A101917

Planning Statement

Marston Fields Farm Lea Marston

Birmingham 3rd Floor, 54 Hagley Road, Edgbaston, , , B16 8PE Tel: +44 (0)121 516 5324 Email: [email protected] Website: www.wyg.com

WYG Environment Planning Transport Limited. Registered in & Wales Number: 03050297 Registered Office: Arndale Court, Otley Road, Headingley, Leeds, LS6 2UJ

Landscape Bund, Marston Fields Farm Planning Statement

Document control

Document: Planning Statement – Landscape Bund

Project: Marston Fields Farm, Lea Marston

Client: Baines, Baines and Harrison

Job Number: A101917

File Origin:

Revision: FINAL

Date: April 2017

Prepared by Checked by Approved By

Mark Walton Neal Allcock Gerald Sweeney

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Landscape Bund, Marston Fields Farm Planning Statement

Contents

Document control

1.0 Introduction………………………………………………….……………………………………………………………..3

2.0 Site Location and Description ………………………………………………………………………………………..5

3.0 The Proposed Development ………………………………………………………………………………………….6

4.0 Planning Policy Context ………………………………………………………………………………………………..8

5.0 Planning Assessment...………………………………………………………………………………………………..14

6.0 Conclusions………………………………………………………………………..………………………………………18

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Landscape Bund, Marston Fields Farm Planning Statement

1.0 Introduction

1.1 Introduction

1.1.1 This planning application (the Application) is submitted on behalf of Mr G Baines (the Applicant). The Application seeks approval for the construction of a landscaped screening bund on land at Marston Fields Farm, Lea Marston, Warwickshire.

1.1.2 Marston Fields Farm is the subject of an extant planning permission (ref: NWB/16CM014) to extract underlying mineral reserves and restore the land to form five fishing ponds and associated landscaping works. The extraction and restoration works have been completed and land is currently being landscaped awaiting commencement of the use of the land as a commercial fishery.

1.1.3 The Application seeks to complement the extant permission by the construction of a landscaped bund on the western boundary of the proposed fishery. The proposed bund will shelter the fishing ponds from prevailing south westerly winds and screen the facility together with the adjacent Marston Fields Farmhouse from noise, disturbance and visual intrusion associated with the High Speed 2 (HS2) 24 hour Kingsbury Road Railhead facility that is being proposed by the Government on land adjacent to the Site.

1.1.4 The proposals for High Speed 2 are being brought forward, on behalf of the UK Government, by HS2 Ltd. The enacting HS2 Bill received Royal Assent on 23rd February 2017. The approved proposals in the HS2 Act include for the provision of a landscaping bund between the fishery at Marston Fields Farm and the Kingsbury Road Railhead facility at Lea Marston.

1.1.5 The Applicant wishes to undertake the construction works for the landscaping bund prior to the opening of the fishery, envisaged for March 2018, and to provide sufficient opportunity for the proposed landscape planting on the bund to fully mature prior to the commencement of operations associated with the Kingsbury Road Railhead Facility. The Applicant has had extensive discussions with HS2 Ltd on the design and location of the bund. HS2 Ltd confirm that the proposal accords with their agreed mitigation for the railhead and its support for this Application.

1.1.6 The proposed landscaping screening bund will be created via the importation of inert material and therefore is for determination by Warwickshire County Council, as Waste Planning Authority.

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Landscape Bund, Marston Fields Farm Planning Statement

1.1.7 In terms of content, the Planning Statement is structured as follows:

 Section 2 – includes a description of the Site and the surrounding area;  Section 3 – provides details of the development of the Scheme and description of the proposed development;  Section 4 – includes a comprehensive review of national and local planning policies;  Section 5 – provides an assessment of key planning issues;  Section 6 – Conclusions

1.1.8 The Planning Statement should be read alongside other supporting information that accompanies the application which includes:-

 Relevant plans and drawings; and,  Landscape Statement prepared by Anne Evans.

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Landscape Bund, Marston Fields Farm Planning Statement

2.0 Site Description

2.1 Site Description

2.1.1 The Application Site (the Site) forms part of the Marston Fields Farm landholding and is shown edged in red on Drawing Ref: A101917-02. Marston Fields Farm is bounded to the south by the A4097 Kingsbury Road and the east by the Old Kingsbury Road.

