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LAND AT PARK MILL FARM, PRINCES RISBOROUGHENVIRONMENTAL STATEMENT SUPPLEMENT
NON-TECHNICAL SUMMARY
May 2016
Land at Park Mill Farm, Princes Risborough: ES Supplement Non-Technical Summary
May 2016 i
CONTENTS
CONTENTS ................................................................................................................................................... i
1 Introduction ....................................................................................................................................... 1
2 The Proposed Development ............................................................................................................ 3
3 Need and Alternatives Considered .................................................................................................. 9
4 Consultation, Scope of Assessment and Methodology ................................................................. 12
5 Summary of Environmental Effects ................................................................................................ 15
6 Further Information ......................................................................................................................... 30
Land at Park Mill Farm, Princes Risborough: ES Supplement Non-Technical Summary
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1 Introduction
1.1 Halsbury Homes Ltd (the Applicant) proposes residential development at Park Mill Farm, Princes
Risborough, Buckinghamshire. The proposed development site is located on the north west edge
of Princes Risborough, approximately 500 metres from the centre of the town and to the south
west of the A4129. The site location is shown in Figure 1.
1.2 The development, known as Land at Park Mill Farm, comprises up to 500 new dwellings, public
open space, landscaping, new accesses and improvements to existing public transport
infrastructure.
The Purpose of This Document
1.3 The site was the subject of a planning application in 2010 for residential and mixed use
development. The application was accompanied by an Environmental Statement, which reported
the findings of the Environmental Impact Assessment (EIA) process. The currently proposed
Park Mill Farm development is similar in nature to the 2010 development. Therefore, a process of
EIA has been undertaken in accordance with UK legal requirements to identify the likely
significant environmental effects of the proposed development. An Environmental Statement was
produced in 2015, setting out the findings of the assessment process.
1.4 In response to a formal request for further information made by Wycombe District Council under
Regulation 22 of the EIA Regulations, an ES Supplement has been prepared. The request for
further information related to the following topic areas:
Odour;
Traffic and Transport; and
Flood Risk.
1.5 The purpose of this document is to replace the Non-Technical Summary of the October 2015
Environmental Statement in order to provide a single Non-Technical Summary, incorporating a
summary of the updated information provided in the ES Supplement.
1.6 Details of how to view the full Environmental Statement or the ES Supplement and obtain further
copies of this Non-Technical Summary are provided at the end of this document.
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Figure 1 – Site Location Plan
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2 The Proposed Development
The Site and Surrounding Area
2.1 The site comprises an area of approximately 20.7 hectares of predominantly open agricultural
land (see Figure 1).
2.2 The Princes Risborough to Aylesbury railway line lies to the south east of the project site, which
separates the site from existing residential development at the edge of Princes Risborough and
from a recreation ground (Wades Park) associated with Risborough Springs Swim and Fitness
Centre. To the south west of the site, a number of land uses border the site, including the
Princes Risborough to Banbury railway line (separated from the site by a belt of vegetation), a
wastewater treatment works and development adjacent to Summerleys Road.
2.3 To the north east of the site lies an area of industrial and commercial land use along the A4129
Longwick Road. The project site extends to Longwick Road adjacent to Old Oak Farm. Beyond
this to the north of the project site lie open agricultural fields. The village of Longwick is located
approximately 750 metres to the north west of the site.
2.4 The majority of the project site constitutes agricultural land with a relatively flat topography.
2.5 Existing vehicular access to the site is via surrounding land or by using the bridge under the
railway at Mill Lane, which leads on to Summerleys Road. This bridge also provides access to
other properties on Summerleys Road and to the Thames Water wastewater treatment works.
There is currently no direct vehicular access between the project site and Longwick Road.
2.6 The key constraints for the site and surrounding area are shown in Figure 2.
Description of Development
2.7 The project includes the following key components:
New dwellings: Up to 500;
Public open space, incorporating formal and informal areas;
Landscape strategy, including retention of existing features and new planting;
New access from A4128 Longwick Road for vehicles, pedestrians and cyclists and secondary
accesses from Longwick Road and from Summerleys Road for pedestrians and cyclists; and
Improvements to existing public transport infrastructure.
2.8 The key components of the project are shown on Figure 3.
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Figure 2 – Constraints Plan
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Figure 3- Indicative Masterplan
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Residential Development
2.9 The project comprises up to 500 dwellings, including 2 and 3 bedroom terraced and semi-
detached houses as well as larger 3 and 4 bedroom semi-detached and detached houses, with
an emphasis on providing family accommodation to meet local needs.
Landscaping
2.10 The project makes provision for a total of approximately 6.92 hectares of open space, including
public open space and planting (including tree planting areas serving both as landscape
screening and providing ecological habitat). Together, the landscape and open space strategy
provides a combination of areas that are formally landscaped and more informal recreational
areas and planting around the periphery of the site.
2.11 An indicative landscape strategy has been designed for the project, taking into account existing
ecological and landscape constraints and opportunities. The landscape strategy includes the
following:
Open space for amenity and informal recreation, including the proposed Common on the
western side of the site. Open space areas would include formal areas for play and natural
play spaces integrated to provide informal play throughout the development;
Recreational open space, including amenity space, parkland and allotments, together with
areas of habitat creation;
Substantial belt of structural tree and shrub planting on the edge of the site, along the
proposed entry corridor from Longwick Road and through the Central Park/Green Spine,
flanking either side of the proposed road through the centre of the site, in order to provide a
clear transition between landscapes and soften the visual impact. Large specimen trees
would be provided to punctuate visual corridors and draw views towards higher ground.
Planting within the site would comprise native and locally appropriate species, reflecting
local landscape and townscape character;
The sustainable drainage strategy would include the use of features, such as swales and an
attenuation basin, providing green infrastructure and strong habitat potential; and
Materials used for surfacing would reflect local vernacular, including blocks, setts and gravel
for footpaths and shared paths across the site, appropriate to the type of user.
