the crown estate + the homes & … park... · july 2016. wardell armstrong ... planning...

THE CROWN ESTATE + THE HOMES & COMMUNITIES AGENCY

SPENCER’S PARK PHASE 2

NON-TECHNICAL SUMMARY (NTS)

JULY 2016

Wardell Armstrong

Sir Henry Doulton House, Forge Lane, Etruria, Stoke-on-Trent, ST1 5BD, United Kingdom

Telephone: +44 (0)845 111 7777 Facsimile: +44 (0)845 111 8888 www.wardell-armstrong.com

Wardell Armstrong is the trading name of Wardell Armstrong LLP, Registered in England No. OC307138.

Registered office: Sir Henry Doulton House, Forge Lane, Etruria, Stoke-on-Trent, ST1 5BD, United Kingdom

UK Offices: Stoke-on-Trent, Birmingham, Cardiff, Carlisle, Edinburgh, Greater Manchester, London, Newcastle upon Tyne,

Penryn, Sheffield, Truro, West Bromwich. International Offices: Almaty, Moscow

ENERGY AND CLIMATE CHANGE

ENVIRONMENT AND SUSTAINABILITY

INFRASTRUCTURE AND UTILITIES

LAND AND PROPERTY

MINING AND MINERAL PROCESSING

MINERAL ESTATES AND QUARRYING

WASTE RESOURCE MANAGEMENT

DATE ISSUED: July 2016

JOB NUMBER: ST14699

REPORT NUMBER: 002




JULY 2016

This report has been prepared by Wardell Armstrong LLP with all reasonable skill, care and diligence, within the terms of the Contract

with the Client. The report is confidential to the Client and Wardell Armstrong LLP accepts no responsibility of whatever nature to third

parties to whom this report may be made known.

No part of this document may be reproduced without the prior written approval of Wardell Armstrong LLP.



NON-TECHNICAL SUMMARY

ST14699

JULY 2016

CONTENTS

1 INTRODUCTION ............................................................................................................. 1

2 THE SITE, PROPOSED DEVELOPMENT & CONSIDERATION OF ALTERNATIVES ................. 4

3 ENVIRONMENTAL EFFECTS ............................................................................................ 8

4 MITIGATION ................................................................................................................ 20

5 CUMULATIVE EFFECTS ................................................................................................. 24

6 SUMMERY ................................................................................................................... 26

7 FURTHER INFORMATION ............................................................................................. 27

DRAWINGS

DRAWING TP 001 Location Plan

DRAWING TP 002 Red Line Boundary Plan

DRAWING TP 003 Framework Parameter Plan - Dacorum Borough Council

DRAWING TP 004 Framework Parameter Plan - Saint Albans City & District Council

DRAWING SK005 Illustrative Masterplan




ST14699

JULY 2016

Page 1

1 INTRODUCTION

1.1 About the Project

1.1.1 The Crown Estate and the Homes & Communities Agency (i.e. the ‘Applicants’) have

submitted an outline planning application for a mixed-use development for up to 600

dwellings, a two-form entry primary school and commercial units (i.e. the Proposed

Development) upon a 24.6 hectare (ha) site (hereafter referred to as ‘the Site’) located

to the northeast of Hemel Hempstead, Hertfordshire (see Drawing TP 001 Location

plan). Detailed approval is sought for access arrangements, only, with all other matters

reserved.

1.1.2 The redline boundary of the Site includes land within the administrative boundaries of

both Dacorum Borough Council and Saint Albans City & District Council. The redline

boundary to which the outline planning applications apply is illustrated by Drawing TP

002 Red Line Boundary Plan.

1.1.3 It should be noted that any references in this document to ‘application’ should be

taken to read as ‘applications’, reflecting the fact that two identical planning

applications have been submitted; one to Dacorum Borough Council and one to Saint

Albans City & District Council. Each Local Planning Authority will determine whether

consent should be granted for the extent of the Proposed Development that falls

within its respective administrative area. The Proposed Development is illustrated by

Drawing TP 003 Framework Parameter Plan - Dacorum Borough Council and Drawing

TP 004 Framework Parameter Plan - Saint Albans City & District Council.

1.1.4 Drawing SK005 Illustrative Masterplan is included is for illustration purposes, only, and

illustrates one way in which the Proposed Development may be delivered. The

assessments that have been undertaken to inform the Environmental statement are

based upon the Proposed Development as described on the application form and

shown on the Framework Parameter Plans.

1.1.5 Accordingly, references to ‘planning permission’ should also be taken to read

‘planning permissions’, given that two planning permissions will be required for the

Proposed Development to proceed in its entirety. Both applications will be supported

by this Environmental Statement. Thus, both councils have been consulted in relation

to the Proposed Development and the Environmental Impact Assessment and

Environmental Statement.




ST14699

JULY 2016

Page 2

1.2 Environmental Impact Assessment

1.2.1 The Town & Country Planning (Environmental Impact Assessment) Regulations 2011

(as amended) (i.e. the ‘EIA Regulations’) require that before planning permission is

granted for certain types of development, an Environmental Impact Assessment must

be undertaken.

1.2.2 An Environmental Impact Assessment is a process that identifies the likely significant

environmental effects of a Proposed Development and, if required, identifies ways

that any significant adverse effects on the environment can be avoided, reduced or

remedied. An Environmental Statement is the product of the Environmental Impact

Assessment, intended to inform decision-making during the determination of a

planning application by presenting the key findings of the assessment.

1.2.3 Owing to the size of the Site and the nature of the Proposed Development, an

Environmental Impact Assessment was required to support the outline planning

application. The Environmental Impact Assessment was undertaken in accordance

with the criteria set out in the EIA Regulations, in respect of the Proposed

Development on the Site, as shown by the illustrative masterplan.

1.2.4 The key components of the Proposed Development are as follows:

• Up to 600 2-4 storey dwellings, including 1-2 bedroom apartments and 2-4

bedroom houses (up to 35% of which will constitute affordable housing);

• Land for Two Form Entry Primary School located upon 2.4 ha of land;

• Two-storey (Class B1 Business1 + B8 General Industry2) commercial units with car

parking located upon 1.92 ha of land at the south of the Site;

• Community provisions, including local supporting facilities centre (with tennis

courts and Multi Use Games Area) and car parking;

• Supporting access infrastructure, with principal vehicular access from south of the

Site off of Three Cherry Trees Lane and secondary access from the north of the

Site via an integrated connection with the Spencer’s Park Phase 1 development.

Employment and emergency access will also be via Cherry Tree Lane, to the east

of the Site;

• Sustainable Drainage System (SuDS), with 0.8 ha attenuation pond provision;

1 Offices, research and development of products or processes, or light industry. 2 For industrial processes other than those within Class B1.




ST14699

JULY 2016

Page 3

• Public open space, with a comprehensive landscape design that incorporates both

new planting and landscaping (including 5.51 ha green infrastructure); and

• Utilities provision (including gas, electricity, water and drainage).

1.2.5 The Environmental Impact Assessment was undertaken by Wardell Armstrong LLP.

The findings of this process are reported in an Environmental Statement, which has

been submitted along with the outline planning applications to both Dacorum

Borough Council and Saint Albans City & District Council and is publicly available for

anyone to review, if they wish to understand in more detail the nature and form of

the Proposed Development and the likely effects upon the environment.

1.2.6 A number of other Technical Reports and Plans have also been submitted with the

outline planning application, with pertinent information incorporated into the

Environmental Statement as appropriate.

1.2.7 The Environmental Statement is divided in to the following three parts:

• Volume 1: Main Text - This constitutes the main body of the Environmental

Statement and includes the environmental assessments, accompanying

drawings/figures/plans and an appendix of supporting supplementary data;

• Volume 2: Technical Appendices - This includes all of the standalone technical

reports that have been prepared to support Volume 1; and

• Non-Technical Summary.

1.3 What is a Non-Technical Summary?

1.3.1 This Non-Technical Summary has been prepared by Wardell Armstrong LLP on behalf

of the Applicants and provides a summary (in non-technical language) of the findings

of the Environmental Impact Assessment that are presented within the Environmental

Statement.

1.3.2 This includes the identification of likely significant effects and how any significant

adverse effects are proposed to be mitigated (i.e. avoided, reduced or remedied) by

the Applicants during the construction and operation of the Proposed Development.




