demolition works and Low during the other construction activities. Appropriate mitigation measures were recommended to effectively control the effects during the construction phase. The residual effects were therefore considered to be of ‘Negligible’ significance.

A quantitative operational phase assessment was undertaken to determine the potential local air quality effects associated with emissions from vehicles. The significance of the effects were determined following the Environmental Protection UK (EPUK) guidance ‘Development Control: Planning for Air Quality’ (EPUK, 2010). Vehicle emissions have been modelled using AAQuIRE detailed dispersion modelling software. The potential effects from traffic derived pollutant concentrations (nitrogen dioxide (NO2) and fine particulate matter (PM10)) were predicted within the study area as well as at specific existing and proposed sensitive receptors.

The operational phase assessment was conducted for a base year and Do-Minimum (DM, without the Site) and Do-Something (DS, with the Site) scenarios for 2026 (when the site would be fully operational). In addition, to account for the phasing nature of the Site, an assessment of the potential effects in 2019 (with and without the Site operational) was also undertaken. Due to uncertainties regarding the improvements in future year emissions factors, a sensitivity test was undertaken whereby 2013 emission rates were applied to the 2019 assessment. This is a worse case approach as it assumes no improvements in vehicle emission factors between 2013 and 2019 and therefore is very likely to result in an over prediction of absolute pollutant concentrations.

The assessment concluded that the change in annual mean NO2 and PM10 concentrations would be of ‘Negligible’ significance at all modelled existing and proposed receptors in 2019 and 2026. While the sensitivity test predicted that NO2 effects of up to ‘Slight Adverse’ significance at all modelled receptors.

In addition, to ensure cumulative effects were accounted for, two additional 2026 scenarios were modelled. The first assessment included the proposed Arborfield relief road and the second assessment included all cumulative developments anticipated to be operational in 2026. The assessments concluded that the cumulative effects would be of ‘Slight Adverse’ significance at two receptors and of ‘Negligible’ significance at all the other sensitive receptors.


TRAFFIC AND TRANSPORT The environmental implications of the proposed development have been assessed against the existing and future baseline transport situation to quantify the extent of any environmental effects. Assessments have been undertaken in accordance with accepted guidelines to determine the effect of traffic upon severance, driver delay, pedestrian delay, pedestrian amenity, accidents and safety, dust and dirt and hazardous loads.

Construction activities would be carefully managed through implementation of a CEMP. This would ensure that HGV movements were carefully controlled along appropriate routes to and from the site focussing on the existing A road network to the north towards the wider strategic road network. Good management practices including wheel washing facilities, sheeting of vehicles and appropriate operational working hours would also contribute towards minimising the effect of construction traffic.

The comprehensive iterative design process from which the development proposals have evolved have resulted in a completed development masterplan which substantially reduces any adverse environmental effects of traffic. Where the environmental effects have been identified as being significantly adverse appropriate mitigation proposals have been presented which would reduce the environmental effect to within acceptable levels. Indeed, the proposals provide the opportunity to considerably enhance the wider transport network creating improved connections between the existing and proposed settlement. This would result in an integrated and sustainable pattern of development which minimises the increases in traffic flow and hence the associated environmental effects.

Cumulatively with the remainder of the SDL site and the Arborfield Relief Road there would be notable enhancements to parts of the existing road

network which currently experience some adverse environmental effects associated with existing traffic movements. The proposed development would assist in the delivery of both the Arborfield Relief Road and the wider SDL development and would thus assist in delivering these wider benefits.

Overall, it is considered the proposed development would enhance the sustainable transport credentials of the location and along with appropriate mitigation measures on the wider transport network would ensure the residential environment effects of traffic were generally negligible and in many locations represented an improvement in comparison with the current situation.

GROUND CONDITIONS The earliest historical Ordnance Survey plans indicate that the garrison site was initially farmland until circa 1931 when the southern part of the site was developed as a military remount depot, the site as further developed during 1939 and 1974. Agricultural land to the south-west has comprised farm land from the earliest mapping to date. The West Court area remained undeveloped since 1871. There has been little change in the land use on the site.

