ns&oc opa enivironmental statement volume 2, part 1

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Beyond Green Developments North Sprowston and Old Catton

ES Volume 2: Technical Appendices

i

QA: North Sprowston and Old Catton

Environmental Statement -

Volume 2: Technical Appendices

Issue/Revision: Draft Version Final Version

Date: September 2012 September 2012

Comments:

Prepared by: Olivia Finch

Signature:

Prepared by: Jane Wakiwaka Jane Wakiwaka

Signature:

Authorised by: Mitch Cooke Mitch Cooke

Signature:

File Reference: 550156jw11Sept12D01_ES_Vol_1 550156jw28Sept12V01_ES_Vol_1



ii

TABLE OF CONTENTS

ENVIRONMENTAL STATEMENT FOR THE DEVELOPMENT OF NORTH

SPROWSTON AND OLD CATTON

APPENDIX 1.1 EIA SCOPING REPORT

APPENDIX 1.2 EIA FORMAL OPINION

APPENDIX 2.1 KEY PARAMETERS

APPENDIX 3.1 CONSTRUCTION METHOD STATEMENT

APPENDIX 3.2 ENVIRONMENTAL MANAGEMENT PLAN

APPENDIX 3.0 N/A

APPENDIX 4.0 N/A

APPENDIX 5.1 DETAILED ECOLOGY SURVEYS

APPENDIX 5.2 INFORMATION TO INFORM A HABITATREGULATIONS

ASSESSMENT

APPENDIX 5.3 ARBORICULTURAL REPORT



iii

APPENDIX 6.1 LANDSCAPE & VISUAL TECHNICAL APPENDICES

APPENDIX 7.1 ARCHAEOLOGICAL DESK-BASED ASSESSMENT

APPENDIX 7.2 HISTORIC BUILDING ASSESSMENT

APPENDIX 8.1 BASELINE 2012 AADT AND AAWT

APPENDIX 8.2 2012 BASELINE JUNCTION MODELLING

APPENDIX 8.3 2017 AADT AND AAWT FUTURE BASELINE TWO-WAY

FLOWS

APPENDIX 8.4 AAWT AND AADT 2017 BASE + DEVELOPMENT

FLOWS

APPENDIX 8.5 2017 JUNCTION MODELLING WITHOUT THE NDR

APPENDIX 8.6 AAWT AND AADT 2032 FUTURE BASELINE

APPENDIX 8.7 AAWT AND AADT 2032 FUTURE BASELINE PLUS

DEVELOPMENT FLOWS

APPENDIX 8.8 2032 JUNCTION MODELLING WITH THE NDR



iv

APPENDIX 8.9 CONSTRUCTION TRAFFIC MANAGEMENT PLAN

APPENDIX 8.10 JUNCTION MODELLING – MITIGATION

APPENDIX 8.11 FRAMEWORK TRAVEL PLAN

APPENDIX 9.1 SUMMARY OF TRAFFIC DATA

APPENDIX 9.2 AIR QUALITY STANDARDS & OBJECTIVES

APPENDIX 9.3 PREDICTED NOX AND NO2 FROM PROPOSED

ENERGY CENTRE

APPENDIX 10.1 ASSESSMENT METHODOLOGY AND CRITERIA

APPENDIX 10.2 NOISE SURVEY RESULTS

APPENDIX 11.1 WHITE YOUNG GREEN DESK-BASED ASSESSMENT

APPENDIX 11.2 LAND RESEARCH ASSOCIATES AGRICULTURAL LAND

BASELINE STUDY

APPENDIX 12.1 FLOOD RISK ASSESSMENT



v

APPENDIX 13.1 LOWER LAYER SUPER OUTPUT AREAS (LSOAS):

RELEVANT GEOGRAPHICAL ASSESSMENT

BOUNDARIES

APPENDIX 13.2 ADDITIONALITY ASSESSMENT

APPENDIX 13.3 EMPLOYMENT DENSITY CALCULATIONS

APPENDIX 14.0 N/A

APPENDIX 15.0 N/A

APPENDIX 16.0 N/A

Beyond Green Developments North Sprowston & Old Catton


Appendix 1.1: EIA Scoping Report

Lan

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Beyond Green DevelopmentsLand North East of Norwich

Environmental Impact Assessment Scoping Report iii

QA

Land North East of Norwich, Environmental Impact

Assessment Scoping Report

Issue/Revision: Draft Final

Date: 01 September 2011 9th September 2011

Comments:

Prepared by: Olivia Finch Olivia Finch

Signature:

Authorised by: Mitch Cooke Mitch Cooke

Signature:

File Reference: 550156jw02Aug11DR01_EIA_Scoping.doc 550156jw02Aug11F01_EIA_Scoping.doc


Environmental Impact Assessment Scoping Reportiv

CONTENTS

1.0 INTRODUCTION 1

THE NEED FOR AN ENVIRONMENTAL IMPACT ASSESSMENT (EIA) 1

ENVIRONMENTAL STATEMENT 3

THE PURPOSE OF SCOPING IN THE EIA PROCESS 4

Structure of the Scoping Report 4

2.0 DESCRIPTION OF THE DEVELOPMENT 5

PROJECT OUTLINE 5

DEVELOPMENT MODEL AND PHASING 6

PLANNING CONTEXT 6

3.0 THE EXISTING ENVIRONMENT 8

POTENTIAL ENVIRONMENTAL SENSITIVITIES/SENSITIVE RECEPTORS 8

4.0 CONSULTATION 9

5.0 ASSESSMENT METHODOLOGY 10

APPROACH TO EIA 10

STRUCTURE OF THE ES 10

MEANS OF ASSESSMENT 12

Impact Prediction and Significance Criteria 12

Types of Environmental Effects and Impacts 14

ASSUMPTIONS AND LIMITATIONS 15

6.0 ENVIRONMENTAL TOPICS NOT BEING ASSESSED 16

TELECOMMUNICATION RECEPTION 16

MICROCLIMATE 16

7.0 ISSUES TO BE ADDRESSED BY THE EIA 17

INTRODUCTION 17

METHODOLOGY 17


Environmental Impact Assessment Scoping Report v

CUMULATIVE IMPACTS ASSESSMENT 17

ALTERNATIVES ASSESSMENT 18

DEMOLITION AND CONSTRUCTION 18

POLICY CONTEXT 18

8.0 SCOPE OF THE EIA 20

DETAIL OF TECHNICAL ASSESSMENTS 20

Timeframe for Environmental Effects 20

9.0 ENVIRONMENTAL TOPICS TO BE ASSESSED 22

TRANSPORTATION 22

NOISE & VIBRATION 23

AIR QUALITY 24

LANDSCAPE & VISUAL 26

SOIL CONDITIONS, GROUNDWATER & CONTAMINATION 28

WATER RESOURCES 30

FLOOD RISK ASSESSMENT 31

ECOLOGY 33

ARCHAEOLOGY & CULTURAL HERITAGE 35

SOCIO-ECONOMIC 36

CUMULATIVE IMPACT ASSESSMENT 39

10.0 PRINCIPAL POTENTIAL ENVIRONMENTAL IMPACTS 41

11.0 PROFESSIONAL TEAM 42

12.0 ADDITIONAL MATERIAL SUBMITTED WITH THE APPLICATION 43

13.0 REFERENCES 45


Environmental Impact Assessment Scoping Report 1

1.0 INTRODUCTION

1.1 Beyond Green Developments and Development Securities Ltd. (henceforth known as

'the applicant') on behalf of a consortium of landowners is seeking to submit an outline

planning application for the development of approximately 180 hectares (ha) of land

bring to the north of Norwich in Broadland District.

1.2 The application site forms part of the Old Catton, Sprowston, Rackheath and Thorpe St

Andrew Growth Triangle, an area that is identified by Broadland District Council and

the Greater Norwich Development Partnership in their adopted Core Strategy as having

the potential to accommodate thousands of new jobs and homes over the next 20

years.

1.3 The proposed development is for between 3,300 and 4,000 residential dwellings plus

other uses, including sufficient commercial space to sustain 2,000-2,500 jobs, plus

community facilities, shops parks and open space, and associated physical and social

infrastructure. The scheme will be delivered in phases over 15-20 years subject to

market conditions, with an outline application, reserving all detailed matters except for

access, to be submitted in March 2011.

THE NEED FOR AN ENVIRONMENTAL IMPACT ASSESSMENT (EIA)

1.4 The EIA Regulations1 implement the European NDDC Directive No. 85/337/EEC 19852

(as amended by Directive 97/11/EEC3 and Directive 2003/35/EEC4). They apply to the

assessment of environmental impacts that are likely to arise from certain types of

public and private projects subject to requirements for statutory consents, referred to

in the directives as ‘Development Consents’.

1.5 The original 1999 EIA Regulations were recently updated and consolidated into the

Town and Country Planning (Environmental Impact Assessment) Regulations 200115.

The new EIA Regulations in corporate recent changes to the 1999 Regulations,

including an amendment to state that the EIA can now formally be required at all

stages of the planning process (e.g. reserved matters, conditions, review of

permissions) irrespective of whether an EIA has already been undertaken; and an

amendment to the provisions relating to changes or extensions to existing

development, such that the effects of the development as a whole once modified

should be considered.

1.6 The EIA is a systematic process during which potential significant environmental

impacts from a proposed development project are identified, assessed and the scope

for minimising these are presented to the relevant decision maker (the 'competent

authority’) within an ES accompanying a planning application.

1.7 The aim of the EIA is to provide the competent authority with the information

necessary to consider potential environmental impacts, to ascertain whether these are


Environmental Impact Assessment Scoping Report2

acceptable and to secure mitigation measures to minimise these impacts prior to

granting relevant consents.

1.8 There are two types of development that may be subject to an EIA as defined by the

EIA Regulations1. These are:

Schedule 1 Developments; and

Schedule 2 Developments.

1.9 It is mandatory for any development falling within the description of a Schedule 1

Development to be subject to an EIA. Applications for consents relating to Schedule 1

Developments must be accompanied by an ES.

1.10 It is not always mandatory for Schedule 2 Developments to be subject to an EIA. The

EIA Regulations1 categorise development types and provide thresholds to assist with

the identification of Schedule 2 Developments that may require an EIA. How the

requirement for an EIA in relation to Schedule 2 Developments arises is identified and

discussed below.

1.11 Schedule 3 of the EIA Regulations1 describes the criteria that must be taken into

account in determining whether a development, which falls within the size threshold

applicable to Schedule 2 Development, is likely to have significant impacts and hence

should be subject to EIA. These include:

The characteristics of the development (e.g. size, use of natural resources,

quantities of pollution, waste generated);

The environmental sensitivity of the location; and

The characteristics of the potential impact (e.g. extent, magnitude, probability and

duration).

1.12 The Government has provided guidance in Circular 2/99 Environmental Impact

Assessment6. This provides advice on interpreting the EIA Regulations1, and expresses

a view that, in general, EIA will be needed for Schedule 2 Developments in three main

types of case:

For major developments, which are of more than local importance;

For developments which are proposed for particularly environmentally sensitive or

vulnerable locations; and

For developments with unusually complex and potentially hazardous

environmental impacts.

1.13 Where it is determined that a proposed development requires an EIA, the application is

known as an 'EIA Development'.



1.14 The proposed development does not fall under the description of a Schedule 1

Development and accordingly does not automatically require an EIA.

1.15 However, the proposed development does fall within the definition of the following

sub-category of Schedule 2 of the EIA Regulations:

1.15.1 'Infrastructure projects' - Industrial estate development projects

(Sch.2(10)(a)).

1.16 The EIA Regulations advise that EIA should be carried out in respect of proposals for

infrastructure projects covering an area of at least 0.5ha, if that development, due to

its location and extent, is likely to give rise to significant environmental effects.

1.17 The site for the proposed development extends to approximately 180ha and the

application is for large scale residential use with associated commercial development of

a smaller scale.

1.18 The area of the proposed development is significantly above 0.5ha and, in addition, the

proposed development is considered to be a major development of more than local

importance. Accordingly, the applicant will carry out EIA and provide an ES with the

planning application.

1.19 It is the responsibility of the applicant to provide all the necessary information and to

compile the ES for the EIA application. Once submitted, the competent authority

responsible for authorising the relevant development should publicise the availability of

the ES (and any related additional information) to potentially interested parties, such

as statutory and non-statutory consultees and the public, so as to enable their

opinions on the project and ES to be represented in the planning process.

ENVIRONMENTAL STATEMENT

1.20 For the purposes of the EIA Regulations, the ES means ‘a statement:

(a) that includes such of the information referred to in Part I of Schedule 4 as is

reasonably required to assess the environmental effects of the development and which

the applicant can, having regard in particular to current knowledge and methods of

assessment, reasonably be required to compile, but

(b) that includes at least the information referred to in Part II of Schedule 4 (of

the EIA Regulations).’

1.21 The EIA procedure set out in the EIA Regulations aims to ensure that Broadland

District Council and the public properly understand the likely significant environmental

effects, and the scope for reducing them, before a decision on the application is made.

1.22 Environmental Perspectives LLP have been commissioned by the applicant to prepare

the EIA in accordance with the Regulations and EIA best practice, and to produce the

ES that will be submitted with the outline planning application.



