Land North of Horsham Screening Report

Land North of Horsham

Environmental Impact Assessment Screening Report

May 2019

Land North of Horsham

Environmental Impact Assessment Screening Report

Prepared on behalf of Legal and General

Job Number: 29152/A5/EIA Screening Report Status: Draft Final Issue/Rev: 01 02 Date: May 2019 May 2019 Prepared by: JM JM Checked by: AM AM

Barton Willmore LLP 7 Soho Square London W1D 3QB

Tel: 020 7446 6888

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Land North of Horsham Contents

CONTENTS

1 INTRODUCTION ...... 1 2 THE SITE AND DEVELOPMENT ...... 3 3 SCREENING ASSESSMENT ...... 6 4 CONCLUSION ...... 29

APPENDICES

APPENDIX 1: SITE LOCATION PLAN APPENDIX 2: LAND USE PARAMETER PLAN

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1 INTRODUCTION

1.1 This report has been prepared by Barton Willmore, Institute of Environmental Management and Assessment (IEMA) Quality Mark registrants, on behalf of Legal and General (Strategic Land North Horsham) Limited (‘L&G’). This report accompanies a request to Horsham District Council (HDC) to adopt a Screening Opinion to determine whether a reserved matters application, pursuant to DC/16/1677, in connection with the proposed Principal Access Works which includes landscaping, drainage and associated works on land north of Horsham, West Sussex, constitutes Environmental Impact Assessment (EIA) development.

1.2 This report has been prepared in accordance with the requirements of the Town and Country Planning (Environmental Impact Assessment) Regulations 2011, as amended1 (the “EIA Regulations”) and in accordance with Regulation 5 (3) of the EIA Regulations, this report has included and considered the following information:

a) A plan sufficient to identify the land; b) Sufficient information to enable the relevant planning authority to identify any planning permission granted for the development in respect of which a subsequent application is to be made; c) An explanation of the likely effects of the development which were not identified at the time that the planning permission was granted; and d) Such other information or representations as the person making the request may wish to provide or make.

Requirement for EIA

1.3 In order to determine whether the proposed reserved matters application constitutes EIA development, regard must be had for the EIA Regulations and also the supporting Planning Practice Guidance (PPG)2.

1.4 Regulation 8 (2) provides for the submission of subsequent applications (such as the Reserved Matters Application) and states that:

“Where it appears to the relevant planning authority that the environmental information already before them is adequate to assess the environmental effects of the development, they shall take that

1 SI 2011/1824, as amended by SI 2015/660. Note that Regulation 76 of the Town and Country Planning (Environmental Impact Assessment) Regulation 2017, as amended, state that where an Applicant has submitted an ES under the 2011 regime then the 2011 Regulations will continue to apply. 2 http://planningguidance.planningportal.gov.uk/blog/guidance/environmental-impact-assessment/

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information into consideration in their decision for subsequent consent."

1.5 Paragraph 056 (Reference ID: 4-056-20170728) of the PPG concerns multi-stage consents, such as in the instance of the proposed development, and states:

“Where a consent procedure involves more than one stage (termed a ‘multi-stage consent’), for example, a first stage involving a principal decision (such as an outline planning permission) and the other an implementing decision (such as reserved matters), the likely significant effects of a project on the environment should be identified and assessed at the time of the procedure relating to the principal decision ... However, if those effects are not identified or identifiable at the time of the principle decision, an assessment must be undertaken at the subsequent stage.”

1.6 An EIA was carried out to support the outline planning application DC/16/1677 in 2016 and planning approval was granted in March 2018. In order to determine whether further assessment needs to be carried out this report includes detailed information in chapter 3, including a Screening Checklist based on the requirements of the EIA Regulations.

1.7 As discussed further within this report, the reserved matters application for the proposed development is in accordance with the parameters assessed at the outline planning stage. The approved land use plan is shown at Appendix 2. A site location plan showing the redline boundary of the reserved matters application is included at Appendix 1, for information.

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2 THE SITE AND DEVELOPMENT

Site Context

2.1 The site (as shown at Appendix 1) is located approximately 2.4km to the north of Horsham town centre, adjacent to the north of the A264 and to both the east and west of Rusper Road. The site lies within the administrative boundary of HDC.

2.2 The site is bound to the south by the urban edge of Horsham, which includes numerous residential properties and retail and commercial premises further to the south. Community facilities including playing fields, sports and leisure facilities, Holbrook Primary School and Holbrook Community Centre are located to the south west of the site and All Saints Church of England Primary School and Saint Robert Southwell Catholic Primary School are located to the south and south east of the site, respectively. The Arun Valley Railway Line runs in a north easterly direction, approximately 750m to the south of the site, with the closest railway station in Littlehaven, located approximately 1km to the south of the site.

2.3 Adjacent to the west of the site is Moat House Farm, comprising The Moated House (Grade II Listed Building) and surrounding farmland, with Old Holbrook Road, Holbrook Park, and Holbrook Park House (Grade II Listed Building) further to the west. In the wider area, a brick works site, sewage works and Brockhurst Wood landfill site are located approximately 1.8km to the north west of the site. To the north of the site lies farmland, Old Hawksbourne Farmhouse (Grade II Listed Building) and parcels of dense woodland beyond.

2.4 Bush Lane travels in an easterly direction from Rusper Road towards Bush Copse, Castle Copse and Owlscastle Farm. Channells Brook is located less than 100m to the east of the site and runs in a broadly east to south-west direction, in culvert beneath the A264.

Site Description

2.5 The site is centred at National Grid Reference (NGR) TQ 1897 3355 and has a total site area of approximately 1.6 hectares (ha) (see location plan at Appendix 1). The site comprises two distinct parcels of land:

a) A parcel to the west of Rusper Road, comprising 1.4ha, which extends between the A264 roundabout and Moat House Farm; and b) A parcel to the east of Rusper Road, comprising 0.2ha, which is located approximately 70m to the north east of the A264 roundabout.

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2.6 Both parcels comprise agricultural land, with some intermittent trees and low-lying hedgerows bordering Rusper Road and the A264. The parcel to the west of Rusper Road includes a section of the entrance road to Moat House Farm, which also comprises a Public Right of Way (PRoW).

Planning History

2.7 Outline planning permission (ref. DC/16/1677) was granted in March 2018 for ‘up to 2,750 dwellings, 46,450 m2 of commercial floorspace, 2 primary schools, site for a secondary school, ‘early years’ and special needs provision, local centres, retail provision, community centre, land for a parkway railway station, open space, landscape buffers, land for a cemetery, commercial leisure facilities and infrastructure improvements’ on land to the north of Horsham, north of the A264 between Langhurstwood Road and Wimland Road. The approved land use plan is included at Appendix 2.

2.8 This scheme constituted EIA development and therefore an Environmental Statement (ES) was prepared in July 2016 and submitted in support of the outline planning application (hereafter referred to as the “2016 ES”). Legal and General are now proposing a reserved matters planning application to deliver the principal access works, as outlined below, required to deliver planning permission ref. DC/16/1677. This is fully in accordance with outline permission and is the subject of this screening request.

Development

2.9 The development comprises the following on land north of Horsham:

‘Reserved matters application (layout and landscaping) pursuant to outline planning permission DC/16/1677 including Sustainable Drainage Systems (SuDS) attenuation ponds to the east and west of the approved Rusper Road and an acoustic bund to the north of the A264 and west of the improved Rusper Road’.

Mitigation

2.10 The following mitigation measures were proposed within the 2016 ES and these have been taken into consideration within the preparation of this report, where relevant:

• A Construction Environmental Management Plan (CEMP) will be prepared by the principle contractor and submitted to HDC for agreement in writing prior to the start of works which will detail how the effects of the proposed works will be managed and, where necessary, mitigated. Mitigation measures within the CEMP should include:

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(i) Dust control measures to minimise air quality effects; (ii) Methods to reduce noise and vibration including locating any noisy plant and equipment away from existing dwellings and screening plant to reduce noise, and to agree appropriate operational hours; (iii) Avoiding works in the floodplain wherever possible and safe storage of plant or contaminants; (iv) Measures to follow in the event of a spillage; • Implementation of a Quality, Safety, Health, and Environment Plan (QSHE); • Preparation of a Site Waste Management Plan; • Archaeological watching brief during groundwork including geotechnical investigations; • Site layout plan to ensure machinery and dust-causing activities are located as far away from receptors as possible; • Management plans for woodland parcels and retained hedgerows; • Lighting design for the development to employ measures to minimise light spill onto adjoining habitats; • Preparation of a landscape and planting scheme; and • Inclusion of SuDS measures within the design.

2.11 Standard, best practice mitigation measures will be implemented in accordance with all relevant legislation. The 2016 ES concluded that the design of the development, as well as the proposed construction phasing programme and the incorporation of the mitigation measures, has resulted in a scheme which has successfully minimised any significant environmental effects.

