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(UK) Limited

Non-technicalSummary

North West Bury St Edmunds

July 2013

North West Bury St Edmunds Countryside Properties (UK) Limited Non-technical summary

July 2013

Non-technical summary

Introduction

NTS.1 Countryside Properties (UK) Limited is applying to St Edmundsbury Borough Council (SEBC) for hybrid planning permission for a residential-led, mixed use community on land to the north west of Bury St Edmunds. This application seeks the approval:

a) In outline for residential development, local centre, reservation of land for a primary school, public open space, sports and leisure facilities and sustainable drainage systems

b) In full for a link road from the A1101 Mildenhall Road to the B1106 Tut Hill

c) In full for the change of use of 15.7 ha of land between the new link road and Fornham All Saints to informal countryside recreation,

NTS.2 Reserved matters applications will therefore not be required for elements (b) and (c). Figure NTS1 shows the location of the Application Site in relation to Bury St Edmunds and the application boundary.

NTS.3 An environmental impact assessment (EIA) has been undertaken, in accordance with schedule 2 of the Town and Country Planning (Environmental Impact Assessment) Regulations 2011, to consider the potential for significant environmental effects. An environmental statement (ES) has been prepared to report the findings and its key elements are summarised in this non-technical summary.

The proposed development site

NTS.4 The 69.3 ha Application Site is located adjacent to the north western edge of Bury St Edmunds, to the south of the village of Fornham All Saints (NTS1). It consists of large open arable fields, with two parallel rows of trees marking relict field boundaries, above the valley of the River Lark to the north. The Application Site slopes from 51 m above Ordnance datum (AOD) in the south west to 30 m AOD in the north east. Two ridge lines run north-south through the Application Site, one in the centre and one in the east. A public right of way runs along the south western, southern and south eastern boundaries and a track runs north-south through the centre.

NTS.5 There is a wide tree belt adjoining the majority of the eastern boundary, beyond which are the Northern Way Industrial Estate and the Mildenhall and Howard Estates, which form the current urban edge of Bury St Edmunds. Howard Middle School lies to the south east of the Application Site, while the Bury St Edmunds Golf Course lies to the south. The B1106 Tut Hill lies along the south western edge, beyond which are fields. The Application Site is bounded to the north west by fields, beyond which lie the Fish Farm Industrial Estate and the southernmost residential properties in Fornham All Saints, and to the north by the A1101 Mildenhall Road.

NTS.6 The Fornham All Saints conservation area borders the Application Site to the north and the golf course to the south is a local wildlife site. There are scheduled monuments either side of Fornham All Saints, approximately 70 m north and 750 m north west of the Application Site.


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The proposed development

NTS.7 Five plans have been prepared that set the parameters of the proposed development and the EIA has been based on these plans, which are:

1. A land use plan, which shows the various land use components of the proposed development (Figure NTS2a)

2. A strategic landscape and open space plan, which shows the proposed areas of open space and retained landscape features (Figure NTS2b)

3. A building heights plan, which shows the upper parameters in respect of the heights of buildings across the Application Site (Figure NTS2c)

4. A density plan, which shows the various proposed housing densities across the Application Site (Figure NTS2d)

5. An access and movement plan, which shows the proposed road, footpath / cycleway and public transport routes and access points (Figure NTS2e)

NTS.8 Figure NTS2a illustrates the proposed distribution of land uses across the Application Site. It should be noted that the land reserved for the primary school, is defined in terms of its primary and alternative uses. It is reserved for development of a primary school to meet the requirements of SEBC’s adopted Core Strategy (2010). Should it be determined, following Suffolk County Council’s School Organisation Review, that a primary school is not required on the Application Site (or that a smaller area is required), the land reserved for the primary school site will revert in full (or in part) to its alternative proposed use of residential development.

NTS.9 The predominant land use will be residential development. If the 2.3 ha site is developed for a primary school, it is proposed that 30.43 ha will be developed for residential use. If the primary school is not required, with primary education instead being provided at the adjacent Howard Middle School or elsewhere off-site, the land reserved for the primary school will be developed for residential use. This would give a total area of 32.73 ha of residential development. In both scenarios 30% of the residential development will be affordable housing.

NTS.10 A local centre is proposed in the centre of the Application Site, which may accommodate local convenience retail facilities and local employment uses, together with residential development.

NTS.11 A sports and leisure facility is proposed in the north east of the Application Site. This is likely to comprise a private sports club providing some or all of the following: indoor and outdoor tennis courts, indoor and outdoor bowls rink, squash courts and ancillary changing, refreshment and parking facilities.

NTS.12 It is proposed that a range of public open space will be provided across the Application Site (Figure NTS2b), including informal open space, formal open space, allotments, green corridors, a central public square and equipped childrens’ play areas. The childrens’ play areas would be incorporated within the informal open spaces and green corridors. Approximately 15.7 ha of land to the north and west of the link road will become open access land, providing recreational and ecological benefits, while 9.8 ha of land outside the Application Site boundary, between this area and Fornham All Saints, will be retained in agricultural use.


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NTS.13 The majority of existing trees and hedgerows on the Application Site will be retained within areas of public open space (Figure NTS2b), although four trees will be lost on Mildenhall Road, 105 m of hedgerows will need to be removed on the north west boundary and an approximate 30m length of woodland belt will need to be removed to accommodate the proposed road and pedestrian links with the Mildenhall and Howard Estates.

NTS.14 The building heights plan is shown on Figure NTS2c. For the most part, buildings will be up to two and a half storeys high, although for the purpose of the Environmental Impact Assessment the maximum height of three storeys in each development parcel has been tested. The parameter plans allow for buildings of up to four storeys adjacent to the local centre. Buildings in the local centre may also be up to four storeys high. The buildings in the primary school zone will be up to three storeys high, whether the primary school is constructed or this area is developed for residential use. The proposed sports and leisure building(s) will also be up to three storeys high.

NTS.15 The proposed dwellings will be developed at a range of densities (Figure NTS2d) from 22.5 - 27.5 dwellings per hectare (dph) in the south west to 32.5 - 37.5 dph in and adjacent to the proposed local centre.

NTS.16 A new link road will be provided through the Application Site connecting Tut Hill to Mildenhall Road (Figure NTS2e). The junction with Tut Hill will be a priority junction and the junction with Mildenhall Road will be a roundabout. The link road will form the northern edge of the built development and access will be provided into the built development via a network of secondary roads.

NTS.17 The detailed layout of the proposed link road is shown on Figure NTS3. The carriageway will be 6.8m wide, with a 0.5m hard strip either side, plus a 3.5m pedestrian walkway / cycleway on the proposed development side of the road (i.e. on its eastern side). It will be subject to a speed limit of 40 mph.

NTS.18 It should be noted that there are two options for the treatment of Tut Hill, as follows:

• The junction of Tut Hill and the proposed link road is modified to form a priority junction and traffic calming is provided on Tut Hill

• Tut Hill is closed to through traffic through the provision of a Prohibition Order or an equivalent measure

NTS.19 The decision on which option will ultimately be implemented will be made by Suffolk County Council as the Highways Authority.

NTS.20 A network of secondary roads will serve the central area of the proposed development, linking the residential areas / primary school site to the local square, local centre and leisure facility. The majority of the residential properties will be accessed via side streets or minor roads, with a maximum speed limit of 20 mph.

NTS.21 A network of footpaths and cycleways will be provided (NTS2e), connecting to the existing public rights of way through the Application Site, Howard


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Middle School, the Howard and Mildenhall Estates to the south east and providing routes through the proposed open access land.

NTS.22 A new bus service will be provided to serve the proposed development. There are two options for where the proposed bus route enters the Application Site: via Clay Road or via Howard Middle School (Figure NTS2e).

NTS.23 The proposed surface water drainage strategy will be designed to mimic the natural drainage catchment and will incorporate a range of sustainable drainage system (SUDS) techniques. Surface water runoff will drain into a series of three attenuation basins along the western side of the Application Site before discharging from the northernmost basin via a requisitioned outfall into the River Lark.

NTS.24 Anglian Water Services Ltd is the licensed sewage undertaker for the Application Site area, and has confirmed that there is capacity within the existing foul sewage network and that the forecast demand, both on foul sewer infrastructure and sewage treatment resulting from the proposed development can be met with existing infrastructure.

NTS.25 Anglian Water Services Ltd is also responsible for potable water in the area of the proposed development. Anglian Water’s draft Water Resources Management Plan 2014 (WRMP) sets out how the company plans to ensure sufficient water supply capacity is provided in the area from 2015 to 2040. The Application Site falls within the Cambridgeshire and West Suffolk Resource Zone. The WRMP states that no deficits are forecast in this resource zone.

NTS.26 Figure NTS4 indicates how the proposed development could be built out. It is important to note that this implementation framework may change over time, depending on how many developers there are on site, the land sale programme, build out rates, etc. It is currently envisaged that site preparation / infrastructure work will commence in 2014 and house building construction work will commence in 2015 with all work completed by 2022/23. The trajectory assumes that initial stages of development are delivered by Countryside Properties, but that subsequently additional developers are on-site, with each house builder delivering around 50 market units a year, plus 30% affordable homes. It is estimated that over the whole development period an average of 125 homes will be delivered each year, with a maximum of around 150 in any one year.

NTS.27 It is expected that the development will commence in Area 1 in the south western part of the Application Site, followed by development within Area 2a at the northern end. It is proposed that the open access land will be delivered in stages with the development areas. It is not known at this stage if, or when, Suffolk County Council would construct the primary school.

Alternatives

NTS.28 The Application Site falls within a direction of growth identified in the Bury St Edmunds adopted Core Strategy development plan document (2010). It is also identified in the Bury St Edmunds Vision 2031 and SEBC has adopted


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a concept plan for the area. No consideration was therefore given to alternative sites.

NTS.29 As mentioned above, there are alternative options for the development of the land reserved for the primary school site, the treatment of Tut Hill and the proposed bus route. The decision on which options are ultimately developed will be determined by the findings of the ongoing School Organisation Review in relation to the primary school site and by Suffolk County Council as the highways authority in relation to Tut Hill and the bus route. The EIA has therefore tested the effects of all the alternative options to maintain flexibility. Further details of the assessment scenarios are set out in the section on assessment methodology.

NTS.30 The master plan and associated parameter plans have evolved over time and have been subject to a number of iterations following consultation with SEBC, statutory bodies and the public and the findings of baseline environmental studies. The main aspects of the master plan / parameter plans where alternatives were considered are discussed as follows.

NTS.31 The position of the school and local centre was a key design consideration with various options explored. Some early sketches separated the two uses due to potential conflicts (i.e. the local centre would benefit from being adjacent to the link road and make the most of passing trade, however, locating a school in this area had obvious disadvantages due to the conflicts between vehicles and school children). Despite this it was considered that there was a greater benefit in co-locating the two uses because users of both the school and local centre can combine trips and therefore reduce journey numbers, and co-location helps of ensure critical mass of activity and uses are together to create a community hub, which will function as the heart of the neighbourhood.

NTS.32 It was concluded that a central space with the primary school and retail fronting it was the best design solution. Once this was established the school position was fixed to ensure that the school building could anchor the public space. In addition, the final school position has a close relationship with the recreation grounds enabling potential cross-use of the facilities.

NTS.33 The proportion of open access land and agricultural land to the north of the link road underwent many iterations. There was a strong desire from residents of Fornham All Saints for all the land to remain as agricultural land and a desire from SEBC, as part of a wider landscape strategy, to provide a significant area of open access land. The final split between the uses was derived by ensuring the remaining agricultural land would be large enough to be commercially viable and the open access land appropriate to perform a town wide function.

NTS.34 A potential bus link into Clay Road was the preferred option from the outset. However, following the public consultation, a new option of connecting through the Howard Middle School was explored. This option is now included in the parameter plans and is the preferred solution.

NTS.35 The housing layout has been broadly similar throughout the design process as this was essentially derived from the first public workshops that took place. These workshops informed the concept master plan, which is


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presented in the Design and Access Statement that forms part of the planning application.

Assessment methodology

NTS.36 The initial stage of the EIA was the production of a scoping report that identified the potential environmental effects to be addressed during the process. This was issued to a range of consultees for comment and a number of additional issues were identified.

NTS.37 The various specialist assessments, discussed in more detail below, followed generally similar methodologies. Baseline desk and / or field studies were undertaken to establish the existing situation. The effects of the proposed development were established using a method that compares the sensitivity and importance of receptors with the likely magnitude of change to establish the degree of the effects. If the degree of effect is moderate or above then the effect is considered to be significant. Slight or negligible effects are not considered to be significant.

NTS.38 The degree of an effect determines the resources that should be put in place to avoid or reduce (mitigate) an adverse effect and identifies the actual value of a beneficial effect.

Assessment scenarios

NTS.39 The EIA examined a number of alternative development scenarios relating to the potential variations of the primary school site shown on Figure NTS2a and the options for the treatment of Tut Hill. In all scenarios, the link road, countryside recreation area, green infrastructure within the development area (including the sustainable drainage systems), the local centre and the sports and leisure facility are fixed. The variations to the scenarios in terms of land uses comprise:

• Option A: 30.43 ha of residential development and a two-form entry primary school on 2.3 ha

• Option B: 32.73 ha of residential development, with primary education provision at the Howard Middle School or elsewhere off site

NTS.40 Each of the above options has in turn been tested in the EIA with the varying options for the treatment of Tut Hill:

• Option 1a: Junction of Tut Hill and the proposed link road modified to form a priority junction, traffic calming in Tut Hill and a new bus link provided via Clay Road

• Option 1b: Junction of Tut Hill and the proposed link road modified to form a priority junction, traffic calming in Tut Hill and a new bus link provided via Howard Middle School

• Option 2a: Tut Hill closed to through traffic and a new bus link provided via Clay Road

• Option 2b: Tut Hill closed to through traffic and a new bus link provided via Howard Middle School

NTS.41 The EIA has therefore tested the eight scenarios shown in Table NTS1.


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Table NTS1: Scenarios tested by the EIA

Scenario Residential development

Primary education provision

Treatment of Tut Hill New bus link

A1a 30.43 ha

Two-form entry primary school on 2.3 ha on the primary school site

Junction of Tut Hill and proposed link road modified to form a priority junction, traffic calming on Tut Hill

Via Clay Road

A1b 30.43 ha



Via Howard Middle School

A2a 30.43 ha


Tut Hill closed to through traffic

Via Clay Road

A2b 30.43 ha




B1a 32.73 ha At the Howard Middle School or elsewhere off site


Via Clay Road

B1b 32.73 ha At the Howard Middle School or elsewhere off site



B2a 32.73 ha At the Howard Middle School or elsewhere off site


Via Clay Road

B2b 32.73 ha At the Howard Middle School or elsewhere off site



NTS.42 The potential for effects to vary between the scenarios differs across the topics assessed, so not all topics cover every scenario in detail. The level of assessment for each topic is explained in the relevant topic section.

