Non technical summary2Rourke/Land North of Cla… · Non-technical summary Terence O'Rourke Ltd 227614 December 2018 NTS-1 Non-technical summary Introduction NTS1 Gleeson Strategic

NTS Non-technical summary

Environmental statement

NTS

Land north of Clayton Mills environmental statement Gleeson Strategic Land Non-technical summary

Terence O'Rourke Ltd 227614 December 2018 NTS-1

Non-technical summary

Introduction

NTS1 Gleeson Strategic Land (GSL) is applying to Mid Sussex District Council (MSDC) for outline planning permission (with all matters reserved except for means of access), for residential development on land to the north of Mackie Avenue, Hassocks, West Sussex. Figure NTS 1 shows the application boundary and the location of the application site in the context of the wider area.

NTS2 An environmental impact assessment (EIA) has been undertaken in accordance with schedule 2 of the Town and Country Planning (Environmental Impact Assessment) Regulations 2017 (as amended), to consider the potential for significant environmental effects. An environmental statement (ES) has been prepared to report the findings. The key elements of the ES are summarised within this non-technical summary.

The application site and the wider environment

NTS3 The 30.2 hectares (ha) application site is located on the northern edge of the village of Hassocks (as shown on figure NTS 1). The closest town is Burgess Hill, 2 kilometres (km) to the north of the main area of the application site, and the city of Brighton is approximately 7km to the south.

NTS4 The application site currently consists of agricultural land (grazing and crops) and is bisected by a public right of way. The agricultural land continues to the north of the main area of the application site, with Burgess Hill beyond. The northern extent of the application site includes a narrow strip of land adjacent to the London to Brighton railway line, which forms much of the wooded western site boundary. The eastern part of the southern boundary abuts the gardens of the residential dwellings of Mackie Avenue, whilst the western end of this boundary is adjacent to an area of public open space associated with the new housing development of Oak Tree Drive. Ockley Lane and a number of existing properties form much of the eastern boundary.

NTS5 There are no statutory environmental designations within the application site boundary (figure NTS 2). The South Downs National Park wraps around the south and east of Hassocks, approximately 135 metres (m) away at the closest point to the application site. There are a number of listed buildings within 1km of the application site, the closest being the group at Ockley Manor1.

NTS6 Ditchling Common site of special scientific interest (SSSI) is approximately 2.2km to the north east and the ancient and semi-natural woodland of Ockley Wood lies to the north east of the application site.

The proposed development

NTS7 The proposed development will provide up to 500 new houses, land for a two-form entry primary school, land for a community building, land for a bridleway link between Hassocks and Burgess Hill, open space, drainage features and

1 Grade II* listed manor house and grade II listed barn and dovecote.



landscaping. The proposed development will be accessed via a new vehicle access onto Ockley Lane.

NTS8 Figure NTS 3 shows the proposed land uses within the application site. The areas shown for residential development will incorporate ancillary elements such as parking, roads, drainage and landscaping within the built area. There will be a mix of housing sizes and types, which will include 30% affordable homes. There will be a lower density of dwellings on the edges of the application site.

NTS9 Land on the eastern edge of the site has been identified for the primary school and community building. There is a landscaped area to along the northern boundary which will provide public open space and include sustainable urban drainage features, a community orchard and ecological improvements. There is a large village green in the central part of the site providing a focal area of open space potentially incorporating children’s play facilities.

NTS10 Building heights across the application site are shown on figure NTS 4. Residential properties proposed along the northern, western and eastern edges of the application site, along with those adjacent to Mackie Avenue will be a maximum of two storeys in height. Residential properties across the rest of the site will be up to three storeys in height. The school and community building will be up to two storeys.

NTS11 The outline application provides a new vehicular access point onto Ockley Lane and shows the route of primary access route (figure NTS 5). The existing public right of way on the site will be retained and upgraded to a bridleway. The eastern part of this route will also provide a secondary vehicle access point for emergency vehicles only.

NTS12 Consultation has been undertaken with Network Rail with respect to ensuring the provision of a safe pedestrian railway crossing. A number of feasible options have been identified, and the chosen solution will be implemented by Network Rail, supported by a financial contribution from GSL.

Alternatives

NTS13 GSL has considered alternative layouts for the proposed development. A summary of the key design changes is set out below and further details are provided in the design and access statement submitted in support of this planning application.

NTS14 Three locations for the school were considered:

• Site A on the south west of the site was initially chosen due to its relationship with the existing residential development of Hassocks, but was discounted following concerns raised about phasing, conflict between construction traffic and school users, and the proximity to the railway

• Site B on the east of the application site was discounted due to its potential effects on the setting of Ockley Manor (listed building)

• Site C was considered to be the best location as it would be more easily deliverable with good access options

NTS15 The relationship of the development to the existing housing on Mackie Avenue has evolved from provision of public open space (discounted due to fears over the safety of the Mackie Avenue properties), to providing a strip of landscaped space between the existing and proposed properties (MSDC raised concerns



over management), to the chosen solution of providing longer back gardens to the proposed residential properties and planting to maintain separation.