Access
2.12 The primary access from Longwick Road would provide a route for vehicular traffic and a
segregated walking and cycling route. Access within the site would be provided for pedestrians,
cyclists and vehicles, with the internal street layout designed to minimise speeds and giving
priority to pedestrian and cycle movements.
2.13 In addition, there are two existing points of access that would be retained as secondary accesses
for pedestrian and cyclist use as follows:
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From Longwick Road using the existing right of way; and
From Summerleys Road using the bridge under the railway. This route would also provide
emergency access.
2.14 Parking would be arranged on the site to suit the housing type, including car ports, garages,
undercrofts and parking to the front of the property, in laybys (creating traffic calming) or within
overlooked courtyards. Approximately 800 car parking spaces would be provided as part of the
project to account for all occupant and visitor demand.
2.15 Safe and secure cycle parking facilities would be provided.
Improvements to Highway Network
2.16 Improvements to existing bus, pedestrian and cycle facilities are proposed as part of the project.
These improvements would include:
Provision of a high quality walk and cycle route along the south west of Longwick Road,
extending and improving the existing network;
Introduction of traffic calming measures along the south west side of Longwick Road;
Additional bus stops close to the project site, with bus shelters for the stop into Princes
Risborough;
Provision of a toucan crossing over Longwick Road directly to the south of the junction with
Brooke Road/Wellington Street;
The development will contribute towards a new local bus services to serve the site, provide
links with the railway station and offer significant improvement in local public transport
accessibility. The route would use diesel electric hybrid buses to reduce noise and air
quality effects.
Drainage and Flood Risk
2.17 A Flood Risk Assessment has been undertaken for the project. As part of this work, an overall
strategy for surface water drainage at the site has been developed. The strategy includes the
use of surface water attenuation measures and Sustainable Drainage Systems.
2.18 The principle of the drainage strategy is to collect surface water runoff form the project site and
discharge to Kingsey Cuttle Brook at the greenfield runoff rate. This approach would also slightly
reduce the rate of runoff to Summerleys Stream, providing benefits to existing properties on
Summerleys Road.
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Construction Phase
2.19 Construction works would be undertaken in accordance with a Construction Environmental
Management Plan (CEMP), approved by Wycombe District Council prior to commencement of
the works. The current programme indicates a total construction period of approximately four
years. Working hours are likely to be 07:00 to 19:00 hours Monday to Friday, 07:00 to 13:00
hours on Saturday and at no time on Sundays or on public or bank holidays. These hours would
be subject to agreement with the local planning authority. In the event that works are required
outside of these hours in exceptional circumstances, this would be agreed with the local planning
authority prior to commencement of the activity.
2.20 The broad sequence of construction activities is likely to be:
Enabling works (archaeological investigations, ground investigations where appropriate and
arboricultural works);
Site preparation: Construction of main site access to allow access for construction vehicles,
setting up of working areas, existing utilities diversions if necessary and earthworks/regrading
of the site;
Construction of substructure;
Provision of infrastructure, including construction of internal roads, drainage works and
sewage pumping station;
Erection of superstructures, including building finishes;
Fit out of buildings; and
Landscape works: Planting and soil preparation in accordance with the landscape strategy.
2.21 The project site would be fenced during construction. It is the intention of the applicant that the
site would be registered under the Considerate Constructors Scheme or locally recognised
certification scheme.
Summary of Key Parameters
2.22 The table below provides a summary of the key parameters which have formed the basis for the
assessment of effects.
Table 1: Key Parameters for Environmental Assessment
Element of Development Key Parameter for EIA
Total Site Area 20.7 hectares
Developable Area 11.9 hectares
Number of dwellings 500
Maximum building height 3 storeys
Number of car parking spaces 800
Area of public open space, landscape and ecological planting
6.92 hectares
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3 Need and Alternatives Considered
Need for the Development
National Policy Context
3.1 The National Planning Policy Framework sets out the need for new sustainable housing. With
respect to housing development, Section 6 of the NPPF sets out national policy for ‘delivering a
wide choice of high quality homes’. Paragraph 47 states that in order to significantly boost the
supply of housing, local planning authorities should identify and annually update a supply of
specific deliverable sites sufficient to promote five years’ worth of housing against their housing
requirements, with an additional buffer of 5%. This buffer would increase to 20% for local
authorities that have a record of persistent under delivery.
3.2 The Government has also published its Planning Practice Guidance. This guidance sets out the
approach to the assessment of housing need and requires the scale of demand for housing to be
identified by local planning authorities.
Local Policy Context
3.3 The site lies within the administrative boundary of Wycombe District Council. The Local Plan
includes a number of saved policies in relation to housing and sets out a number of sites
allocated for housing development in order to meet the residential requirement. Park Mill Farm
was set out as an allocation within the Local Plan and was identified in Policy H2(k) as having
capacity for up to 570 dwellings.
3.4 The local planning authority is working towards the production of a new Local Plan. As part of
this process, a number of more recent documents have been produced. The 2015 housing and
economic needs assessment identifies that there is a need to increase housing delivery in
Buckinghamshire to ensure that there would be sufficient housing to accommodate workers in the
area. The study identified a need for 50,000 dwellings for Buckinghamshire over the 20 year
period 2013-33, equivalent to an average of 2,500 dwellings per year. The equivalent figures for
Wycombe district were 15,011 dwellings or 751 dwellings per annum.
3.5 The 2016 housing and economic land availability assessment states that as of 1 April 2015,
Wycombe district did not have a five year housing land supply. Overall, a significant shortfall was
identified when compared to the requirement.
3.6 Overall, therefore, there is a clear need for housing within Wycombe district, identified through
the Local Plan and the emerging documents informing the new Local Plan. The adopted Local
Plan assumes that Park Mill Farm would form part of the housing required to meet that demand.