Cumulative effects

NTS.43 It was agreed with Suffolk County Council that the transport assessment would examine the potential for cumulative effects with the following allocations in SEBC’s draft Bury St Edmunds Vision 2031 Preferred Options Document:

• Moreton Hall (up to 500 dwellings, a secondary school, community facilities, a link road to junction 45 of the A414 and expansion of the existing business park adjacent to the site)

• West Bury St Edmunds (up to 450 dwellings, a health campus and a link road linking to the east of Westley Village) approximately 1 km to the south of the proposed Application Site


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• North east Bury St Edmunds (up to 1,250 dwellings, a primary school and a commercial and community centre)

• South east Bury St Edmunds (up to 1,250 dwellings, a link road, a primary school and community facilities)

NTS.44 In addition to strategic development sites, there are also numerous housing permissions, allocations and windfall sites in Bury St Edmunds. These total approximately 1,500 homes, although none is individually larger than 100 homes.

NTS.45 Some of the strategic allocations and small scale development proposals are not relevant for every environmental topic. As such, each environmental topic section states which projects have been considered from a cumulative effects perspective and why.

Environmental effects

Air quality

NTS.46 An assessment has been undertaken to determine the potential effect of the proposed development on local air quality. The assessment considered the existing air quality in the vicinity of the Application Site and the potential air quality effects arising during both the construction and post-construction phases of the proposed development.

NTS.47 To inform the assessment, a desktop study was undertaken. This comprised a review of available air quality monitoring data for the area surrounding the Application Site. The baseline assessment identified that the main source of air pollution within the area is likely to be emissions from road traffic, in particular the A14 which passes 1km to the south.

NTS.48 A qualitative assessment of the potential effects on local air quality from construction activities proposed at the Application Site has been carried out based on the available information for the development and the assessment procedure outlined in the Institute for Air Quality Management (IAQM) construction guidance.

NTS.49 The Application Site is adjacent to an urban area with no dwellings within 20m, with a wooded area between receptors and the construction area. The sensitivity of the surrounding area is therefore classified as low.

NTS.50 Through good site practice and the implementation of appropriate mitigation measures (for example, use of appropriate equipment, implementation of screening and dampening measures, regular inspections, etc.) the effect of dust and the release of particulate matter will be reduced and the risk of excessive releases minimised. The assessment concludes that both for dust and particulate matter the overall residual effect of emissions during the construction phase is not considered to be significant.

NTS.51 The effect of exhaust emissions from traffic during the construction phase of the proposed development was also considered. The greatest impact on air quality from traffic associated with the construction phase will be in the areas immediately adjacent to the site access. It is anticipated that construction traffic will mainly access the site from the A14 via Tut Hill. Whilst there are residential properties located along this road, the


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contribution of construction traffic compared to existing traffic flows will be small.

NTS.52 Detailed mitigation measures to control construction traffic will be discussed with SEBC to establish the most suitable access and haul routes for the site traffic. The most effective mitigation will be achieved by ensuring that construction traffic does not pass along sensitive roads (residential roads, congested roads, via unsuitable junctions, etc.) where possible, and that vehicles are kept clean (through the use of wheel washers, etc.) and sheeted when on public highways. Timing of large-scale vehicle movements to avoid peak hours on the local road network will also be beneficial.

NTS.53 Construction traffic effects will be temporary and provided appropriate mitigation measures are implemented (e.g. construction traffic utilising specific, approved routes, etc) the residual effect of the additional construction traffic associated with the works is considered to be negligible and not significant.

NTS.54 A quantitative assessment of the effect of the proposed development on local air quality during the post-construction phase has also been undertaken using a detailed dispersion model. The model was used to predict changes in nitrogen dioxide and particulate matter concentrations that would occur at a number of receptor locations as a result of the changes in traffic flows and vehicle movements associated with the proposed development.

NTS.55 The results show that the proposed development would cause an imperceptible change in annual mean nitrogen dioxide concentrations at receptor locations considered. The proposed development would also result in an imperceptible change in annual mean and daily mean particulate matter concentrations. The effect of the proposed development on pollutant concentrations (i.e. nitrogen dioxide and particulate matter) is therefore considered to be negligible / neutral and not significant. No mitigation measures are required for the post-construction phase of development.

NTS.56 Overall, no significant air quality effects are anticipated as a result of the construction or post-construction phases of the proposed development.

NTS.57 With regard to cumulative effects there are currently no committed developments immediately adjacent to the Application Site and therefore, it is unlikely there will be significant cumulative construction phase effects on local air quality.

NTS.58 Traffic data used in the assessment have included flows associated with a number of committed developments. Therefore the results provide the total pollution concentrations for nitrogen dioxide and particulate matter associated with these developments and the proposed development. As such it is considered that there will be a negligible cumulative effect.

Community, social and economic effects

NTS.59 The provision of new dwellings, land for a primary school, local centre, leisure facility and public open space has the potential to have effects on


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the existing local community, economy and services in the surrounding area. In order to assess these effects, current conditions in Fornham ward, in which the Application Site is situated, Bury St Edmunds and St Edmundsbury borough as a whole have been analysed. It should be noted that, as the various options for the treatment of Tut Hill and the proposed bus route would not affect the findings of the assessment, the following options were assessed:

• Option A: 30.43 ha of residential development and a two-form entry primary school on 2.3 ha of on the proposed primary school site (plus all the other fixed elements of the proposed development)

• Option B: 32.73 ha of residential development, with primary education provision at the Howard Middle School or elsewhere off site (plus all the other fixed elements of the proposed development)

NTS.60 The majority of the effects will be the same for both development scenarios; where the effects differ between scenarios, this is stated in the assessment.

NTS.61 Fornham ward’s demography differs from the town, borough, regional and national averages, with higher proportions of retirement age residents and households consisting of couples without children and lower proportions of households with dependent children. There is an existing shortage of affordable housing in the borough and the overall available supply of identified deliverable housing sites in the borough is predicted to be just below that required to meet demand.

NTS.62 Unemployment in Fornham ward and Bury St Edmunds is below the national average. Bury St Edmunds is a service centre for an extensive area of West Suffolk and the vacancy rate in the town centre is below the national average.

NTS.63 There are 12 primary schools, six middle schools and three upper schools in Bury St Edmunds. The Application Site is within the catchment areas of Tollgate Primary School, Westley Middle School and Bury St Edmunds County Upper School, although the Howard Community Primary School and Howard Middle School are the nearest schools. Suffolk County Council is currently in the process of undergoing a School Organisation Review to change from a three tier system to a two tier system and the alterations to schooling in Bury St Edmunds under this review are currently uncertain.

NTS.64 All five GP surgeries in the town are currently accepting new patients, as are several of the town’s 11 NHS dental practices. There is a range of community facilities available in Bury St Edmunds, including a leisure centre, sports grounds and halls, allotments, play areas, public open space and community centres. Quality of life in Fornham ward is generally good, as the ward falls within the least deprived or second least deprived quarters for most of the categories covered by the 2010 Indices of Multiple Deprivation. Quality of life in Bury St Edmunds as a whole is more variable, with the most deprived part of the town ranked in the most deprived quarter of the country.

NTS.65 It is estimated that approximately 188 construction jobs will be created on the Application Site on average during the construction phase, with a further 375 off site supply chain jobs. This will be a temporary slight beneficial effect.


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NTS.66 There will be a long term increase in population when the proposed development is occupied, which will lead to a substantial effect on the demography of Fornham ward and a slight effect on the demography of Bury St Edmunds as a whole. There will be an increase in housing provision in the area, which will be a substantial, significant beneficial effect at the ward level and a slight to moderate, significant beneficial effect in Bury St Edmunds. There will also be an increase in the provision of affordable housing, which will be a very substantial, significant beneficial effect at the borough level. It is predicted that there will be a slight increase in employment post-construction and a slight increase in demand for businesses in Bury St Edmunds town centre.

NTS.67 Option A for the proposed development includes a primary school, which would accommodate the predicted increase in demand for primary school places associated with the proposed development and provide additional places for children from other parts of Bury St Edmunds. This increase in available primary school capacity would be a moderate, significant beneficial effect. Both development options would increase demand for middle and upper school places (or secondary school places in the event of the town switching to a two tier education system), and the Option B development would also increase demand for primary school places. However, it is envisaged that sufficient contributions will be made through a legal agreement to mitigate the increased demand and assist Suffolk County Council in delivering the proposed new secondary school at Moreton Hall and ensure that there will be no significant adverse effects on education capacity in the town.

NTS.68 The increase in population will increase demand for local services, including healthcare and community facilities. The increases in demand for GP and NHS dental services are predicted to be negligible and not significant. The proposed development includes formal and informal public open space, allotments, children’s play areas and a leisure facility. As a result, only a slight increase in demand is predicted for community facilities. The provision of affordable housing and a new primary school (in option A only) is predicted to lead to a slight beneficial effect on the quality of life in the town.

NTS.69 The potential for cumulative effects with other allocations in the draft Bury St Edmunds Vision 2031 Pre-submission Document was also considered. It should be noted that the potential cumulative effects are the same for both proposed development options. It is possible that the construction of some or all of these developments may overlap with the proposed development, which is predicted to lead to a slight to moderate, beneficial, significant cumulative increase in employment during construction.

NTS.70 There will be a moderate, significant cumulative effect on demography in the town as a result of the allocated developments. The residential elements of the allocations will lead to a moderate, beneficial, significant cumulative effect on overall housing provision in the town and a very substantial, beneficial, significant cumulative effect on affordable housing provision in the borough. There is also likely to be a moderate, beneficial, significant cumulative effect on post-construction employment and a slight, beneficial, cumulative effect on demand for businesses in the town centre. A slight to moderate, beneficial, significant cumulative effect on the quality


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of life in the town is predicted as a result of the provision of housing, schools and employment through the allocated developments.

NTS.71 The combined developments will lead to an increase in demand for school places. None of the allocated sites are in the same primary school catchment area as the Application Site, so there is no potential for a significant cumulative effect on primary school capacity. The new secondary school at Moreton Hall forms part of the cumulative projects and the resulting increased secondary school capacity in the area will be able to accommodate the increase in demand associated with the combined developments. No significant cumulative effects are therefore predicted on secondary school capacity.

NTS.72 It is likely that the various schemes will make contributions through legal agreements with the borough and county councils towards a variety of community facilities and services. As a result, no significant adverse cumulative effects are predicted.

Cultural heritage

NTS.73 The assessment of cultural heritage considered a 500m radius from the site boundary for archaeology and 1 km for built heritage and designated assets.

NTS.74 To the north of the site is the 38-hectare scheduled monument identifying a series of major Neolithic monuments (SM SF114, TOR7-13). These areas comprise early Neolithic causewayed enclosures, a cursus (processional way) and a range of other elements including henge monuments, ring ditches and rectangular enclosures.

NTS.75 There is a further scheduled area near Hengrave to the north consisting of part of a double ditched enclosure, with numerous large pits. There are also a large number of undated, probable Neolithic, cropmarks closely associated with the scheduled monument, and to the south a cropmark of another large ring ditch or enclosure (TOR4). Aside from these major sites, the prehistoric evidence for the rest of the 500m study area is sparse, and there is little evidence of the Iron Age or Roman period within the study area.

NTS.76 Through consultation with Suffolk County Council a number of archaeological surveys were undertaken to inform the assessment of potential impacts of the development. Non-intrusive surveys in the form of fieldwalking and geophysical surveys informed the eventual percentage and location of evaluation trenching. The trenching has had to be split into two phases of evaluation in order to facilitate the crop regime across the site. On this basis the result of consultation recommended that the first phase of trenching should target the most responsive geophysical areas in the north and south of the area proposed for built development.

NTS.77 Site investigations uncovered an archaeological resource that in part may be contemporary with portions of the scheduled monument SF114 to the north, but none of the features uncovered led to the need for safeguarding of the resource through design, ie. preservation in situ. Where previously the archaeology record was sparse in relation to Iron Age and Romano-British finds, these evaluations have greatly added to information on those


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periods and further mitigation will help to characterise the role the Application Site played on the edge of the ceremonial prehistoric landscape. The archaeology on site is considered to be of medium importance, with a medium physical change predicted to occur as a result of the development. The effects, without applying any form of mitigation, will therefore be moderate.

NTS.78 The 38ha complex of prehistoric ceremonial monuments that extends for c.1.9km was first identified in the 1960s through aerial photography survey and analysis. The complex of sites are now reduced to cropmarks, with no visible above ground features and all elements lying below arable farmland, the closest element of which lies north of the site and A1101, SF114. No direct impact, or indirect impact from development proposals within the Application Site will take place. Whilst the larger portion of this ceremonial complex lies to the north west of Fornham All Saints in the relatively open landscape close to Hengrave Park, the immediate present setting of SF114 to the north of Application Site is on the boundary of a golf course, sewage pumping station and modern housing. The addition of further residential proposals as part of this development is not considered an appreciable change to warrant an effect on the setting of this scheduled monument and therefore no significant effects are predicted.

Built heritage and historic landscape

NTS.79 A large part of Fornham All Saints village to the north of the Application Site is designated as a conservation area. The character of the linear village is enclosed, and within the core of the conservation area views outwards to the countryside are not a significant element. The approach on the A1101 allows open views across the Application Site and of the partially screened Mildenhall Estate and Northern Way Industrial Estate on the edge of Bury St Edmunds. To the north is a second conservation area, covering the park surrounding the early 16th century house at Hengrave Hall and the small village of Hengrave on the A1101. The park is enclosed on all sides within woodland which acts as a strong boundary and forms an effective visual barrier. No effects on the conservation area at Hengrave are predicted.

NTS.80 There is a direct interface across the A1101 between the northern boundary of the Application Site and the southern part of the Fornham All Saints conservation area. The proposed development and the open access land will be a prominent addition to the extent of the urban area in the approach along the A1101. Although some element of separation will remain, the proposed development will result in a closer urban edge. The ZVI predicts that for much of the conservation area the new road and built development will not be visible. However, the change to the conservation area through the alteration to the approach and setting on the south is predicted to be medium, resulting in a moderate effect that is significant for the EIA.

NTS.81 The proposed development includes an option to close Tut Hill to traffic. Although traffic levels are not formally identified as a particular detracting factor in the conservation area, a significant reduction in traffic along Tut Hill would be a small change, resulting in a slight/moderate beneficial effect that is not significant for the EIA.


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NTS.82 The predicted effects on the conservation area at Fornham All Saints are the result of the proximity of the proposed development and the currently open aspect to the south of the village. Over time the proposed landscape planting will assist in reducing the visual massing of the proposed development. There is also the potential for secondary mitigation measures to reduce the remaining potential impacts to come forward during detailed design at the reserved matters application stage. In re-evaluating the effects on the conservation area after applying the secondary mitigation measures, the magnitude of change is predicted to reduce to small, reducing the moderate adverse effect to slight, and therefore not significant.

