clipstone park - iema · “proposed development”) on clipstone park land to the east of...

PREPARED BY PEGASUS PLANNING GROUP | WILLIS DAWSON HOLDINGS LTD | JULY 2011 | W.0225.178

CLIPSTONE PARK East of Leighton-Linslade Environmental Statement - Non-Technical Summary

Site Location

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Application Site Context

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Information based on all known constraints© Crown copyright. All rights reserved. Licence number 100042093

Figure 1

East of Leighton-LinsladeClipstone Park

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Contents

Introduction 04Proposed Development 07Alternatives 09Socio Economics 09Landscape and Visual 10Ecology and Nature Conservation 12Traffic and Transport 13Air Quality 14Noise and Vibration 15Archaeology and Cultural Heritage 17Agricultural Circumstances 18Flood Risk and Drainage 19Goetechnical Issues and Contaminated Land 21Conclusions 22

Ref: W.0225.178Date: July 2011

COPYRIGHT: The contents of this document must not be copied or reproduced in whole or in part without the written consent of Pegasus Planning Group

PegasusPlanning

Group

4 page

Introduction

Assessment ApproachThe purpose of EIA is to identify and assess the likely significant effects of the Proposed Development on the environment for both the construction and operational phases of the Proposed Development. This ES provides data to identify and assess any environmental effects resulting from the Proposed Development which are likely to be of significance and provides a description of the measures proposed in order to avoid, reduce or remedy, if possible, significant adverse effects.

The EIA Regulations stipulate that an ES should, where possible, identify, describe and assess the likely significant effects of a development on the environment. Therefore this ES identifies and assesses the likely significant effects of the Proposed Development in relation to both the construction and operational phases of the Proposed Development. Environmental effects have been evaluated with reference to definitive standards and legislation where available. Where it has not been possible to quantify effects, qualitative assessments have been carried out, based on available knowledge and professional judgement.

Willis Dawson Holdings Ltd (the “Applicant”) is seeking to obtain outline planning permission for a residential-led mixed use development (the “Proposed Development”) on Clipstone Park land to the East of Leighton-Linslade, Bedfordshire (the “Application Site”).

The Application Site is situated within the administrative area of Central Bedfordshire Council (CBC). The location of the Application Site is shown on Figure 1 and the extent of the Application Site is shown on Figure 2.

This report provides a Non-Technical Summary (NTS) of the Environmental Statement (ES). The ES presents the findings of the Environmental Impact Assessment (EIA) which was undertaken in conjunction with the design process for the Proposed Development and various supporting studies, which have informed the design.

The full findings of these studies and of the overall ES are presented in a comprehensive set of documents that can be viewed at the offices of CBC. Additional copies of the NTS (no charge), ES Volume 1 (£75 plus postage) and the Technical Appendices (£150 plus postage), are available from Pegasus Planning Group, Pegasus House, Querns Business Centre, Whitworth Road, Cirencester, Gloucestershire, GL7 1RT. Telephone: 01285 641717. The complete ES can also be obtained in CD format for £10 from the same address.


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KEY FIGURE

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Application Site

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KEY FIGURE

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Figure 2

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Cumulative Effects Effects that result from incremental changes caused by other past, present or reasonably foreseeable actions with a Proposed Development are known as cumulative effects. There are two main types of cumulative effect:

Combined effects on a particular receptor or individual effects from the Proposed Development, for example, noise, dust and visual effects; and

Effects from several developments, which individually might be insignificant, but when considered together there could be a significant effect.

The likely effects of the Proposed Development together with the wider Masterplan proposals for land East of Leighton Linslade and other schemes within proximity to the Proposed Development have been assessed by the relevant technical specialists to establish the likely significant cumulative effects.

Application Site DescriptionThe Application Site extends to approximately 113.7 ha of land and is situated on the eastern side of Leighton-Linslade, Bedfordshire approximately 40km to the north of London.

The northern edge of the Application Site is bounded by Vandyke Road and the Leighton Buzzard Railway, a narrow gauge railway which operates in this area. The southern part of the Application Site is bounded by Stanbridge Road, which leads eastwards out of Leighton-Linslade towards the A505.

The majority of the Application Site comprises agricultural fields immediately adjacent to the built edge of Leighton-Linslade. This includes floodplain land associated with Clipstone Brook (a County Wildlife Site) which bisects the Application Site in an east-west direction. The Application Site surrounds but does not include Model Farm.