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3 SCREENING ASSESSMENT

Introduction

3.1 In determining whether the proposed reserved matters application requires further assessment paragraph 056 of the PPG states that:

“To minimise the possibility that further environmental information is required at a later stage of a multi-stage consent procedure, it is considered that …: • where an application is made for an outline permission with all matters reserved for later approval, the permission should be subject to conditions or other parameters … which ‘tie’ the scheme to what has been assessed; and • while applicants are not precluded from having a degree of flexibility in how a scheme may be developed, each option will need to have been properly assessed and be within the remit of the outline permission.”

3.2 With regard to the first bullet point, the proposed reserved matters application is in accordance with the approved development parameters.

3.3 With regard to the second bullet point, a review of the environmental topics included in the 2016 ES which accompanied the outline application is provided in Table 1 below. This confirms that there have been no material changes to the scheme or baseline which require further assessment.

Table 1: Review of the Reserved Matters Application Topics in the Reserved Matters Application Assessment Review 2016 ES Socio The 2016 ES included the social and economic baseline profile of Horsham Economics District, including population trends, economic activity employment, income, forward projections for employment and population growth, and community facilities as well the effect of the development on employment in the construction phase and the provision of housing to meet the housing need. The assessment identified that there was capacity within Horsham’s primary schools according to admissions data, to provide sufficient capacity in existing schools to cater for the new population. In addition, the assessment identified that the provision of new health facilities in the local centre at North Horsham will at least meet the needs arising from the anticipated resident population associated with the development. Most of the socio-economic benefits of the proposed development were considered strongly positive and hence do not require mitigation. The access works proposed in the reserved matters application do not increase development in the area. No further assessment work is required as part of the reserved matters application as the ES conclusions remain valid. Contamination The 2016 ES considered the likely effects that development of the site may and have on geology and soils, including groundwater. The ground conditions have not Remediation changed and the implementation of best practice measures during the remediation and construction phases remains appropriate mitigation. Management systems will ensure that all parties involved are suitably competent and make all necessary arrangements to ensure that adverse effects of their activities are eliminated or

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Topics in the Reserved Matters Application Assessment Review 2016 ES minimised. A CEMP will be prepared by the principle contractor and submitted to HDC for agreement in writing prior to the start of works. Agricultural The 2016 ES considered the effects of the loss of the agricultural land resource; Land loss of any best and most versatile quality agricultural land; potential loss of or damage to soil resources; and impacts on the farm holdings. There are no universally applicable measures for the mitigation of the direct permanent loss of agricultural land. The primary measures to mitigate the loss of soil resources during the construction activities will be set out in a Soil Resources Plan. There will also be compliance with DEFRA’s Construction Code of Practice for the Sustainable Use of Soils on Construction Sites3. No additional agricultural land will be lost as a result of the reserved matters application and therefore no additional assessment work is required. Landscape The 2016 ES identified that although there will be a notable change to the current and Visual rural landscape character of the application site, the proposed development will retain the majority of the landscape elements, including the hedgerows, trees and wooded areas. In addition, the scheme will create substantial new areas of natural greenspace and open space. In relation to views, the longer-term residual effect will result in beneficial or not significant effects in the majority of viewpoints. Therefore, the assessment concluded the development will result in overall beneficial effects. No new landscape designations have been implemented and the application is within the parameters assessed. Mitigation remains unchanged and no additional assessment work is required. Ecology The 2016 ES assessed the effects of the development at the construction and operational phases of the development looking at baseline and future conditions. Some minor adverse effects to ecological receptors were highlighted during the construction phase but once operational, the completed scheme will incorporate green infrastructure and create ecological network provision which will buffer habitats from the development and could also provide enhanced opportunities and moderate beneficial effects for biodiversity and increase ecological connectivity. In line with the conditions, all works will be undertaken in regard to approved ecological mitigation strategies. Overall, the Ecological Impact Assessment concluded that no significant impacts on ecological receptors would arise from the scheme following the implementation of the mitigation measures. It is considered unlikely that the baseline conditions will have changed significantly such that likely significant effects would arise that were not assessed in the 2016 ES. No additional assessment work is required. Archaeology The reserved matters application falls within the previously assessed maximum and Heritage quantum of development and complies with the assessed parameters in full. Therefore, no further assessment work is required. The implementation of the archaeological fieldwork, (a Written Scheme of Investigation), the scope of which will be agreed with HDC, will ensure that there will be no significant adverse effects. The Written Scheme of Investigation will be submitted with the planning application. The mitigation remains valid and no additional assessment work is required. Transport and The 2016 ES assessed the effects during construction and the operational Access development, looking at baseline and future baseline conditions. The temporary construction effects and permanent operational effects will be mitigated through a series of measures including the Transport Assessment and Travel Plan. The reserved matters application falls within the previously assessed maximum quantum of development and complies with the assessed parameters in full. Therefore, no further assessment work is required. Air Quality The assessment contained within the 2016 ES considered the likely significant effects of the construction and operational phases of the development on dust and air quality. Mitigation measures including those set out within the CEMP will be implemented. The site layout for construction works will be arranged to ensure that machinery and dust causing activities are located as far away from sensitive receptors as possible. Similarly, the air quality effects of road traffic by the proposed development, due to the land use masterplanning, are considered to be not significant for human health receptors. There may be some minor adverse impacts on woodland habitat within the scheme, which will be minimised through sensitive masterplanning. There have been no new Air Quality Management Areas

3 DEFRA, 2009, Construction Code of Practice for the Sustainable Use of Soils on Construction Sites.

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Topics in the Reserved Matters Application Assessment Review 2016 ES (AQMAs) designated in the area since the submission of the 2016 ES. The site is not located within proximity to any AQMAs. The reserved matters application falls within the previously assessed maximum quantum of development and complies with the assessed parameters in full. Therefore no further assessment work is required. Noise and The assessment contained within the 2016 ES considered the likely significant Vibration effects of the construction and operational phases of the development on the noise and vibration within the surrounding area. In particular, it considers the likely significant effects of the existing and future noise climate to the proposed use of the site, the effect of noise from the site to the existing and future noise climate and the effect of construction noise and vibration to existing and proposed noise sensitive receptors. Noise and vibration levels as a result of the construction works will be minimised by suitable mitigation set out in the CEMP, to be agreed with HDC once a contractor has been appointed and secured through a suitable planning condition. The reserved matters application falls within the previously assessed maximum quantum of development and complies with the assessed parameters in full in the areas adjacent to sensitive receptors. Therefore no further assessment work is required. Surface Water The reserved matters application is within the previously assessed maximum and Hydrology quantum of development and complies with the assessed parameters in full. Therefore no further assessment work is required. A drainage strategy will be submitted in support of the reserved matters application as required by planning condition. Surface water run-off and foul water drainage will be managed on-site during the construction and operational phases. SuDS would be considered, and appropriate drainage design would be included within the planning application documents including a Surface Water Drainage Strategy, Foul Drainage Scheme and Flood Risk Assessment (FRA).

Schedule 3

3.4 Schedule 3 of the EIA Regulations sets out selection criteria which relate to specific matters including: the characteristics of the development; the location of the development; and the characteristics of the potential impact. These factors should be taken into account as part of the screening process and are set out below:

Characteristics:

• The size and design of the whole development; • Cumulation with other existing development and/or approved development; • The use of natural resources, in particular land, soil, water and biodiversity; • The production of waste; • Pollution and nuisances; • The risk of major accidents and/or disasters relevant to the development concerned, including those caused by climate change, in accordance with scientific knowledge; and • The risks to human health (for example, due to water contamination or air pollution).

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Location:

• The existing and approved land use; • the relative abundance, availability, quality and regenerative capacity of natural resources (including soil, land, water and biodiversity) in the area and its underground; and • The absorption capacity of the natural environment.

Potential Impact:

• The magnitude and spatial extent of the impact (for example geographical area and size of the population likely to be affected); • The nature of the impact; • The transboundary nature of the impact; • The intensity and complexity of the impact; • The probability of the impact; • The expected onset, duration, frequency and reversibility of the impact; • The cumulation of the impact with the impact of other existing and/or approved development; and • The possibility of effectively reducing the impact.

3.5 A comprehensive screening checklist, based on Schedule 3 of the EIA Regulations, is provided below.

Consideration of Cumulative Effects

3.6 Schedule 4 of the EIA Regulations requires consideration of a development cumulatively with other existing and/or approved development. Guidance on the consideration of cumulative effects in the EIA screening process is set out in the PPG, which echoes the requirements of the EIA Regulations:

‘Each application (or request for a Screening Opinion) should be considered on its own merits. There are occasions where other existing or approved development may be relevant in determining whether significant effects are likely as a consequence of a proposed development. The local planning authorities should always have regard to the possible cumulative effects arising from any existing or approved development.’

3.7 The committed developments listed in Table 2 were previously identified in the 2016 ES for consideration for likely significant cumulative effects with the outline development. As three years have passed, an update has been provided on the status of the identified developments. Any developments which have since been fully completed will not be considered within this

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screening report for the reserved matters application as they no longer fall within the definition of the PPG and instead represent the baseline environment.