Alternatives Considered
3.7 As set out above, Policy H2(k) of the Local Plan allocated 26.2 hectares of land at Park Mill Farm
as having capacity for up to 570 dwellings. No alternative sites have been considered by the
Applicant, as the Applicant can deliver the proposed development on the application site and
Wycombe District Council, who considered the suitability of alternative sites at the time of the
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preparation of the Wycombe Local Plan, has recognised the suitability of the site for residential
development. The suitability of the site has also been confirmed in proposals by the local
planning authority for the expansion of Princes Risborough at a scale well beyond the capacity of
Park Mill Farm.
3.8 Several designs for the project have been considered before arriving at the final layout and the
evolution of the layout has been informed by:
The constraints on the application site;
The key design principles underpin the Concept Masterplan; and
Feedback from previous consultations.
3.9 The EIA process has influenced the iterative design process for the project, through the
identification of the above constraints and identification of environmental effects. Therefore there
have been a number of iterations and refinements to the layout of the project.
3.10 An evaluation of site constraints and opportunities was undertaken to inform the site layout and
design. Factors considered at this stage included:
Preservation and protection of existing site features;
Adjacent land uses and nearby residential buildings;
Existing sources of noise from the adjacent railway lines and the A4129;
Existing railway links, highway links and highway safety;
Sustainable housing standards;
Flood risk;
Existing views and landscape character; and
Wycombe District Council’s aspirations to provide a strategic route to land north west of
Princes Risborough.
3.11 In recognition of these site constraints, the project design has evolved to minimise environmental
effects, where appropriate. Key features incorporated into the design include:
Retention of key habitat areas, such as the veteran trees along the northern boundary, and
provision of connective habitats, buffer habitats and green spaces, allotments and native
planting;
Provision of a buffer zone around existing the adjacent Sewage Treatment Works;
Effective use of the site through appropriate densities in terms of scale, height and massing,
and its relationship with the adjoining built and landscape environment;
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Retention of Public Rights of Way where possible;
Delivering of a strategic route with a central alignment through the site, providing an
opportunity to connect to the Station and to the north of the site; and
Facilitation of Network Rail’s intention to rationalise existing at grade crossings of the railway
line and provide a grade separated solution.
3.12 Further details are provided in the Environmental Statement and in the Design and Access
Statement submitted with the application.
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4 Consultation, Scope of Assessment and Methodology
Scoping and Consultation
4.1 Scoping is the process of identifying the issues to be addressed in the EIA process. This process
sets the context for the assessment process.
4.2 An EIA Scoping request was made for the application and was submitted to Wycombe District
Council in April 2010. A Scoping Opinion was provided in May 2010. This was used to inform
the scope of the October 2015 Environmental Statement.
4.3 Responses were received from a range of consultees contacted by the local planning authority.
Taking into account the nature, size and location of the proposed development, the information
provided with the Scoping Opinion and other consultation responses provided throughout the
assessment process, the following topics have been covered within the EIA process:
Table 2: Information Provided within the Environmental Statement
Structure of the ES
Non-Technical Summary Summary of the ES using non-technical terminology
Glossary
Chapter 1 Introduction
Chapter 2 The Site
Chapter 3 Project Description
Chapter 4 Construction Process and Programme
Chapter 5 Need and Alternatives Considered
Chapter 6 Environmental Assessment Methodology
Chapter 7 Socio-economics
Chapter 8 Landscape and Visual Impact Assessment
Chapter 9 Ecology and Nature Conservation
Chapter 10 Traffic and Access
Chapter 11 Air Quality and Odour
Chapter 12 Noise and Vibration
Chapter 13 Water Resources and Flood Risk
Chapter 14 Cultural Heritage
Chapter 15 Agriculture and Soil Resources
Chapter 16 Geology, Hydrogeology, Ground Conditions and Contamination
Chapter 17 Summary of Mitigation and Monitoring
Chapter 18 Summary of Effects and Significance
4.4 Effects on other aspects of the environment are not likely to be significant. The topics scoped out
of the assessment include:
Planning policy;
Material Assets; and
Radiation and heat.
4.5 In addition to the information provided in the October 2015 Environmental Statement and in
response to the request for further information by Wycombe District Council, the ES Supplement
provides further information in relation to the following:
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The results of odour modelling;
An updated assessment of the effects in relation to traffic and transport;
An updated assessment of the effects in relation to noise, taking into account the updated
traffic flow data; and
An updated assessment of the effects in relation to flood risk.
4.6 This Non-Technical Summary provides a summary of the findings of the EIA process, including
the information provided in response to the request for further information.
Environmental Assessment Methodology
4.7 EIA is a means of identifying and collating information to inform an assessment of the likely
significant environmental effects of a development. For each of the key environmental topics in
the Environmental Statement, the following have been addressed:
Methodology and assessment criteria;
Description of the environmental baseline (existing conditions);
Identification of likely effects and evaluation and assessment of the significance of identified
effects, taking into account any measures designed to reduce or avoid environmental effects
which form part of the project and to which the developer is committed;
Identification of any further mitigation measures envisaged to avoid, reduce and, if possible,
remedy adverse effects (in addition to those measures that form part of the project); and
Assessment of any cumulative effects with other developments planned in the area.
4.8 In terms of significance, effects are described using the following scale:
Substantial: Only adverse effects are normally assigned this level of significance. They
represent key factors in the decision making process. These effects are generally, but not
exclusively, associated with sites or features of international, national or regional importance
that are likely to suffer a most damaging impact and loss of resource integrity;
Major: These beneficial or adverse effects are considered to be very important considerations
and are likely to be material in the decision making process;
Moderate: These beneficial or adverse effects may be important, but are not likely to be key
decision making factors. The cumulative effects of such factors may influence decision
making if they lead to an increase in the overall adverse effect on a particular resource or
receptor;
Minor: These beneficial or adverse effects may be raised as local factors. They are unlikely to
be critical in the decision making process, but are important in enhancing the subsequent
design of the development; and
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Negligible: No effects or those that are beneath levels of perception, within normal bounds of
variation or within the margin of forecasting error.