The topography of the Application Site is undulating with contour lines of 100 metres AOD along Vandyke Road to the north and one at a similar height along the southern boundary. In between there is a shallow valley but with noticeable steep banks, along the Clipstone Brook and a shallow ridgeline along the A4012 where there is a high point of 103 metres AOD.

Introduction


page 7

The Proposed Development will comprise the following key components:

• 1,280 residential dwellings with a proportion of assisted living accommodation for the elderly;

• 11.43 ha of employment floorspace;

• Neighbourhood centre, to include a foodstore, retail, community/leisure facilities and nursery;

• Local centre to include retail floorspace and community facilities;

• Nursing home;

• Educational facilities to include land for an extension to Vandyke Upper School and a site for a combined lower/middle school;

• Highways, utilities and infrastructure;

• Open space, including sports and recreational facilities with associated landscaping; and

• Park.

Proposed Development

8 page

Parameter Plan

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Land Use Plan

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Alternatives

The EIA Regulations require that the Applicant provides an outline of the main alternatives they have considered. The alternatives to the Proposed Development, which have been considered by the Applicant comprise:

• The ‘No Development’ Alternative; and

• Alternative Designs.

The ‘No Development’ Alternative refers to the option of leaving the Application Site in its current state which would lead to the missed opportunity to provide housing in a variety of types and tenures, educational, recreational and leisure facilities in a sustainable location.

A variety of different designs for the Proposed Development have evolved over the course of the design and consultation process.

The proposed residential development of 1,280 dwellings will provide the necessary funding to kick start and facilitate the early delivery of the employment and infrastructure development at ELL.

The combined proposals would have a significant and positive impact on the area by providing much needed residential provision for the Growth Area and bring forward opportunities for 1,600-2,400 new jobs. This would make an important contribution to the supply of jobs in Leighton Linslade and provides the opportunity to enhance the self containment of the town and reverse unsustainable outward commuting patterns.

The development provides for appropriate supporting uses in the form of educational facilities, a Neighbourhood Centre (with provision for a doctors surgery and retail opportunities) and areas of public open space for recreation and amenity to meet the day to day needs of the development. Financial contributions are likely to be the subject of negotiations to secure other improvements to public transport and community facilities where necessary.

The socio-economic effect of the Proposed Development would be positive and would be of significant benefit to the Leighton Linslade Growth Area and the wider sub-region.

Socio Economics

10 page

A landscape and visual assessment has been undertaken which considers the potential effects of the Proposed Development upon individual landscape elements and features, landscape character and the visual amenity of receptors which would have views of the Application Site and the Proposed Development.

The assessment demonstrated that potential views of the Proposed Development do not extend much beyond 2 kilometres of the Application Site owing to a combination of topography, location and orientation of receptors and intervening vegetation.

In the long term, e.g.15 years from the start of the operational phase, the Proposed Development would not cause any significant visual effects for the representative viewpoint receptors.

The vision for the Proposed Development is to create a high quality multi-functional landscape which meets the requirements of its existing and future residents. The green infrastructure proposed which comprises the landscape framework would form an integral part of the Proposed Development. It also forms an effective means of integrating appropriate mitigation to address both the landscape and visual effects. The design of the green infrastructure associated with the Proposed Development provides the opportunity for not only mitigation but also enhancement of the environment in landscape terms.

Landscape features would be generally enhanced with the Proposed Development in place. A limited number of residential properties and public rights of way would be affected visually. However, the Proposed Development would be of high quality, set within a strong landscape framework, and would be in character with the adjacent existing residential development.

The landscape and visual assessment demonstrates that the Application Site is capable of accommodating the proposed mixed use scheme and associated green infrastructure which, in totality, would be effectively assimilated into the existing urban fringe environment to form a new greener, attractive and substantive landscaped urban extension to Leighton-Linslade that helps fulfil the aspirations for creating new integral areas of Green Infrastructure.

Landscape and Visual


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Landscape Framework Plan

12 page

Ecology and Nature Conservation

Mitigation and enhancement measures are therefore proposed, including substantial woodland, scrub, grassland, wetland and hedgerow habitat creation. These measures should provide new areas of valuable wildlife habitat, providing significant benefits to a wide variety of faunal species. Measures are also proposed to avoid impacts resulting from construction activities, anthropogenic effects, lighting and changes to hydrology.