THE PURPOSE OF SCOPING IN THE EIA PROCESS

1.23 The EIA Scoping Report describes how the EIA of the proposed development will be

undertaken. The scoping determines the topics or areas of potential likely impacts to

be addressed and the geographical area and timeframe over which they will be

considered. It also sets out the methods to be used by the EIA to determine the likely

significant environmental effects that will arise temporarily during the project's

construction, and from its permanent physical impacts and operation. The scoping

process also enables certain potential impacts to be scoped out as not being likely to

give rise to significant environmental effects.

1.24 Scoping forms an early stage in the EIA process. It refers to the activity of identifying

the likely significant environmental impacts of the proposed development. In doing so,

the potential significance of impacts associated with each environmental aspect

become more clearly defined, resulting in the identification of priority issues to be

addressed in the EIA through mitigation.

1.25 Government guidance contained in Circular 02/99 states that:

‘In many cases, only a few of the effects will be significant and will need to be

discussed in the ES in any great depth. Other impacts may be of little or no

significance for the particular development in question and will only need very brief

treatment to indicate that their possible relevance has been considered. While every

ES must comply with the requirements of the Regulations, it is important that they

should be prepared on a realistic basis and without necessary elaboration.’

1.26 In this way, the Scoping Report will form the basis for on-going consultation on the

EIA with statutory authorities and other relevant stakeholders. Its contents, having

taken account of comments received during consultation, will be incorporated within

the ES.

Structure of the Scoping Report

1.27 The remainder of this Scoping Report is structured as follows:

Section 2 describes the proposed development;

Section 3 describes the existing environment, and the potential environmental

sensitivities/sensitive receptors;

Section 4 summarises the consultations that have or will be held, as appropriate;

Section 5 outlines the overall assessment methodology and approach to the EIA;

Section 6 details the environmental impacts not being assessed

Section 7 presents the issues to be addressed by the EIA;



Section 8 presents the scope of the EIA and the details of the environmental

topics being assessed;

Section 9 details the principal potential environmental impacts to be assessed;

Section 10 presents principal potential environmental impacts;

Section 11 details the contributions to the ES by the professional team; and

Section 12 details additional material that will be submitted with the application.

2.0 DESCRIPTION OF THE DEVELOPMENT

PROJECT OUTLINE

2.1 The proposed development is for between 3,300 and 4,000 residential dwellings plus

other uses, including sufficient commercial space to sustain 2,000-2,500 jobs, plus

community facilities, shops, parks and open space, and associated physical and social

infrastructure.

2.2 The applicant’s vision is for a series of new and extended neighbourhoods north of the

existing neighbourhoods of Sprowston and Old Catton which will offer the highest

quality of life and lowest carbon footprint in Europe. This will be achieved by:

Creating a compact, walkable mixed-use urban environment in which people can

access almost all of their daily needs within walking distance of their home, in

which many can work near where they live, and in which good sustainable modes

of transport further afield (especially to central Norwich and key employment

locations) are an easy and attractive choice – backed by ambitious and realistic

mode share targets;

Investing heavily in the quality of streets, public spaces and green infrastructure

to encourage active living and promote the face-to-face contact that underpins

community vitality;

Creating physical and social connections to existing places locally, particularly

Sprowston, and beyond to Norwich, ensuring that development provides benefits

and resources to existing residents and supports the sustainable growth of Greater

Norwich as a whole;

Offering a wide choice of housing by size, type and tenure, enabling people to

move through different stages of life without needing to move away, and ensuring

that homes both achieve good thermal performance and contribute to the

achievement of attractive, inviting townscape;

Providing for retail, business and community uses with a particular focus on

nurturing small and distinctive enterprises and providing premises for businesses

wishing to be at the heart of their community in every sense;



Installing exceptionally resource-efficient infrastructure which radically cuts carbon

emissions from the built environment and secures sustainable use and

management of water, waste and materials – including renewable energy

systems, on-site grey and blackwater treatment and

Pursuing an ‘estate’ model for the delivery and governance of the development

which rewards upfront investment in quality of place and good community

governance with faster build-out rates and strong public and private value growth.

DEVELOPMENT MODEL AND PHASING

2.3 The proposed scheme would be delivered in phases over 15-20 years subject to

market conditions, with an outline application, reserving all detailed matters except for

access, to be submitted in March 2011.

PLANNING CONTEXT

2.4 Norwich has been identified as a main focus for growth in the East of England. In

assessing the evidence to help identify the most appropriate locations for growth

outside of the urban area, the area to the north east of the city performs well, allowing

for a concentration of new development to maximise the use of existing infrastructure,

achieve a scale of development that will deliver new supporting infrastructure at lower

cost per unit, and mitigate against the environmental impacts of developing in green

field locations.

2.5 For this reason, the Greater Norwich Development Partnership (consisting of

Broadland, Norwich and South Norfolk District Councils) has designated the area to the

north east of Norwich between the parishes of Old Catton, Sprowston and Thorpe St

Andrew, as a growth area, known as the north east Norwich ‘growth triangle’. The East

of England Plan’s (EoEP) housing growth target in the north east Norwich ‘growth

triangle’ is at present 7,000 to 2026 with a further 3,000 beyond that.

2.6 The applicant’s proposals will seek to deliver a significant element of the plans

contained within the GNDP Joint Core Strategy for major development in ‘growth

triangle’. Subject to the outcome of pre-applications discussions and studies, the

proposals may provide for elements of area-wide infrastructure for the area, such as a

new district centre, country park and/or secondary school.

2.7 Nonetheless, the context for large-scale land promotion at North East Norwich is

complicated. In addition to working in partnership with several landowners, there are

three local authorities of differing political views, three planning departments co-

ordinating a Joint Core Strategy (JCS) which must meet challenging growth targets as

well as the delivery of the proposed Norwich Northern Distributor Road (NNDR). There

are also a number of other public and private stakeholders at the local and regional

levels, including the County Council and a large neighbouring community.



3.0 THE EXISTING ENVIRONMENT

POTENTIAL ENVIRONMENTAL SENSITIVITIES/SENSITIVE RECEPTORS

3.1 When undertaking an EIA, it is important to determine which receptors should be

considered as part of the technical assessments. Initial desk-based assessments have

revealed the following potentially sensitive receptors in and around the application

site:

Grade 2 (very good quality) and Grade 3 (good to moderate quality) classified

agricultural land within the application site and its vicinity;

Ecologically sensitive species within the application site and its vicinity;

Areas of woodland (including deciduous woodland) registered on the National

Inventory of Woodlands and Trees within the application site and its vicinity;

A designated Public Safety Zone located at the end of Norwich Airport runway

across part of the application site;

Designated ancient woodlands, Sites of Special Scientific Interest (SSSIs) and

parks and gardens located in the vicinity of the application site;

Residents (proposed and existing) on and near-site; and

Key short, medium, and longer distance views of the site.



4.0 CONSULTATION

4.1 The process of consultation is critical to the development of a comprehensive and

balanced ES. It is essential to determine those aspects that require detailed

assessment, and to consider comments and positions of affected stakeholders.

4.2 The applicant is working in partnership with a number of landowners – including the

Beeston Estate, Norfolk County Council, the Alderman Norman Foundation and the

Morley Agricultural Foundation - to bring forward the proposals for a new community in

North East Norwich.

4.3 In addition, information and views have been sought and received from a wide range

of statutory and non-statutory bodies through a series of thematic public consultation

workshops held by the applicant. Key consultees included (but are not limited to):

Broadland District Council;

Norfolk County Council;

Norfolk Rural Community Council;

Broadland Land Trust;

Old Catton Parish Council;

Salhouse Parish Council;

Norfolk Wildlife Trust;

The Environment Agency;

Natural England;

University of East Anglia;

Anglian Water; and

The Forestry Commission.



5.0 ASSESSMENT METHODOLOGY

APPROACH TO EIA

5.1 The EIA will be undertaken in accordance with the EIA Regulations and the DETR

Circular 02/996. The ES, that is the product of the EIA, contains the information

specified in Part I (where relevant) and Part II of Schedule 4 of the EIA Regulations:

A description of the proposed development including information on the site, the

proposed development size and design;

A description of the potential significant environmental impacts arising from the

proposed development;

A description of the methods and data employed to identify and assess the likely

significant environmental impacts;

A description of the measures proposed to avoid, reduce, or remedy

(enhance/compensate) any adverse environmental impacts;

An outline of the main alternatives considered and an outline of the main

reasoning for the preferred development option taking into account the associated

environmental impacts; and

A Non-Technical Summary of the above information.

5.2 In addition to the EIA Regulations, the ES will be prepared with reference to currently

available good practice including:

DETR Circular 02/99 - Environmental Impact Assessment6;

Preparation of Environmental Statements for Planning Projects That Require

Environmental Assessment - A Good Practice Guide7;

Guidelines for Environmental Impact Assessment8;

Environmental Impact Assessment: A Guide to Procedures9; and

The Note on Environmental Impact Assessment Directive for Local Planning

Authorities10.

5.3 The ES will have regard to the potential impacts on sensitive receptors including

human beings, climatic factors, material assets (cultural, archaeological and geological

heritage), natural resources, and the landscape.

STRUCTURE OF THE ES

5.4 Each ES technical chapter will include:

An introduction and brief summary of the topic under consideration in the chapter;



The policy and legislative context relevant to the topic;

Details of the impact assessment methodology employed and the scope of the

assessment, with any limitations highlighted;

The significance criteria employed to evaluate the magnitude of potential impacts;

A description of the baseline conditions accompanied by details of the method

employed to record those conditions;

Impact prediction, both positive and negative, during the construction and

operational phases of the proposed development. Any uncertainties are described

and, where assumptions have been used in the prediction of impacts, these are

fully highlighted and accompanied with an indication of the certainty that can be

applied to those assumptions;

Mitigation measures proposed to avoid, reduce or compensate in respect of any

negative impacts predicted, supported by predictions of the effectiveness of these

measures. Where potential negative impacts cannot be avoided, reduced, or

compensated, this is recorded; and

A conclusion.

5.5 The ES will comprise the following set of documents:

Volume 1: Main Text & Figures (this document) – The technical chapters will be

collated into one document that will present the full text of the ES and will be

illustrated throughout by a series of figures. The technical chapters will be

structured as follows:

o Introduction & EIA Methodology (Chapter 1.0):

o Proposed Development (Chapter 2.0);

o Development Programme & Construction (Chapter 3.0);

o Land Use Planning (Chapter 4.0);

o Ecology (Chapter 5.0);

o Landscape & Visual (Chapter 6.0);

o Archaeology (Chapter 7.0);

o Transportation (Chapter 8.0);

o Air Quality (Chapter 9.0);

o Noise & Vibration (Chapter 10.0);

o Agricultural Impact (Chapter 11.0);

o Soil Conditions, Groundwater & Contamination (Chapter 12.0);

o Water Quality, Resources & Flood Risk (Chapter 13.0);



o Socio-Economic (Chapter 14.0);

o Cumulative Impact Assessment (Chapter 15.0); and

o Residual Impact & Conclusions (Chapter 16.0).

Volume 2: Technical Appendices – This will include the full text (or appropriate

section) of any reports referenced within the ES technical chapters, such as the

Technical Reports undertaken as part of the EIA; and

Volume 3: Non-Technical Summary (NTS) – This document will provide a

summary of the key issues and findings of the EIA. The NTS will be presented

using non-technical language to assist the reader to understand the site context,

the proposed development, the design alternatives, the environmental issues

arising, and the proposed mitigation measures.

MEANS OF ASSESSMENT

5.6 The current baseline condition, including the sensitivity and importance, of those

environmental aspects likely to be significantly affected by the proposed development

is determined to provide a context for the analysis. The baseline condition establishes

a benchmark for impact prediction. Any change from the baseline informs the

magnitude of the potential impact and its significance.

5.7 For the environmental elements under detailed consideration within the ES, the

baseline conditions will be established using a combination of desk-top studies

(drawing on published databases, maps, and reports, survey techniques and

monitoring) and surveys, where relevant. The approach to be taken to establish the

condition of particular environmental baselines will be agreed through consultation

with the competent authority and statutory consultees. The specific methods employed

to record the baseline conditions will be detailed within the corresponding chapters of

the ES, but are outlined within the relevant sections of this EIA Scoping Report.

Impact Prediction and Significance Criteria

5.8 Appendix 4 of the EIA Regulations requires an ES to describe:

‘The likely significant effects of the development on the environment, which should

cover the direct effects and any indirect, secondary, cumulative, short, medium and

long-term permanent and temporary, positive and negative effects of the

development….’1

5.9 A number of criteria have been used to determine whether or not the potential

environmental impacts from the proposed development are significant. These are

outlined with reference to specific environmental issues in the relevant technical

chapters of this ES. So far as appropriate, the impacts are assessed quantitatively

using definitive standards and legislation. Where quantitative assessment is not



possible, qualitative evaluation of significance based on professional judgement, with

assumptions or uncertainties clearly highlighted, has been applied.

5.10 The significance of impacts has been assessed, taking into consideration a range of

criteria:

Performance against environmental quality standards;

Relationships with international, national and local planning policy;

Sensitivity of the receptor;

Reversibility and duration (short, medium, long-term) of the impact;

Nature of the impact (direct/indirect, positive/negative);

Extent of influence and magnitude of the impact; and

Inter-relationship between impacts.

