A 14 17 Wells Mews

London W1T 3HF

United KingdomT +44 (0) 20 7467 1470F +44 (0) 20 7467 1471W www.lda-design.co.uk

LDA Design Consulting LLP

Registered No: OC307725

17 Minster Precincts, Peterborough PE1 1XX

Land at North Yate

Non-Technical Summary

May 2012

2768_North Yate NTS

Contents

1.0 Non-Technical Summary ...................................................................................................................................... 1

1.1. Introduction .................................................................................................................................................... 1

2.0 Project Description .................................................................................................................................................. 3

3.0 EIA Methodology ..................................................................................................................................................... 4

4.0 General Planning Policy ........................................................................................................................................ 5

5.0 Townscape, Landscape and Visual Impact Assessment............................................................................ 6

6.0 Ecology and Nature Conservation .................................................................................................................... 8

7.0 Cultural Heritage and Archaeology ................................................................................................................ 10

8.0 Noise and Vibration .............................................................................................................................................. 11

9.0 Air Quality ................................................................................................................................................................ 13

10.0 Hydrology and Flood Risk .................................................................................................................................. 15

11.0 Ground Conditions and Contamination ...................................................................................................... 16

12.0 Agriculture and Land Use ................................................................................................................................... 17

13.0 Traffic and Transport ............................................................................................................................................ 18

14.0 Human Beings ......................................................................................................................................................... 20

15.0 Employment ............................................................................................................................................................ 22

16.0 Waste .......................................................................................................................................................................... 23

17.0 Further Information ............................................................................................................................................. 24

2768 North Yate NTS

Version: 1.1

Version date: 29.05.2012

Comment Final

This document has been prepared and checked in accordance with ISO 9001:2000.

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1.0 Non-Technical Summary

1.1. Introduction

An Environmental Statement (ES) has been prepared on behalf of Heron Land Developments 1.1.1.

Ltd to support an outline planning application for a mixed use residential development

located on land north of Yate, South Gloucestershire. The main components of the

development comprises of 2,411 residential units, a local centre, one primary school, a

reserved primary school site, employment uses and formal and informal open spaces

supported by two access points into the site. The location of the proposed development is

shown in Figure 1.1, whilst the Application Site boundary is outlined in red in Figure 1.2.

The Application Site is located within an area identified for major mixed use development 1.1.2.

under Policy CS31 in the South Gloucestershire Council (SGC) Core Strategy Incorporating

Post Submission Changes (2011). The policy makes provision for up to 3,000 dwellings, and

providing employment opportunities to broaden the existing employment base.

The ES comprises this Non-Technical Summary and the following Volumes: 1.1.3.

1) Volume I: Text and Figures; and

2) Volume II: Technical Appendices

Project Overview

The Application Site comprises approximately 100 hectares of land situated immediately 1.1.4.

north of the existing urban edge of Yate and 10 miles north east of Bristol. The strategic road

network surrounding the site includes the M5 running north and south (to the west of the

Application Site) and the M4 running east to west (to the south of the Application Site),

offering access to the North, East and South West of England. The local road network

comprises Yate Rocks, Goose Green Way, Peg Hill and Tanhouse Lane, which surround the

Application Site and provide access to Yate and surrounding settlements.

The Application Site lies immediately to the north of the existing urban edge of Yate (at 1.1.5.

Ordnance Survey Grid Reference TL 715845), and is bounded to the north by Tanhouse Lane

and to the south by the residential area of Brimsham Park and adjacent areas of open space.

The eastern boundary is defined by agricultural land, hedgerows and Yate Rocks whilst its

western edge is defined by the Bristol to Gloucester railway line.

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For the purposes of this ES the Application Site has been divided into 3 areas Area A, B and 1.1.6.

C, as shown in Figure 1.1. Area A consists of large arable fields separated by ditches and

hedgerows. Area B comprises of a grass field bounded by hedgerows on three sides and

Brimsham Green School to the south. Area C exists as a predominantly overgrown area of

untended grassland located immediately to the south and west of Rockwood House.

The Applicant

-scale mixed 1.1.7.

use developments. The company is a wholly-owned subsidiary of Heron International, a

worldwide leader in property investment and development.