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5 Summary of Environmental Effects
5.1 This section provides a summary of the findings of the environmental assessment process. For
full details of the assessments, please refer to the Environmental Statement and ES Supplement.
Socio-economics
5.2 Both the local planning policy documents and the local community in Princes Risborough have
for a period of time identified concerns that a lack of new housing development is leading to a
declining and ageing population, resulting in a range of issues that can be described as
‘problems of decline’. The available evidence suggests that these concerns are well-founded.
The population in Princes Risborough has not grown at the same rate as Wycombe District and
the nation as a whole. It is clear from recent studies and reports that there is still a need for new
development in the town and recognition that this could help to address and residual issues
relating to decline.
5.3 If the town is to enjoy a more prosperous future, then significant development is required to set it
on a different trajectory. Wycombe District Council has recognised that this is an appropriate way
forward and one that will also deliver additional housing required to meet the needs of the District
as a whole.
5.4 The proposed development at Park Mill Farm can only have beneficial effects in relation to the
twin aims of re-vitalising the social structure of Princes Risborough and providing urgently needed
housing, both in its own right and as a logical first phase of a much larger expansion of the town.
Without the development, the population of the town is unlikely to rise much above the 2011
census figure in the medium term based on the limited potential for new housing from other
sources. Whilst the additional population arising from Park Mill Farm has implications for
additional infrastructure requirements, these would be addressed via contributions and thus the
effects of the development on community facilities such as schools, medical practices and the
police would be negligible. The additional population could give rise to increased expenditure in
the town centre, improving the overall viability of the town as a retail destination, which would be
a minor beneficial effect. The overall socio-economic effects are assessed as a long term
moderate beneficial effect due to the increase in population, with a significant boost to under 16
and middle to older adult population age groups.
5.5 The cumulative increase in population would contribute to the reversal of decline identified by the
community and would not change the long term moderate beneficial significance of effect.
5.6 The project would also have a minor beneficial impact in terms of job creation during the
construction phase. The cumulative effect of the additional jobs created by both the Park Mill
project and other proposed developments in the planning process, in context of relatively high
levels of unemployment beyond the immediate study area, would not change the overall
significance of the effect.
Landscape and Visual Impact Assessment
5.7 The application site is located at the western edge of Princes Risborough and can be divided into
two distinct areas: the main agricultural field, including a section divided by post and wire fencing
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for pony paddocks; and a corridor of scrub and rough grassland in a spur to Longwick Road in
the north-eastern corner. To the south-west of the site is the Princes Risborough to Banbury
railway line.
5.8 The site is very gently sloping from the south-eastern boundary, at an elevation of approximately
100 metres Above Ordnance Datum (AOD), down to approximately 95 metres AOD at the stream
that forms the northern boundary of the application site.
5.9 There are few notable landscape features on the site. To the south, intermittent native deciduous
scrub follows the boundary with the Princes Risborough to Aylesbury railway line. To the north-
east the boundary with the industrial site off Longwick Road is a substantial native deciduous
hedgerow. Between the north-eastern corner of the field and the spur towards Longwick Road, is
a dense area of deciduous scrub woodland with a number of maturing specimens.
5.10 The spur in the north-eastern corner is mainly formed of rough grassland and ruderal species
with a number of deciduous canopy tree species. The boundary with Oak Tree Farm is formed
by deciduous scrub species which largely screen the buildings of Oak Tree Farm from this area.
East of the railway line the boundary with the town is formed by houses, residential gardens and
open space.
5.11 A Landscape and Visual Impact Assessment has been undertaken in accordance with guidance
produced by the Landscape Institute and the Institute of Environmental Assessment and
Management. This has considered the likely effects of the project on the existing character of the
landscape and views.
5.12 The assessment found that the site’s landscape and visual inter-relationship with the town and
wider countryside are strongly influenced by the area’s topography and the strong belts of trees,
hedgerows, woodlands and built form in the surrounding landscape. This results in the site being
visually well contained with the wider landscape and only close open views of the site being
available from within the immediate site area and distant views from elevated locations to the
east.
5.13 The design of the project and integral landscape proposals include the retention of as much of
the existing boundary vegetation as possible and new tree, structure and hedgerow planting,
which would both improve screening and help to assimilate the development into the surrounding
landscape.
5.14 The assessment found that during the construction period none of the landscape character areas
assessed would experience significant adverse effects (major or above). Of the sixteen
viewpoints identified, three viewpoints within the site would experience a temporary significant
adverse effect.
5.15 With respect to operation, the assessment of the project found that none of the character areas
would experience a significant adverse effect over the long term. Therefore, the operational
effect would not be significant in the context of the existing landscape character. The project
would not detract from the character or appearance of the Area of Outstanding Natural Beauty or
the Ridgeway.
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5.16 Of the sixteen viewpoints assessed, three viewpoints within the site would experience a major
adverse effect immediately after construction. Although views from public rights of way and
properties would undergo significant change, the proposed development would be of a similar
character to the residential district of the town and the scale of the development, density and
layout would not be uncharacteristic in this context. Over time, the landscape design would
mature to assimilate the new development with the existing settlement and soften views from
sensitive visual receptors.
5.17 When viewed from the wider area, it is considered that the project would give rise to very limited
adverse effects
5.18 In addition to the Park Mill Farm development, eight other sites around Princes Risborough may
come forward for development. The predicted cumulative effects of these developments over and
above those relating to Park Mill Farm have also been assessed. These additional
developments, if consented, would result in some additional built development around Princes
Risborough and Longwick and extend the intensity of the settlement area within both the Vale
character area and Chalk Foothill character area. During the construction phase, there is some
potential for temporary effects on landscape character due to potentially overlapping construction
phases. However, the assessment found that the Park Mill project would not contribute to
significant adverse cumulative effects on the character of the wider landscape or on views from
identified receptors.
