GEOTECHNICALWSP have undertaken a Phase 1 Geotechnical Assessment (Desk Study), confi rming that there are a number of areas that have possible ground/groundwater contamination arising from previous site use. Whilst this is not considered likely to constitute a signifi cant constraint to re-development, it will need to be confi rmed by intrusive investigation at detailed reserved matters stage, and mitigation measures proposed. In summary, WSP confi rm that the site is suitable for a residential end use. The Phase 1 Geotechnical Assessment submitted with the application will include an initial conceptual site model and further intrusive investigation works and remediation strategy could be undertaken as part of any planning conditions imposed as part of any outline planning approval.

TREESA Tree Survey of the site has been undertaken by Wilson Tree Surveys. This Survey confi rms that there are no TPO trees on the site and that trees within this site are generally on the perimeter of the site and will not impact on the scheme.

The Tree Survey has informed the scheme design and seeks to retain existing trees where appropriate. General observations are that most of the existing trees are preserved in the current proposal.

There are a small number of trees within the site proposed for removal and replacement with planting. These trees are close to East Lodge and the eastern site boundary and include a mix of B and C quality trees. The Tree Survey and Arboricultural Impact Assessment will be submitted with the outline planning application.

AIR QUALITY & NOISEThe proposals could potentially result in a slight improvement in air quality given that this employment site when operational generated high emissions associated with the Milling business and associated HGV traffi c movements. A detailed Air Quality Assessment for the site will be submitted with the planning application. A Noise Assessment has undertaken by ENS Noise Consultants. This confi rms that there will be no signifi cant noise impact on local amenity associated with redevelopment of this site for residential purposes.

ARCHAEOLOGYProspect Archaeology has been commissioned to undertake an Archaeology Assessment of the site. The Assessment confi rms there is currently no inter-visibility between the site and any listed buildings or the Conservation Area.In Archaeological terms there is some potential for the presence of earlier mills on the site, straddling the River on the south side of the site, which is Green Belt and not subject to any development proposals. The north side of the site, occupied by the existing Mill buildings appears to be cut into the slope so any archaeological horizons may have been removed; therefore the potential for anything of value is low.

Further archaeological evaluation is required to clarify the archaeological potential of the site. This can be controlled through an appropriately worded planning condition on any planning permission to ensure this work is undertaken prior to commencement of development. The detailed Cultural Heritage / Archaeology Assessment for the site will be submitted with the planning application.

PROPOSALSAn outline application is to be submitted for up to 70 dwellings, providing a mix of one, two, three, four and fi ve bed properties.

The site will utilise existing vehicular access from Arlesey Road, across the River Oughton. The existing section of road which currently takes traffi c out of the site on land designated as Green Belt will be downgraded to a footpath.

Street design will encourage slow speed traffi c with shared space and mews arrangements predominating.

Housing types will vary, with higher density three storey houses to the south, facing the River and matching the scale and uniformity of the existing Mill buildings, and lower density detached dwellings to the north of the site.

Public open space provision will utilise the existing amenity space south of the River, currently identifi ed as Green Belt. Care will be taken to ensure this space provides a functional area of open space whilst respecting the purposes of the Green Belt.

INTRODUCTIONMilling operations at Bowmans’ site ceased in September 2016. Whilst the company’s Head Offi ce, R&D centre and ingredients manufacturing facility continue to operate from the site, they are investigating options for disposal of the site at Ickleford to allow future investments at their existing premises and are therefore submitting an outline planning application for residential development.

The buildings have been constructed and adapted for uses in connection with a fl our mill which dates back to 1857. They are very specialist, dated and coming to the end of their useful economic life and not therefore attractive to alternative operators on the open market. Bowman’s are now seeking to secure permission for high value alternative uses on the site and intend to submit an outline planning application for residential development on all their land, which falls within the development limits of the village.

THE SITEThis previously developed 3.59 ha site comprises the site of the fl our mill and includes a number of silos, warehouse, food processing facilities, laboratories, offi ces and yard area.

Vehicular access into the site is from Arlesey Road, with vehicles currently crossing the River Oughton. The River creates a defi ned edge to the village settlement limits.

Land to the south of the River has an amenity use and is currently designated as Green Belt. To the north east of the site is a three bedroom thatched cottage, East Lodge, used by Bowmans for visitor’s accommodation. East Lodge is excluded from any redevelopment proposals for the site and can be served from Arlesey Road. Trees to the north and eastern boundaries of the site provide a visual screen between the site and local residential areas.

TECHNICAL INFORMATIONThe Applicant has appointed a Consultant Team to undertake a number of technical assessments. These have informed the scheme proposals and will be submitted in support of an outline planning application for residential development on the site.