The Proposed Development and mitigation measures have been designed to achieve compliance with relevant legislation and planning policy. In general, the development seeks to protect, conserve and enhance biodiversity. More specifically, measures are proposed to avoid killing or injury of protected species such as bats and birds and opportunities for enhancements to biodiversity are also proposed.

Following mitigation, it is considered that the Proposed Development would result in significant enhancements to the existing ecological interest of the Application Site, with substantial benefits in respect of Clipstone Brook CWS, habitats, bats and other mammals, birds, amphibians and invertebrates, these effects being assessed as of overall major beneficial significance at the local level.

An ecological survey of the Application Site has been undertaken.

A number of ecological designations are located in the vicinity of the Application Site. These include Clipstone Brook CWS, a section of which is located within the Application Site. The closest (biological) statutory designation is Kings and Bakers Woods and Heaths SSSI, located 2.3km to the north-west. The Application Site itself is dominated by arable and improved grassland fields, considered to be of negligible ecological value. Habitats within the Application Site considered to be of moderate to high local ecological value include semi-improved grassland associated with the attenuation area along Eggington Brook, ponds, hedgerows, standard trees and watercourses. Surveys of protected species have found that the Application Site supports a good assemblage of bat species, both in terms of foraging and commuting activity, and roosting, with a confirmed bat roost identified and numerous trees providing bat roosting potential. The Application Site also supports a number of outlying Badger setts, and a range of bird species have been recorded. The Application Site is also likely to form habitat for a range of mammal species, including UK BAP species Brown Hare and Hedgehog, and ponds within the Application Site support low populations of Smooth Newt and Common Frog.

A range of potential effects have been identified on habitats and fauna within the Application Site, including Clipstone Brook CWS (all other ecological designations are considered unlikely to be affected by the Proposed Development).


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Traffic and Transport

introduction of bus lanes, a Travel Plan and a Public Transport Strategy, which includes a new bus service through the site.

During the operational phase of the development, the effect on severance is considered to be moderately adverse along the majority of links considered.

Similarly the effect on driver stress and delay is anticipated to be moderately adverse on the majority of the links considered, although it has been shown that within Leighton Buzzard town centre, driver delay at junctions is likely to decrease during the peak hours, due to the implementation of the mitigation measures.

The Proposed Development is likely to have a negligible impact on pedestrian and cyclist amenity. It is considered that whilst the Proposed Development will lead to an increase in traffic flows along some links, the pedestrian and cycle provision within the site will improve pedestrian and cyclist amenity for existing and new residents.

Following the assessments it is concluded that whilst the Proposed Development is likely to have an adverse effect on some links, the improvements to local infrastructure provided are sufficient to ensure appropriate mitigation for the adverse effects. It is therefore concluded that there are no transport related grounds for refusal of planning permission.

An assessment of the likely significant effect resulting from the Proposed Development on transport has been undertaken. These include:

• Severance;

• Driver stress and delay;

• Pedestrian amenity and delay;

• Cyclist amenity and delay;

• Fear and Intimidation; and

• Accidents and Safety.

The assessment is based on the existing 2010 baseline, the future 2021 baseline and the 2021 with the full development, mitigation measures and other major committed developments. The assessments were carried out for seven links, which were identified due to the relative impact of the Proposed Development, in this case a significant increase in traffic flows, of 30% or more (or 10% or more where there are sensitive receptors such as school or community facilities). In addition an assessment of the development effects during the peak construction period (2013) has been made.

During the construction phase it is anticipated that a Construction Management Plan will be implemented in order to ensure appropriate routing of construction vehicles, to regulate working hours and to minimise the effects of the construction of the Proposed Development.

The Proposed Development includes a number of mitigation measures, such as junction improvements, changes to signal timings,

14 page

Air Quality

A qualitative assessment of the potential effects on local air quality from construction activities on the Proposed Development has been carried out. This showed that during site activities releases of dust and PM10 were likely to occur. However, through good site practice and the implementation of suitable mitigation measures, the effect of dust and PM10 releases will be reduced and excessive releases prevented. The residual effects of the construction phase on air quality are considered to be minor adverse to negligible.

In addition, a quantitative assessment of the potential effects during the operational phase was undertaken using a computer model to predict the changes in NO2 and PM10 concentrations that would occur due to traffic generated by the Proposed Development.

The operation of the Proposed Development and associated mitigation measures will result in changes to the distribution of traffic across the local road network. As a result, changes to air quality are predicted at the majority of existing assessment receptors, including decreases in concentrations of both NO2 and PM10. In 2021, the Proposed Development is predicted to cause an improvement in annual mean NO2 and PM10 concentrations at 20 of the existing assessment receptors.