Assessment methodology

NTS16 The initial stage of the EIA was the production of the scoping report that identified the potential environmental effects to be addressed during the process. This report was submitted to MSDC in October 2017, who then issued it to a range of consultees for comment. No additional issues were identified through the scoping process. Supporting information on topics not scoped into the EIA (such as ground conditions) is included elsewhere within the planning application.

NTS17 The various specialist assessments, discussed in more detail below, followed generally similar methodologies. Baseline desk and / or field studies were undertaken to establish the existing situation. The effects of the proposed development were established using a method that compares the sensitivity and importance of receptors with the likely magnitude of change to establish the degree of effects. If the degree of effect is moderate or above then the effect is considered to be significant, except for the landscape and visual chapter where due to the specific methodology employed by the technical experts, effects of substantial or above are considered significant.

NTS18 The degree of an effect determines the resources that should be put in place to avoid or reduce (to mitigate) an adverse effect and identifies the actual value of a beneficial effect.

Cumulative effects

NTS19 Chapter 13 covers the potential for cumulative effects with other consented or committed development in the vicinity of the site. Figure NTS 6 shows the locations of the cumulative schemes. A summary of the cumulative assessment is presented in the following section.

Environmental effects

Air quality

NTS20 The air quality chapter considers the potential effect on air quality during both construction and post-construction, but with particular focus on particulate matter and nitrogen dioxide (NO2) generated by post-construction traffic. The air quality within Mid Sussex is generally good, but the council declared an air quality management area (AQMA) at the Stonepound Crossroads in Hassocks (approximately 1.3km south west of the application site) for NO2 in 2012.

NTS21 The chapter uses existing air quality monitoring data from the council and predicts pollutant levels (using computer modelling) at ten sensitive receptor locations, including properties at Stonepound Crossroad, Keymer Road, Station Road, London Road and Ockley Lane. The modelling shows that at one location (R01 Overcourt, northern façade) the concentration of NO2 is very slightly above the annual mean objective2.

NTS22 The modelling also looks at air quality in the future years of 2023 (during construction) and 2027 (once the development is complete), concluding that

2 The target maximum average concentration of a pollutant to be achieved over a year set out by the UK Government.



concentrations of traffic pollutants will be lower than current levels and well below the relevant objectives.

NTS23 Construction works can give rise to the risk of dust, with the magnitude of the potential impacts determined by size of site, range of activities being undertaken and proximity to sensitive receptors, prevailing wind direction, terrain and presence of any barriers. Although the exact details of the construction phases are not known at this stage, an assessment of the likely elements suggest that there is a high risk of dust soiling but low risk to human health. A range of standard and best practice construction measures are proposed to mitigate and monitor the potential construction dust, such that the risk of construction dust soiling is reduced to negligible and no significant effects are predicted.

NTS24 Post-construction traffic generated by the proposed development will result in a negligible increase in NO2 or particulate matter, and concentrations will be well below the relevant objectives at all of the receptor locations. Therefore, no significant effect on air quality post-construction is predicated. A travel plan will be put in place for the proposed development to minimise traffic generation and encourage sustainable travel. Additionally, the scheme will include electric vehicle charging points for each property and the development will provide the required contribution towards measures to minimise emissions set out by the council’s air quality action plan.

Archaeology

NTS25 A desk-based study and geophysical survey (detecting and mapping subsurface features) has been undertaken. The 1km study area includes an archaeological notification area3 where Bronze Age and Roman finds have been made, with prehistoric finds in the wider area. There are three suspected Roman roads in the study area but not scheduled monuments. The geophysical survey of the application site did not show any likely significant archaeological features, but there remains the potential for buried archaeology to be present.

NTS26 The historic landscape was also considered within the archaeology chapter. The analysis shows that Hassocks is a relatively modern settlement with a historic core. The application site was originally in the ownership of Ockley Manor, however, the field system has changed considerably during the 19th and 20th centauries, with the combining of fields and hedgerow loss.

NTS27 Construction of the proposed development has the potential to destroy any buried archaeological remains (a moderate to substantial significant adverse effect). However, trial trenching will be undertaken prior to the detailed design stage (reserved matters applications) and any necessary additional investigation will be undertaken ahead or during construction. The mitigation will ensure that there will be no significant effects on the archaeological resource of the site during the construction phase.