ST14699

JULY 2016

Page 4

2 THE SITE, PROPOSED DEVELOPMENT & CONSIDERATION OF ALTERNATIVES

2.1 The Site and Surrounding Area

2.1.1 The Site is 24.6 ha in size and is situated to the northeast of Hemel Hempstead (at

Central Grid Reference: TL 0825 0924). The Site is comprised of three irregular-shaped

fields in arable cultivation. The fields are bounded by hedgerows and trees that form

woodland strips in places. There is a reservoir located to the immediate north east of

the Site boundary and a small waterbody located to the immediate west.

2.1.2 The Site is bordered by Cherry Tree Lane to the east and by Three Cherry Trees Lane

to the southwest. The Three Cherry Trees Lane Caravan Park is a traveller park located

on Three Cherry Trees Lane, to the west of the site. No Public Rights of Way (PRoW)

cross the Site, but some common land is present.

2.1.3 Within the wider environment, the Site abuts agricultural land to the east. Beyond

this, the M1 Motorway is situated approximately 0.95 kilometres (km) away at its

closest point. The Site abuts the Maylands Industrial Estate to the south and south-

west, and Hemel Hempstead Town Centre is located 4 km to the west.

2.1.4 To the north, the Site immediately abuts an area of ongoing residential development

(referred to as ‘Spencer’s Park Phase 1’) upon a circa 16.4 ha Site. The Spencer’s Park

Phase 1 Site is owned by the Homes & Communities Agency and is being developed

under licence by Barratt Homes. Following the submission of a planning application

(DBC Ref. No. 4/02351/13/RES) for a residential development of 357 dwellings,

associated amenity space, access, community facilities and a retail building, the Phase

1 Site was granted reserved matters consent on the 26th June 2015. At the time of

writing, activities associated with construction are ongoing at the Phase 1 Site (and

thereby constitute baseline conditions at the Phase 1 Site).

2.1.5 The Nickey Line is a disused railway line that runs east-west along the northern

boundary of the Spencer’s Park Phase 1 site. It forms part of Route 57 of the Sustrans

National Cycle Network (CNC), is a Recreational Path and a Permitted Bridleway.

Beyond this, there is an existing residential area and then agricultural land.

2.2 Consultation

2.2.1 Consultation was undertaken with statutory and non-statutory consultees and

members of the public, the purpose of which was to identify any sensitivities or

concerns relating to the Proposed Development that may need to be considered

within the design process and assessed within the Environmental Impact Assessment.




ST14699

JULY 2016

Page 5

Scoping

2.2.2 A Request for Environmental Impact Scoping Opinion was submitted to both Dacorum

Borough Council and Saint Albans City & District Council on the 28th January 2016.

Returning scoping responses (received up to the 29th March 2016) were used to inform

and amend, where appropriate, the scope of the Environmental Impact Assessment

in order to ensure that all issues and concerns were addressed during the assessment.

Pre-Application Meetings

2.2.3 A series of pre-application meetings were held to discuss various aspects of the

development proposals for the Site.

Meeting with Thames Water & Barratt Homes

2.2.4 Three meetings were held between Thames Water, Barratt Homes, Mott MacDonald,

the Homes & Communities Agency and Wardell Armstrong LLP in relation to

integrating the drainage strategies for the proposed Phase 2 mixed-use development

and the neighbouring Phase 1 residential development.

Public Consultation

2.2.5 A public consultation was held at the Woodhall Farm Community Centre on Friday 26th

February 2016. Three sessions were held over the course of the day, comprising of

two preview sessions and one open public session. The feedback received from this

event enabled the design to evolve in order to address local issues and concerns.

2.3 Consideration of Alternatives

2.3.1 A ‘Do Nothing’ scenario was considered that assumes no development takes place and

that the Site remains as agricultural land. Whilst the ‘Do Nothing’ scenario would not

introduce any new significant environmental effects, it would not help to address the

need for more housing and additional school provisions, nor provide the ecological

enhancements that have been incorporated in to the design proposals. As such, the

‘Do Nothing’ was discounted.

2.3.2 In addition to the ‘Do Nothing’ scenario, consideration was given to alternative sites

within the locale. However, the Site has been identified by both Dacorum Borough

Council and Saint Albans City & District Council as a Site for strategic development. As

such, utilising an alternative Site was discounted.




ST14699

JULY 2016

Page 6

2.4 Design Evolution

2.4.1 The Spencer’s Park Phase 2 Framework Parameter Plans have been designed to avoid

as many likely significant adverse effects as possible, whilst providing as many

potential beneficial enhancements as possible. To this end, the design proposals have

evolved over the course of the design process.

2.4.2 Throughout the design process, the design proposals were influenced by the following

primary principles:

• Improve access and movement for pedestrians, cyclists and vehicles;

• Create public open spaces;

• Development of character areas;

• Create logical street hierarchy; and

• Provide positive spatial experience.

2.4.3 Following the public consultation event in February 2016, the design proposals were

amended to reflect the views of local residents. This included the following key points:

• The creation of a design that is sympathetic to the landscape character of the locale

and incorporates green infrastructure, new planting, open space and buffer zones;

• An appropriate housing density that permits sufficient standoff distances and

buffer zones;

• The incorporation of pedestrian, cycleway and public transport provisions in order

to promote alternative (sustainable) means of transport;

• The retention of as much existing border vegetation as possible and the

incorporation of new planting in order to reduce intervisibility;

• The retention of existing habitats of ecological value and enhancement via new

planting to increase onsite habitat diversity/value, along with the incorporation of

green infrastructure to ensure connectivity with the wider area; and

• Local highway infrastructure improvement recommendations.

2.5 Development Timetable

2.5.1 It is anticipated that, subject to outline planning consent being granted in late

2016/early 2017, the Site will be marketed in early to mid-2017 and a preferred

developer selected by late 2017.




ST14699

JULY 2016

Page 7

2.5.2 The land within the Site that is owned by The Crown Estate and the Homes &

Communities Agency will be developed by a reputable housing developer. At this

stage, the method of disposal has yet to be confirmed. Based upon the timescales

above, it is anticipated that (phased) construction of the development would

commence in late 2018. Depending upon market conditions at the time, it is

anticipated that the first (50-100) dwellings would be occupied by 2019. Depending

upon the number of units built per annum, final completion is expected around 2024.

2.6 Cumulative Effects

2.6.1 The EIA Regulations state that an Environmental Impact Assessment must include a

description of the likely significant effects of the Proposed Development, including

consideration to possible cumulative effects. When considering potential significant

cumulative effects, the assessments have (where appropriate) considered:

• Intra-cumulative effects (i.e. those occurring as a result of the proposed

development in isolation); and

• Inter-cumulative effects (i.e. those occurring as a result of the proposed

development in combination with other development).

2.6.2 For the purpose of considering inter-cumulative effects, ‘other developments’ include:

• Existing, operational developments (considered as part of the baseline);

• Developments under construction (considered as part of the baseline);

• Developments with planning consent, but construction has yet to start; and

• Developments that are the subject of a valid planning application that have yet to

be determined.

2.6.3 The Environmental Impact Assessment considered the ‘other developments’ provided

by Dacorum Borough Council, only. Whilst requests for other developments were also

made to Saint Albans City & District Council, none were received. As such, a search for

appropriate other developments that could (in combination with the Proposed

Development) result in likely significant cumulative effects was undertaken by Wardell

Armstrong on the 21/07/16 using Saint Albans City & District Council’s online planning

application search facility. The search found no other developments that would result

in likely significant cumulative effects. Thus, no other developments within the

administrative boundaries of Saint Albans City & District Council were considered.




ST14699

JULY 2016

Page 8

3 ENVIRONMENTAL EFFECTS

3.1 Introduction

3.1.1 The effects of the Proposed Development on the environmental assets of the Site and

the surrounding area that are likely to be significant have been assessed. Where

required, measures intended to avoid, reduce or remedy any significant adverse

effects have been included within the design and development proposals.

3.1.2 Unavoidable adverse effects on nearby existing residents may arise during the

construction works, including increases in noise levels and the generation of dust from

activities associate with construction and the presence of construction traffic. To

mitigate such effects, a Construction Environmental Management Plan will be

prepared (in agreement with Dacorum Borough Council and Saint Albans City &

District Council) and the Principal Contractor will sign-up to the Considerate

Constructors Scheme. Together, these will set-out the management measures that will

be adopted and implemented during the construction of the Proposed Development

in order to avoid and manage any adverse construction effects on the environment

and the local community. Regular liaison with the local community will also be

undertaken (as necessary) throughout the construction period.

