symmetry park, Rugby - IEMA · 1 Introduction 1.1 Introduction This document is the Non-Technical Summary (NTS) of an Environmental Statement (ES) that has been prepared to present

On behalf of dbsymmetry

Project Ref: 31311 | Rev: 01 | Date: November 2017

Office Address: 10 Queen Square, Bristol, BS1 4NT T: +44 (0)117 332 7840 E: [email protected]

symmetry park, Rugby

Environmental Statement

Non-Technical Summary

Environmental Statement – Non-Technical Summary symmetry park, Rugby

\\pba.int\BRI\Projects\31311 Rugby south\Technical\Environment\Environmental\ES\171115 FINAL ISSUE\NTS\20171115_31311 symmetry park, Rugby_NTS_Final.docx

ii

Document Control Sheet

Project Name: symmetry park, Rugby

Project Ref: 31311/3007

Report Title: Environmental Statement – Non-Technic al Summary

Date: November 2017

Name Position Signature Date

Prepared by: Emma Brown Assistant Engineer E.B 08/11/2017

Reviewed by: Neil Young Principal Environmental

Scientist N.Y 09/11/2017

Approved by: Michael

Parkinson Partner M.P 15/09/2017

For and on behalf of Peter Brett Associates LLP

Revision Date Description Prepared Reviewed Approved

01 09/11/17 DRAFT EB NY MP

02 15/11/17 Final EB NY MP

Peter Brett Associates LLP disclaims any responsibility to the Client and others in respect of any matters outside the scope of this report. This report has been prepared with reasonable skill, care and diligence within the terms of the Contract with the Client and generally in accordance with the appropriate ACE Agreement and taking account of the manpower, resources, investigations and testing devoted to it by agreement with the Client. This report is confidential to the Client and Peter Brett Associates LLP accepts no responsibility of whatsoever nature to third parties to whom this report or any part thereof is made known. Any such party relies upon the report at their own risk.

© Peter Brett Associates LLP 2017



iii

Contents

1 Introduction ...................................... ........................................................................................... 5

1.1 Introduction .................................................................................................................... 5

1.2 Terms and Definitions ................................................................................................... 5

1.3 The EIA, ES and Other Documents .............................................................................. 5

2 Site and Surrounding Area ......................... ................................................................................ 7

2.1 Site Description ............................................................................................................. 7

2.2 Environmental Setting ................................................................................................... 7

3 The Proposed Development .......................... ........................................................................... 10

3.1 Description of the Proposed Development .................................................................. 10

3.2 Access ......................................................................................................................... 10

3.3 Parking ........................................................................................................................ 11

3.4 Landscaping ................................................................................................................ 11

3.5 Drainage ...................................................................................................................... 11

3.6 Construction Programme and Management ............................................................... 12

3.7 Construction Management .......................................................................................... 12

3.8 Consideration of Alternatives ...................................................................................... 12

4 Planning and Policy Context ....................... ............................................................................. 14

5 Assessment of Effects ............................. ................................................................................. 15

5.1 Introduction .................................................................................................................. 15

5.2 Screening and Scoping ............................................................................................... 15

5.3 Committed Developments ........................................................................................... 15

5.4 Assessing Effects ........................................................................................................ 16

5.5 Socio-Economic ........................................................................................................... 17

5.6 Transport and Access ................................................................................................. 19

5.7 Air Quality .................................................................................................................... 20

5.8 Noise and Vibration ..................................................................................................... 22

5.9 Landscape and Visual ................................................................................................. 23

5.10 Ecology and Nature Conservation ............................................................................... 25

5.11 Archaeology and Heritage ........................................................................................... 26

5.12 Agricultural Land .......................................................................................................... 28

5.13 Ground Conditions....................................................................................................... 30

5.14 Impact Interactions ...................................................................................................... 31

Figures

Figure 2.1: Site redline boundary ............................................................................................................ 9

Figure 3.1: Parameter Plan (Stephen George and Partners LLP, 13-216-P002) ................................. 13



iv


5


1 Introduction

1.1 Introduction

This document is the Non-Technical Summary (NTS) of an Environmental Statement (ES) that has been prepared to present the findings an Environmental Impact Assessment (EIA) of a planning application for symmetry park, Rugby (referred to as the ‘proposed development’).

The site is located immediately to the north of the M45/A45 Junction, to the south west of Rugby and is in the jurisdiction of Rugby Borough Council (RBC).

The proposal for which planning permission is sought comprises of:

“Outline planning permission for up to 186,500 sqm (2,007,470 sq ft) of buildings for Class B8 Warehousing and Distribution, with ancillary Class B1(a) offices, land for a fire station (0.4 hectares) together with associated site infrastructure including lorry parking, landscaping, and sustainable drainage details. Demolition of Station Farmhouse and Outbuildings. Means of access from the A45/M45 junction up to and including the link to the crossing of the Northampton lane byway are included for approval”.

The proposed development will include associated landscaping, access and infrastructure works, including the provision of part of the South West Rugby Spine Road Network required as part of the South West Rugby allocation.

