Appendix 2.12 Soil, Geology and Land Use

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Introduction

This section reviews the available baseline information on soil, geology and land use for the Borough of and the Districts of South and . This includes issues such as soil type, mineral development and development on contaminated land.

Policy Review

National plans, programmes and environmental protection objectives Key Objectives Key Targets The First Soil Action Plan For : 2004- 2006 (Defra, 2004) The Action Plan contains 52 actions on issues The following actions are relevant to planning: ranging from soil management on farms to soils • DEFRA will work with other Government in the planning system, soils and biodiversity, Departments and Agencies and other soil contamination of soils and the role of soils in data users, to develop and provide better conserving cultural heritage and landscape. access to information on soils; All of the actions make a step towards more • DEFRA will work with partners to develop a sustainable soil use and protection. It sets out consensus on the procedures needed to a widely accepted way of understanding the give soils appropriate protection during the benefits provided by soil in terms of the key planning process. Good practice guidance functions that soil performs. The key soil has been issued in April 2004 (see below). functions may be summarised under the following headings: • Providing a platform for development; • Playing a key role in natural systems such as environmental buffering; • Supporting ‘food and fibre’ production; • Contributing to biodiversity by supporting habitats on and in soil; • Providing a source of raw materials such as peat and clay; and • Recording and protecting cultural heritage. Planning for soil: Advice on how the planning system can help to protect and enhance soils (SNIFFER, April 2004) The guidance recognises that soil has never Actions which the development planning system had direct protection from the planning system. can take: The advice note aims to help planning • Soil issues should be considered during the authorities address soil issues in forward process of developing plan policies. Soil planning and development control. The should be included as a criterion in SEA. guidance sets out how development activities • Plans should include high level plan can have effects on soil properties and soil policies on soil setting out a commitment to functions. the protection and enhancement of soils as part of a wider sustainable approach to development. • Strategic development plan proposals should include consideration of their likely effect on soil and soil function. • Soils should be included as a criterion within more detailed development plan policies. • Outline guidance should be provided for developers to ensure that soil is considered as a factor throughout the design and implementation of a project.

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National plans, programmes and environmental protection objectives Key Objectives Key Targets Planning Policy Statement 9 – Biodiversity and Geological Conservation (ODPM, 2005) PPS9 sets out planning policies on protection of Key Principles: biodiversity and geological conservation* • Development plan policies/planning through the planning system. Published in decisions should be based on up-to-date August 2005, it replaces PPG Note 9 on nature information about the environmental conservation. characteristics and geological resources of the area. LAs should assess how they can *In the context of this PPS, geological sustain and enhance these resources; conservation relates to sites designated for • LAs should give appropriate weight to geology and/or geomorphological importance.” designated sites of international, national and local importance, and to geological Objectives: interests within the wider environment; • To promote sustainable development by • Plan policies should promote opportunities ensuring geological diversity is conserved to incorporate beneficial geological features and enhanced; to ensure policies and in development design; decisions relating to landuse integrate • Planning decisions should prevent geological diversity with other significant harm to geological conservation considerations; and interests. If significant harm cannot be • To conserve, enhance and restore the prevented, adequately mitigated against, or diversity of England’s geology, by sustaining compensated for, planning permission and where possible improving the quality should be refused; and and extent of geological/geomorphological • LDFs should indicate the location of sites; the natural physical processes on designated sites of importance for which they depend. geodiversity, making a clear distinction between the hierarchy of international, national, regional and locally designated sites. Farming and Food Strategy 2002 (Defra, 2002) Overarching aim is to promote a competitive and efficient farming and food sector which protects and enhances the countryside and wider environment, and contributes to the health and prosperity of all r communities. Objectives Key principles for sustainable farming and food now and in the future: • Support the viability and diversity of rural and urban economies and communities; • Respect and operate within the biological limits of natural resources (especially soil, water and biodiversity); • Achieve consistently high standards of environmental performance by reducing energy consumption, by minimising resource inputs, and use renewable energy wherever possible. National Housing Policies Summary Summary of a number of policies including: Green Paper published by the Government (2000); Housing Policy Statement (2000); Urban White paper; Rural White paper; the National Strategy for Neighbourhood Renewal and the Planning Policy Guidance note for housing (PPG3) and a Communities Plan 'Sustainable communities: building for the future' (2003) Provide a better balance between housing Substantial new house-building programme in supply and demand throughout the country, London and the South-east, including the while protecting the countryside and sustaining ' and South ' area existing towns and cities