3.1.3 The following provides an overview of the environmental assessments undertaken

during the Environmental Impact Assessment and detailed within the Environmental

Statement.

3.2 Air Quality

3.2.1 The effects on air quality resulting from the Proposed Development during

construction and operation have been assessed. Specifically, the assessment

considered the likely significant effects of dust and fine particulate matter associated

with construction and road traffic emissions associated with the operational phase of

the Proposed Development.

3.2.2 The Site is not located within an existing Air Quality Management Area; the closest are

located at approximately 3.5km to the south east and 4km to the south. Background

concentrations of particulate matter have been obtained from the 2011-based default

concentration maps provided by the Department for Environment, Food & Rural

Affairs. These show that pollutant concentrations at the Site and the surrounding area

are well below the relevant Air Quality Objectives, which is expected given the edge-

of-town location of the Site. Air dispersion modelling has also been undertaken to

consider baseline pollutant concentrations at nine existing sensitive receptors.




ST14699

JULY 2016

Page 9

3.2.3 The earthworks and construction activities during the construction of the Proposed

Development could result in dust soiling on localised roads and impact upon human

health. Mitigation measures are required to ensure that the dust from construction

activities are not significant. In that regard, a Dust Mitigation Plan will be prepared

and adopted for the Site as part of a Construction Environmental Management Plan.

With these mitigation measures in place, there is likely to be a direct, temporary,

medium-term effect on human receptors that is not significant.

3.2.4 Air dispersion modelling has also been undertaken to assess the effect of traffic

generated pollutants concentrations as a result of the Proposed Development at the

nine existing sensitive receptor locations. This assessment has considered the year

2015 with and without development. This has been repeated for six proposed

sensitive receptor locations, considered representative of proposed residential areas.

The predicted pollutant concentrations at the proposed sensitive receptors and

existing receptor locations are below the relevant Air Quality Objectives. As a result,

it is not considered necessary to recommend mitigation measures. However, the

effects on existing receptors can be reduced further. It is understood that a Travel Plan

will be put in place to promote sustainable forms of transport. With mitigation

measures in place, there is likely to be a direct, permanent, long-term effect on

receptors that is not significant.

3.3 Archaeology & Cultural Heritage

3.3.1 The potential effects of the Proposed Development on the archaeological and cultural

heritage assets of the Site and the surrounding area have been assessed. A desktop

study was undertaken to establish the presence of heritage assets within the Site and

up to 1km from its boundary, followed by a walkover survey in September 2015. The

Historic Environment Record was consulted for entries within a 1km search area,

which revealed there are no designated heritage assets present within the boundary

of the Site. Four Grade II Listed Buildings are recorded within 1km of the Site.

3.3.2 With regards to archaeological remains, both the Historic Environment Record and the

previous archaeological works undertaken at the Spencer’s Park Phase 1 Site and the

widening of the M1 (located approximately 1km east of the Site) were consulted. A

geophysical survey was undertaken at the site to identify anomalies and was followed

by trial trenching to validate the geophysical survey. This indicates that the landscape

was utilised from the Mesolithic period onwards. However, it was not until the Late

Bronze Age/Early Iron Age that settlement/occupation became established within the

landscape. A Late Iron Age/Roman settlement was recorded at the Spencer’s Park




ST14699

JULY 2016

Page 10

Phase 1 Site. Whilst the fieldwork undertaken within the Site did not record any

features of this date, a number of ditches and pits/postholes thought to be associated

with a field-system were undated and could be associated with the recorded

agricultural activity.

3.3.3 The Proposed Development has the potential to cause direct and indirect impacts to

heritage assets. Direct impacts may be caused by ground disturbance and indirect

impacts may be caused by changes in the setting of a given heritage asset (i.e. four the

Grade II Listed Buildings).

3.3.4 The likely importance of the archaeological remains at the Site is low and there would

be a major magnitude of change from the baseline as a result of the Proposed

Development. Therefore there is likely to be a direct effect on archaeological remains

that will be not significant.

3.3.5 Notwithstanding this, the potential for archaeological remains still exists and, due to

the likely importance and dispersed nature of the potential archaeological remains,

an archaeological watching brief may be suitable. If additional fieldwork is necessary,

it will be agreed with the Planning Archaeologist at both Hertfordshire County Council

and Saint Albans City & District Council. If a watching brief is necessary, the loss of any

buried archaeological remains would be fully mitigated. The magnitude of change

from the baseline would reduce, but the likely effect would remain not significant.

3.3.6 The effect of the Proposed Development on the cultural heritage assets has also been

assessed and, due to the lack of intervisibility between the Site and the four Grade II

Listed Buildings, it is considered that the likely effect would be not significant.

3.4 Ecology & Wildlife

3.4.1 The likely significant effects of the Proposed Development in terms of ecology and

wildlife in the context of the Site and surrounding area have been assessed. In

particular, the assessment has considered the effect of construction and operation on

statutory and non-statutory designated nature conservation sites and protected and

notable habitats and species (including UK and Local Biodiversity Action Plan priority

habitats and species).

3.4.2 A desk study was undertaken to identify any statutory designated sites up to 5km from

the Site and non-statutory designated sites up to 2km from the Site. This identified

nine non-statutory sites within 2km and one statutory site within 5km of the Site.

Following a review of the sites, all but one were scoped-out of the assessment (as

unaffected) and were not considered within the Environmental Impact Assessment.




ST14699

JULY 2016

Page 11

The one site that was considered was the Nicky Way Dismantled Railway Local Wildlife

Site located 100m north of the Site.

3.4.3 An Extended Phase 1 Habitat Survey was undertaken at the Site on the 28th May 2015.

The Extended Phase 1 Habitat Survey was then supplemented by the following seven

surveys (the results of which are detailed within standalone reports included within

Volume 2 Technical Appendices of the Environmental Statement):

• Badger;

• Bat;

• Breeding Birds;

• Dormouse;

• Great Crested Newts;

• Hedgerows; and

• Reptile.

3.4.4 Table 3.1 summarises the likely significant effects of the Proposed Development on

ecological receptors of the Site and the surrounding area.

Table 3.1 Summary of Ecological Effects

Receptor Construction

Effects

Operation

Effects Significance Mitigation

Residual

Effect

Native species-rich

hedgerows (with/

without trees).

Loss of approx.

360m of existing

hedgerow.

None. Significant

adverse prior

to mitigation.

Retained existing hedgerow,

plus new planting as part of

proposed Green Infrastructure.

Not

Significant

Broad-leaved

semi-natural

woodland.

Loss of existing

trees.

None. Significant

adverse prior

to mitigation.

Retained existing woodland,

plus new planting as part of

proposed Green Infrastructure.

Not

Significant

Bats. None. Disturbance/loss

or destruction of

roosts whilst

undertaking

management on

trees.

Significant

adverse prior

to mitigation.

Works will be undertaken in

accordance with the protocol

detailed within the Bat Surveys

for Professional Ecologists:

Good Practice Guidelines

(Collins, J., 2016).

Not

Significant

Breeding Birds. Damage/loss of

nests and eggs

during site

clearance works.

None. Significant

adverse prior

to mitigation.

Any works that require

vegetation clearance will be

timed to avoid the bird nesting

season (March to August,

inclusive).

Not

Significant

3.4.5 No other activities associated with the operation of the Proposed Development will

result in significant adverse effects and, as such, no further mitigation is required.

3.4.6 With regards to the Nicky Line Dismantled Railway Local Wildlife Site, unmanaged

access (by future residents) could result in significant adverse effects due to increased

erosion of border vegetation alongside the existing pedestrian route by residents

cutting through the vegetation in order to access the path. However, as resident

access will be managed via design proposals associated with the neighbouring




ST14699

JULY 2016

Page 12

Spencer’s Park Phase 1 development (4/02351/13/RES), this cumulative effect is

mitigated and the residual effect will be Not Significant.

3.5 Ground Conditions (Contaminated Land)

3.5.1 The likely significant effects of the Proposed Development in terms of ground

conditions in the context of the Site and surrounding area have been assessed. In

particular, effects pertaining to soil and water contamination, ground gas and effects

of ground conditions upon buried structures.