1.2 Terms and Definitions

For ease of reference the following terms have been used in this NTS:

� symmetry park, Rugby – the name of the development

� site – the area within the planning application boundary;

� proposed development – the development for which planning permission is sought;

� parameters plan – the plan that will form the basis of the planning application setting out the parameters for the development and which will retain appropriate flexibility;

� South West Rugby allocation – the name of the draft allocation of which the site forms a part;

� South West Rugby Spine Road Network– the name of spine road to be provided through the South West Rugby allocation and of which the proposed development will deliver the first section; and

� Northampton Lane – the byway which crosses the site and provides the southern boundary for the widest part of the site.

1.3 The EIA, ES and Other Documents

The ES presents the findings of an EIA undertaken in accordance with The Town and Country Planning (Environmental Impact Assessment) Regulations 2011 (as amended 2015), referred to as the ‘EIA Regulations’.

The EIA has sought to identify any likely significant environmental effects, and, concurrent with the design process, has identified appropriate design and construction measures and good practice both to mitigate likely significant adverse environmental effects and to maximise


6


the environmental opportunities that might arise as a consequence of the construction and operation of the proposed development.

The ES comprises of the following documents:

� Volume 1 – Main report;

� Volume 2 – Appendices; and

� Non-Technical Summary (this document).

The other principal documents submitted with the planning application include:

� Drawings (both to be approved and illustrative);

� Design and Access Statement;

� Planning Statement;

� Statement of Community Involvement;

� Flood Risk Assessment;

� Water Framework Directive Statement;

� Foul Water Drainage Strategy;

� Lighting Assessment;

� Sustainability Statement; and

� Energy Statement.


7


2 Site and Surrounding Area

2.1 Site Description

The site is 46.20 hectares (ha) of land, currently in predominantly agricultural use, and is located immediately to the north of the M45/A45 Junction, to the south west of Rugby. The site itself lies approximately five kilometres from Rugby town centre, and is centred approximately on Ordnance Survey Grid Reference (OSGR) SP 464 719.

The site application area plan (Stephen George & Partners LLP reference: 13-216-P001) is shown in Figure 2.1 .

The site comprises the employment element of the South West Rugby allocation in Rugby Borough Council’s Submission Local Plan. The South West Rugby allocation is located to the South West of Rugby town centre, to the north of the junction between the M45 Motorway, London Road (A45) and Coventry Road (B4429).

The western boundary of the site is formed by a disused railway, which Sustrans has aspirations to turn into a leisure route for cyclists. To the eastern boundary is an existing plant nursery. The site’s southern boundary is defined by the M45/A45 Junction and the Northampton Lane byway.

The site is currently bound to the north and east by agricultural land which is intended to come forward for mixed-use development (primarily residential) forming part of the remainder of the South West Rugby allocation.

The site consists predominantly of arable fields interspersed with managed hedgerows and drainage ditches. Station farmhouse and outbuildings (of mixed steel frame and brick construction) lie towards the west of the site and will be demolished as part of the proposed development. The agricultural land includes a large pond, a derelict Victorian era farm building (to be demolished), and is crossed by a farm track, a bridleway and two drains.

The nearest residential properties are Station Farm Cottages to the north, to the south there is the Millhouse, the Laughing Dog Industrial Estate, a plant nursery, an MOT shop and residential properties all of which front onto Coventry Road. To the east there are residential properties which front onto Windmill Lane.

The site contains one small road from London Road (A45) in the South West that is used for access to Station Farmhouse and Outbuildings, and Station Farm Cottage (a short distance to the north of the site). A new access will ultimately be provided to Station Farm Cottages via the scheme’s internal road layout.

2.2 Environmental Setting

The site extends to 46.20 ha, of which approximately 44 ha are agricultural land (40.2 ha of which is best and most versatile (BMV) agricultural land), small areas of woodland, hardstanding, highways land and a residential property.

The site is in a relatively unconstrained location that is not subject to Green Belt designation, and is well-contained by the A45/M45 to the south, and the disused railway line to the west.

The baseline sound conditions at site are considered typical of a rural area and are dominated by traffic noise from the surrounding road network, primarily the A45 and M45.

A number of Public Rights of Way (PROWs) are present, both within the site and the surrounding area. A restricted byway runs from west to east through the centre of the site,


8


connecting the disused railway to Windmill Lane near to Dunchuch. A public footpath connects the B4429 on the southern boundary of the site with the B4642 to the north, routing through the site. Several other PROWs in the vicinity of the site provide a sustainable connection to Rugby, Dunchurch and Thurlaston.

The overlying pattern of trees and hedgerows defining agricultural fields and highway corridors heavily filter views across the landscape surrounding the site. Views from close quarters (of this site) are generally only available from very small sections of busy road corridors and from sections of the local PROW network.

There are a small number of residential properties with close-quarter views of the site. Any middle distance to distant views of the site are gained across gently undulating agricultural landscape and tend to be heavily filtered or fragmented by intervening vegetation.

Geological mapping indicates that the entire site is underlain by bedrock deposits of the Charmouth Mudstone Formation. The mapping shows that superficial deposits overlie the bedrock over the entire site and that these generally comprise granular soils of the Dunsmore Gravel Formation and locally clay soils of the Wolston Formation over the lower lying parts of the site in the sides and the bases of the two valley features.

There are a number of designated heritage assets within the 1 km study area, including the Thurlaston Conservation Area, some 370 m to the south of the site, and seven Grade II listed buildings. There are no registered parks and gardens within 1 km of the site.

