Prepared by Pegasus Planning Group on behalf of Persimmon Homes | May 2012 | P.0747 Fugglestone Red, ENVIRONMENTAL STATEMENT NON TECHNICAL SUMMARY

Pegasus Planning Group

CONTENTS

Introduction 4 Assessment Approach 5 Cumulative Effects 5 Application Site Description 7 Application Site 8 Proposed Development 8 Alternatives 13 Socio Economics 14 Ecology & Nature Conservation 14 Landscape & Visuals 18 Archaelogy & Cultural Heritage 22 Agricultural Circumstances 23 Transport & Access 25 Air Quality 27 Noise & Vibration 28 Hydrology, Drainage & Flood Risk 29 Ground Conditions 29 Conclusion 31

Pegasus Planning Group

Ref: P.0747 Date: MAY 2012

COPYRIGHT: The contents of this document must not be copied or reproduced in whole or in part without the written consent of Pegasus Planning Group. FUGGLESTONE RED, SALISBURY

INTRODUCTION

Persimmon Homes Ltd (the “Applicant”) is seeking to While the second application considered is described as: obtain planning permission for a residential-led mixed “LAND NORT WEST OF THE AVENUE, SALISBURY” use development (the “Proposed Development”) at Fugglestone Red in Salisbury, . “PROPOSED NEW CEMETERY WITH VEHICULAR ACCESS FROM THE AVENUE” An Environmental Statement (ES) has been prepared in support of two planning applications submitted on The two sites cumulatively are hereafter referred to as adjacent sites. The first planning application considered is the Application Site and have been considered together described as “ for the purposes of the environmental assessment. The Application Site is situated within the administrative area “LAND TO THE NORTH WEST OF FUGGLESTONE RED of Wiltshire Council (WC). AND BEMERTON HEATH, SALISBURY” This document comprises a non-technical summary “PROPOSED MIXED USE DEVELOPMENT COMPRISING (NTS) of the ES. The ES presents the findings of the RESIDENTIAL (UP TO 1250 DWELLINGS), EMPLOYMENT Environmental Impact Assessment (EIA) which was (8 HECTARES OF B1, B2), LOCAL CENTRE (CLASSES A1 undertaken in conjunction with the design process for the – A5) COMMUNITY USES (CLASS D1), PRIMARY SCHOOL, Proposed Development and various supporting studies, PUBLIC OPEN SPACE, LANDSCAPING, PEDESTRIAN which have informed the design. LINK TO FUGGLESTONE RED BY DEMOLITION OF EXISTING HOUSE, DEMOLITION OF FARM BUILDINGS The full findings of these studies and of the overall ES VEHICULAR LINK TO BEMERTON HEATH AND 2 No. are presented in a comprehensive set of documents that VEHICULAR ACCESSES OFF ROAD.” can be viewed at the offices of WC. Additional copies of the NTS (no charge), ES Volume 1 (£75 plus postage) and the Technical Appendices (£150 plus postage), are available from Pegasus Planning Group, Pegasus House, Querns Business Centre, Whitworth Road, Cirencester, Glucestershire, GL7 1RT. Telephone: 01285 641717. The complete ES can also be obtained in CD format for £10 from the same address.

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ASSESMENT APPROACH CUMULATIVE EFFECTS