NTS28 The proposed development will lead to the loss of the fields on the application site and loss of a small sections of hedgerows. However, the older hedgerows (those shown on earlier 19th century maps) will be retained in open space or along the edges of the site. The loss of the fields and sections of more recent hedgerows will not result in a significant effect.

3 A designation given where past finds indicate high archaeological potential.



NTS29 A construction environmental management plan will be put in place to minimise the proposed development’s construction effects. This will include measures to ensure suitable temporary protection of the retained hedgerows during the construction phase and avoid their accidental loss or damage.

Built heritage

NTS30 This chapter considers the potential effects of the proposed development the three built heritage assets within the study area. These assets are to the east of the site and consist of Ockley Manor (grade II* listed building) with the existing house dating from the 18th century; a grade II listed dovecote (also 18th century, now converted into a summer house) to the south west of the manor house; and the grade II listed barn to the north west of Ockley Manor.

NTS31 Ockley Manor seems to have lost its manorial status and functional relationship with the surrounding farmland in the late 19th and 20th century through changes in ownership and fragmentation of the estate. However, the historic interest of the listed buildings is also linked to the rural setting including the application site, which positively contributes to their setting.

NTS32 The construction phase will introduce temporary, short-term activity and noise, along with gradual changes to the application site. This is considered to result in a moderate adverse, significant effect on Ockley Manor, the dovecote and barn.

NTS33 Post-construction, the proposed development will introduce an urbanising element to the setting of the listed buildings. This will change the nature and character of the application site and give rise to new sources of noise, activity and light. Whilst this change in character will affect the listed buildings, a large part of their rural setting (to the north and east) will remain unchanged.

NTS34 The proposed development (as shown on figure NTS3) provides a significant area of open space on the eastern side of the application site, ensuring that the built development will be set back from the listed structures. The building heights of the proposal (as shown on figure NTS4) are limited across the application site, with the lowest heights (two storeys) at the eastern edge. The scheme also retains the key historic hedgerows and watercourse within the application site. The post-construction assessment concludes that the proposed development will result in a change of medium magnitude on the listed buildings, resulting in moderate adverse, significant effects on all three heritage assets4.

Social and community

NTS35 This chapter focuses on the potential post-construction community and social effects of the proposed development. The existing community and social characteristics at a ward, village and district level, including consideration of population, housing supply and facilities (e.g. education, recreation and community spaces, healthcare and local businesses) required by the population.

NTS36 The ward of Hassocks had a higher proportion of retirement-age residents than the district, regional and national averages, but a similar proportion of households with children. The composition of the local population was considered to be of medium sensitivity to change. It is estimated that the

4 In terms of the National Planning Policy Framework test of ‘harm’ of a heritage assets, the proposed development would result in less than substantial harm to the special interest of all three listed buildings.



proposed development will lead to an increase in population of 1,200 people (a 15% increase in ward population), with a higher proportion of young adults and children than in the ward currently. Therefore a small to medium change is predicted, which will result in a slight to moderate significant effect.

NTS37 MSDC housing data indicates that they can meet their housing supply targets, therefore housing provision in the district is low to medium sensitivity. However, as there is a current shortfall in the district, affordable housing is considered to be of high sensitivity to change. The proposed development will provide 500 dwellings of which approximately 150 (30%) will be affordable. This will be a small increase in dwellings that will not be significant in terms of housing provision, but will give rise to a moderate significant beneficial effect in terms of affordable housing provision in the village.

NTS38 In terms of local businesses, Hassocks village centre is performing quite well, with local focus, low vacancy rates and some national retailers. Businesses in the local centre are considered to be of medium sensitivity to the small change in population predicted. This will result in a slight beneficial effect, which is not significant.

NTS39 Hassocks has infant, junior and secondary schools. The infant and secondary schools are currently over capacity, whilst the junior school has spaces. However, West Sussex County Council have identified a shortfall in primary aged school provision in Hassocks but there are plans to increase the capacity in secondary places at Downlands Community School. Infant and junior school provision is considered to be of high sensitivity to population change, whilst secondary school provision is of low to medium sensitivity. The proposed development will provide land for a 2-form entry primary school which will be a large increase in available primary school places in the village, which will be a very substantial, significant beneficial effect.

NTS40 Secondary school aged children from the development will be able to be accommodated by the planned increase in places available at Downlands Community School. However, this would not leave any space capacity at the school and so a moderate, significant adverse effect on secondary school provision was concluded.

NTS41 Given the current patient to doctor numbers at Mid Sussex Health Care practice group (which includes Hassocks Health Centre) and MSDC identifying a need to expand community health services in all the major settlements in the district, doctor services in the area are considered to be high sensitivity to population changes. The additional population generated by the proposed development will result in a moderate, significant adverse effect on doctor provision.