No part of the site is covered by any statutory nature conservation designations, and there are no international designations within 10 km of the site.

There are 20 non-statutory nature conservation designations in the vicinity of the site, the three closest of which are the River Avon, the Leamington to Rugby Railway and Cawston Spinney (together with Cawston Fox Covert).

RBC has declared an AQMA for the entire urban area of Rugby bounded by the southern boundary with Daventry District Council, A5, M6, minor roads to the west of Long Lawford, A45 and M45. Dunchurch is also a designated AQMA.

The site lies entirely within Flood Zone 1, with less than a 1 in 1,000 (<0.1%) annual probability of flooding from rivers.


9


Figure 2.1: Site redline boundary


10


3 The Proposed Development

3.1 Description of the Proposed Development

The proposal for which planning permission is sought comprises of:

“Outline planning permission for up to 186,500 sqm (2,007,470 sq ft) of buildings for Class B8 Warehousing and Distribution, with ancillary Class B1(a) offices, land for a fire station (0.4 hectares) together with associated site infrastructure including lorry parking, landscaping, and sustainable drainage details. Demolition of Station Farmhouse and Outbuildings. Means of access from the A45/M45 junction up to and including the link to the crossing of the Northampton lane byway are included for approval”.

As part of the proposed development, the existing Station Farmhouse and Outbuildings will be demolished. Operational hours of the development are to be confirmed at the reserved matters stage(s) however they are potentially 24hrs/day due to the operational context.

The site comprises the employment element of the South West Rugby allocation in Rugby Borough Council’s Submission Local Plan and the symmetry park proposals have been developed not to compromise the delivery of the wider South West Rugby allocation.

Development Zones

The Parameters Plan (Figure 3.1 ) separates the site into four ‘Development Zones’ (Zones A, B, C and D). For each zone, a set of parameters for development has been defined within which there is flexibility in the final design and layout of buildings.

The developments zones are broken down into details as below:

� Zone A – A developable area of 3.02 ha with the proposed use of B8 with ancillary B1(a), and a potential fire station plot. The zone will accommodate one to three units, providing a maximum floorspace of 15,285m2. Units will be up to 18m to their ridge and the highest finished floor level will be 115.5m AOD. The fire station will not be provided as part of the development but suitable land has been reserved for a future fire station should it be required;

� Zone B – A developable area of 2.97 ha with the proposed used of B8 with ancillary B1(a). The zone will accommodate one to three units, providing a maximum floorspace of 16,975m2. Units will be up to 18m to their ridge and the highest finished floor level will be 115m AOD;

� Zone C – A developable area of 10.51 ha with the proposed used of B8 with ancillary B1(a). The zone will accommodate one to four units, providing a maximum floorspace of 64,735m2. Units will be up to 23m to their ridge and the highest finished floor level will be 116m AOD; and

� Zone D – A developable area of 16.89 ha with the proposed used of B8 with ancillary B1(a). The zone will accommodate one to five units, providing a maximum floorspace of 89,505m2. Units will be up to 23m to their ridge and the highest finished floor level will be 114m AOD.

3.2 Access

The development will be served by a new vehicular access from the B4429 and A45/M45 roundabout. This will realign the B4429 north of the A45/M45 roundabout to create a new signalised T-junction within the site and is supplemented by partially signalising the A45/ M45 roundabout to help Highways England manage their network effectively. This access will also


11


form part of the wider spine road network to support the wider South West Rugby allocation. This will be constructed up to the northern boundary of the application site, to connect to the rest of the link road towards Potsford Dam to be delivered by WCC.

In the longer term, once the wider South West Rugby allocation is delivered, access will also be provided through the residential development to the north. It is anticipated that this route to the north would enable local journeys to be made by walking and cycling whilst also reducing the number of HGV trips.

An established network of footways and cycle routes exists to connect the proposed development with Dunchurch, Rugby and local facilities and amenities. Furthermore, the wider Rugby South allocation will include pedestrian and cycle links to continue to facilitate journeys to the employment site by walking and cycling. A public transport strategy has been developed for the site focussed around shift change over times.

3.3 Parking

Due to the outline nature of the planning application, parking provision is not a matter for determination at this stage. However, although travel by sustainable modes will be encouraged, car parking at the development will be provided to accommodate the need to travel by car. The development will seek to accord to the adopted parking standards at the time of reserved matters application(s).

Current adopted parking standards for B8 developments are as set out in RBC’s Local Development Framework Draft Planning Obligations SPD and is consistent with the documentation included in the Local Plan Submission (2017).

3.4 Landscaping

A number of general landscape design principles have been developed as part of the landscape strategy that is described within the Design and Access Statement accompanying this application. These principles guide the implementation of a suitable landscape scheme for the proposed development.

As a result, the proposed development incorporates landscape buffers and planting to help set the development in its locality. An approved Arboricultural Method Statement (AMS) is to be adopted, incorporating best practice guidance for protecting trees during demolition and construction phases.

3.5 Drainage

It is proposed that attenuation storage for surface water runoff from development Zone C would be provided by utilising storage capacity within irrigation pond (Potford Dam) to the north of the site. Surface water storage requirements from development Zones A, B and D will be managed on plot within the boundary of each respective development Zone; this is likely to be through underground storage which would be managed by a private management company to be established for the site.