Ecology and Nature Conservation
5.19 A suite of ecological survey and assessment has been undertaken within the study area in order
to describe the baseline conditions at the site, identify the key ecological receptors which may be
affected by the project, and assess the likely effects on those receptors.
5.20 Survey work was undertaken at the site in 2003, 2005 and 2010 to inform previous planning
applications. In relation to the current project, ecology survey work was undertaken in 2015 to
ensure the most current survey data was used to inform the assessment. Surveys have been
undertaken for habitats (Phase 1 habitat survey), bats, badgers, great crested newts, reptiles and
breeding birds. In addition, a desk study has been undertaken to identify relevant statutory and
non-statutory designations, and obtain previous records of protected or notable species from the
area.
5.21 The survey work and desk study identified the following key features:
There is one statutory site of international and national conservation value of relevance –
Windsor Hill Site of Special Scientific Interest/Chiltern Beechwoods Special Area of
Conservation is located 1.5 kilometres east of the site.
There are two further statutory designations of relevance – Brush Hill Local Nature Reserve
and Whiteleaf Hill Local Nature Reserve are located approximately 1.5 kilometres east of the
site.
There are two non-statutory designations of relevance – Summerleys Cottage Wood
Biological Notification Site 0.19 kilometres west, and Longwick Bog Local Wildlife Site
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0.3 kilometres north of the site.
5.22 Survey work has identified that the site is dominated by arable land with small areas of grassland,
trees, scrub and hedgerows. The habitats identified are common, widespread and of low
ecological value (Figure 4). Two veteran trees are present on the northern site boundary which
are of higher value and would be retained. The site at the time of the survey was intensively
managed and subsequently plant diversity was low.
5.23 Survey work has identified bat roosts in two veteran crack willow trees on the northern site
boundary. The roosts are likely to be used by small numbers of common pipistrelle as a day
roost. These trees would be retained and protected as part of the project and buffered from the
new built environment by an area of allotments and native planting. Mitigation would ensure that
bats which may be using the trees during construction are not disturbed, and the operational
lighting design would minimise effects on bats by minimising direct and indirect lighting of habitats
and features used by bats.
5.24 Survey work has identified a low level of bat foraging and commuting activity across the site, with
activity dominated by pipistrelle bats. Activity was likely to be low due to the arable nature of the
site, which is not optimal foraging habitat for bats. Suitable commuting and foraging habitats,
such as tree lines, would be retained and protected as part of the project, and enhanced by
provision of new green infrastructure.
5.25 No badger setts are currently present within the site. Nonetheless, badgers may utilise the site
for foraging to some extent. Badgers may benefit from habitats within open space within the
development, but conversely may be at a slightly increased risk of road traffic accidents.
5.26 Survey work has identified that small numbers of grass snake occur within the site, associated
with the grassland, scrub and watercourse in the area of the proposed access road, and the
northern boundary. Mitigation would be implemented prior to construction to ensure that grass
snakes are displaced away from the construction area.
5.27 Survey work for great crested newts has concluded they are likely to be absent from the site. A
small population of smooth newts was recorded in a waterbody off-site during the surveys, and
may use suitable areas of the site as terrestrial habitat.
5.28 Breeding bird surveys recorded a number of common bird species, with most activity being
associated with the grassland and scrub where the proposed access road would be located.
Notable species recorded in this area included house sparrow and song thrush, which, although
common, have experienced significant declines in numbers. Two notable farmland bird species
were recorded in the arable areas – skylark and linnet. Red kite was recorded flying over the site
and roosting in adjacent trees; this species receives additional legal protection, but is particularly
common in this area. Mitigation would be implemented prior to any vegetation removal during the
breeding season to ensure any active bird nests are protected.
5.29 By assessing the habitats present, it was determined the site was unlikely to support any notable
invertebrate populations. The proposed new green infrastructure would be likely to enhance the
site for invertebrates.
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5.30 Although habitat would be lost under the footprint of the development, this is primarily arable
land, and would be replaced in part, by a more diverse range of habitats including grassland,
orchard, allotments , swales or water attenuation basin, and native tree and shrub planting, which
would result in a net biodiversity gain for the site.
5.31 By implementing mitigation, no significant adverse effects are expected on the ecological
features of the site for the construction phase.
5.32 Significant adverse effects are not anticipated during operation of the development. With the
proposed new green infrastructure implemented and established, minor beneficial effects (not
significant) are anticipated for habitats, mammal species such as fox, reptiles, amphibians and
invertebrates.
5.33 Significant beneficial effects are anticipated for roosting bats once the development is completed.
This is due to the retention and protection of existing features suitable for roosting bats as part of
the project, coupled with the increased opportunities created for roosting within the new buildings,
which would be linked to surrounding foraging habitats by new green infrastructure.
The assessment has considered the cumulative effects with other proposed developments,
including effects on designated sites. Overall, no significant cumulative effects have been
identified.
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Figure 4 – Phase 1 Habitat Survey
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Traffic and Access
5.34 Summerleys Road, to the southwest of the site, forms a signalised crossroad junction with the
B4444 and the access road for Regent Park industrial estate. The B4444 routes between the
priority ‘T- junction with Picts Lane to the west of the town centre to the priority ‘T’ junction with
the B4009 Lower Icknield Way south-west of Longwick village. There is currently no direct
vehicular access at all between the eastern portion of the site and A4129 Longwick Road.
Longwick Road is subject to the derestricted national speed limit north of the access for Hypnos
Ltd industrial land, and is 30 mph from Hypnos Ltd to Princes Risborough. Both the B4444 west
of the site and the A4129 east of the site link with Princes Risborough town centre and the
A4010, which is the main highway link through its centre.