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Regional plans, programmes and environmental protection objectives Key Objectives Key Targets

Regional Environmental Strategy ( Regional Assembly, August 2002) Use minerals prudently A Flourishing Region - Regional Economic Strategy for the East Midlands 2006 – 2020 (East Midlands Development Agency, 2006) Ensure environmentally sensitive developments Provide 60% new housing on previously developed land and through conversion of existing buildings by 2021 Draft East Midlands Regional Plan (East Midlands Regional Assembly, 2006). Part 2: Milton Keynes - South Midlands Sub-Regional Strategy To achieve a major increase in the number of • The potential up to 2031 for an additional new homes provided in the area, meeting 71,000 dwellings in the Northampton area needs for affordable housing and a range of under the preferred spatial strategy to types and sizes of market housing match the employment growth. To locate development in the main urban areas • Regenerate existing urban centres to support urban regeneration of deprived integrating land uses and transport and areas, recycling of land and sustainable protecting and enhancing the environment. patterns of travel East Midlands Integrated Regional Strategy (East Midlands Regional Assembly, 2005) To promote and ensure high standards of sustainable design and construction, optimising the use of previously developed land and buildings East Midlands Urban Action Plan 2005-2011 (East Midlands Development Agency, 2005) Encourages actions to help provide quality employment sites on previously developed land and supports the creation of a sustainable and sequential land supply for new businesses and residential use in the urban areas.

County level plans, programmes and environmental protection objectives Key objectives Key targets Northamptonshire County Structure Plan 1996- 2016 (Northamptonshire County Council, 2002) Manage assets and resources by conserving In Northamptonshire, 35% of housing to be built environmental assets, minimising impact on on previously developed/brownfield land by natural resources and optimising the use of 2008. brownfield land

Conflicts/synergies between LDF Core Strategy and soils/geology policy

• Development can cause potential conflicts with sites valued for nature conservation and can lead to loss and degradation of soils. Development plan policies can help provide protection by ensuring mitigation is provided. • Plan should include a high level policy on soils and more detailed development control policies. • When allocating new land for development it is important to find new uses for existing buildings, to ensure that best use is made of the existing building stock. • Sustainable design and construction targets are crucial in terms of reducing the amount of new building materials needed (especially given the growth agenda in the area). • Include a target in the LDF on amount of development on previously developed land.

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Soils

The following information is taken from the Environment Agency's 2004 report on The State of Soils in England and Wales unless otherwise stated. Soil is the physical material that covers much of the earth’s surface and serves a number of purposes such as: • Providing a platform for development; • Playing a key role in natural systems such as environmental buffering; • Supporting ‘food and fibre’ production; • Contributing to biodiversity by supporting habitats on and in soil; • Providing a source of raw materials such as peat and clay; and • Recording and protecting cultural heritage.

Healthy soil is vital to a sustainable environment and an essential resource for life and human activity can have had a significant impact on any soil type through the: • Loss of soil structure; • Soil erosion and soil wash off; • Land take and direct loss of soils; • Contamination; and • Acidification and the loss of biodiversity.

The extended timescales over which soils are formed means that they should be regarded as a non-renewable resource. At the same time, they are a fragile resource, being particularly vulnerable to contamination, compaction and erosion by wind or water. The East Midlands region (excluding the Peak District) has 11 different soil sub-groups. The main soil types in there region are clay loams and sandy loams. Whilst these soil types are good for agriculture when drained, the significant areas of clay topsoil can lead to management problems (LUC, 2006). Pelosols are the main soil type in Northamptonshire, which are classified as deeply cracking clay soils. There are nine major soil types in England and Wales which are presented Figure A2.12.1.

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Figure A2.12.1: Distribution of the major soil types in England and Wales

Source: National Soil Resources Institute cited by the EA, 2006

Agricultural Land Classification

The soils of the East Midlands region are a reflection of the area’s geology, geomorphology, landscape, climate and vegetation. 47% of the region is classified as “best and most versatile agricultural land” (Grades 1, 2 & 3a) compared to 39% across England. The region also has a significant percentage of the national resource of Grade 1 agricultural land. These most important types of soils need to be valued as a resource and protected (EMRA, 2006). Figure A2.12.2 shows the spatial distribution of Agricultural Land Classifications in Northamptonshire (referred to in the figure as the Southern Sub-Area); the information has been taken from the Sustainability Appraisal of the Draft East Midlands Regional Plan prepared for the East Midlands Regional Assembly by Land Use Consultants (2006).