Further information about Heron Land Developments can be found at: 1.1.8.

http://www.heronland.co.uk/

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2.0 Project Description

The development proposals aim to create a new balanced community comprising 2.1.1.

residential, employment and commercial uses. In particular it will deliver a primary school,

a reserved primary school site, a neighbourhood centre, public open space and access and

circulation provision as shown on Figure 1.3.

The residential land will deliver up to 2411 new homes at an average density of 45.77 2.1.2.

dwellings per hectare. Each residential area will experience a unique character that responds

to the existing landscape conditions and the proposed landscape setting. The majority of

residential buildings on site will be 2 storeys in height, with 3 storeys used to emphasise the

importance of key locations, and provide a presence and sense of enclosure to key spaces.

A local centre within the proposed development will provide local retail opportunities and 2.1.3.

other community facilities to maximise resident accessibility to day to day services.

An area designated for employment uses (approximately 5ha) will be located in the south 2.1.4.

west corner of the site. The employment component of the outline application would

comprise an approximate split of 55% B1 (offices/research and development/light industrial)

and 45% of B2 (general industrial).

In addition, there will be opportunity for employment provision within the neighbourhood 2.1.5.

centre in terms of retail.

The Proposed Development will provide a 2 Form Entry primary school with potential 2.1.6.

expansion up to a 3 Form Entry and a reserved primary school site, approximately 2.65 ha in

size, for long term development should pupil numbers justify the need for a secondary

primary school.

The two points of access into the main Application Site are proposed from Randolph Avenue 2.1.7.

and Leechpool Way.

An area to the south east of the site has been allocated for allotments and nature 2.1.8.

conservation (2.13 ha) and associated parking.

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3.0 EIA Methodology

Heron Land Developments considers The Proposed Development to fall within Schedule 2 of 3.1.1.

the EIA Regulations. Paragraph 10(b) Infrastructure Projects state that an EIA will be

required for urban development projects where the area of development exceeds 0.5 hectares.

In December 2010 Heron Land Developments sought a Scoping Opinion from SGC, in 3.1.2.

accordance with the EIA Regulations 1999, to guide the preparation of the ES that would

accompany the planning application. This request comprised of a covering letter and EIA

Scoping Report which set out the proposed scope and context of the EIA. SGC provided such

a Scoping Opinion on 26th January 2011, having consulted with the appropriate

stakeholders, which was used as the initial basis for the identification of issues to be included

in the ES.

The total construction phase of the Proposed Development is anticipated to start in 2013 and 3.1.3.

finish in 2026, lasting approximately 13 years. All environmental topics were assessed using

this programme.

All environmental assessments have been based on approximately 2411 units, 5 ha of 3.1.4.

employment, a primary school and a neighbourhood centre. For the cumulative assessment

for all topic areas a qualitative assessment has been undertaken based on available

masterplanning/design information, including publically accessible information relating to

the adjacent Pegg Hill planning application. However, for the Transport, Noise and Air

assessments, a quantitative assessment has been undertaken, whereby a model has been run

to take account of up to 3,000 units, as opposed to approximately 2, 411 for which this

application relates..

Where relevant, consultation was undertaken with the local authority and prescribed 3.1.5.

consultees to determine study areas, methodology and mitigation measures for each

environmental topic.

The conclusions of the assessment for each topic are summarised in Chapters 5 to 17 of 3.1.6.

Volume I of the ES.

This ES has been prepared in accordance with the comments and advice as set out in the EIA 3.1.7.

Scoping Opinion and the Town and Country Planning (Environmental Impact Assessment)

Regulations 2011.

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4.0 General Planning Policy

Whilst the adopted South Gloucestershire Local Plan (2006) is the Adopted Development 4.1.1.

Plan for South Gloucestershire, the Proposed Development is couched within the emerging

South Gloucestershire Core Strategy Incorporating Post Submission Changes (2011). This

document sets out the principal policies against which planning applications will be judged.

The Application Site is identified within the emerging Core Strategy as a strategic allocation

for a housing led mixed use development under Policies CS15, CS30 and CS31 (the North

Yate New Neighbourhood). The latter Policy outlines that the Application Site will be

allocated to provide:

total) (at an average density of 45 dwellings per hectare), employment opportunities and associated

infrastructu

The Development Proposals have been prepared in the context of the planning framework 4.1.2.

established at a national, regional and local level but specifically Policies CS30 and CS31 of

the Core Strategy Incorporating Post Submission Changes.

