highflyer farm: phase 1, ely - iema...highflyer farm: phase 1 – environmental statement: revised...

HIGHFLYER FARM: PHASE 1, ELY

Environmental Statement: Revised Non Technical Summary

Church Commissioners for EnglandMarch 2013

Highflyer Farm: Phase 1 – Environmental Statement: Revised Non Technical Summary

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Environmental Statement:

Revised Non Technical Summary

March 2013


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Contents Page Revised Non Technical Summary 4

List of Figures

1.1 Site Local Plan 1.2 Planning Application Site Boundary 5.1 Rev A Parameter Plan 1 5.2 Rev A Parameter Plan 2 5.3 Rev A Parameter Plan 3 5.4 Parameter Plan 4 5.5 Parameter Plan 5


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Revised Non -Technical Summary Introduction A planning application has been submitted by the Church Commissioners for England for a mixed use development on land at Highflyer Farm, Ely.

This summary forms part of an Environmental Statement which has been prepared to accompany the application. It outlines the proposed scheme, the likely significant environmental effects and any mitigation proposals necessary to reduce adverse effects.

This summary replaces the Non Technical Summary (November 2011) which accompanied the Church Commissioners’ planning application (Ref: 11/01077/ ESO) submitted to ECDC on 21 November 2011 and formally registered by the Council on 20 December 2011.

Following submission of the planning application, it has been necessary to review the planning application proposals and make a number of minor modifications to the Proposed Development. These amendments have given rise to the need to re-assess the predicted effects of the Proposed Development and update the ES.

This summary also takes account of consultee comments on the original ES (November 2011) and key changes in planning policy, notably the publication of the National Planning Policy Framework in March 2012.

Figure 1.1 illustrates the site location and Figure 1.2 the planning application red line boundary.

Proposed Development Outline planning permission is sought for residential development, a local centre comprising retail foodstore (A1), uses within Use Classes A1/2/3/4/5, D1 and business units (B1); primary school, pre-school nursery, playing fields, place of worship and/or community hall; together with open space, allotments, landscaping, highways,

infrastructure and associated works on land north and east of the Princess of Wales Hospital, off Prickwillow Corner and Lynn Road, Ely (the “Proposed Development”).

Summary of Amendments to Proposed Development The amendments to the Proposed Development are summarised as follows:

• Overall area of neighbourhood centre reduced from 3.2ha to 1.75ha

• Reduction in area of proposed foodstore from 2,400m² to 400m²

• Reduction in area of retail floor space (Use Classes A1, A2, A3, A4, A5, C3 and D1) from 1,800m² to 1,450m²

• Increase in business space from 1,300m² to 2,500m²

• Neighbourhood centre renamed as local centre given its change in scale and therefore its function

• Addition of a pre-school within the Primary School site

• Relocation of the Place of Worship and/or Community Hall from the local centre to The Green

• Increase in area of Allotments from 40 half plots to 45 full plots (from 0.7ha to 1.14ha)

• Inclusion of ‘flexible dwellings’ which will be designed and built so as to facilitate alternative uses to be incorporated into ground floor space

• Incorporation of ‘Green Streets’, footpath/cycleways combined with SuDs in a landscaped setting, to link different parts of the Proposed Development and improve pedestrian and cycle access to areas beyond the Site boundaries

• Amendments to building heights • Definition of and guidance for Character

Areas

Predicted Environmental Effects and Mitigation Measures The amendments to the planning application proposals have given rise to minor changes to the predicted effects set out in the original ES


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(November 2011). However, these changes have been assessed to be not significant and therefore the conclusions of the ES remain unchanged.

The Site The Site lies due north and east of the Princess of Wales Hospital on the ‘high lands’ which mark the transition from The Fens to the Isle of Ely. It is within the sole ownership of the Church Commissioners for England (the Commissioners) and CC Trading Ltd which is a wholly owned subsidiary company of the Church Commissioners for England.

The Site is predominantly arable land, with few trees and hedgerows, and its topography is characteristic of the ‘fen islands’ (the most significant of which is the Isle of Ely) which rise above the flat landscape of The Fens. The land slopes gently down from about 20m AOD in the west near Lynn Road to about 5m AOD alongside Clayway Drove, a public bridleway which follows the line of the clay ‘high lands’ and the edge of Waterden Fen to the east.

The northern part of the Site is occupied by a shallow valley in which a small reservoir has been created, before the ground rises up towards Lynn Road and the hamlet of Chettisham close to the Ely to Peterborough railway line, beyond the boundary of the Site.