The purpose of EIA is to identify and assess the likely Effects that result from incremental changes caused by significant effects of the Proposed Development on the other past, present or reasonably foreseeable actions environment for both the construction and operational with a Proposed Development are known as cumulative phases of the Proposed Development. The ES provides effects. There are two main types of cumulative effect: data to identify and assess any environmental effects • Combined effects on a particular receptor or resulting from the Proposed Development which are likely individual effects from the Proposed Development, for to be of significance and provides a description of the example, noise, dust and visual effects; and measures proposed in order to avoid, reduce or remedy, if possible, significant adverse effects. • Effects from several developments, which individually might be insignificant, but when considered together The EIA Regulations stipulate that an ES should, there could be a significant effect. where possible, identify, describe and assess the likely significant effects of a development on the environment. The likely effects of the Proposed Development together Therefore this ES identifies and assesses the likely with the proposal for the Old Sarum Academy, the UKLF significant effects of the Proposed Development in Site and the land north of Wilton Road which is identified relation to both the construction and operational phases for four hectares of employment development have been of the Proposed Development. Environmental effects have assessed by the relevant technical specialists to establish been evaluated with reference to definitive standards the likely significant cumulative effects. The locations of and legislation where available. Where it has not been these schemes is identified overleaf. possible to quantify effects, qualitative assessments have been carried out, based on available knowledge and professional judgement.

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SCHEMES CONSIDERED IN THE ASSESSMENT OF CUMULATIVE EFFECTS

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APPLICATION SITE DESCRIPTION

The Application Site is located in Salisbury approximately 4km to the north-west of the city centre. The surrounding landscape is formed by a number of river valleys and prominent ridgelines which converge at the city centre. The Application Site is bound to the north by Devizes Road (A360), to the east by existing residential development at Fugglestone Red and Bemerton Heath. To the south the Application Site is bound by Sarum Academy and agricultural land, while to the west the boundary is formed by the The Avenue.

In the wider context the Application Site lies between River Avon and River Wylye valleys. Land rises further to the north-west of the Application Site along a ridgeline. Old Sarum Iron Age hill fort lies east of the Application Site which is located on locally high and steep land offering 360 degree views over surrounding agricultural land and within Salisbury.

Small woodland plantations form part of the surrounding agricultural landscape and field boundaries are characterised by tree lined hedgerows. Extensive swathes of woodland in the vicinity of the Application Site are found on the hilltops between Barford St. Martin and Great Wishford and mature woodland associated with Wilton Historic Park and Garden, which includes Hare Warren, a mostly coniferous plantation to the south-west of the Application Site.

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APPLICATION SITE PROPOSED DEVELOPMENT

The Application Site consists of agricultural land The Proposed Development comprises the following key and associated farm buildings. The Application Site components: is predominantly arable in nature, with a number of • 1,250 residential dwellings; relatively large fields separated by boundary features including prominent shelterbelts and rough grass • Employment land; margins. A number of hedgerows and tree lines are also • Mixed Use Local centre; present, with a line of mature Beech trees alongside • Two form entry primary school; the A360 road being a prominent feature. Within the Application Site a number of agricultural buildings are • Cemetery; present, together with a residential bungalow from • Community infrastructure; which a commercial dog kennels is currently operated. • Open space and landscaping; and A residential property situated on Ramleaze Drive is also located within the Application Site. • Supporting infrastructure and utilities.

The Proposal Development is shown on the following Parameter Plans.

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LAND USE PARAMETER 9 FUGGLESTONE RED, SALISBURY

BUILDING HEIGHTS PARAMETER 10 FUGGLESTONE RED, SALISBURY

ACCESS & MOVEMENT PARAMETER 11 FUGGLESTONE RED, SALISBURY

GREEN INFRASTRUCTURE PARAMETER 12 FUGGLESTONE RED, SALISBURY

ALTERNATIVES

The EIA Regulations require that the Applicant provides an outline of the main alternatives they have considered. The alternatives to the Proposed Development, which have been considered by the Applicant comprise:

• Alternative Sites;

• The ‘No Development’ Alternative; and

• Alternative Designs.

Alternative sites were considered during the preparation of the South Wiltshire Core Strategy which identified the Application Site as a suitable location for development.

The ‘No Development’ Alternative refers to the option of leaving the Application Site in its current state which would lead to the missed opportunity to provide 1,250 residential dwellings, 8ha of employment land, a two form entry primary school and a cemetery in a sustainable location.

A variety of different designs for the Proposed Development have evolved over the course of the design and consultation process.