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5.0 Townscape, Landscape and Visual Impact Assessment

The Landscape and Visual Impact Assessment (LVIA) presents the approach and findings of 5.1.1.

the assessment of the potential impact of the Proposed Development on landscape character

and representative visual receptors. It has been prepared based on best practice guidance and

the methodology and scope of the assessment has been subject to consultation with South

Gloucestershire Council.

In relation to landscape character, the Proposed Development will have a direct effect on 5.1.2.

landscape character areas in the immediate proximity of the Application Site, namely the

southern sections of the Leechpool, Ladden Brook, Yate Rocks and Wickwar Ridge Character

Areas, where a new urban development will extend into parts of the local landscape.

However, the affected parts of these character areas are influenced already by existing

development along the northern edge of Yate, and are well contained physically and visually

by existing layers of vegetation which offer mostly glimpsed views of the Application Site.

In relation to visual receptors, twelve representative viewpoints towards the Application Site 5.1.3.

were identified. These were identified as short, middle and long distance views. The Proposed

Development will result in changes to short distance views as a consequence of the close

proximity of the Proposed Development to the representative visual receptors. In the middle

and long distance views, the Proposed Development is less apparent, if visible at all, set

within the wider landscape, which includes layers of existing mature trees and hedgerows,

existing development at Yate and other large structures such as power lines.

The mitigation of impacts on the landscape character and representative visual receptors has 5.1.4.

been addressed from an early stage in the design of the Proposed Development. Aspects of

the design, including the arrangement of green spaces and strategic green infrastructure, the

spatial layout, and the building heights and massing have been developed with the aim of

minimising impacts of the Proposed Development on the landscape character in the vicinity

of the Application Site.

With a proposal of this scale, landscape and visual impacts are unlikely to be fully mitigated 5.1.5.

during the construction period. Construction activity and traffic will have a moderate

significance of effect on these landscape character areas. By Design Year, the effect on local

landscape character is considered to range from neutral to moderate. The effect on

representative visual receptors is considered to range from neutral to moderate, subject to

the distance of the representative visual receptor from the Proposed Development,

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maintenance of existing vegetation, and the establishment of new planting on the

boundaries and within the Proposed Development.

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6.0 Ecology and Nature Conservation

The Ecology and Nature Conservation assessment has been prepared with reference to 6.1.1.

baseline ecological conditions and the Institute of Ecology and Environmental

practice methodology for ecological assessment.

The scope of the baseline desk study and survey work required to inform the assessment was 6.1.2.

agreed in consultation with South Gloucestershire Council, who also sought the views of

Natural England and the Environment Agency. The scope of ecological work undertaken to

inform the baseline included: a data trawl and review of any existing ecological information

pertaining to the Application Site and the surrounding area; habitat surveys; as well as

protected and notable species surveys.

Whilst the majority of the site comprises arable farmland, there is a network of species-rich 6.1.3.

hedgerows across the site, along with a number of water bodies. The protected and important

species identified within the site were mainly associated with the hedgerows and water

bodies.

The outline design for the Proposed Development was put together taking close account of 6.1.4.

those features identified as being of ecological interest, in order to minimise impacts

wherever possible. Where avoidance of impacts has not been possible, appropriate working

methods have been identified to minimise impacts and appropriate mitigation and

compensation for such effects have been incorporated into the scheme design.

Taking into account the proposed mitigation, compensation and enhancement measures, 6.1.5.

the residual impact on the majority of the identified ecological receptors is not significant

and, in some cases a beneficial impact is provided through the provision of new areas of

suitable habitat at a scale larger than is currently present within the site for that species (e.g.

great crested newts and reptiles). There is also likely to be a beneficial impact on the majority

of breeding bird species (e.g. bullfinch and song thrush) due to the creation of additional

habitat suitable for such species. An adverse impact, significant only at the site level, will

remain for just one ecological resource: the skylark. This species requires open unenclosed

habitats, as associated with arable farmland, and it is not possible to incorporate such

features into the design for the development. The reason for skylark population decline in

lowland farmland in the UK relates to agricultural intensification and change; despite the

declines, at present skylark remains common at the National and regional levels. As such, the

2768 North Yate NTS

9

loss of low numbers of breeding skylark as a result of the proposed development at North

Yate is unlikely to have any particular bearing on local populations, with the long-term

conservation of the species requiring co-ordinated implementation of suitable agri-

environmental policy and good local uptake of schemes by farmers. Nevertheless, agreement

will attempt to be sought with adjacent landowners to create skylark plots within their fields

to increase the availability of suitable nesting habitat for this species in the surrounding area.