Ground conditions

NTS.83 The ground conditions assessment considered ground conditions and controlled waters (groundwater and surface waters) at and in the vicinity of the Application Site, in terms of contamination and the potential effects from the construction and post-construction phases of the proposed development.

NTS.84 The Application Site comprises open fields used for crop farming, with a small woodland in the centre containing mature trees. There is a farm track through the centre, trending north east to south west, beneath which is an underground pressurised irrigation main. There are no buildings on site and no potential sources of contamination such as fuel storage or electrical sub-stations were noted during the site walkover. Surrounding land uses include Fishfarm Industrial Estate and A1101 to the north, to the east Northern Way Industrial Estate and residential properties, the Bury St Edmunds Golf Course to the south and open agricultural fields beyond Westley Road to the west.

NTS.85 Potential contamination sources from former uses of the Application Site and surrounding area have been identified as agricultural use (on site), metal foundry (adjacent) and waste oil burners (57m off site).

NTS.86 The walkover surveys did not identify any visual or olfactory evidence of contamination. There is the potential that contamination in the underlying soils could not be detected by observation, however the likelihood of encountering widespread contamination is low. No detailed site investigation information is available. No evidence of contamination was encountered during soakaway testing in August 2012.

NTS.87 The proposed development will involve earthworks for construction, building foundations, soft landscaping areas, road pavements, hardstanding areas and buried services, etc. There is therefore potential for:

• Workers to come into contact with soils during any earthworks

• Human uptake of contaminants (via ingestion of soils, inhalation of dust and dermal contact) if present

• New pathways to be formed for contaminants to migrate to adjacent land

• The creation of preferential contamination pathways into the aquifers below the site

• Increased surface water runoff and contamination mobilisation (if present)


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• Spillages and subsequent groundwater migration

NTS.88 Post-construction there is the potential for:

• Direct exposure of maintenance workers through contact with any contaminants present in shallow soils

• Site occupiers to be in contact with contaminated soil in areas of open space and soft landscaping including gardens and public open areas

• Leaching of any contaminants present in areas of soft landscaping into the aquifers below

NTS.89 To mitigate the potential effects, a combined geo-environmental and geotechnical site investigation will be undertaken to develop an appropriate understanding of the nature and variability of the soils beneath the Application Site. The investigation will determine the physical and chemical ground conditions and provide information for a Generic Quantitative Risk Assessment for the identified receptors, human health, groundwater and surface waters. Mitigation measures will then be developed in accordance with the Environment Agency guidance on pollution prevention. The site investigation will also enable the characterisation of the excavation materials in terms of their potential for re-use on site and waste classification.

NTS.90 Standard good practice and use of hygiene measures will protect human receptors from ground and surface water contamination. This is anticipated to include the supply and use of standard personal protective equipment (PPE) such as gloves and overalls as well as mandatory health and safety equipment such as hard hats and boots.

NTS.91 The contractor will provide a Code of Construction Practice (CoCP) which will form part of the Construction Environmental Management Plan (CEMP). It will describe how construction will be managed to avoid, minimise and mitigate any construction effects on the environment, existing surrounding communities and local residents.

NTS.92 In the event that contaminated material is encountered it will be assessed and tested. If necessary it will be removed for off-site disposal under Duty of Care procedures to an appropriately licensed facility.

NTS.93 Sustainable Urban Drainage Systems (SUDs) will be put in place that will comprise a network of swales, retention basins, green roofs, filter drains and permeable surfaces. There will be no soakaway drainage design features. It is assumed that runoff from all buildings and all hardstanding areas will be captured by these systems. The surface water sewer arrangement will incorporate, where appropriate, suitable pollution control measures such as trapped gullies, catchpit manholes and class 1 petrol interceptors to help manage sediment control and water quality.

NTS.94 The measures proposed will effectively mitigate the potential adverse effects during the construction phase and there will be no significant residual effects during the post-construction phase.

NTS.95 Providing all necessary remediation and mitigation measures are implemented, the proposed development will have a negligible effect with regard to contamination and ground conditions. Therefore no effect interactions with other local development proposals are anticipated.


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Landscape and visual effects

NTS.96 The landscape and visual effects assessment considered the general landscape characteristics of the wider area and the small-scale topographical features of the Application Site and its immediate environs. Desk based research was also used to identify a number of heritage assets in the local area which, as an integral element of the landscape, have been given due consideration in the assessment. This pattern defines and determines the visual characteristics and experiential value of the landscape and forms the baseline against which the proposals were assessed and has also informed both the evolution of the master plan and landscape mitigation strategy.

NTS.97 The Application Site is situated on the north western edge of Bury St Edmunds between the urban fringe and the village of Fornham All Saints to the north. Bury St Edmunds is a compact market town and former abbey precinct located at the confluence of the rivers Lark and Linnet. The immediate landscape setting of Bury St Edmunds comprises the valley sides of these two rivers. The wider landscape, characterised by low lying plateau, is divided and shaped by this network of river valleys to form a gently undulating landform. The transition between plateau and valley is marked by an increasingly complex landscape structure, a higher sense of enclosure and generally improved condition of the landscape resource.

NTS.98 In general, the plateau landscape is characterised by a broad and gently rolling landform, which descends to the river valleys of the Lark and Linnet. The plateau is shaped by a late enclosed field pattern of straight hedgerows and hedgerow trees punctuated by numerous tree blocks, belts and coverts. Viewing distance varies according to woodland cover and distribution, with some areas feeling open and others generating a relatively strong sense of enclosure. There are also several estate parklands in the area, which are well wooded, increasing this sense of enclosure and contributing positively to the landscape character. More widely, however, the landscape is under significant environmental pressure from intensive farming. Hedgerow loss is apparent and an increasing incidence of pig farming is having a degrading effect on the condition of the landscape resource. More localised negative elements are the British Sugar Factory and the A14 road corridor, which both have an aural and visual influence on the area.

NTS.99 The desk and field studies found that, in contrast to the plateau, the experiential nature of the river valleys is one of enclosure, provided by a relatively well-vegetated and small-scale field pattern. The area is predominantly rural although the area’s settlement pattern broadly reflects the river network, with villages clustered along the valley sides. The valley has a higher degree of experiential value than the plateau, offered by the absence of intrusive development and well-preserved field pattern and land use. The Application Site itself is located at higher elevations on the valley side of the River Lark and has a general north easterly aspect.

NTS.100 Desk and field studies identified the local pattern of topography, vegetation and development as the key limiters to the extent of inter-visibility between the Application Site and the local landscape. The assessment identifies a relatively constrained visual envelope. This included views from a small area


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of Fornham All Saints, Tut Hill, Pigeon Lane, a number of residential streets on the north western edge of the Mildenhall Estate, Bury St Edmunds and a proportionally small area of open agricultural land in the immediate environs. As such, inter-visibility was identified and limited to locations within 1km of the Application Site boundary.

NTS.101 In response to the potential effects of the proposals on the landscape and visual resources identified during the baseline stage of the assessment, a landscape strategy has been developed alongside the built proposals. As a result, the scheme has been developed to best protect the landscape resources of the Application Site and its landscape setting. These measures include:

• Retaining a large area of agricultural land and provision for a large area of open access land to best protect the identity and setting of Fornham All Saints

• Retaining the large majority of vegetation resource within the Application Site and proposals for a green network reflecting this underlying landscape structure

• Location of built development within areas with greater capacity for built form and a lesser degree of visual impact as a result

• Proposals for additional tree, woodland belt and hedgerow planting to augment the existing landscape structure, to help assimilate the development in its landscape context

• Traffic calming measures to be implemented on Tut Hill

NTS.102 The assessment analysed the landscape and visual effects of the proposed development, taking into account the primary mitigation measures. The conclusions then identified landscape and visual receptors that would experience a significant adverse change. Visual receptors that experienced a significant change to the nature of the view were restricted to locations within 0.5km of the Application Site boundary, four of which were located immediately adjacent and one, approximately 0.4km away. Significant landscape effects were assessed to be experienced at an Application Site level and, due to the minimal level of inter-visibility, the wider landscape character was not deemed to be significantly affected by the proposals.

NTS.103 The assessment concluded by analysing the residual effects of the proposals following secondary mitigation measures (such as selection of materials, location of planting or landscape structure planting). The results yielded three significant results, a reduction from six, following the projected implementation of a sensitive design code and establishment of the landscape structure. These include views from Mildenhall Road, Tut Hill / public right of way adjacent to the Bury St Edmunds Golf Course and Clay Road.

Natural heritage

NTS.104 A desk study and field surveys were undertaken to establish the baseline ecological conditions. The Application Site lies close to a number of statutorily protected sites: Breckland Special Protection Area (SPA), Lackford Lakes Site of Special Scientific Interest (SSSI) and two cave SSSIs used by hibernating bats. Other sensitive receptors were the River Lark and Hyde Wood.


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NTS.105 The Application Site is largely arable, with small areas of grassland, native hedgerows and small stands of woodland. Five species of bat were recorded foraging on the Application Site during surveys: common pipistrelle, soprano pipistrelle, noctule, serotine and barbastelle. No great crested newts or common reptiles were recorded, although it was considered that parts of the Application Site contained terrestrial habitat that could be used by these species.

NTS.106 Evidence of badger foraging was noted during surveys, but no setts are present within the Application Site. Skylark, dunnock, linnet and yellowhammer were all recorded on the Application Site and could be breeding.

NTS.107 The proposed development will result in the loss of arable land, semi-improved grassland, a length of hedgerow and four trees. The loss of arable land will impact on both brown hare and skylark, which breed on site. There is also the potential that pollution incidents during the construction phase could pollute the River Lark.

NTS.108 Post-construction impacts include the potential for pollutants to enter the River Lark, changes in lighting affecting foraging bats and an increase in cat predation on breeding bird populations. For all these significant effects mitigation was proposed which included the creation of new habitats, restrictions on site clearance works to safeguard protected species and the installation of pollution control measures.

NTS.109 The implementation of the mitigation measures will result in only two significant adverse effects from the development, the permanent loss of arable land and the loss of suitable breeding habitat for skylark. The creation of new habitats on site, species-rich grassland, trees and scrub will be a moderate beneficial effect, with the creation of a new pond and green links with the built development also considered to have the potential to be a beneficial effect of the proposed development.

Noise and vibration

NTS.110 The noise assessment considered the potential effects of noise and vibration generated by the proposed development on existing sensitive receptors, both during and post-construction. Post-construction effects relate to changes in road traffic noise and fixed building services plant noise.

NTS.111 The study area included the Application Site and an area beyond, which was largely defined by the proximity of existing noise-sensitive uses, including dwellings within the village of Fornham All Saints and the existing development adjacent to the southern boundary of the Application Site. Receptors further away from the Application Site were considered in the post-construction road traffic noise assessment, as dictated by the traffic impact assessment.

NTS.112 Baseline noise monitoring showed that the current dominant noise sources include traffic at Tut Hill and Mildenhall Road and from the Northern Way Industrial Estate. No other significant sources of noise were observed.


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NTS.113 Given the proximity of nearby receptors to the Application Site, it is inevitable that some disturbance will be caused during the temporary construction works. The greatest potential noise disturbance typically occurs during foundation works, when the heaviest plant would usually be operating on the Application Site. Although the proposed development consists mainly of low-rise residential units, there is a possibility that the potential school or leisure uses may require piled foundations depending on the ground conditions and size of the building. Once a building emerges out of the ground, the level of noise generated during construction usually reduces; although, on occasion, the potential to generate levels of noise that might disturb still remains.

NTS.114 The need to employ plant that, by its very nature, generates vibration is unknown at this time. Piling operations can generate significant vibration (depending on the actual technique employed). The potential school area and the leisure use area are located the greatest distance from existing sensitive receptors, therefore no significant adverse effects are anticipated. Should such plant be used in close proximity to sensitive receptors, however, vibration might be perceived; and especially if this occurs over extended periods, some disturbance could arise.

NTS.115 During the construction period, there will be a need for HGV deliveries. A total of 11 HGV movements per day has been estimated, in addition to 41 car movements associated with construction staff arriving and departing the site. When compared to the existing (2012) traffic flows, the additional construction traffic is low and considered to be insignificant, therefore no significant increase in overall noise is anticipated.

NTS.116 With regard to post-construction road traffic, the proposals include for a link road, resulting in two potential traffic scenarios, one with Tut Hill remaining open to traffic, the other with Tut Hill closed off to through traffic. The noise modelling shows that:

• The largest change in noise level (+1.7 decibels) occurs on Mildenhall Road (north) with the Tut Hill closure in place. This represents an immediate, slight adverse (insignificant) effect for the existing sensitive receptor located on Mildenhall Road (north). Tut Hill will also be subject to an immediate, slight adverse (insignificant) effect when the development is fully constructed

• The B1106, Tut Hill (north) and Mildenhall Road (north) without the road closure experience a decrease in noise level. Existing sensitive receptors on Mildernhall Road (north) will experience the greatest reduction in noise level (-2.5 decibels), which, along with the B1106 and Tut Hill (north), results in an immediate, slight beneficial (insignificant) effect. All other links are subject to an immediate, negligible (insignificant) effect once the development is fully constructed

• The largest gradual change in noise level (+2.1 decibels) occurs on Mildenhall Road (north) with the Tut Hill closure in place. The existing sensitive receptor on Mildenhall Road (north) will experience a negligible (insignificant) effect. All other links will be subject to a negligible (insignificant) effect over the longer term. Although negligible, the B1106, Tut Hill (north) and Mildenhall Road (north) without closure, experience a decrease in noise level


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NTS.117 With regard to the fixed building services plant that is likely to be required for the leisure uses and the local centre, if such plant is located in proximity to existing (or proposed) residential receptors, there would be potential for disturbance. In order to ensure that noise from fixed plant (at night) is adequately controlled, a noise limit will be adhered to such that noise received at the closest sensitive receptor will be no higher than 35 decibels or 5 decibels below the existing background level, whichever is higher. Where the plant operates during the daytime period, a separate limit will be adopted. Providing limits are adhered to, no significant effects will arise.

NTS.118 A number of mitigation measures are proposed for noise generated during the construction and post-construction phases of the development. As part of the proposed construction environmental management plan (CEMP) the contractor will be required to develop and implement a Construction Method Statement (CMS) in liaison with the environmental health department of SEBC. Contractors will also be encouraged to register under the Considerate Constructors Scheme.

NTS.119 Through the adoption of a CMS and a considerate approach throughout the construction phase, it is anticipated that all construction phase activities can be undertaken whilst minimising disturbance to people living and working in the vicinity. Provided that the mitigation methods are implemented, no significant effects are considered to arise for the majority of the time, although there may be unavoidable occasions of moderate, adverse effects at sensitive receptors during worst case / closest construction activities.