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Figure A2.12.2: Agricultural Land Classifications in Northamptonshire

Source: LUC, 2006

Figure A12.2 shows the majority of Daventry and Districts have an agricultural land classification of Grade 3. Northamptonshire Borough and Daventry have a soil classification of “Urban”. More information is needed regarding whether the land classed as Grade 3 is Grade 3a (i.e. the areas considered to be the best and most versatile agricultural land (along with Grades 1 and 2)).

Geology

The majority of Northamptonshire is underlain by Jurassic sedimentary strata. However, there are some areas of Quarternary glacial sands, gravels and till and alluvial deposits found in the main tributary valleys of the . The Jurassic strata are composed of two rock series: Lias Clays (lower, middle and upper) and Oolitic Series (which includes limestone, ironstone, and Northamptonshire sands).

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The youngest rock strata in the county are the Oxford Clays, which are found to the south- east, in the district of South Northamptonshire.

The National Radiological Protection Board (NRPB) has undertaken a nationwide geological assessment for radon, which has indicated the probability that 1-3% of houses in Northamptonshire exceed the action level for radon protection (see Figure A2.12.3). Basic radon protection measures should therefore be provided in the construction of new dwellings.

Figure A2.12.3: Radon Affected Areas in England and Wales

Source: Health Protection Agency (2006)

Mineral Development

Regionally, the East Midlands are well resourced in terms of mineral wealth with sand, gravel and hard rock. Minerals extraction and development within the county of Northamptonshire includes sand and gravel, limestone, ironstone and recycled aggregates. Sand and gravel are by far the most economically important mineral resource in the county; the majority of these deposits are extracted from the Nene Valley. The north and north- eastern parts of the county support mineral extractions of limestone (crushed rock). Ironstone deposits are also found across Northamptonshire. Secondary and recycled aggregates are estimated to contribute 10% of the county’s overall aggregate consumption.

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Emerging issues in the Minerals Local Development Document include the long term (after circa 2020) development of options for sand and gravel extraction within the Nene Valley. Significant sand and gravel abstraction has taken place along areas of the Nene Valley which has resulted in a dramatically changed landscape (Northamptonshire County Council, 2006). The sand and gravel pits have become a valuable resource for nature conservation with some designated for their nature conservation importance (e.g. the Upper Nene Valley Gravel Pits). However, the Northamptonshire Mineral and Waste Local Plan is encouraging a move away from further mineral extraction in the county’s river valleys, particularly the river valleys of the Nene, Welland, Tove, Ise, and Great Ouse. The Northamptonshire Minerals Local Plan (adopted May 2006) has identified a number of areas for mineral extraction on the Proposal Map that accompanies the plan. The following areas have been identified within the South Northamptonshire and Daventry Districts (no proposals lie in the Northampton Borough): • South Northamptonshire District: , , and Milton. • : Dodford.

Contaminated Land

The term 'Contaminated Land' is defined by the Environment Protection Act 1990 as land that is contaminated to such an extent that it poses an unacceptable risk or threat to human health or the environment.

Daventry District

The following information has been taken from Daventry District Council’s Statutory Contaminated Land Strategy Framework Document (2000). Like many other urban areas, Daventry has a long history of industrial development. During the 20th Century, industries based in the urban areas either moved out or closed down leaving large areas of brownfield sites within town. There has also been an increase in the amount of waste produced over time which has required landfilling. The landfills and the brownfield sites give rise to the potential for contaminated sites within the district. No information was available from the Council at the time of writing regarding the number of contaminated sites within the District.

South Northamptonshire District

South Northamptonshire is a rural district with farming constituting the main activity. However, there are approximately 1500 other business in the area ranging from individual enterprises to larger industrial units/factories. According to the Contaminated Land Strategy for South Northamptonshire District (2003) there are 17 processes currently listed under the Environmental Protection Act Part I (B), these include: petrol stations, engineering works, wood processes, animal feed processes and paint spraying. In addition, there are three processes which fall under the Environmental Protection Act Part I (A). There are 81 former waste management facilities in the district, six of which were operational prior to the licensing of such sites. Of these waste management facilities, nine are currently operational.