However, given the uncertain deliverability of such measures, this chapter acknowledges

that negative impacts on this species significant at the site level is probably the most likely

outcome of the Proposed Development.

Given the mitigation, compensation and enhancement measures incorporated within the 6.1.6.

Proposed Development it is considered that the Proposed Development conforms with

national and local planning policy. The proposed development will also contribute towards

achieving the aims established in the South Gloucestershire Biodiversity Action Plan via the

provision of new habitats (species rich grassland, hedgerows and ponds, amongst others) as

part of the scheme design, which will support and provide opportunity for the establishment

of protected and important species, including great crested newts, reptiles and the majority

of breeding bird species.

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7.0 Cultural Heritage and Archaeology

A Cultural Heritage Impact Assessment considers the potential effects of Proposed 7.1.1.

Development on heritage assets such as historic buildings and historic and archaeological

sites (designated and non-designated), including, Listed Buildings of all grades, World

Heritage Sites, Scheduled Monuments, Conservation Areas, Registered Parks and Gardens,

Registered Battlefields and locally listed/registered buildings and parks and gardens. The

methodology and scope of the assessment has been subject to consultation with South

Gloucestershire Council.

The Proposed Development at Land north of Yate, as assessed, will result in direct impacts on 7.1.2.

heritage resources. There is a potential for disturbance of currently known and unrecorded

sub-surface archaeological features of local and regional significance but this can be fully

mitigated through an approved programme of archaeological works. The recording and

excavation of any sub-surface archaeological features prior to, or during, construction will

result in a minor beneficial effect as it would serve to enhance the archaeological record of

the region.

The potential for the Proposed Development to result in visual effects on the setting of 7.1.3.

heritage assets in the immediate surrounding area has also been considered. A review of

heritage assets within a c.0.5km radius of the Proposed Development resulted in the

identification of three designated assets and three locally listed/registered assets where a

potential for significant impacts on their setting arising from development was recognised.

Of these assets, the three designated assets (Tan House Farm, Leechpool Farm and Rockwood

House all Grade II Listed Buildings) and the locally registered historic park and garden

attached to Rockwood House were identified as experiencing a moderate significance of

effect on their setting, whilst the two further locally listed assets (Home Farm and its

associated Barn) are identified as experiencing a minor significance of effect on their setting.

The mitigation of impacts on the setting of heritage assets are addressed in the Townscape, 7.1.4.

Landscape and Visual Impact strategy and design of the Proposed Development, wherein

appropriate mitigation through aspects of design, such as massing, scale and position of

buildings and appropriate landscaping, including utilisation of native species of hedgerow,

aim to reduce adverse impacts.

Overall, such mitigation will result in four assets experiencing a minor significance of effect 7.1.5.

on their setting, while all other assets will experience a negligible effect on their setting.

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8.0 Noise and Vibration

Baseline noise and vibration surveys have been carried out on the site to establish the 8.1.1.

existing ambient levels and to ascertain the principal sources of noise and vibration within

the Proposed Development.

The baseline assessment indicated the train movements on the railway line, which runs 8.1.2.

alongside the western site boundary, was the main influence on the noise environment

within the Proposed Development.

The measured levels have been used as the basis of the assessment of noise levels within the 8.1.3.

Proposed Development, with a PPG 24 assessment carried out to determine the suitability of

the site for residential development. The assessment concluded with appropriate mitigation

measures incorporated into the design for the area of the development close to the railway,

which would be finalised during the detail design stage, noise and vibration levels would be

acceptable.

The construction of the development would have the potential to give rise to impacts at 8.1.4.

existing residential receptors within North Yate. Appropriate mitigation and control

measures would be adopted during the construction period to ensure any potential impacts

were minimised. The measures to be adopted would include the use of appropriate plant to

minimise noise and vibration, the control of working hours and monitoring at periods when

works were being carried out close to properties.

Noise associated with the operation of the Proposed Development would be controlled, 8.1.5.

principally in relation to noise generated by any fixed plant to be sited either at the school

site or within the local centre. A design aim has been proposed in accordance with the

guidance provided in BS 4142 and BS 8233 for any external plant, which seeks to ensure any

potential impacts are minimised.