The southern edge of the Site borders onto the new development at Cathedral View, accessed via King’s Avenue which links into Lynn Road (to the west) and the roundabout at Thistle Corner on Prickwillow Road (to the east). East of Thistle Corner, Prickwillow Road turns into Ely Road which runs through the low-lying Waterden Fen to the small village of Queen Adelaide, about 1km east of the Site, straddling the railway lines and the River Great Ouse. Access to those residential properties in Cathedral View looking out onto the Site is from Longchamp Drive which links into King’s Avenue.

Towards Lynn Road, the Site abuts an existing residential area off Davison Road which, further east, merges into a housing estate owned by the Ministry of Defence (MoD). Between the estate and the Site lies a visually prominent water tower and four semi-detached properties called Highflyer Cottages.

A farm track, serving the cottages and Highflyer Hall, connects through to High Barns which leads to the city centre.

Background to the Development Part of the Site is the subject of a housing allocation in the East Cambridgeshire Core Strategy Development Plan Document (DPD) adopted by the District Council in October 2009. As one of two site allocations outside the current development boundaries of Ely, Policy CS2 of the DPD identifies “approximately 500 dwellings to be provided as a greenfield extension to the east of the Princess of Wales Hospital”. The proposed allocation is confirmed in Policy CS9 of the Core Strategy DPD and on the Key Diagram (Map 15, Ely) which identifies the Commissioners’ land at Highflyer Farm as the location of the greenfield extension.

In addition to identified site allocations, Policy CS2 goes on to refer to the need for a further 483 dwellings, noting that this may require the allocation of additional housing land outside existing settlement boundaries.

The non-statutory Ely Masterplan, published by the District Council in 2010, sets out to provide a long term vision to help manage the growth of the city over the next 20-25 years with development at Highflyer Farm envisaged as the first phase of a much larger development in North Ely, eventually totalling some 3,000 new houses. The vision set out in the Ely Masterplan was carried forward by the District Council in the North Ely Development Framework – a consultation draft of which was approved as Interim Council Policy in October 2011.

Over the past year the Church Commissioners and Endurance Estates, have been working with ECDC and other key stakeholders to provide a joint masterplan for North Ely. A series of workshops have been undertaken focussing on issues of strategic importance to the masterplan – such as transport, and design. This process resulted in the landowners submitting a draft Joint Strategic Masterplan (JSMP) to the Council in December 2012.


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The District Council has recently published a draft Local Plan which is currently the subject of consultation. The Local Plan allocates land for approximately 3,000 dwellings and associated uses at North Ely.

Following progression of the new Local Plan and the Joint Strategic Masterplan it is understood that the Council intends to update the North Ely Development Framework and adopt it as a Supplementary Planning Document.

The Commissioners’ proposals for Highflyer Farm are compatible with the District Council’s Ely Masterplan and the JSMP and will complement that wider vision.

Evolution of the Proposals The Commissioners began exploring the development of this site in parallel with the District Council preparing its adopted Core Strategy.

The Commissioners’ proposals were further developed in light of the Ely Masterplan but following the principles set out in the adopted Core Strategy i.e. a 500 dwelling scheme located due east of the Princess of Wales Hospital.

The proposals have been further developed in discussion with a wide range of interests including the District Council, Environment Agency and Internal Drainage Board, Anglian Water, the County Council Highway & Education Authorities, the Primary Care Trust, the County Archaeologist, and local Members of the District and City Councils.

In January 2011 a local public exhibition was held by the Commissioners to explain the proposals. The key messages that arose from that exercise included:

• that the scheme should include retail and community facilities, given the complete lack of such provision in North Ely at present;

• there was concern over the need for, and location of, the proposed primary school given its proximity to existing schools in particular Ely St Mary’s Church of England Junior School; and

• there was a clear view that the proposed spine road should extend from Prickwillow Corner through to Lynn Road (instead of

stopping as a cul-de-sac at the west-east tree belt running to Clayway Drove).

Meetings were then held with key stakeholders to explore the implications of extending the outline application to cover a larger area of land, thereby enabling provision of a road linking Thistle Corner roundabout to Lynn Road, a neighbourhood centre anchored by a foodstore, and additional housing in line with Policy CS2 of the Core Strategy. The Commissioners also decided to look into the possibility of relocating the primary school to land within the neighbourhood centre and make provision for business uses.

Following consideration of these views and general support from the District Council, the Commissioners revised the scheme proposals and the extended scheme was presented at a further public exhibition in July 2011. The results of that exercise and the key messages included:

• The scheme should include allotments; • General agreement that North Ely lacks a

supermarket/general store and a public house;

• Positive response to the early delivery of a road linking Thistle Corner roundabout to Lynn Road; and

• Some concern over the absence of medical facilities in the neighbourhood centre.