NTS.120 To ensure the effect from construction vehicles remains at a minimum, the CMS will define a route enabling HGVs to access the Application Site. At this stage, the initial route is likely to be via Tut Hill, from the junction with the A14. There are no residential receptors adjacent to the road. Providing this route is adhered to, a short-term, negligible (insignificant) effect is expected. Later phases of development may require access from Mildenhall Road. No construction vehicles will access the site via Fornham All Saints.

NTS.121 As no significant effects are predicted from the increase in road traffic noise post-construction, mitigation is not necessary. Despite this, it is planned to undertake noise measurements once the proposed link road is constructed and in full operation to ensure that the predictions are accurate. Should noise levels be significantly above those predicted, the mitigation requirements will be re-assessed.

NTS.122 With regard to cumulative effects, noise and vibration associated with construction activities will usually only cause significant adverse effects at receptors immediately surrounding a site. As none of the forthcoming developments in the area are situated in close proximity to the Application Site, it is considered unlikely that any significant cumulative effects would occur. This also applies to building services fixed plant.

NTS.123 Based on the traffic data, which includes flows from all the committed developments, the largest change in noise level occurs on Mildenhall Road (north) with the road closure in operation. The forecast change in noise level (+1.8 decibel) equates to an insignificant effect for sensitive receptors on this link. Receptors on Tut Hill will also be subject an insignificant effect.


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Sensitive receptors located on either Tut Hill (north) with link road (no closure) and Mildenhall Road (north) without closure, will experience a slight beneficial (but insignificant) effect. All other links will be subject to insignificant effects.

Traffic and transport

NTS.124 The traffic and transport assessment deals with the effect of the increased traffic associated with the proposals on traffic flows and sensitive receptors in the vicinity. The assessment specifically considered the impacts of the development:

a) With the closure of Tut Hill b) Without the closure of Tut Hill c) With the option for the proposed bus route linking via Howard Middle

School d) With the option for the proposed bus route linking to Clay Road

NTS.125 It is anticipated that the development will be constructed over a 9 year period, (2014 – 2022/23). Countryside Properties (UK) Limited estimates that there will be 11 HGV movements per day and 41 staff vehicle movements per day, resulting in 52 vehicle movements.

NTS.126 Access routes for construction traffic will be agreed in detail with SEBC prior to works commencing and appropriate signage will be put in place. Construction will commence at the southern end of the site, and construction traffic for the initial phase of development will access the Application Site from the A14 via Tut Hill to minimise the impacts on traffic flows on the local road network and on the amenity of residents in Fornham All Saints.

NTS.127 Traffic effects during construction will also be mitigated through adherence to a Construction Environmental Management Plan (CEMP). This will contain details of vehicle routes to be used, hours of working, delivery times, number of vehicle movements and any temporary road or footway closures required during the construction period.

NTS.128 With regard to the post-construction effects of the closure of Tut Hill versus non-closure of Tut Hill, the assessment found that if it were to remain open, Tut Hill North is forecast to continue to carry substantial volumes of through traffic, albeit about one-fifth less than existing and HGV volumes would halve. This is considered to be a moderate effect with beneficial effects on highway capacity, reduced pedestrian severance, accident rate, pedestrian and cycle use. Closure of the route with only local access would reduce through traffic to zero and constitute a substantial and very significant beneficial effect on highway capacity, reduced pedestrian severance, accident rates, pedestrian and cycle use.

NTS.129 If the B1106 were to remain open, Mildenhall Road North is forecast to continue to carry substantial volumes of through traffic, albeit about 30% less than existing and HGV volumes more than halved. This is judged to be a moderate beneficial effect on highway capacity, reduced pedestrian severance, accident rate, pedestrian and cycle use. Closure of the route with only local access would increase through traffic on Mildenhall Road North to nearly double existing and more than two and half times what it


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would have been if the B1106 remained open, constituting a substantial and very significant adverse effect on highway capacity, pedestrian severance, accident rate, pedestrian and cycle use.

NTS.130 The proposed new link road itself will be a purpose built route and will have a very low sensitivity to traffic flows. Annual average daily traffic (AADT) and HGV flows are forecast to double if the B1106 were closed to through traffic. This is judged to have a slight effect with only a small, barely noticeable adverse effect.

NTS.131 With regard to the two bus route options, the only impact identified relates to option 2 linking to the northern section of Clay Road, which is a low sensitivity receptor and would have a minor adverse effect.

NTS.132 The assessment of the effect of post-construction traffic on strategic junctions in the area found that a few would operate over capacity without mitigation. As such, a package of mitigation measures is proposed as part of the application, including:

• Travel plan measures

• Bus and cycle improvements

• Smarter choices

• Highways measures

NTS.133 A Travel Plan for the development will set out a range of measures proposed to encourage sustainable travel modes. The principal target for the Travel Plan is to reduce vehicle trips, which will be required not to be exceeded for a 5 year period following the 150th dwelling occupation. This target will be a total reduction of 11% of vehicle trips after one year and a 21% reduction on the trip rates used in the trip rate assessment for the on-going target.

NTS.134 There are three main Travel Plan measures that will be introduced to help achieve these targets:

• Travel information packs

• Initial free bus travel and on-going incentives

• Secure cycle storage

NTS.135 The bus improvements include a new bus service connecting the Application Site to the town centre, railway station and Mildenhall Estate, along with other key attractors around the town. The strategy also proposes a bus-only link to the Mildenhall and Howard Estates and improvements to existing bus stops.

NTS.136 The cycle strategy looks at providing safe cycle routes throughout the proposed development and improvements to existing cycle facilities, in particular the links to the town centre, railway station and other key points.

NTS.137 ‘Smarter Choices’ is a Department for Transport (DfT) initiative to provide a framework of measures for promotion of more sustainable modes of travel. This involves a campaign, including area-wide personal travel planning, travel awareness campaigns, promotion of cycling and walking, public transport information and marketing, travel planning for workplaces and schools. The effects of these measures can generate a substantial shift of


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transport mode away from car driver trips. With the various strategic sites coming forward in Bury St Edmunds, the opportunity exists for all sites to provide a proportional contribution to the implementation of a Smarter Choices campaign in Bury St Edmunds.

NTS.138 The assessment has shown that highways improvements are necessary at Junction 4, Tollgate Lane / Fornham Road. Two scenarios have been developed for the mitigation at this junction:

• Scenario 1 - provides three lanes on the A1101 south (this is subject to confirmation of the highway boundary)

• Scenario 2 – provides two lanes on the A1101 south, with a separate left turn lane and a combined ahead and right turning lane

NTS.139 With all the mitigation measures in place, no residual effects are anticipated in relation to traffic and transport.

NTS.140 With regard to cumulative effects, any effects arising during construction will be for a temporary period and will be mitigated through the CEMP, which will contain details of vehicle routes to be used, hours of working, delivery times, number of vehicle movements and any temporary road or footway closures required. It is considered that a CEMP will be a similar requirement for all the strategic sites.

NTS.141 The assessment work undertaken for the proposed development took into account the effects of the other future development in the area on the local highway network. It is accepted that all sites would lead to some additional flows in the centre of Bury St Edmunds, and for that reason, it is proposed that all sites contribute towards the Smarter Choices campaign.

Waste

NTS.142 An assessment was undertaken of the potential waste effects of the proposed development. Current waste arisings at the Application Site are anticipated to comprise minor volumes of agricultural waste associated with the existing land uses. No data is publicly available regarding existing waste generation and its management.

NTS.143 With regards to the effects during site preparation it has been assumed that a significant volume, if not all, of the excavated material will be suitable for reuse on-site for the creation of the noise bund, landscaping or other purposes. Any remaining material will be re-used off-site at other development sites or, as a final resort, disposed of appropriately in accordance with UK legal requirements.

NTS.144 Following a Preliminary Risk Assessment (see the ground conditions section) there are considered to be no areas of ground contamination underlying the Application Site. Should any contamination be found following intrusive surveys, it will be dealt with by means of an appropriate remediation strategy, which would be agreed with the Environment Agency and SEBC’s Environmental Health Department.

NTS.145 It is estimated that approximately 18,893 to 20,440 tonnes of construction waste will be generated from the residential and 1,398 tonnes from the non-residential elements of the proposed development. The total


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construction waste arisings are therefore estimated to be 20,291 to 21,838 tonnes. Over the duration of the construction works (nine years), this equates to an average of approximately 2,255 to 2,426 tonnes per year, although this is likely to vary according to the construction programme and phasing. These estimates are based on standard waste management practices in the UK and the volumes have potential to be reduced through best practice on-site waste minimisation and management.

NTS.146 The calculation of future household waste generation has been estimated using Defra municipal waste statistics and local authority data. At this stage it is estimated that if current waste generation levels remained constant, the proposed development could potentially generate 960 to 1,038 tonnes of household waste per annum (18.5 to 20 tonnes per week) assuming that the maximum number of units will be constructed and occupied. With regard to commercial waste, the proposed development could potentially generate 110 tonnes of waste per annum (2.2 tonnes per week), assuming that the maximum gross floorspace will be constructed and occupied.

NTS.147 In order to reduce the quantities of waste generated during the construction and post-construction phases of development a number of mitigation measures have been explored.

NTS.148 Prior to construction work commencing statutory Site Waste Management Plans (SWMPs) will be prepared which will include measures to minimise waste generation and reduce the amount of waste being sent for disposal where possible. Material deemed suitable for reuse on the proposed development will be retained and stockpiled and used to create the noise bund and other landscape features where possible. If materials cannot be reused on-site, then the feasibility of reusing them off-site will be explored. Schemes exist which encourage the exchange of waste materials, with the intention of diverting quantities from landfill.

NTS.149 Best practice measures and recommendations for the minimisation and management of waste will be incorporated into a Construction Environmental Management Plan (CEMP). All construction works on the Application Site will also be undertaken in accordance with the Considerate Constructors Scheme.

NTS.150 Post-construction, design measures for the proposed development will ensure that all residents have access to both internal and external waste and recycling storage facilities. SEBC containers for the kerbside collection of waste will be located within the curtilage of each house and in suitably designed enclosures on ground level for flats. Waste segregation and storage facilities will be designed to be convenient and simple to use, to encourage residents to recycle and to maximise recycling rates. Residential dwellings with gardens shall have an area reserved for the potential location of a home composting container.

NTS.151 The waste storage arrangements for the commercial elements of the proposed development will be designed in accordance with SEBC’s Waste and Recycling Storage and Receptacle Requirements for Domestic and Commercial Developments. They will be provided with dedicated or shared waste storage areas to facilitate the segregation of recyclable materials. All


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waste storage areas will be clearly labelled to ensure that cross contamination of refuse and recycling is minimised.

NTS.152 Following implementation of the mitigation measures and best practice approaches during construction, it is considered that the proposed development will not generate significant adverse effects on existing waste management infrastructure.

NTS.153 With regard to the consideration of cumulative effects with other forthcoming development in the area, it is estimated that approximately 65,906 tonnes of construction waste from the residential elements of the cumulative developments will be generated. This is approximately three times the estimate of construction waste generated from the proposed development and does not include the non-residential elements and infrastructure, which would significantly increase this Figure.

NTS.154 It is assumed that all developments will be required to implement SWMPs which incorporate measures for the minimisation and sustainable management of demolition, excavation and construction waste. As a consequence of these measures, the quantity of material requiring disposal will be minimised as far as practicable. Considering these factors and the scale of the proposed development in relation to existing construction projects in the area, the resulting cumulative effects on existing waste management infrastructure are anticipated to be of moderate to minor negative significance.

NTS.155 Post-construction, the committed developments will be required to provide occupiers with appropriate internal and external waste storage areas and facilities to maximise the opportunity to segregate recyclables at source. The cumulative developments could potentially generate up to 3,347 tonnes of household waste per annum (up to 64.4 tonnes per week) from the indicative 3,450 residential units. As the indicative floor areas are not yet available it has not been possible to estimate the volumes of commercial waste generated. Considering these factors, the resulting cumulative effects are anticipated to be of minor negative significance.

Water environment

NTS.156 The water environment chapter describes the impact of the proposed development on existing drainage, flooding, groundwater and surface water quality, water supply and foul sewerage capacity. The assessment considers the Application Site and a 1km area around. The existing conditions at the Application Site and in the surrounding area have been determined through a site walkover, consultation with the Environment Agency and review of a number of information sources.

NTS.157 The nearest main river watercourse is the River Lark, approximately 0.5km to the north of the Application Site at its closest point. Surface water quality in the River Lark is recorded on the Environment Agency’s website as currently moderate and predicted to be good in the future.

NTS.158 The Application Site is located on an area designated as a Principal Aquifer, meaning that it is likely to provide a high level of water storage and may support water supply and / or river base flow on a strategic scale. It is also shown to be within a groundwater outer source protection zone (SPZ2)


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associated with a groundwater source protection zone centred adjacent to the River Lark approximately 660m east from the Application Site boundary.

NTS.159 From the Environment Agency’s website, the Application Site is classed as Flood Zone 1, where there is less than 1 in 1000 (0.1%) chance of flooding from rivers in any given year. However, anecdotal evidence indicates that Tut Hill has experienced surface water flooding several times in recent years. This was caused by sheet run-off generated from within the Application Site during periods of high rainfall. Borehole records for the Application Site do not show the presence of groundwater for depths up 40.0m below ground level. Flooding related to groundwater is therefore deemed a very low risk.

NTS.160 A number of potential construction effects were identified during the assessment, including:

• Soil compaction and consequently reduced water attenuation on site

• Increase in the volume and the rate of surface water run-off, posing a localised flood risk

• Removal and infilling of existing drainage channels, altering the way in which surface water is conveyed across the Application Site

• Alteration of ground levels, potentially affecting local drainage regime and resulting in temporary ponding of water

• Contamination of surface water runoff from construction activities / spillages which could subsequently enter surrounding surface and / or groundwater features

• Alteration of the chemical and biological quality of surface and groundwater underlying the Application Site

• Increase sedimentation on-site and in downstream watercourses

• Increase water usage and demand

• Increased generation of foul water and pressure on existing treatment facilities

NTS.161 Post-construction, the following potential effects were identified:

• Surface and groundwater contamination due to oil residues and sediments from vehicles using the link road and internal / access roads and car parking areas within the Application Site

• Increase in wastewater (sewage effluent, water from sinks, showers, etc) from residential and non-residential uses within the Application Site

• The potential use of household and garden chemicals

• Increased water usage and demand

• Increased pressure on foul sewage infrastructure

NTS.162 A number of measures have been proposed as part of the assessment to avoid or mitigate the potential effects.

NTS.163 The Construction Environmental Management Plan (CEMP) to manage and control construction works will include the implementation of an appropriate temporary drainage system, which will aid in minimising the potential risk of increased sediment reaching nearby surface waters. This system will include the use of temporary surface water runoff facilities. The CEMP will also stipulate that surface water run-off should either be taken off-site or discharged following agreement with the appropriate authority.