NTS42 In addition to the private dental practice in Hassocks, there are a number of NHS5 dental practices in Burgess Hill, two of which were registering new patients (at the time of writing). NHS dental services are considered to be low to medium sensitivity, with the proposed development giving rise to a negligible change and no significant effect.

NTS43 Whilst Hassocks has a relatively good range of recreation provision, there are deficiencies in the wider area and the need for improvements has been identified by the council. The proposed development includes public open

5 National Health Service



space, play areas and a community hub, therefore only a small increase in demand for off-site community facilities is predicted. Given the medium to high sensitivity of community facilities, this will be a slight to moderate, significant adverse effect.

NTS44 The proposed development will retain the existing footpath through the site (considered to be of low sensitivity), whilst providing land for a bridleway link to Burgess Hill and a financial contribution to Network Rail’s proposed improvement of the rail crossing. This will result in a slight beneficial effect, which is not significant.

NTS45 It is anticipated that financial contributions will be made via a legal agreement attached to the planning consent to community facilities and services, including secondary schools, healthcare, formal recreation provision and libraries. This will ensure that there will be no significant adverse effects on these facilities and services as a result of the proposed development. Implementation of the mitigation will be monitored through the council’s existing planning obligations monitoring system.

Landscape and visual

NTS46 This chapter considers the changes in site character and land cover and changes to views from sensitive receptors including users of public rights of way, nearby residential properties, listed buildings and the South Downs National Park. The existing baseline on and within the vicinity of the application site was established using aerial photography, a computer-generated zone of theoretical visibility (ZTV)6 and site visits (during both winter and summer) at 17 visual receptor locations.

NTS47 The application site, which is agricultural in nature, lies within the local landscape character area of Hurstpierpoint Low Weald, with the London to Brighton railway as a key feature.

NTS48 Temporary landscape and visual effects may arise from construction activities including: establishing works, site compound, construction vehicles, use of cranes and construction lighting. The construction phase will be seen in the context of the wider existing landscape as essentially an extension to the existing residential area of Hassocks. There will be a loss of the agricultural land but existing hedge lines and trees (landscape features of the site) will be retained. This will be a change of medium magnitude resulting in a moderate landscape effect7, which is not significant.

NTS49 The potential for visual effects will fluctuate throughout the construction period as different elements are progressed, with an overall gradual change as working height increases. General construction operations and construction vehicle movements will generate temporary visual effects. All visual receptors are of high sensitivity and the change during construction will be of large magnitude giving rise to a substantial effect which is significant.

NTS50 Post-construction, the new residential development within a substantial landscaped area will not be uncharacteristic to the local landscape. This has

6 A ZTV is a tool used to indicate the extent of the area within which the proposed development may have an influence or effect on the landscape character and visual amenity. It is based on topographic information and proposed building heights, but does not take into account the potential screening effects of buildings or vegetation. 7 In the landscape and visual assessment only, effects of substantial or above are significant.



been assessed as giving rise to a medium change on landscape character, resulting in a moderate effect, which is not significant.

NTS51 The assessment of post-construction visual effects finds that for receptors in close proximity or within the site, the proposal will, despite being comparable to those already in the local landscape, form a prominent change to views that are predominantly rural in nature. The assessment concludes that there will be a substantial adverse effect on users of the footpaths on site, residents of Mackie Avenue and Ockley Lane, and the listed buildings on Ockley Lane.

NTS52 Views from Batchelors Farm Nature Reserve to the north of the site will be largely obscured by intervening mature vegetation and no significant effects are concluded. Similarly, from locations on Oldlands Lane, there will either be no view of the proposed development or views will be limited due to vegetation and effects are not significant.

NTS53 From the Clayton Windmills (approximately 2.8km to the south, grade II listed and within the South Downs National Park) the northern edge of the proposed development will be visible, forming a small change in the wider landscape which may be missed by the observer. The effect of the proposed development is moderate and not significant.

NTS54 For users of the PRoW from Oak Tree Drive, the proposed development would be visible due to its close proximity. However, the peri-urban feel of this viewpoint location (playground, raised ground levels and lighting) means the magnitude of change is medium (adverse in nature) resulting in a substantial significant effect. There are no views from the PRoW to the west of the railway line looking east due to mature vegetation and raised railway line.

NTS55 In addition to the design measures of building heights and incorporating open space within the development, mitigation in the form of boundary planting is proposed along the northern boundary, opposite Ockley Manor to the east and adjacent to dwellings on Mackie Avenue and Ockley Lane to minimise the effects of the built form.

Natural heritage

NTS56 The current baseline conditions were established through a combination of desktop research and field surveys. The surveys looked at habitats and protected species (badgers, bats, reptiles, dormice and great crested newts) on the site and in the local area.