Table 2: Committed Developments Considered in the 2016 ES Status in Scheme Description Update 2016 DC/09/2138 Development primarily of up to Permitted 18th This development has Land East of 1044 dwellings including provision March 2010 been partially A24 Worthing of employment floor space, fire constructed. Road, Horsham station, community centre and expanded school facilities. DC/09/2101 Erection of 963 residential units, Permitted 12th This development has Land South of community facility including land April 2010 been partially Broadbridge for a primary school, constructed. Heath, Old neighbourhood centre, youth and Wickhurst Lane, recreational facilities, other formal Broadbridge and informal open space, Heath landscaping, environmental works, transport and access arrangements. DC/10/1612 Development of approximately Permitted 29th This development has Holmbush Farm 2500 dwellings, new access from October 2010 been partially Landfill Site, A264 and a secondary access from constructed. Crawley Road, A264, neighbourhood centre, Faygate comprising retail, community building with library facility, public house, primary care centre and care home, main pumping station, land for primary school and nursery, land for employment uses, new rail station, energy centre and associated amenity space. DC/13/0735 Demolition of existing buildings Permitted 24th This development has Land East of and structures and redevelopment July 2013 been partially Billingshurst to to provide up to 475 residential constructed. North and South dwellings, land to accommodate a of A272, East new primary school and land to Street, accommodate an extension to Billingshurst existing doctors' surgery, land for new dentist's surgery and creche (falling within Class D1), with associated access and play space. DC/14/0590 Residential development of up to Permitted 21st This development has Land West of 540 dwellings and 54 retirement July 2014 been partially Worthing Road, living apartments, associated constructed. Southwater vehicular, cycle and pedestrian access, drainage and landscape works. DC/10/0088 Demolition of existing buildings, Permitted 5th This development has Faygate construction of 148 retirement August 2010 been partially Sawmills, units, 1 warden's unit, 50 bed care constructed. Faygate Lane, home, visitor accommodation, Faygate central facilities building, shop, medical centre, provision of open space, balancing pond, landscaping and access. DC/14/1624 Demolition of existing social club Permitted 12th This development has Novartis and redevelopment of site so as to December 2014 been partially Pharmaceuticals accommodate 160 dwellings constructed.

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Status in Scheme Description Update 2016 UK Limited, together with new access Parsonage arrangements and landscaping Road, Horsham works. DC/10/0939 Erection of 150 dwellings Permitted 20th This development has Land South of (comprising 47 x 2-bed, 49 x 3- November been partially Groomsland bed, 38 x 4-bed and 16 x 5-bed) 2011 constructed. Drive and with Gillmans associated works and landscaping. Industrial Estate, Marringdean Road, Billingshurst 13/02994/OUT Redevelopment to provide up to 95 Permitted 5th This development has Land at Pease residential dwellings along with December 2013 been partially Pottage Golf associated parking, access. constructed. Driving Range

DC/14/2582 Residential development of up to Permitted 18th This development has Land to the 193 No. dwellings (including September been partially west of Mill affordable housing) and 2015 constructed. Straight, associated works (Outline). Worthing Road, Southwater DC/13/2408 Outline application for the erection Permitted 18th This development has Land North of of up to 165 residential dwellings May 2015 been partially Old Guildford (use class C3) including affordable constructed. Road, housing, a 60-bed care home (use Broadbridge class C2) with separate staff Heath accommodation, two new vehicular accesses, associated infrastructure, groundworks, open space and landscaping. DC/14/0476 Erection of units for Class B2 Permitted 27th This development has Wealdon, (6695 sqm) and Class B8 (8185 June 2014 been partially Langhurst Wood sqm) Uses from outline application constructed. Road, Horsham DC/09/2355 (Approval of Reserved Matters). Site allocation Around 150 homes and associated In pre- Remains allocated Policy 13 South infrastructure application stage of Billingshurst Draft site Around 600 homes with a hospice, In pre- Remains allocated allocation Policy community café and a primary application stage DP9a East of school Pease Pottage

3.8 The committed developments listed in Table 3 fall within the definition of the PPG and have been granted planning permission and comprise new applications since submission of the 2016 ES.

Table 3: Committed Developments Post the 2016 ES Distance and Scheme Description direction from the site DC/17/2131 Outline application for the development of up to 5.2km to the west of Nowhurst Business 26,942sqm (gross internal area) for B1c (industrial the site. Park Guildford processes), B2 (general industrial) and B8 (storage and Road Broadbridge distribution) employment uses with ancillary offices, car

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Distance and Scheme Description direction from the site parking, associated drainage works, landscaping and service yard areas. All matters reserved except for access. Approved in February 2019. DC/18/2687 Outline planning application for the erection of up to 300 2km to the south Former Novartis dwellings (C3) including the conversion of existing offices of the site. Site Parsonage (buildings 3 and 36) up to 25,000sqm of employment (B1) Road Horsham floorspaces and provision of 618sqm of flexible West Sussex commercial/community space (A1 A2 A3 D1 (Creche) use classes) within the ground floor of converted building 36. Improvements to existing pedestrian and vehicular accesses from Parsonage Road and Wimblehurst Road, new cycle and pedestrian accesses from Parsonage Road, together with associated parking and landscaping. All matters reserved except for access. Currently being considered, expected to be determined at committee in June 2019. DC/17/2481 Outline planning application for the development of 4km to the north Land To The West approximately 227 dwellings (between 204 and 250 east of the site. of Phase 1 dwellings) with the construction of a new access from Kilnwood Vale Calvert Link, a pumping station and associated amenity Crawley Road space (all matters reserved except for access). Faygate West Approved in October 2018. Sussex

DC/16/2855 Residential development of playing fields providing for 58 1.1km to the south The Holbrook Club new dwellings including a new access from Jackdaw Lane. west of the site. North Heath Lane Approved August 2017. Currently under construction. Horsham West Sussex RH12 5PJ DC/16/2937 Demolition of existing dwellings and erection of 65 homes 3km to the south of Winterton Court with associated car parking and external works. Approved the site. Horsham West in March 2017. Sussex DC/13/2408 Outline application for the erection of up to 165 4.1km to the south Land North of Old residential dwellings (use class C3) including affordable west of the site. Guildford Road housing, a 60-bed care home (use class C2) with separate Broadbridge Heath staff accommodation, two new vehicular accesses, West Sussex associated infrastructure, groundworks, open space and landscaping (Outline) (Development affects the setting of a Listed Building). Currently under construction. DC/14/0590 Residential development of up to 540 dwellings and 54 7.6km to the south Land West of retirement living apartments, associated vehicular, cycle west of the site. Worthing Road and pedestrian access, drainage and landscape works Southwater West (Outline) (Development affects the setting of a Listed Sussex Building). Currently under construction. DC/17/1087 Non material amendment to previously approved 5.5km to the north Bovis Homes application DC/16/1533 (Development of up to 95 east of the site. Development Site dwellings with associated open space and landscaping Rusper Road Ifield with all matters reserved, except for access). Proposed West Sussex amendment to site layout to facilitate construction of site drainage. Approved in June 2017. DC/16/2917 Demolition of 2 x existing dwellings, industrial and 9.8km to the west Rudgwick Metals agricultural outbuildings and erection of 55 dwellings, 3 of the site. Ltd Church Street x offices (B1 Use Class) and industrial building extension Rudgwick Horsham (B2 Use Class) with associated access, drainage and West Sussex RH12 landscape works. Currently under construction. 3EB

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Table 5: Screening Assessment for Reserved Matters Application at Land North of Horsham, West Sussex SCREENING CRITERIA PROPOSED DEVELOPMENT 1. CHARACTERISTICS OF THE DEVELOPMENT (a) Size of the development Will the development as a whole be out of No. The site includes two parcels of land (one to the scale with the existing environment? east of Rusper Road and one to the west of Rusper Road) with a total area of 1.6ha. Both parcels comprise agricultural land. The parcel to the west of Rusper Road extends partially along the private access to Moat House Farm. The site is located to the north of the built-up residential area of North Horsham, to the north of the A264 and to the east and west of Rusper Road. The development would include the construction of landscaping, drainage and associated works. The development would facilitate access to the consented mixed-use development (ref. DC/16/1677) adjacent to the east and west of the site. The development would not be out of scale with the existing road network and the surrounding built development consented to the east and west of the site. Will the design of the development as a The design of the development is not considered to whole fit in with the existing environment? be out of scale, given the existing uses and proposed uses in the vicinity of the site. Will it lead to further consequential The proposals are a reserved matters application development or works? pursuant to a wider consented development and would facilitate access (ref. DC/16/1677). (b) Accumulation with other development Are there potential cumulative impacts with The potential cumulative effects have been other existing development or development considered within section 3.9 of this report. not yet begun but for which planning permission exists? The schemes identified would not alter the findings of the cumulative assessment that has been undertaken for the consented wider scheme (ref. DC/16/1677) as detailed in the 2016 ES. Whilst a number of additional cumulative developments, not included in the 2016 ES have been identified no significant additional cumulative effects would be anticipated, due to the distance from the site.