3.5.2 A desk top study was undertaken to identify the ground conditions at the Site and 1km

from its boundary. Historical mapping indicates that the Site has remained largely

unchanged since 1883, being occupied by agricultural land with only minor changes to

the field layouts; one structure constructed and subsequently demolished. Whilst

generally agricultural, historical land use in the wider area surrounding the Site

includes some industrial development immediately south. This includes the Buncefield

Oil Storage Depot, which suffered a fire and a series of explosions in 2005.

3.5.3 A walkover inspection was undertaken on the 5th January 2016, during which a large

(approx. 10m deep) depression was recorded adjacent to the northern boundary. This

is currently overgrown and is assumed to be the remnants of a small pond. No

evidence of made ground (i.e. man-made ground, such as rubble overlaid with earth

or areas of concrete) was found.

3.5.4 A Preliminary Site Investigation was subsequently undertaken to assist in defining the

baseline conditions and revealed that the Site has a relatively low risk of soil

contamination. Whilst a single record of naturally occurring nickel was identified and

it is assumed that other spots may be present, these are not considered to represent

a risk to human health.

3.5.5 The likely significant effects have been assessed for both construction and operation

and are summarised in Table 3.2.




ST14699

JULY 2016

Page 13

Table 3.2: Summary of Effects - Ground Conditions

Receptor Likely Significant Effect Without Mitigation

Significance of Residual (i.e.

with Mitigation) Effects

Construction Operation Construction Operation

Human

health

The critical human health receptor in relation to construction impacts is

construction workers. Close working with soils and dust, etc. has the

potential construction workers to come into contact with contaminants.

There are identified potential sources of contamination (nickel spots, the

Buncefield incident and agricultural land use) at the Site. The likelihood for

soils contamination to present a long-term health risk is present. However,

there is no apparent pathway between contaminants and human health due

to the depth of groundwater levels at the Site and limited activities during

the operation that are likely to mobilise contaminants.

Not

significant

Not

significant

Ground gas There is the potential for gas to ingress into buildings/structures

associated with construction.

There is the potential for gas to ingress into new buildings. Not

significant

Not

significant

Controlled

waters

Ground disturbance during construction provides increased potential for

contaminants leaching in to the groundwater, including the potential

mobilisation of contaminants associated with the Buncefield incident.

Whilst there are site-derived sources of contamination, current conditions at

the Site limit the potential pathways. Also, activities associated with

operation are unlikely to present a risk of mobilising existing groundwater

contamination at depth.

Not

significant

Not

significant

Water

supply

pipes -

Both identified (and potential) contamination sources indicate that there is

the potential for soil contamination to be present that may pose a risk of

contaminant leaching into water supply pipes. However, the risk is

considered to be low.

-

Not

significant

Use and

storage of

fuels and

chemicals

Activities associated with construction have the potential to introduce

new contamination sources that may affect human health and controlled

waters. However, working best practice would include control measures

as standard.

-

Not

significant -

Concrete

structures -

Ground contamination could present a risk to underground concrete

structures. -

Not

significant

Ground

stability

The geology of the area is chalk based and there is the potential for

sudden ground movement associated with chalk dissolution.

The geology of the area is chalk based and there is the potential for sudden

ground movement associated with chalk dissolution.

Not

significant

Not

significant




ST14699

JULY 2016

Page 14

3.6 Landscape

3.6.1 The likely significant effects of the Proposed Development in terms of landscape and

visual effects in the context of the Site and surrounding area have been assessed.

Specifically, the assessment considered likely significant effects on the character of

the local landscape as a result of the loss of agricultural land and skyline features (i.e.

trees) to development, and local to medium distance views towards the Site.

3.6.2 The Site is visually well contained as it is bounded by trees along Cherry Tree Lane to

the east and by trees to along Three Cherry Trees Lane the south. To the west, the site

is bounded by the Three Cherry Trees Caravan Site and by the Spencer’s Park Phase 1

development and a reservoir to the north and north-west, respectively.

3.6.3 The Nickey Line is a disused railway line located approximately 100m north of the Site

boundary that forms part of National Cycle Route 57 and is a long distance footpath.

In addition, there are Grade II listed buildings present to the north-east of the Site that

include a timber-framed barn.

3.6.4 The Site is situated within National Character Area 110: Chilterns. The landscape

character at a district level is described within Dacorum Borough Council’s ‘Landscape

Character Assessment, Evaluation and Guidelines’, Landscape Character Area 96:

Upper Ver Valley and Landscape Character Area 94: Buncefield Plateau.

3.6.5 Whilst seven viewpoints were initially selected to represent the range of typical views

towards the Site from public viewpoints, Saint Albans City & District Council requested

that an additional three viewpoints be assessed. Of these ten, it was considered that

the Proposed Development had potential to result in significant effects at four

viewpoints, which were assessed further.

3.6.6 Mitigation measures have been incorporated in to the Illustrative Landscape

Masterplan for the Proposed Development. These include, but are not limited to, the

provision of green space, tree and hedgerow panting at the boundary of the Site and

planting adjacent to the central spine of the Proposed Development. Residual effects

are those remaining once mitigation planting has matured (15 years).

3.6.7 Owing to the physical and visual containment of the Site, the influence of the urban

edge of Hemel Hempstead and other built features/ visual detractors, the residual

landscape effect of the Proposed Development would be not significant.

3.6.8 With mitigation in place, the Proposed Development will result in a significant residual

effect on the character of the Site and its immediate surroundings due to the loss of




ST14699

JULY 2016

Page 15

agricultural land/ vegetation in order to accommodate new vehicular accesses.

However, once mitigation planting has matured, it will reinstate a green and planted

edge around the perimeter of the Site, as well as create green focal features along

new access roads, which will further soften the appearance of the Proposed

Development. The residual visual effect, on the four aforementioned viewpoints will

be not significant.

3.7 Noise & Vibration

3.7.1 The effects of noise and vibration resulting from the Proposed Development during

construction and operation have been assessed. The assessment has taken account of

noise as a result of earthworks and construction activities and vibration from

earthworks, construction and road traffic at existing and proposed sensitive receptors,

as well as industrial noise at existing and proposed sensitive receptors.

3.7.2 An attended noise survey was undertaken across the Site on the 8th and 9th September

2015 to assess the current ambient and background noise levels at existing and

proposed sensitive receptor locations, and identified the following sources of noise:

• Road Traffic Noise: Noise from the M1 motorway was audible at all monitoring

locations, particularly at night. Noise from road traffic on Three Cherry Trees

Lane was audible in the southern part of the Site.

• Industrial Noise: Noise from gates at the premises of ‘Framework Specialists’

was audible during both the daytime and night-time.

• Other sources: Birdsong was audible at all locations throughout the

monitoring period.

3.7.3 The receptors identified as likely to be sensitive to noise/vibration associated with

construction, including properties on Hunter’s Oak, Cherry Tree Lane, Lilly Lane and at

the Cherry Tree Caravan Park. Receptors likely to be sensitive to the Proposed

Development during operation include properties on Cherry Tree Lane, Cherry Tree

Court, Three Cherry Trees Lane, Hunters Oak, Phoenix Walk and Redbourn Road.

3.7.4 Activities associated with construction have the potential to generate short-term

increases in noise levels, and the use of plant machinery and pilling have the potential

to give rise to ground-borne vibration. With the implementation of best working

practice and restriction on working hours, the noise and vibration effects associated

with construction of the Proposed Development are likely to be not significant.




ST14699

JULY 2016

Page 16

3.7.5 The current and future traffic noise levels at nine existing sensitive receptor locations,

both with and without the development, have been predicted and it is considered that

increases in noise levels as a result of the Proposed Development will likely have a

direct, permanent, long-term effect that will be not significant.

3.7.6 Both existing and future road traffic noise levels at proposed residential receptors

have been assessed and the incorporation of mitigation measures into the Site design

will ensure that the required internal daytime/night-time noise levels are achieved.

With the mitigation in place, the effect of road traffic noise levels upon existing and

potential receptors is likely to be not significant.

3.7.7 The effect of the commercial element of the Proposed Development upon existing and

proposed sensitive receptors has been assessed. With appropriate mitigation

measures incorporated into the final Site design at the detailed design stage, there is

likely to be a direct, permanent, long-term effect that will be not significant.

3.8 Socio-Economics

3.8.1 The likely significant effects of the Proposed Development in terms of social,

economic, community and health related receptors in the context of the Site and

surrounding area have been assessed. A desk top study of primary data sources was

undertaken to establish the socio-economic baseline and the study area was identified

as the Ward of Adeyfield East, and the Districts of Dacorum and Saint Albans.