2.1.2 The Site is located to the west of Marston Field Farmhouse and the permitted fisheries development which is currently under construction. The Site is defined to the north by an existing hedgerow and public right of way, known as Seeney Lane. To the west of the Site the land comprises open agricultural land crossed by electricity pylons.

2.1.3 The Government and High Speed Two Ltd (the company wholly owned by the Department of Transport responsible for developing and promoting a high speed rail route between London, Birmingham, Manchester and Leeds) has identified the open land adjacent to the proposed fisheries as the preferred location for the Kingsbury Road Railhead Facility. The land is currently the subject of compulsory purchase discussions with HS2 Ltd.

2.1.4 The proposed layout of the Kingsbury Road Railhead Facility is shown on HS2 drawing no C223- CSI-EV-DPL-030-522900-PETHOL9997 Rev. P00.2: Indicative Location of Railhead. It is understood that the proposed Railhead will operate 24/7 for a ‘temporary’ period. The proposed layout confirms that landscape mitigation is required on the northern, southern and eastern boundary of the railhead.

2.1.5 The nearest population centre is Kingsbury situated approximately 1.8 km south west of the Site. The nearest property to the Site is Sans Souci in Marston Village located at the closest point approximately 250 metres from the northern boundary of the Application area.

2.1.6 Adjacent land uses consist of open fields in agricultural production together with a number of tourism facilities and related businesses. Marston Caravan and Camping Park is located on the eastern side of Old Kingsbury Road and the Best Western Lea Marston Hotel is located to the south of the A4097 Kingsbury Road. Kingsbury Water Park, a regionally significant water based activities facility, is located to the north east of the Site.

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Landscape Bund, Marston Fields Farm Planning Statement

3.0 Proposed Development

3.1 Introduction

3.1.1 The proposed landscaping bund will extend for 730m in an inverted ‘L’ shape from the site access in the south to the existing right of way, known as Seeney Lane in the north. The proposed landscaping bund will complement the permitted fishery by sheltering the facilities from prevailing south westerly winds and shielding the facility from noise, disturbance and visual intrusion associated with the HS2 Kingsbury Road Railhead Facility proposed to the west of the Site.

3.1.2 The proposed Kingsbury Road Railhead Facility will change the landscape character of this part of the and potentially result in a significant adverse effect in terms of visual impact, noise and disturbance as a result of the 24 hour nature of the operation. The proposals for HS2 have been accompanied by an Environmental Impact Assessment (EIA) that has considered the effects of the proposals on the environment and identified suitable mitigation where the effects are considered ‘significant’.

3.1.3 The results of the EIA are presented in the Environmental Statement (ES) that accompanied the HS2 Bill. The ES identified mitigation, including landscaped bunds on the north and eastern boundaries on the proposed railhead facility. The Applicant wishes to undertake the construction works for the landscaping bund prior to the opening of the fishery, envisaged for March 2018, to protect the amenity of Marston Fields Farmhouse and the future operation of the fisheries together with providing sufficient opportunity for the proposed landscape planting on the bund to fully mature.

3.1.4 The layout of the proposed railhead facility and the associated environmental mitigation measures are on HS2 drawing no C223-CSI-EV-DPL-030-622921-RSTHOL9997 Rev.P00.1: Railhead in Operation – Section locations. Cross Section 4, on HS2 drawing no C223-CSI-EV- DSE-030-000022-RSTHOL9997 Rev.P00.1: Sections, Sheet 2 of 2, relates to the relationship between the landscape bund and the adjacent fishery.

3.1.5 The proposed landscape bund would be located along the western boundary of the proposed fishery as shown in Drawing No. 374-01A. The proposed landscaping bund will be approximately 730m long and 45m in width resulting in an overall development area of 32,850 sq m. The bund will be 6 metres in height.

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Landscape Bund, Marston Fields Farm Planning Statement

3.1.6 The proposed bund will be ‘graded’ into the existing landform to bring forward a structure that does not appear ‘engineered’. The impact of the bund will be reduced by the planting of native species along the top and sides of the bund which will ensure that it is in keeping with the character of the area and will not look out of place. The north-eastern slope of the bund will be planted with a ‘copse’ of woodland native species and shrubs. The species proposed will complement those presented on the landscape masterplan for the fisheries.