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NTS.164 The CEMP will be implemented to manage and control all ground works, including management of wastewater and the storage of fuel and oils. The CEMP will detail the procedures and methods that are to be followed in order to minimise the potential effects of construction on groundwater and surface water features. All construction activities will also be undertaken in accordance with the Environment Agency’s Pollution Prevention Guidelines.

NTS.165 The permanent drainage strategy for the proposed development will provide sustainable drainage systems (SUDS) throughout the Application Site. The strategy seeks to replicate the existing hydrology and provides for all the necessary attenuation storage. The following SUDS are included:

• Harvesting rainwater utilising water butts

• Permeable surfacing with infiltration storage blankets to driveways, minor estate roads and parking areas

• Swales to be used where space is adequate such as verges and open spaces

• Detention basins as final flood protection and water quality facility

• Surface water will be conveyed from one of three detention basins to an existing public surface water manhole located in Mildenhall Road approximately 500m to the east of the Application Site

NTS.166 The flood risk assessment (FRA) has demonstrated that the proposed drainage strategy is robust and will not increase flood risk on or off site for all rainfall events up to the 1 in 100 plus climate change (30%). No further mitigation measures are required in respect of the drainage regime and flood risk as a result of the proposed development.

NTS.167 Any surface water discharges from residential and public car parking areas will incorporate appropriate pollution control measures such as petrol/water interceptors to minimise the risk of polluted surface water runoff entering local watercourses.

NTS.168 Anglian Water Services Ltd has confirmed that the existing potable water network system has sufficient capacity to serve the proposed development. Although mitigation measures are therefore not required, the proposed development will seek to minimise potable water consumption. Opportunities to implement water conservation measures across the proposed development will be assessed and may include measures such as the use of water metering, low flush toilets and use of water butts.

NTS.169 Anglian Water Services Ltd has also confirmed that their existing foul sewage infrastructure has sufficient capacity to serve the proposed development. Wastewater production is closely linked to water consumption and is likely to be very similar in terms of the volume. Therefore, the proposed mitigation measures in relation to reducing water demand will also be effective in reducing the pressure on the foul sewage infrastructure.

NTS.170 Assuming all the mitigation measures are implemented, no significant residual effects are anticipated in relation to the water environment.

NTS.171 With regard to cumulative effects, it is likely that more than one committed development will be constructed at the same time as the proposed development. All will require the establishment and implementation of


July 2013

CEMPs to manage construction sites, setting limits on surface water runoff, foul drainage and wastewater discharges, and other measures to prevent pollution. As a result the combined magnitude of contamination to surface waters via discharge of pollutants to sewers is considered to be small. Overall, the anticipated cumulative impact on the water environment during the construction period of the proposed development in combination with other committed developments is not considered to be significant.

NTS.172 The majority of uses proposed as part of the committed schemes will be residential. Provided that appropriate mitigation measures are adopted, the risk of contamination of receiving surface waters from these developments will be minimal. The committed developments will be of a scale requiring FRAs and suitable drainage strategies will have been designed, which will ensure there is minimal risk of flooding from drains and watercourses, and no change in food risk off-site where applicable.

NTS.173 There is the potential for a cumulative effect in relation to increases in potable water demand and foul sewage. The effect of water supply requirements of the proposed development in combination with other committed developments has been considered at a strategic level by Anglian Water Services Ltd. It is therefore assumed that there is sufficient capacity available to supply both the proposed development and the committed developments. It is therefore considered unlikely that there will be any significant cumulative effects on the water environment during the post-construction phase of the proposed development, assuming the mitigation measures are put into place.

Conclusion

NTS.174 This non-technical summary has outlined the findings of the EIA of the proposed residential-led, mixed use community at North West Bury St Edmunds, contained within the ES that accompanies the planning application. The proposed development will result in a number of changes to the local environment, but a range of measures will be put in place to minimise potential significant adverse effects and enhance beneficial effects.

NTS.175 Copies of the full ES and its technical appendices have been distributed to SEBC and the statutory consultees. The full documents are available for public inspection during the consultation period at SEBC’s offices at the address below:

St Edmundsbury Borough Council West Suffolk House Western Way Bury St Edmunds Suffolk IP33 3YU


July 2013

NTS.176 Copies of the ES on CD can be purchased from Terence O’Rourke Ltd at a price that reflects the time and production costs. Paper copies may also be available (at printing cost) from Terence O’Rourke Ltd at the following address:

Terence O’Rourke Ltd Everdene House Deansleigh Road Bournemouth BH7 7DU Tel: 020 3664 6755

Email: [email protected]

North West Bury St Edmunds Environmental Statement

FOLD

Figure NTS1 Site location and application boundary

I

Site location and application boundaryClient / Project:

North Wes Bury St EdmundsCountryside Properties UK Limited

Drawn by:JCChecked by:ER

Based upon the 2012 Ordnance Survey 1:10,000 colour raster mapwith the permission of the Ordnance Survey on behalf of HerMajesty's Stationery Office, © Crown copyright. Terence O'RourkeLtd. Licence No.100019980.

Copyright Terence O'Rourke Ltd, 2013

16 July 2013

Scale: 1:7,500 @A3

0 190 m

Legend

Application Site boundary

Figure NTS1


FOLD

Figure NTS2a Land use parameter plan

Trading and

Drain

Drain

Drain

Ponds

Pond

Pond

Drain

Path (um)

Track

29.0m

29.3m

FB

FB

(Track)

PIGEO

N LANE

Golf Course

28.7m

31.5m

LAMDIN ROAD

A 1101

TRENT ROAD

MITCHELL AVENUE

7

38

44

1

8

2

68

1

39

5

7651

2

8

1

70

10

5

Lark Valley Trading Park

El

Sub Sta

Path (um

)

28.7m

LB

ElSub

El

Sub Sta

Sta

Tk

58

54

39

1

4

41

WAVENEY ROAD

7

32

33

26

Avondale W

alk

Posts

ANSELM AVENUE

18

12

53 to 63

65 to 75

El Sub Sta

77 to 87

11

24

9

6

33.5mStone 15

28

91

14

50

89

24

18

29

38

23

2527

56

31

9

48

7 to 12

Maple House

46

LAKE AVENUE

49

33 55

1 to 6

53

51

45

32

47

44

15 to

18

11 to

14

19

Cedar House

1 to 6

29 to 39

41 to 51

23 to 26

22

14 to 175 to 8

12a

18 to 21

Lambert House

9 to 121 to 4

LB

South Parade

1

5

LAKE AVENUE

3

8

23

15

211

119

13

7 to 12

REEVE CLOSE

6

1

24

45

St George'sCourt

44

5

36a

11

1

44d

44a

44c

20

16

40.2m

38

55

46

56

67

LYDGATE CLOSE

30

24

3533

24

6

10

14

1

16

22

DERWENT ROAD

3230

26

1820

3436

36

2123

1835

19

1

291229

1330

31

2

SAMSON CLOSE

TENNYSON ROAD

Shelter35 3

8

1

33

CourtChestnut

247

25

47

20

45

5

20

BirchHouse

13

56b

11

2

77

73

5860

ROAD

6264

9

12

1

15

1 to 6

8

6

12

62

72

52

27

4280

8429

LANCASTER AVENUE

37 19

45

9

49

Allotment Gardens

85

491

2

90

TCB

GLOUCESTER

BALDWIN AVENUE

21

11 11

59

1

50

16

21

Industrial Estate

Pond

Drain

Track

Posts

Posts

28.1m

FB

A 1101

A 1101

NORTHERN WAY

NORTHERN WAY

PIGEON LANE

CHASE ROAD

Tks

45

Coppic

e End

A1

B1

A5

39

34

B4

6

46

4

5

Pumping Station

GVCEl

Sub Sta

El Sub

Sta

El Sub

Sta

Stone

Stone

Stone

48

Tk

1

37.5m

SEVERN ROAD

58

68

53

43

63

59

29

31

35

32to3

8

47to5

339to4

5

40to4

2

71

44

17

8

76

13 to

16

9 to 12

JOCELYN CLOSE

5

1

43.0m

35 32

78

1 to 4

Busine

ss P

ark

5

Enterpr

ise73

24to3

0

PlaygroundStone

CUMBERLAND A

VENUE

6

23

22

16

2

3

2

11

15

22

48

27

46

PRINCE CHARLES AVENUE

House

2

Willow

7 to 12

17

26

1 to 6

El

Sub Sta

CURTIS ROAD

7 to 12

1

3

24

43.3m

55

4

43.0m

LB

39

41

37

2

Cambridge Walk

44.0m

365

2

57

16

44.9m

BALDWIN AVENUE

SUFFOLK R

OAD

44

8

12

1567

79

45.2m

HERTFORD CLOSE

10

16

1

7

75

1

80

45.5m

148

122

77

6

156

79

165

1

14047.2m

Stone

7

155

132

105

115

BEDFORD ROAD

31

2

1

1

1

DEVON CLOSE

7

96

32

6

NORTHUMBERLAND AVENUE

26

80

88

95

91

103

98

93

8

106

154

85

162

Methodist ChurchNorthumberland Avenue

19

7

11

15

9

1

17

4

2

75

146

79

77

El Sub Sta

Fish FarmIndustrial Estate

Pond

Nunn Squ

are

Trac

k

Track

Nunn S

quare

Trac

k

45.4m

47.9m

45.1m

55.1m

55.2m

29.7m

44.6m

29.3m

54.0m

32.6m

FS


HUNTER ROAD

B 11

06

CLAY ROAD

FLOYD ROAD

BEARD ROAD

TUT

HILL

TUT

HILL

TUT

HILL

WARWICK DRIVE

ION R

OAD

SUSSEX ROAD

B 11

06

DURHAM CLOSE

BEARD ROAD

A 1101

B 11

06

SUMMERS ROAD

313

The Barn

2223

37

33

4

to

Little Court

Victoria Cottage

31

2 40

19

7

Steiple

42

1

25

House

The Albany Centre

Howard Middle School

24

29

Tk

5

34

32 1

Green Riding

RedHouse

Pond

Rosecroft

House

Cottage

Keimal

Berguolt

Old

House

Sarafand

West End

Cottage

West End

39

30

ShiresThe

21

Club House

House

Point

Hallowes

34

15

44

2

1

135

16

18

14

The

Broadlands

Alpa

Hunters Moon

Elm

Five Acres

33

24

25

35

1

Heath

54

2

8

64

11

14

Shrublands

1

ClevesCottage

RocrisarAshnola

Fuchsias

6

6

House

Aspley

Thre

e Ki

ngs

(PH

)

15

2119

14

19

33

22

7

36

39

33

27

CoachHouse

5

57

12

18

125

15to1

7

89

Coppers

The Hyde

Harlyn

Shalom

Moot

Cimarron

32

42

8

30

Lily Cottage

Pavilion

PW

11

11

28

Heath

12

to

23

85

Lodge

8

42

Gaughton House

19

3

29

ManorHouse

Tuthill

Cottages

31

9to11

15

West End

145

17

Farlington

2119

48

77to8320

14

1

6

Kaprun

Fynoord

46

10

266

4

41

132

27

25

29

32

12

40

7

111134

15

36

2

Business

Centre

Farm

1

23

30

47

2

19

28

Playing Field

Golf Course

Allotment Gardens

El Sub

Sta

Tennis Court

Trading and

Drain

Drain

Drain

Ponds

Pond

Pond

Drain

Path (um)

Track

29.0m

29.3m

FB

FB

(Track)

PIGEO

N LANE

Golf Course

28.7m

31.5m

LAMDIN ROAD

A 1101

TRENT ROAD

MITCHELL AVENUE

7

38

44

1

8

2

68

1

39

5

7651

2

8

1

70

10

5


El

Sub Sta

Path (um

)

28.7m

LB

ElSub

El

Sub Sta

Sta

Tk

58

54

39

1

4

41

WAVENEY ROAD

7

32

33

26

Avondale W

alk

Posts

ANSELM AVENUE

18

12

53 to 63

65 to 75

El Sub Sta

77 to 87

11

24

9

6

33.5mStone 15

28

91

14

50

89

24

18

29

38

23

2527

56

31

9

48

7 to 12

Maple House

46

LAKE AVENUE

49

33 55

1 to 6

53

51

45

32

47

44

15 to

18

11 to

14

19

Cedar House

1 to 6

29 to 39

41 to 51

23 to 26

22

14 to 175 to 8

12a

18 to 21

Lambert House

9 to 121 to 4

LB

South Parade

1

5

LAKE AVENUE

3

8

23

15

211

119

13

7 to 12

REEVE CLOSE

6

1

24

45

St George'sCourt

44

5

36a

11

1

44d

44a

44c

20

16

40.2m

38

55

46

56

67

LYDGATE CLOSE

30

24

3533

24

6

10

14

1

16

22

DERWENT ROAD

3230

26

1820

3436

36

2123

1835

19

1

291229

1330

31

2

SAMSON CLOSE

TENNYSON ROAD

Shelter35 3

8

1

33

CourtChestnut

247

25

47

20

45

5

20

BirchHouse

13

56b

11

2

77

73

5860

ROAD

6264

9

12

1

15

1 to 6

8

6

12

62

72

52

27

4280

8429

LANCASTER AVENUE

37 19

45

9

49

Allotment Gardens

85

491

2

90

TCB

GLOUCESTER

BALDWIN AVENUE

21

11 11

59

1

50

16

21

Industrial Estate

Pond

Drain

Track

Posts

Posts

28.1m

FB

A 1101

A 1101

NORTHERN WAY

NORTHERN WAY

PIGEON LANE

CHASE ROAD

Tks

45

Coppic

e End

A1

B1

A5

39

34

B4

6

46

4

5

Pumping Station

GVCEl

Sub Sta

El Sub

Sta

El Sub

Sta

Stone

Stone

Stone

48

Tk

1

37.5m

SEVERN ROAD

58

68

53

43

63

59

29

31

35

32to3

8

47to5

339to4

5

40to4

2

71

44

17

8

76

13 to

16

9 to 12

JOCELYN CLOSE

5

1

43.0m

35 32

78

1 to 4

Busine

ss P

ark

5

Enterpr

ise73

24to3

0

PlaygroundStone

CUMBERLAND A

VENUE

6

23

22

16

2

3

2

11

15

22

48

27

46


House

2

Willow

7 to 12

17

26

1 to 6

El

Sub Sta

CURTIS ROAD

7 to 12

1

3

24

43.3m

55

4

43.0m

LB

39

41

37

2

Cambridge Walk

44.0m

365

2

57

16

44.9m

BALDWIN AVENUE

SUFFOLK R

OAD

44

8

12

1567

79

45.2m

HERTFORD CLOSE

10

16

1

7

75

1

80

45.5m

148

122

77

6

156

79

165

1

14047.2m

Stone

7

155

132

105

115

BEDFORD ROAD

31

2

1

1

1

DEVON CLOSE

7

96

32

6


26

80

88

95

91

103

98

93

8

106

154

85

162


19

7

11

15

9

1

17

4

2

75

146

79

77

El Sub Sta


Pond

Nunn Squ

are

Trac

k

Track

Nunn S

quare

Trac

k

45.4m

47.9m

45.1m

55.1m

55.2m

29.7m

44.6m

29.3m

54.0m

32.6m

FS


HUNTER ROAD

B 11

06

CLAY ROAD

FLOYD ROAD

BEARD ROAD

TUT

HILL

TUT

HILL

TUT

HILL

WARWICK DRIVE

ION R

OAD

SUSSEX ROAD

B 11

06

DURHAM CLOSE

BEARD ROAD

A 1101

B 11

06

SUMMERS ROAD

313

The Barn

2223

37

33

4

to

Little Court

Victoria Cottage

31

2 40

19

7

Steiple

42

1

25

House

The Albany Centre


24

29

Tk

5

34

32 1

Green Riding

RedHouse

Pond

Rosecroft

House

Cottage

Keimal

Berguolt

Old

House

Sarafand

West End

Cottage

West End

39

30

ShiresThe

21

Club House

House

Point

Hallowes

34

15

44

2

1

135

16

18

14

The

Broadlands

Alpa

Hunters Moon

Elm

Five Acres

33

24

25

35

1

Heath

54

2

8

64

11

14

Shrublands

1

ClevesCottage

RocrisarAshnola

Fuchsias

6

6

House

Aspley

Thre

e Ki

ngs

(PH

)