5.11 The impacts that were considered to be significant prior to and following mitigation

have been identified in the ES. The significance of residual impacts following mitigation

reflects judgements as to the importance or sensitivity of the identified receptor(s) and

the nature and magnitude of the predicted changes. For example, a large adverse

impact on a feature or site of low importance will be of lesser significance than the

same impact on a feature or site of high importance.

5.12 The following terms have been used to define the significance of impacts, where they

are predicted to occur:

Major Positive or Negative Impact - where the development would cause a

significant improvement or deterioration to the existing environment;

Moderate Positive or Negative Impact - where the development would cause a

marginal improvement or deterioration to the existing environment;

Minor Positive or Negative Impact - where the development would cause a

barely perceptible improvement or deterioration to the existing environment; and

Negligible - no discernible improvement or deterioration to the existing

environment.

5.13 A distinction between direct and indirect; short and long-term; permanent and

temporary; primary and secondary; positive and negative; and cumulative impacts;

has been made, where applicable.

5.14 Where the above criteria have not been used, the criteria that have been used are

stated within the methodology section of the technical chapters, giving reasons for

their use.



Types of Environmental Effects and Impacts

5.15 A number of criteria will be used to determine whether or not the potential impacts

from the proposed development are significant. These will be outlined with reference to

specific environmental issues in the relevant technical chapters of the ES. So far as

appropriate, the impacts will be assessed quantitatively using definitive standards and

legislation. Where quantitative assessment is not possible, qualitative evaluation of

significance based on professional judgement, with assumptions or uncertainties

clearly highlighted, will be applied.

5.16 Particular care will be taken to distinguish between environmental impacts and

environmental effects. For the purposes of the EIA, these are defined as:

Environmental Impacts: the processes whereby a change which may be positive

or negative or both, is brought about in the existing environment, as a result of

development activities; and

Environmental Effects: the consequences for human beings, in terms of health and

well-being, including the well-being of ecosystems and natural systems on which

human survival depend, which stem from environmental impacts.

5.17 The duration of effects resulting from the construction or operation of the phased

development is one of the factors to be considered in determining their significance. In

order to distinguish between permanent and temporary, permanent effects are defined

as those that result from irreversible change to the environmental baseline or which

persist for the foreseeable future. Impacts that are considered significant prior to and

following mitigation will be identified in the ES, as shown at Table 5.1 below.

5.18 The significance of residual effects following mitigation will reflect judgements as to the

importance or sensitivity of the affected receptors and the nature and magnitude of

the predicted changes.

Table 5.1 Classification of Duration of Impacts

Significance Definition

Temporary The period over which the impact is experiencedlasts for the period of construction or less

Short-term Less than 5 years (but longer than the full periodof construction)

Medium-term 5–10 years

Long-term The impact remains for a substantial time, forthe duration of the operation of the development

5.19 The EIA will also distinguish the geographical extent of impacts; the following

definitions have been adopted (bold and capitalise each word) as per Table 5.2.



Table 5.2 Classification of Different Geographical Extents

Significance Definition

Local The site and its immediate surroundings

County The wider area of the County (Norfolk)

Regional The region (i.e. East of England)

National United Kingdom

International Europe and beyond

ASSUMPTIONS AND LIMITATIONS

5.20 Certain assumptions will be made during the EIA, which are set out below.

Assumptions specific to individual environmental aspects are discussed in the relevant

chapters of the ES. It is assumed that:

Information provided by third parties, including publicly available information and

databases, is correct at the time of receipt; and

Construction will commence in late 2013, with the first phase of development

becoming fully operational after an 18 month construction period in mid-2015.

5.21 The EIA will be subject to the following limitations:

Baseline conditions are accurate at the time of the physical surveys but due to the

dynamic nature of the environment, conditions may change during the

construction and operational phases; and

The assessment of any cumulative impacts will be based upon the information

available at the time of preparing the ES and currently available assessment

techniques.



6.0 ENVIRONMENTAL TOPICS NOT BEING ASSESSED

6.1 The EIA Regulations require that where significant environmental effects are likely to

occur, the associated impacts should be considered through the EIA. The following

technical areas, however, are considered to be issues where no significant

environmental effects are likely to occur.

6.2 These areas are outside the requirement for any assessment under the EIA

Regulations and, therefore, are not covered within the ES. It is not proposed that any

further information or assessment be included on these areas within the EIA process.

TELECOMMUNICATION RECEPTION

6.3 The proposed development is located within a predominately rural location, and whilst

there are some surrounding residential buildings; there are no proposed tall buildings

that have the potential to create any telecommunication shadows.

6.4 Taking into account this relative scale and heights of the proposed development, it is

not anticipated that disturbance to television and radio reception to local residents and

businesses will occur from the scheme. No study is therefore proposed for this aspect.

MICROCLIMATE

6.5 As a predominantly rural setting, with some agricultural use within private ownership,

access to the application site is currently limited to the public. As such, it is anticipated

that the height and scale of the proposed development will not bring about any

unwanted changes to wind patterns at pedestrian level, or create any potential risks to

jeopardise the creation of a safe and comfortable wind environment in the vicinity.

6.6 In addition, it is not considered likely that the proposed development will have a

significant effect on the local daylight and sunlight conditions on any neighbouring

properties and open spaces, nor have any sensitive receptors been identified, where

the quality of light conditions would be significantly changed. This is due both to the

anticipated scale of the proposed buildings and to the existing site surroundings which

constitute the main control on light quality in and around the site.

6.7 It is, therefore, not considered necessary to include a wind assessment or an

assessment of daylight, sunlight and overshadowing impacts in the EIA.



7.0 ISSUES TO BE ADDRESSED BY THE EIA

INTRODUCTION

7.1 The EIA and associated technical studies will reflect current best practice and will be

carried out in accordance with statutory guidance including the requirements for the

content of an ES.

METHODOLOGY

7.2 The EIA will address the direct effects of the development in addition to the indirect,

cumulative, short, medium and long-term, permanent, temporary, positive and

negative effects likely to arise. The main mitigation measures envisaged in order to

avoid, reduce or remedy significant negative effects will be described. The concluding

chapters will provide a summary of the cumulative and residual impacts.

7.3 The methodology will define the baseline against which the environmental impacts will

be assessed. This will include the following scenarios:

The existing site;

The proposed scheme; and

Cumulative impacts from other developments, if appropriate.

CUMULATIVE IMPACTS ASSESSMENT

7.4 The scope and requirement for an assessment of any cumulative effects of the

proposed development are given through the EIA Regulations. Part I of Schedule 4

refers to an ES including a description of the likely significant environmental effects of

the development on the environment, which should cover:

‘The cumulative effects of the development resulting from the existence of the

development, the use of natural resources and the emission of pollutants, the creation

of nuisances and the elimination of waste’.

7.5 As this ‘category’ of effects is contained in Part I of the Schedule, it is a category that

should be covered in an ES if an applicant is able to do so, having regard to

information available at the time the application is being formulated and the ES

prepared.

7.6 The following principles have been adopted in establishing the cumulative assessment

methodology of the ES that will accompany the application:

(a) Subject to b) and c) below, we will assess the cumulative impacts of nearby

schemes for which an application has been lodged at the date the applicant

submits the planning application for the proposed development;



(b) We will assess the cumulative impacts of schemes in respect of which

adequate details of the construction and operational timescale and phases are

known at the date the application is submitted, sufficient to enable a useful,

informed assessment to be reasonably carried out; and

(c) In each case, unless other principles apply that means a particular scheme

falls outside the remit of part 1 of Schedule 4 of the EIA Regulations and therefore

need not be covered in the ES, we will assess relevant schemes within a radius of

the application site dependent upon the Zone of Influence from each

environmental aspect.

ALTERNATIVES ASSESSMENT

7.7 The EIA process provides an opportunity to consider alternative development options,

such as locations at other sites, different locations within the site and other operational

design options. In accordance with the EIA Regulations and statutory practice, the ES

will describe the evolution of the scheme and alternatives considered by the

development team where appropriate.

DEMOLITION AND CONSTRUCTION

7.8 Construction works will therefore comprise of ancillary or minor site clearance and full

enabling works, associated land levelling works and profiling, foundation and main

structural construction and fit out.

7.9 The ES will provide details of the proposed programme, where appropriate, together

with details of construction activities and methods, and their anticipated duration.

These will be developed having regard to the best practice in sustainable design and

construction. Control measures and mitigation works will be outlined to reduce the

impacts from:

Site Clearance;

Site establishment and enabling works;

Infrastructure provision and works;

Piling and substructure;

Main construction;

Shell and core works and Fit out and completion for the non-residential

components.

POLICY CONTEXT

7.10 The EIA will have regard to the draft National Planning Policy Framework, as well as

the following national Planning Policy Guidance and Statements (PPG and PPS):



PPS1 Delivering Sustainable Development;

Supplement to PPS1: Planning and Climate Change;

PPS5 Planning for the Historic Environment;

PPS9 Biodiversity and Geological Conservation;

PPG13 Transport;

PPG16 Archaeology and Planning;

PPS23 Planning and Pollution Control;

PPG24 Planning and Noise; and

PPS25 Development and Flood Risk.



8.0 SCOPE OF THE EIA

DETAIL OF TECHNICAL ASSESSMENTS

8.1 The EIA Regulations state that an ES must describe: ‘the aspects of the environment

likely to be significantly affected by the development, including, in particular,

population, fauna, flora, soil, water, air, climatic factors, material assets, including the

architectural and archaeological heritage, landscape and the inter-relationship between

the above factors’.

8.2 For the EIA to be an effective tool for assessing and mitigating potential impacts,

therefore, it needs to focus on potentially significant environmental issues. These

issues have been identified through preliminary consultation, data review and early

site visits and assessment.

8.3 In addressing the environmental scope prescribed above, the EIA will address effects

(both positive and negative) on the following environmental issues:

Ecology;

Landscape & Visual;

Archaeology;

Transportation;

Air Quality;

Noise & Vibration;

Agricultural Land Loss Impact;

Soil Conditions, Groundwater & Contamination;

Water Quality, Resources & Flood Risk; and

Socio-Economic Impact.

8.4 The following section sets out what the EIA will address in terms of each topic, defining

the assumed baseline against which the effects will be assessed and the proposed

strategy for mitigating these effects.

Timeframe for Environmental Effects

8.5 The ES will address impacts arising from the construction and operation of the

proposed development. Construction impacts may arise from construction activities

themselves, from temporary occupation of land or associated changes such as air

quality. Permanent landtake effects (at the operational phase) may arise from changes

in land use and, in particular, the infrastructure for which consent is being sought.

Operational impacts may arise from the use of the infrastructure as part of the



proposed development and wider plans for regeneration through additional transport

movements, as well as cumulative air quality, and noise and vibration impacts.

8.6 In addition, within the technical assessments of the ES, the standardised baseline year

of 2011 can be applied through the EIA. It has also been assumed that construction

will commence in 2013, with the first phase of development becoming operational by

mid 2015. It is envisaged that the whole development will take 15-20 years to

complete with an average build-out rate of 160-220 homes a year depending on

market conditions. The project would thus be completed by 2028-33.



9.0 ENVIRONMENTAL TOPICS TO BE ASSESSED

TRANSPORTATION

9.1 The ES will provide a summary of the key issues and the likely significance of any

identified impacts at the construction and operational stages; cumulative impacts

associated with transport (notably air quality, and noise and vibration) are assessed

within the relevant technical chapters. Suggested mitigation measures will be identified

where appropriate.

Establishing the Baseline

9.2 The site’s proximity to the centre of Norwich and the choice of radial routes available

present a strong argument for significant development in this location in the form of an

integrated urban extension.

9.3 The application site is located adjacent to or incorporates some important radial

routes, providing direct links to the centre of Norwich. The A1151 flanks the eastern

edge of the site and the B1150 runs directly through the centre of the site.

9.4 This potential connectivity to the city centre and nearby residential areas may allow

development from the south which is not dependent on the proposed Norwich Northern

Distributor Road (NNDR) but rather relies on access from the south, at least in early

phases.

9.5 There is scope to exploit and improve existing infrastructure such as park and ride and

public transport. Additionally, Norwich has an existing car club which could well be

significantly expanded in order to serve a project of this scale and location.

9.6 In order to establish the baseline transportation conditions for the site, the key areas

of the highway network that should be assessed will first be agreed with the Highway

Authority. Following this, a comprehensive site visit will be undertaken to identify the

location of existing facilities, public transport provision, cycle and pedestrian networks

and peak hour highway and traffic conditions.

9.7 Automatic Traffic Count (ATC) data will be complied in order to calculate the Annual

Average Daily Traffic (AADT) Flows for the site and surrounding area, which will then

be used to estimate traffic generation resulting from the proposed development, and

any potential environmental impacts associated with this.

Assessment Methodology

9.8 The transport assessment will examine the development proposals in terms of their

compliance with both national and local policy. In addition, it will identify the levels of

the traffic likely to be generated by the proposed development (using TRICS trip-rate

database and TEMPRO assessment), the potential effects of construction traffic, and



the potential impact of operational traffic on baseline conditions. This will include

consideration of whether the proposed development and associated transport

infrastructure could be implemented in a manner that does not prejudice highway

safety, and whether the generated traffic would give rise to congestion of a level that

would compromise highway safety. From this, proposed mitigation measures will be

recommended, where necessary and appropriate.