3.8.2 The health of people in Dacorum and Saint Albans is generally better than the England

average, with life expectancy for both men and women being higher than the England

average. However, 13.9% and 8.2% of children live in poverty in Dacorum and Saint

Albans, respectively. Whilst Dacorum has low levels of deprivation (with the borough

being within the 20% least deprived local authority areas in the country), deprivation

is evident in several small areas. Unemployment within the ward is higher than the

two Districts, but lower than the national average. Hemel Hempstead and Dacorum

sit within the M1/M25 Growth Area identified in the Strategic Economic Plan for

Hertfordshire. In 2015 it was confirmed that the Site would be designated an

Economic Zone, which will focus on the environmental technology sector.

3.8.3 The nearest Community Centre is at Woodhall Farm, approximately 1km to the north-

west of the Site. The centre is used for committee meetings, training, interview

sessions and informal group meetings. The Main Hall has a capacity of 120 and is used

for exercise, playgroup, Scouts and dance classes. The nearest library is the Hemel

Hempstead Central Library, which is located in the Town Centre. There is forecasted




ST14699

JULY 2016

Page 17

to be a deficit of reception places from 2016 in the north and north-east Hemel

Hempstead education areas, plus a town-wide deficit of capacity in secondary school

provision from September 2019.

3.8.4 The assessment has considered the effects of the Proposed Development during

construction on the following socio-economic indicators: Direct Employment; and

Indirect and Induced (i.e. employment supported by the wage spending of

construction and supply chain workers) employment.

3.8.5 The assessment also considered the effects of the Proposed Development during

operation on the following socio-economic indicators:

• Increase in housing stock;

• Direct on-site employment;

• Indirect and induced employment;

• Effects on the demand for pre-school, primary and secondary education;

• Effect on the demand for GPs and dentists;

• The provision of open space, recreation and leisure facilities; and

• Spending within the local economy from the new community.

3.8.6 During construction, the likely effect of the Proposed Development on direct, indirect

and induced employment will be positive at a level that is significant (positive).

3.8.7 During operation, the Proposed Development will result in positive effects of

moderate significance upon onsite employment and housing provision, of minor to

moderate significance upon education provisions, of minor significance upon open

space, recreation and leisure facility provisions, and of negligible to minor significance

upon indirect and induced employment within the locality and spending within the

local economy, and local medical facilities (which are currently accepting new patients

and will be supplemented via developer contribution). Thus, there will be significant

(positive) effects in relation to housing provision, direct onsite employment,

education provision and GP facilities.

3.9 Soils & Agricultural Land

3.9.1 A desk study and a detailed soil survey were undertaken to ascertain the existing

baseline conditions at the Site and identified the agricultural land present and the

existing soils resource as sensitive receptors.




ST14699

JULY 2016

Page 18

The Site is classified as agricultural land of good to moderate quality. Climate is not a

limiting factor to agricultural land quality, but that the amount of stones present

within the soil is. Approximately 7.9ha of the land present is classified as Agricultural

Land Classification Grade 3a Best and Most Versatile, 30ha is Grade 3b non-Best and

Most Versatile and 4.46ha is non-agricultural land.

3.9.2 The Proposed Development will result in the loss of 7.9 ha of Best and Most Versatile

land. However, as a loss of BMV land exceeding 20ha is considered to be significant,

the loss of 7.9ha is considered to be not significant. Whilst the effect of the loss of

existing soils resources will be moderate adverse, the effect will be reduced through

mitigation measures. With these in place, the likely effect on the soils resource will

also be not significant.

3.10 Traffic & Transport

3.10.1 The likely significant effects of the Proposed Development in relation to traffic and

transport in the context of the Site and surrounding area have been assessed for both

construction and operation. A standalone Transport Assessment has been prepared

and submitted as part of the planning application.

3.10.2 A desk based study was undertaken in combination with field surveys (conducted in

September 2014 and June 2015) to establish the transport infrastructure present

within the area surrounding the Site, and to obtain traffic data in order to identify the

existing and predict future baselines. It is anticipated that the Proposed Development

will be constructed within approx. eight years, during which time the level of

construction traffic will vary and there will be a mix of both construction and

operation-generated traffic.

3.10.3 The assessment has considered construction and operation phases separately. The

construction process will require a range of skills from general labourers and skilled

operatives through to professionals and management. It is envisaged that workers will

originate from a variety of sources, with the core coming from within Dacorum

Borough and Saint Albans. It is anticipated that workers would arrive onsite between

the hours of 06:00 and 10:00 and depart between the hours 14:00 and 18:00. It is

estimated that the volume of construction workers traffic will be less than the

operation-related traffic.

3.10.4 The Site is located in close proximity to the Strategic Road Network (i.e. the M1 and

the A414). Contractors will be required to adhere to routing agreements along with

measures included within the Construction Traffic Management Plan. Therefore,




ST14699

JULY 2016

Page 19

Heavy Duty Vehicles associated with the construction works would only affect main

roads. Table 3.3 summarises the likely traffic effects during construction.

Table 3.3: The likely traffic effects during the construction of the Proposed Development

Effect Summary

Effect on

Road Users

Activities associated with construction would result in increased volumes of traffic on the

local network. The Site is located close to strategic road networks and construction traffic

will adhere to specified routes. It is, therefore, considered that the Proposed Development

will have a temporary, long-term effect on road users that will be not significant.

Effect on

Pedestrians

& Cyclists

As the routes to be used by construction vehicles are currently used by a small number of

pedestrians/cyclists, it is considered that construction-related traffic will have a temporary,

long-term effect on pedestrians and cyclists that will be not significant.

3.10.5 The operational assessment adopted the assumption that the Proposed Development

will be completed by 2024. As such, it considered traffic-related effects as a result of

the Proposed Development for both the Future Baseline 2024 and the Future Baseline

‘With Development’. In addition, at the request of Dacorum County Council, a

sensitivity test was also undertaken (i.e. Future Baseline plus Sensitivity Test 2024)

that considered the Maylands Gateway Site once it is fully complete.

3.10.6 The potential traffic-related effects include: Severance (a measure of the increase in

delay to pedestrians crossing a road); Driver delay; Pedestrian Delay; Pedestrian

Amenity; and Accidents and Safety. The assessment considered four key locations out

of twenty-five locations that were considered to have the potential to be affected by

the Proposed Development.

3.10.7 The design proposals seek to reduce the requirement to travel out of the Proposed

Development for amenities by providing a local shop, primary school and leisure

facilities within the Site. The design proposals also encourage sustainable transport

methods and links, including links to Maylands Industrial Area and the Nickey Line

footpath/cycle route. In addition, existing highway improvements have been

identified to which a contribution will be made; thereby supplementing the

contributions previously made by the Spencer’s Park Phase 1 development.

3.10.8 A summary of the residual operational effects is provided in Table 3.4.

Table 3.4: Traffic Effects as a Result of the Proposed Development during Operation

Effect Significance of Effect with Mitigation in Place

Main Assessment Sensitivity Test

Severance Not Significant Not Significant

Driver Delay Not Significant Not Significant

Pedestrian Delay Not Significant Not Significant

Pedestrian Amenity Not Significant Not Significant

Accidents and Safety Not Significant Not Significant




ST14699

JULY 2016

Page 20

4 MITIGATION

4.1.1 The Proposed Development includes measures that are intended to avoid, reduce or

remedy any likely significant adverse environmental effects and to increase any

environmental benefits. This has been achieved by ensuring that likely significant

adverse effects are ‘designed out’ as far as is practicably possible. However, where

effects cannot be reduced or removed through the design process, these are

addressed through a combination of working methods/techniques, best working

practices or specific strategies/action plans. A summary of the proposed mitigation

measures is provided in Table 3.5.

Table 3.5: Mitigation Measures Intended to Avoid, Reduce or Remedy Adverse Effects and to Enhance Beneficial Effects

Topic Construction Operation (Completed Development)

Air Quality Preparation and adoption of a Dust Mitigation Plan as

part of the Construction Environmental Management

Plan. This will include practical measures to be

incorporated as part of a best working practices in

accord with current guidance recommendations.

Dust and air quality complaints would be recorded

and appropriate measures taken to identify causes

and reduce emissions in a timely manner. Exceptional

incidents would be recorded made available upon

request to Dacorum Borough Council and Saint

Albans City and District Council.

