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County Durham Plan Sustainability Appraisal – Pre-Submission Stage APPENDIX D - Housing Land Allocations Site Specific Mitigation and Commentary October 2013 Housing Land Allocations Site Specific Mitigation & Commentary Site Reference Mitigation & Commentary CENTRAL DELIVERY AREA HA5 - Sniperely Considering the size and location of site, several services/ facilities (e.g. education, GP, Park convenience shopping, retail park, business park/ industrial estate & main town) are likely to be outwith walking distance for many residents; and this fact may to a certain extent be mitigated by the decent bus score. However, access to bus services would need to be improved to provide adequate service to this development (particularly to the north of the site) - operators should consider providing service stops within the site (potential quantum of development/ mix of housing likely to encourage operators to do so). Due to potential size of development, developers should also consider including a local centre to provide ‘essential’ services and reduce the need to travel and minimise severance issues. For instance the A167 & B6532 both highly-trafficked routes would act physical barrier so as well as the above adequate, safe and legible pedestrian and multi-routes routes which link to the existing network/ underpass. Sewage treatment works and waste transfer station adjacent to site so measure to minimise noise/ air pollution/ odours will be required: may be difficult to mitigate. There are likely to be waste water constraints on development as it has been forecast that the current network will exceed headroom between 2015 & 2021 – investment will be required. BAP habitats/ species are present on/ adjacent to the site (barn owls & great crested newts) as well as Pity Me Carrs (CWS) is 960m, Barepark Bog (CWS) 1.4km & Brasside Pond (SSSI) 3km from the site; so further advice from ecology team may be required in respect of potentially mitigating for increased recreational impacts and/ or habitat/ species loss and disturbance. Despite mitigation some adverse visual impact on landscape and its designations will remain. Recommendations are in line with the following: Majority of the site is LIPA. 4/DU/101: Playing fields and woodland areas LCPA. Assumes retention of most mature features and substantial areas of structural landscaping. 4/DU/102: Southern part of site lies within AHLV. Assumes retention of most mature features and substantial areas of structural landscaping. Development of this site would result in the loss of playing fields: additional provision should be created. Loss of greenfield/ agricultural land cannot be mitigated. Site adjacent to Sniperley Hall (listed building). Views across the site (e.g. from Findon hill) could have an adverse impact Retained or on views of the WHS. Advice from conservation/ design colleagues would be required. Various Discounted part of site at risk to surface water flooding (particularly around Folly Burn): may be mitigated Allocation for by site layout or by incorporation of SUDS. Submission Stage RETAINED New CDP REF: H1 SHLAA REF: 4/DU/101, 4/DU/102 H8 - Mount Access to some essential services (i.e. education, convenience shopping, health/ recreation, Oswald main town, retail park & industrial estate/business park) may not be within walking distance for some residents and this fact is likely to be mitigated by the high bus score (highest for part of the site). Accessibility likely to be worse from southern end of site (4/DU/110). Access to bus services, however, could be improved so it is suggested that operators look to provide service stops within the site – dependent on quantum of development/ mix of housing. The A690 Stonebridge to Nevilles Cross is an identified County traffic hotspot as well as the A167 & A177 being highly-trafficked routes: measures to minimise air/ noise pollution would be required. There are likely to be waste water constraints on development as it has been forecast that the current network will exceed headroom between 2015 & 2021 – investment will be required. Both Lowe's Barn (CWS) & Blaids Wood (CWS) are within 400m of the site so further advice from ecology team may be required in respect of potentially mitigating for increased recreational impacts. Despite mitigation some adverse visual impact on the landscape and its designations will remain. Recommendations are as follows: 4/DU/79: Assumes very low density development closely associated with existing building otherwise significant adverse impact on minor parkland. 4/DU/110: Assumes retention of open character of older parts of relic minor parkland in north. Further assumes substantial structural landscaping to A167 and retention of open views around Money Slack. 