5.35 The potential impacts of the traffic generated by the proposed development have been assessed,
including the impacts of the traffic generated during the construction phase, effects during
operation when it is fully occupied by residents and cumulatively with other known developments
in the area.
5.36 The local roads have been characterised within and around the site through the evaluation of
traffic survey data, records of Personal Injury Accident data, site visit notes and desk studies.
Subsequently, the chapter presents an assessment of the potential impacts of the development
related traffic on noise and vibration, visual effects, severance, driver delay, pedestrian delay,
pedestrian amenity, accidents and safety, hazardous loads and dust and dirt. Details of
mitigation that has been incorporated into the proposals are also presented.
5.37 The assessments undertaken have considered the change in traffic flows along the road network
as a result of the project. The assessments have been made relative to the baseline conditions,
which mean that roads with small baseline traffic volumes are more sensitive to changes in traffic
in comparison to those with larger baseline traffic volumes.
5.38 The predicted changes in traffic volume along the road network are predicted to be small. In
accordance with current guidance, assessments were made of the change in traffic upon visual
effects, severance, driver delay, pedestrian delay, pedestrian amenity and accidents and safety.
These assessments predicted that no significant effects would arise.
5.39 Similar assessment has been undertaken for cumulative traffic flows, considering the effects of
the Park Mill project together with other proposed developments. This assessment predicts that
no significant effects would arise.
Air Quality and Odour
5.40 Wycombe District Council has designated an Air Quality Management Area along the M40
throughout the district. The designation is due to high levels of Nitrogen Oxide attributable to
emissions from vehicles using the M40. The Air Quality Management Area is approximately 12
metres wide, but this width increases slightly at junctions. It lies approximately 11 kilometres to
the south of the site and it is highly unlikely that the project would have any impact on this
designation.
5.41 An assessment of air quality and odour has been undertaken, considering the air quality and
odour effects from the construction phase and once the project is fully operational.
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5.42 During the construction phase, the most important consideration is dust. Without appropriate
mitigation, dust could cause temporary soiling of surfaces, particularly windows, cars and laundry.
The mitigation measures proposed (including a Dust Management Plan) would ensure that the
risk of adverse dust effects is controlled to a level categorised as “not significant”.
5.43 For the operational phase, arrivals at and departures from the project site may change the
number, type and speed of vehicles using the local road network. Changes in road vehicle
emissions are the most important consideration during this phase of the development.
5.44 Detailed atmospheric dispersion modelling has been undertaken for the first year in which the
development is expected to be fully operational, which is 2017. Pollutant concentrations are
predicted to be well within the relevant health-based air quality objectives at the façades of both
existing and proposed receptors. Therefore, air quality is acceptable at the development site,
making it suitable for its proposed uses. The operational impact of the project on existing
receptors is predicted to be negligible, taking into account the changes in pollutant concentrations
and absolute levels. Using the significance criteria adopted for this assessment together with
professional judgement, the operational air quality effects are not considered to be significant.
5.45 There is the potential for odour effects as a result of the existing Sewage Treatment works and
the results of the assessment undertaken predict that the odour effect is likely to be negligible to
slight at the project site, with the exception of a limited area (to the north and the southeast of the
Sewage Treatment Works). This has informed the design of the project and it is proposed that no
residential development would be located within these limited areas. With these design
measures in place, no significant effects associated with odour are predicted for future residents
within the site.
5.46 Effective implementation of relevant mitigation measures at all sites would ensure that the risk of
cumulative effects is minimal and as a result no significant effects are anticipated.
Noise and Vibration
5.47 An assessment of the likely noise and vibration effects associated with the project has been
undertaken. The assessment focuses on the likely effects during construction and the effects of
noise from off-site traffic generation associated with the use of the project. An assessment of the
suitability of the application site for residential use is also provided.
5.48 The potential noise and vibration effects from the construction and operation of the project on the
surrounding environment have been assessed qualitatively and quantitatively, as appropriate.
The significance of effects has been determined on the basis of the relevant British Standards
and planning policy. Baseline sound and vibration levels have been determined from site surveys
and sound propagation models.
5.49 Sound and vibration levels in the area are primarily influenced by transportation sources, i.e. the
Chiltern Main Line railway; the Princes Risborough to Aylesbury railway; and Longwick Road.
5.50 Construction noise and vibration would be minimised through the implementation of a
Construction Environmental Management Plan in accordance with best practice. On this basis,
the significance of effects in terms of construction noise and vibration would be no greater than
minor adverse, which would not be significant.
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5.51 The significance of the effects of noise from road traffic during operation of the project would be
negligible.
5.52 An alternative means of ventilation would be provided to proposed properties to reduce the
existing and potential future effects of noise from the local environment where necessary. With
such measures in place, the design of the project would ensure that existing noise sources would
not give rise to an adverse noise effect within the proposed development. Vibration from the
railways would not be expected to give rise to adverse vibration effects within the proposed
development.
5.53 Noise effects due to operational traffic in the context of the potential additional traffic associated
with other cumulative schemes would not be significant.
Water Resources and Flood Risk
5.54 An assessment of the likely significant effects of the project on water resources and flood risk has
been undertaken. This includes consideration of water quality impacts, changes in local
hydrology and flood risk, and impacts on local utility infrastructure.
5.55 The key receptors to hydrological impacts are considered to be the Kingsey Cuttle Brook, which
passes through the north of the site, and the Summerleys Stream, which borders the south of the
site. These watercourses are classified as ‘ordinary’ (non-main) watercourses and are not used
for sensitive abstractions or recreational use. However, they are locally important receptors as
well as being a key source of flood risk within the area. The underlying groundwater is also a
potential receptor to site impacts. Key receptors to changes in flood risk include construction
workers and future site occupants.