9.9 The transportation assessment will consider any proposed mitigation to improve the

existing infrastructure using the combined loading of development-related and

background traffic. In addition, existing junctions that are likely to be subject to a

material increase in traffic flow associated with the proposed development will also be

assessed for the impact of generated traffic.

9.10 Relevant national, regional and local planning policy and other technical documents

pertinent to transport and land use planning includes:

PPG 13: Transport;

The draft East of England Plan;

East of England Regional Transport Strategy;

Joint Core Strategy Development Plan Document (DPD) for Broadland, Norwich

and South Norfolk.

9.11 In addition, the following guidance will also be used or taken into account during the

transport assessment as appropriate:

The Design Manual for Roads and Bridges;

Guidelines for Traffic Impact Assessment;

Transport Analysis Guidance;

Guidance for Transport Assessment;

Guidelines for Environmental Impact Assessment of Road Traffic; and

Guidelines for the Assessment of Road Traffic.

NOISE & VIBRATION

9.12 The ES will assess the effects of noise and vibration from the construction of the

proposed development, vehicular movements to and from the proposed development,

and the operational uses at and around the site affecting noise sensitive receptors such

as residents. Throughout, the assessment will be undertaken with reference to British

Standards and national and international good practice guidance on noise and vibration

impacts.




9.13 After an initial review of the scheme, the acoustic consultant will liaise with Local

Authority Environmental Health regarding the scope and assessment criteria for the

noise assessment. It is then proposed to undertake baseline noise surveys on site to

record the existing noise and vibration (where applicable) climate, around the

development site and surrounding sensitive receptors as identified with the Local

Authority, in order to establish the baseline background and ambient noise levels

during day and night periods for the site. The methodology of the acoustic surveys will

be undertaken in accordance with the guidance in British Standard 7445-1:1991.


9.14 The assessment methodology will be based upon the scope agreed with the acoustic

consultant and will be likely to consider the following issues:

Road traffic noise assessment (in line with the guidance set out in PPG24 on those

areas proposed for residential development) calculated using the procedures

described in the Calculation of Road Traffic Noise (CRTN) (1998), supplemented

by guidance provided within the IEMA Guidance Note No. 1 (Guidance for the

Environmental Assessment of Road Traffic);

A noise and vibration assessment of the impacts on existing and proposed

sensitive receptors at the construction stage, in line with guidance and limits set

out in BS7385 and BS6472, as well as the methodologies set out in BS5228;

The impact at the operation stage of the proposed development on existing and

proposed sensitive receptors (with reference to BS4142).

9.15 For the results and impacts identified at the construction stage, appropriate mitigation

measures will be provided for inclusion within the Construction Environmental

Management Plan. At the operational stage, where appropriate, mitigation measures

will be identified to ensure any noise impact to any existing or proposed nearby/on-site

receptors that will be minimised as part of the proposed development.

AIR QUALITY

9.16 The ES will assess the potential emissions to air and their impacts on surrounding air

quality and climate that may arise during the construction, commissioning and

operational phases of the proposed development.

9.17 The proposed development may introduce air quality impacts during both construction

and operational phases. The following key air quality issues will be addressed:

Identification of development constraints in relation to air quality;



Effect of increased traffic movements on nitrogen dioxide (NO2) and particulate

matter (PM10) concentrations;

Effects upon roadside residents along the route identified for construction vehicles

and heavy goods vehicles (HGVs) plus post-construction traffic; and

Likelihood of suspended and resuspended fugitive dust emissions from demolition

and construction activities and HGV movements.


9.18 The site does not fall within an existing Air Quality Management Area (AQMA),

although concentrations of NO2 and PM10 are likely to be elevated due to traffic related

emissions in the area.

9.19 A collection and review of air quality data for the site from nearby air quality

monitoring stations and the National Air Quality Archive available on the web will be

undertaken. In addition a desk study will be undertaken to establish the location of any

receptors that may be sensitive to changes in air quality as a result of the proposed

development.

9.20 A generic assessment of the effects on local air quality in terms of construction impacts

(dust/particulate generation) will be carried out using recent publications and guidance

such as the Quality of Urban Air Review Group’s (QUARG) publication Airborne

Particulate Matter in the United Kingdom and the Building Research Establishment’s

publication Controlling Particles from Construction and Demolition.

9.21 Concentrations of NO2 and PM10 will be predicted at sensitive receptors using the

Design Manual for Roads and Bridges (DMRB). The DMRB assessment will determine

baseline concentrations in the area and identify any potential development constraints

and impacts associated with the development during both the operational and

construction phases.


9.22 An assessment of the impact on air quality due to the traffic associated with the

proposed development will be undertaken using a traffic dispersion model and traffic

data provided by the TA. This will establish the impact of the proposed development on

local air quality by modelling concentrations of pollutants such as NO2 and PM10, both

with and without development. The assessment criteria will include the statutory air

quality standards.

9.23 Predicted concentrations of NO2 and PM10 will be compared with air quality objectives

set-out within the National Air Quality Strategy and carried out in accordance with

DEFRA Technical Guidance LAQM TG(03). Predicted pollutant concentrations will be



verified against any existing monitoring data, where this exists. Further air quality

monitoring is not proposed as part of the assessment.

9.24 As it is not possible to accurately model impacts associated with construction dust, a

qualitative assessment will be carried out using relevant guidance. This will assess the

potential for dust impacts at sensitive receptors from construction activities proposed

at the site.

9.25 A review of neighbouring industrial processes will be undertaken to determine potential

development constraints.

9.26 The ES chapter will present the details of suitable mitigation measures that should be

applied during both the construction and operational phases of the proposed

development in order to reduce any negative impacts.

LANDSCAPE & VISUAL

9.27 Landscape is defined in the European Landscape Convention as ‘...an area, as

perceived by people, whose character is the result of the action and interaction of

natural and/or human factors’.

9.28 Visual considerations relate specifically to the views of a landscape afforded to people.

These separate but related issues form the basis for landscape and visual impact

assessment.

9.29 The potential for landscape and visual impacts of the proposed development will be

assessed, alongside the potential for integrating mitigation and enhancement

measures within the design of the proposed development.


9.30 The site lies in the eastern, upland part of the Broadland region, within the wide

expanse of land that separates the Rivers Bure from the River Yare to the south. The

site lies some distance from the River Bure, the nearest extant water course being a

tributary known as Dobbs’ Beck. The northern limits of Norwich lie close to the

southern edge of the study area.

9.31 The application site area incorporates almost all of the land that lies south of Beeston

Lane between Buxton Road and Wroxham Road. It also includes all of the fields

immediately to the north of Beeston Lane and two fields to the west of Buxton Road.

Much of this land is currently arable fields, although the site also incorporates a small

number of uncultivated blocks of pasture, as well as the sports grounds and playing

fields that lie to the west of the North Walsham Road. The proposed development area

includes a significant proportion of the land within the small parish of Beeston St

Andrew as well as fields that fall within the neighbouring parishes of Sprowston,

Spixworth and Old Catton.



9.32 Much of the proposed development area lies within a relatively flat, gently undulating

landscape. The easternmost fields do however show more marked changes in

elevation, the ground dropping away, quite noticeably in places, towards Dobbs’ Beck

and into a series of minor dells which run off it. The ground also drops away slightly

from north to south in the southernmost fields.

9.33 The application site therefore sits on the urban fringe of Norwich but retains a largely

rural character. The variety of landscape types in this area help to give a distinctive

character to individual parts of the site. At the local level, two main landscape

characters areas (LCAs)11reference required have been identified within the application

site - the Spixworth Wooded Estate Lands (LCA E3) makes up the majority of the site,

with the Rackheath and Salhouse Wooded Estate Lands (LCA E4) defining the

remaining areas. Both these landscape types are generally comprised of a large-scale

and open semi-rural character, with remnant patches of hedge boundaries, mature

hedgerow trees and blocks of woodland in places. Part enclosure of the land has

allowed medium sized estates to develop around large houses with associated parkland

in certain areas, for example Beeston Hall and Park found in the north east part of the

site; however these estates are generally smaller and less dramatic than those found

in the north of the district.

9.34 Overall, the mixture of land uses within and around the application site has been said

to coincide with a ‘fairly weak sense of identity’11; nonetheless there are certain

inherent landscape sensitivities which have been identified and which should therefore

be taken into account:

Areas of mature landscape structure – including blocks of woodland, tree belts,

copses of mature trees, remnant hedge boundaries and hedgerow trees, and

parkland trees – punctuating a landscape of predominantly arable farmland;

Landscape and recreational value associated with mature woodland;

Landscape setting to the city of Norwich, albeit with a strongly ordered human

influence; and

Historic buildings with a strong local vernacular.

9.35 The assessment of baseline conditions on the site will therefore consist of two key

elements: the landscape assessment and the visual assessment. As part of the

landscape assessment, the surrounding landscape will be categorised into distinct

character areas in order to understand the sensitivity and capacity of the existing

landscape to accommodate the proposed development. An assessment of baseline

visual characteristics will also be undertaken (based on existing and previous desk and

field surveys) to identify the application site’s visual relationship with the surrounding

landscape.




9.36 The following key stages will form the basis of the assessment:

Description of the baseline landscape condition of the application and surrounding

areas including:

o A summary of the planning context of the application site;

o The landscape character of the site and its context;

o Identifies the key views to, from and within the site;

Assess the potential significant impacts of the proposed development on:

o The existing landscape character of the application site and surrounding area;

o View to and from the site (based on an accepted visual impact methodology);

Identify the measures necessary to mitigate landscape and visual impacts

associated with the proposed development;

Identify residual impacts following implementation of recommendations;

Assess the cumulative impacts of the proposed development, within the context of

the expansion plans for the area and the site’s designation as a growth area within

the Broadland, Norwich and South Norfolk Local Development Framework.

9.37 The assessment process for the proposed development will also refer to the following

best practice documents and policy documents, where necessary:

World Heritage Evaluation Report;

The Countryside Agency and Scottish Natural Heritage;

Guidelines for Landscape and Visual Impact Assessment;

The draft East of England Plan; and

Joint Core Strategy Development Plan Document (DPD) for Broadland, Norwich

and South Norfolk.

SOIL CONDITIONS, GROUNDWATER & CONTAMINATION

9.38 The ES will consider any potential for contamination and risks associated with the

baseline ground conditions and will highlight any potential impacts arising, proposed

mitigation measures and any subsequent remaining environmental effects.


9.39 The underlying solid geology of the application site and surrounding area consists of

Cretaceous chalk, which, apart from localised outcrops along the minor valleys, is

sealed beneath by a range of quaternary drift deposits. In the northern half of the



study area the chalk is overlain by sandy Crag deposits. To the south and covering

much of the proposed development area are glacial sandy clays known as Norwich

Brickearth, these deposits corresponding broadly with the areas of flatter ground.

Patches of later glacial sand and gravel are also present, mostly at the margins of the

study area. Within the proposed development area the underlying Brickearth clay has

given rise to the light and fertile sandy loam soils present across much of the

Broadland uplands.

9.40 For the purposes of the ES, the baseline soil and groundwater conditions will be fully

established with a desk-based study using a review of the available information

including an Envirocheck Report containing historic maps, published geological

mapping and groundwater vulnerability mapping.

9.41 The initial desk study will be carried out to support planning consultations related to

ground contamination using PPS23 guidance and also including a discussion of other

major potential in-ground considerations relevant to the area (such as checks on

mining, radon, and dissolution features).

9.42 The study will focus on expected ground conditions and the latest environmental

legislation. Where identified through desk based research, the assessment will identify

broad geo-environmental issues that may constrain the progression of the

development through the following:

Site visit and visual inspection walkover;

Analysis of the current site status and key associated environmental influences

observable by general visual inspection around the site;

An historical site and area review, primarily referring to past issues of Ordnance

Survey Maps but utilising other sources such as published database records as

appropriate and readily available;

Analysis of the general expected ground and groundwater conditions within the

topographical and

area context referring to our own geological and hydrogeological maps library;

Details of preliminary data search by Envirocheck;

A ground contamination conceptual site model and assessment discussing the

results of the research above, not only concerning potential on-site conditions and

contamination but also an overview of the potential for migration onto or off-site

with respect to the surrounding neighbouring sites;

A qualitative ground contamination risk assessment;

Consideration of any major geotechnical considerations identified in the area;




9.43 Following the comprehensive desk-top review of existing investigative reports prepared

for the application site, an analysis of the contamination sources, receptors and

pathways caused by activities from the construction and operational phase of the

proposed development will be carried out.

9.44 Conditions during the construction phase will differ from the current (baseline) and

operational phases as materials may be exposed to agents (e.g. water and air) that

may lead to the dispersion of contaminants in the environment, and to direct contact

with construction personnel. Exposure to agents are considered to increase as a result

of the operation of the proposed development, particularly owing to the creation of

new residential land uses, including garden areas, and areas of public open space.

9.45 From this, the ES chapter will incorporate recommendations for any remedial actions

required addressing localised ground quality issues encountered during the

construction and operational phases of the proposed development in line with

DEFRA/Environment Agency Contaminated Land Report 11 Model Procedures for the

Management of Land Contamination. Similarly, mitigation measures will be employed

to eliminate the risk of mobilising any contaminants during construction.