NTS57 Off-site, there is one SSSI within 3km of the site and two local wildlife sites (LWS) within 2km. There are a number of locally important habitats within 100m including the deciduous woodland along the railway embankment, Ockley ancient semi-natural woodland and The Tole ancient and semi-natural woodland. The data search of protected species in the wider area returned records of great crested newts, reptiles, water vole, nine species of bat and numerous bird species.

NTS58 The survey found that the majority of the on-site habitat is semi-improved grassland or arable fields, with woodland along the western edge, a stream and spring in the central southern area with associated vegetation, and hedgerows.

NTS59 The protected species surveys recorded no badger sett on site (or within 30m) or evidence of badgers on site. Given the areas of grassland being retained in



the design of the proposed development, its construction will have a negligible effect on the ability of badgers to move across the site and search for food.

NTS60 Ponds within 500m of the application site were surveyed for great crested newts, with none found other than in the pond to the south of Oak Tree Drive. However, due to the distance to the site, the numerous intervening residential roads and properties and suitable closer habitat it was considered unrealistic that newts from this location would be utilising the site.

NTS61 No bat roosts were identified, although a number of mature trees within the application site have the potential to support roosting bats. These will all be retained within the scheme and therefore no effect on potential bat roost is concluded. Bat activity surveys showed that the application site is used by several species of bat, with generally low levels of activity, predominantly on the western edge of the site and along the hedgerows.

NTS62 Whilst the proposed development will result in the loss of some trees and small sections of hedgerow habitat, the majority of these will remain intact. Given that the majority of the habitat lost as a result of the development is not important for bats and that construction activities (generating noise and light) are unlikely to be undertaken during dusk and dawn periods, construction activities will have a negligible effect on bats. Post construction changes in levels of lighting around hedgerows and trees may affect bat activity of these features, however, use of low-level lighting (to be specificities at the detailed design phase) will minimise this.

NTS63 A number of species of birds were found to be using the site, including three species of farmland birds (yellowhammer, linnet and skylark) which are threatened. Yellowhammer and linnet are found in the hedgerows and therefore as hedgerows are being retained, will be largely unaffected by the construction phase. However, skylarks nest in open fields and could be affected by disturbance and loss of nest habitat. A slight adverse effect, which is not significant, is predicted for bird species.

NTS64 Dormice were found on the application site. The loss of small sections of the hedgerow or tree lines during construction could result in a slight adverse effect, which is not significant.

NTS65 Reptiles were found to be using the habitats along the field margins and around the spring. The majority of the construction work will occur in the fields which are not ideal habitat for reptiles, but some suitable habitat may be lost where roads cut through hedges, resulting in a slight adverse effect which is not significant.

NTS66 Post construction, an increase in recreational pressure (including disturbance from dogs) could affect how badgers use the site but the creation of new on-site habitats offering improved foraging for badgers means that the effect is considered to be negligible.

NTS67 The new properties are likely to result in an increase in the local cat population. Cats are known to predate on dormice and some species of birds. Planting of thorny species along hedgerows and woodland boundaries, where dormice and the majority of birds exist, can reduce predation. Dormice and bird nest boxes (of types designed to be robust against predators) will be placed in suitable locations across the site. Post construction, the effect on dormice and birds are concluded to be negligible and not significant.



NTS68 Although the assessment demonstrates no significant adverse effects are predicted on the natural heritage during or post-construction, the presence of legally protection species mean that there are a number of measures which will be implemented, including timings of works, and utilising standard best practice construction methods, along with appropriate long-term management of the site once the houses are occupied.

Noise

NTS69 To ascertain the existing noise levels at the application site and identify potential sensitive receptors, a noise survey was undertaken. The noise from construction activities and post-construction noise (focused on traffic and school noise) was assessed.

NTS70 The sensitive receptors likely to be sensitive to changes in noise were identified as gardens to the north of Mackie Avenue, gardens to the north of Elm Tree Close/Chestnut Drive, the property of Woodside Grange (west of the application site) and Hawthorn Cottage (Ockley Lane). The noise survey showed that road traffic and the railway were the two main sources of noise at the application site and the sensitive receptors.

NTS71 During the construction phase, it is likely that at times noise from construction activities will be noticeable at the sensitive receptors. However, no working is anticipated for evenings, Sundays or Bank Holidays, and any noise will be temporary and within an acceptable level, to be agreed with MSDC. Standard best practice construction techniques will also be implemented to minimise construction noise effects.

NTS72 Once complete, the main source of noise from the residential development will be related to vehicle movements. Traffic noise modelling has been undertaken which showed that the proposed development would result in a negligible change to noise levels at the site and therefore no significant effect is predicted.