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SOCIO ECONOMICS ECOLOGY & NATURE CONSERVATION

The Proposed Development would have a major beneficial An assessment of the likely significant effects of the effect by providing residential provision including Proposed Development in relation to ecology and nature affordable housing for the area and bring forward conservation has been undertaken. opportunities for 800-1200 direct new jobs. This would No sites designated for their ecological value are present make a contribution to the supply of jobs in Salisbury and within the Application Site but a number of such sites provides the opportunity to enhance the self containment are present in the vicinity of the Application Site and are of the town and continue the sustainable trend of limiting potentially affected by the Proposed Development. The outward commuting patterns. Application Site is agricultural in nature, being dominated The Proposed Development includes appropriate by areas of arable land that are of negligible ecological supporting uses in the form of a primary school, a Local value. Field surveys did not identify any habitats of high Centre (with provision for retail and community facilities) ecological value, but areas of grassland, hedgerows, trees and areas of public open space for recreation and amenity and shelterbelts are considered to be of value locally. to meet the day to day needs of the development. Fauna found during surveys of the Application Site Overall the Proposed Development would represent a included common species of bats and Common Lizard. significant step forward in the strategy for residential and A Badger sett was recorded just outside the Application employment regeneration within Salisbury. The socio- Site, although no evidence of Badgers using the economic effects of the Proposed Development will be of Application Site was found. A range of common and significant benefit to the Salisbury and the wider region. widespread bird species, including a number associated specifically with arable land, were also recorded to be present over winter and a number of these are expected to breed within the Application Site.

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Overall, the site is considered to be of limited ecological Effects on the River Avon, an internationally designated value, both in terms of habitats and of the species they site, are also identified in relation to water demand support. generated by the Proposed Development and potential pollution of the watercourse. Loss of arable land and very minor losses of other habitats to the Proposed Development are not considered Appropriate working methods to mitigate potential to be particularly significant. The main effects of the effects during the construction phase will be adhered Proposed Development within the Application Site relate to. For the operational phase, mitigation for effects on to potential disturbance or injury to species such as internationally important ecologically designated sites are reptiles, birds and bats during construction and during largely provided by compliance with policies set out within the operational phase. the South Wiltshire Core Strategy, or being developed by conservation organisations. These include contributions The presence of a significant new residential population to a pollution management plan in relation to the River following completion of the Proposed Development also Avon SAC and contributions to a Stone Curlew project on has implications on ecologically designated sites within . the area, including designated sites in close proximity to the Application Site and to internationally important sites somewhat further afield. These effects largely relate to damage or disturbance caused by increased visitor numbers to these designated sites. These include disturbance of the internationally important population of Stone Curlew breeding on Salisbury Plain SPA.

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Mitigation for increased visitor pressure on sites of Overall, the Application Site is considered to be of low national or local importance nearer to the Application Site ecological value. Effects of a significant new residential is provided in the form of extensive areas of public open centre on ecologically designated sites are mitigated by space, including areas of semi-natural habitats attractive compliance with key planning policies and by the creation to both people and wildlife. This will divert visitors who of an extensive network of greenspace. Generally minor might otherwise travel further afield for countryside effects of the Proposed Development on habitats and visits. This habit creation, together with additional works fauna are mitigated by extensive habitat creation works such as the provision of bird nesting boxes, also provides within this green infrastructure. No adverse residual or mitigation for any adverse effects on notable animal cumulative effects are identified. In relation to habitats species present within the Application Site. and species within the Application Site, it is considered that the Proposed Development would bring forward genuine ecological enhancements including a number that would contribute to the UK Biodiversity Action plan.