Traffic associated with the operation of the completed development would give rise to 8.1.6.

increases in noise levels on the access roads and on existing roads which connect onto the

main highway network. The assessment concluded that any potential increases in road

traffic noise levels would be small and would not result in a significant adverse effect at

existing properties.

The overall effects of noise and vibration associated with the construction and future 8.1.7.

operation of the Proposed Development have been found to be not significant. It is

2768 North Yate NTS

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considered that the proposals comply with the requirements of national and local policies

and guidance.

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9.0 Air Quality

An air quality assessment has been undertaken by Hyder Consulting (UK) Ltd, in accordance 9.1.1.

with current planning policy, best practice guidance documents and following consultation

with the Scientific Officer at South Gloucester Council.

Review of baseline air quality data indicates that background pollutant concentrations are 9.1.2.

well below their respective limit values. In addition, it is not considered that the Bristol to

Birmingham railway line t

to the east of the Application Site should have a significant air quality impact on future

receptors. As such, air quality is not considered to be a constraint to development.

A qualitative assessment of construction dust impacts was undertaken using best practice 9.1.3.

guidance documents. Potential air quality impacts as a result of the construction of the

Proposed Development are likely, due to fugitive dust emissions. Residual impacts are

predicted to range between minor adverse and not significant at sensitive locations in the

vicinity of the Application Site. The mitigation measures recommended include damping

down of haul routes, minimising dust generating activities and using water as a dust

suppressant. It is considered that there is the potential for fugitive dust emissions associated

with the construction of any development and the implementation of recognised mitigation

options should control impacts to an acceptable level.

The impact of construction phase road vehicle exhaust emissions has been assessed as not 9.1.4.

significant.

Potential impacts associated with operational phase road vehicle exhaust emissions were 9.1.5.

assessed through detailed dispersion modelling using ADMS-Roads. The results of the

modelling indicated that predicted concentrations of nitrogen dioxide (NO2) and particulate

matter with an aerodynamic diameter of less than 10 microns (PM10) were below the

relevant limit value at all sensitive receptor locations. The magnitude of change was

determined in accordance with the Environmental Protection UK methodology. This

indicated that predicted magnitudes of change in NO2 and PM10 concentrations during

operation would range between small and imperceptible at sensitive locations. The

significance of residual impacts at all sensitive receptor locations is predicted to be not

significant. Best practice mitigation measures have been recommended for the operational

phase, which include the implementation of a travel plan, integration of public transport

provisions and minimising reliance upon motor vehicle use.

2768 North Yate NTS

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In summary, it is not considered that the Proposed Development would have a significant 9.1.6.

impact on local air quality. Construction dust may have a slight adverse impact at worst case

locations; however, this impact would be transient and temporary. It is not considered that

there would be any lasting impacts in terms of quality as a result of the Proposed

Development.

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10.0 Hydrology and Flood Risk

A Flood Risk Assessment (FRA) has been prepared in accordance with the National Planning 10.1.1.

Policy Framework (NPPF) and following consultation with the Environment Agency. The

FRA considers the risk of flooding to the Application Site from the local Main River and

Ordinary Watercourses and details the proposed surface water management strategy for the

development.

The FRA has been supported by a number of hydrological and hydraulic modelling studies 10.1.2.

that have been undertaken to quantify the risk of flooding to the application site, as well as

confirm that the development proposals are appropriately protected against the risk of

flooding.

The development proposed to locate all built development plots at low risk of flooding, 10.1.3.

within Flood Zone 1 only. A surface water drainage strategy for the site has been developed

in accordance with sustainable drainage system (SUDS) principles. The surface water

management strategy for the site includes measures to manage the risk of flooding on the

site from offsite sources, through intercepting and conveying flooding to a large attenuation

area. The strategy reduces the risk of flooding on site, as well as reduces the peak flow rate

leaving the site which will provide benefit to third-parties downstream from the site. The

supporting hydraulic modelling studies show that surface water storage features can be

located within areas currently shown as Flood Zone 3 for the existing undeveloped site,

without increasing flood risk.

Overall, the effects of the Proposed Development upon local hydrology and flood risk will be 10.1.4.