Main Reasons for Preferred Option In line with the EIA Regulations the main reasons for progressing a scheme of 800 residential units instead of the 500 (taking into account the environmental effects) are as follows:

Transport and Accessibility The 500 homes scheme would only have a single access point

The 500 unit scheme would provide a single main vehicular access to the site from the Thistle Corner roundabout, with an access for emergency vehicle use only onto Allix Way. All traffic travelling to/from the site would be via the Thistle Corner roundabout onto the Prickwillow Road for travel to the city centre, King’s Avenue towards the west and Ely Road towards the east. The provision of an access


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onto Lynn Road will result in a more even distribution of traffic around the north of the city and reduce the number of vehicle movements through the existing residential area on King’s Avenue.

Provision of a construction access off Lynn Road would take pressure off residents to south of the site

The provision of a temporary haul road from Lynn Road, which would then be upgraded to form the neighbourhood spine road (Highflyer Avenue) through the site, would provide a significantly improved construction access to the development. Construction vehicles would enter the site from Lynn Road and would therefore be afforded more direct access to the A10 and the wider highway network via Cam Drive. For the 500 unit scheme, construction vehicles would be required to access the site via the Thistle Corner Roundabout. Furthermore, as a result of the low bridge on Queen Adelaide Road and weight restrictions through the city centre, all construction traffic would be required to access the site via King’s Avenue causing potential disruption for existing residents.

Design Alignment of neighbourhood spine road

The alignment of the proposed neighbourhood spine road forms a logical boundary for the northern edge of the development. The alignment has been determined by the existing topography, vegetation and other geographical features.

The southern section runs from Thistle Corner up to the line of existing trees that run east-west across the site. The northern section then runs broadly parallel to the existing urban area until it joins the Lynn Road.

The alignment of the proposed spine road over the southern section has been designed to fit into the contours and to pass through the line of existing trees at right angles to minimise the loss of vegetation. Its alignment over the northern section has been selected to fit between the two existing ponds and to run around the southern end of the small valley that contains the irrigation reservoir.

The location of the proposed junction with Lynn Road was selected to ensure that appropriate visibility splays could be provided. By locating the access on the outside of an existing bend on Lynn Road the sight lines at the junction are maximised.

Location of Proposed School

The location of the proposed primary school responds to concerns from the consultation process that the original location was too close to existing schools, in particular Ely St Mary’s Church of England Junior School on High Barns.

Location of Neighbourhood Centre

The consultation process highlighted the need for retail and community facilities within the scheme. It was considered that a neighbourhood centre should be delivered as part of the Proposed Development to address this. The proposed layout and location of the centre is considered appropriate for the long term vision of the North Ely expansion. The centre is located on the corner of Lynn Road and Highflyer Avenue which has benefits for the viability of the centre but also provides an opportunity for future expansion of the centre. The proposed layout will enable retail and commercial elements to develop and expand northwards and westwards in future phases of the development which will add to the vitality and sustainability of northern Ely, if needs arise.

The optimum location for the neighbourhood centre and school, the need for a spine road and the alignment of the spine road have led to the increase in the number of houses to connect the two areas along Highflyer Avenue.

Post Submission Consultation Throughout 2012 a number of workshops have taken place with ECDC to inform the Joint Strategic Masterplan (JSMP) process. The discussions raised some implications for the design of the Proposed Development and have informed the amendments which are contained in this revised application.


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Socio Economic Considerations The Proposed Development will result in a new population of over 2,000 people, 4,350m² of new retail and business incubator floorspace which could support some 375 local jobs. It would also provide a range of community, leisure and educational facilities as well as open space which will benefit both new and existing north Ely residents.

Facilitating the Longer Term Framework The proposed neighbourhood spine road will provide a through route for traffic travelling from the east on Ely Road and wishing to travel north on Lynn Road towards Littleport and Chettisham. As detailed in the North Ely Development Framework, the potential to provide a link to the A10 from Lynn Road has been identified as a future option, therefore the provision of the neighbourhood spine associated with the 800 unit scheme would facilitate the potential to provide a complete link between the A10 and Thistle Corner.

The Proposed Development also provides a local centre, community and educational facilities and pedestrian and cycle links which will also facilitate wider objectives.

The Proposed Development The overall vision is for the creation of a distinctive and attractive residential area which recognises the transition between the urban character of Ely and the fenlands.