Infiltration testing will be required before detailed design, in order to assess the viability of utilising infiltration as a means of managing surface water runoff where possible on site.

Attenuated surface water runoff from Zone A (including the 0.4 ha fire station plot), Zone B and the approximate eastern third of Zone D would discharge into the Eastern Field Drain and attenuated surface water runoff from the approximate central third and western third of Zone D would discharge into the Western Field Drain. Surface water runoff from Zone C would be discharged in to the irrigation pond (Potford Dam) to the north of the site. The overall discharge rate from the site to Lawford Brook (downstream of the Eastern Field Drain,


12


Western Field Drain and Potford Dam) would be limited to below the current greenfield runoff rate.

Further details of the flood risk at the site can be found within the Flood Risk Assessment as submitted with the planning application.

3.6 Construction Programme and Management

It is anticipated, subject to grant of planning permission, that construction of the proposed development could commence in 2018. The rate of build out of the development will be influenced by local market conditions and development. At this stage, it is anticipated that the development will be fully built out and occupied by 2025. Construction is unlikely to be continuous during this period with the potential for the development to be implemented in phases.

It is proposed that a Construction Environmental Management Plan (CEMP), secured through a suitable planning condition, will be implemented for the construction works. This will outline the arrangements and management practices adopted to mitigate the environmental effects of construction, and will need to be agreed with RBC prior to the commencement of construction.

The likely scope of the CEMP is outlined in Section 3.7 below.

3.7 Construction Management

A CEMP will be developed to manage the impacts of construction. The CEMP will identify a range of measures, in relation to aspects such as noise and vibration, dust and air pollution, ecology, and water resources, which will be utilised during the construction of the proposed development.

The format of the CEMP will need to be reviewed once the construction techniques and methodologies to be employed, and the phasing of the construction are confirmed. The CEMP will identify the responsibilities of all parties involved in the design, management and construction of the development. It is anticipated that matters to be addressed in the CEMP would include aspects set out in the following bullet points, as well as the construction mitigation and enhancement measures identified in each of the topic chapters within the ES.

3.8 Consideration of Alternatives

The EIA Regulations require an ES to include an outline of the main alternatives considered by the applicant, indicating the main reasons for the choice made, taking into account the environmental effects.

The key design issues and alternative forms of development were reviewed. The design of the development has been based on the requirements of national and local policy to meet the market demand for employment space, taking into account environmental conditions and public consultation, and responding to the constraints and opportunities of the site.


13


Figure 3.1: Parameter Plan (Stephen George and Partners LLP, 13-216-P002)


14


4 Planning and Policy Context

The National Planning Policy Framework (NPPF) sets out the Government’s planning policies for England and outlines how these are expected to be applied to both plan-making and decision-making.

Paragraph 17 of the NPPF sets out 12 core planning principles which should underpin both plan-making and decision-taking.

Of further relevance, Paragraph 29 of the NPPF states that the transport system should be balanced in favour of sustainable transport modes, in order to give people a choice about how they travel. Paragraph 30 provides additional encouragement for solutions which support reductions in greenhouse gas emissions and reduce congestion.

The application site must also be considered in a Local Policy context. symmetry park, Rugby is located within the jurisdiction of RBC where the adopted development plan comprises of the:

� Rugby County District Core Strategy DPD (2011); and

� Rugby Borough Local Plan 2006 (Saved Policies).

RBC has commenced preparation of a new Local Plan for the period to 2031. The purpose of the new Local Plan is to ensure that development meets the priorities of the Borough including:

� Setting out policies for meeting future needs relating to areas such as housing, employment, community facilities, transport and other infrastructure needed to support development;

� Strategic allocations of land to meet future needs;

� Policies for protecting the environment; and

� Identifying boundaries of strategic greenspace.

The Submission Local Plan (September 2017) allocates the South West Rugby site for up to 5,000 dwellings and 35 ha (gross) of B8 (storage and distribution) employment land (Policies DS3, DS4, DS8 and DS9). The application proposals comprise the south west part of the South West Rugby allocation.

As set out in Policy DS8, the Council has also published a Draft South West Rugby Masterplan Supplementary Planning Document (September 2016). This provides further guidance on the South West Rugby allocation, including a development framework which shows the anticipated siting of the employment land.

Policy DS9 discusses the South West Rugby Spine Network Road which states: “No development which is likely to prejudice delivery of this infrastructure will be permitted”. The symmetry park, Rugby application, will not prejudice the delivery of the spine road network as it will deliver a significant section of the road up to the northern and eastern boundaries of the site.


15


5 Assessment of Effects

5.1 Introduction

This chapter summarises the findings of the EIA.

In general terms the main stages in the EIA are as follows:

� Screening – determining the need for EIA;

� Scoping – identifying significant issues, determining the scope of the EIA;

� Data review – drawing together and reviewing available data;

� Baseline surveys – undertaking baseline surveys and monitoring;

� Assessment and iteration – assessing likely significant effects of development, evaluating alternatives, providing feedback to design team on potential adverse impacts, modifying development or imposing parameters, incorporating mitigation (including monitoring and long-term management), assessing effects of mitigated development; and

� Preparation of the Environmental Statement.

It should also be noted that consultation with relevant stakeholders has been undertaken at appropriate stages within the EIA process.