HIGHWAYSWormald Burrows have been appointed to assess the effects of the proposed residential development upon the traffi c and transportation conditions within the vicinity of the application site and to undertake a Transport Statement and Travel Plan. The Plan confi rms that vehicular access into the proposed site will be via the existing Bowmans Flour Mill access on Arlesey Road, in the form of a smaller scale priority T-junction than that currently serving the site. An emergency access onto Arlesey Road with droppable bollard is also proposed.

The following junctions have been surveyed:

• Arlesey Road/Turnpike Lane mini-roundabout

• A600 Bedford Road/Turnpike Lane/Westmill Lane mini-roundabout

• Arlesey Road/Development Access

The three proposed housing allocations in Ickleford, identifi ed in the Council’s emerging Local Plan have been included as committed development and their effects on the local road network incorporated in the junction analysis.

Based on this highways assessment of the site, Wormald Burrows conclude there will be no signifi cant highways

issues or impacts resulting from the proposals in terms of the development access and surrounding road network, individually or cumulatively.

The Travel Plan to be submitted with the planning application will identify a number of sustainable transport improvements and facilities for pedestrians and cyclists, building upon the site’s sustainable location by promoting sustainable travel through a combination of physical (or ‘hard’) improvements and behavioural (or ‘soft’) measures.

FLOOD RISK AND DRAINAGEWormald Burrows have undertaken a Flood Risk Assessment which considers the fl ood risk and surface water drainage storage requirements for the site. This confi rms that the majority of the site lies within fl ood zone 1 according to the Environment Agency Flood Map. Areas deemed to be in fl ood zone 1 have been shown to be at less than 0.1% chance of fl ooding in any year. This is sometimes known as having a 1:1000 year chance.

A narrow corridor on the banks of the River lies within EA fl ood zone 2 (between 0.1% – 1% chance of fl ooding from rivers in any year) and EA fl ood zone 3 (1% or greater probability of fl ooding from rivers), and a fi ve metre wide undeveloped ecological buffer between the River Oughton and any development will be provided to safeguard use of the river by otters and water voles.

The proposals indicate dwellings sited out of potential fl ood areas. The vehicle access over the River Oughton is safe and will not normally be affected by fl uvial fl ooding from the river, however in the case of an extreme fl ooding event a secondary emergency access is proposed onto Arlesey Road.

The proposed surface water drainage strategy will restrict

discharge rates to the equivalent greenfi eld runoff rate, signifi cantly reducing rate of runoff and thus the risk of fl ooding in all rainfall events, with signifi cant betterment to the receiving River Oughton and the River Hiz.

Finished fl oor levels are to be set a minimum of 300mm above fl ood levels and access to dwellings designed in a manner which allows dry access should fl ooding occur.

In summary, Wormald Burrows confi rms that there are no signifi cant fl ood risk and drainage impacts associated with this site. A detailed Flood Risk Assessment for the site will be submitted with the planning application.

ECOLOGYA Preliminary Ecological Appraisal (PEA) of the site, including Bat Emergence Surveys has been undertaken by Wardell Armstrong and indicates that there are no signifi cant ecological constraints to the proposed development works, providing further appropriate assessments and mitigation are secured.

As some of the buildings and trees on site are suitable for bats, additional surveys would be required in order to establish the presence and location of roosts.

A fi ve metre wide undeveloped ecological buffer between the River Oughton and any development will be provided to safeguard use of the river by otters and water voles.

Given that a pond is located adjacent to the site further Great Crested Newt Survey’s are being undertaken to understand whether newts are present. The results of these surveys will determine presence of any newts and appropriate mitigation. The existing factory building is known to possibly shelter a peregrine Falcon, and additional surveys will be undertaken to investigate this.

LAND OFF ARLESEY ROAD, ICKLEFORD

Main Entrance

ISSUES & OPPORTUNITIESLOCATION PLAN ILLUSTRATIVE MASTERPLAN

Arlesey Road

Existing residential access roads

ISSUES

Existing buildings

Previously developed areas within the site

Views into site from front of houses

Rear and side views into site

Proposed primary circulation

Proposed secondary circulation

Existing mill road to be downgraded to foot/cycle path

OPPORTUNITIES

5m wide exclusion zone from river edge

Existing ‘A’, ‘B’ and ‘C’ grade trees proposed for retention

Existing River Oughton

EEggfofo

Proposed public open space areas

OPEN SPACE

Existing & proposed site access

The Site

Arlesey R

oad

The Boundary of the Application 3.59Ha (8.87 acres) approximately

Existing EA fl ood area - Surface Water

Existing vehicle access to mill

Existing vehicle access to mill offi ce

Proposed emergency access

Existing Green Belt

Existing original mill buildings

Existing bridges over River Oughton

OPEN SPACE

RIVER OUGHTON

LAUREL WAY

AR

LESE

Y R

OA

D

MANOR CLOSE

Emergency Access

POTENTIAL PLANNING APPLICATION SUBMISSION DATE SPRING 2017

To keep updated please contact

avril.sanderson@spawforths.co.uk 01924 873 873

Green Belt boundary