NTS73 There is the potential for the primary school to generate noise from the children’s use of the outside area. This would be during a short period of the school day Mondays to Fridays during term time. The exact layout of the school is not known at this stage but it is likely that the school building will be set away from the existing properties on Ockley Lane. The playground is likely to be near to the school building, with playing fields nearer to the properties. Based on the likely separation distances a negligible change in noise levels for properties on Ockley Lane is predicted in respect to playground noise. Noise from use of the sports field would result in very short-term change of small magnitude, generating a slight adverse effect, which is not significant.

Traffic and transport

NTS74 The transport chapter considers the effects of the proposal on the highway network and the associated environmental effects that can arise from changes in vehicular travel demand, including:

• Severance (the perceived division that can occur if a community becomes separated by a major traffic route)

• Driver delay • Pedestrian delay (if increases in traffic leads to a delay in pedestrians

seeking to cross roads)



• Pedestrian amenity (the relative pleasantness of a journey)

• Fear and intimidation (as experienced by pedestrians) • Accidents and safety

NTS75 The assessment used traffic survey data from June 2017 which was then factored up to an assessment year of 2022 and included all consented schemes that are either yet to be constructed or are under construction.

NTS76 During the construction period, the very small increase in vehicles generated8 means that the proposed development will have a negligible effect in terms of severance, pedestrian delay, pedestrian amenity, fear/intimidation and accidents and safety.

NTS77 The assessment of the increases in traffic flow as result of the proposed development shows that the largest change is on Ockley Lane to the south of the site access, where there will be a 38.4% increase in vehicles (primarily cars). Development traffic on all other links falls below the threshold set out in the guidance9 and so is not considered further, with the exception of Keymer Road to the west of Grand Avenue (Hassocks centre), which is assessed due to its specific sensitivities.

NTS78 The post construction assessment concluded negligible effect (not significant) on severance, pedestrian amenity, pedestrian delay, fear and intimidation, accident and safety. A slight adverse effect on driver delay is predicted but this will not be significant.

NTS79 A number of standard and best practice measures will be employed during the construction period to manage the environmental effect of the construction traffic. The proposed development incorporates a number of measures to promote sustainable travel use including provision of a new bus stop on Ockley Lane and pedestrian and cycle measures to improve connectivity to the wider area. A Framework Travel Plan has also been submitted in support of the planning application.

Water environment

NTS80 An assessment has been undertaken of the likely significant effects that the proposed development will have on the water environment. The effect of the proposed development on local flood risk and water quality of nearby watercourses has been assessed and mitigation measures proposed. This assessment is supported by a detailed Flood Risk Assessment (technical appendix I).

NTS81 The application site is currently in agricultural use, mainly arable and grassland. The application site falls downhill east to west towards the ditch system on its north-western boundary. The ditch system on the site’s north-western boundary receives surface water runoff from the application site and conveys them to the Herrings Stream.

NTS82 The construction of the proposed development will temporarily disrupt onsite surface water drainage. Potentially polluting activities and accidental spillages and leakages may occur during the construction and operation of the proposed development which could have an effect on local water quality.

8 Estimated to be 87 daily vehicles movements associated primarily with staff and 32 HGV movements 9 Institute of Environmental Assessment and Management



NTS83 Good site management, adequate contingency planning, application of pollution prevention principles and best practice construction techniques will reduce the risk of a significant water pollution event occurring.

NTS84 The surface water drainage system will incorporate stormwater storage and will be discharged at a reduced flow into an onsite drainage ditch. The system will provide a degree of flood risk betterment during large storm events. The surface water drainage system will incorporate specific measures to intercept oil and silt and other pollutants from the site. Flood risk from groundwater will be mitigated by raising site levels, subject to detailed design.

NTS85 Adopting best practice construction site management and provision of a suitably designed surface water drainage system incorporating pollution control and stormwater storage minimises the effect of the proposed development on local flood risk and water quality in nearby watercourses. No significant effects on the water environment are concluded.

Cumulative

NTS86 This part of the assessment considered the potential cumulative effects of the proposed development along with seven consented schemes of between 57 and 480 dwellings in the Hassocks and Burgess Hill area and three sites allocated in the District Plan. Due to its proximity and footpath link, high level consideration was also given to the now refused scheme for land to the rear of Friars Oak to the west of the railway line.

NTS87 The main air quality assessment included traffic flows for all consented development in the future baseline modelling, so the air quality cumulative assessment focused on schemes where planning permission has not yet been granted. The modelling concluded a negligible cumulative increase in NO2 and particulate matter, except at receptor R01 (the northern side of Overcourt, adjacent to Stonepound Crossroads) where there will be a slight increase in NO2 in 2023 (reducing to a negligible increase by 2027). The NO2 levels in 2023 will still be well below the annual mean objective and no significant cumulative air quality effects are predicted.

NTS88 No cumulative effect is predicted on archaeology as each scheme will deal with any on-site records/features and would not result in a direct effect on the site itself or the surrounding historic landscape character.