5.56 A Flood Risk Assessment has been prepared for the site. This demonstrates that the site is
located almost entirely within Flood Zone 1, which is classified as being at a low probability of
fluvial (river) flooding. An area of Flood Zone 2 associated with Summerleys Stream encroaches
fractionally onto the southern site boundary. A narrow, linear flood risk zone exists along the
course of the Kingsey Cuttle Brook. This area of surface water risk is also indicative of a
localised fluvial (river) flood risk along this watercourse. The Flood Risk Assessment also
identifies a potential groundwater flood risk within the area due to high groundwater levels within
the underlying aquifers. No previous flooding incidents have been recorded at the site from any
source. However, a number of groundwater flooding incidents have been recorded within the
wider Princes Risborough area. No previous sewer flooding incidents have been recorded at the
site.
5.57 Mitigation measures proposed to be included during the construction phase include preparation
of a Construction Environmental Management Plan to control any risks associated with accidental
releases of materials and contaminated runoff, and the installation of a temporary drainage
system to ensure there is no increase in flood risk during the construction phase. Water
efficiency measures would be used to minimise water usage and a Flood Management Plan will
be prepared to ensure the safety of construction workers.
5.58 During the operational phase, a Sustainable Drainage Strategy is proposed, which would restrict
surface water runoff to greenfield rates through provision of on-site storage within swales and
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ponds / basins. The strategy would ensure that there would be no increase in flood risk as a
result of the proposed development, and would also provide water quality treatment prior to
discharge to the Kingsey Cuttle Brook. The strategy proposes a reduction in the volume of
discharge to the Summerleys Stream which would result in a slight improvement to flood risk to
the existing properties along Summerleys Road to the south of the site. The developer will work
with Thames Water to ensure the development is phased to enable any required upgrade works
to the water supply and foul sewer systems to be completed prior to occupation. A sequential
approach has been taken within the application boundary, positioning the properties in the parts
of the site identified to be at a low risk of flooding from all sources. Flood risk mitigation measures
are described in the Flood Risk Assessment, and include raising finished floor levels and careful
design of the access road crossing over Kingsey Cuttle Brook to ensure the development
remains safe over its lifetime.
5.59 Overall, on the basis that the proposed mitigation measures are implemented, the significance of
effects on water resources and flood risk during construction is considered to be negligible to
minor adverse. The significance of effects on water resources during the operational phase is
considered to be negligible to minor adverse and the significance of effects on flood risk during
the operational phase is considered to be minor beneficial.
5.60 Although some of the cumulative schemes result in surface water discharges to the same
watercourse, the developments would not cumulatively result in a significant adverse effect on
flood risk or water quality as it is assumed the schemes would be subject to the same
requirements and measures to protect water quality and prevent the risk of flooding.
5.61 None of the potential effects identified on water resources and flood risk are considered
significant in terms of the EIA Regulations.
Cultural Heritage
5.62 There is one scheduled monument (‘The Mount’) located within a 1 kilometre radius of the project
site. This is located some 170 metres southeast of the site. There are 68 listed buildings located
within a 1 kilometre radius of the site, and these mostly lie within the built development of Princes
Risborough. No listed buildings lie within 250 metres of the site (Figure 5).
5.63 The Princes Risborough Conservation Area covers the historic core of the town and is located
170 metres southeast of the site at its nearest point. The Alscot Conservation Area comprises the
historic core of Alscot and is located some 220 metres north of the site at its nearest point.
5.64 There are a number of recorded archaeological remains in the wider area; ranging in date from
the prehistoric to the post medieval. There is evidence for Iron Age activity within the site area in
the form of cut features and flints that have also been recovered from the site.
5.65 The effects of the project on the historic environment were assessed during the construction and
operational phase. This includes an assessment of the likely significant effects of the project on
heritage assets in terms of archaeology, built heritage and the historic landscape.
5.66 Mitigation measures comprise a programme of topsoil stripping and archaeological excavation
and recording to be phased ahead of development. Based on this, the construction effect of the
project on the Iron Age Settlement Site and flint artefacts would not be significant.
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5.67 There are a number of designated assets in the wider area and the effect, if any, of the proposed
development on these has been assessed. No mitigation measures other than those built into the
design of the project against effects on the settings of designated assets are envisaged as being
necessary.
5.68 Overall, there would be no significant effects on any heritage assets.
5.69 There would be no cumulative effects on either below ground archaeology or on the settings of
designated assets as a result of the project in conjunction with any of the other proposed
schemes in the area.
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Figure 5 – Designated Assets
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Agriculture and Soil Resources
5.70 The potential effects on agricultural land and soils as a result of the project have been assessed.
This topic includes consideration of:
The agricultural land quality assessed according to the Ministry of Agriculture Fisheries and
Food system of Agricultural Land Classification (1988) which classifies land into 1 of 5
grades, Grade 1 being the highest quality land and Grade 5 the lowest quality land. Grades
1, 2, 3a are considered to comprise the best and most versatile agricultural land as defined in
the National Planning Policy Framework;
Agricultural soil resources; and
Individual farm holdings and the wider farming framework
5.71 The agricultural land classification of the site had previously been determined by the Department
for Environment, Food and Rural Affairs and verified by work undertaken by Reading Agricultural
Consultants in 2012. This work identified that the development of the site would affect a total of
approximately 19 hectares of agricultural land which has been assessed to comprise a mixture of
Grade 2 (13.7 hectares), Grade 3a (4.7 hectares) and Grade 3b land (0.6 hectares). The site
therefore comprises a total of 18.4 hectares of Grades 2 and 3a best and most versatile
agricultural land.
5.72 With regards to potential effects on farm holdings, the site is within the ownership of the Applicant
and is being farmed on a short term basis by a large arable and livestock farmer. The loss of this
land would have no effect on the full-time operation of this farm holding or adversely the wider
framework of farming in the local area.