15

2119

14

19

33

22

7

36

39

33

27

CoachHouse

5

57

12

18

125

15to1

7

89

Coppers

The Hyde

Harlyn

Shalom

Moot

Cimarron

32

42

8

30

Lily Cottage

Pavilion

PW

11

11

28

Heath

12

to

23

85

Lodge

8

42

Gaughton House

19

3

29

ManorHouse

Tuthill

Cottages

31

9to11

15

West End

145

17

Farlington

2119

48

77to8320

14

1

6

Kaprun

Fynoord

46

10

266

4

41

132

27

25

29

32

12

40

7

111134

15

36

2

Business

Centre

Farm

1

23

30

47

2

19

28

Playing Field

Golf Course

Allotment Gardens

El Sub

Sta

Tennis Court

Trading and

Drain

Drain

Drain

Ponds

Pond

Pond

Drain

Path (um)

Track

29.0m

29.3m

FB

FB

(Track)

PIGEO

N LANE

Golf Course

28.7m

31.5m

LAMDIN ROAD

A 1101

TRENT ROAD

MITCHELL AVENUE

7

38

44

1

8

2

68

1

39

5

7651

2

8

1

70

10

5


El

Sub Sta

Path (um

)

28.7m

LB

ElSub

El

Sub Sta

Sta

Tk

58

54

39

1

4

41

WAVENEY ROAD

7

32

33

26

Avondale W

alk

Posts

ANSELM AVENUE

18

12

53 to 63

65 to 75

El Sub Sta

77 to 87

11

24

9

6

33.5mStone 15

28

91

14

50

89

24

18

29

38

23

2527

56

31

9

48

7 to 12

Maple House

46

LAKE AVENUE

49

33 55

1 to 6

53

51

45

32

47

44

15 to

18

11 to

14

19

Cedar House

1 to 6

29 to 39

41 to 51

23 to 26

22

14 to 175 to 8

12a

18 to 21

Lambert House

9 to 121 to 4

LB

South Parade

1

5

LAKE AVENUE

3

8

23

15

211

119

13

7 to 12

REEVE CLOSE

6

1

24

45

St George'sCourt

44

5

36a

11

1

44d

44a

44c

20

16

40.2m

38

55

46

56

67

LYDGATE CLOSE

30

24

3533

24

6

10

14

1

16

22

DERWENT ROAD

3230

26

1820

3436

36

2123

1835

19

1

291229

1330

31

2

SAMSON CLOSE

TENNYSON ROAD

Shelter35 3

8

1

33

CourtChestnut

247

25

47

20

45

5

20

BirchHouse

13

56b

11

2

77

73

5860

ROAD

6264

9

12

1

15

1 to 6

8

6

12

62

72

52

27

4280

8429

LANCASTER AVENUE

37 19

45

9

49

Allotment Gardens

85

491

2

90

TCB

GLOUCESTER

BALDWIN AVENUE

21

11 11

59

1

50

16

21

Industrial Estate

Pond

Drain

Track

Posts

Posts

28.1m

FB

A 1101

A 1101

NORTHERN WAY

NORTHERN WAY

PIGEON LANE

CHASE ROAD

Tks

45

Coppic

e End

A1

B1

A5

39

34

B4

6

46

4

5

Pumping Station

GVCEl

Sub Sta

El Sub

Sta

El Sub

Sta

Stone

Stone

Stone

48

Tk

1

37.5m

SEVERN ROAD

58

68

53

43

63

59

29

31

35

32to3

8

47to5

339to4

5

40to4

2

71

44

17

8

76

13 to

16

9 to 12

JOCELYN CLOSE

5

1

43.0m

35 32

78

1 to 4

Busine

ss P

ark

5

Enterpr

ise73

24to3

0

PlaygroundStone

CUMBERLAND A

VENUE

6

23

22

16

2

3

2

11

15

22

48

27

46


House

2

Willow

7 to 12

17

26

1 to 6

El

Sub Sta

CURTIS ROAD

7 to 12

1

3

24

43.3m

55

4

43.0m

LB

39

41

37

2

Cambridge Walk

44.0m

365

2

57

16

44.9m

BALDWIN AVENUE

SUFFOLK R

OAD

44

8

12

1567

79

45.2m

HERTFORD CLOSE

10

16

1

7

75

1

80

45.5m

148

122

77

6

156

79

165

1

14047.2m

Stone

7

155

132

105

115

BEDFORD ROAD

31

2

1

1

1

DEVON CLOSE

7

96

32

6


26

80

88

95

91

103

98

93

8

106

154

85

162


19

7

11

15

9

1

17

4

2

75

146

79

77

El Sub Sta


Pond

Nunn Squ

are

Trac

k

Track

Nunn S

quare

Trac

k

45.4m

47.9m

45.1m

55.1m

55.2m

29.7m

44.6m

29.3m

54.0m

32.6m

FS


HUNTER ROAD

B 11

06

CLAY ROAD

FLOYD ROAD

BEARD ROAD

TUT

HILL

TUT

HILL

TUT

HILL

WARWICK DRIVE

ION R

OAD

SUSSEX ROAD

B 11

06

DURHAM CLOSE

BEARD ROAD

A 1101

B 11

06

SUMMERS ROAD

313

The Barn

2223

37

33

4

to

Little Court

Victoria Cottage

31

2 40

19

7

Steiple

42

1

25

House

The Albany Centre


24

29

Tk

5

34

32 1

Green Riding

RedHouse

Pond

Rosecroft

House

Cottage

Keimal

Berguolt

Old

House

Sarafand

West End

Cottage

West End

39

30

ShiresThe

21

Club House

House

Point

Hallowes

34

15

44

2

1

135

16

18

14

The

Broadlands

Alpa

Hunters Moon

Elm

Five Acres

33

24

25

35

1

Heath

54

2

8

64

11

14

Shrublands

1

ClevesCottage

RocrisarAshnola

Fuchsias

6

6

House

Aspley

Thre

e Ki

ngs

(PH

)

15

2119

14

19

33

22

7

36

39

33

27

CoachHouse

5

57

12

18

125

15to1

7

89

Coppers

The Hyde

Harlyn

Shalom

Moot

Cimarron

32

42

8

30

Lily Cottage

Pavilion

PW

11

11

28

Heath

12

to

23

85

Lodge

8

42

Gaughton House

19

3

29

ManorHouse

Tuthill

Cottages

31

9to11

15

West End

145

17

Farlington

2119

48

77to8320

14

1

6

Kaprun

Fynoord

46

10

266

4

41

132

27

25

29

32

12

40

7

111134

15

36

2

Business

Centre

Farm

1

23

30

47

2

19

28

Playing Field

Golf Course

Allotment Gardens

El Sub

Sta

Tennis Court

1

2

3

July 2013

Parameter plan


Scale@A1:2500

180604/URB/PP/LUB/004

revision

drawn by

IP

checked by

RB

Land use

Countryside Properties (UK) Ltd

Key

© Terence O’Rourke

Do not scale from this drawing

Everdene House Deansleigh Road Bournemouth BH7 7DU telephone 020 3664 6755 email [email protected]

Residential

Leisure use

School site or residential

Informal public open space

Local centre uses

Formal public open space

Central public square

Retained agricultural land

Primary movement corridor

Link road (carriageway corridor)

Proposed attenuation basin location (Precise location to be determined at reserved matters stage)

NB: Plan and areas are subject to receiving detailed drainage strategy and utilities information

Proposed location of allotments (Precise location to be determined at reserved matters stage)

Application boundary

Other land under applicant's control

Open access land

Proposed locations of potential Tut Hill closure points

1 Preferred location of potential future bus link

Proposed location of pedestrian/cycle link and potential location of alternative future bus linkProposed location of pedestrian link

2

3

0m 250m 500m

Flexible corridor for primary road and green corridor (Green corridor and highway corridor are interchangeable within this area but the quantums of each will remain consistent - precise locations of green corridor and primary road will be determined at reserved matters stage)

Existing Tree/Hedge BS 5837:2012 Category B

Line of Root Protection Area (RPA) - calculatedfollowing guidelines set in BS 5837:2012

Existing Tree/Hedge BS5837:2012 Category C

Tree identified as requiringremoval to enable the proposed development

Bas

ed u

pon

the

201

3 O

rdna

nce

Sur

vey

Mas

term

ap t

opog

rap

hyw

ith t

he p

erm

issi

on o

f the

Ord

nanc

e S

urve

y on

beh

alf o

f Her

Maj

esty

’s S

tatio

nery

Offi

ce, ©

Cro

wn

cop

yrig

ht. T

eren

ce O

’Rou

rke

Ltd

. Lic

ence

No.

100

0199

80.


FOLD

Figure NTS2b Strategic landscape and open space parameter plan

Trading and

Drain

Drain

Drain

Ponds

Pond

Pond

Drain

Path (um)

Track

29.0m

29.3m

FB

FB

(Track)

PIGEO

N LANE

Golf Course

28.7m

31.5m

LAMDIN ROAD

A 1101

TRENT ROAD

MITCHELL AVENUE

7

38

44

1

8

2

68

1

39

5

7651

2

8

1

70

10

5


El

Sub Sta

Path (um

)

28.7m

LB

ElSub

El

Sub Sta

Sta

Tk

58

54

39

1

4

41

WAVENEY ROAD

7

32

33

26

Avondale W

alk

Posts

ANSELM AVENUE

18

12

53 to 63

65 to 75

El Sub Sta

77 to 87

11

24

9

6

33.5mStone 15

28

91

14

50

89

24

18

29

38

23

2527

56

31

9

48

7 to 12

Maple House

46

LAKE AVENUE

49

33 55

1 to 6

53

51

45

32

47

44

15 to

18

11 to

14

19

Cedar House

1 to 6

29 to 39

41 to 51

23 to 26

22

14 to 175 to 8

12a

18 to 21

Lambert House

9 to 121 to 4

LB

South Parade

1

5

LAKE AVENUE

3

8

23

15

211

119

13

7 to 12

REEVE CLOSE

6

1

24

45

St George'sCourt

44

5

36a

11

1

44d

44a

44c

20

16

40.2m

38

55

46

56

67

LYDGATE CLOSE

30

24

3533

24

6

10

14

1

16

22

DERWENT ROAD

3230

26

1820

3436

36

2123

1835

19

1

291229

1330

31

2

SAMSON CLOSE

TENNYSON ROAD

Shelter35 3

8

1

33

CourtChestnut

247

25

47

20

45

5

20

BirchHouse

13

56b

11

2

77

73

5860

ROAD

6264

9

12

1

15

1 to 6

8

6

12

62

72

52

27

4280

8429

LANCASTER AVENUE

37 19

45

9

49

Allotment Gardens

85

491

2

90

TCB

GLOUCESTER

BALDWIN AVENUE

21

11 11

59

1

50

16

21

Industrial Estate

Pond

Drain

Track

Posts

Posts

28.1m

FB

A 1101

A 1101

NORTHERN WAY

NORTHERN WAY

PIGEON LANE

CHASE ROAD

Tks

45

Coppic

e End

A1

B1

A5

39

34

B4

6

46

4

5

Pumping Station

GVCEl

Sub Sta

El Sub

Sta

El Sub

Sta

Stone

Stone

Stone

48

Tk

1

37.5m

SEVERN ROAD

58

68

53

43

63

59

29

31

35

32to3

8

47to5

339to4

5

40to4

2

71

44

17

8

76

13 to

16

9 to 12

JOCELYN CLOSE

5

1

43.0m

35 32

78

1 to 4

Busine

ss P

ark

5

Enterpr

ise73

24to3

0

PlaygroundStone

CUMBERLAND A

VENUE

6

23

22

16

2

3

2

11

15

22

48

27

46


House

2

Willow

7 to 12

17

26

1 to 6

El

Sub Sta

CURTIS ROAD

7 to 12

1

3

24

43.3m

55

4

43.0m

LB

39

41

37

2

Cambridge Walk

44.0m

365

2

57

16

44.9m

BALDWIN AVENUE

SUFFOLK R

OAD

44

8

12

1567

79

45.2m

HERTFORD CLOSE

10

16

1

7

75

1

80

45.5m

148

122

77

6

156

79

165

1

14047.2m

Stone

7

155

132

105

115

BEDFORD ROAD

31

2

1

1

1

DEVON CLOSE

7

96

32

6


26

80

88

95

91

103

98

93

8

106

154

85

162


19

7

11

15

9

1

17

4

2

75

146

79

77

El Sub Sta


Pond

Nunn Squ

are

Trac

k

Track

Nunn S

quare

Trac

k

45.4m

47.9m

45.1m

55.1m

55.2m

29.7m

44.6m

29.3m

54.0m

32.6m

FS


HUNTER ROAD

B 11

06

CLAY ROAD

FLOYD ROAD

BEARD ROAD

TUT

HILL

TUT

HILL

TUT

HILL

WARWICK DRIVE

ION R

OAD

SUSSEX ROAD

B 11

06

DURHAM CLOSE

BEARD ROAD

A 1101

B 11

06

SUMMERS ROAD

313

The Barn

2223

37

33

4

to

Little Court

Victoria Cottage

31

2 40

19

7

Steiple

42

1

25

House

The Albany Centre


24

29

Tk

5

34

32 1

Green Riding

RedHouse

Pond

Rosecroft

House

Cottage

Keimal

Berguolt

Old

House

Sarafand

West End

Cottage

West End

39

30

ShiresThe

21

Club House

House

Point

Hallowes

34

15

44

2

1

135

16

18

14

The

Broadlands

Alpa

Hunters Moon

Elm

Five Acres

33

24

25

35

1

Heath

54

2

8

64

11

14

Shrublands

1

ClevesCottage

RocrisarAshnola

Fuchsias

6

6

House

Aspley

Thre

e Ki

ngs

(PH

)