The Air Quality Standards (AQS) objectives for annual mean NO2 concentrations, annual mean and 24 hour mean PM10 concentrations are predicted to be met at all of the existing assessment receptors, both with and without the Proposed Development. The residual effects

of the Proposed Development are therefore considered to be negligible to neutral for both NO2 and PM10 concentrations.

The AQS objectives for NO2 and PM10 are also predicted to be met at locations across the Proposed Development Site, and therefore the Application Site is considered suitable for residential development in terms of air quality.

A quantitative assessment was also undertaken of the cumulative effects associated with the operation of the Proposed Development and the wider development at East Leighton Linslade. This concluded that the Proposed Developments would also cause changes in air quality at the majority of the existing assessment receptors, including decreases in concentrations of both NO2 and PM10, but that the AQS objectives for these pollutants would again be met at all of the existing receptors and locations on the Proposed Development Sites. The residual effects of the operation of the Proposed Development and wider development at Land East of Leighton Linslade are therefore considered to be negligible to slight beneficial for both NO2 and negligible to neutral for PM10 concentrations.


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Noise and Vibration

An assessment of the effect of the Proposed Development on the local noise and vibration sensitive environment has been undertaken and has assessed the suitability of the Application Site’s existing noise environment for the Proposed Development.

A detailed baseline noise survey has been undertaken to determine the prevailing local noise environment across the Application Site. The results of the baseline noise survey have been use to inform the noise assessment, and the preparation of detailed road traffic noise maps for the Application Site (the preparation of which has also drawn upon the Proposed Development traffic data).

Consideration has been given to potential noise and vibration effects that could arise during both the site preparation/construction and operational phases.

The construction noise assessment has identified that even without mitigation, for the majority of the construction phase, noise from construction works would fall below standards applicable to rural areas.

An assessment of construction traffic noise has been undertaken, including determination of the associated noise level increases predicted to arise on local routes. Noise level increases have been predicted to be less than 1dB, corresponding to temporary noise effects of Negligible significance.

The effect of traffic noise generated from the Proposed Development has been considered, in conjunction with the effects of natural traffic growth, committed developments and transport mitigation. Noise level increases have been predicted to be less than 3 dB, corresponding to noise effects of Minor adverse significance at worst.

An assessment of noise from the proposed eastern link road and realigned Vandyke Road has identified that the vast majority of existing receptors are well removed from these routes, screened from these routes, have a noise environment dominated by other existing sources, or a combination of these factors. A single property has been identified which has the potential to be affected by noise from the eastern link road, and a single property has been identified which has the potential to be affected by noise from the re-aligned Vandykle Road.

A series of detailed noise level predictions have been undertaken for these two properties, with all four facades at each property being considered. Without mitigation, the property next to the eastern link road would be subject to noise level changes ranging from +2.4 dB to +8.0 dB corresponding to effects of Minor to Major adverse significance. Without mitigation, the property next to the re-aligned Vandyke Road would be subject to noise level changes ranging from -4.0 dB to +10.6 dB corresponding to effects of ranging from Moderate beneficial to Major adverse significance. Accordingly consideration has been given to appropriate mitigation measures.

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Noise and Vibration

It has been identified that with due consideration to the Proposed Development layout design, and appropriately specified building fabric, a commensurate level of protection can be afforded against road traffic noise for future residents of the proposed dwellings. The same approach can be adopted to ensure appropriate noise environments for teaching and learning at the proposed lower and upper school educational sites.

Whilst proposed dwellings have been identified as sufficiently removed from the proposed Tufnell Parcells and VOSA facilities, additional noise attenuation will be afforded as a result of the screening afforded by Proposed Development in between these dwellings and facilities. The resulting effect has been categorised as of Negligible significance.

Noise from proposed sports facilities has been predicted to give rise to levels appropriate for residential occupation of external spaces. Accordingly effects of Negligible significance have been identified and consideration to mitigation measures is not warranted.

For development generated traffic, due to low level noise increases (at worst), consideration to mitigation measures is not warranted, and the identified effects ranging from negligible to minor adverse would remain.


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The potential effects of the Proposed Development on archaeology, historic landscapes and historic buildings (collectively considered as heritage assets) have been considered.

Examination of relevant databases supplemented by other sources and site inspections, indicate that only heritage assets of local importance are present within the Application Site.