5.2 Screening and Scoping

The proposed development is considered to constitute Schedule 2 development under the EIA Regulations as an Infrastructure Project for which the area of development exceeds 5 ha, and which could give rise to significant environmental effects. Therefore, db symmetry is voluntarily undertaking an EIA of the proposed development in compliance with the requirements of the EIA Regulations.

An EIA Scoping Opinion was sought from RBC on 12th December 2016. The request was supported by an EIA Scoping Report, which set out information on the site and the proposed development, the topics to be assessed as part of the EIA, the methodology for assessment and those topics to be scoped out of the EIA. A copy of the EIA Scoping Report 2016 is provided in Appendix A3 of the Environmental Statement.

An EIA Scoping Opinion was provided by RBC on 16th February 2017 (a copy of which is provided in Appendix A.4 of the Environmental Statement). The EIA has been undertaken to fulfil the requirements of the EIA Scoping Opinion.

5.3 Committed Developments

The EIA Regulations require the assessment to consider the likely significant effects of the proposed development in the context of other local developments likely to come forward, as well as the cumulative effects that may result from the proposed development and these other developments.

A review of partially built out permissions, extant permissions, applications awaiting determination, forthcoming applications and allocations has therefore been undertaken to ensure a robust approach to identifying ‘committed developments’.


16


This has identified a list of developments within approximately 5 km of the site and this list of development has been agreed with the planning officer at RBC, most recently in September 2017.

This list of developments was then reviewed to identify those which are likely to lead to significant cumulative effects when considered with the proposed development. Those considered likely to lead to significant cumulative effects have been scoped into the EIA, while those considered unlikely to lead to significant cumulative effects have been scoped out of the EIA.

Consideration has also been given to the wider South West Rugby and Lodge Farm allocations when assessing the cumulative effects. This is based on readily available information at the time of the undertaking of the EIA.

Committed developments scoped in have therefore been considered in the assessment of likely cumulative effects in the EIA; those scoped in and out are indicated in Appendix A5 of the Environmental Statement along with a committed developments map to highlight the locational context of the committed developments.

5.4 Assessing Effects

A range of site surveys and data collection exercises have been used to identify environmental conditions at the site.

The EIA has assessed the likely significant environmental effects that could occur during the construction phase. Given that a principal contractor has not yet been appointed it is not possible to be definitive about the construction works and therefore the assessment has been based on available information and reasoned judgements to enable the likely significant environmental effects to be identified. In judging the significance of construction effects, it has been assumed that the construction mitigation measures identified and the proposed CEMP are fully implemented (as it is expected would be required by a suitable planning condition).

To provide a robust assessment and one that is generally consistent between topic chapters, the EIA has focused on assessing the likely significant environmental effects of the completed development to identify the operational effects of the proposed development.

Specific significance criteria have been prepared as appropriate for each specialist topic, based on the generic criteria, for adverse and beneficial effects, set out in Table 5.1 below.

Table 5:1 Generic Significance Criteria

Significance Level Criteria

Sig

nific

ant Severe

Only adverse effects are assigned this level of significance as they represent key factors in the decision-making process. These effects are generally, but not exclusively, associated with sites and features of national or regional importance. A change at a district scale site or feature may also enter this category.

Major These effects are likely to be important considerations at a local or district scale but, if adverse, are potential concerns to the project and may become key factors in the decision-making process.


17


Significance Level Criteria

Moderate

These effects, if adverse, while important at a local scale, are not likely to be key decision-making issues. Nevertheless, the cumulative effect of such issues may lead to an increase in the overall effects on a particular area or on a particular resource.

Not

sig

nific

ant

Minor

These effects may be raised as local issues but are unlikely to be of importance in the decision-making process. Nevertheless, they are of relevance in enhancing the subsequent design of the project and consideration of mitigation or compensation measures.

Negligible

Either no effect or effect which is beneath the level of perception, within normal bounds of variation or within the margin of forecasting error. Such effects should not be considered by the decision-maker.

5.5 Socio-Economic

The socio-economic effects associated with the construction and construction and operation phases of the proposed development have been assessed.

The proposed development is seen to be consistent with local and sub regional strategy, policy and economic objectives. The site is allocated for a major logistics development in the Submission Local Plan. Discussion with Rugby Borough Council also confirms employment allocated at the site has been included in future housing need estimates.

The study area adopted for the socio-economic assessment reflects the geography of anticipated impacts. The economic impacts are measured on a 60-minute drive time catchment reflecting typical travel to work patterns. The 60-minute drive time study area is shown in Appendix B of the Environmental Statement. A methodology document was sent to Rugby Borough Council and Warwickshire County Council (WCC) and agreed in December 2015.

Rugby and the 60-minute drive time study area is characterised by higher than average population growth projections, a growing retirement age population and an increasing number of young people.

Rugby is also characterised by an increasing trend of residents travelling outside Rugby to access employment. These characteristics emphasise the need for greater education, training and employment opportunities to encourage the retention of skilled working age people and contribute to the area’s economic and productivity objectives.

The Logistics sector is a vital component of the Rugby economy. Combined with transport and storage, logistics related jobs account for over a quarter jobs for Rugby residents. Workspace data also shows transportation and storage (a subset of the logistics sector) accounts for more workplace jobs in Rugby than any other individual category. The potential availability of skilled logistics workers in the area is further enhanced by the wide range of logistics training courses.