In addition to the above, each of the identified committed developments have required their own mitigation measures to address any adverse effects and as this reserved matters application does not introduce further development, no further significant cumulative effects are anticipated. Should the application for this development The proposals are a reserved matters application be regarded as an integral part of a more pursuant to DC/16/1677. substantial project? If so, can related developments which are subject to separate applications proceed independently? (c) Use of natural resources Will construction or operation of the The construction of the development will use development use natural resources such as resources in terms of land, water and energy as would land, water, material or energy, especially be expected for a road development. The operation of any resources which are non-renewable or the development is not anticipated to use these in short supply? resources, unless maintenance of the road development is required. (d) Production of waste Will the development produce wastes during Construction waste would be reused and recycled construction or operation or where possible. Significant quantities of construction decommissioning? waste are not anticipated as a result of the

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SCREENING CRITERIA PROPOSED DEVELOPMENT development. Waste would be disposed of in line with HDC requirements and managed in accordance with all applicable legislation and in line with best practice. (e) Pollution and nuisances Will the development release any pollutants During the construction phase, the development is or any hazardous, toxic or noxious anticipated to give rise to temporary local emissions substances to air? associated with plant and HGV movements. The effects identified above were assessed in full within the 2016 ES and it concluded that with implementation of the mitigation measures outlined below, the resultant effects would not be significant.

The generation of dust would be managed in accordance with standard best practice measures, enforced through a CEMP and is not anticipated to generate significant adverse effects. The activities associated with the development are not typically associated with hazardous substances or toxic emissions to air. There is not anticipated to be a requirement to store large volumes of hazardous materials. Any such materials would be stored and handled in accordance with relevant legislation.

The site layout for construction works will be arranged to ensure that machinery and dust causing activities are located as far away from sensitive receptors as possible. Similarly, the air quality effects of road traffic by the proposed development, due to the land use masterplanning, are considered to be not significant for human health receptors. There may be some minor adverse impacts on woodland habitat within the scheme, which will be minimised through sensitive masterplanning.

A CEMP, to be agreed with HDC and secured through a suitable planning condition, will be submitted in support of the planning application to ensure construction contractors use best practice measures to prevent land and water contamination, as well as effects on construction workers. The land uses proposed are not highly contaminative and it is not expected that there is a high risk of contaminants being released into the environment. In accordance with Condition 18 of the outline permission, a Land Contamination Preliminary Risk Assessment, Site Investigation, Remediation Strategy and Verification

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SCREENING CRITERIA PROPOSED DEVELOPMENT Plan will be prepared and submitted in support of the planning application.

The design of the scheme has taken account of this potential impact and includes such elements as setting buildings back from the A264; the incorporation of earth bunds and acoustic barriers where required; together with specific measures for sensitive noise receptors such as housing, schools, and the business park. The assessment therefore concluded that the impacts would not be significant.

Road lighting would be designed carefully in accordance with relevant British Standards and Institute of Lighting Professionals (ILP) (2011) Guidance Notes for the Reduction of Obtrusive Light. A Sensitive Lighting Strategy will be prepared and submitted in support of the planning application.

Given the use of the development for road uses, no significant electromagnetic radiation, heat or energy releases are anticipated. Will the development lead to risks of Hydrocarbons will be used as part of the construction contamination of land or water from phase of the development. This would involve plant releases of pollutants onto the ground or and vehicle fuel and lubricants. The effects in relation into surface waters, groundwater, coastal to contamination were assessed in full within the 2016 waters or the sea? ES. The assessment concluded that with the proposed remediation design and implementation of the mitigation measures outlined below, the resultant effects would not be significant.

A CEMP will be submitted in support of the planning application to ensure construction contractors use best practice measures to prevent land and water contamination, as well as effects on construction workers.

In accordance with Condition 18 of the outline permission, a Land Contamination Preliminary Risk Assessment, Site Investigation, Remediation Strategy

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SCREENING CRITERIA PROPOSED DEVELOPMENT and Verification Plan will be prepared and submitted with the planning application.

According to the Gov.UK website4, the majority of the site is located in Flood Zone 1; low probability of river flooding. An area to the south east where the Channells Brook crosses beneath the A264 is located in Flood Zone 3; high probability of river flooding. The A264 and Rusper Road are located within an area of low to medium risk from surface water flooding.

The effects in relation to surface water and hydrology were assessed in full within the 2016 ES. The assessment concluded that with the proposed remediation design and implementation of the mitigation measures outlined below, the resultant effects would not be significant.

The scheme avoids any development in the flood plain. In addition, surface water run-off and foul water drainage will be managed on-site during the construction and operational phases. During construction any potential effects to existing properties would be mitigated by measures set out within a CEMP. These would include avoiding works in the floodplain wherever possible, and safe storage of plant or contaminants. Sustainable drainage would be considered, and appropriate drainage design would be included within the planning application documents including a Surface Water Drainage Strategy, Foul Drainage Scheme and Flood Risk Assessment (FRA).

The reserved matters application falls within the previously assessed maximum quantum of development and complies with the assessed parameters in full. The effects and mitigation fully reported in the 2016 ES remains valid and no further assessment work is required. (f) Risk of major accidents and/or disasters, including those caused by climate change, having regard in particular to substances or technologies used Will there be a risk of accidents during During the construction phase, the contractor(s) construction or operation of the would implement measures in accordance with Health development which would have effects on and Safety legislation/requirements, and best practice people or the environment? to minimise the risks of accidents that would have effects on people or the environment. All such measures would form part of the CEMP. There are no anticipated significant risks of major accidents and/or disasters, including those caused by climate change, during the operation of the development. The development would adhere to highway safety standards. Will the development involve use, storage, During the construction phase, certain materials may transport, handling or production of be present on the site which may be harmful to the substances or materials which could be environment. The effects in relation to hazardous harmful to people or the environment (flora, substances and contamination were assessed in full fauna, water supplies)? within the 2016 ES. The assessment concluded that with the implementation of the mitigation measures outlined below, the resultant effects would not be significant.

4 https://flood-map-for-planning.service.gov.uk/

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SCREENING CRITERIA PROPOSED DEVELOPMENT All such measures would form part of the CEMP, and include the correct storage and handling of hazardous substances, as outlined in the 2016 ES.

Appropriate measures, in accordance with all relevant legislation, would be used to prevent accidental spillages of contaminants during the construction of the development. For the operational phase, an appropriate drainage design to prevent contaminants entering waterbodies would be implemented as part of the development. A CEMP will be submitted in support of the planning application to ensure construction contractors use best practice measures to prevent land and water contamination, as well as effects on construction workers. The site layout for construction works will be arranged to ensure that machinery and dust causing activities are located as far away from sensitive receptors as possible. Similarly, the air quality effects of road traffic by the proposed development, due to the land use masterplanning, are considered to be not significant for human health receptors. The land uses proposed are not highly contaminative and it is not expected that there is a high risk.

In accordance with Condition 18 of the outline permission, a Land Contamination Preliminary Risk Assessment, Site Investigation, Remediation Strategy and Verification Plan will be prepared and submitted in support of the planning application. The site is not located within, or within proximity to, an AQMA. The reserved matters application falls within the previously assessed maximum quantum of development and complies with the assessed parameters in full. The baseline conditions are not anticipated to have changed to result in significant effects and therefore the effects and mitigation fully reported in the 2016 ES remains valid and no additional assessment is required. Other characteristics Potential physical changes (topography, The land use of most of the site would not land use, changes in water bodies etc.) from significantly change as it would continue to be used for road infrastructure. The parts of the site currently

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SCREENING CRITERIA PROPOSED DEVELOPMENT construction, operation or decommissioning used for agriculture would change to infrastructure of the development? and landscaping.

There will be no physical changes to water bodies.

It is anticipated that the maximum changes in ground level at the site would be 2.5m. These changes in level will be seen within the context of a gently undulating landscape and existing changes in topography. 2. LOCATION OF THE DEVELOPMENT (a) Existing and approved land use Are there existing land uses on or around The site includes two parcels of land (one to the east the location which could be affected by the of Rusper Road and one to the west of Rusper Road). development, e.g. residential, industry, Both parcels comprise agricultural land, with a total commerce, recreation, public open space, area of 1.6ha. The parcel to the west of Rusper Road community facilities, agriculture, forestry, extends partially along the private access to Moat tourism, mining or quarrying? House Farm. The development would include the construction of access, landscaping, drainage and associated works, and would change the land use from agriculture.

Residential properties are present to the south of the site in North Horsham, however, there is a buffer of trees and some playing fields between this residential area and the A264, so that the development would have limited visual intrusion.

The 2016 ES fully assessed the effects of the development in relation to visual impacts. The assessment concluded that with the implementation of the mitigation measures outlined below, the resultant effects would not be significant.

The effects of the proposed development are considered to be of local importance and there are a number of proposals to compensate for the loss of trees due to the proposed development such as new planting and wildlife habitats and enhancements. The longer term residual effect will result in beneficial or not significant effects in the majority of viewpoints and receptors.

Construction traffic, noise and dust effects from the development would also be likely but through the implementation of mitigation measures included within the CEMP, these are not expected to be significant.

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SCREENING CRITERIA PROPOSED DEVELOPMENT 2016 ES fully assessed the effects of the development on agricultural land.