Evidence in the County Historic Environment Record, supplemented by site specific desk and field studies have shown that ridge and furrow of probable Medieval date survive within the Application Site. These remains are not of such significance that the need for development outweighs the need to preserve the heritage asset. As such these features could be preserved by record.

Accordingly, it is anticipated that any planning permission for development on the Application Site will incorporate a planning condition relating to archaeology and that this condition will require a programme of archaeological investigations phased ahead of development.

The implementation of the programme of investigations would mitigate the adverse effects of the Proposed Development and enable the development to proceed in accordance with development plan policy on archaeology.

Archaeology and Cultural Heritage

18 page

The Application Site has been the subject of a detailed Agricultural Land Classification Survey. The results are set out in the table below.

Distribution of ALC Grades

The Application Site comprises predominantly of agricultural land which is in a mix of arable and grassland use and is occupied by five farming businesses.

The Proposed Development includes the development of approximately 110 hectares of agricultural land. The majority of the site falls into Grade 3b (57%) the remaining agricultural land is Grade 2 (5%) and Grade 3a (33%). Development will involve the development of some 44 hectares of “best and most versatile agricultural land”.

Due the quantum of “best and most versatile agricultural land” that is proposed for development the magnitude of effect on the national resource of agricultural land is deemed to be Moderate Adverse.

Agricultural Circumstances

ALC Grade Description Area (ha) %

2 Very Good 6 5

3a Good 38 33

3b Moderate 65.8 57

U Urban 5.2 5

The Significance of effect is Moderate Adverse.

However it is important to consider that the land quality across the study area (predominately a mix of Grades 3a and 3b) is typical of the area and accordingly the development of any site of a comparable size is also likely to have a Moderate or Major Adverse impact. In addition the distribution of the best and most versatile land is patchy and in most cases only covers parts of fields. Therefore it cannot be exploited to its full potential as it has to be farmed in conjunction with areas of Grade 3b.

The magnitude of effect on the two full-time agricultural holdings which are occupying owner occupied land across the study area is Major Adverse on one business and Moderate Adverse on the other.

The effects on the three remaining businesses which are either occupying land on short-term non-secure arrangements or are only part time businesses are deemed to be Slight Adverse.

A Construction Environmental Management Plan will be prepared and will incorporate measures from the Code of Practice for the Sustainability of Soils on Construction Sites.

There are very few measures which can be put in place to mitigate against the effects on agricultural businesses.

The Proposed Development at East Leighton Linslade involves the loss of 44 hectares of “best and most versatile agricultural land” and it will affect five farm businesses.


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The Application Site is currently Greenfield and contains a number of existing watercourses and ditches on site. The Application Site is split into two distinct areas. The northern portion of the Application Site (north of Leighton Road) is bisected by the Clipstone Brook. Therefore, this portion of the Application Site naturally drains to the brook. The Eggington Brook crosses through the southern part of the Application Site and flows in an east to west direction and therefore, this southern portion of the Application Site naturally drains to this brook.

The Eggington Brook includes a number of on-line flood storage basins, which take into account the effects of climate change, located within the Application Site and are designed to attenuate the 1 in 100 year fluvial flood event. Both the Clipstone Brook and Eggington Brook ultimately flow to the River Ouzel west of the Application Site.

The Application Site lies within the catchment of the River Ouzel and is bisected by Clipstone Brook which flow west through Leighton Buzzard to the River Ouzel approximately 2km west of the site. The Eggington Brook is a minor watercourse which flows through the Application Site and joins the Clipstone Brook approximately 1km west of the Application Site. The principal threat to flooding at the Application Site is fluvial from Clipstone Brook. Flood defences in the form of raised embankments are present on the Clipstone Brook downstream from the Application Site on the left hand bank.

The Application Site is predominantly located within Flood Zone 1 having a less than 1 in 1000 annual probability of river flooding in any year.

However, an area along the route of the Clipstone Brook is located within Flood Zones 2 and 3a (Medium and High Probability of flooding).

Overland flows from areas outside the Application Site will not effect the Application Site as they will be intercepted by existing highways and drainage infrastructure.

Construction will increase the amount of hard standing of both a temporary and permanent nature and therefore increase the rate of runoff from certain areas of the Proposed Development. This could lead to an increase in the potential for localised fluvial flooding and could have a moderate adverse effect.

The Proposed Development will require construction traffic to cross all the watercourses and ditches on the Application Site.