Construction

It is estimated the proposed development will therefore have the following net additional Gross Value Added (GVA) impact on the local and national economy.


18


� £40.2 million net additional GVA impact on the local economy; and

� £18.2 million net additional GVA impact on the national economy.

Construction impacts are considered to be of local level scale which classified as minor beneficial effects according to the Significance Criteria in Table 5.1 .

The construction phase will provide moderate beneficial employment effects and minor beneficial training effects. Residual effects on housing and social infrastructure will be negligible.

The construction impacts are considered to be beneficial and do not require specific mitigation measures.

Operation

The operational phase of the project will generate 2,422 FTE gross direct jobs. The net effect, taking account of the leakage, displacement and multiplier effects is:

� 420 net additional FTE jobs in the study area; and

� 531 net additional FTEs jobs nationally.1

Average GVA per transport and storage employee in West Midlands is £30,674. Assuming the proposed development related employment generates average levels of GVA, the proposed development’s operation would provide approximately £12.9 m GVA 2 and £26.4 m GVA 3 per annum to the local and national economies respectiv ely.

Operational impacts are considered to be of local level scale which are classified as minor beneficial effects according to the Significance Criteria in Table 5.1 .

The operational phase will provide moderate beneficial employment effects. There will be a negligible impact on community infrastructure for both the construction and operational phases. Residual effects on housing and social infrastructure will be negligible .

The operational impacts are beneficial and do not require specific mitigation measures.

Cumulative effects

High value employment opportunities are required for an increasing population and aging workforce in a study area characterised by an increasing trend of residents traveling outside Rugby to access employment and in-commuters from the neighbouring areas. Logistics is identified as a key growth sector.

The Project will deliver minor beneficial employment effects and will have a negligible effect on housing and social infrastructure facilities over the construction and operational phases.

The cumulative impact assessment shows the Project when combined with nearby construction projects would not account for more than 10% of the study areas construction workforce. The cumulative impact assessment therefore shows the Project could be developed alongside other cumulative projects without creating labour market distortions.

1 The assumptions in Table 7.2 are applied to the 2,422 Gross FTE Operational jobs created by the Project. This is done in an Excel Economic Impact Model created by PBA using HM Treasury Green Book Appraisal Guidance. 2 420 net additional local jobs x £30,674= £12.9 million 3 531 x £49,654= £26.4 million


19


5.6 Transport and Access

The effects on Transport and Access associated with the construction and operation phases of the proposed development have been assessed.

A number of data sources have been used to collect data to be used at various stages of the transport assessment work including Tracsis (e.g. traffic flows), TRICS (e.g. trip generation) and WCC (e.g. accident record). Base year (2016) traffic data was collected using independent Manual Classified Count (MCC) and Automatic Traffic Counter (ATC) surveys for the highway network in the vicinity of the site. The MCC surveys were undertaken in October 2016 at junctions agreed in advance with WCC.

The purpose of these surveys was to obtain details of the number of vehicles using each of these junctions and the turning movements they were making. In addition, two ATC surveys were undertaken in proximity to the site in October 2016.

Personal Injury Collision (PIC) data for the road network in the study area was obtained from WCC in order to carry out a road safety assessment of the road network in the vicinity of the site and determine whether there were any significant trends in the number of PICs recorded, resulting from factors related to the layout of the road, during the search period.

The scenarios for assessing the impacts from the proposed development in relation to transport and traffic for the purposes of the EIA were agreed with WCC and Highways England.

The 2016 Base Year provides a review of the existing conditions in the vicinity of the site including existing accessibility to the site and traffic flows recorded by the traffic surveys.

The 2031 Future Base Year (2031 Do Minimum) provides the baseline against which the 2031 development scenarios will be assessed and committed developments, including the recently approved residential development at Ashlawn Road. The 2031 Do Something scenario considers background traffic growth to 2031 and trip generation from the proposed development and committed development. The 2031 Cumulative scenario considers the impact of the proposed development and the wider South West Rugby allocation (5,000 dwellings).

Construction

The main construction activities considered relate to on-site works (earthworks, infrastructure and construction of the new B8 units). It is considered that the majority of vehicle movements will be material deliveries by HGVs and light vehicles, along with construction personnel.

For the purposes of the assessment, it has been assumed that all construction traffic would route along the A45 to / from the M45 as this provides the most direct access to and from the strategic road network.

With regards to construction, the maximum impact on the A45 is with daily flows increasing by less than one per cent if used by all vehicles, and HGVs increasing by approximately four per cent. While it is probable that some of the light vehicle construction traffic would route via other roads, this is unlikely to be significant .

Operation

This section provides the 2031 Do Something scenario as a base, which takes into account background growth in traffic flows in addition to the proposed development which will be fully built out by 2031.


20


As a direct result of the development traffic, the driver delay at A45/ A4071/ B4453 Straight Mile and A45/ A4071 (N) increases. Results of capacity assessments contained in the Transport Assessment, shows that there will be no other junctions operating over capacity in the 2031 Do Something scenario (prior to mitigation being delivered which provides a net benefit once installed). Partial signalisation of the A45/ M45 is also proposed to help deliver the site access.

There is no noticeable change in pedestrian delay as a result of additional development traffic.