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LANDSCAPE & VISUAL

The broad scale of the National and County Chalk The significance of all landscape effects have been Downland landscape character areas are such that the assessed as negligible, with the exception of woodland, changes which would occur on the Application Site are which is assessed as moderate and adverse while existing relatively modest by comparison. For this reason no major planting is removed and beneficial once new planting as or moderate landscape effects have been assessed on grown. these landscape character areas. There will be no major or moderate landscape effects The Application Site forms part of the Chalk upon either the Cranborne Chase and West Wiltshire Downland, a very large scale area defined for its mostly Down AONB or Wilton Park Registered Historic Park and uninhabited landscape of unenclosed grassland crossed Garden. by rural roads, road corridors and army tracks, with a There will be no landscape effects upon surrounding sense of elevation. The proposals would effect a small Conservation Areas or upon Old Sarum Ancient part of one of the more enclosed parts of this landscape Monument. character closest to Salisbury.

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The Proposed Development includes a number of • new woodland copses located on either side of the mitigation measures to reduce the effects on the northern roundabout, in order to provide a gateway landscape. Which include: feature at the entrance to the development, in keeping with local landscape character; • development to be set back from visually sensitive north-eastern and south-western boundaries of the • tree lined streets, where proposed underground Application Site; services allow, to break up views of Proposed Development roof lines from surrounding local views; • tree and woodland planting to be located adjacent to new housing to the north-east, in order to maximise • trees lost along Devizes Road for vehicular access to effectiveness of providing visual enclosure on higher be replaced; ground, integrate the Proposed Development within • retention and reinforcement of existing field boundary the surrounding countryside and reduce its visual trees and hedgerows, where shown; effect on local views; • planting to comprise locally indigenous species; • tree and woodland planting to be carried out to the south-west, in order to reinforce existing hedgerows • active management of trees, woodland and and tree belts, integrate the Proposed Development hedgerows to remove non native species in favour of within the surrounding countryside, and reduce its locally indigenous species; and visual impact on local views, especially from the • use of directional downlighting in order to minimise AONB and Wilton Park; surplus light spill, and the careful location and alignment of light sources.

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It is considered that there will be no residual major The exceptions are major and moderate adverse night or moderate adverse visual effects following the time visual effects from: implementation of these mitigation measures. Proposed • The Avenue, due to views of the lit road junction at trees, woodland and hedgerows will filter views of the Devizes Road; and Proposed Development, and this softening will continue as the planting grows further. • public rights of way surrounding Old Sarum Hillfort Scheduled Monument due to the sensitivity of the Views at night are heavily affected by baseline light receptor and views towards the road junctions and sources and the urban glow associated with adjacent other lights along Devizes Road. These effects will housing areas within Salisbury. Accordingly, many night- be limited to dusk periods from surrounding public time effects are assessed as negligible. rights of way as the hillfort is closed after dusk.

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ARCHAELOGY & CULTURAL HERITAGE

The highest value ascribed to known archaeological A number of hedgerows assessed as of historical assets in close proximity to the Application Site are Old importance under the remit of the Hedgerow Regulations Sarum Castle, a Scheduled Monument and Wilton Park, a are extant within the Application Site. These will be Grade I Registered Park. A Grade II Listed milestone lies retained and, where feasible, enhanced as part of on the Application Site’s boundary, however the effect on the Proposed Development. Where damage to them it is assessed as negligible due to existing screening and is unavoidable, adequate provision will be made for its location adjacent to the A360. appropriate archaeological records to be made.

The value of any archaeological remains known to survive within the boundaries of the Application Site is limited although a number which have been recorded on the Wiltshire Sites & Monuments Record are apparently not, or no longer present, trial trench evaluation took place. The Proposed Development will have, in general, a minor effect on the archaeological resource within the Application Site, assuming appropriate mitigation measures are undertaken in line with planning policy relating to archaeology and cultural heritage.

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AGRICULTURAL CIRCUMSTANCES

An assessment of the effects on soils and other The Application Site comprises predominantly agricultural agricultural factors of the non-agricultural development land which is in arable use. The land is occupied by a of approximately 77.3 ha of predominantly agricultural single farming business, which farms the land as part land on the north western edge of Salisbury has been of a wider farming business. Land to the south of the undertaken Application Site will continue in agricultural use.