The Proposed Development which is the subject of this ES comprises the following principal elements:

• About 800 dwellings; • A road (Highflyer Avenue) linking Thistle

Corner roundabout to a new junction on Lynn Road;

• A local centre (comprising a foodstore and uses within classes A1, A2, A3, A4, A5, D1, C3 and B1);

• A place of worship/community hall; • A community sports pitch and Multi Use

Games Area (MUGA);

• A primary school and pre-school on a site of sufficient size to accommodate a 3 Form Entry (3FE) school; and

• The contribution of land toward realisation of the longstanding vision of a country park on the northern edge of Ely.

Residential development at the countryside edge will be up to 3 storeys and close to existing residential areas will be up to 2.5 storeys in height. Up to 4 storey buildings will be used as landmark features at key focal points.

Buildings in the commercial area of the local centre will range from single storey up to 4 storeys.

The application seeks permission for a school building sized according to the space requirements recommended by the Department for Education in Building Bulletin 99 of a standard 2FE school of 420 pupils.

The primary school occupies a 3ha plot which is sufficient to accommodate up to a 3FE school, allowing flexibility to meet future demand requested by Cambridgeshire Education Authority.

The local centre would comprise a commercial area located in the south east quadrant of the proposed new junction on Lynn Road and a primary school, pre-school and playing fields on adjoining land to the east.

Access to the local centre for service vehicles will principally be taken from the main priority junction with Highflyer Avenue. However, there would also be potential to incorporate a service yard access directly from Lynn Road should this be required by the eventual end user of the proposed foodstore.

In addition to a foodstore, permission is sought for a range of uses that could facilitate provision of the local centre and is intended to comprise small retail units, a public house/restaurant and business units. The centre will act as a focus for the community and will allow for new local businesses and initiatives to be established.

To encourage pass-by trade, development will be prominently located to maximise the frontages of Lynn Road and the neighbourhood spine road.


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The Proposed Development provides approximately 12ha of open space and outdoor sports areas plus the school playing fields and a MUGA within the school site.

The main area of open space will occupy the lower (east-facing) slopes of the Site, softening the impact on views of the city on the approach from Queen Adelaide, preventing the visual convergence of the two settlements, and providing an attractive setting to Clayway Drove which forms part of The Bishop’s Way.

The provision of this area as open space is intended to facilitate delivery of a second phase of the country park envisaged for north Ely.

Other open space includes an area adjacent to the local centre, an area alongside the water tower and a footpath/cycleway link between Lynn Road and Clayway Drove (Bridleway No. 25), which will form a main greenway through the site.

The main vehicular access will be via the primary circulation corridor (known as Highflyer Avenue) linking the roundabout at Thistle Corner through to a proposed new junction on Lynn Road.

Temporary emergency access to/from the Proposed Development will be provided by an extension to Allix Way, the existing stub-road leading to the Site off Longchamp Drive in Cathedral View. Following the full link through to Lynn Road being open to traffic, this extension will revert to a pedestrian/cycle link only.

A network of green streets and greenways providing pedestrian and cycle circulation routes within the development, and new water bodies will be incorporated into the detailed design. These include SuDS infrastructure which will be located throughout the Proposed Development.

It is expected that the site will be built out over a period of ten years in four phases, with housing and recreation space generally proceeding south to north and the local centre progressing over the second and third phases.

Environmental Impact Assessment An environmental impact assessment of the effects of the development has been

conducted by members of the assessment team, based on a series of development parameters relating to movement, land use, scale (building heights), green infrastructure and character areas. These parameters are illustrated in the attached Parameter Plans:

• Figure 5.1 Rev A - Parameter Plan 1: Movement

• Figure 5.2 Rev B - Parameter Plan 2: Land Use Framework

• Figure 5.3 Rev C - Parameter Plan 3: Urban Design Framework

• Figure 5.4 - Parameter Plan 4: Green Infrastructure Plan

• Figure 5.5 - Parameter Plan 5: Neighbourhood and Character Areas

Summary findings are presented below, covering impacts during construction and on completion of the development.

Transport and Accessibility At present the Site is only accessible by vehicles via a private access track/road to Highflyer Cottages. This will change with the new vehicular access points from Thistle Corner Roundabout and Lynn Road.

The nearest regular bus service to the Site is route number 9, connecting Littleport to Cambridge via Ely – a section of which runs along Lynn Road. From the Site, the nearest bus stops to this service are on Lynn Road, at the Princess of Wales Hospital, and on King’s Avenue. Financial contributions will be made towards the improvement of bus services within Ely, and in particular in the vicinity of the Site.