15

2119

14

19

33

22

7

36

39

33

27

CoachHouse

5

57

12

18

125

15to1

7

89

Coppers

The Hyde

Harlyn

Shalom

Moot

Cimarron

32

42

8

30

Lily Cottage

Pavilion

PW

11

11

28

Heath

12

to

23

85

Lodge

8

42

Gaughton House

19

3

29

ManorHouse

Tuthill

Cottages

31

9to11

15

West End

145

17

Farlington

2119

48

77to8320

14

1

6

Kaprun

Fynoord

46

10

266

4

41

132

27

25

29

32

12

40

7

111134

15

36

2

Business

Centre

Farm

1

23

30

47

2

19

28

Playing Field

Golf Course

Allotment Gardens

El Sub

Sta

Tennis Court

Trading and

Drain

Drain

Drain

Ponds

Pond

Pond

Drain

Path (um)

Track

29.0m

29.3m

FB

FB

(Track)

PIGEO

N LANE

Golf Course

28.7m

31.5m

LAMDIN ROAD

A 1101

TRENT ROAD

MITCHELL AVENUE

7

38

44

1

8

2

68

1

39

5

7651

2

8

1

70

10

5


El

Sub Sta

Path (um

)

28.7m

LB

ElSub

El

Sub Sta

Sta

Tk

58

54

39

1

4

41

WAVENEY ROAD

7

32

33

26

Avondale W

alk

Posts

ANSELM AVENUE

18

12

53 to 63

65 to 75

El Sub Sta

77 to 87

11

24

9

6

33.5mStone 15

28

91

14

50

89

24

18

29

38

23

2527

56

31

9

48

7 to 12

Maple House

46

LAKE AVENUE

49

33 55

1 to 6

53

51

45

32

47

44

15 to

18

11 to

14

19

Cedar House

1 to 6

29 to 39

41 to 51

23 to 26

22

14 to 175 to 8

12a

18 to 21

Lambert House

9 to 121 to 4

LB

South Parade

1

5

LAKE AVENUE

3

8

23

15

211

119

13

7 to 12

REEVE CLOSE

6

1

24

45

St George'sCourt

44

5

36a

11

1

44d

44a

44c

20

16

40.2m

38

55

46

56

67

LYDGATE CLOSE

30

24

3533

24

6

10

14

1

16

22

DERWENT ROAD

3230

26

1820

3436

36

2123

1835

19

1

291229

1330

31

2

SAMSON CLOSE

TENNYSON ROAD

Shelter35 3

8

1

33

CourtChestnut

247

25

47

20

45

5

20

BirchHouse

13

56b

11

2

77

73

5860

ROAD

6264

9

12

1

15

1 to 6

8

6

12

62

72

52

27

4280

8429

LANCASTER AVENUE

37 19

45

9

49

Allotment Gardens

85

491

2

90

TCB

GLOUCESTER

BALDWIN AVENUE

21

11 11

59

1

50

16

21

Industrial Estate

Pond

Drain

Track

Posts

Posts

28.1m

FB

A 1101

A 1101

NORTHERN WAY

NORTHERN WAY

PIGEON LANE

CHASE ROAD

Tks

45

Coppic

e End

A1

B1

A5

39

34

B4

6

46

4

5

Pumping Station

GVCEl

Sub Sta

El Sub

Sta

El Sub

Sta

Stone

Stone

Stone

48

Tk

1

37.5m

SEVERN ROAD

58

68

53

43

63

59

29

31

35

32to3

8

47to5

339to4

5

40to4

2

71

44

17

8

76

13 to

16

9 to 12

JOCELYN CLOSE

5

1

43.0m

35 32

78

1 to 4

Busine

ss P

ark

5

Enterpr

ise73

24to3

0

PlaygroundStone

CUMBERLAND A

VENUE

6

23

22

16

2

3

2

11

15

22

48

27

46


House

2

Willow

7 to 12

17

26

1 to 6

El

Sub Sta

CURTIS ROAD

7 to 12

1

3

24

43.3m

55

4

43.0m

LB

39

41

37

2

Cambridge Walk

44.0m

365

2

57

16

44.9m

BALDWIN AVENUE

SUFFOLK R

OAD

44

8

12

1567

79

45.2m

HERTFORD CLOSE

10

16

1

7

75

1

80

45.5m

148

122

77

6

156

79

165

1

14047.2m

Stone

7

155

132

105

115

BEDFORD ROAD

31

2

1

1

1

DEVON CLOSE

7

96

32

6


26

80

88

95

91

103

98

93

8

106

154

85

162


19

7

11

15

9

1

17

4

2

75

146

79

77

El Sub Sta


Pond

Nunn Squ

are

Trac

k

Track

Nunn S

quare

Trac

k

45.4m

47.9m

45.1m

55.1m

55.2m

29.7m

44.6m

29.3m

54.0m

32.6m

FS


HUNTER ROAD

B 11

06

CLAY ROAD

FLOYD ROAD

BEARD ROAD

TUT

HILL

TUT

HILL

TUT

HILL

WARWICK DRIVE

ION R

OAD

SUSSEX ROAD

B 11

06

DURHAM CLOSE

BEARD ROAD

A 1101

B 11

06

SUMMERS ROAD

313

The Barn

2223

37

33

4

to

Little Court

Victoria Cottage

31

2 40

19

7

Steiple

42

1

25

House

The Albany Centre


24

29

Tk

5

34

32 1

Green Riding

RedHouse

Pond

Rosecroft

House

Cottage

Keimal

Berguolt

Old

House

Sarafand

West End

Cottage

West End

39

30

ShiresThe

21

Club House

House

Point

Hallowes

34

15

44

2

1

135

16

18

14

The

Broadlands

Alpa

Hunters Moon

Elm

Five Acres

33

24

25

35

1

Heath

54

2

8

64

11

14

Shrublands

1

ClevesCottage

RocrisarAshnola

Fuchsias

6

6

House

Aspley

Thre

e Ki

ngs

(PH

)

15

2119

14

19

33

22

7

36

39

33

27

CoachHouse

5

57

12

18

125

15to1

7

89

Coppers

The Hyde

Harlyn

Shalom

Moot

Cimarron

32

42

8

30

Lily Cottage

Pavilion

PW

11

11

28

Heath

12

to

23

85

Lodge

8

42

Gaughton House

19

3

29

ManorHouse

Tuthill

Cottages

31

9to11

15

West End

145

17

Farlington

2119

48

77to8320

14

1

6

Kaprun

Fynoord

46

10

266

4

41

132

27

25

29

32

12

40

7

111134

15

36

2

Business

Centre

Farm

1

23

30

47

2

19

28

Playing Field

Golf Course

Allotment Gardens

El Sub

Sta

Tennis Court

Trading and

Drain

Drain

Drain

Ponds

Pond

Pond

Drain

Path (um)

Track

29.0m

29.3m

FB

FB

(Track)

PIGEO

N LANE

Golf Course

28.7m

31.5m

LAMDIN ROAD

A 1101

TRENT ROAD

MITCHELL AVENUE

7

38

44

1

8

2

68

1

39

5

7651

2

8

1

70

10

5


El

Sub Sta

Path (um

)

28.7m

LB

ElSub

El

Sub Sta

Sta

Tk

58

54

39

1

4

41

WAVENEY ROAD

7

32

33

26

Avondale W

alk

Posts

ANSELM AVENUE

18

12

53 to 63

65 to 75

El Sub Sta

77 to 87

11

24

9

6

33.5mStone 15

28

91

14

50

89

24

18

29

38

23

2527

56

31

9

48

7 to 12

Maple House

46

LAKE AVENUE

49

33 55

1 to 6

53

51

45

32

47

44

15 to

18

11 to

14

19

Cedar House

1 to 6

29 to 39

41 to 51

23 to 26

22

14 to 175 to 8

12a

18 to 21

Lambert House

9 to 121 to 4

LB

South Parade

1

5

LAKE AVENUE

3

8

23

15

211

119

13

7 to 12

REEVE CLOSE

6

1

24

45

St George'sCourt

44

5

36a

11

1

44d

44a

44c

20

16

40.2m

38

55

46

56

67

LYDGATE CLOSE

30

24

3533

24

6

10

14

1

16

22

DERWENT ROAD

3230

26

1820

3436

36

2123

1835

19

1

291229

1330

31

2

SAMSON CLOSE

TENNYSON ROAD

Shelter35 3

8

1

33

CourtChestnut

247

25

47

20

45

5

20

BirchHouse

13

56b

11

2

77

73

5860

ROAD

6264

9

12

1

15

1 to 6

8

6

12

62

72

52

27

4280

8429

LANCASTER AVENUE

37 19

45

9

49

Allotment Gardens

85

491

2

90

TCB

GLOUCESTER

BALDWIN AVENUE

21

11 11

59

1

50

16

21

Industrial Estate

Pond

Drain

Track

Posts

Posts

28.1m

FB

A 1101

A 1101

NORTHERN WAY

NORTHERN WAY

PIGEON LANE

CHASE ROAD

Tks

45

Coppic

e End

A1

B1

A5

39

34

B4

6

46

4

5

Pumping Station

GVCEl

Sub Sta

El Sub

Sta

El Sub

Sta

Stone

Stone

Stone

48

Tk

1

37.5m

SEVERN ROAD

58

68

53

43

63

59

29

31

35

32to3

8

47to5

339to4

5

40to4

2

71

44

17

8

76

13 to

16

9 to 12

JOCELYN CLOSE

5

1

43.0m

35 32

78

1 to 4

Busine

ss P

ark

5

Enterpr

ise73

24to3

0

PlaygroundStone

CUMBERLAND A

VENUE

6

23

22

16

2

3

2

11

15

22

48

27

46


House

2

Willow

7 to 12

17

26

1 to 6

El

Sub Sta

CURTIS ROAD

7 to 12

1

3

24

43.3m

55

4

43.0m

LB

39

41

37

2

Cambridge Walk

44.0m

365

2

57

16

44.9m

BALDWIN AVENUE

SUFFOLK R

OAD

44

8

12

1567

79

45.2m

HERTFORD CLOSE

10

16

1

7

75

1

80

45.5m

148

122

77

6

156

79

165

1

14047.2m

Stone

7

155

132

105

115

BEDFORD ROAD

31

2

1

1

1

DEVON CLOSE

7

96

32

6


26

80

88

95

91

103

98

93

8

106

154

85

162


19

7

11

15

9

1

17

4

2

75

146

79

77

El Sub Sta


Pond

Nunn Squ

are

Trac

k

Track

Nunn S

quare

Trac

k

45.4m

47.9m

45.1m

55.1m

55.2m

29.7m

44.6m

29.3m

54.0m

32.6m

FS


HUNTER ROAD

B 11

06

CLAY ROAD

FLOYD ROAD

BEARD ROAD

TUT

HILL

TUT

HILL

TUT

HILL

WARWICK DRIVE

ION R

OAD

SUSSEX ROAD

B 11

06

DURHAM CLOSE

BEARD ROAD

A 1101

B 11

06

SUMMERS ROAD

313

The Barn

2223

37

33

4

to

Little Court

Victoria Cottage

31

2 40

19

7

Steiple

42

1

25

House

The Albany Centre


24

29

Tk

5

34

32 1

Green Riding

RedHouse

Pond

Rosecroft

House

Cottage

Keimal

Berguolt

Old

House

Sarafand

West End

Cottage

West End

39

30

ShiresThe

21

Club House

House

Point

Hallowes

34

15

44

2

1

135

16

18

14

The

Broadlands

Alpa

Hunters Moon

Elm

Five Acres

33

24

25

35

1

Heath

54

2

8

64

11

14

Shrublands

1

ClevesCottage

RocrisarAshnola

Fuchsias

6

6

House

Aspley

Thre

e Ki

ngs

(PH

)

15

2119

14

19

33

22

7

36

39

33

27

CoachHouse

5

57

12

18

125

15to1

7

89

Coppers

The Hyde

Harlyn

Shalom

Moot

Cimarron

32

42

8

30

Lily Cottage

Pavilion

PW

11

11

28

Heath

12

to

23

85

Lodge

8

42

Gaughton House

19

3

29

ManorHouse

Tuthill

Cottages

31

9to11

15

West End

145

17

Farlington

2119

48

77to8320

14

1

6

Kaprun

Fynoord

46

10

266

4

41

132

27

25

29

32

12

40

7

111134

15

36

2

Business

Centre

Farm

1

23

30

47

2

19

28

Playing Field

Golf Course

Allotment Gardens

El Sub

Sta

Tennis Court

July 2013

Parameter plan


Scale@A1:2500

180604/URB/PP/SLOSP/004

revision

drawn by

IP

checked by

RB

Strategic landscape and open space


Key




Residential

Leisure use

School site or residential

Informal public open space

Local centre uses

Formal public open space

Central public square

Retained agricultural land


Proposed attenuation basin location (Precise location to be determined at reserved matters stage)


Proposed location of allotments (Precise location to be determined at reserved matters stage)



Open access land

Green corridor

Existing trees

Proposed formal play zone (Precise location to be determined at reserved matters stage)

0m 250m 500m


Existing Tree/Hedge BS 5837:2012 Category B

Line of Root Protection Area (RPA) - calculatedfollowing guidelines set in BS 5837:2012

Existing Tree/Hedge BS5837:2012 Category C

Tree identified as requiringremoval to enable the proposed development

Bas

ed u

pon

the

201

3 O

rdna

nce

Sur

vey

Mas

term

ap t

opog

rap

hyw

ith t

he p

erm

issi

on o

f the

Ord

nanc

e S

urve

y on

beh

alf o

f Her

Maj

esty

’s S

tatio

nery

Offi

ce, ©

Cro

wn

cop

yrig

ht. T

eren

ce O

’Rou

rke

Ltd

. Lic

ence

No.

100

0199

80.