The Application Site has been the subject of a detailed The Proposed Development includes the development of Agricultural Land Classification survey. The results are approximately 67.8 ha of agricultural land. The majority set out in the Table below. (approximately 75%) of the Application Site is not best and most versatile agricultural land, i.e. land which falls into Grades 1, 2 and 3a of the ALC system. The Proposed Distribution of ALC Grades Development will involve the loss of some 19.6 ha of

ALC Grade Area (hectares) “best and most versatile land”, approximately 25% of the Description Percentage Application Site. 3a Good 18.9 24.4 Due to the quantum of “best and most versatile 3a (estimate) Good 0.7 0.9 agricultural land” that is proposed for development, the 3b Moderate 45.6 59 effect is considered to be moderate adverse. 3b (estimate) Moderate 2.6 3.4 Non-Ag Non-Ag 9.5 12.3 Totals 77.3 100

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However it is important to consider that the land quality Soils have a number of important functions. In order across the Application Site is typical of the area. The to sustain these basic functions it is important that Provisional Agricultural Land Classification (MAFF 1977) appropriate consideration is given to the soil resource on indicates that the majority of land around Salisbury is any development site and, if it is not managed carefully likely to be of Grade 2 or Grade 3 quality. In addition, the during construction and ground preparation, these distribution of best and most versatile land is patchy and important functions can be lost. in most cases only covers parts of fields and therefore The “Code of Practice for the Sustainable Use of Soils it cannot be exploited to its full potential as it has to be on Construction Sites” (DEFRA 2009) is a practical guide farmed to reflect the qualities of the lowest grade present to assist managers of construction sites in protecting i.e. Grade 3b. The effect of the Proposed Development on the soil resource with which they work. The Code is the occupying agricultural business is Minor Adverse. not legally binding, but by using it you may enhance the Mitigation for the loss of agricultural land is best achieved soil resource on site and achieve wider environmental by limiting the extent of the development to the smallest benefits. size possible, consistent with operational requirements. Given the Minor Adverse effect on the occupying Soils handling and conservation should be undertaken in agricultural business, mitigation measures are not accordance with “Good Practice Guide for Handling Soils” deemed to be required, other than consideration (MAFF 2000). regarding continued access to the land to the south of the Application Site, which would retain its current access from The Avenue.

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TRANSPORT & ACCESS

An assessment of the transport effects of the Proposed During the construction phase of the Proposed Development has been undertaken in accordance with Development, HGVs and other small site/plant vehicles current guidance, discussed and agreed with WC and together with construction workers private vehicles will the Highways Agency, and has considered the effects on undertake trips to and from the site. pedestrians, cyclists, public transport users and vehicle As construction is going to take place over a number of drivers and passengers. years, construction traffic is envisaged to vary over the The Proposed Development is to be accessed from two different phases. For the purposes on the assessment, roundabout junctions from Devizes Road. A northern it is envisaged that a maximum 250 units will be junction will replace the crossroads formed between constructed in any one year. It is envisaged that there will Devizes Road and the Avenue and a southern junction will be one tradesman on site per unit being built at any one access the Proposed Development from Devizes Road time. Therefore it is assumed that a maximum of 150 approximately 700m to the south of the Avenue. These tradesmen will be on site at any one time and that there accesses have been agreed with the Highway Authority. would be a maximum of 10-15 HGV movements to and from the Application Site per day. It is considered that this A third vehicular access point is to be provided adjacent is a negligible effect as all construction traffic will access to the Sarum Academy and the cemetery will have a the Application Site from the Devizes Road. dedicated access via The Avenue.

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Off-site effects of additional traffic on the wider road Travel Plans for both the residential and employment land network have not been considered within this assessment use have been produced which will establish indicative as the Highway Authority is satisfied that the Salisbury mode share targets to reduce the effect on the road Transport Study has considered the effects of all network and encourage a modal shift towards sustainable strategic development allocated in the Core Strategy and modes of travel. appropriate contributions will be made by the Applicant The Proposed Development includes a network of to improving transport facilities in Salisbury including walking and cycling routes that connect the Proposed highways, public transport, walking and cycling networks. Development into existing networks adjacent to the An assessment of the junctions to be provided as part Application Site of the Proposed Development has identified that these junctions will operate within capacity and improves vehicular movement.