4/DU/112: Assumes substantial structural landscaping to A167. Loss of greenfield land/ golf course cannot be mitigated. There is the potential for some adverse impact on the townscape and historic environment. The setting of MountOswald (Grade II) would need to be taken into consideration. Advice from conservation/ design colleagues would be required: structure planting to screen new development and minimise impact on assets. Aerial photos are suggestive of prehistoric activity or occupation. Majority of the site retains the post-medieval ridge and furrow from former fields (4/DU/110 &112). Advice from archaeology would be required. Some surface water flooding issues: may be mitigated by Retained or site layout or by incorporation of SuDS. Discounted for DISCOUNTED – Existing New CDP REF: H8 SHLAA REF: 4/DU/110 &112 Submission Stage Commitment H9 - Durham Although access to most services and facilities is generally excellent, where services/ facilities Johnson School may be outwith walking distance for some residents (e.g. education, retail park & industrial (Whinney Hill) estate) this is likely to be mitigated by the high bus score. Frequency of services, however, could be improved – dependent on quantum of development/ mix of housing. There are likely to be waste water constraints on development as it has been forecast that the current network will exceed headroom between 2015 & 2021 – investment will be required. Houghall, MaidenCastle, Little Wood (CWS) is adjacent to the site so further advice from ecology team may be required in respect of potentially mitigating for increased recreational impacts/ disturbance. Despite mitigation some adverse visual impact on the landscape and its designations will remain. Although southern 25% of site is in AHLV, impacts on AHLV would be low: this recommendation assumes retention of majority of mature vegetation. The site is within a conservation area so there may be an adverse impact on townscape and the historic Retained or environment, so advice will be required from conservation and design colleagues. Loss of Discounted for greenfield cannot be mitigated. Submission Stage RETAINED New CDP REF: H4 SHLAA REF: 4/DU/25 H10 – Potters Access to some services and facilities may be outwith the walking distance of some residents Bank (e.g. education, convenience shopping, GP, city centre, retail park, business par/ industrial estate). However, the decent bus score could help to mitigate this if access to services was improved – operators should consider providing stops adjacent to the site (dependent on quantum of development/ mix of housing). Proposed new employment and retail sites within Durham city may also help to improve access. There are likely to be waste water constraints on development as it has been forecast that the current network will exceed headroom between 2015 & 2021 – investment will be required. Lowes Barn (CWS) is 680m and Houghall, Maiden Castle, Little Wood (CWS) is 830m from the site; so further advice from ecology may be required in respect of potentially mitigating for increased recreational impacts. Although after mitigation some adverse visual impact on the landscape will remain, it is likely to Retained or be low. Loss of greenfield land (more than 50% of site) cannot be mitigated. Discounted for DISCOUNTED – Existing New CDP REF: H10 SHLAA REF: 4/DU/40 Submission Stage Commitment H11 – Former Access to several essential services/ facilities may be outwith walking distance for some Dairy, Land at residents (e.g. education, convenience shopping, health/ recreational, retail park & main town). Stonebridge However, this is likely to be mitigated by the excellent bus score (highest). There may be severance issues with the site being bound by the A690 and the River Browney: ensure that safe pedestrian/ multi-user links are improved/ created to link to Langley Moor and Durham city to address this. The A690 Stonebridge to Nevilles Cross is an identified County traffic congestion 'hotspot'; and as such measures to minimise noise/ air pollution will be necessary. Although not within the designated 200m, there is a sewage treatment works approx. 360m from the site so measures to minimise noise/ odours may be required. There are likely to be waste water constraints on development as it has been forecast that the current network will exceed headroom between 2015 & 2021 – investment will be required. Even though Lowe's Barn (CWS) is 130m and Deerness Valley (CWS) 200m from the site, neither are connected by PROW and the former ‘severed’ by the River Browney; so further advice from ecology team may be required in respect of potentially mitigating for increased recreational impacts. The site may be at high risk of surface water flooding issues and part of the site is adjacent to FZ3B (functional
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