A public footpath (Footpath No.10) crosses the Site and a public bridleway (Bridleway No. 25) runs along Clayway Drove. Further access for pedestrians to and from the Site can currently be achieved via the private gated entrance to the existing MOD residential development to the west on Heaton Close to the track linking to Highflyer Cottages and the existing water tower.

Subject to diversion order, it is proposed to enhance and divert Footpath No.10 to accommodate the final design of the development. The diversion will be linked into the network of proposed pedestrian routes and


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greenways within the development which will ensure that it is permeable for walking and cycling

The Proposed Development is designed to ensure that pedestrian and cycle access to the Site could be provided so as to maximise integration with the surrounding residential areas.

Ely is relatively well served by on and off-road cycle routes covering most of the urban area. However, in the vicinity of the Site, there are several gaps between routes, most notably High Barns leading into New Barns Road which, with improvement, could provide a direct link to/from the city centre attractive to cyclists. Enhancements to the existing cycle network will be made via financial contributions towards the proposed route improvements detailed within the County’s Ely Market Town Transport Strategy.

The scale of the Proposed Development will result in some impact on the existing transport network, with some negative effects on travel time and queuing within Ely, however a package of on and off site measures is proposed to improve the local transport infrastructure so as to help mitigate the effect of any residual traffic associated with the Proposed Development.

With regard to overall traffic flow on the network, the modelling assessment has shown a moderate increase, although the proposed junction improvements and sustainable transport strategy will help to mitigate the overall impact.

Financial contributions towards improvements to the public transport network, including the provision of a bus service and bus priority, together with improved linkages for cyclists and pedestrians, will provide substantial benefits for existing Ely residents and future occupants of the Proposed Development.

The implementation of the proposed construction strategy will ensure that construction traffic and access to the development is properly managed so as to minimise any effect it may have on the existing road network.

Geology and Soils The Site is part of the Commissioners’ holding at Highflyer Farm which covers an area of 213ha and is farmed by a tenant (who belongs to a partnership) under an Agricultural Holdings Act tenancy.

The Site is generally classified as Grade 2 on the provisional Agricultural Land Classification (ALC) maps published by the former Ministry of Agriculture, Fisheries and Food – which, together with Grades 1 and 3, is defined as the best and most versatile agricultural land.

The Proposed Development will result in the loss of agricultural land equivalent to the majority of the Site. Whilst this is considered to be a moderate environmental impact, the reuse and incorporation of the excavated soils in the proposed development will minimise the waste of this valuable resource.

A programme of assessment and survey was conducted to consider the potential impacts of ground conditions on the Proposed Development. A Phase I Desk Study and Phase II Preliminary Site Investigation have been undertaken. Potential Pollutant Linkages have been identified, however, on the basis of the finding of the investigations undertaken no significant contamination sources have been identified and the environmental effects are therefore considered to be negligible.

Hydrology The Catchwater Drain, alongside Clayway Drove, forms the eastern boundary of the site. It has a very slow rate of flow and appears to be spring-fed. According to the Environment Agency in its response to the EIA scoping report, the Site lies within Flood Zone 1 – as having a low probability of flooding and where new development should be steered. Flood risk is considered minimal.

The nearest area at risk of flooding is confined to land east of Clayway Drove in Waterden Fen.

In order to limit any flood risk to urban areas adjacent to the Proposed Development, the flow rates from the Site will be controlled to greenfield-equivalent run-off rates.


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The detailed design of the scheme will include appropriate features and level changes to ensure that any surface water is directed towards the nearest drainage feature. Highways serving the Proposed Development will also be designed with appropriate drainage systems to capture and divert any surface run-off flowing along them before it can cross the Site boundary.

The proposed drainage system comprises localised piped sewer networks, swales, open storage areas and wetland areas. Details of the networks are given in the Flood Risk Assessment. Other sustainable drainage features may be provided to specific buildings or areas within the development, as identified in the detailed-design stage of the scheme.

The proposed drainage system will incorporate features to limit the amount of pollution that can be discharged from the Site. These features will also ensure that the groundwater beneath the Site is protected.

There are currently no public sewers serving the site as the land is undeveloped. A new pumping station and off-site transfer pipeline will be requisitioned from Anglian Water. A new on-site sewer system and additional pumping facilities will also be provided.

The environmental effects of any works undertaken at the site will be monitored and controlled through construction, maintenance and operation and taken into account in the construction and design methodologies.