As the predicted pollutant concentrations within the

Proposed Development are below the relevant

national Air Quality Objectives, it is not necessary to

recommend measures to mitigate air quality within

the Site. However, whilst the level of effect at the

existing sensitive receptors is not significant, the level

of effect will be reduced via the implementation of a

Travel Plan promoting the use of sustainable forms of

transport.

Archaeology &

Cultural

Heritage

Owing to the likely importance and dispersed nature

of the potential archaeological remains, it is believed

that an archaeological watching brief may be

appropriate. The scope and extent of this would be

agreed in advance with the Planning Archaeologists

for Hertfordshire County Council and Saint Albans

City & District Council. Any additional works in excess

of this would also be agreed in advance with the

Planning Archaeologists.

None.

Ecology &

Wildlife There will be a loss of some boundary and internal

vegetation and habitats during construction. The loss

of native species-rich hedgerows and broad-leaved

semi-natural woodland will be mitigated via new

planting and the inclusion of appropriate working

best practice guidance within the Construction

Environmental Management Plan (e.g. any works

that require vegetation clearance will be timed to

avoid the bird nesting season of March to August,

inclusive. Where this is not possible, areas of

vegetation clearance will first be checked for the

presence of occupied nests by a suitably qualified

ecologist 24-hours in advance of any affecting

works.). Advice will be given (and adopted) to ensure

accordance with legislation for nesting birds.)

With regards to native species-rich hedgerows (with

and without trees), the green infrastructure included

within the design proposals both retains existing and

provides new buffers to existing woodland and

retained hedgerow habitats; thereby providing

enhanced ecological connectivity and habitat value at

the Site. New hedgerow planting will also be provided

along the southern edge of the Site, where it fronts

onto Three Cherry Trees Lane, along key road

frontages, amongst proposed residential housing and

delineating private from public space.

With regards to broad-leaved, semi-natural

woodland, the green infrastructure/tree planting

included within the design proposals retains existing

and provides new buffers to the existing woodland;




ST14699

JULY 2016

Page 21

thereby providing enhanced ecological connectivity

and habitat value at the Site.

The location of pedestrian routes through the

woodland strips will be informed by an Arboricultural

Impact Assessment that will be undertaken at the

detailed design stage, with routes chosen to minimise

any tree removal.

Any works that require vegetation management will

be timed to avoid the bird nesting season of March to

August, inclusive. Where this is not possible, affected

vegetation will first be checked for the presence of

occupied nests by a suitably qualified ecologist 24-

hours in advance of any affecting works. Similarly,

prior to any affecting works, a check for likely

presence of roosting bats will be undertaken. Both of

these will be included within the Landscape

Environmental Management Plan for the Site.

Ground

Conditions

(Contaminated

Land)

Mitigation measures will include:

• The use of Personal Protection Equipment, good

housekeeping (i.e. correct storage of fuel and

chemical containers), adoption of Construction

and Environmental Management Plan and the

appropriate disposal of used containers will be

used to reduce the risks to human health during

construction.

• Undertake detailed intrusive site investigations

in relation to gas monitoring, ground

investigations, groundwater risk assessment

and leachability testing of known contaminants

prior to construction. The necessary mitigation

requirements will be designed in accordance

with the results of the site investigations.

Mitigation measures will be designed in accordance

with the results of the additional intrusive

investigations. If required, a remediation strategy will

be prepared and agreed with the regulator.

Landscape None. The layout, retained vegetation, proposed

landscaping, new planting and green infrastructure of

the design proposals seeks to minimise landscape

and visual effects by:

• Integrating the Proposed Development into its

surroundings and providing a strong green

framework and attractive setting;

• Retain the majority of the existing vegetation

framework where practical, beneficial and

appropriate; and

• Adopt a long-term management regime that will

enhance the biodiversity of the Site.

Noise &

Vibration Mitigation measures in relation to noise as a result of

construction include the following:

• Adoption of best working practices,

implemented via the Construction

Environmental Management Plan;

Mitigation measures in relation to both operational

road traffic noise and industrial noise at proposed

sensitive receptors include the following:

• Noise attenuation through building facades and

appropriate glazing; and




ST14699

JULY 2016

Page 22

• Implementation of set working hours during the

week and at weekends, and adherence to time

any limits that are imposed on noisy works by

the local authorities;

• Site staff will be made aware that they are

working adjacent to a sensitive area and will

avoid all unnecessary noise;

• Temporary screening of noise sources by will be

employed when works are taking place within

close proximity to sensitive receptors;

• Avoidance of multiple (noisy) operations

occurring simultaneously in close proximity to a

sensitive receptor;

• Ensure engines are turned-off whenever

possible and that all machinery is regularly

maintained to control noise emissions; and

• Advance notification and details of any night-

time working requirements provided to the

local authorities.

Mitigation measures in relation to vibration as a

result of construction include the following:

• Where reasonably practicable, plant and or

methods of work likely to cause significant

levels of vibration at the receptors identified

will be replaced by less intrusive plant/methods

of working;

• Vibration isolation will be considered for any

viable stationary plant (e.g. compressor or

generator) located near to a sensitive receptor;

and:

• Consideration of the most appropriate vibration

techniques in order to minimise the potential

for piling-related vibration. As the construction

programme and methodologies become more

defined, vibration will be reconsidered and a

detailed strategy developed.

• The specific orientation of dwellings and/or

inclusion of close boarded barrier fencing to

screen garden areas;

Mitigation measures in relation to the proposed

mixed-use premises will be identified and agreed at

the detailed design stage.

Socio-

Economics As the likely significant effects of the Proposed

Development during construction will be positive,

there is no requirement for mitigation measures.

However, in order to optimise the generation of

direct, indirect and induced employment, the

following measures are possible:

• Direct employment - Apprenticeships during the

construction phase, including linkages to local

training initiatives and/or voluntary agreements

relating to local recruitment; and

• Indirect and induced employment - Voluntary

agreements relating to local procurement of

local materials, trades and services.

As the likely significant effects of the Proposed

Development during construction will be positive,

there is no requirement for mitigation measures.

However, in order to optimise direct onsite

employment during operation, the following

measures are possible:

• Voluntary agreements relating to local

recruitment.




ST14699

JULY 2016

Page 23

Soils &

Agricultural

Land

Mitigation measures to avoid, reduce or remedy the

effects of the Proposed Development on the soils

resource include:

• The creation of a soils resource plan that will be

incorporated into the working strategy;

• The handling of soil resources only when

sufficiently dry and (where possible) limiting soil

operations to between April and September;

• The stripping, handling and storage of topsoil

separately from subsoil;

• Minimising the number of plant movements

across topsoil in order to minimise compaction

and retain soil structure; and

• Appropriate seeding of soil storage of any

mounds that are required onsite for a period

longer than six months.

The land will not be in agricultural production, but the

nature of the Proposed Development will allow for

soil reuse within the landscaping of gardens and open

spaces.

Traffic &

Transport In order to mitigate the potential effects of

construction traffic the developer will ensure that a

Construction Traffic Management Plan will be

implemented by the contractor(s). This will include

details on the following, where appropriate:

• Phasing of construction;

• Access arrangements for workers and for Heavy

Duty Vehicles;

• Routing restrictions (i.e. avoiding inappropriate

routes through villages or along narrow lanes

that do not have the capacity to accommodate

large vehicles);

• Vehicle sizes required and schedule of use;

• Necessary highway works;

• Traffic management;

• Parking and loading arrangements;

• Pedestrian and cyclist safety;

• Proposed working hours; and

• Start/end dates for each phase of construction.

The design proposals are intended to minimise the

number of trips out of the Site by providing a local

shop, school and leisure facilities within the Site.

The design proposals also seeks to build on existing

sustainable transport links and include the creation

of footpaths to other employment areas outside of

the Site.

Highway improvements schemes have also been

identified to which the Proposed Development will

contribute towards.




ST14699

JULY 2016

Page 24

5 CUMULATIVE EFFECTS

5.1.1 When considering potential significant cumulative effects, both ‘intra-cumulative

effects and ‘inter-cumulative effects’ have been considered.

5.1.2 Intra-cumulative effects are those that occur as a result of the Proposed Development

in isolation. They occur as a result of multiple effects within a single environmental

topic or as a result of one or more effects across multiple environmental disciplines

upon one receptor. Owing to the lack of overlap, it is unlikely that any one receptor

would experience significant intra-cumulative effects as a result of a combination of

one or more of the effects identified above. As such, intra-cumulative effects are not

considered further.