3.1.7 The previously approved masterplan (Planning permission ref: NWB/16CM014) has been amended to show the proposed screening bund and is shown on HS2 Drawing No. AE1316- 01/Rev I: Landscape Proposals. The cross section of the proposed bund is shown Drawing No. 374-01A.

3.1.8 The proposed bund would be created using circa 100,000 tonnes of imported inert material, including soils and subsoils, sourced from the local area. The proposed construction operations will be controlled by an environmental permit issued by the environment agency. The bund will be construed over a nine month period and works will only occur between 08.00 and 17.00 Monday to Friday.

3.1.9 The importation of material to create the bund equates to an average of 3 HGVs per hour visiting the Site. Accordingly, the proposals will not result in a significant level of HGV movements or an extended disturbance to the local area.

3.1.10 The proposals have been designed to meet the minimum stand-off distances from the existing pylons and power lines in accordance with HSE Information Sheet No. 8 – Working Safely near Overhead Electricity Power Lines. No works or maintenance will be undertaken underneath the power lines.

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Landscape Bund, Marston Fields Farm Planning Statement

4.0 Planning Policy

4.1 Introduction

4.1.1 Section 38(6) of the Planning and Compulsory Purchase Act 2004 states that regard is to be had to the development plan for the purpose of any determination under the planning act, the determination must be made in accordance with the Development Plan unless material considerations indicate otherwise. For the purposes of this legislation, the relevant Planning Authority is Warwickshire County Council where the statutory ‘development plan’ includes:

 Saved Policies for the North Warwickshire Local Plan (2006);

 North Warwickshire Core Strategy (Adopted 2014); and,

 The Warwickshire Waste Core Strategy (Adopted 2013).

4.1.2 In addition to the Statutory Development Plan, applications should also be assessed against the National Planning Policy Framework (NPPF or the Framework) and the National Waste Management Plan for England which are material considerations in the determination of a planning application.

4.2 Statutory Development Plan

Saved Policies for the North Warwickshire Local Plan (2006)

4.2.1 The North Warwickshire Local Plan (the Local Plan) was developed between 2003 and 2006, and adopted on 4 July 2006. This sets out the main suite of policies which govern and manage development across the Borough, including housing, commercial and industrial property, community facilities and services.

4.2.2 All but Core Policies 4, 7 and 9 were saved under Direction from the Secretary of State, and will be replaced as work progresses on the new Local Plan for North Warwickshire.

4.2.3 The Site is not designated for alternative uses on the Proposals Plan and is not the subject of environmental or other designations with the exception of the Regional Important Geological feature on this Site. A number of core and detailed policies in the Local Plan are relevant to this development.

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Landscape Bund, Marston Fields Farm Planning Statement

4.2.4 Core Policy 3 of the adopted Local Plan requires all development decisions to “seek to protect or enhance bio-diversity, national habitats, the historic environment and existing landscape and townscape character”. The proposed development involves the creation of new landscaped areas thereby enhancing the bio-diversity potential of the land and complementing the proposals being brought forward on the adjacent fisheries site. The proposals are therefore in accordance with Core Policy 3.

4.2.5 Core Policy 11 states that “all development will be required to be well designed and to respect and/or enhance its surroundings”. The proposal has been the subject of detailed design and review over recent months. The current proposal has been designed by HS2 Ltd to minimise its impact on the local environment and was the subject of an Environmental Impact Assessment that concludes that the proposed development will not result in an adverse impact on the environment and has a beneficial impact on the landscape.

4.2.6 Policy ENV1 seeks to ensure that new development preserves or enhances the landscape character of North Warwickshire. It is considered that the proposed development will result in a beneficial impact on the character of the local landscape.

4.2.7 Policy ENV4 seeks to protect as far as possible existing trees and hedgerows from loss as part of a development and also encourages the provision of new planting as part of planning applications. The current proposal has been designed to minimise the loss of trees and hedgerows on the Site and proposes to plant additional native trees and shrubs on the slopes of the landscape bund. The proposed planting will provide a valuable screening mitigation for the proposed fishery facility.