Landscape and Visual This region is characterised by the (former) Countryside Agency as ‘Peaty Fens’ or ‘Black Fens’. Typical features include broad rectilinear fields and straight roads, with the only consistent relief to the level landform being the drainage ditches and the raised berms and banks of the artificial drainage channels. A few isolated islands of higher ground rise above the broad area of peat fens, most notably the Isle of Ely.

There are no designations denoting high quality landscapes in this location. The character of the site will change from Ely urban fringe farmland to an extension of the urban area. It will result in a change to the local pattern and landform but will incorporate

significant open space and retain areas of agricultural land, particularly in the north of the Site.

The scale of the Proposed Development is not considered to affect identified character types which remain separated from the Site, such as the historic centre of Ely, due to the local landform and topography, specifically the ridge line.

The layout of the Proposed Development retains a physical separation between outlying settlements due to vegetation and topography.

The design of the Proposed Development has limited the potential for disturbance to existing vegetation to specific localised areas required to create Highflyer Avenue. There will be significant opportunities for new landscaping.

The scheme would be constructed over several years. Temporary visual effects would be experienced during the construction phases of the Proposed Development, including views of major infrastructure provision, construction of houses and commercial and community buildings. Provision of the construction access off Lynn Road will reduce any significant visual effects from construction vehicle movements.

On completion the scheme will completely change the views across the Site currently experienced by local residents and users of the local roads and public rights of way. Views from further away will also be affected, but the changes will be seen as part of the wider view. While some of these effects will be negative, particularly where the open foreground to the view is lost, there will be positive effects.

The public open space network and additional public footpaths and cycle routes facilitated by the scheme will be significantly positive. The proposed development presents opportunities to provide an attractive and distinctive development, which exploits its position as a principal gateway to the city.

The likely negative effects of the Proposed Development on surrounding receptors from any increase in sky glow, glare or ambient lighting are considered to be moderate.


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Ecology and Biodiversity There are no statutory designated sites or non-statutory sites of nature conservation importance within the Site.

Two statutory designated sites and five non-statutory sites of nature conservation importance lie within 1km of the Site. The two statutory sites, which are both SSSIs, are Ely Pits and Meadows (locally known as Roswell Pits) and Chettisham Meadows to the south-east and west respectively.

The site currently comprises agricultural land of limited nature conservation interest. The proposed development provides for substantial retention of the existing habitats. It also presents significant opportunities to enhance the retained features and to provide complementary areas of habitat as part of new landscaping.

The provision of significant open space, including a further phase of the country park and a network of greenways, footpaths and cyclepaths, will provide residents of the Proposed Development with convenient access to open space for recreation. The open space will include areas of traditional meadowland, new planting and wetlands. Accordingly, whilst there may be additional trips by new residents to Ely Pits and Meadows SSSI and Chettisham Meadows SSSI and CWS, it is not anticipated that those trips are likely to be sufficient to cause negative effects upon the habitats or species present at those sites.

The loss of arable farmland and replacement with new semi-natural habitats will be of benefit to biodiversity as it could encourage the colonisation of the Site by a range of species and aid their dispersal to other habitats within the landscape. None of the effects are likely to be significant. There would be a negative effect on brown hare and skylark due to the loss of arable farmland. However, the replacement of this habitat with new semi-natural habitats will be of benefit to biodiversity as it could encourage the colonisation of the Site by a wider range of species and aid their dispersal to other habitats within the landscape. Therefore, the overall effects on ecology are not likely to be significant.

Archaeology and Cultural Heritage Archaeological investigation suggested the potential for evidence of activity from the prehistoric and Roman periods to survive within the Site. To test this assessment a geophysical survey was undertaken of the development area, which identified an area of activity. This area seemed to be a series of rectangular enclosures lying alongside the track to Highflyer Cottages and was interpreted as an Iron Age or Roman period settlement.

To test the interpretation of the geophysical survey and to characterise the archaeology indicated by the patterns in the geophysical evidence, two episodes of trial trenching were designed. The trial trenching revealed the enclosures adjacent to the track were the remains of fields on the periphery of a settlement or village. The enclosures were probably for stock or perhaps vegetable gardens close to small farmhouses. In addition to the enclosures, there were droveways leading to what may have been areas of pasture and grazing on the southern slopes overlooking Clayway Drove. This settlement was occupied from the 2nd to 4th century AD, almost the entire duration of the Roman occupation of Britain.

The evidence at Highflyer Cottages would be removed when housing is constructed in the area along the roadway to Highflyer Farm. However, it is proposed to excavate and preserve by record this area of archaeology. This strategy has the benefit of exploiting the potential value of the Site by investigating evidence which will help elucidate the relationship between the Highflyer Farm cottages site and the Prickwillow area. It will also provide an evidence base from which to assess the relationship between this area and the three sites identified to east and west of Highflyer Farm. Such a mitigation strategy can be secured by condition.