Cumulative effects

The 18-hour AAWT flows and 24-hour AADT flows for the 2031 Do Minimum scenario and 2031 Cumulative (without development traffic) scenarios show a net reduction in traffic through Dunchurch, with increases on the A45 and M45, as well as on the B4429 before Dunchurch (to the South West Link Road).

As a result of the proposed site access, the connection between the allocation and the A4071 Potsford Dam (which is to be delivered by WCC) can be achieved. This leads to a minor increase in traffic on the A4071 (link 10).

When the 18-hour AAWT HGV flows and 24-hour AADT HGV flows for the 2031 Cumulative (without development traffic) scenario and 2031 Cumulative (with development traffic) scenario are compared, it shows an increase in HGV flow Links 2, 4 and 10, with fewer HGVs on all other routes. Mitigation is proposed to prevent any increase in HGVs through Dunchurch to M45 and A45 (east).

As a result of the traffic generated by the development, the driver delay at A45/ A4071/ B4453 Straight Mile increases. Delay at Dunchurch crossroads remains lower than the existing situation. Driver delay at the A45/ A4071 (N) junction is over capacity in the 2031 Cumulative scenario (no development) but as a result of the new link road to A4071 near Potsford Dam (to be delivered by WCC), the delay at A45/ A4071 (N) reduces.

The 2031 Cumulative (with development traffic) scenario will not result in any significant increases in delay to pedestrians when compared to the 2031 Cumulative (without development) scenario due to the network of foot and cycleways proposed as part of the employment application along with those that would be developed as the wider South West Rugby allocation is built out. Through the highway improvements for the South West Rugby Allocation there would also be a reduction in traffic flows through Dunchurch.

Therefore, the significance of the effect is negligible .

5.7 Air Quality

5.7.1 The air quality effects associated with the construction and operation phases of the proposed development have been assessed. The main air pollutants of concern related to construction are dust and fine Particulate Matter (PM10) and for road traffic are Nitrogen Dioxide (NO2), PM10 and PM2.5.

5.7.2 RBC has declared an Air Quality Management Area (AQMA) for exceedances of the annual

mean nitrogen dioxide objectives. The AQMA covers the entire urban area of Rugby bounded by the southern boundary with Daventry District Council, A5, M6, minor roads to the west of Long Lawford, A45 and M45. Due to the declaration on an AQMA, the Council has a responsibility to produce an Air Quality Action Plan (AQAP) in order to meet the air quality objectives in the town.


21


Information on existing air quality has been obtained by collating the results of monitoring carried out by RBC. Background concentrations for the site have been defined using the national pollution maps published by Defra.

For the operational phase, the site itself is not considered a sensitive receptor due to the nature of the development. Air quality within the site itself has therefore been scoped out of the assessment.

The construction impact significance criteria are based on the Institute of Air Quality Management (IAQM) guidance. The guidance recommends that no assessment of the significance of effects is made without mitigation in place, as mitigation is assumed to be secured by planning conditions, legal requirements or required by regulations.

The assessment has been prepared taking into account relevant local and national guidance and regulations.

Construction

It is predicted that there will be additional car and HDV trips associated with the site preparation and construction of the proposed development. Additional LDV trips associated with the construction phase of the development will be less than the operational phase trips taken into account when modelling the completed development.

The construction works have the potential to create dust. Based on the IAQM guidance on the assessment of dust from demolition and construction, the risk of dust emissions is considered to be medium. The study area is considered to be of low sensitivity and therefore appropriate mitigation corresponding to a low risk site is required during the construction phase.

Low risk mitigation measures from the IAQM 2016 guidance are therefore recommended for inclusion with a CEMP for the development.

With appropriate mitigation in place the construction impacts are described as not significant .

Operation

The impact on annual mean NO2 concentrations is described as negligible at all receptor locations except for R14 where the impact is described as minor adverse and R13, where the impact is described as major adverse . The changes in PM10 and PM2.5 concentrations at all receptors locations are described as negligible .

The effects of development traffic on local air quality are judged to be significant at one receptor for annual mean nitrogen dioxide concentrations using a conservative assessment methodology. The development does not cause the exceedance, i.e. it would also arise in the ‘without’ development scenario, and predicted concentrations would be substantially lower than at present. The assessment assumes that all development traffic is on the road network and that emission factors and background concentrations are from 2021, which will produce a conservative prediction. Taking these factors into account, the overall effect of the development is judged to be minor adverse .

With appropriate mitigation in place, the residual effects of the development on human health will not be significant . Mitigation measures are discussed in Chapter 9 of the Environmental Statement.


22


Cumulative effects

There are a number of proposed developments in the area surrounding the application site which are expected to be underway or completed before completion of the application development. Although construction of more than one development in close proximity to one another does increase the risk of construction dust impacts to sensitive receptors, effective mitigation is expected to reduce the impact such that the impact from this development should not be significant regardless of other construction projects.

When compared to the 2031 without development scenario, an improvement in concentrations is predicted at a number of receptor locations. In particular, a significant improvement is predicted at one receptor where the annual mean NO2 concentration is predicted to be reduced substantially below the objective value.

When the effect of completing the South Western Link Road (SWLR) is taken into account, including completion of cumulative developments in the area, there are no predicted exceedances.