WATER RESOURCES

9.46 The ES will include a study of the hydrology and hydrogeology of the application site

(including tidal and fluvial waters) in order to identify potential environmental

constraints, including issues pertaining to surface water management.


9.47 The proposed development covers a large area of land which may be served by a

number of drainage systems. It is located within a Zone 1 area as identified by

Environment Agency (EA) Flood Maps, and therefore the flood risk is considered to be

low.

9.48 The assessment of potential impacts to water resources and hydrology will include a

desk-based assessment supplemented by a site walkover. The baseline assessment

will include a review of current and previous data relating to ground, groundwater and

surface water conditions.


9.49 The methods and the assessment of the likely effects of the proposed development on

the surface and groundwater regime will be undertaken in accordance with current

Government guidance on EIA and groundwater protection.



9.50 Consideration will be given where appropriate to a number of relegations such as the

Guidance on the Groundwater Regulations. The potential environmental impacts will be

assessed qualitatively by considering the environmental sensitivity of the area.

9.51 Assessment criteria developed from water quality and water resources policy,

legislation and best industrial practice will be used in assessing the significance of the

potential impacts to water resources as a result of the construction and operational

stages of the proposed development.

9.52 As part of the assessment process, Broadlands District Council and the EA will be

consulted in order to obtain their views and opinions on the proposed development as

well as relevant baseline information.

9.53 Mitigation measures will be considered once the potential impacts associated with the

proposed development have been identified. These will relate to construction Best

Practice and measures that are in accordance with Pollution Prevention Guidelines as

published by the EA.

FLOOD RISK ASSESSMENT

9.54 In accordance with the guidelines set out in PPS25, a Flood Risk Assessment (FRA) will

be undertaken for the proposed development to confirm that the design will

appropriately manage surface waters and accommodate future flood risk levels.


9.55 The initial stage of the FRA will comprise a desktop study, including organising EA and

Utility searches, an assessment of EA and other available historical data, a site visit,

and an initial appraisal of the potential to satisfy the EA's requirements. Desktop

searches will consist of:

EA External Relations Search – request and review latest data from the EA to

assess current and future flood risk;

Water utilities and local authority searches – request and review data regarding

surface water drainage, to enable consideration of the impact on existing drainage

and assess the use of sustainable urban drainage systems – a requirement of

PPS25.


9.56 Consultations with the Environment Agency and Anglian Water have already begun and

will continue to inform the assessment throughout the EIA process.

9.57 A site survey with levels referenced to a GPS derived OS datum will be undertaken to

support the FRA, and an initial hydrological appraisal will review the contours,



elevations and sections of the development to assess likely flooding mechanisms and

impacts.

9.58 As shown in Figure 9.1 below, the application site lies within flood zone 1 (as defined

by the EA), which indicate that the site is at an area of low risk from flooding.

However, due to the predominantly Greenfield nature of the site, it is considered

important that the likely effects of the proposed development on the drainage

characteristics of the site are assessed. This will enable any unwanted change to

surface run-off levels that might occur through the introduction of hard-standing to be

effectively mitigated.

Figure 9.1 Environment Agency Flood Map

9.59 Further studies will therefore be undertaken to build up an understanding of existing

drainage patterns and the local geology. From this a surface water drainage strategy

will be developed which will seek to maximise use of SUDS techniques with due

allowance for likely climate change impacts and sustainability.

9.60 In addition, the following issues will be considered within the FRA:

Propose measures for the setting of ground levels and flood defences (beyond the

recommendations set out in PPS25) to ensure that the proposed development and

surrounding areas are safe, both for present day conditions, and with appropriate

allowance for climate change;

Ensure that the proposed development does not increase flood risk elsewhere, and

the proposed infrastructure will seek to improve surface water management

(compared with present day conditions); and



Incorporate measures on-site to provide significant sustainable surface water

drainage benefits to the wider area.

9.61 The findings of the FRA will be used during the scheme design and evolution to

accommodate and address this risk. The approach and results from the water

resources and drainage assessments will be outlined in the ES.

ECOLOGY

9.62 The ES will identify the potential impacts of the proposed development on the principal

features of nature conservation interest in land within and adjacent to the application

site.


9.63 A Phase 1 Habitat Survey has been undertaken on the application site in order to

establish the presence of any noteworthy habitats on the site and surrounding area.

Field surveys were undertaken over the course of the spring, summer and autumn of

2010 and spring 2011. A formal hedgerow survey and a detailed botanical survey were

also undertaken.

9.64 During the course of the surveys, the following results were recorded::

No statutory designated nature conservation sites were recorded within 2km of

the site;

It is considered that the site contains four UK Biodiversity Action Plan (BAP)

priority habitats, namely: parkland and wood-pasture, lowland mixed deciduous

woodland, hedgerow and pond;

The Phase 1 survey reported the majority of the site to be arable cropland

interspersed with hedgerows. The other Phase 1 habitats are: woodland (semi-

natural broad-leaved, broad-leaved plantation, mixed plantation and coniferous

plantation); improved grassland; amenity grassland, parkland and scattered

trees; semi-improved neutral grassland; tall ruderal; hedgerows of various types

(defunct, intact, species rich, species poor and with and without standard trees)

and ponds;

Plant communities in the main habitats consist of common and widespread

species. Invasive non-native species are present in some areas, principally

Japanese knotweed Arable cropland covers approximately 280ha, improved

grassland 14ha, semi-natural woodland 17ha, and parkland 14ha;

There are 18.3km of hedgerows which included frequent mature trees, some with

veteran characteristics. Veteran trees were also present in the parkland habitats.

The hedgerow survey identified eighty nine hedgerows or hedgerow sections, of

which twenty four are ‘important’ under the Hedgerow Regulations 1997; and



No notable plants were recorded during the botanical surveys.

9.65 In addition to the initial habitat surveys carried out, a number of species surveys were

conducted in order to establish whether any noteworthy species are present on-site or

whether there is potential for any protected species to be present. A series of Bat,

Reptile and Great Crested Newt Surveys were undertaken during spring, summer and

autumn of 2010 and spring 2011.

9.66 The species surveys concluded the following:

There are no sizeable populations of any reptile species utilising the site, though

the use of the site by transient individuals of widespread species such as common

lizards, slow worms and grass snakes cannot be entirely discounted. No further

reptile surveys are considered necessary;

No great crested newts were recorded on-site. Smooth newts were found in three

ponds and both common frog and common toad were found in five ponds each. It

is concluded from the results of the survey that great crested newts are not

currently utilising the site. No formal mitigation or licensing is required; and

Large areas of high bat activity and probable roosting locations were recorded, in

addition to areas of high importance for commuting bats, in several parts of the

application site. Specific bat species recorded were Pipistrelles, Barbastelle,

Natterer’s and Myotis.


9.67 Information from the above Ecological Scoping Assessments will be used to provide a

baseline for assessing the potential ecological impacts of any proposed development

and to identify further ecological surveys necessary in order to comply with relevant

legislation. This will ensure the ES provides a proper ecological assessment of the

potential impacts of the proposed development.

9.68 The assessment will comprise:

Review of appropriate legislation, planning guidance and biodiversity action plan

guidance;

Liaison with relevant organisations such as Natural England, the EA, and the

Norfolk Wildlife Trust;

Analysis of baseline data and evaluation of ecological receptors;

Assessment of the potential impacts to the ecology on-site during the construction

works and once the proposed development is completed;

Measures, where appropriate, to mitigate potential impacts that are identified;

Measures, where appropriate, to enhance the ecological value of the application

site once the proposed development is completed; and



Best practice guidelines will be followed where appropriate and the impact

assessment will be carried out following Guidelines for Ecological Impact

Assessment and detailed within the Construction Environmental Management Plan.

9.69 The ES chapter will provide descriptions of the findings of the ecological surveys and

recommendations for appropriate mitigations measures in support of the application

that are appropriate to the impacts associated with the nature of the proposed

development.

ARCHAEOLOGY & CULTURAL HERITAGE

9.70 The assessment will identify the potential for the application site to hold existing

features of archaeological and cultural heritage importance in order to consider the

likely impacts of the proposed development on features of archaeological and cultural

interest in the surrounding area.


9.71 An archaeological desk-based assessment, informed by a site walkover, has been

undertaken on the application site in accordance with the Institute of Field

Archaeologists Standards and Guidelines for archaeological desk-based assessments.

The assessment reviews the archaeological planning policy and the archaeological and

historical background using information held in the Norfolk Historic Environment

Record (NHER), mainly identified by the English Heritage Norfolk Mapping Programme

(NMP), and a range of 18th, 19th and 20th Century maps of the site and surrounding

area. A range of other published and unpublished sources were also consulted.

9.72 The assessment includes a review of any potential ‘heritage’ designations in the site

and surrounding area, such as Scheduled Ancient Monuments, Listed Buildings and

other cultural heritage resources, as well as any other points of archaeological interest

or potential.

9.73 Overall, the archaeological potential of the proposed development area would appear

to not be quite as high as that of many other locations on the periphery of Norwich.

The proposed development area contains no Scheduled sites or other sites of particular

significance, and there is no clear evidence for locations that saw activity of any great

intensity prior to the medieval period. There are however a number of locations where

cropmarks have shown the presence of archaeologically significant features. These

appear to be predominantly of medieval, roman or later date, although some may be

earlier.

9.74 Other evidence for early activity in and around the proposed development area

includes features that may have been associated with charcoal production and

numerous clusters of iron smelting slag. Although these industries are undated it is

likely that they predate the medieval period.



9.75 In addition to subsurface archaeological remains the proposed development area also

contains two areas of historic parkland: Red Hall Park and Beeston Park, the latter

being locally listed due to its historical significance. While much of the proposed

development area consists of unremarkable, flat arable fields, the two parks form part

of an area that has retained much of its early 19th-century character.


9.76 The assessment methodology, which is typically used in EIA to determine the

significance of the impact, will be determined by the following factors:

Importance of Resource – International/National (World Heritage Site, sites of

International Importance, Scheduled Monuments, Listed Buildings);

Regional/County (Conservation Areas/ Sites of regional/county importance);

Local/District (Sites with a local or district interest, or with a district value or

interest for education or cultural appreciation; Low Local (sites with a local or

parish interest); Negligible (Sites or feature with no significant value or interest,

or badly damaged); and uncertain (where current knowledge is insufficient to

allow significant to be determined);

Magnitude of Change - High, Medium, Low, or Uncertain; and

Significance of Environmental Effect - Comparison the importance of baseline

resources with the magnitude of change.

9.77 The information obtained in the desk-based assessment will be used to assess the

archaeological potential of the site and the predicted impact of the proposed

development on any remains that may be present. This will form the baseline

conditions for the archaeological chapter of the ES.

9.78 The need and scope of any further evaluation works will be considered. If further

works are considered to be necessary, they are likely to form geophysical survey

and/or trenching.

9.79 The ES chapter will combine the archaeological and built heritage background and will

assess the impacts of the proposed development according to the sensitivity of the

features/structures and the magnitude of impact of the proposed development on such

remains. The chapter will also identify an appropriate mitigation strategy to ameliorate

any impacts if necessary.

SOCIO-ECONOMIC

9.80 Given the policy context of the site and the potential perceived loss of green space, a

socio-economic impact assessment will be undertaken in order to assess the impact of

the proposed development on baseline social and economic conditions within the local

and wider area.



9.81 The likely impacts generated from the proposed development will be examined,

accompanied by an assessment of their relative significance. In particular, the

assessment will address the direct and indirect employment opportunities generated

during the construction and operational phases, and potential impacts upon the social

infrastructure of the area with particular reference to schools, GP/healthcare provision

and open spaces.


9.82 The baseline conditions for the application site will be established with reference to the

following sources:

A policy review to provide an outline of the relevant local and regional, social and

economic objectives for the area; and

A desktop review of all available information on current socio-economic conditions

in the assessment area and, including the prevailing baseline industry and

economic conditions to establish the base case.

Liaison and dialogue with Broadland District Council and other important

stakeholders for information regarding the Supply of School Spaces and, Open

Space, Parks and Children's Play/Recreation Space;

Liaison and dialogue with the region’s Primary Care Trust for information

regarding the capacity of local GP Surgeries and other primary health care

provision levels; and

A baseline review of current social and economic conditions prevalent in the local

area in comparison with regional and national trends, utilising Geographic

Information Systems and information available from the project team, the Local

Authority, and published database records such as the Office of National Statistics

and NOMIS.


9.83 The socio-economic analysis will include the calculation of the forecast total population

and child yield for the proposed development, and assessment of how these impact

on:

School places provision;

Children's play space provision (that should be provided within the development);

Open space provision;

Primary health care provision including GP Surgeries;

Economic impacts of the proposed retail and commercial elements and any

resultant socio-demographic implications;



Housing need and affordability;

The quantum of construction work and its anticipated employment generation;

The quantum of operational employment opportunities generated on-site; and

The overall scheme aims in relation to a variety of additional socio-economic

components, such as improving the quality of life for users of the site and its

immediate surroundings; and meeting established social and economic policy

objectives.

9.84 No specific comprehensive quantitative, socio-economic assessment methodology

exists, and as such a quantitative analysis of the potential benefits will be undertaken

using the Additionality Guide, a standard method to assessing the impacts of projects

published by English Partnerships. The significance of these impacts will then be

evaluated in a qualitative manner, using professional judgement and applying the

significance criteria below as a standard against which the significance of impacts will

be based.