The ground conditions on site have been identified as Made Ground overlying London Clay. Sands of the Bagshot Formation overlie the London Clay to the eastern boundary of the Site. Alluvium (loose material deposited by streams or rivers) also exists in the eastern area of the Barracks.

A baseline review of existing information identified a number of areas of known sources of contamination relating to the site being used as a military facility.


A Geo-environmental intrusive investigation and risk assessment has been undertaken. The ground investigation was designed to target potential source areas identified at the Site. The fieldwork was carried out in the period between 2nd and 13th June 2014 and included the drilling and installation of boreholes, shallow hand dug pits and mechanically excavated trial pits. In addition, the collection of soil, groundwater, surface water samples and ground gas monitoring was undertaken.

Through the implementation of various management plans, including a CEMP and Materials Management Plan (MMP) which include strict guidelines and adheres to good practice, no significant impacts to ground contamination, soils, human health, controlled waters or mineral resources is predicted.

After the implementation of the identified mitigation measures, the proposed development at the Site is expected to have no effect on soils, human health, controlled waters or mineral resources.

WATER ENVIRONMENT Development at the Site has the potential to adversely affect the surface water environment during construction, where appropriate mitigation measures are not implemented. However, adherence to the mitigation measures outlined in the ES chapter, which will ultimately be included within a CEMP, will result in no significant effects on the surface water environment.

The development would have a beneficial operational effect on flood risk, of major significance to residents and users of the Arborfield Garrison. This is

a result of the risk and extent of flooding being decreased due to ground modifications and flow constraints being removed.

The development would also have a beneficial operational effect on water quality, of major significance to the watercourses that flow through the Arborfield Garrison Site (including Garrison Lake), the watercourse that flows from the Arborfield Garrison site to Barkham Brook and Barkham Brook itself. This is a result of channel improvements (such as unculverting of approximately 0.5km of river) and inclusion of SUDS that will improve water quality as well as provide ecological habitat.

BIODIVERSITY The ecological assessment has been carried out according to the Institute of Ecological and Environmental Management (IEEM) 2006 ‘Guidelines for Ecological Impact Assessment in the United Kingdom’ to determine impacts, suitable mitigation and any residual effects.

Temporary impacts during the construction phase would affect a number of habitats and species until habitat creation is fully established but these will be minimised and eventually fully mitigated through implementation of suitable mitigation such as a CEMP.

In terms of operational effects, of key significance is the potential for increased visitor pressure to affect the nearby internationally designated Thames Basin Heath, the loss of a number of known bat roosts due to building demolition, fragmentation of existing commuting routes and loss of foraging habitat and habitat loss and fragmentation impacting a 15 hole main badger sett with associated outliers. Foraging and breeding habitat loss for priority bird species may also be a significant effect.


Key mitigation for these (and other effects) is described within the ES chapter. Mitigation for effects upon the Thames Basin Heath will be provided by the implementation of a Suitable Alternative Natural Green Space (SANG) strategy, confirmed by a Habitat Regulations Assessment (HRA) and agreed by Natural England.

A comprehensive bat mitigation strategy has been produced which incorporates replacement roosts and habitat corridors including road underpasses which will mitigate for impacts upon badger and bats. Enhancement of hedgerows and management of multifunctional greenspace will partially mitigate for breeding birds. Breeding birds may be affected on a local level but this is unlikely to be significant at a wider geographical range.

Following the implementation of mitigation through habitat creation and species specific enhancements, the development would result in a number of beneficial operational effects including an increase in waterbodies, enhancement of hedgerows and removal of non-native species. Most adverse operational effects can be avoided with mitigation but some residual effects would be unavoidable including the loss of habitat upon breeding birds and badgers.

A small number of cumulative effects are anticipated as a result of the nearby Hogwood Farm, primarily an increase in domestic predators associated with increased residential areas, habitat fragmentation upon badgers and an unavoidable increase in lighting disturbance upon bats in the local area. These have all been minimised as far as possible by mitigation available within the Arborfield Site.