5.1.3 Inter-cumulative Effects are those that occur as a result of the Proposed Development

in combination with other developments. Following consultation with Dacorum

Borough Council, the other developments considered include residential, mixed-use

and non-residential developments. Table 4.1 includes the inter-cumulative effects

that have been considered for the Proposed Development and the eight other

committed developments identified.

Table 4.1: Inter-Cumulative Effects as a result of the Proposed Development and the Other Committed

Developments (as provided by Dacorum Borough Council)

Air Quality The Spencer’s Park Phase 1 development (Ref: 4/02351/13/RES) located immediately to

the north of the Proposed Development has been considered. It is assumed that

construction phases of the Proposed Development and the aforementioned committed

development will overlap. As such, a Construction Environmental Management Plan will

be required for the Proposed Development. With this, and other measures in place, the

potential for cumulative effects is considered to be not significant.

Whilst there is the potential for cumulative air quality effects associated with operational

traffic from a number of nearby committed developments and the Proposed

Development, various scenarios were used to assess the potential cumulative effects at

both existing and proposed sensitive receptors and, from the results, the cumulative

effect is considered to be not significant.

Archaeology

& Cultural

Heritage

Cumulative impacts will principally arise where each development removes individual

areas of preserved archaeological remains, thereby resulting in a gradual erosion and

fragmentation of the total archaeological resource. However, this is offset by the further

(archaeological) understanding of the area that is gained through evaluation/excavation

and recording.

During operation, no cumulative effects have been identified in respect to the setting of

designated heritage assets.

Ecology &

Wildlife

The committed developments assessed in combination with the Proposed Development

for potential cumulative effects were selected in relation to proximity to the Site,

ecological connectivity, the level of baseline/assessment information available and

professional judgement. On this basis, three developments (i.e. Ref. 4/02351/13/RES, Ref.




ST14699

JULY 2016

Page 25

4/00866/14/FUL and Ref. 4/00031/13/MFA) were considered and the cumulative effects

identified will be not significant.

Ground

Conditions

The only potential cumulative effects are those relating to mobile contaminants. The

potential cumulative effects on water quality in the Principal Aquifer is considered to be

low and the effect of the Site on groundwater quality is considered negligible. Similarly,

the gas generation risk from the Site is considered to be low and the potential for the

Proposed Development to contribute ground gas cumulative effects is considered

negligible. Thus, there is negligible potential to contribute towards cumulative effects.

Landscape Both the Spencer's Park Phase 1 development and the modest sized non-residential

scheme located on the south side of Three Cherry Trees Lane were considered in

combination with the Proposed Development. No others were considered as there is no

intervisibility between the Site and the other committed development sites. For both of

the developments considered, once mitigation planting matures, the cumulative effects

will be not significant.

Noise &

Vibration

The effect of changes in traffic noise associated with the other committed developments

and the Proposed Development have been assessed and the changes are considered to

be not significant.

Socio-

Economics

Positive cumulative effects as a result of the Proposed Development in combination with

other employment-related schemes are anticipated for direct, indirect and induced

employment during operational. There is also potential for positive cumulative effects

associated with the residential component of the Proposed Development and the existing

consent at Spencer’s Park Phase 1 (i.e. ref. 4/02351/13/RES), plus effects associated with

spend in the local economy from residents.

Soils &

Agricultural

Land

The neighbouring Spencer’s Park Phase 1 development and the Proposed Development

have been considered for cumulative effects. As no Agricultural Land Classification

information is available for the Phase 1 development, it has been assumed that the site

has a similar Best and Most Versatile to non-Best and Most Versatile ratio as the Site. On

this basis, it is assumed that the Phase 1 development would result in the loss of 5ha of

Best and Most Versatile land and 8.5ha of non-Best and Most Versatile land. Thus, the

cumulative loss of Best and Most Versatile land as a result of the Phase 1 development

and the Proposed Development would remain less than 20ha and not significant.

Traffic &

Transport

The assessment of traffic and transport has been undertaken by comparing the 2024

future baseline traffic conditions with 20204 future baseline + development traffic

conditions in order to assess the effect of the Proposed Development traffic. As the future

baseline traffic conditions include both committed development and traffic growth the

assessment is, in effect, a cumulative assessment, the outcome of which was that (with

mitigation in place), the traffic and transport effect would be not significant.




ST14699

JULY 2016

Page 26

6 SUMMERY

6.1.1 The Proposed Development is a mixed-use development, the key elements of which

are outlined in paragraph 1.2.4 of this document. The Illustrative Masterplan shows

one way in which the Site could be developed (in accordance with the Framework

Parameter Plans), but is intended for illustration purposes, only. The final layout

design will be determined at the detailed design stage. Thus, the assessments

undertaken to inform this ES are based upon the design proposals as described on the

application form and the accompanying Framework Parameter Plans, with reference

to the Illustrative Masterplan.

6.1.2 There will be a loss of 7.93 ha of BMV agricultural land as a result of the proposed

Development, but there will be an increase in habitat diversity onsite and ecological

value of the Site. There will be a significant effect upon landscape character, but the

overall design strategy and associated landscape proposals will contribute positively

to the visual setting and amenity of the Proposed Development and will, in time, help

to assimilate the Proposed Development within the local landscape. The Proposed

Development will result in beneficial effects upon the local housing, education, open

space, recreation and leisure facility provisions, as well as employment and spending

(within the local economy), and local GP facilities.




ST14699

JULY 2016

Page 27

7 FURTHER INFORMATION

7.1 Next Steps

7.1.1 This ES has been submitted to both Dacorum Borough Council and Saint Albans City &

District Council for the respective Planning Officers to consider in consultation with

the relevant stakeholders in the context of planning policy, prior to making a

recommendation to the planning committee on the planning application.

7.1.2 During the period of determination, Dacorum Borough Council and Saint Albans City

& District Council will contact the relevant government bodies and agencies, and other

consultees regarding the Proposed Development. Members of the public are also

invited to make comments on the planning application. Comments can be sent to:

Planning & Building Control

Civic Centre, Marlowes,

Hemel Hempstead, Hertfordshire,

HP1 1HH.

Telephone: (01442) 228000

Email: [email protected]

Saint Albans City & District Council,

Civic Centre, Saint Peters Street,

St Albans, Hertfordshire,

AL1 3JE.

Telephone: (01727) 866100

Email: [email protected]

7.1.3 Feedback from these discussions will be taken into account by Dacorum Borough

Council and Saint Albans City & District Council in reaching the decision on the

respective planning applications.

7.2 Copies of the Environmental Statement

7.2.1 The Environmental Statement will be available to view online on the Dacorum

Borough Council and Saint Albans City & District Council planning websites

(http://www.dacorum.gov.uk/home/planning-development?redirected=true and

http://www.stalbans.gov.uk/planning/).

Further Information

7.2.2 Further information, including a copy of the planning application documents, the

Environmental Statement and this Non-technical Summary, is available at the

following websites:

• http://www.dacorum.gov.uk/home/planning-development/planning-

applications; and

• http://www.stalbans.gov.uk/planning/Searchforplanningapplications/defa

ult.aspx.

ST14699

JULY 2016

DRAWING TP 001 Location Plan

N

•

© Scott Brownrigg Ltd

Location Plan

06 September 2016 TP 001 - Location Plan

003

Application Red Line Boundary


Figured dimensions only are to be takenfrom this drawing. All dimensions are tobe checked on site before any work isput in hand.