Listed buildings within 1.5km of the Site at Highflyer Farm have been examined in terms of their settings and the potential impact of the development on their significance. The majority are limited to the streetscape and back plots. However, two listed buildings,


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Egremont House and St Michaels Church Chettisham, have more extensive settings than their immediate surroundings

In terms of visual impact the setting of Egremont House and St Michael’s church are unlikely to be affected by the proposed development at Highflyer Farm. Topographically the Site slopes from west to east from 20m AOD down to 5m AOD and the distance of the Proposed Development indicates that the construction of new homes will not be visible from St Michaels as the church is located on a north facing slope, north of the Site. Egremont House is situated within the urban area of Ely and the Site will not be visible.

In addition to the principal focus of evidence at Highflyer Cottages, the assessment work revealed the remains of two landscape features which require consideration. The first is an Iron Age pit close to Lynn Road. This comprised a large pit which included burnt clay, possibly the fabric of an oven or kiln and pottery of Middle Iron Age date. The significance of the pit lies in the evidence it contains which probably relates to an Iron Age settlement to the west of Lynn Road.

The second area of significance is the remnant of a Roman period enclosure west of Highflyer Farm. The trial trench ditch section revealed Roman ceramics and preliminary interpretation suggests an inhabited enclosure on the shallow valley side. This is potentially a significant component of the landscape and is significant because of its potential and group value. It is, however, of local or regional value.

The isolated features identified in this section in the historic landscape all represent parts of larger settlements or areas of activity. In both cases a mitigation strategy comprising excavation and preservation by record is proposed. Such a mitigation strategy can be secured by condition.

Desk Based Assessment, Geophysical Survey and Trial Trenching have revealed significant archaeological evidence within the Site which can be adequately preserved by record. Review of the built environment, however, has established that the Proposed Development will not significantly affect the setting of listed

buildings in the locality. None of the effects are considered to be significant.

Noise and Vibration A noise assessment has been conducted which found that potential noise effects during construction will be largely contained within the body of the development site, but may be experienced at receptors close by. With appropriate noise mitigation measures and good working practices, it would be possible to minimise the duration and extent of significant construction noise effects.

The resulting traffic noise changes were predicted to be negligible on most of the roads. However, the change in traffic on the B3182, Prickwillow Road, is expected to have a minor impact.

The proposed access road will increase noise levels at Highflyer Hall as there is 130m between the nearest farm building and the road. The impact is within World Health Organisation limits for external noise at a residential property.

Specific noise control measures on the wider road network are therefore considered to be unnecessary.

The effects of traffic noise at new properties within the site will be controlled by the use of standard techniques such as housing layouts, the orientation of buildings and associated open spaces.

Air Quality The assessment has considered existing air quality conditions, potential effects from construction, established the suitability of the Site for the proposed use and examined the potential effect of increased vehicle emissions on local roads as a result of additional traffic created by the Proposed Development.

There is the potential for short term elevation of ambient dust levels during the construction phase. However, implementation of appropriate mitigation measures should ensure that even at the closest properties the effect is negligible.

The effect of the Proposed Development traffic on the local network would have an imperceptible or small effect on existing air


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quality. The effect of the modelled changes is considered to be negligible, given that existing concentrations are well below Government objectives at all modelled receptors.

As the assessment indicates that occupants of the Proposed Development or existing residents will not be exposed to concentrations above the relevant Government objectives, no additional mitigation is proposed. Nonetheless, it is noted that a number of measures have been incorporated into the design of the Proposed Development to encourage use of non-motorised forms of transport for access to local facilities.

Pollution and Waste The proposed development will result in the generation of waste during both the construction and operation phase.

The performance of the contractors during construction can be adequately managed through appropriate specification and requirements to adopt waste reduction policies such as a Site Waste Management Plan. The operational performance of the development is reliant on public behaviour and external factors such as packaging waste generated from products purchased. Whilst the increased population generated by the new development in Ely will bring with them their waste, by providing well designed and appropriately designed waste provision in line with the relevant guidance this should enable these individuals to improve their recycling and composting rates relative to the properties from which they have migrated.

Socio Economic Effects The assessment has predicted changes in the population demographic and the resulting impact on health and education service demand as a result of the development. It has also looked at temporary and permanent job creation.