No additional agricultural land will be lost as a result of the reserved matters application. The reserved matters application falls within the previously assessed maximum quantum of development and complies with the assessed parameters in full. The baseline conditions are not anticipated to have changed to result in significant effects and therefore the effects and mitigation fully reported in the 2016 ES remains valid and no additional assessment is required. (b) Relative abundance, availability, quality and regenerative capacity of natural resources in the area and its underground* Are there any areas on or around the As outlined in the previous sections of this location which contain important, high assessment, the 2016 ES fully assessed the effects in quality or scarce resources which could be relation to the environmental resources listed here. affected by the development? The assessment concluded that with the implementation of the mitigation measures, the • soil resultant effects would not be significant. • land • groundwater resources No additional land or important, high quality or scarce • surface waters resources will be affected as a result of the reserved • biodiversity matters application. The reserved matters application • forestry falls within the previously assessed maximum • agriculture quantum of development and complies with the • fisheries assessed parameters in full. The baseline conditions • tourism are not anticipated to have changed to result in • minerals significant effects and therefore the effects and mitigation fully reported in the 2016 ES remains valid and no additional assessment is required.

None of the other features are present in or adjacent to the site. (c) Absorption capacity of the natural environment** Are there any areas on or around the The site is not located within any sensitive area, location which are protected under within the meaning of the EIA regulations. There are international or national or local legislation no statutory designations within the site either i.e. for their ecological, landscape, cultural or there are no Scheduled Monuments, Areas of other value, which could be affected by the Outstanding Natural Beauty (AONBs), Sites of Special development? Scientific Interest (SSSIs), National Parks, World Heritage Sites, Special Areas of Conservation (SAC), Special Protection Areas (SPAs), or Ramsar Sites.

There are no National Parks, World Heritage Sites, SACs, SPAs or Ramsar sites within 10km of the site. The High Weald AONB is located approximately 1.2km to the east of the site. The nearest SSSI is Warnham, located approximately 1.6km north west of the site. The closest Local Nature Reserve is Warnham Local Nature Reserve (LNR), located approximately 1.2km to the south west of the site. An Ecological Mitigation Management Plan will be prepared and submitted in support of the planning application.

There are three scheduled monuments within 2km of the site, as follows:

• The Motte and Bailey Castle, located immediately adjacent to the south of the A264/Rusper Road central roundabout and east of the southbound Rusper Road spur.

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SCREENING CRITERIA PROPOSED DEVELOPMENT • The ‘Castle’ Moated Site, located approximately 650m to the north east of the site. • The Moated Site 200m west of Graylands Copse, located 1.3km to the north west of the site. The closest Listed Buildings to the site are the Grade II Listed Moated House, located approximately 200m to the west of the site and the Grade II Listed Channells Brook Bridge, located approximately 200m to the south of the scheme. There are a further eight Grade II Listed Buildings within 1km of the site; Hawksbourne Farmhouse, Hollywick Farmhouse, Holbrook Park House, Holbrook Park, Ryder’s Farmhouse, South Lodge to Holbrook Park, Fivensgreen and Lambs Farm House.

In addition, the Grade I Listed Parish Church of St Margaret is located 2.7km to the west of the site.

The site is not located within or adjacent to a conservation area. The closest conservation area is Horsham, located approximately 3km to the south west of the site.

Warnham Court is located approximately 2km to the south west of the site and is a Grade II Registered Park and Garden.

As outlined in the previous sections of this assessment, the 2016 ES fully assessed the effects in relation to the environmental features listed here. The assessment concluded that with the implementation of the mitigation measures, the resultant effects would not be significant.

No additional features or designations will be affected as a result of the reserved matters application. The reserved matters application falls within the previously assessed maximum quantum of development and complies with the assessed parameters in full. The baseline conditions are not anticipated to have changed to result in significant effects and therefore the effects and mitigation fully reported in the 2016 ES remains valid and no additional assessment is required. Are there any other areas on or around the None identified, see above. location which are important or sensitive for reasons of: • Wetlands, riparian areas, river mouths; • coastal zones and the marine environment; • mountains and forest areas; • nature reserves and parks; • European sites and other areas classified or protected under national legislation; • Areas in which there has already been a failure to meet the environmental quality standards laid down in Union legislation and relevant to the project, or in which

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SCREENING CRITERIA PROPOSED DEVELOPMENT it is considered that there is such a failure; • Densely populated areas; and • Landscapes and sites of historical, cultural or archaeological significance.

Are there any areas on or around the There are no statutory designations within, or within location which are used by protected, proximity to, the site that would be affected by the important or sensitive species of fauna or proposals owing to their spatial separation from the flora e.g. for breeding, nesting, foraging, site. The majority of the site comprises agricultural resting, overwintering, migration, which land. To the north of the site there are several could be affected? woodland parcels from Holbrook Wood in the west to Bakehouse Copse in the east, some of which comprise ancient woodland.

A full Ecological Impact Assessment of the potential effects on ecology was undertaken in the 2016 ES. The assessment identified bats, hazel dormouse, great crested newt, reptiles, insects, birds and badger as using the site. Overall, the assessment concluded that no significant impacts on ecological receptors would arise from the scheme following the implementation of the mitigation measures.

The assessment identified a number of ecological benefits which result from the scheme. The scheme design ensures that any loss or changes or fragmentation of habitats are minimised. As a result, the assessment of likely significant effects, both during the construction stage and operational stage of the development, is predominantly not significant.

An Ecological Mitigation Management Plan will be prepared and submitted in support of the reserved matters planning application and will include retention of vegetation where possible, best practice construction measures, habitat creation and management measures to maintain and increase the biodiversity value of the site. An Arboricultural Survey, Impact Assessment and Method Statement will be undertaken and submitted with the planning application. Any tree surgery works will be undertaken in accordance with the requirements of BS3998:2010 British Standard Recommendations for Tree Work and BS5837:2012 Trees in Relation to Design, Demolition and Construction. Are there any inland, coastal, marine or The site is not located within or close to a underground waters on or around the groundwater SPZ. location which could be affected?

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SCREENING CRITERIA PROPOSED DEVELOPMENT According to the Gov.UK website, the majority of the site is located in Flood Zone 1; low probability of river flooding. An area to the south east where the Channells Brook crosses beneath the A264 is located in Flood Zone 3; high probability of river flooding. The A264 and Rusper Road are located within an area of low to medium risk from surface water flooding.

Channells Brook is located less than 100m to the east of the site and runs in a broadly east to south-west direction, in culvert beneath the A264.

No other water bodies would be expected to be significantly affected by the development. The reserved matters application falls within the previously assessed maximum quantum of development and complies with the assessed parameters in full. The baseline conditions are not anticipated to have changed to result in significant effects and therefore the effects and mitigation fully reported in the 2016 ES remains valid and no additional assessment is required. Are there any groundwater source As above, the site is not located within or close to a protection zones or areas that contribute to groundwater SPZ. the recharge of groundwater resources? Are there any areas or features of high There are no known features of landscape importance landscape or scenic value on or around the on or adjacent to the site. location which could be affected? The High Weald AONB is located approximately 1.2km to the east of the site. It is not considered to be affected directly or indirectly by the development due to its distance from the proposals and the intervening built form between the AONB and the development.

The effects in relation to landscape were assessed in full within the 2016 ES. The assessment concluded that with the proposed remediation design and implementation of the mitigation measures outlined below, the resultant effects would not be significant.

Although there will be a notable change to the current rural landscape character of the application site, the

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SCREENING CRITERIA PROPOSED DEVELOPMENT proposed development will retain the majority of the landscape elements, including the hedgerows, trees and wooded areas. Appropriate management plans will be implemented. In addition, the scheme will create substantial new areas of natural greenspace and open space. Therefore, the assessment concluded the development will result in overall beneficial effects.

No new landscape designations have been implemented. The reserved matters application falls within the previously assessed maximum quantum of development and complies with the assessed parameters in full. The baseline conditions are not anticipated to have changed to result in significant effects and therefore the effects and mitigation fully reported in the 2016 ES remains valid and no additional assessment is required. Are there any routes or facilities on or The site includes two parcels of land (one to the east around the location which are used by the of Rusper Road and one to the west of Rusper Road) public for access to recreation or other with a total area of 1.6ha. Both parcels comprise facilities, which could be affected? agricultural land. The parcel to the west of Rusper Road extends partially along the private access to Moat House Farm. The development would include the construction of access, landscaping, drainage and associated works, and would change the land use from agriculture.

PRoW footpath 1575 and bridleway 1585 bisect the site at Rusper Road from west to east. Footpath 1575 begins at Old Holbrook Road and runs to the east through Moat House Farm to Rusper Road. At Rusper Road, Bridleway 1585 continues east along Bush Lane.

The effects in relation to transport and access (including pedestrian routes) were assessed in full within the 2016 ES. The assessment concluded that with the proposed remediation design and implementation of the mitigation measures outlined below, the resultant effects would not be significant.

The temporary construction effects and permanent operational effects will be mitigated through a series of measures including the Transport Assessment and Travel Plan. Improvements to the existing public rights of way, will significantly reduce ‘severance’, and allow people to cross the A264 more easily and safely. This will result in a direct, permanent and beneficial effect.