Due to the rural nature of the district, the contaminated land issues are different from those in other areas of the county which have more industry. Issues relating to land contamination from agriculture include the use of chemicals and fertilisers on the land to

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increase productivity. In addition, buildings that once were used for past industries such as tanneries, abattoirs and breweries, have in some cases been converted into homes and workplaces.

According to the Environmental Protection Department at South Northamptonshire District Council there is only one site in the district that has received a notification under the Environmental Protection Act 1990. The site is Gayton Landfill, Gayton, which is in the process of being remediated.

Borough of Northampton

Like many other urban areas, Northampton has a long history of industrial development. The town has particular associations with the tanning and footwear industries, with a particular concentration of activity in the north eastern quarter of the Central Area. This long industrial history has the potential to result in ground contamination which may require remediation before the land can be redeveloped.

A great deal of land has already been remediated and redeveloped in Northampton. Planning conditions are imposed to ensure that sites are properly investigated, and appropriate clean up works carried out to make the land 'suitable for use'.

According to the Environmental Health Department of Northampton Borough Council there are no “contaminated land” sites under Part IIA of the Environmental Protection Act 1990 within the Borough.

The Environmental Health Department is continuing to implement its Contaminated Land Strategy and will provide advice on planning applications where contaminated land is an issue.

Land Use

The East Midlands is predominantly a rural area. However, from 1991 to 2016 the region is expected to accommodate a further 4.4 million new households. It is predicted that this will lead to the conversion of 21,100 ha from rural to urban landuse, resulting in a significant loss of the region’s soil resource (DEFRA, 2006). Figure A2.12.4 shows that the East Midlands falls below the national average when it comes to housing being built on previously developed land.

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Figure A2.12.4: Housing built on previously developed land in 2001 (EA, 2004)

The Northamptonshire County Structure Plan has set a target that 35% of new housing is built on previously developed land.

Daventry District

The Annual Monitoring Report for the period 2005-2006 recorded that 64% of new/converted dwellings were built on previously developed land (Daventry District Council, 2006), which is above the county target.

The Government has set a target of achieving housing densities of 30-50 dwellings. In Daventry District 71% of completions occur at a density of 30 dwellings per hectare or above (Daventry District Council, 2006).

South Northamptonshire District

The statistics for South Northamptonshire exclude the area referred to in the Annual Monitoring Report as Grange Park. The Annual Monitoring Report for the period 2005- 2006 recorded that 44% of dwellings were built on previously developed land (South Northamptonshire Council, 2006), which is above the county target. However, figures from previous years showed higher rates of development on brownfield sites (2001-2002: 54%; 2002-2003: 59%; 2003-2004: 59%, 2004-2005: 50%).

The 2004-2005 monitoring report presents the first year of data for which housing density information has been collected. The report shows that the average housing density of new development is 23 dwellings per hectare, which is below the national target.

Borough of Northampton

The Annual Monitoring Report for the Borough showed 79% of new homes were built on previously developed land (NBC, 2006).

Data collected between 2000 and 2005 showed that Northampton Borough consistently met the Government’s target of 60% of new homes being built on brownfield (NBC, 2005) and lies above the target of 35% set by the county.

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At present, data on the dwelling density of new developments is not available for the Borough.

Sources of Data • DEFRA (2006) http://www.defra.gov.uk/erdp/docs/emchapter/em12/em123.htm • Daventry District Council website (Contaminated Land pages) http://www.daventrydc.gov.uk/atoz/contaminated/index.shtml • Daventry District Council (2000) Statutory Contaminated Land Strategy Framework Document • Daventry District Council (2006) Annual Monitoring Report 2005-2006 • East Midlands Regional Plan Sustainability Appraisal – Scoping Report (April 2005) • East Midlands Regional Assembly (2006) http://www.emra.gov.uk/a4e/land/soils.asp#targets • Environment Agency (2006) http://www.environment- agency.gov.uk/commondata/103196/1- 2a_soils?referrer=/yourenv/eff/1190084/land/soil/ • Environment Agency (2004) The State of Soils in England and Wales http://www.environment-agency.gov.uk/commondata/acrobat/stateofsoils_775492.pdf • Health Protection Agency (2006) http://www.hpa.org.uk/radiation/radon/radon_maps/index.htm • JFA (2005) SEA/SA: Scoping report for the Northampton Implementation Area Core Strategy • LUC (2006) Sustainability Appraisal of the Draft East Midlands Regional Plan (prepared for the East Midlands Regional Assembly) • NBC (2006) Local Development Framework – Annual Monitoring Report 2005-2006 • Northampton Borough Council website (Contaminated Land pages) http://www.northampton.gov.uk/site/scripts/documents_info.php?categoryID=3158&d ocumentID=272 • Northamptonshire County Council (2006) Northamptonshire Minerals and Waste Development Framework Sustainability Appraisal Environmental Report Development and Implementation Principles Supplementary Planning Document July 2006 • Northamptonshire County Council (2006) Northamptonshire Minerals Local Plan - Adopted May 2006 - http://www.northamptonshire.gov.uk/NR/rdonlyres/6FA1D142- 7DA2-49C2-A438-6556B6DD36DD/0/AdoptionAdoptedPlan.doc • Northamptonshire County Council website (Minerals Local Plan pages) (http://www.northamptonshire.gov.uk/Environment/Minerals/MLP.htm) • South Northamptonshire Council (2006) Annual Monitoring Report 2005-2006 • South Northamptonshire Council (2003) Contaminated Land Strategy http://www.southnorthants.gov.uk/Contaminated_Land_Strategy.pdf