9.85 The assessment will present the quantitative and qualitative evaluations of the social

and economic effects of the proposed development and will identify suitable mitigation

measures that should be applied during both the construction and operational phases

of the proposed development to reduce any potential negative impacts.

9.86 The following types of socio-economic impacts are anticipated as a result of the

scheme:

Primary Impacts: Relate to direct, quantifiable employment impacts, housing

provision or anticipated impacts on local facilities provision (schools, healthcare,

open space) as a result of the forecast population of the proposed development.

Assessment is informed by previous experience and knowledge of the construction

industry, generic job creation benchmarks, best practice methodologies in

population projections and statutory consultees guidance regarding current

capacities of local facilities;

Secondary Impacts: Relate to additional quantifiable impacts primarily derived

through the use of forecasting models or the simple application of multipliers to

the primary benefits to estimate the multiplier effects; and

Wider Impacts: Due to the scale of the development proposals, together with the

envisaged development timescale, a number of non-quantifiable benefits are

anticipated to occur across the wider area. A qualitative assessment has therefore

been undertaken based upon the existing context of the locality, together with the

likely impacts anticipated to be achieved as a result of the implementation of the

proposed development.



9.87 The range and extent of socio-economic impacts will be assessed over two phases; the

construction stage and the ‘operational’ stage of the site once the proposed

development is complete. A summary of potential impacts is provided in Table 9.1.

Table 9.1 Socio-Economic Impacts

ImpactType

Construction PhaseImpacts

Operational Phase Impacts

PrimaryImpacts

Direct jobs Direct jobs

School places provision

GP list size (available spaces at localsurgeries

Intensity of use of local open spaces

Provision of housing units (affordabilityand need)

SecondaryImpacts

Indirect and induced jobs Indirect and induced jobs

Reduced crime levels/perception ofcrime

WiderImpacts

(NB: nuisance issues such asnoise and vibration, dust, visualimpacts etc. are assessed within

the appropriate technical chaptersof this ES)

Improved physical environment andoverall quality of life

Continuing community development

Supporting social and economicstrategies and objectives

9.88 An appraisal of the benefits resulting from proposed development will be provided. The

results of the socio-economic assessment will benchmark the overall project aims

against a variety of additional socio-economic components, such as improving the

quality of life for users of the site and its immediate surroundings, and how these meet

established social and economic policy objectives at the local, county, regional and

national levels.

CUMULATIVE IMPACT ASSESSMENT

9.89 The scope and requirement for an assessment of any cumulative effects of the

proposed development are given through the EIA Regulations. Part I of Schedule 4

refers to an ES including a description of the likely significant environmental effects of

the development on the environment, which should cover:

‘The cumulative effects of the development resulting from the existence of the

development, the use of natural resources and the emission of pollutants, the creation

of nuisances and the elimination of waste’.



9.90 As this ‘category’ of effects is contained in Part I of the Schedule, it is a category that

should be covered in an ES if an applicant is able to do so, having regard to

information available at the time the application is being formulated and the ES

prepared.

9.91 The following principles will be adopted in establishing the cumulative assessment

methodology of the ES that will accompany the application:

(a) Subject to b) and c) below, the cumulative impacts of nearby schemes for

which an application has been lodged at the date the applicant submits the

planning application for the proposed development will be assessed;

(b) The cumulative impacts of schemes will be assessed in respect of which

adequate details are known at the date the application is submitted, sufficient to

enable a useful, informed assessment to be reasonably carried out; and

(c) In each case, unless other principles apply that means a particular scheme

falls outside the remit of part 1 of Schedule 4 of the EIA Regulations and therefore

need not be covered in the ES, we will assess relevant schemes within a radius of

the application site dependent upon the Zone of Influence from each

environmental aspect.

9.92 Various criteria have been adopted for establishing the scope of the cumulative

assessment of impacts from more than one development. The scope of the assessment

has been guided by the screening criteria listed in Table 9.2. In screening cumulative

impacts to be included within the cumulative impact assessment, other developments

under consideration must, when taken in isolation, generate an impact (positive or

negative) of at least minor significance for a particular issue and in addition, and meet

all the following criteria in Table 9.2 below.

Table 9.2 Criteria for Inclusion of Developments within Cumulative Impact

Assessment

Screening Criteria

To be considered within the cumulative impact assessment other development schemes mustmeet the following criteria:

Generate their own residual impacts of at least minor significance;

Be likely to be constructed or operate over similar time periods;

Be spatially linked to the proposed development (for example using the same local roadnetwork of the application site); and

Be either consented or be the subject of applications with the relevant statutory authority inthe area or be the subject of another statutory procedure.

9.93 Each of the schemes under assessment will be reviewed to determine potential

cumulative impacts. Where possible, a quantitative assessment of the individual

environmental impacts from the proposed development in accumulation with other



developments will be undertaken and the outcome will be discussed in the technical

component chapters of the EIA. Therefore, cumulative impacts of individual

environmental components such as Transportation, Noise and Vibration, and Air

Quality will be undertaken throughout the ES, where appropriate, in addition to being

examined in the Cumulative Impact Assessment.

10.0 PRINCIPAL POTENTIAL ENVIRONMENTAL IMPACTS

10.1 The table below provides a summary of the principal potential environmental issues to

be addressed within the detailed assessments, and an indication of the potential

environmental impacts associated with these technical areas.

Environmental Issue Potential Impact

Transportation Increases to local traffic flows during bothconstruction and operation

Noise & Vibration Noise and vibration from construction onsensitive receptors and from transport, as wellas impacts associated with the operation of thedevelopment

Air Quality Air pollution impacts from the construction andoperational phases of the development

Landscape & Visual Changes to the landscape from surroundingareas

Soil Conditions, Groundwater & Contamination Mobilisation of potential contamination on-site

Water Resources & Flood Risk Changes to the hydrology underlying theapplication site and changes to the level ofimpermeable surfaces that could affect risk offlooding.

Ecology Loss of habitat, direct impact on ecologicalreceptors, changes to hydrological flows, dustaffecting vegetative growth, barriers tomovement and loss of foraging areas are allpotential impacts. Other considerations will beeffect from lighting, noise and vibration anddisturbance.

Archaeology & Cultural Heritage Potential impacts could be the loss ortruncation of features not previously recorded.

Socio-Economic Provision of employment opportunities at theconstruction and operational stages. Provisionof housing and overall regeneration to the siteand surrounding area



11.0 PROFESSIONAL TEAM

11.1 The Environmental Impact Assessment will be written and co-ordinated by

Environmental Perspectives LLP with contributions from the following specialist

consultants and inputs from investigations/assessments:

Land Use Planning - Bidwells;

Ecology – The Ecology Consultancy;

Landscape & Visual - Bidwells;

Archaeology – NAU Archaeology;

Transportation – Colin Buchanan;

Air Quality – Entran Ltd.;

Noise & Vibration – Sharps Redmore;

Agricultural Impact - LRA;

Soil Conditions, Groundwater & Contamination – White Young Green;

Water Quality, Resources & Flood Risk - Peter Brett Associates;

Socio-Economic – Environmental Perspectives LLP;

Cumulative Impacts - Environmental Perspective LLP; and

Residual Impacts & Conclusion - Environmental Perspectives LLP.



12.0 ADDITIONAL MATERIAL SUBMITTED WITH THE

APPLICATION

12.1 In addition to the ES, the planning application will include a number of stand-alone

documents, which will be formally agreed as scheme design progresses but currently

includes:

Design and Access Statement;

Transport Assessment;

Retail Impact Assessment; and

Supporting statements on:

o Sustainability;

o Energy;

o Waste And Recycling;

o Drainage;

o Water and Sewerage;

o Green Infrastructure;

o Crime and Safety;

o Lighting;

o Housing;

o Economic Development;

o Community Involvement;

o Delivery and Management; and

o Planning Obligations.



– END –



13.0 REFERENCES

1 Great Britain. Parliament, (2011); The Town and Country Planning

(Environmental Impact Assessment) Regulations 2011: Statutory Instrument

2011 No. 1824. OPSI.2 The Council of the European Communities, (June 1985); Council Directive on the

Assessment of the Effects of Certain Public and Private Projects on the

Environment No. 85/337/EEC 1985, OJ L175, 5.7.85, p.40-483 The Council of the European Communities, (April 1997); Council Directive

97/11/EEC amending Directive 85/337/EEC on the Assessment of the Effects

of Certain Public and Private Projects on the Environment, OJ L073,

14.03.117 p.54 The Council of the European Communities, (June 2003); Council Directive

2003/35/EEC amending Directive 85/337/EEC on the Assessment of the

Effects of Certain Public and Private Projects on the Environment, OJ L156,

25.6.2003 p.17-255 Great Britain. Parliament, (2008); The Town and County Planning

(Environmental Impact Assessment) (Amendment) (England) Regulations

2008 Statutory Instrument 2008 No. 2093. OPSI.6 DETR, (1999); Circular 02/99 Environmental Impact Assessment. TSO.7 HMSO, (1995); Preparation of Environmental Statements for Planning Projects

That Require Environmental Assessment - A Good Practice Guide. CLG.8 The Institute of Environmental Management and Assessment (IEMA), (2004);

Guidelines for Environmental Impact Assessment. IEMA.9 Institution of Civil Engineers (ICE), (2000); Environmental Impact Assessment:

A Guide to Procedures. ICE.10 ODPM, (2002); Note on Environmental Impact Assessment Directive for Local

Planning Authorities. CLG.11 Chris Blandford Associates, (2008); Broadland District Council Draft Landscape

Character Assessment Supplementary Planning Document. BDC.



Appendix 1.2: Formal EIA Scoping Opinion

Ask for : Ben Burgess Ext : 2625 Direct Dial : 01603 430265 Email : [email protected]

Fax : 01603 430591 Date : 20th August 2008 Miss Olivia Finch Environmental Perspectives LLP Heathrow Business Centre 65 High Street Egham Surrey TW20 9EY Dear Mr Finch Re: Environmental Impact Assessment (England and Wales) Regulations 1999

Request for Scoping Opinion

Mixed use Development by Beyond Green at Land North East of Norwich I write in response to your letter dated 14th September 2001, which concerned the above. Specifically you were requesting a scoping opinion for the above proposal under the Environmental Impact Assessment (England and Wales) Regulations, 1999 due to the size and nature of the site. In accordance with the EIA regulations relevant bodies have been consulted on the proposal. These include:

Norfolk County Council Highways Broadland District Council Environmental Health Norfolk Wildlife Trust Natural England Environment Agency

Included with this letter are copies of the responses from the above (except for the Norfolk Wildlife Trust who have not yet responded) and as such I will not address their comments specifically here. However, the general consensus was that the main issues identified in your scoping document should be addressed within the EIA and this is an opinion shared by Broadland District Council. It is hoped that the above is adequate as a scoping response from Broadland District Council, but should you require anything further then please do not hesitate to contact me. Yours sincerely Ben Burgess Planning Projects Manager

1

Jane Wakiwaka

From: Suzie Flatt <[email protected]>Sent: Wednesday, October 19, 2011 3:42 PMTo: Ben BurgessSubject: Beyond Green

Ben,

Further to our conversation this morning, I advise that my comments regarding the scoping assessment for BeyondGreen are as follows:

Although no map of the development is included in the scoping report, I understand that the proposal is to build up tothe land which abuts the 54LAeq 16 hr dB contour for the Norwich airport landing and take off contour.

This contour was established from 2005 noise measurements, when movements at the airport were approximately 400000 passengers per year, since then the airport use has gone up to terminal capacity of approximately 800 000 capacityin 2007, and then back down again to approximately 450 000 passengers currently. Clearly when the airport is atcapacity the noise contours cover more land.

The Environmental Noise Directive requires member states to map noise sources and agglomerations a certainpopulation size. Norwich Airport and the area around Norwich were too small to be mapped in the first 2007 round, butwill be included in the next round in 2012 ( detailed national guidance for this is not yet published). Where the Ldennoise level (which is the new measurement criteria, as opposed to a 16 hour LAeq) exceeds 55dBA, then action plans arerequired to be drawn up to mitigate the noise levels at affected properties.

There is potential for the Northern edge of the proposed development to come within the 55dBA Lden level, andtherefore it would be advisable for the applicants to address the current and future potential airport noise to inform ifany properties are likely to fall within this 55dBA Lden zone.

Noise from engine testing at the airport should also be taken into consideration.

If you have any further questions about this, please let me know.

For your information, we previously had a quote for mapping and predicting airport noise, and it came in around £5000

Suzie

Suzie Flatt

Senior Environmental Health Officer

Broadland District Council

Tel: 01603 430542

Fax: 01603 430616

www.broadland.gov.uk

[email protected]

This email and any attachments are intended for the addressee only and may be confidential. If they come to you in error you must take no action based on them,nor must you copy or show them to anyone. Please advise the sender by replying to this email immediately and then delete the original from your computer.Unless this email relates to Broadland District Council business it will be regarded by the council as personal and will not be authorised by or sent on behalf of thecouncil. The sender will have sole responsibility for any legal actions or disputes that may arise. We have taken steps to ensure that this email and anyattachments are free from known viruses but in keeping with good computing practice, you should ensure they are virus free. Emails sent from and received bymembers and employees of Broadland District Council may be monitored.