4.2.8 Policy ENV11 seeks to ensure that the amenity of occupiers of nearby residential properties are not affected by new development in terms of overlooking, loss of privacy, disturbance due to traffic, smells, noise, light, dust or fumes. The proposed landscape bund represents mitigation, identified by HS2 and the Applicant, to minimise the impact of the Kingsbury Road Railhead Facility on the amenity of local residents including the adjacent fishery. It is concluded in the ES that accompanied the HS2 Bill that the landscaping bund will ensure the Kingsbury Road Railhead Facility will not result in a significant impact on the amenity of any local residents in close proximity to the Site.

North Warwickshire Core Strategy (Adopted 2014)

4.2.9 The North Warwickshire Core Strategy (Core Strategy) was adopted on 9th October 2014 and replaces some of the Saved Policies of the Local Plan 2006. The Borough Council are now working on a new Local Plan and Core Strategy.

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Landscape Bund, Marston Fields Farm Planning Statement

4.2.10 Policy NW1 (Sustainable Development) states that “Planning applications that accord with the policies in this Core Strategy (and where relevant, with other policies in Neighbourhood Plans) will be approved without delay, unless material considerations indicate otherwise. Where there are no policies relevant to the application or relevant policies are out of date at the time of making the decision then the Council, will grant permission unless material considerations indicate otherwise - taking into account whether:

 Any adverse impacts of the proposal would significantly and demonstrably outweigh its benefits, when assessed against the policies in the National Planning Policy Framework taken as a whole; or

 Specific policies in the Framework or other material consideration indicate that development should be restricted.”

4.2.11 The proposed landscaping bund is identified as appropriate mitigation for the railhead facility and is therefore considered to represent sustainable development and is acceptable ‘in principle’. The proposed Kingsbury Road Railhead Facility represents a national significant infrastructure project that benefits with planning permission pursuant to the HS2 Act 2017. The proposal is therefore considered to represent sustainable development.

The Warwickshire Waste Core Strategy (Adopted July 2013)

4.2.12 The Core Strategy of the Waste Development Framework is a Development Plan document which sets out the Spatial Strategy, Vision, Objectives and Policies for managing waste for a 15 year plan period up to 2028.

4.2.13 The Waste Core Strategy was adopted at the meeting of Full Council on 9th July 2013. Policy CS7 and DM2 are relevant to these proposals. Policy CS7 states that proposals for land-raising, will not be acceptable unless it is demonstrated that:

(i) the waste cannot be managed by alternative methods that are higher up the Waste Hierarchy; and

(ii) there is an overriding need for waste to be disposed of through landfilling or landraising: and

(iii) significant environmental benefits would result from the proposal; and

(iv) it does not divert significant quantities of material away from the restoration of mineral workings or permitted landfill sites.

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Landscape Bund, Marston Fields Farm Planning Statement

Where any landfill or landraise proposals do not meet all four criteria, the proposal will only be

permitted if it is demonstrated that landfilling or landraising at that location will deliver overriding

community or environmental benefits to justify granting planning permission”.

4.2.14 For the reasons set out above, the proposed development is considered to meet each of the criteria set out in Policy CS7 and will deliver overriding community and environmental benefits.

4.2.15 Policy DM2 (Managing Health and Amenity Impacts of Waste Development) states that waste management proposals will be permitted where it can be demonstrated that the development will have no significant adverse impacts on the local environment or communities through, amongst other things, noise, visual intrusion, odour, dust, emissions, traffic, etc.

4.2.16 The construction of the proposed screening bund will be completed within a temporary period of six months to accord with the completion of the fisheries development. Accordingly, potential impacts on the amenity of adjacent premises from the proposed development will be minimised to an acceptable level.

4.3 Material Considerations

National Planning Policy Framework (2012)

4.3.1 The National Planning Policy Framework (NPPF) includes the Government’s planning policies for England. In accordance with the implementation arrangements, its policies apply from the date of publication and are a material consideration in the determination of planning applications. Where Local Plans were adopted before 2004, the NPPF is important when determining the weight to be given to them, whereby the closer the Local Plan policies are to the NPPF, the greater the weight that can be given. The NPPF is therefore directly relevant to the Application.

4.3.2 The NPPF highlights the economic, social and environmental roles of the planning system and planning’s contribution towards a strong, responsive and competitive economy; strong, vibrant and healthy communities; and the protection of the natural, built and historic environment. These objectives are seen as mutually dependent and should be pursued in an integrated way.