A Construction Environment Management Plan will be submitted in support of the reserved matters application which will identify methods that will be

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SCREENING CRITERIA PROPOSED DEVELOPMENT used to manage traffic flows during the construction of the development.

Are there any transport routes on or around The construction phase of the development would the location which are susceptible to involve changes to traffic movements (e.g. use of congestion or which cause environmental heavy goods vehicles (HGV)). Construction phase problems, which could be affected? traffic would use the primary road network, seeking appropriate routing to minimise effects on any potentially sensitive nearby uses. Operational traffic movements would not increase due to the development, as these would be generated by the consented residential-led development adjacent to the south west of the site and facilitated by the development.

An assessment of the potential effects arising from the development in relation to transport and access was undertaken as part of the 2016 ES. The assessment concluded that with the proposed remediation design and implementation of the mitigation measures outlined below, the resultant effects would not be significant.

The temporary construction effects and permanent operational effects will be mitigated through a series of measures including the Transport Assessment and Travel Plan. The air quality effects of road traffic by the proposed development, due to the land use masterplanning, are considered to be not significant for human health receptors.

The reserved matters application falls within the previously assessed maximum quantum of development and complies with the assessed parameters in full. The baseline conditions are not anticipated to have changed to result in significant effects and therefore the effects and mitigation fully reported in the 2016 ES remains valid and no additional assessment is required. Is the development in a location where it is Once the consented scheme (ref. DC/16/1677) is built likely to be highly visible to many people? out adjacent to the east and west of the site, there will be residential properties that will have views into the site. However, the development would be in place before these residential properties are occupied and therefore views from these properties into the site would not change. Currently, the site is surrounded by agricultural land, Moat House Farm to the west, and playing fields and a Motte and Bailey Castle Scheduled Monument to the south of the A264. The built-up area of North Horsham is located immediately south of the site, however there is a buffer of trees and some playing fields between this residential area and the A264, so that the site would not be highly visible.

The effects of the proposed development are considered to be of local importance and there are a

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SCREENING CRITERIA PROPOSED DEVELOPMENT number of proposals to compensate for the loss of trees due to the proposed development such as new planting and wildlife habitats and enhancements. The longer-term residual effect will result in beneficial or not significant effects in the majority of viewpoints and receptors.

The reserved matters application falls within the previously assessed maximum quantum of development and complies with the assessed parameters in full. The baseline conditions are not anticipated to have changed to result in significant effects and therefore the effects and mitigation fully reported in the 2016 ES remains valid and no additional assessment is required. Are there any areas or features of historic There are three scheduled monuments within 2km of or cultural importance on or around the the site, as follows: location which could be affected? • The Motte and Bailey Castle north of Channells Brook Farm, located immediately adjacent to the site, to the south of the A264/Rusper Road central roundabout and east of the southbound Rusper Road spur. • The ‘Castle’ Moated Site, located approximately 650m to the north east of the site. • The Moated Site 200m west of Graylands Copse, located 1.3km to the north west of the site. The closest Listed Buildings to the site are the Grade II Listed Moated House, located approximately 200m to the west of the site and the Grade II Listed Channells Brook Bridge, located approximately 200m to the south of the scheme. There are a further eight Grade II Listed Buildings within 1km of the site; Hawksbourne Farmhouse, Hollywick Farmhouse, Holbrook Park House, Holbrook Park, Ryder’s Farmhouse, South Lodge to Holbrook Park, Fivensgreen and Lambs Farm House.

In addition, the Grade I Listed Parish Church of St Margaret is located 2.7km to the west of the site.

The site is not located within or adjacent to a conservation area. The closest conservation area is Horsham, located approximately 3km to the south west of the site.

Warnham Court is located approximately 2km to the south west of the site and is a Grade II Registered Park and Garden.

An assessment of the potential impacts on archaeology and heritage was undertaken as part of the 2016 ES. The implementation of the archaeological fieldwork, (a Written Scheme of Investigation), the scope of which will be agreed with HDC, will ensure that there will be no significant adverse effects. The Written Scheme of Investigation will be submitted for approval for the relevant land alongside the planning application.

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SCREENING CRITERIA PROPOSED DEVELOPMENT The reserved matters application falls within the previously assessed maximum quantum of development and complies with the assessed parameters in full. The baseline conditions are not anticipated to have changed to result in significant effects and therefore the effects and mitigation fully reported in the 2016 ES remains valid and no additional assessment is required. Are there any areas on or around the Currently, the closest built-up area to the site is North location which are densely populated or Horsham, located immediately to the south of the site. built-up, which could be affected? Noise and lighting from the development is likely to arise from plant during the construction phase. However, this would be managed in accordance with the CEMP.

The effects of the proposed development are considered to be of local importance and there are a number of proposals to compensate for the loss of trees due to the proposed development such as new planting and wildlife habitats and enhancements. The longer-term residual effect will result in beneficial or not significant effects in the majority of viewpoints and receptors.

The reserved matters application falls within the previously assessed maximum quantum of development and complies with the assessed parameters in full. The baseline conditions are not anticipated to have changed to result in significant effects and therefore the effects and mitigation fully reported in the 2016 ES remains valid and no additional assessment is required. Are there any areas on or around the Dust generation during the construction phase would location which are already subject to be managed in accordance with standard best practice pollution or environmental damage e.g. measures, enforced through a CEMP and is not where existing legal environmental anticipated to generate significant adverse effects. standards are exceeded, which could be affected? The Air Quality assessment submitted with the 2016 ES did not identify any significant residual adverse environmental effects. The site layout for construction works will be arranged to ensure that machinery and dust causing activities are located as far away from sensitive receptors as possible. Similarly, the air quality effects of road traffic by the proposed development, due to the land use masterplanning, are considered to be not significant for human health receptors.

The site is not located within an AQMA. The reserved matters application falls within the previously assessed maximum quantum of development and complies with the assessed parameters in full. The baseline conditions are not anticipated to have changed to result in significant effects and therefore the effects and mitigation fully reported in the 2016 ES remains valid and no additional assessment is required.

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SCREENING CRITERIA PROPOSED DEVELOPMENT Is the location of the development According to the Gov.UK website, the majority of the susceptible to earthquakes, subsidence, site is located in Flood Zone 1; low probability of river landslides, erosion, flooding or extreme or flooding. An area to the south east where the adverse climatic conditions e.g. Channells Brook crosses beneath the A264 is located temperature inversions, fogs, severe winds, in Flood Zone 3; high probability of river flooding. The which could cause the development to A264 and Rusper Road are located within an area of present environmental problems? low to medium risk from surface water flooding. The site is not located within or close to a groundwater SPZ.

The site is not located within an AQMA.

The site is not considered susceptible to any other hazards. CHARACTERISTICS OF THE POTENTIAL IMPACT (a) Extent and nature of the impact Will the effect extend over a large area? No. This is confined to the site (1.6ha) and the land immediately adjacent. Will many people be affected? Residents adjacent to the south of the site will be affected by the development during the construction phase. As the development would be in place before the residential properties of the consented scheme (ref. DC/16/1677) adjacent to the west of the site are occupied, views from these properties into the site would not change. Adverse effects would be temporary and minimised through the implementation of a CEMP.

It is not considered that people would be significantly affected by the development once operational. What will be the nature of the impact? There would be an increase in HGV construction traffic movements; increase in noise, particularly during site construction; operational traffic movements would not increase due to the development for the principal access works, as these would be generated by the consented mixed-use development adjacent to the east and west of the site and facilitated by the development. (b) Transboundary nature of the impact Will there be any potential for No. transboundary impact? (n.b. Development which has a significant effect on the environment in another Member State is likely to be very rare. It is for the Secretary of State to check Environmental Statements to decide whether there is likely to be such an effect in each case). (c) Magnitude and complexity of the impact Will there be a large change in No. environmental conditions? Will the effect be unusual in the area or No. particularly complex? Will many receptors other than people As outlined in the previous sections of this (fauna and flora, businesses, facilities) be assessment, the 2016 ES fully assessed the effects in affected? relation to the receptors listed here. The assessment concluded that with the implementation of the mitigation measures, the resultant effects would not be significant.

No additional receptors will be affected as a result of the reserved matters application. The reserved matters application falls within the previously assessed maximum quantum of development and

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SCREENING CRITERIA PROPOSED DEVELOPMENT complies with the assessed parameters in full. The baseline conditions are not anticipated to have changed to result in significant effects and therefore the effects and mitigation fully reported in the 2016 ES remains valid and no additional assessment is required.