1

Jane Wakiwaka

From: Ben Burgess <[email protected]>Sent: Wednesday, November 09, 2011 9:13 AMTo: Olivia FinchSubject: FW: 20111430 Land North East of Norwich EIA Scoping Report

Follow Up Flag: Follow upFlag Status: Completed

Morning Olivia,

Further to my scoping response of a couple of weeks ago I have now received a further consultation response frommy colleague in Archaeology. For your information it is attached below.

Regards,

Ben.

Ben Burgess

Planning Projects Manager

Broadland District Council

Tel: 01603 430625

Fax: 01603 430591

www.broadland.gov.uk

[email protected]

Broadland District Council - Ranked 3rd overall in The Times 20 Best Councils To Work For in 2008

This email and any attachments are intended for the addressee only and may be confidential. If they come to you inerror you must take no action based on them, nor must you copy or show them to anyone. Please advise the senderby replying to this email immediately and then delete the original from your computer. Unless this email relates toBroadland District Council business it will be regarded by the council as personal and will not be authorised by or senton behalf of the council. The sender will have sole responsibility for any legal actions or disputes that may arise. Wehave taken steps to ensure that this email and any attachments are free from known viruses but in keeping with goodcomputing practice, you should ensure they are virus free. Emails sent from and received by members and employeesof Broadland District Council may be monitored.

-----Original Message-----From: Hamilton, Ken [mailto:[email protected]]Sent: 08 November 2011 12:45To: Ben BurgessCc: Yardy, AlisonSubject: 20111430 Land North East of Norwich EIA Scoping Report

Dear Ben,

Re: 20111430 Land North East of Norwich EIA Scoping Report HES Ref: CNF43779_1

Thank you for consulting us on this scoping opinion.

Given the size of the development, it is highly likely that it will impact on archaeological deposits. We recommend thatthe applicant submits a copy of their desk based assessment as soon as possible. It is highly likely that anarchaeological field evaluation will be required as part of the environmental impact assessment.

2

It is noted that the Scoping report makes no mention of the Historic Characterisation and Sensitivity Assessmentcarried out for the Greater Norwich Growth Point by Norfolk County Council in 2009. If this has not been consulted aspart of the desk based assessment, we recommend the applicant updates their desk based assessment to includethese data.

I note (paragraph 1.3) that the proposed submission date is given as March 2011 - is there an updated proposedsubmission date?

We recommend that the developer contacts us to discuss the scope of the archaeological field evaluation.

Yours aye

Ken

__________________________Ken Hamilton PhD MIfASenior Historic Environment Officer (Planning) Historic Environment Service Environment, Transport and DevelopmentUnion House Gressenhall Dereham Norfolk NR20 4DRDirect: 01362 869275Mobile: 07748 761354Fax: 01362 [email protected]

The information contained in this email is intended only for the person or organization to which it is addressed. If youhave received it by mistake, please disregard and notify the sender immediately.Unauthorized disclosure or use of such information may be a breach of legislation or confidentiality and may be legallyprivileged.

Emails sent from and received by Members and employees of Norfolk County Council may be monitored. They mayalso be disclosed to other people under legislation, particularly the Freedom Of Information Act 2000.

Unless this email relates to Norfolk County Council business it will be regarded by the Council as personal and will notbe authorized by or sent on behalf of the Council. The sender will have sole responsibility for any legal actions ordisputes that may arise.

Environment Agency

Cobham Road, Ipswich, Suffolk, IP3 9JD. Customer services line: 03708 506 506 www.environment-agency.gov.uk

Cont/d..

Mr Ben Burgess - Planning Projects Manager Broadland District Council Thorpe Lodge (1) Yarmouth Road Norwich Norfolk NR7 0DU

Our ref: AE/2011/113546/01-L01 Your ref: 550156 Date: 19 October 2011

Dear Mr Burgess SCOPING OPINION - RESIDENTIAL DEVELOPMENT. LAND NORTHEAST OF NORWICH. Thank you for consulting us on the submitted EIA Scoping Report (September 2011), prepared by Environmental Perspectives, for a proposed large-scale residential development in the Sprowston/Old Catton/Beeston area to the northeast of Norwich. We have inspected the document and have the following comments to make: Potential Environmental Sensitivities/Sensitive Receptors We note that the water environment has not been included in this list. This proposed development site is on a Principal Aquifer and a small part of it falls within Source Protection Zone 2. Groundwater in this area is therefore a potential sensitive receptor. The impacts on groundwater should be covered in proposed Chapters 12 and 13 of the ES. We also note that the proximity of the development to the Norfolk Broads has not been highlighted in this list. Although they do not fall within 2km of this site, this proposed development could have a significant impact on the sensitive Broadland environment. The potential impacts should be covered in proposed Chapter 5 of the ES. Water Quality The submitted Scoping Report has not provided detail on how water quality impacts will be assessed. Water quality is a concern in this area and the ES must provide sufficient detail to assure us that there will be no deterioration as a result of this proposed development. We would expect a lot of this information to be supplied in the water strategy/ Water Cycle Study that will be undertaken in support of the planning application. Through other discussions with the developers, we are aware of a number of options

End

2

for wastewater treatment that could impact upon water quality. The implications of each option need to be understood and the ES provides an opportunity to appraise the options against each other. Again, we would expect this information to form part of the site-specific Drainage Strategy/ Water Cycle Study. Particular regard must be paid to the requirements of the Water Framework Directive (WFD). A development of this size is likely to trigger the need for a WFD Assessment which must consider the water quality, hydromorphology and hydrological impacts of development. A Groundwater Risk Assessment is also likely to be required. Where less conventional technologies are proposed for use, please note that we would be happy to receive evidence of their performance in the form of case studies to support any risk assessments. Water Resources We hold information regarding licensed abstraction locations and Broadland District Council hold some information regarding private water supply locations. These data sets are not necessarily complete. We would therefore recommend that a water features survey is included as part of the ES. Flood Risk A development of this size is likely to generate significant surface water run-off, however we are aware of the integrated approach being proposed for water supply and drainage. We therefore feel that flood risk cannot be looked at in isolation and should instead form part of the overall water strategy/ Water Cycle Study being prepared for this site. This approach has been previously agreed with the developer and Peter Brett Associates. We would be happy to provide further comment on these proposals as they mature. Should you feel that a meeting would be beneficial, please feel free to contact me. Yours sincerely

Miss Carrie Williams Planning Liaison Officer Direct dial 01473 706007 Direct fax 01473 271320 Direct e-mail [email protected]



Appendix 2.1: Key Parameters

Appendix A: Key Parameters

This Appendix to the Design and Access Statement provides a single compendium of the main design and quantitative parameters proposed for North Sprowston and

Old Catton (NS&OC).

A1. Layout, use and amount

The development shall be laid out in broad accordance with the Masterplan Diagram

The total amount of development by use class shall not exceed the following:

Use Class(es) Description Amount

A1-A5 Shops, Financial and Professional Services, Restaurants and

Cafes, Drinking Establishments, Hot Food Takeaways

Up to 8,800m2 (Gross Internal Area) including up to 4,840m2 for convenience

and comparison goods shopping (Class A1).

B1 Business Up to 16,800m2 (Gross Internal Area)

C1 Hotels and guesthouses Up to 2no. and 1,000m2 (Gross Internal Area)

C3 Dwelling houses Up to 3,520no.

D1 Non-residential institutions including schools, libraries, public

halls, health centres, crèches and nurseries

Up to 7,000m2 (Net Internal Area) including up to 5,000m2 for two two-form

entry primary schools; two community halls; a library; a health centre; and up to

five nurseries/crèches.

Sui Generis An energy centre of up to 1,500m2 (Gross Internal Area)

A2. Transect

Development shall be brought forward in broad accordance with the Transect Schedule as follows:

Heights (storeys/

metres above ground)

Housing density

(dph)

Approximate housing mix (%) Design guidelines

1bf 2bf 3bf 2bh 3bh 4+bh Housing

typologies Plot

Non-residential uses

Parking

Max Min Max Min Ave

T1 - Centre

5/19 3/10 100 50 70 20 17.5 7.5 30 17.5 7.5

Apartment blocks and flats and duplexes over commercial premises. Adaptable townhouses. Terraces.

Generally narrow frontages to terraces and townhouses (5-8 metres). Wider frontages to apartment blocks and major non-residential buildings (up to 25m). Minimum 4m ground floor height on primary streets to allow for change of use.

Extensive retail, leisure, commercial & community uses and frontage. Some commercial above ground floor.

On-street on secondary and tertiary streets. Courtyards within blocks. Very limited on-plot parking

T2 –Urban

3/13 2/7 70 35 44 7.5 7.5 0 25 40 20

Townhouses on primary streets; many terraces; semis; paired villas; some apartment buildings on key corners.

Narrow frontages to terraces and townhouses (5-8m) widening for semi-detached (6-10m) and detached (8-12m) houses and apartment blocks (up to 25m).

Local community and retail facilities only. Adaptable building on key plots to allow future mixed-use.

On-street. Some parking courts off primary routes. On-plot to rear for larger properties.

T3 - Sub-

Urban 3/13 1/5 40 25 32 5 5 0 25 35 30

Mostly semi-detached and detached; some terraces and mews closer to centres; some apartments.

Predominantly 8-12m frontages narrowing to 6m for some terraces and mews and widening to up to 16m for larger homes and apartment villas.

Local community and retail facilities only. Adaptable building on key plots to allow future mixed-use.

On-plot parking to rear of most properties; some drives on detached houses; secondary parking on-street.

T4 - Edge

4/16 2/7 50 15 25 2.5 10 7.5 10 35 35

Townhouses and large detached properties and paired villas fronting park; semis and detacheds on tertiary streets; apartment villas with shared gardens

Generally wider frontages to 3-4 storey edge-front dwellings (8-16m) narrowing to 6-10m for 2-3 storey units and away from edge-fronts.

Adaptable building on key plots to allow future mixed-use.

On-plot parking to rear of most properties; some drives on detached houses; secondary parking on-street.

A3. Area parameters

Total development in each area shall be in broad accordance with the following parameters (except where given as maxima, where the amount shall not be exceeded):

Area

Transect Housing (Class C3): maximum amount (units)

Housing: type and size Retail space (Class A): maximum

amount (m2 GIA)

Employment space (Class B): maximum

amount (m2 GIA) T1 T2 T3 T4 1-bed flat

2-bed flat

3-bed flat

2-bed house

3-bed house

4+-bed house

Total 13% 50% 25% 12% 3,520 7-10% 7-10% 1-4% 23-25% 34-36% 20-23% 8,800 16,800

Main Square 52% 42% 0% 6% 900 12-15% 12-15% 2-5% 25-30% 25-30% 8-12% 7,500 9,000

Wroxham Road Square 22% 52% 9% 17% 750 8-12% 8-12% 2-5% 22-26% 32-36% 13-18% 1,000 9,000

Church Lane South 0% 54% 46% 0% 1,100 4-7% 4-7% 0-5% 23-27% 35-40% 20-25% 200 n/a

Beeston Park 0% 48% 12% 41% 640 4-7% 5-10% 0-5% 18-22% 35-40% 20-25% 500 1,000

Old Catton 0% 53% 42% 5% 810 4-7% 5-10% 0-5% 23-27% 35-40% 20-25% 500 n/a

Schedule 3.1: Area parameters

Non-residential uses shall be focused in the active frontage areas within the following blocks:

Area Focus of mixed-use activity

Main Square Blocks MS01-04, MS07-11 and MS13 on frontage to Main Square and adjacent streets

Wroxham Road Square Blocks WRS05-06 and WRS10-11 on frontage to Wroxham Road Square adjacent streets

Church Lane South Blocks CLS07-08 and CLS11-12 on frontage to green space (GS17)

Beeston Park Block RH01 (Red Hall Farm); blocks BP11-13 frontages to North Walsham Road/Church Lane junction

Old Catton Blocks OC04 and OC06-08 on frontages to Spixworth Road; block OC02 on frontage to playing field (SP01); blocks OC11-12 near primary school

Schedule 3.2: Focus of non-residential activity

A4. Block parameters

Blocks of development shall be designed in accordance with the parameters set out in the table below