4.3.3 The NPPF introduces a presumption in favour of ‘sustainable development’ and impresses that planning applications that accord with the development plan should be approved without delay. Where the development plan is absent, silent or relevant policies are out of date, then planning permission should be granted unless adverse impacts would ‘significantly and demonstrably outweigh the benefits’ when assessed against the NPPF, or specific policies in the NPPF indicate that development should be restricted.

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Landscape Bund, Marston Fields Farm Planning Statement

4.3.4 The Site falls within the Green Belt. Section 9 of the NPPF relates to the Government's policy in respect of Green Belts. Paragraph 79 confirms that “the Government attaches great importance to Green Belts”.

4.3.5 The NPPF provides guidance on considering planning applications for development falling within Green Belt at paragraph 88. Paragraph 88 states that “local planning authorities should ensure that substantial weight is given to any harm to the Green Belt. ‘Very special circumstances’ will not exist unless potential harm to the Green Belt by reason of inappropriateness, and any other harm, is clearly out-weighted by other considerations”.

4.3.6 The NPPF goes on to confirm at paragraph 90 that “certain forms of development are also not inappropriate in Green Belt provided they preserve the openness of the Green Belt and do not conflict with the purposes of including the land in the Green Belt”. The developments listed include ‘engineering operations’ which include the construction of a landscaping bund. A Landscape Statement relating to the proposed screening bund has been prepared by Anne Evans. The Statement concludes that the scheme design and planting proposal will, as a package, ensure that the bund is not “inappropriate” or out of character in this location.

4.3.7 The proposed landscaped bund represents appropriate development in the Green Belt as it would maintain the character and openness of the Green Belt. Accordingly, the proposals are considered to be appropriate development within the Green Belt.

4.3.8 In the event that the planning authority concludes that the proposals are ‘inappropriate development’ in the Green Belt, the presence of the extant fisheries and the proposed HS2 Kinsbury Road Railhead Facility represent ‘very special circumstances’ in favour of the development coming forward at this time where construction impacts can be minimised and a defined landscaped boundary can be developed.

4.3.9 For the reasons set out above, the proposals accord with the NPPF in respect of the protection of the Green Belt.

National Planning Policy for Waste

4.3.10 The National Planning Policy for Waste sets out the Government’s ambition to work towards a more sustainable and efficient approach to resource use and management.

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Landscape Bund, Marston Fields Farm Planning Statement

4.3.11 The National Planning Policy states that when determining waste planning applications, waste planning authorities should:

 “Only expect applicants to demonstrate the quantitative or market need for new or enhanced waste management facilities where proposals are not consistent with an up- to-date Local Plan. In such cases, waste planning authorities should consider the extent to which the capacity of existing operational facilities would satisfy any identified need;  Ensure that waste management facilities in themselves are well-designed, so that they contribute positively to the character and quality of an the area in which they are located;  Concern themselves with implementing the planning strategy in the Local Plan and not with the control of processes which are a matter for the pollution control authorities. Waste planning authorities should work on the assumption that the relevant pollution control regime will be properly applied and enforced;  Ensure that land raising or landfill sites are restored to beneficial after uses at the earliest opportunity and to high environmental standards through the application of appropriate conditions where necessary.”

4.3.12 The proposed development accords with the final bullet point.

4.3.13 For the reasons set out above each of these environmental and amenity considerations have been fully considered during the assessment of the Proposal. It is concluded that the proposed landscaping bund will enhance the ecological and bio-diversity potential of the land and will protect the amenity of users of the fisheries facility and residential properties on the western edge of Marston village from the proposed Kingsbury Road Railhead Facility.

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Landscape Bund, Marston Fields Farm Planning Statement

5.0 Planning Assessment

Introduction

5.1 The following sections summarise the planning issues associated with this development and other material considerations.

5.2 The following planning aspects of the development have been assessed:

 Principle of development

 Noise and Vibration

 Landscape

 Traffic Movements; and

 Other material considerations.