NTS89 Because of the nature and scale of the cumulative schemes, the separation distances and the presence of vegetation and existing build structures between the locations of the schemes, there will be no significant cumulative effect on built heritage.

NTS90 In terms of cumulative social and community effects, the schemes under consideration fall under a number of different local wards. Schemes within the Hassocks ward (including the land north of Clayton Mills development) will lead to a moderate, significant cumulative effect on the ward’s population characteristics and a slight to moderate, significant beneficial effect on the ward’s housing provision.

NTS91 The majority of the schemes will provide an element of affordable housing, which when combined with the land north of Clayton Mills development has been estimated as providing 805 affordable dwellings in the district. This is estimated to be a substantial, significant, beneficial effect.



NTS92 The increase in population associated with the developments in Hassocks ward will lead to a small increase in demand for local businesses in the village, giving rise to a slight, beneficial cumulative effect that will not be significant.

NTS93 For the majority of the viewpoint locations, no significant cumulative effects are predicted due to distance and intervening landscape or built features. No cumulative effect on landscape character is predicted.

NTS94 In respect to natural heritage, only four schemes are considered close enough to the application site to have the potential for cumulative effects. The planning process requires that consented schemes minimise effect on ecology through mitigation and enhancement measures. The consented schemes will also have had to consider potential effects on surrounding habitats, including designated sites, as required by law and policy. This will have included assessing potential effects alone and in-combination with other projects and plans. As such, it is considered that there will not be any significant cumulative effects on natural heritage.

NTS95 There are no foreseeable cumulative effects arising as result of noise from the construction of any of the cumulative schemes. The future year scenario in the main noise assessment included consideration of traffic generated from other consented schemes in the local area and no significant effect was concluded.

NTS96 To establish the 2022 base traffic model, developments benefitting from a valid planning permission which had not commenced or been completed at the time of the traffic surveys have been taken into account to derive traffic flow forecasts. Consideration was also given to the additional 35 dwellings consented at Hassocks Golf Course in November 2018. The refused Friars Oak application has not been included cumulatively in the traffic assessment work. No significant cumulative traffic effects are concluded.

NTS97 It is assumed that national planning policy and best practice guidance for sustainable drainage and construction management will be applied to all of the cumulative development schemes. This will ensure that the effects from all new development on the water environment are minimised, therefore no significant cumulative effects are expected.

Conclusion

NTS98 This non-technical summary outlines the findings of the EIA of the proposed residential scheme at land north of Clayton Mills, Hassocks, which is contained within the ES that accompanies the planning application. The proposed development will lead to a small number of changes in the local environment, but a range of measures will be put in place to minimise potential significant adverse effects and enhance beneficial effects. The proposed mitigation measures and the significant effects of the proposal that are predicted to remain after mitigation (residual effects) are summarised in chapter 14 of the ES. A summary of the significant residual effects is also provided in table NTS1.

NTS99 Copies of the full ES and its technical appendices have been provided to MSDC. The full documents are available for public inspection during the consultation period at MSDC’s offices at the address below:

Mid Sussex District Council Oaklands Oaklands Road



Haywards Heath West Sussex RH16 1SS

NTS100 Copies of the ES on CD can be purchased from Terence O’Rourke Ltd at a price that reflects the time and production costs. Paper copies may also be available (at printing cost) from Terence O’Rourke Ltd at the following address:

Terence O’Rourke Ltd Everdene House Deansleigh Road Bournemouth BH7 7DU

Tel: 020 3664 6755 Email: [email protected]



Table NTS1: Significant residual effects Significant residual effect Sensitivity of

receptor Magnitude of change

Nature Duration Degree of effect Level of certainty

Cultural heritage

Construction effect on special architectural or historic interest of Ockley Manor (grade II* listed building)

High Medium Adverse Temporary / short term

Moderate Reasonable

Construction effect on special architectural or historic interest of dovecote and barn to the south-west of Ockley Manor (grade II listed buildings)

Medium Medium Adverse Temporary / short term

Moderate Reasonable

Post-construction effect on special architectural or historic interest of Ockley Manor (grade II* listed building)

High Medium Adverse Long term Moderate Reasonable

Post-construction effect on special architectural or historic interest of dovecote to the south-west of Ockley Manor (grade II listed building)

Medium Medium Adverse Long term Moderate Reasonable

Social and community

Change to the demography of Hassocks ward Medium Small to medium N/A Long term Slight to moderate Reasonable Provision of affordable housing High Small Beneficial Long term Moderate Absolute Increased provision of primary school places in Hassocks High Large Beneficial Long term Very substantial Absolute

Landscape and visual effects

Changes to views during the construction period High Large Adverse Temporary / short term

Substantial Reasonable

Changes to views from VP1 (at time of development completion)