The development will have a significant positive effect in addressing existing housing requirements in the area and sub-region by providing a variety of housing options across size, type and tenure; this includes provision for a significant proportion of affordable housing with particular emphasis on affordable

family housing and housing for the elderly, improving housing opportunity and choice in the city.

The need for the provision of additional educational facilities has been discussed with Cambridgeshire County Council and the discussions will inform the legal agreement. The Proposed Development includes a 2FE Primary School within a 3ha plot which is sufficient to accommodate up to a 3FE school thereby allowing flexibility to meet future demand.

In relation to health and caring services, population growth may necessitate additional GP services. Discussions are ongoing with the Primary Care Trust on this matter who is planning off-site health facilities.

The proposed foodstore and retail units would not only meet the shopping needs of the new residents but would also serve the people already living in north Ely who currently have to travel further away for their shopping.

The provision of a business incubator hub will support new business start-ups and encourage entrepreneurship.

The Proposed Development will also deliver a range of new community facilities including a place of worship and/or community hall and equipped playing space and will contribute land towards the first phase of an extension to the Ely Country Park. Additionally, the proposed pub/restaurant has the potential to act as a meeting place for the community, contributing to community cohesion. The new community and leisure facilities will benefit the existing residents of north Ely as well as the residents of the new development.

The Proposed Development could directly or indirectly provide 110 temporary jobs at the local level and 120 jobs at the regional level during its construction phase.

The local centre floorspace is expected to support some 263 direct full time permanent jobs. Furthermore, the scheme would also generate economic multiplier effects relating to supply linkage and income multipliers. These multiplier effects take account of the purchases made as a result of the development as well as local expenditure as a result of those who derive incomes from the


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direct and supply linkage impacts of the development.

The scheme would support a further 71 indirect jobs at the local level and an additional 41 at the regional level bringing the total number of jobs created or safeguarded by the scheme to 375. In addition, further jobs would be created at the new school including teachers, classroom assistants, administrative staff, kitchen staff, cleaners etc.

Overall the population/employment growth engendered by the development will support existing services and facilities, thereby helping to underpin the social and economic health of the community and urban area.

Sustainability Sustainable development and the creation of sustainable communities is intrinsic to relevant policies and plans at national, regional and local level; and the assessments contained in this ES are a test of the performance of the scheme against established criteria and related policies.

The Sustainability chapter considered the “policy fit” of the development using a themed approach to sustainable objectives based on the principles within the Cambridgeshire Quality Charter for Growth. Its findings show that the development is overwhelmingly positive in delivering the principal policy objectives of the Development Plan, informed by national guidance.

This is to be expected in relation to a scheme which has undergone extensive consultation and conforms closely to the spatial allocation and the aspirations and objectives of the Council’s vision set in the North Ely Development Framework and JSMP.

Cumulative Effects The consideration of cumulative effects has determined that there are no interactions between the environmental topics that form part of the EIA that are likely to result in a significant effect on a single receptor.

It has also confirmed that there are no relevant Core Strategy site allocations or consented schemes which might contribute to an assessment of cumulative effects save in

respect of transport modelling. The EIA has concluded that the moderate increase in traffic flows will lead to imperceptible changes in traffic noise and air quality.

Conclusions The Environmental Statement reports the findings of the environmental impact assessment on the proposed development. It charts a major alteration from farmland to urban extension with all the resulting impacts which flow from an influx of building and resident population which does not presently exist.

The Proposed Development responds to the need for increased housing and employment in Ely and presents a sustainable way of accommodating a large part of Ely’s development requirements.

This Environmental Statement has examined the significant environmental effects of the Proposed Development and has found that, whilst some adverse environmental effects are unavoidable, it is remarkable that, for a large scale development, the adverse effects are generally minor with many residual benefits being identified. Such adverse effects have been minimised, as far as is practicable, through sensitive and sustainable design and the adoption of best practice in the management and control of construction. These findings thus corroborate the initial work done by the District Council in identifying Ely North as an area having the environmental capacity for major new development.


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The Environmental Statement Addendum has been prepared by a team led by Atkins on behalf of the Church Commissioners for England. It accompanies a planning application under the Town and Country Planning Act 1990 for the development of land in Ely North for residential use, supported by community and commercial facilities, access roads, pedestrian/cycle routes and open space.

Copies of the Environmental Statement Addendum can be purchased in a hard copy format for £10 (plus VAT) or on CD for £5 (plus VAT) by arrangement with Smiths Gore at the address below:

Stuart House City Road Peterborough PE1 1QF

Tel: 01733 567231

The application will be available to view and comment on via the District Council’s website and in the Council offices.

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