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AIR QUALITY

An air quality assessment has been carried out to A screening tool has been used to assess both existing examine both construction and operational phases of the air quality constraints at the Application Site and the Proposed Development. effect of traffic associated with the operational phase of the Proposed Development. The assessment has A qualitative assessment of the potential for dust effects shown that existing and future pollution concentrations during the construction phase of the development has at the Application Site are below the objectives for NO2, been carried out based on published guidance. Due to PM10 and PM2.5. Traffic generated by the Proposed the close proximity of sensitive receptors, the size of Development is not predicted to result in a significant the Proposed Development and duration of construction effect on local air quality and therefore no mitigation is activities there is a ‘high’ risk of dust effects occurring considered necessary. as a result of construction activities. However, through good site practice and the implementation of suitable mitigation measures, the effect of dust and PM10 emissions is likely to be negligible.

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NOISE & VIBRATION

A assessment of the noise and vibration effects of the During the operational phase the noise effect is due Proposed Development has been undertaken; specifically mainly from road traffic activities. Mitigated noise the effects of existing conditions on the Proposed levels for the majority of the site operations will have Development and the effects of noise and vibration a negligible effect on receptors but due to the high generated by the Proposed Development on surrounding sensitivity of these receptors (residential properties), the properties, during construction and during the operation/ overall significance of effect is considered to be minor occupation. The assessment has been based on a series adverse. of environmental noise measurements undertaken at the Overall, the existing and potential future noise levels Application Site and noise predictions made to identify any indicate that noise need not be a constraining factor noise effects that are likely as a result of the construction in the development of the site with the appropriate and operation of the Proposed Development. mitigation measures in place during both the During the construction phase there is likely to be a construction and operational stage of the Proposed moderate to major adverse effect on nearby receptors and Development. although the construction works are temporary by their very nature, mitigation measures have been formulated to minimise the noise disturbance. With appropriate mitigation in place the significance of effect on the high sensitivity receptors would be minor adverse.

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HYDROLOGY, DRAINAGE & FLOOD GROUND CONDITIONS RISK An assessment of the Proposed Development on An assessment has been undertaken to establish the hydrology, drainage and flood risk has been undertaken existing ground conditions which exist at the Application and a Flood Risk Assessment compiled. The Application Site. The Application Site is underlain by a major aquifer, Site does not lie within an area at risk of flooding and however historical evidence suggests that the Application therefore represents a suitable location for the Proposed Site has not been subject to any contaminative uses. Development. During construction precautionary measures will be implemented to reduce the potential for spillages of fuels The Proposed Development has been designed so as to or oils. incorporate an effective stormwater management system to convey any flooding events away from buildings. The Proposed Development has been designed to incorporate sustainable drainage systems to prevent Consultation with Wessex Waster has confirmed contamination reaching water courses. that there is sufficient capacity within the Salisbury Petersfinger Sewage Treatment Works to accommodate It is considered unlikely that there will be any significant foul drainage from the Proposed Development. effect on ground conditions or contamination as a result of the Proposed Development. It is considered that the Proposed Development will have a negligible effect on flood risk and water resources.

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CONCLUSION

The EIA process demonstrates that there are no significant adverse environmental effects resulting from the Proposed Development and overriding environmental constraints or conflicts with planning policies which are of a magnitude such as to preclude the Proposed Development.

The Proposed Development has taken account of the likely significant environmental effects and where necessary, measures are integrated into the Proposed Development to ensure that the environment is suitably protected.

This comprehensive assessment identifies that in a number of respects the Proposed Development would be likely to give rise to significant beneficial effects.

31 Pegasus Planning Group

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