Principle of development

5.3 The Planning Application seeks planning permission for a landscaped screening bund on the south western corner of the Marston Fields Farm, Lea Marston. The proposed landscaping bund will complement the permitted fisheries by sheltering the facilities from prevailing south westerly winds and shielding the facility from noise, disturbance and visual intrusion associated with the Kingsbury Road Railhead Facility proposed to the west of the Site.

5.4 The proposed Kingsbury Road Railhead Facility represents a nationally significant infrastructure project from benefits with planning permission pursuant to the HS2 Act 2017. The proposal landscaping bund is identified as appropriate mitigation for the Kingsbury Road Railhead Facility and is therefore considered to represent sustainable development and is acceptable ‘in principle’.

5.5 The Site falls within the West Midlands Green Belt. The NPPF confirms at paragraph 90 that “certain forms of development are also not inappropriate in Green Belt provided they preserve the openness of the Green Belt and do not conflict with the purposes of including the land in the Green Belt”. The developments listed include ‘engineering operations’ which include the construction of a landscaping bund. A Landscape Statement relating to the proposed screening bund has been prepared by Anne Evans. The Statement concludes that the scheme design and planting proposal will, as a package, ensure that the bund is not “inappropriate” or out of character in this location.

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Landscape Bund, Marston Fields Farm Planning Statement

5.6 The proposed landscaped bund represents appropriate development in the Green Belt as it will maintain the character and openness of the Green Belt and do not conflict with the purposes of preserving land in the Green Belt. Accordingly, the proposals are considered to be appropriate development within the Green Belt.

5.7 In the event that the planning authority concludes that the proposals are ‘inappropriate development’ in the Green Belt, the presence of the extant fisheries and the proposed HS2 Kingsbury Road Railhead Facility represent ‘very special circumstances’ in favour of the development coming forward at this time where construction impacts can be minimised and a defined landscaped boundary can be developed.

5.8 For the reasons set out above, the proposals accord with the NPPF in respect of the protection of the Green Belt and that the development is acceptable ‘in principle’.

Noise and Vibration

5.9 The proposed landscape bund represents mitigation, identified by HS2 and the Applicant, to minimise the impact of the railhead facility on the amenity of local residents together with the adjacent fishery.

5.10 The ES that accompanied the HS2 Bill identified a baseline day-time noise level at Marston Fields Farm of 56.5 LAeq (16hrs) and a night-time noise level of 51.6 LAeq (8 hrs). The ES identifies the provision of a landscaping bund to mitigate noise levels during the construction and operation phase of the Kingsbury Road Railhead Facility. The installation of the bund is require to reduce the daytime noise levels during the construction phase of the railhead to 58 dB and 50dB during the operational phase. The bund is essential to mitigate the noise and ensure the Kingsbury Road Railhead Facility will not result in a significant impact on the amenity of any local residents in close proximity to the Site.

5.11 Based on the importance of the landscaping bund to protect the amenity of the proposed commercial fishery, the Applicant wishes to undertake the construction works for the landscaping bund prior to the opening of the fishery, envisaged for March 2018, to protect the amenity of Marston Fields Farmhouse and the future operation of the fisheries together with providing sufficient opportunity for the proposed landscape planting on the bund to fully mature.

5.12 Based on the above, the proposed development is consistent with guidance in the NPPF and in accordance with Policy ENV11 of the North Warwickshire Local Plan.

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Landscape Bund, Marston Fields Farm Planning Statement

Landscape

5.13 An assessment has been undertaken of the likely impacts on the landscape and visual amenities of the surrounding area arising from the proposed amendments. This assessment has been carried out in accordance with the accepted methodology for such assessments, including those set out in the ‘Guidelines for Landscape and Visual Assessment’ published by the Landscape Institute and ‘Visual Impact Assessments’.

5.14 The proposed landscape bund represents mitigation, identified by HS2 and the Applicant, to minimise the impact of the Kingsbury Road Railhead Facility on the amenity of local residents including the adjacent fishery. It is concluded in the ES that accompanied the HS2 Bill that the landscaping bund will ensure the Kingsbury Road Railhead Facility will not result in a significant impact on the landscape character of the area.

5.15 The bund will also enhance the ecological and bio-diversity potential of the land and screen the proposed HS2 facility from the proposed fishery and nearby dwellings. The development is in accordance with Green Belt Policy as it would not affect the openness of the Green Belt and would be in character with the surrounding area, thereby preserving the Green Belt aims and objectives in accordance with National and Local policy.