An Ecological Mitigation Management Plan will be prepared and submitted in support of the reserved matters planning application. Will valuable or scarce features or resources No. be affected? Is there a risk that environmental standards No. will be breached? Is there a risk that protected sites, areas, No. and features will be affected? (d) Probability of the impact Is there a high probability of the effect The effects of the development can be clearly occurring? established and the probability of any effects determined with reasonable confidence. Is there a low probability of a potentially As above. highly significant effect? (e) Expected, onset, duration, frequency and reversibility of the impact Will the effect continue for a long time? Construction effects would be short term in duration and the operational effects would be long term. What will result in the onset of the impact? Development will commence following the discharge of pre-commencement conditions attached to the planning permission. Will the effect be permanent rather than Operational effects would be permanent. Construction temporary? effects would be temporary. Will the impact be continuous rather than Construction – intermittent intermittent? Operation – continuous If intermittent, will it be frequent rather Frequent. than rare? Will the impact be irreversible? Construction – Yes Operation - No Will it be difficult to avoid or reduce or No. repair or compensate for the effect? (f) Possibility of effectively reducing the impact What is the possibility of the likely impacts During the construction phase, adverse effects would arising from the Proposed Development be temporary and minimised through the being effectively reduced? implementation of a CEMP and best practice measures.

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4 CONCLUSION

4.1 This screening assessment has considered whether a reserved matters application for the proposed access works, landscaping, drainage and associated works on land at North of Horsham, West Sussex is likely to give rise to significant effects on the environment. In particular, this report has considered the findings of the 2016 ES and whether any changes have occurred which warrant further assessment.

4.2 Planning permission for the outline mixed-use development on land north of Horsham (ref. DC/16/1677) was granted in March 2018. This scheme constituted EIA development Regulation 2 10(b) and therefore was supported by an ES that assessed the whole development, including those elements subject to the reserved matters application.

4.3 During construction, the potential increases in traffic, emissions and noise will be temporary, commensurate with a typical construction site and will be within the context of the construction of the consented mixed-use development to the east and west of the site (ref. DC/16/1677). Construction phase effects would be mitigated through the implementation of standard mitigation measures through a CEMP and best practice. The reserved matters application considered within this screening report would not in itself lead to significant increases in traffic, emissions and noise.

4.4 A full EIA was completed at the outline stage which identified and assessed the effects of the wider mixed-use development at land North of Horsham, on the environment. The 2016 ES concluded that the design of the development, as well as the proposed construction phasing programme and the incorporation of the mitigation measures, has resulted in a scheme which would not give rise to any significant environmental effects.

4.5 The reserved matters application falls within the previously assessed maximum quantum of development and fully accords with the parameter plans. The baseline conditions are not anticipated to have changed to result in significant effects and therefore the effects and mitigation fully reported in the 2016 ES remain valid.

4.6 Whilst a number of additional cumulative developments, not included in the 2016 ES, have been identified no significant additional cumulative effects would be anticipated, due to the distance from the site. In addition, each of the identified committed developments have required their own assessments and mitigation to address any adverse effects and as this

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reserved matters application does not introduce further development, no further significant cumulative effects are anticipated.

4.7 It is considered that the likely significant effects on the environment were assessed and identified at the time of the principal decision and there is no change to significance as a result of the reserved matters application. Therefore, no further EIA work is necessary to support the reserved matters application.

4.8 In accordance with validation requirements, the following documents relevant to this screening assessment will be submitted in support of the planning application:

• Ecological Mitigation Management Plan; • Arboricultural Survey, Impact Assessment and Method Statement; • Surface Water Drainage Strategy; • Foul Drainage Scheme; • Compliance Design Document; • CEMP; • Land Contamination Preliminary Risk Assessment, Site Investigation, Remediation Strategy and Verification Plan; and • Archaeological Written Scheme of Investigation.

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APPENDIX 1 SITE LOCATION PLAN

KEY:

BOUNDARY OF RESERVE MATTERS

A NORTHERN RESERVE MATTERS BOUNDARY REMOVED 07.05.19 CS DN -

Mark Revision Date Drawn Chkd Appd

SCALING NOTE: Do not scale from this drawing. If in doubt, ask. UTILITIES NOTE: The position of any existing public or private sewers, utility services, plant or apparatus shown on this drawing is believed to be correct, but no warranty to this is expressed or implied. Other such plant or apparatus may also Playing Field 47 be present but not shown. The Contractor is therefore advised to undertake their own investigation where the presence Dutchells Copse Pavilion of any existing sewers, services, plant or apparatus may affect their operations.

Playing Field Drawing Issue Status FOR INFORMATION

53 36

54 Land North of horsham, 65

Drain Boundary of Principal Access Works

55 57 69 35 61 8 Central A264 / Rusper Road Access

37 28 24

58 24 Reserved Matters 5

7O 2 26 19

18 Client 87 85 ROBERT WAY

12 14 1 84

El Sub Sta ll 22 21

Play Area 20

76 31 16

7 77

12 13

94 MEADOW FARM LANE1 16

16 13

9 HATCHLANDS

80 BAILEY CLOSE 23 Date of 1st Issue Designed Drawn 79

19 25 01.05.19 CS CS 18 Offices throughout 15

108 A1 Scale Checked Approved the UK and Europe 27 11

99 4 25 1:1250 DN -

7 www.peterbrett.com 100

Reproduced from/based upon Ordnance Survey material with the permission of Ordnance Survey ® 1 Drawing Number Revision © 103 Peter Brett Associates LLP 16

on behalf of The Controller of Her Majesty's Stationery Office.112 © Crown Copyright. 3 7 104 READING Unauthorised reproduction infringes Crown107 Copyright and may lead to prosecution or civil proceedings. 25216/2001/SK030 A Tel: 01189 500 761

Licence No. 100020449 Year of Publication 2014 Owner/Purchaser of Mapping RYDERS WAY Channells 113

Brook 11 Motte and Bailey user name: shaw, chris File Location: j:\25216 north horsham\00 - detailed design\03 - cad\dwgs\sketches\25216_2001_sk030a.dwg

APPENDIX 2 LAND USE PARAMETER PLAN

Liberty Property Trust UK Ltd. Track

106.1m Allingham Wood

Pond

Track

Issues

Track Pond

Path (um)

Allingham Farm

Water Bakehouse The Knob Pond Northlands Farm Path (um) Barn Path (um) Path (um) Northlands Cottage Issues South Lodge Track Great Brookhurst Gill Path (um)

Cox Farm Copse Issues WIMLANDS LANE Mile Post

Issues 110.8m Pond

Path (um) Hilltop Farm Guide Post

Conveyor 120.0m 108.8m Track

Path (um) Wimland Farm Track FB Path (um) Issues

Track FB 118.4m Wimland Cottages 33 34

Track Path (um) Path (um)

Path (um) Track 108.3m

Track Issues 79.0m Graylands Plantation

Tanks Track Issues

Pond Drain Issues

Track

Track CR

Path (um)

Morris's Wood WIMLAND HILL

Track

ED & Ward Bdy Path (um) Drain Northland Copse 114.6m Breakey Gill

Track Drain Track Path (um) Path Bakehouse Copse

Track Issues Mast Issues

Pond Lower Rapeland Plantation Copse Bakehouse 93.9m

Track Track Orchard Copse

Pond Hurst Hill

Drain Tank Graylands Issues El Track Sub Hurst Wood Sta Track Horsehead Gill Drain

108.2m

Tank Track Issues

Track Track Kiln Track Furzefield Copse Issues

Track Signal Post Wind Pump Issues (disused)

Morris Wood Ten Acre Gill

Track FB Graylands Lodge 103.9m Track

RAPELAND HILL RAPELAND Track 85.5m

76.4m Track

Track

RUSPER ROAD Tank

WIMLAND ROAD

Drain 74.4m Hawksbourne Wood

CR Pond ED & Ward Bdy

OLD HOLBROOK

Path (um) 80.6m Warren Wood Track Track

LANGHURSTWOOD ROAD Track Drain Ponds Drain Pond FB Pond Cedar Farm Track Bush Copse Pond Boldings Brook

ED & Ward Bdy Track Pond Holbrook Gill Pond Little Brick Works Bakehouse Copse Old Hawkesbourne Farm

Budds Cottage

Pond Pond Hawkesbourne House

The Dairy

Pond Pond Pond

Pond Leaside Cottage The Granary

Old Hawkesbourne

Pond Greenbroom Copse Pond Budd's Farm

Path (um) Signal 69.6m The Lodge Post 56.9m Graylands Budds Farmhouse Copse Drain

Pond Spring Benson's Cottage Pond Bramblehurst Track Pond Track

69.4m

Langhurst Seagraves Copse Track Moat Cottage Pond 70.3m

Wealdon

El Holbrook Plantation Sub Sta

Path (um)

The Castle BENSON'S LANE Earthwork

ED & Ward Bdy

Midsummer Ponds Barn CR

Meadowview

Cottage Ponds Northlands Cottage 6 55.9m Haybarn

Cottage 70.3m 8 Southlands Graylands 3 Cottage Farm Stable Cottage

Benson's House 1 Graylands Farm Warnham Issues

Station Cottages 2

Frog and Nightgown

(PH) Subway

LANGHURSTWOOD ROAD LB Benson's STATION ROAD Farm

46.0m 18 Royal Oak Cottage SP 13 Mast 8 6 67.3m 2 1b Castle Copse 1a 1

48.5m TCB LB 49.2m

MERCER ROAD Path (um)

Tockholes

Lower Gate House

Path (um)