Neutral / Slight Beneficial, and there will be no residual or cumulative effects. It is therefore

considered that the proposals fully comply with current legislation and national, regional

and local planning policy in respect of development and flood risk.

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11.0 Ground Conditions and Contamination

An assessment has been undertaken of the likely significant effects of the Proposed 11.1.1.

Development in terms of ground conditions and water quality.

The baseline conditions for the Application Site were established through a Phase 1 Desk 11.1.2.

Study and Targeted Phase 2 Intrusive Investigation.

Quantitative risk assessment of the targeted investigation has not identified contaminants of 11.1.3.

concern that may pose a risk to human health and/or controlled waters. Further detailed

confirmatory testing will be undertaken in advance of the construction phase. An initial

assessment of the mine related influences at the Application Site was also undertaken.

Evidence of coal mining activity was encountered in Area B. Stabilisation measures will be

required to mitigate risk of physical instability as a result of mining hazards.

The potential impacts to construction workers from contaminants in soils and groundwater 11.1.4.

from any unforeseen contamination will be mitigated through the adoption of appropriate

health and safety practices. Good practice construction measures would also be put in place

to mitigate the impacts to the environment associated with the construction works, e.g. dust,

noise and odour and their impacts on off-site human health. Potential risks from mining

related hazards during the construction phase exist and these require further investigation

and assessment to fully define them. It is likely that mitigation measures will be necessary.

With mitigation measures in place, the residual impact during the construction phase is

assessed to be temporary minor beneficial to not significant.

The impacts to future site users during the operational phase will be mitigated by 11.1.5.

appropriate remedial measures put in place during the construction phase, should areas of

contamination be encountered during further detailed investigations. Similarly, the impacts

to future site users within buildings during the operational phase will be mitigated by the

incorporation of appropriate radon/ground gas protection measures within both the

building design and construction. Mitigation of mining hazards will be required for the

completed Proposed Development. The form of treatment of the shafts and adits

encountered will be subject to more detailed investigation. The residual permanent impact

is assessed to be permanent moderate to large beneficial.

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12.0 Agriculture and Land Use

The soils and agriculture assessment considers a review of the soil characteristics, an 12.1.1.

assessment of current agricultural land use and the potential impact of the Proposed

Development upon future agricultural land use. It has been prepared based on best practice

guidance provided through the National Planning Policy Framework (2012) and the South

Gloucestershire Local Plan (2006), whilst the methodology has been subject to consultation

with DEFRA, the Meteorological Office, published soils information from the National Soils

Resources Institute and guidance issues

The assessment was informed by undertaking a Phase I desk study of the Application Site 12.1.2.

followed by an onsite inspection, with baseline guidance provided by the Agricultural Land

Classification which sets out five categories which identify soil quality.

The site soils were identified from the National Soils Map (1:250,000) during the Phase I 12.1.3.

study and confirmed by the onsite inspection. The site comprised soils typically found

together of the Dale, Whimple 3 and Brockhurst series being predominantly reddish loam

over clay soils.

The soils are generally slowly permeable with some seasonal movement due to the clay 12.1.4.

content and are generally moderate to low in fertility.

The land use comprises a mixed use of combineable arable and forage crops supporting 12.1.5.

livestock enterprise. The site is not intensively farmed.

The farming business is simple and, with the exception of the five year agreement of the 12.1.6.

Entry Level Scheme, there are no management agreements.

In summary the land is limited in its productivity due to the soil type and the loss of land to 12.1.7.

the farming business will not be significant. Moreover there will be an opportunity for the

farming business, given the broader surrounding land use, to resource any land lost, through

other third party occupation agreements. The residual impact on the business will be low

with the business able to restructure stocking numbers or seek alternative forage. The

residual effect upon the enterprise mix will be low with the ability to react swiftly through a

review of livestock numbers.

The proposal is in conformance with national and local policy for agriculture land use and 12.1.8.

soils.

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13.0 Traffic and Transport

The Transport Assessment and related information in the Environmental Impact Assessment 13.1.1.

has been prepared in accordance with guidance provided by the Department for Transport,

and in discussions with the Highway Authority and feedback from local residents,

stakeholder groups and statutory bodies identified at consultation events. It considers the

impact of traffic movements associated with the Proposed Development on the local

highway network in terms of capacity, delay, pedestrian/cyclist amenity and severance.