FOLD

Figure NTS2c Building heights parameter plan

Trading and

Drain

Drain

Drain

Ponds

Pond

Pond

Drain

Path (um)

Track

29.0m

29.3m

FB

FB

(Track)

PIGEO

N LANE

Golf Course

28.7m

31.5m

LAMDIN ROAD

A 1101

TRENT ROAD

MITCHELL AVENUE

7

38

44

1

8

2

68

1

39

5

7651

2

8

1

70

10

5


El

Sub Sta

Path (um

)

28.7m

LB

ElSub

El

Sub Sta

Sta

Tk

58

54

39

1

4

41

WAVENEY ROAD

7

32

33

26

Avondale W

alk

Posts

ANSELM AVENUE

18

12

53 to 63

65 to 75

El Sub Sta

77 to 87

11

24

9

6

33.5mStone 15

28

91

14

50

89

24

18

29

38

23

2527

56

31

9

48

7 to 12

Maple House

46

LAKE AVENUE

49

33 55

1 to 6

53

51

45

32

47

44

15 to

18

11 to

14

19

Cedar House

1 to 6

29 to 39

41 to 51

23 to 26

22

14 to 175 to 8

12a

18 to 21

Lambert House

9 to 121 to 4

LB

South Parade

1

5

LAKE AVENUE

3

8

23

15

211

119

13

7 to 12

REEVE CLOSE

6

1

24

45

St George'sCourt

44

5

36a

11

1

44d

44a

44c

20

16

40.2m

38

55

46

56

67

LYDGATE CLOSE

30

24

3533

24

6

10

14

1

16

22

DERWENT ROAD

3230

26

1820

3436

36

2123

1835

19

1

291229

1330

31

2

SAMSON CLOSE

TENNYSON ROAD

Shelter35 3

8

1

33

CourtChestnut

247

25

47

20

45

5

20

BirchHouse

13

56b

11

2

77

73

5860

ROAD

6264

9

12

1

15

1 to 6

8

6

12

62

72

52

27

4280

8429

LANCASTER AVENUE

37 19

45

9

49

Allotment Gardens

85

491

2

90

TCB

GLOUCESTER

BALDWIN AVENUE

21

11 11

59

1

50

16

21

Industrial Estate

Pond

Drain

Track

Posts

Posts

28.1m

FB

A 1101

A 1101

NORTHERN WAY

NORTHERN WAY

PIGEON LANE

CHASE ROAD

Tks

45

Coppic

e End

A1

B1

A5

39

34

B4

6

46

4

5

Pumping Station

GVCEl

Sub Sta

El Sub

Sta

El Sub

Sta

Stone

Stone

Stone

48

Tk

1

37.5m

SEVERN ROAD

58

68

53

43

63

59

29

31

35

32to3

8

47to5

339to4

5

40to4

2

71

44

17

8

76

13 to

16

9 to 12

JOCELYN CLOSE

5

1

43.0m

35 32

78

1 to 4

Busine

ss P

ark

5

Enterpr

ise73

24to3

0

PlaygroundStone

CUMBERLAND A

VENUE

6

23

22

16

2

3

2

11

15

22

48

27

46


House

2

Willow

7 to 12

17

26

1 to 6

El

Sub Sta

CURTIS ROAD

7 to 12

1

3

24

43.3m

55

4

43.0m

LB

39

41

37

2

Cambridge Walk

44.0m

365

2

57

16

44.9m

BALDWIN AVENUE

SUFFOLK R

OAD

44

8

12

1567

79

45.2m

HERTFORD CLOSE

10

16

1

7

75

1

80

45.5m

148

122

77

6

156

79

165

1

14047.2m

Stone

7

155

132

105

115

BEDFORD ROAD

31

2

1

1

1

DEVON CLOSE

7

96

32

6


26

80

88

95

91

103

98

93

8

106

154

85

162


19

7

11

15

9

1

17

4

2

75

146

79

77

El Sub Sta


Pond

Nunn Squ

are

Trac

k

Track

Nunn S

quare

Trac

k

45.4m

47.9m

45.1m

55.1m

55.2m

29.7m

44.6m

29.3m

54.0m

32.6m

FS


HUNTER ROAD

B 11

06

CLAY ROAD

FLOYD ROAD

BEARD ROAD

TUT

HILL

TUT

HILL

TUT

HILL

WARWICK DRIVE

ION R

OAD

SUSSEX ROAD

B 11

06

DURHAM CLOSE

BEARD ROAD

A 1101

B 11

06

SUMMERS ROAD

313

The Barn

2223

37

33

4

to

Little Court

Victoria Cottage

31

2 40

19

7

Steiple

42

1

25

House

The Albany Centre


24

29

Tk

5

34

32 1

Green Riding

RedHouse

Pond

Rosecroft

House

Cottage

Keimal

Berguolt

Old

House

Sarafand

West End

Cottage

West End

39

30

ShiresThe

21

Club House

House

Point

Hallowes

34

15

44

2

1

135

16

18

14

The

Broadlands

Alpa

Hunters Moon

Elm

Five Acres

33

24

25

35

1

Heath

54

2

8

64

11

14

Shrublands

1

ClevesCottage

RocrisarAshnola

Fuchsias

6

6

House

Aspley

Thre

e Ki

ngs

(PH

)

15

2119

14

19

33

22

7

36

39

33

27

CoachHouse

5

57

12

18

125

15to1

7

89

Coppers

The Hyde

Harlyn

Shalom

Moot

Cimarron

32

42

8

30

Lily Cottage

Pavilion

PW

11

11

28

Heath

12

to

23

85

Lodge

8

42

Gaughton House

19

3

29

ManorHouse

Tuthill

Cottages

31

9to11

15

West End

145

17

Farlington

2119

48

77to8320

14

1

6

Kaprun

Fynoord

46

10

266

4

41

132

27

25

29

32

12

40

7

111134

15

36

2

Business

Centre

Farm

1

23

30

47

2

19

28

Playing Field

Golf Course

Allotment Gardens

El Sub

Sta

Tennis Court

June 2013

Parameter Plan


Scale@A1:2500

180604/URB/PP/BH/006

revision

drawn by

IP

checked by

RB

Building Heights


Key




Plan and areas are subject to receiving detailed drainage strategy and utilities information

Ancillary buildings (sub-stations, bin stores etc) are excluded, but will not exceed 3m

Approximate maximum building height includes roof pitch for residential

Heights should be measured from finished ground levels

Up to 4 storeys (18m)

Primary school building zone up to 3 storeys (15m) Max height for residential will be 15mLeisure use: up to 3 storeys (15m)

Up to 3 storey (15m)





Local centre use up to 4 storeys (18m)

REV A: Key height increases and indicative rd alignment altered IP

0m 250m 500m


Up to 2.5 storey (14m)

Bas

ed u

pon

the

201

3 O

rdna

nce

Sur

vey

Mas

term

ap t

opog

rap

hyw

ith t

he p

erm

issi

on o

f the

Ord

nanc

e S

urve

y on

beh

alf o

f Her

Maj

esty

’s S

tatio

nery

Offi

ce, ©

Cro

wn

cop

yrig

ht. T

eren

ce O

’Rou

rke

Ltd

. Lic

ence

No.

100

0199

80.


FOLD

Figure NTS2d Density parameter plan

Trading and

Drain

Drain

Drain

Ponds

Pond

Pond

Drain

Path (um)

Track

29.0m

29.3m

FB

FB

(Track)

PIGEO

N LANE

Golf Course

28.7m

31.5m

LAMDIN ROAD

A 1101

TRENT ROAD

MITCHELL AVENUE

7

38

44

1

8

2

68

1

39

5

7651

2

8

1

70

10

5


El

Sub Sta

Path (um

)

28.7m

LB

ElSub

El

Sub Sta

Sta

Tk

58

54

39

1

4

41

WAVENEY ROAD

7

32

33

26

Avondale W

alk

Posts

ANSELM AVENUE

18

12

53 to 63

65 to 75

El Sub Sta

77 to 87

11

24

9

6

33.5mStone 15

28

91

14

50

89

24

18

29

38

23

2527

56

31

9

48

7 to 12

Maple House

46

LAKE AVENUE

49

33 55

1 to 6

53

51

45

32

47

44

15 to

18

11 to

14

19

Cedar House

1 to 6

29 to 39

41 to 51

23 to 26

22

14 to 175 to 8

12a

18 to 21

Lambert House

9 to 121 to 4

LB

South Parade

1

5

LAKE AVENUE

3

8

23

15

211

119

13

7 to 12

REEVE CLOSE

6

1

24

45

St George'sCourt

44

5

36a

11

1

44d

44a

44c

20

16

40.2m

38

55

46

56

67

LYDGATE CLOSE

30

24

3533

24

6

10

14

1

16

22

DERWENT ROAD

3230

26

1820

3436

36

2123

1835

19

1

291229

1330

31

2

SAMSON CLOSE

TENNYSON ROAD

Shelter35 3

8

1

33

CourtChestnut

247

25

47

20

45

5

20

BirchHouse

13

56b

11

2

77

73

5860

ROAD

6264

9

12

1

15

1 to 6

8

6

12

62

72

52

27

4280

8429

LANCASTER AVENUE

37 19

45

9

49

Allotment Gardens

85

491

2

90

TCB

GLOUCESTER

BALDWIN AVENUE

21

11 11

59

1

50

16

21

Industrial Estate

Pond

Drain

Track

Posts

Posts

28.1m

FB

A 1101

A 1101

NORTHERN WAY

NORTHERN WAY

PIGEON LANE

CHASE ROAD

Tks

45

Coppic

e End

A1

B1

A5

39

34

B4

6

46

4

5

Pumping Station

GVCEl

Sub Sta

El Sub

Sta

El Sub

Sta

Stone

Stone

Stone

48

Tk

1

37.5m

SEVERN ROAD

58

68

53

43

63

59

29

31

35

32to3

8

47to5

339to4

5

40to4

2

71

44

17

8

76

13 to

16

9 to 12

JOCELYN CLOSE

5

1

43.0m

35 32

78

1 to 4

Busine

ss P

ark

5

Enterpr

ise73

24to3

0

PlaygroundStone

CUMBERLAND A

VENUE

6

23

22

16

2

3

2

11

15

22

48

27

46


House

2

Willow

7 to 12

17

26

1 to 6

El

Sub Sta

CURTIS ROAD

7 to 12

1

3

24

43.3m

55

4

43.0m

LB

39

41

37

2

Cambridge Walk

44.0m

365

2

57

16

44.9m

BALDWIN AVENUE

SUFFOLK R

OAD

44

8

12

1567

79

45.2m

HERTFORD CLOSE

10

16

1

7

75

1

80

45.5m

148

122

77

6

156

79

165

1

14047.2m

Stone

7

155

132

105

115

BEDFORD ROAD

31

2

1

1

1

DEVON CLOSE

7

96

32

6


26

80

88

95

91

103

98

93

8

106

154

85

162


19

7

11

15

9

1

17

4

2

75

146

79

77

El Sub Sta


Pond

Nunn Squ

are

Trac

k

Track

Nunn S

quare

Trac

k

45.4m

47.9m

45.1m

55.1m

55.2m

29.7m

44.6m

29.3m

54.0m

32.6m

FS


HUNTER ROAD

B 11

06

CLAY ROAD

FLOYD ROAD

BEARD ROAD

TUT

HILL

TUT

HILL

TUT

HILL

WARWICK DRIVE

ION R

OAD

SUSSEX ROAD

B 11

06

DURHAM CLOSE

BEARD ROAD

A 1101

B 11

06

SUMMERS ROAD

313

The Barn

2223

37

33

4

to

Little Court

Victoria Cottage

31

2 40

19

7

Steiple

42

1

25

House

The Albany Centre


24

29

Tk

5

34

32 1

Green Riding

RedHouse

Pond

Rosecroft

House

Cottage

Keimal

Berguolt

Old

House

Sarafand

West End

Cottage

West End

39

30

ShiresThe

21

Club House

House

Point

Hallowes

34

15

44

2

1

135

16

18

14

The

Broadlands

Alpa

Hunters Moon

Elm

Five Acres

33

24

25

35

1

Heath

54

2

8

64

11

14

Shrublands

1

ClevesCottage

RocrisarAshnola

Fuchsias

6

6

House

Aspley

Thre

e Ki

ngs

(PH

)

15

2119

14

19

33

22

7

36

39

33

27

CoachHouse

5

57

12

18

125

15to1

7

89

Coppers

The Hyde

Harlyn

Shalom

Moot

Cimarron

32

42

8

30

Lily Cottage

Pavilion

PW

11

11

28

Heath

12

to

23

85

Lodge

8

42

Gaughton House

19

3

29

ManorHouse

Tuthill

Cottages

31

9to11

15

West End

145

17

Farlington

2119

48

77to8320

14

1

6

Kaprun

Fynoord

46

10

266

4

41

132

27

25

29

32

12

40

7

111134

15

36

2

Business

Centre

Farm

1

23

30

47

2

19

28

Playing Field

Golf Course

Allotment Gardens

El Sub

Sta

Tennis Court

May 2013

Parameter Plan


Scale@A1:2500

180604/URB/PP/DP/005

revision

drawn by

IP

checked by

RB

Density


Key





32.5-37.5 dph

27.5-34 dph

22.5-27.5 dph





Primary school site or residential0 - 34 dph

0m 250m 500m


Bas

ed u

pon

the

201

3 O

rdna

nce

Sur

vey

Mas

term

ap t

opog

rap

hyw

ith t

he p

erm

issi

on o

f the

Ord

nanc

e S

urve

y on

beh

alf o

f Her

Maj

esty

’s S

tatio

nery

Offi

ce, ©

Cro

wn

cop

yrig

ht. T

eren

ce O

’Rou

rke

Ltd

. Lic

ence

No.

100

0199

80.


FOLD

Figure NTS2e Access and movement parameter plan

Bas

ed u

pon

the

201

3 O

rdna

nce

Sur

vey

Mas

term

ap t

opog

rap

hyw

ith t

he p

erm

issi

on o

f the

Ord

nanc

e S

urve

y on

beh

alf o

f Her

Maj

esty

’s S

tatio

nery

Offi

ce, ©

Cro

wn

cop

yrig

ht. T

eren

ce O

’Rou

rke

Ltd

. Lic

ence

No.

100

0199

80.


FOLD

Figure NTS3 Detailed layout of the proposed relief road not to scale

its a topo base and the topo was done by Mayer Brown

Mildenhall RoadNew 4-Arm

Roundabout 3

Uncontrolled Crossing

Toucan Crossing

New 3-Arm Roundabout 2

Uncontrolled Crossing

New 3-Arm Roundabout 1

Proposed left-in left-out priority junction

Tut H

ill

Based upon topography base © Mayer Brown


Figure NTS4 Implementation framework

Area 1

Area 2

Area 3

Indicative indication of early landscape provision

Link road and primary movement corridor

Potential bus connections

Area 1

Area 2b

Area 2a

Area 3

FIGURE 10.1: Implementation strategy

not to scale

Bas

ed u

pon

the

201

3 O

rdna

nce

Sur

vey

Mas

term

ap t

opog

rap

hyw

ith t

he p

erm

issi

on o

f the

Ord

nanc

e S

urve

y on

beh

alf o

f Her

Maj

esty

’s S

tatio

nery

Offi

ce, ©

Cro

wn

cop

yrig

ht. T

eren

ce O

’Rou

rke

Ltd

. Lic

ence

No.

100

0199

80.

north west bury st edmundsrourke/north... · 2018-07-20 · north west bury st edmunds countryside...

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