HERITAGE & ARCHAEOLOGY The site is a large area of former farmland which became first an Army Remount Service Depot in the first part of the 20th century, and then a garrison throughout the latter part.

Built Heritage

Built heritage assets that may be affected by the proposals comprise:

• Scheduled Monument (SM): medieval moated site. The moated site survives as earthworks and lies in the centre of the site. As a scheduled monument it is protected by law and considered to be of very high heritage significance;

• SM: The (site of the) infirmary stables in the west of the site, surviving as two single storey blocks in a state of disrepair;

• Moat House (SM), which is located in the site and dates to the early 20th century;

• West Court (Grade II listed building): a large house with 17th century core and later additions currently used as headquarters mess and accommodation for REME;

• Other listed buildings within the vicinity of the site;

• Arborfield Cross Conservation Area is in the vicinity of the site, approx. 1.5km to the north-west;

• Unlisted assets in the vicinity include the gymnasium, entrance gates and the garrison church.

It is considered that the proposed Parameter Plans would have an overall beneficial impact to the built heritage assets within the site and surrounding area. The proposals would make the Infirmary Stables a central part of the wider community and through careful refurbishment and use, would ensure


the future survival of the asset. There would be a minor impact to the setting from the development to the east, although this would be offset through sympathetic design, appropriate screening, while the proposed village green would result in a beneficial impact on the asset’s setting. Other impacts would arise from the development of housing to the east of the Moat House, although like the stables this would be offset by sympathetic design and appropriate screening, while there would be a loss of all the buildings and features associated with the Garrison with the exception of Garrison Church, the memorial garden and the initialled bricks. The landscaping as part of the West Court would not have a significant impact on the setting of West Court House, while the impact to nearby designated and non-designated assets is considered to be negligible and in some cases would be beneficial.

It is recommended that the detailed proposals be sympathetic and that landscaping carefully considered in order to reduce impacts to the setting of heritage assets. Buildings which will require alterations/renovations such as the stables and the Moat House would need to undergo a programme of building recording appropriate to their significance, while assets that will be demolished or removed undergo a photographic survey prior to their demolition/removal.

Buried Heritage

The site lies in an area from which evidence of prehistoric, Roman and medieval settlement has been found. Archaeological survival potential within the site is likely to be extremely varied as a result of past impacts. Within areas currently or formerly built up, primarily in Area A, archaeological survival is likely to have been compromised except for in isolated areas beyond the footprint of buildings. However large parts of the

site have never been used for anything more than farming, pasturing of horses, and as playing fields. In these open areas there is a high potential for archaeological survival.

Within Area A, the primary impact would be from initial topsoil removal in the areas of proposed construction, as it is likely that any archaeological remains would lie directly below the topsoil. Following this, additional impacts are likely to arise from foundations, any future basements, service, road construction and landscaping.

In terms of the SANGS in both Area A and in Area B, ground reduction/excavation as part of the landscaping proposals would be the only impact. Such impacts are however likely to be localised and could be flexible in order to avoid removing any heritage assets of high/national significance.

SOCIO-ECONOMICS The proposed development, based on the assumed demographic structure, will generate an on-site population of approximately 4,912 residents. The likely effects generated as a result of this, whether positive or negative, will be felt by a variety of user groups including impact area residents and impact area businesses. The socio-economic effects have been considered across construction and operational phases with both considering the likely implications on: social infrastructure provisions, open space and recreation provision and employment and the local economy

The resultant population of the Site will require additional social infrastructure to be provided on-site or within the local area to meet requirements. The Site includes the provision of a primary school and a


secondary school for up to 1,500 students which is estimated to provide a surplus of school places, resulting in the Site having a positive effect on school places in the area. The Site includes healthcare provision that is assumed to offset the requirements generated on site, with some surrounding facilities providing additional capacity. The Site is considered to sufficiently mitigate its social infrastructure requirements and also to benefit from existing capacity within its vicinity. The Site also includes existing MoD facilities such as the church, community centre, gymnasium and outdoor sports pitches which will become publically accessible.