The study area includes a series of links (roads) and key junctions in the vicinity of the site 13.1.2.

which have been agreed with the Local Highway Authority. Those links receiving a change

in traffic of 30% or more have been considered for environmental impact at the operational

phase of the proposals. The Transport Assessment assesses the impact of the site on all links

in terms of road capacity during the deve operational phase.

The impact of the Proposed Development has been considered during the construction 13.1.3.

phase, with HGV traffic movements posing the greatest impact on the operation of the

highway network during this period. In managing these vehicles, limiting the times of travel

to outside sensitive peak hours, and allowing a construction compound to be based on the

site, the impacts can be minimised, for the limited timeframe in which they would operate.

Further details of construction traffic management are set out in the transport chapter of the

Environmental Statement.

The assessment of the operational environmental impact of severance (i.e. division of 13.1.4.

communities), which is based upon the percentage change in vehicle movements, is

identified as moderate significance (based on the volume and speed of traffic) in terms of

movements on Randolph Avenue and Goose Green Way in the locality of the site access

junctions. Whilst an increase in vehicle movements along these routes will result in a

significant increase in terms of percentage change, traffic levels will remain relatively low in

absolute terms and as such is deemed an acceptable level. A series of improvements have

been identified to reduce the severance of the site from the surrounding neighbourhood, and

these measures provide permeability, accessible local amenities and a well connected

network for pedestrian and cyclists in the local area.

In terms of delay, the results illustrate that there will be a predicted high increase in delay to 13.1.5.

drivers during the network peak periods, but in agreement with the Highway Authority,

these delays will be mitigated through a series of highway improvements providing extra

2768 North Yate NTS

19

capacity at key junctions. The result will be junction operation and vehicle journey times

similar to the existing / baseline situation.

In terms of pedestrian and cyclist delay, the proposals will see an approximate 37% rise in 13.1.6.

traffic on links near to the access junctions, which would impact on the delay these users

experience in crossings and sharing the carriageway. However, a series of improvements

have been identified for cycle routes and pedestrian crossing, which will mitigate the impact

of the delay in most locations. With additional amenities such a new local centre and

education establishments positioned within the site, the journey times to these facilities for

new and existing residents will be significantly improved compared to the baseline situation.

Road links were assessed in terms of potential fear and intimidation with regards to vehicle 13.1.7.

speeds, and the proximity of pedestrians to traffic flows. The speeds along these roads are

considered suitable for the type of carriageway and its use, although fear and intimidation

will be reduced further through good design practice within the site, and a result of wider

area improvements being made to crossing facilities, cycle provision, and public transport

provision.

The capacity of the highway network has been maintained through the provision of physical 13.1.8.

improvements identified for nine junctions (including site access junctions) along Goose

Green Way. Schemes have included carriageway widening and the better management of the

traffic flows travelling through them. With the mitigation schemes identified, the highway

network is able to accommodate traffic generated by the Proposed Development during the

most sensitive peak hours, within acceptable levels of queuing and delay as identified by

National guidance and the Highway Authority.

A Travel Plan has also been prepared which provides aims, objectives and targets for 13.1.9.

reducing car borne trips to the site, and this links to a package of measures identified within

cyclists and public transport users.

The Transport Strategy would include the provision of pedestrian and cycle links with the 13.1.10.

surrounding area linking to key destinations, particularly to the town centre and railway

station. Contributions to improving bus service provision would be provided with

consideration to the extension of routes, increased bus frequencies, infrastructure and bus

priority measures. Funding would also be made available for improvements to Yate railway

station.

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14.0 Human Beings

The Environmental Statement has assessed the impacts of the Proposed Development on the 14.1.1.

population and community infrastructure of the area. In particular, it considers the impact

of the Proposed Development in terms of population; housing; education provision;

recreation, community facilities including retail, healthcare provision; and emergency

services.

The Proposed Development will have beneficial impacts for the local population by 14.1.2.

providing a number of positive measures. The development will generate about 5,569

residents; increasing the population of Yate, reflecting the planning strategy for the area

which intends for the town to be a main focus for future development within South

Gloucestershire. There will be an increase in the choice and supply of local housing and the

Proposed Development will contribute towards the local requirement for affordable housing.