The introduction of embankments and bridges to facilitate crossing of these watercourses could reduce the capacity of the watercourses to carry flood flows and increase the flood risk to third parties.

Construction works would result in areas of soils being exposed and a risk of dust and debris and pollutants entering the watercourses on-site.

The Proposed Development will create an increase in the amount of impermeable area which, without mitigation, will increase the risk flood risk downstream of the Application Site. It may also be possible that all the runoff may not be able to drain from the Application Site which could place the properties on site at risk of flooding.

Flood Risk and Drainage

20 page

A small part of the Application Site is shown as being in a high risk fluvial flood area and therefore, if any residential properties or development buildings were located in this area without due consideration for the high risk flood extents, there is a risk that they may be liable to flood.

The Proposed Development will require highways to cross all the watercourses and ditches on the Application Site. The introduction of embankments and bridges to facilitate crossing of these watercourses could reduce the capacity of the watercourses to carry flood flows and increase the flood risk to third parties.

The Proposed Development involves discharging runoff to the on-site watercourses and ditches which eventually connects with the River Ouzel.

Any discharge from urban runoff from highways generally contains silt, hydrocarbons and a number of trace elements which could reduce the water quality in the watercourse within the Application Site.

The following mitigation measures have been identified to mitigate the likely effects identified for both the construction and operation phases.

During construction, impermeable areas on-site will be set for the Contractor’s site facilities. The runoff from the new hardstanding areas will need to be restricted to the green field runoff rates as defined in the FRA. The effect is therefore negligible.

Any proposed temporary crossings of the watercourses will need to be agreed with the Environment Agency and internal drainage board to ensure that the flood flow is not impeded to an unacceptable level. These crossings will be designed not to increase the flood water level at the crossing. The effect is therefore negligible.

As part of the construction process a CEMP will be produced to identify how the works will be constructed and implemented whilst ensuring the protection of the aquatic environment in terms of water quantity and quality. The effect on water quality would be negligible.

The Proposed Development will be drained via a sustainable management train, from a source to a site level.

The proposed drainage strategy will not increase the surface water runoff from the site and flood risk on or off site and the resulting effect on surface water is negligible.

During the operation phase, surface water runoff from highway and trafficked areas will be managed on site and ultimately discharged into the watercourses via surface water interceptors reducing the risk of pollution to the aquatic environment. The resulting effect on aquatic environment is negligible.

Flood Risk and Drainage


page 21

Geotechnical Issues and Contaminated LandAn assessment of the likely significant effects of the Proposed Development on soil and groundwater contamination, and the effects of existing ground conditions on the proposed site users has been undertaken.

The Application Site is considered to be of moderate environmental sensitivity due to:

• The presence of on-site surface water features;

• The underlying Secondary aquifer intersecting the Application Site;

• The locality of a groundwater abstraction points within 1km of the Application Site;

• Private water abstraction to the south of the Application Site; and

• The residential end use within the surrounding area;

The main effects relating to potential for soil and ground water contamination result from the disruption to existing ground contamination during construction works, fuel and chemical storage and use of plant, and the potential for fuels and oils to enter drainage systems due to increase areas of hardstanding.

Mitigation measures are to include protective equipment for the construction and maintenance workers, interceptors within the drainage system, dedicated service corridors backfilled with clean and inert material.

If all mitigation measures suggested are implemented then it is anticipated that overall there is likely to be a direct effect on all receptors of a negligible significance.

By adopting the mitigation measures that have been suggested the Proposed Development will help to minimise pollution and promotes sustainable development of greenfield land.

22 page

This ES demonstrates that there are no significant adverse environmental effects resulting from the Proposed Development and there are no overriding environmental constraints or planning policies which would preclude the Proposed Development.

The Proposed Development has taken account of the likely significant environmental effects and where necessary, mitigation measures form an integral part of the Proposed Development to ensure that the environment is suitable protected. This comprehensive assessment demonstrates how the Proposed Development would bring about significant benefits such as enhanced green infrastructure and positively contributes to local amenities through the provision of a new educational facilites.

Conclusions

Pegasus Planning GroupPegasus HouseQuerns Business CentreWhitworth RoadCirencesterGloucestershireGL7 1RT

Telephone: (01285) 641717 Facsimile: (01285) 642348

COPYRIGHT The contents of this document must not be copied or reproduced in whole or in part without the written consent

of Pegasus Planning Group.Crown copyright. All rights reserved, Licence number 100042093.

clipstone park - iema · “proposed development”) on clipstone park land to the east of...

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