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Data Gaps • Data is needed on which parts of land in the districts/borough are classified as Grade 3a (best and most versatile land). • The number of contaminated sites within the District of Daventry. • Dwelling density (dwellings per hectare) for new developments in the Northampton Borough. • Information regarding the amount of available brownfield land for development in each area.

Trends • Data collected between 2000 and 2005 showed that Northampton Borough consistently met the Government’s target of 60% of new homes being built on brownfield (NBC, 2005). • The Northamptonshire Mineral and Waste Local Plan is encouraging a move away from further mineral extraction in the county’s river valleys, particularly the river valleys of the Nene, Welland, Tove, Ise, and Great Ouse, which will lead to a decrease in mineral extraction activities in these areas. • South Northamptonshire District Council has only one site in the district that has been notified as contaminated under the Environmental Protection Act 1990, which is in the process of being remediated. • The Annual Monitoring Report for the period 2004-2005 recorded that 50% of dwellings were built on previously developed land (South Northamptonshire Council, 2005), which is above the county target. However, figures from previous years showed higher rates of development on brownfield sites (2001-2002: 54%; 2002- 2003: 59%; 2003-2004: 59%).

Soils and Geology Issues Identified • Emerging issues in the Minerals Local Development Document include the long term (after circa 2020) development of options for sand and gravel extraction within the Nene Valley. • Information provided by South Northamptonshire District Council and Northamptonshire Borough Council indicates that neither area have a problem with contaminated sites; SNDC reporting one site which is in the process of being remediated, and NBC reporting no contaminated sites in their area. However, no information was available from Daventry District Council.

• The East Midlands is predominantly a rural area. However, from 1991 to 2016 the region is expected to accommodate a further 4.4 million new households. It is predicted that this will lead to the conversion of 21,100 ha from rural to urban landuse, resulting in a significant loss of the region’s soil resource (DEFRA, 2006). The East Midlands falls below the national average when it comes to housing being built on previously developed land.

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• Daventry District’s Annual Monitoring Report for the period 2004-2005 recorded that 53% of new/converted dwellings were built on previously developed land, which is above the county target. The Government has set a target of achieving housing densities of 30-50 dwellings. Daventry District has achieved a net density of 35 dwellings per hectare (Daventry District Council, 2006). • South Northamptonshire District Council’s Annual Monitoring Report for the period 2004-2005 recorded that 50% of dwellings were built on previously developed land (South Northamptonshire Council, 2005), which is above the county target. However, figures from previous years showed higher rates of development on brownfield sites (2001-2002: 54%; 2002-2003: 59%; 2003-2004: 59%). The report shows that the average housing density of new development is 19 dwellings per hectare, which is below the national target.

Implications for the plan and the SA

The plan needs to consider how development will affect soils and the best and most versatile agricultural land. The availability of brownfield sites to enable development on brownfield sites as opposed to greenfield sites may be a key issue. The balance between high density development and local character requires careful deliberation.

Suggested SA Objectives and Indicators

SA objectives SA indicators / appraisal questions. Will the plan lead to… Reduce land contamination, and • The remediation of contaminated sites? safeguard soil and geological quality • Levels of development on brownfield sites that are and quantity. above the national target of 60%? • Development that protects soil processes and functions? • Development that protects sites valued for their geological characteristics?

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