Pond

Signal Post

Benson's Pondtail Farm Farm Cottages

Drain

66.3m

Mile Post

33.75

ED & Ward Bdy

Issues

Boldings Brook

Pondtail

House Pond

Signal Post

Pondtail

Cottage

Abbotslea Brook House

WIMLAND ROAD

Brook Barn

Home Farm Channells Brook

King's Farm House Sunnybrook Farm

BROOK LANE

MP 35.25

Path 64.2m

WESTONS CLOSE Sl

Brook Lane 5

Posts 15 22 13 1

23 Pond 17 CR 27 FB 14

Greenleas 26 29 Mayfield Pond House

DURFOLD ROAD

3 DURFOLD ROAD 8 FB 18

11 7

19 El Sub 36

Sta Play Area 33

26 37

23 Kingsley 14 Clyst Hayes The Pines 30 19

13 15 Drain 20

Bryher 32 BROOK LANE

14 Park Farm 10 PONDTAIL DRIVE 4

Blencathra SKYLARK VIEW 24

Beech House

7 27 2

12 4 10

5 9 Issues 153 153A FB A 264 3 8 63.5m 1

4 33 NUTHATCH WAY Beechfield CLOSE BARN BAKEHOUSE 10 8 GP 5 5

1 12 1 64.3m ED & Ward Bdy Mile Post 34 13

Playground 26 1 46 12

DRIVE Playing Field

CR 47 6 28

GREENFINCH WAY 7 42 Dutchells Copse Pavilion

Pond 28A 14 43 HAYBARN 77.8m 18 155 Rose Cottages

Oakhurst 8

6 12 23

42 Playing Field Beech 2 7

Rise

32 NORTHLANDS ROAD CLOSE BULLFINCH CLOSE Nutfield 9

Drain 1

A 264 1 159 24 21 27

39 53 Ballyfeard 36 10 18 11 PONDTAIL ROAD CRAWLEY ROAD 1

Drain Willows CLOVERS WAY Oakcroft 20 10

Northlands 11 25

1 14 33 House 54 CHAFFINCH Clovers

Play 29 65 Area

29 12 10

WREN CLOSE

El 11 151 18 66 Sub Ward Bdy 28 163 Sta 10 Dalquieth Drain GOLDFINCH PONDTAIL ROAD 12 2 161 13 28 14 15 South 55 5 20 Lodge 32 57 69 LB 35 61 8 18

5 31

37 28 24

CLOSE 41 Level 23

PARK FARM CLOSE Ryder's Farm 23 24 Crossing

5 58

6 147

4 5 33 7O

2 13

19 35 THE CASTLE 26 68.2m

20 2

3 1 18 1

7 15

5 Holbrook Tythe Barn

87 ROBERT WAY & Recreation Centre 85

12 14 1 84

14 El Sub Sta

The 88

Playground El Sub Sta ll 22 Cottage 21 10 CR 18

1 13 Play Area 20

PARK FARM ROAD 12

Boldings Brook

8 10 82

16 15 6

28 13

14 7 77

8 12

16 13

94 1

QUARTERBRASS 11 MEADOW FARM LANE 16

24 1 40 16 13 141 9

HATCHLANDS

Golf Course 80 BAILEY CLOSE 23

Und

1 Bowling Green

79 19 25 18

FARM ROAD ROPELAND WAY

QUAIL CLOSE 15 1 5

108 12

5 11 9 Fivensgreen 27

99 4 RUSPER ROAD 75.6m 25

14 7

100

142

1 2

103

Warnhamplace 5 112

3 7 Tank Farm 104

24 8 107

32 6 139

1 RYDERS WAY Channells OLD CRAWLEY ROAD BLOOR CLOSE Games Court 113

22 Brook 11

4 Motte and Bailey 4

4 LB

WAGTAIL CLOSE

29 137 133

116 Club

Games Court 6 Pond 10 Roffey Place

1 130

2 GIBLETS WAY

138 37 Warnham 125

30 124 38 36 117 (Christian Training Centre)

39 WINTERBOURNE Newhouse Place 122 15

5 8 Farm 1 135a 52 Farm 2 AVEBURY CLOSE 72.2m

11 17

10 3 17 121

31 44 134 Pool COTTINGHAM AVENUE 2

2 33 Warnhamplace LEMMINGTON WAY 5

136 47 GIBLETS WAY 21 Farm Cottage Oaklands 5

17 2 28 54 1 New Barn 34 46 27 Track

PONDTAIL ROAD 1 Playground 9 El Sub Sta 53 23 1 2a 6 GVC

10 13

22 60 El Sub Sta 9 9

6 Path (um)

34 ED & Ward Bdy

17 1to12

Track OLDBURY CLOSE 7 Holbrook Holbrook Meadowgate

129 Pond

15 LEMMINGTON WAY 9 Youth Centre 2

28 El Sub Sta 1 Primary School 20

Gas Govn 13

NYMANS CLOSE 1 to 12

39 24

130 19

62 9 Sinks 20

61 8 1 1 31

3 14

26 16A

Westlake House 1 4

1a 8

33 1

18 5 29 25 Chennells Brook 5 51.6m 51 55

LB 10

Cottages 6 Millpond 30 19 80 Playground GIBLETS 49 127 24 Plantation The Oaks 73

1 7 6 NORTH HEATH LANE 23 15 El Sub Sta A 264 1

Signal 10 LONGFELLOW CLOSE LANE 27 HOLBROOK SCHOOL LANE WORDSWORTH PLACE 47

Post 23 CR

25 BARTHOLOMEW WAY 4

19 11 56 16B

65 12 14 12

18 3

17 11 5

29 17 to 20 20

1 9 4

KEATS CLOSE

17 7

16 6 28

68 26

13 21 8

78 16 3 Drain CAVENDISH CLOSE 9

1 3

24 19 26 11

28 22 Def

PRIMROSE COPSE 12

1 CH

21 5 1

PETWORTH DRIVE SHOTTERMILL 15

121 FB

49.1m 5 17 20

14 17 Newhouse Business Centre 41

7 67 43 5 Def 67 1

119A

3 Chennells Brook Farm 30 12

BIGNOR CLOSE 1 12 13 CF

North 15

9 14 70 11 26 119 Channellsbrook ED & Ward Bdy Track 21

Heath El Sub Sta 9 15

25 31 Bridge 68 6

12 18

BURNS 20 22 28 Copse 19

76 5 Pond 13

12 7 32

117 Und

45.3m 55 12A 16 13

STANDEN PLACE 37

7 14 23 CLOSE

7 Waterside Def 87 71.5m 11

40 5 Pond

17 Pond 6

9 73

24 11 17 20 Playground

PRIMROSE COPSE 36 18

88 10

45 2 7

28 CB

KEATS CLOSE 39

74 29

3 1

16 64

76 47 Chennells Brook Lodge 18 Track

10 Chennells Brook Barn Play 36

13 Mile Post 50 25

DUTCHELLS Area

86 10 8

34.25 113 62

43 32

COPSE 6 35 70 Playground 45 20 2 10 36

4 12 70 30

68 37 40

8 6

46 14 16 55 34

90 8 9

66 9 22 51

8 1 20 66 24 45 73

5 34 Woodlands 92 64 33 Sinks

6 38 Farm 94 22 1

8 UPPARK GARDENS Nursery 62 49 11

7 75 48

96 7

35 53 98 11 39 109 39 3 Drain

23 CB 33

Signal 100 26 24

Play Area 44 3 Issues

Post

26 1 47

1 El Sub Sta 30 47 DUTCHELLS COPSE

34 70 Keepers Lodge

LANYON CLOSE 29 45 58A TENNYSON CLOSE

55 2

27 GVC

9 33 Und 1

37 MP 36 9 25 Drain 1

1 Surgery

5 11 11

7 25 15 38 1 Moorhead 5

7 5 27 Drain Farm

46 6

103 53

COOK ROAD COOK

21 23

41 40 LB 84 11 HIGHDOWN WAY 41 57 73.3m 56 SP

42.2m 112 21 43 Path (um) 1

95 TYLDEN WAY

39a 9 Drain Moorhead Drain 12 8 12 3 80 Playground 30 El Sub Sta Farm 10 El Sub Sta

North Heath Copse 1 13 to 37 Drain 38 to 44 14

67 36 11

2 Ward Bdy

Development Boundary Mixed Use (Includes Retail, Food Store, Leisure, Parkway Station Play Areas (including buffers) Community, Residential and Other Uses)

Residential Cemetery Existing Commercial Woodland

Commercial Allotments (including parking) Sport Hub Water Course

Education Green Infrastructure Education Expansion

Project Drawing Land North of Horsham, Parameter Plan: Horsham, West Sussex Land Use Scale Drawn By 1:5000 @ A1 AWW Date Drawing No. May 2016 2153A - 100N design 0 100 200 300 400 500 bdb Land North of Horsham Church Barn, Milton Manor Farm, Ashford Road, Canterbury, Kent. CT4 7PP t: 01227 456699 www: bdb-design.co.uk P:\Horsham\drawings\2153A-100 Land Use.dwg, 06/02/2018 15:20:54