Area Block

Height Housing density (dph) Housing amount

Storeys (no.) Metres above ground

Max Min Max Min Max Min Expected Max Min Expected

Main Square

MS01 5 4 19 13 n/a – non-residential development

MS02 5 3 19 10 100 50 70 114 57 80

MS03 5 3 19 10 100 50 70 71 36 50

MS04 5 3 19 10 100 50 70 137 69 96

MS05 4 2 16 7 66 31 40 51 24 31

MS06 3 2 13 7 70 35 44 94 47 59

MS07 4 3 16 10 88 44 60 108 54 73

MS08 5 3 19 10 88 44 60 119 59 80

MS09 5 3 19 10 88 44 60 102 51 69

MS10 4 3 16 10 88 44 60 129 64 87

MS11 4 3 16 10 73 37 47 114 57 73

MS12 4 2 16 7 62 27 36 120 52 70

MS13 4 3 16 10 100 50 70 150 75 105

Wroxham Road Square

WRS01 4 2 16 7 62 27 36 55 24 32

WRS02 3 2 13 7 70 35 44 72 36 45

WRS03 3 2 13 7 70 35 44 76 38 48

WRS04 3 2 13 7 70 35 44 39 20 25

WRS05 5 3 19 10 100 50 70 109 54 76

WRS06 5 3 19 10 100 50 70 81 41 57

WRS07 3 2 13 7 70 35 44 84 42 53

WRS08 4 2 16 7 64 29 38 37 17 22

WRS09 4 2 16 7 64 29 38 82 37 49

WRS10 5 3 19 10 82 41 54 99 49 65

WRS11 5 3 19 10 100 50 70 83 41 58

WRS12 3 2 13 7 70 35 44 81 41 51

WRS13 3 2 13 7 40 25 32 21 13 17

WRS14 3 2 13 7 40 25 32 29 18 23

WRS15 4 2 16 7 50 15 25 47 14 24

WRS16 4 2 16 7 50 15 25 29 9 14

Church Lane South

CLS01 3 2 13 7 70 35 44 82 41 52

CLS02 3 2 13 7 55 30 38 103 56 71

CLS03 3 2 13 7 61 32 40 74 39 49

CLS04 3 2 13 7 70 35 44 31 16 20

CLS05 3 1 13 5 40 25 32 58 36 46

CLS06 3 1 13 5 40 25 32 43 27 35

CLS07 3 2 13 7 70 35 44 86 43 54

CLS08 3 2 13 7 61 32 40 88 46 58

CLS09 3 2 13 7 43 26 33 56 34 43

CLS10 3 2 13 7 46 27 34 75 44 56

CLS11 3 2 13 7 55 30 38 88 48 60

CLS12 3 1 13 5 52 29 37 98 54 69

CLS13 3 1 13 5 40 25 32 50 32 40

CLS14 3 1 13 5 55 30 38 79 43 55

CLS15 3 2 13 7 55 30 38 57 31 39

CLS16 3 2 13 7 58 31 39 66 35 44

CLS17 3 2 13 7 70 35 44 82 41 52

CLS18 3 2 13 7 70 35 44 42 21 27

CLS19 3 2 13 7 70 35 44 98 49 61

CLS20 3 2 13 7 70 35 44 81 40 51

Beeston Park

BP01 4 2 16 7 50 15 25 83 25 42

BP02 3 2 13 7 70 35 44 105 52 66

BP03 3 2 13 7 70 35 44 72 36 46

BP04 3 2 13 7 70 35 44 79 40 50

BP05 4 2 16 7 64 29 38 72 33 43

BP06 4 2 16 7 64 29 38 63 29 38

BP07 4 2 16 7 62 27 36 56 24 33

BP08 4 2 16 7 50 15 25 34 10 17

BP09 4 2 16 7 50 15 25 26 8 13

BP10 3 2 13 7 70 35 44 66 33 41

BP11 4 2 16 7 64 29 38 113 51 68

BP12 4 2 16 7 50 15 25 40 12 20

BP13 3 1 13 5 42 23 31 42 23 30

BP14 3 2 13 7 42 23 31 37 20 27

BP15 3 2 13 7 43 22 30 25 13 17

RH01 3 1 13 5 n/a – non-residential development

Old Catton

OC01 3 1 13 5 40 25 32 47 30 38

OC02 4 2 16 7 50 15 25 48 14 24

OC03 3 1 13 5 40 25 32 47 29 38

OC04 3 2 13 7 70 35 44 62 31 39

OC05 3 1 13 5 40 25 32 69 43 55

OC06 3 2 13 7 70 35 44 60 30 38

OC07 3 1 13 5 40 25 32 134 84 107

OC08 3 2 13 7 70 35 44 88 44 55

OC09 3 2 13 7 70 35 44 74 37 46

OC10 3 2 13 7 70 35 44 28 14 17

OC11 3 2 13 7 70 35 44 34 17 21

OC12 3 2 13 7 70 35 44 59 29 37

OC13 3 2 13 7 70 35 44 79 39 50

OC14 3 2 13 7 70 35 44 63 31 39

OC15 3 2 13 7 70 35 44 66 33 41

OC16 3 2 13 7 70 35 44 100 50 63

OC17 3 1 13 5 40 25 32 31 19 25

“Expected” housing amounts are based on the application of expected densities given the approximate capacity of the block. NB: the amounts of housing given in the

above table do not account for the potential allocation of development space to integrated retail and commercial uses. In blocks which accommodate a significant

amount of non-residential use (see Schedule 3.2) the amount of housing may be less than the minimum shown.

A5. Street hierarchy

The design of streets shall be in accordance with the Street Hierarchy Schedule as follows:

Street Type Lanes

Lane width (m)

Cycle lanes (m)

Pavements (m)

Spill out (m)

Set back

(m)

Car parking

(m) Trees/

planting

Cycle parking (Visitor/

additional resi)

Street furniture

Max Design Speed (mph)

Notes

Max Min Max Min Min Min Max Max

P1 Wroxham

Road Square 3 2 3.25 2 x 1.5

1 x 3 1 x 2

2 0 2 x 2 (PZ) Square/ Median

Pavement Pavement 20

Peak time bus lane, with off peak parking. Minimum 2m median. Southern pavement = minimum 3m. Minimum 2m pavement to be clear of all obstacles. 3m carriageway where possible.

P2 General 3 2 3.25 2 x 2 2 x 2 0 2 2 x 2 (PZ) Pavement/

FZ Median

Pavement/FZ Pavement

/ FZ 20

Minimum 2m median where provided. Minimum 2m pavement to be clear of all obstacles. 3m carriageway where possible.

P3 Main Square 2 2 3.25 2 x 2 1 x 3 2 0 1 x 2 (PZ) Square Pavement Pavement 15 Minimum 2m pavement to be clear of all obstacles. 3m carriageway where possible.

P4 Old Catton Connection

2 2 3.25 2 x 2 / 1 x 3

2 x 2 N 3 2 x 2 (FZ) Pavement/

FZ Median

Pavement/FZ Pavement

/ FZ 20

Minimum 2m pavement to be clear of all obstacles. Minimum 2m median where provided. 3m carriageway where possible.

S1 General 2 2 3 N 2 x 2 N 5 2 x 2 (FZ) FZ/Median FZ FZ 20 Minimum 2m median where provided.

T1 Park Edge 2 2 2.4 N 1 x 2 N 5 2 x 2 (FZ) FZ FZ FZ 12

T2 Urban 2 1 2.4 N 2 x 2 0 2 1 x 2

(FZ/OC) Pavement/

FZ/OC Pavement/

FZ/OC Pavement/ FZ/ OC

12

3.5m carriageway on one way streets. Shared space streets will be designed in accordance with LTN1/11. Minimum 2m pavement to be clear of all obstacles. Contraflow cycle lane on one way streets.

T3 Sub-Urban 2 1 2.4 N 2 x 2 N 5 2 x 2

(FZ/OC) FZ/OC/ Median

FZ/OC FZ/OC 12

3.5m carriageway on one way streets. Minimum 1.5m median where provided. Minimum 2m pavement to be clear of all obstacles. Shared space streets will be designed in accordance with LTN1/11. Contraflow cycle lane on one way streets

T4 Church Lane

South 1 1

Retain current width

N N N 5 N Front

gardens /OC

N OC 12

Schedule 5.1: Street hierarchy

Notes: PZ = Parking zone (Parking only, allows potential for future widening of pavement/cycle lane). FZ = Flex zone (Parking integrated with planting, street

furniture, etc). OC = on carriageway. Spill out = publicly accessible, but not adopted. Set back = no public access.

A6. Green infrastructure

The layout and amount of green infrastructure shall be in broad accordance with the following schedule:

Space

Amount SUDS area Appropriate Uses

Fo

rmal

park

/

gard

en

Info

rmal

am

en

ity/

recre

ati

on

space

Natu

ral/

sem

i-n

atu

ral

space

Play Recreation Food production

m2 m2 LAP LEAP NEAP Large-

scale e.g. football

Smaller scale e.g. tennis,

bowls, MUGA

Facilities e.g. changing, artificial pitches

Allotments Community

gardens

Sport and recreation grounds

SP01 - Old Catton 52,480 500 No Yes Yes Yes Yes Yes Yes Yes Yes Yes No

SP02 - Morley Field 41,701 300

No Yes Yes Yes Yes Yes Yes Yes Yes No No

SP03 - Church Lane South 27,382

No Yes Yes Yes Yes Yes Yes Yes Yes No No

Strategic green spaces

Beeston Park 295,245 Yes Yes Yes Yes Yes Yes No Yes No No Yes

Red Hall Park 52,446 No Yes Yes No No No No No No Yes Yes

Semi-Natural Woodland 188,892

No Yes Yes No No No No No No No No

Sprowston Allotments 12,000

No No No No No No No No No Yes No

Distributed Urban Green Spaces

GS01 17,781

Yes Yes Yes Yes No No No No No No Yes

GS02 4,127

Yes Yes Yes Yes Yes Yes No Yes No No Yes

GS03 26,953 2,107 No Yes Yes Yes No No No No No No Yes

GS04 812

No Yes Yes Yes Yes No No No No No Yes

GS05 293

Yes Yes Yes Yes No No No No No No No

GS06 1,866

No Yes Yes Yes No No No No No No No

GS07 2,592

No Yes Yes Yes Yes No No No No No No

GS08 734

Yes Yes No Yes Yes No No No No No No

GS09 4,187

Yes Yes No Yes Yes No No No No No No

GS10 13,285 10,673 No Yes Yes No No No No No No No No


GS12 404

Yes Yes No Yes No No No No No No No

GS13 2,832

Yes Yes Yes Yes Yes Yes No Yes No No No

GS14 2,998 872+2,126* Yes Yes Yes Yes Yes Yes No Yes No No Yes

GS15 853

No Yes No Yes Yes No No No No No No

GS16 6,006 1,598+4,408

* Yes Yes Yes Yes Yes Yes No Yesa No No Yes

GS17 5,706

No Yes Yes Yes Yes No No Yes No No No


GS19 2,961 2,157 No Yes Yes Yes No No No No No No No

GS20 924

No Yes Yes Yes No No No No No No No

GS21 788


GS22 527

No Yes No Yes No No No No No No No

GS23 194

No Yes No No No No No No No No No

GS24 4,133 2,404 No Yes Yes Yes Yes No No No No No No

GS25 3,365

Yes Yes Yes No No No No Yes No Yes Yes

GS26 8,519 3,824 No Yes Yes Yes Yes No No Yes No Yes No

GS27 603

No Yes No Yes Yes No No No No No No

GS28 479


GS29 260


GS30 470





GS34 2,125


GS35 715

No Yes Yes No No No No No No No No

GS36 695


GS37 5,393


Total

Sport & Recreation

121,563 -

At least 60,000m2 formal and informal

open space

At least 313,300m2

natural and semi-

natural space

Up to 34

LAPs

Up to 17

LEAPs

Up to 3 NEAPs

Up to 13

football-equivale

nt pitches

Up to 9 pairs of tennis

courts, 9 bowling

greens and 9 MUGAs

Up to 9 sets of changing facilities and associated parking

At least 18,000m2 allotments & community gardens plus provision of

1.2ha for extension of existing Sprowston

allotments

Parks & Plantation

548,583 -

Distributed Green Spaces

154,965 50,163

All 825,111 50,163

Schedule 6.1: Green Infrastructure

*latter number denotes area for infiltration blanket only

Note: all dimensions are approximate. “Appropriate uses” are intended to provide a framework for consideration of detailed design rather than a fixed set of proposals;

“yes” indicates that the space would be suitable for the use rather than that the use must be incorporated; not all potential uses can be accommodated in any given space.

A7. Residential Car Parking

The provision of residential car parking shall be to the following standards:

Housing type

Parking Ratio Approx. quantum Total spaces

Overall spaces per dwelling Provision on-plot Allocated provision Pool provision % no. All On-plot Allocated Pool

1-bed flat 1.0 0.0 0.5 0.5 8% 280 280 0 140 140

2-bed flat 1.25 0.0 0.5 0.75 8% 280 350 0 140 210

3-bed flat 1.5 0.0 1.0 0.5 2% 75 113 0 75 38

2-bed house 1.25 0.25 0.5 0.5 25% 880 1,100 220 440 440

3-bed house 1.5 0.75 0.25 0.5 35% 1,230 1,845 923 307 615

4+-bed house

2.0 1.0 0.25 0.75 22% 775 1,550 775 194 581

Total 1.5 0.5 0.4 0.6 100% 3,520 5,238 1,918 1,296 2,024

Schedule 7.1: Residential parking standards

“On-plot provision” means within the curtilage of the dwelling e.g. on a driveway. “Allocated provision” means within a space or group of spaces (e.g. within a

courtyard) dedicated to a dwelling or group of dwellings. “Pool provision” means on-street or in other unallocated areas. NB the italicized figures illustrate likely

quantums of residential parking based on the amount and approximate mix of housing proposed; they do not form part of the parameters.



Appendix 3.0: N/A

Beyond Green DevelopmentsNorth Sprowston & Old Catton


Appendix 4.0: N/A

ns&oc opa enivironmental statement volume 2, part 1

Documents

na appendix

aawt appendix

ndr appendix

criteria appendix

old catton appendix

future baseline appendix

key parameters appendix

eia scoping report appendix