The development will give rise to additional demand for educational facilities, potentially 14.1.3.

generating in total a need for around 900 primary school places and 504 secondary school

places. Whilst some of the demand for additional primary school places could be

accommodated within and through enlarging existing schools, the Proposed Development

will provide a new primary school. A second site has also been identified as a reserve site for

a primary school if it is required in the future. There are enough secondary school places

within Yate to accommodate the rise in secondary school pupils as a result of the Proposed

Development.

Based on the anticipated development population, the Proposed Development is expected to 14.1.4.

generate a need for approximately 26.17 hectares of public open space. The development

proposals provide an amount of open space in excess of this (29ha), which will include

allotments, outdoor sports provision and provision for children and young people. The

Proposed Development will also provide off-site improvements to outdoor sports facilities,

particularly at YOSC.

The Proposed Development makes provision for a local centre which could provide a Multi-14.1.5.

Use Community Centre, Nursery, Public House, Restaurants, Cafes, Shops and a Hotel.

Contributions will also be provided to improve Town Centre Facilities.

Correspondence with NHS South Gloucestershire reflecting the position in the emerging 14.1.6.

Core Strategy has indicated that the local centre could provide healthcare facilities.

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Whilst the socio-community impacts arising from the Proposed Development are generally 14.1.7.

beneficial in nature, there will be a minor negative impact on residential amenity and

healthcare provision during the construction period. Such impacts are typical characteristics

of developments of this size.

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15.0 Employment

Baseline economic activity on the Application Site is estimated at 2.7 FTE employees, 15.1.1.

generating £46,000 in disposable incomes and £95,000 of GVA.

Should the Proposed Development not go ahead, there is no anticipated future development 15.1.2.

on the Application Site. The baseline effects will therefore remain in perpetuity.

The Proposed Development will have employment and economic impacts through both the 15.1.3.

construction and operational phases.

The construction phase will generate moderate temporary beneficial effects over a period of 15.1.4.

thirteen years.

The £400 million construction programme will generate gross impacts in excess of 3,200 15.1.5.

person years of employment, disposable incomes in excess of £74 million and GVA of

approximately £149 million.

At the South Gloucestershire level the construction phase will generate net additional 15.1.6.

impacts of 2,060 person years of employment, £48 million of disposable incomes and £96

million of GVA.

The operational phase of the development will create major long term beneficial effects in 15.1.7.

terms of employment, incomes and GVA.

On site employment will be within the office and industrial development, schools, shops, 15.1.8.

healthcare and community facilities, a hotel, pub and through home working. The

development will also support further employment through the expenditure of residents

elsewhere in Yate and the wider South Gloucestershire area.

The direct on site employment is assessed at 2,440 FTE jobs, generating annual disposable 15.1.9.

incomes of £58 million and GVA in excess of £108 million.

At the South Gloucestershire level this will generate net additional impacts of 1,850 FTE jobs, 15.1.10.

disposable incomes of £44 million and GVA of £92 million each year.

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16.0 Waste

The construction phase activities, including site clearance and excavation, are likely to result 16.1.1.

in some waste arising for off-site disposal. In order to minimise the volume of waste

generated, the site contractor should undertake a Waste Audit, adhere to the waste hierarchy

system and adopt good site practice from the outset to help minimise waste.

A Site Waste Management Plan will be prepared for implementation during construction 16.1.2.

works.

Sufficient space will be provided for the storage and segregation of different waste streams 16.1.3.

during the construction phase.

It is recommended that the Principal Contractor registers their site with the Considerate 16.1.4.

Construction Scheme

The operational access roads have been designed to accommodate SGCs refuse collection 16.1.5.

vehicles.

During the detailed design stage, sufficient space for household waste storage, which allows 16.1.6.

for waste segregation, along with the design of the streets will take into account the

guidelines within SGC "Guidance for Developers on Household Waste & Recycling Storage

Requirements".

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17.0 Further Information

Further information about the EIA is contained in the full ES which can be inspected at the

following location during normal office hours:

South Gloucestershire Council,

Thornbury One Stop Shop,

Castle Street,

Thornbury,

BS35 1HF

Copies of the ES either as hard copy or on CD can be obtained from:

LDA Design

14-17 Wells Mews

London

W1t 3HF

Please note a charge of £375 (excluding VAT) for Volume I, Text and Figures will be made to

cover the costs of production and despatch.

This Non-Technical Summary is available free of charge.

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