5.73 The permanent loss of the agricultural land would occur at the beginning of the construction
phase of the project. Whilst it would not be possible to retain the agricultural land use as part of
the project, there would be areas of amenity land (6.92 hectares) where soils would not be
disturbed and would remain in situ. In addition, there would be opportunities within the project to
develop a soil management strategy to sustainably reuse soil resources, wherever possible within
the development.
5.74 In terms of agricultural land quality, therefore, the limited loss of a mixture of mainly Grades 2 and
3a together with a small area of Grade 3b land arising from the project is assessed to be of minor
adverse significance.
5.75 With regards to farm holdings, the loss of this area of agricultural productivity from a large farm
holding that farms this land on a short-term unsecured basis is assessed to be of negligible
significance.
5.76 Four other nearby developments would be likely to affect Grades 2, 3a and 3b agricultural land.
Although the development of land at Park Mill Farm would similarly lead to an additional loss of
areas of Grades 2, 3a and 3b land, it would not lead to any significant cumulative effects on
agricultural productivity or the framework of farm holdings in the local area.
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Geology, Hydrogeology, Ground Conditions and Contamination
5.77 Three environmental assessment reports have been undertaken in relation to the site. A number
of off-site historical and current potentially contaminative land uses were identified. As part of one
of these reports, an intrusive investigation was undertaken across the site in 2004. The results of
the intrusive investigation identified elevated concentrations of lead and several speciated
polycyclic aromatic hydrocarbons within several samples of Made Ground and one sample of
topsoil. However, significant concentrations of contaminants of concern in soil samples were not
identified. As the investigation was limited in scope it was recommended that an additional
intrusive investigation is carried out at the site. This should include additional soil sampling,
groundwater sampling and ground gas monitoring. However, it is considered that any risks
identified as part of the additional works can be appropriately controlled through the completion of
any recommended mitigation measures and the implementation of environmental management
practices during the construction works.
5.78 Standard operating procedures would be followed during the construction phase of the project.
These would include a wide range of environmental management procedures for implementation
during the construction phase, including issues in relation to ground conditions and previously
unidentified contamination.
5.79 Potential impacts arising from the construction phase would be expected to be localised and
short term. Consequently, it is concluded that the likely significance of effects would be negligible
to minor adverse during the construction phase. There may also be a minor beneficial effect if
any identified contamination at the site requires remediation.
5.80 It is assumed that good environmental site management procedures would be employed during
the operation of the project. Potential impacts arising from the operational phase would be
expected to be localised and intermittent. Overall, the significance of effects would be negligible
to minor adverse for the completed development.
5.81 The project is therefore not considered to represent a significant risk in terms of contaminated soil
and/or groundwater. Therefore, the project is not considered to make a significant contribution to
any cumulative adverse effect in relation to ground conditions, contamination and hydrogeology.
Summary of Mitigation and Monitoring
5.82 Schedule 4 of the EIA Regulations requires that an Environmental Statement includes a:
‘description of the measures envisaged to prevent, reduce and where possible offset any
significant adverse effects on the environment.’
5.83 The mitigation measures included in this Environmental Statement fall into one of four categories:
Mitigation incorporated into the design of the development parameters;
Mitigation to be incorporated into the detailed design of the proposed development;
Mitigation through controls on construction procedures; and / or
Mitigation through controls on operational procedures.
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5.84 The Applicant anticipates that the determining local planning authority would impose conditions
on the planning consent to include commitment to these mitigation measures.
5.85 A summary of key measures is included within the topic text above. A full summary of the
mitigation and monitoring measures identified by the environmental technical studies throughout
the EIA process can be found in the Environmental Statement.
Summary of Effects and Significance
5.86 The EIA process has been undertaken in parallel within the design process. Consequently, many
measures to mitigate likely significant adverse environmental effects have been incorporated into
the proposed development design in order to avoid, reduce or offset such effects.
5.87 As a result, the number of long term adverse effects has been minimised. Long term adverse
effects include:
Visual effects from the Outer Aylesbury Ring Public Right of Way (PRoW) adjacent to the
Princes Risborough to Aylesbury railway line: The view west and south from within the
application site would be modified from arable field towards commercial development and
open countryside to views along a street and residential area.
Visual effects on residential properties off Stratton Road. The view from the rear of properties
would be modified from views across the railway over arable land to views across the railway
to residential development.
5.88 The key significant beneficial long term effects of the project include:
An increase in population with significant boost to under 16 and middle to older adult
population groups; and
A beneficial effect on disturbance to roosting bats provided a lighting strategy is adopted for
the project that is cognisant of bats.
5.89 Other beneficial effects would include:
A minor beneficial impact in terms of job creation during the construction phase;
Increase in habitat diversity through creation of new habitat types (such as allotments and
native tree planting), which in turn has a beneficial effect for reptiles, amphibians,
invertebrates and other mammal species; and
The volume of water discharged to Summerleys Stream would be reduced (as all runoff
would be conveyed to Kingsey Cuttle Brook), resulting in a slight reduction in flood risk to the
properties along Summersley Road to the south of the site.
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6 Further Information
6.1 This Non-Technical Summary provides a summary of the Environmental Statement and the ES
Supplement accompanying the planning application for the project.
6.2 Copies of the full Environmental Statement and ES Supplement, including this Non-Technical
Summary can be viewed at:
Wycombe District Council
Queen Victoria Road
High Wycombe
Bucks
HP11 1BB
6.3 Copies of the Environmental Statement, ES Supplement and planning application documents can
be viewed on the local planning authority website:
6.4
http://www.wycombe.gov.uk
Further copies of the Environmental Statement and ES Supplement can be obtained from
the following address (ref. OXF8120):
RPS
20 Western Avenue
Milton Park
Abingdon
Oxfordshire
OX14 4SH
6.5 A paper copy of this ES Supplement can be obtained for a cost of £270 plus VAT. A paper copy
of the October 2015 ES can be obtained for a cost of £450 plus VAT. An electronic copy (CD
Rom) of both documents can be provided for a cost of £10.