High Large Adverse Medium term (less than 15 years

Very substantial Reasonable

Changes to views from VP1 (15 years after completion) High Medium Adverse Permanent Substantial Reasonable Changes to views from VP2 (completion and 15 years later)

High Large Adverse Permanent Very substantial Reasonable

Changes to views from VP3 (completion and 15 years later)

High Large Adverse Permanent Very substantial Reasonable



Changes to views from VP4 (at time of development completion)

High Large Adverse Medium term (less than 15 years)


Changes to views from VP4 (15 years after completion) High Medium Adverse Permanent Substantial Reasonable Changes to views from VP7 (at time of development completion)

High Large Adverse Medium term (less than 15 years)


Changes to views from VP7 (15 years after completion) High Medium Adverse Permanent Substantial Reasonable Changes to views from VP13 (at time of development completion)

High Medium Adverse Medium term (less than 15 years)

Substantial Reasonable

Cumulative

Cumulative increase in population Hassocks ward Medium Medium N/A Long term Moderate Reasonable Cumulative increase in housing provision in the ward Low-medium Medium Beneficial Long term Slight-moderate Reasonable Cumulative increase in affordable housing in the district High Medium-large Beneficial Long term Substantial Reasonable

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Figure NTS1Site location

Land north of Clayton Mills Environmental statement

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Gleesons

Drawn by:

JCChecked by:

JB

Based upon the 2018 Ordnance Survey 1:50,000 colour raster mapwith the permission of the Ordnance Survey on behalf of HerMajesty's Stationery Office, © Crown copyright. Licence No. 100019980. © Natural England copyright. Contains Ordnance Survey data © Crown copyright and database right 2018. © Historic England copyright. Contains public sector information licensed under the Open Government Licence v3.0Copyright Terence O'Rourke Ltd, 2018

28 November 2018

Scale: 1:45,000 @A3

Site boundary

5km study area

Conservation areas

Woodland Trust site

Listed buildings

Registered parks and gardens

Scheduled monuments

Ancient woodland

National trails

Site of Special Scientific Interest

National park

Local Nature Reserve

Area of Outstanding Natural Beauty

Flood Zone 3

Flood Zone 2

LONDON7 Heddon Street London W1B 4BD

BOURNEMOUTHEverdene House Deansleigh Road Bournemouth BH7 7DU

020 3664 6755

Revision

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Figure 2.1: Designations

Clayton Mills, Hassocks

TELEPHONE

www.torltd.co.uk

Status

0 1,000 mN

BIRMINGHAMEnterprise House 115 Edmund StreetBirmingham B3 2HJ

Figure NTS2Environmental designations


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Figure NTS3Land use parameter plan


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Figure NTS4Building height parameter plan


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Figure NTS5Access parameter plan


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Drawn by:

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Based upon the 2018 Ordnance Survey 1:50,000 colour raster mapwith the permission of the Ordnance Survey on behalf of HerMajesty's Stationery Office, © Crown copyright. Licence No. 100019980.

Copyright Terence O'Rourke Ltd, 2018

28 November 2018

Scale: 1:25,000 @A3

!( Cumulative sites

1. Hassocks Golf Club(DM/16/1775)

2. Keymer Tile Works(09/03697/OUT)

3. East of Kingsway, Burgess Hill(12/01532/OUT)

4. The Martletts, Burgess Hill towncentre (DM/15/3858)

5. Little Park Farm and HighfieldDrive, Hurstpierpoint(12/04141/OUT)

6. Chalkers Lane South/CuckfieldRoad (DM/15/3658)

7. West of London Road, Hassocks(13/03818/OUT)

8. Stafford House, Keymer Road,Hassocks (DM/15/3309)

9. Land at and adjacent to formersewage treatment works, FairbridgeWay, Burgess Hill (08/01644/OUT)

10. Station Good Yard

11. The Brow, Burgess Hill

12. Land at Victoria Road, BurgessHill

13. Land to the rear of Friars Oak,London Road (DM/18/2342)

Site boundary

LONDON7 Heddon Street London W1B 4BD

BOURNEMOUTHEverdene House Deansleigh Road Bournemouth BH7 7DU

020 3664 6755

Revision

Dwg no/

Figure 3.2: Projects included in cumulative assessment

Clayton Mills, Hassocks

TELEPHONE

www.torltd.co.uk

Status

0 1,000 mN

BIRMINGHAMEnterprise House 115 Edmund StreetBirmingham B3 2HJ

Figure NTS6Cumulative developments


(DM/18/2616)

Documents

Non technical summary2Rourke/Land North of Cla… · Non-technical summary Terence O'Rourke Ltd 227614 December 2018 NTS-1 Non-technical summary Introduction NTS1 Gleeson Strategic