The level of employment generated in the construction sector as a result of the construction phase is expected to be a net gain of 218 jobs to the inner impact area. As a result of the operational phase, the on-site schools and neighbourhood centre uses are likely to generate a net gain of 477 jobs, supporting existing and new resident employment opportunities; a positive effect across both phases.

The development of the Site is not directly causing the loss of existing employment within the site and as such no employment loss is attributed to the development.

As a result of the new population generated on-site, additional open space provisions will need to be made.

Based upon the residual effects of the development and the cumulative effects of developments that are planned within the impact area there are no significant adverse effects recorded when the various elements of mitigation by design are taken into account. There will be several positive effects brought about as a result of the development which will benefit the existing population within the impact areas.

CUMULATIVE ASSESSMENT From the assessments undertaken by technical teams, many of the developments highlighted by WBC are not expected to provide significant cumulative effects. However two projects have been highlighted in many of the assessments as having the potential to create a cumulative effect with Arborfield Garrison. These are Hogwood Farm (Marino Family) for which planning submission is expected in late 2014 and the Arborfield Cross Relief Road (the preferred route for this is still under assessment).

Inter-project effects are likely to arise due to the proximity of these developments to the Site and their relative size. The most significant effect is on landscape character as noted by the Landscape and Visual assessment whereby the Arborfield Garrison site will have a permanent moderate adverse effect on the character of the J2: Arborfield and Barkham Settled and Farmed Clay Character Area. If the AGLC development is constructed, along with the Arborfield Cross Relief Road, this would have an overall permanent, major, adverse effect on the local character area.

The greatest potential for cumulative effects arises from the possibility of overlap in construction phases from adjacent developments. However as there is limited information available on the timescales for these other projects, there is insufficient information to provide a thorough assessment. However it is anticipated that with appropriate mitigation implemented, such as good practice construction techniques and the development of a CEMP, cumulative effects from Hogwood Farm, Arborfield Cross Relief Road and other nearby developments will be mainly negligible and in some aspects have the potential to provide a beneficial effect in the area.


An Environmental Impact Assessment has been undertaken to identify the likely significant effects on the environment of the development of the Arborfield Garrison Strategic Development Location. This NTS summarises the findings of the individual technical assessments above.

What Happens Next The ES, of which this Non-Technical Summary forms part, will be reviewed by the planning authority in considering the planning application for the development. The environmental issues summarised in this document, together with information contained in the other documents submitted in support of the application, will be material considerations in determining the proposal.

CONCLUSION

Location of Proposed Development

Contains Ordnance Survey data © Crown copyright and database right 2014

This document has been prepared by AECOM for the sole use of our Client (the "Client") and in accordance with generally accepted consultancy principles, the budget for fees and terms of reference agreed between AECOM and the Client.

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Proposed Development Areas

District Centre (Mixed Use) - 5.78 Ha / 14.28Acres

Primary School Land - 2.88 Ha / 7.11

Secondary Schoool Land - 9.10 Ha / 22.49

Residential Developable Area - 61.3 Ha / 151.4Acres 2000 units = density of 32.66 DPH / 13.21DPA

SANGS Area - 38.41 Ha / 86.81 Acres

WEST COURT LAND


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Tel: +44 (0) 121 710 1100Fax: +44 (0) 121 710 1399

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NON-TECHNICAL SUMMARYILLUSTRATIVE MASTERPLAN

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Date:

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Tel: +44 (0) 121 710 1100Fax: +44 (0) 121 710 1399

www.aecom.com

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Title:Client:

Project:


23/09/2014

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NON-TECHNICAL SUMMARYINDICATIVE PHASING PLAN

FIGURE 4

LEGEND

Redline Boundary

Phasing of Cells:

Phase 1 (2015-2020)Total Number of Units = 700



Secondary School Site (2015-2017)

SANGS

arborfield garrison sdl - iema · garrison and adjoining land as a strategic development location...

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