5.16 Based on the above, the proposed development, therefore, is in accordance with the NPPF and North Warwickshire Local Plan Policies ENV1 AND ENV4.

Traffic Movements

5.17 The proposed development represents a temporary construction period of nine months and is envisaged to generate approximately 6 HGV movements per hour. Construction operations will be restricted to 08.00 to 17.00 Monday to Friday. The Site benefits from an existing access onto the A4097 (Kingsbury Road).

5.18 Based on the level of traffic generated by the development it is not considered that the proposals will result in an adverse effect in terms of capacity or safety on the A4097 (Kingsbury Road).

Other Material Considerations

5.19 It is considered that the proposed construction phase of the development has the potential to impact on the amenity of residential properties. Accordingly, a number of mitigation measures proposed as part of the construction of the landscape bund to protect the amenity of residential properties and highway users. These include:

 construction work being restricted to 08.00 to 17.00 Monday to Friday with no activities on Saturdays, Sundays and Public/Bank Holidays,

 no earth movement will be undertaken during periods of extreme weather conditions,

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Landscape Bund, Marston Fields Farm Planning Statement

 the works will be completed within nine months of commencement of development.

5.20 In light of the above measures, the level of separation between the Site and the nearest residential properties and the short timeframe associated with the proposal it is considered unlikely that the proposed development will result in an adverse impact on the amenity of local residents.

Summary

5.21 The Application has both environmental and economic objectives. The above assessment has confirmed that the proposed development will not result in significant adverse effects on local residents or the wider environment. There is also no conflict with the prevailing policies, or guidance.

5.22 In summary, the planning assessment has demonstrated that the scheme is in accordance with the development plan and other material planning considerations.

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Landscape Bund, Marston Fields Farm Planning Statement

6.0 Summary and Conclusions

6.1 This planning application seeks approval for the construction of a landscaped screening bund on land at Marston Fields Farm, Lea Marston, Warwickshire. Marston Fields Farm is the subject of an extant planning permission (ref: NWB/16CM014) to extract underlying mineral reserves and restore the land to form five fishing ponds and associated landscaping works. The extraction and restoration works have been completed and land is currently being landscaped awaiting commencement of the use of the land as a commercial fishery.

6.2 The Application will complement the extant permission by the construction of a landscaped bund on the western boundary of the proposed fishery. The proposed bund will shelter the fishing ponds from prevailing south westerly winds and screen the facility together with the adjacent Marston Fields Farmhouse from noise, disturbance and visual intrusion associated with the High Speed 2 (HS2) 24 hour Kingsbury Road Railhead Facility that is being proposed by the Government on land adjacent to the Site.

6.3 The proposals for High Speed 2 are being brought forward, on behalf of the UK Government, by HS2 Ltd and the enacting HS2 Bill received Royal Assent on 23rd February 2017. The approved proposals in the HS2 Act include for the provision of a landscaping bund between the fishery at Marston Fields Farm and the Kingsbury Road Railhead Facility at Lea Marston.

6.4 The Applicant wishes to undertake the construction works for the landscaping bund prior to the opening of the fishery, envisaged for March 2018, and to provide sufficient opportunity for the proposed landscape planting on the bund to fully mature prior to the commencement of operations associated with the Kingsbury Road Railhead Facility. The Applicant has had extensive discussions with HS2 Ltd on the design and location of the bund. HS2 Ltd confirms the proposal accords with their agreed mitigation for the Kingsbury Road Railhead Facility and its support for this application.

6.5 Following our review of the relevant policies in the Development Plan and other material considerations, it is concluded that the proposal will not result in adverse effects on the environment and meets the relevant objectives and detailed policy criteria for the development in Warwickshire.

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Landscape Bund, Marston Fields Farm Planning Statement

6.6 In conclusion, the development will bring forward important mitigation measures associated with the proposed Kingsbury Road Railhead Facility and, in turn, the amenity of the commercial fishery and residential amenity of Marston Fields Farm. The proposals also provide long term enhancement in biodiversity and habitat and an overall improvement in the environment for the future. As such, Warwickshire County Council is respectfully requested to approve this application made under the Town and Country Planning Act 1990.

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