0 1km

ST14699

JULY 2016

DRAWING TP 002 Red Line Boundary Plan

N

•


0 250m SCALE 1 : 5000 @ A350 100 150 200

Red Line Boundary Plan

06 September 2016 TP 002 - Red Line Boundary Plan

003

Application Red Line Boundary 24.43 Ha

Local Authority Boundary Line

DacorumDistrict

St AlbansDistrict

The Crown Estate Land Ownership

Homes & Communities Agency Land Ownership



El Sub Sta

LB

Chy

Communication Mast

123.0m

122.5m

120.1m

129.8m

131.3m

113.4m

134.7m

124.4m

118.3m

134.1m

117.7m

120.2m

The Nickey Line (Path)

Tra

ck


Phoenix W

alk


GP

Water

Reservoir

Pond

ETL

ETL

ETL

ETL

ET

L

ETL

ED B

dy

C Tk

C T

k

ED

and W

ard

Bdy

CR

Ward

Bdy

ED Bdy

Ward

Bdy

ED Bdy

ED Bdy

CR

Und

Ward Bdy

C Tk

C R

0.9

1m

RH

0.9

1m

RH

Def

Ward Bdy

Def

Def

0.91m RH

0.9

1m

RH

Co C

onst, C

P a

nd E

D B

dy

Co C

onst, C

P &

ED

Bdy

ED Bdy

RH

C Tk

Und

Und

Co C

onst, C

P a

nd E

d B

dy

CH

Und

ME

W

S

HUNTER

S

HALF MOON

CRACKLEY

CLO

SE

CR

AC

KL

EY

ME

AD

OW

LATIMER CLOSE

CHALFONT

CHALFONT CLOSE

THREE CHERRY TREES LANE

OA

K

LATIM

ER

CLO

SE

CHENIES COURT

DATCHET

SH

EN

LE

Y R

OA

D

MEADOW

BRICKFIELDS INDUSTRIAL ESTATE

FINW

AY RO

AD

TH

E M

ELIN

GS

CLOSE

BO

TLE

Y R

OAD

SW

ALLO

W P

AR

K

REDBOURN R

OAD

CLEVES ROAD

MEADO

W

REDBOURN ROAD

REDBOURN ROAD

MED

WIC

K

ARKLE

Y R

OAD

KIM

PT

ON

CLO

SE

LANE

SWALLOW

DALE

MAXTED ROAD


CHERRY TREES COURT

BO

UN

DA

RY

WA

Y

CH

ER

RY

TR

EE

LA

NE

LO

WE

R

EM

MS

CLO

SE

BRITANNIA CLOSE

BR

OC

KS

WO

OD

DR

IVE

HU

NT

ER

S O

AK

HA

LF

MO

ON

ME

AD

OW

PARR CRESCENT

CH

ER

RY

TR

EE

LA

NE

BIR

CH

LE

YS

CH

ER

RY

TR

EE

LA

NE

CH

ER

RY

TR

EE

LA

NE

AR

AG

O N

Ordnance Survey, (c) Crown Copyright 2015. All rights reserved. Licence number 100022432

Ordnance Survey, (c) Crown Copyright 2015. All rights reserved. Licence number 100022432 Ordnance Survey, (c) Crown Copyright 2015. All rights reserved. Licence number 100022432


Hemel Hempstead Industrial Estate

Hemel Hempstead Industrial Estate

Horizon Point

Pratt's Dell

1

37

55

46

43

33

105

2

38

1

117

2

34

32

179

40

37

109

12

17

20

24

111

to

20

8

56

1 to 9

4

24

44

6

29

50

19

to

20

939

37

167

25

10

42

69 to

79

Tanks

119

17 to 19

18

32

50

49

10

Multistorey C

ar Park

to

to

4

31

Three Cherry Trees

16a 16

11

10 to 16

City House

60

6

137

14

to

55

to

31

5

26

59

81 to

91

127

Caravan Site

Surg

ery

32

36

18

43

103

1

6

12

125

21

El Sub Sta

44 to

49

30

1

3

10

5

575

to 5

99

Maxted Corner

Sub Sta

Embassy H

ouse

Maxted Park

1

2

1

9

13

Garton Court

1

11

Tank

El Sub Sta

12

Depot

6

2

El Sub Sta

7

Gas Gov

4

14

Tank

El Sub Sta

Apex House

83

82

4 to

9

110

79

1

Pump House

15

109

64

111

35

86

119

1

94

to

74

1

88

67

Rose Cottage

89

15

1

91

7

to

5

9

8

71

11

The Coach House

41

95

6

2

1

29

17

7

40

74

75

30 to 4

6

4

44

11

100

80

1

14

8

Cherrytree

10

2

62

121

85

7

1

51 to 61

19

to92

15

104

to

3

15 to

25

109

3

16

94

66

to107

11

70

120

14

to

2

65

101 to 106

26

20

6

1

17

5

Farm

12

Gas Gov

99

3

105

Hillside Cottage

11

El Sub Sta

Lorry Park

El Sub Sta

CompoundGas Valve

El Sub Sta

El

El Sub Sta

Sub Sta

(save for individual residential plots that have been transferred)

ST14699

JULY 2016

DRAWING TP 003 Framework Parameter Plan - Dacorum Borough Council

•


0 125m SCALE 1 : 2500 @ A325 50 75 100

Framework ParameterMasterplan

06 September 2016 TP 003 - Framework Parameter Masterplan DBC

N

003

El Sub Sta

LB

113.4m

134.7m

134.1m



GP

Reservoir

Pond

HALF MOON

CR

AC

KLE

Y M

EA

DO

W

MEADOW

MEADO

W

MAXTED ROAD


CHERRY TREES COURT

CH

ER

RY

TR

EE

LA

NE

LO

WE

R E

MM

S

HU

NT

ER

S O

AK

HA

LF

MO

ON

ME

AD

OW

BIR

CH

LE

YS

CH

ER

RY

TR

EE

LA

NE

CH

ER

RY

TR

EE

LA

NE


Pratt's Dell

55

46

43

38

2

24

8

1 to 9

4

24

29

50

to

20

37

42

Tanks

18

32

49

31

Three Cherry Trees

60

to

Caravan Site

32

36

43

44 to

49

30

10

575

to 5

99

Embassy H

ouse

Maxted Park

1

9

1

El Sub Sta

6

2

El Sub Sta

7

4

14

Tank

1101

Pump House

15

109

64

111

1

74

67

Rose Cottage

71

11

The Coach House

95

29

30 to 4

6

100

Cherrytree

62

104

66

70

65

26

20

6

1

Farm

12

99

105

Hillside Cottage





DacorumDistrict

St AlbansDistrict

LEAPcatchment

area

LAPcatchment

area

Orchard

Outerzone

Middlezone

Innerzone

DPZ

Note: dph refers to Dwellings per Hectare

HSE CONSULTATION ZONES

ST14699

JULY 2016

DRAWING TP 004 Framework Parameter Plan - Saint Albans City & District Council

N

•


0 125m SCALE 1 : 2500 @ A325 50 75 100

Framework ParameterMasterplan

06 September 2016 TP 004 - Framework Parameter Masterplan SADC

003

El Sub Sta

LB

113.4m

134.7m

134.1m



GP

Reservoir

Pond

HALF MOON

CR

AC

KLE

Y M

EA

DO

W

MEADOW

MEADO

W

MAXTED ROAD


CHERRY TREES COURT

CH

ER

RY

TR

EE

LA

NE

LO

WE

R E

MM

S

HU

NT

ER

S O

AK

HA

LF

MO

ON

ME

AD

OW

BIR

CH

LE

YS

CH

ER

RY

TR

EE

LA

NE

CH

ER

RY

TR

EE

LA

NE


Pratt's Dell

55

46

43

38

2

24

8

1 to 9

4

24

29

50

to

20

37

42

Tanks

18

32

49

31

Three Cherry Trees

60

to

Caravan Site

32

36

43

44 to

49

30

10

575

to 5

99

Embassy H

ouse

Maxted Park

1

9

1

El Sub Sta

6

2

El Sub Sta

7

4

14

Tank

1101

Pump House

15

109

64

111

1

74

67

Rose Cottage

71

11

The Coach House

95

29

30 to 4

6

100

Cherrytree

62

104

66

70

65

26

20

6

1

Farm

12

99

105

Hillside Cottage



DacorumDistrict

St AlbansDistrict

LEAPcatchment

area

LAPcatchment

area

Orchard

Outerzone

Middlezone

Innerzone

DPZ

Note: dph refers to Dwellings per Hectare

ST14699

JULY 2016

DRAWING SK 005 Illustrative Masterplan

N

•


0 125m SCALE 1 : 2500 @ A325 50 75 100

Illustrative Masterplan

06 September 2016 SK 005 003

Application Red Line Boundary

Local Authority Boundary Line Note: This masterplan is for illustrative purposes only, for reference to supporting documents within the Outline Appplication for Spencers Park, to demonstratehow the framework masterplan could be brought forward.



DacorumDistrict

St AlbansDistrict

ST14699

JULY 2016

Inside Rear Cover

ST14699

JULY 2016

the crown estate + the homes & … park... · july 2016. wardell armstrong ... planning...

Documents