5.8 Noise and Vibration

An environmental sound survey was undertaken in July 2015 to determine the existing sound climate at the site and the surrounding area. The dominant noise source was road traffic from the surrounding network. Other sound sources were audible which are considered typical of a rural area including light aircraft associated with the operation of nearby Coventry Airport, but were not considered dominant.

Based on the results of the environmental sound survey a calibrated computer generated road traffic sound model has been created. The model was prepared to complement the baseline studies and to predict the likely road traffic noise impact arising from the operation of the proposed development.

The noise and vibration effects associated with the construction and operation phases of the proposed development have been assessed. The assessment of construction noise represents a worst case scenario, where each construction phase is undertaken on the closest part of the site boundary to each noise sensitive receptor, although it should be noted that it is unlikely to occur.

The significance of any change in traffic vibration can be considered proportional to the significance of changes in traffic noise. As such the assessment of vibration can be considered to be included within the assessment of airborne noise.

Construction

The construction of the development is likely to include activities such as site levelling and clearance, ground excavation, concreting, piling, superstructure construction and external works such as construction of roads. Construction of the internal building structure is not usually a source of noise or vibration.

In order to assess the effect of demolition and construction noise at nearby noise sensitive receptors, the expected noise level generated for construction and demolition has been considered.

Construction phase impacts are judged to be not significant when appropriate mitigation measures set out in a CEMP are applied.

It is therefore considered that whilst noise from construction has the potential to be of substantial significance, with appropriate mitigation measures the significance of effects can


23


be reduced at dwellings located at the worst-affected receptor locations to between minor/ moderate.

It is considered that vibration from construction is likely to have a negligible effect.

Operation

The assessment of noise due to the operation of the development is based on the change in traffic flows, its effect on the sound climate and the impact of noise associated with HGV movements and deliveries to the development.

The level of impact expected at all existing residential receptors is likely to be no greater than 2 dB and is considered to be a minor impact.

Residual effects of noise include operational transportation noise, building services plant and industrial operations associated with potential B8 uses. The final layout and orientation of the various buildings/service yards has yet to be determined.

Mitigation measures have been proposed which can eliminate any residual impacts in relation to industrial/commercial sounds. Residual effects associated with operational transportation noise have been reduced as far as possible within the constraints of the scheme and are considered to be acceptable.

Operational impacts are likely to be not significant once appropriate mitigation measures have been applied. It is therefore considered that when appropriate mitigation measures are included where necessary, the Site is suitable for the proposed development.

At the detailed design stage an assessment of the noise impact of building services plant should be undertaken (in accordance with BS4142). Without appropriate mitigation the impact could have the potential to exceed the proposed SOAEL.

Cumulative effects

The plant noise emission limits are likely to ensure that the cumulative effect of plant noise from the proposed development on new receptors around the site is of negligible significance .

5.9 Landscape and Visual

The site is in a relatively unconstrained location that is not subject to Green Belt designation, and is well-contained by the A45/M45 to the south, and the disused railway line to the west.

No part of the site is covered by any statutory designations, and there are no international designations within 10km of it.

There are 20 non-statutory designations in the vicinity of the site, the three closest of which are the River Avon, the Leamington to Rugby Railway and Cawston Spinney (together with Cawston Fox Covert).

The potential effects on the landscape and visual (LVIA), have been assessed for both the construction and operation phases of the development. Viewpoints were selected, to assess local, medium and long distance views of the site from public rights of way, long distance footpaths, roads and the edges of residential areas.


24


Construction

The construction activities that can potentially cause landscape and visual impacts include:

� Demolition and clearance of vegetation within the construction zone, where appropriate;

� Earthworks and temporary storage of topsoil;

� Removal of unwanted waste from the site;

� Erection of site hoarding and fencing around vegetation (tree protection scheme);

� Erection of temporary structures within the main contractor’s construction compound, plus materials stockpiling and lay-down areas;

� Potential lighting of the works (during winter);

� Erection of scaffold structures;

� Movement of construction vehicles;

� Partially completed built form;

� Works associated with the implementation of the landscape scheme; and

� Removal of temporary construction facilities.

Operation

The main potential landscape and visual impacts of the proposed development once completed, irrespective of any mitigation measures, are summarised below:

� Potential adverse landscape impacts caused by the operational development would be localised in scale and restricted to the site itself and immediate environs, including the A45, due to the relatively enclosed nature of the site and its immediate surroundings. Tree losses would be strictly limited, with new site accesses designed to limit vegetation loss as far as possible;

� Change to the character of the landscape of the site, through alteration of land use and introduction of new temporary and permanent features, the latter including beneficial effects such as the creation of new habitats within the site boundary;

� A permanent, long-term adverse impact on landscape character would occur due to physical impact on landscape within the site, introduction of new built form and associated ground remodelling within existing agricultural land, movement of vehicles and people within the site, and increase in the volume of light pollution from both street lighting and internal lighting of built form;

� There would be adverse physical impact on landscape elements and features within the site caused by the localised removal of existing landscape features; and

� There would be adverse visual impacts on nearby visual receptors, such as users of public footpaths and bridleways, road users and visitors to local facilities, due to visibility of the completed scheme (including built development, traffic and lighting).

Cumulative effects

The cumulative assessment identified that some significant cumulative effects are predicted, predominantly in views from the north-west where the proposed development will be seen to increase the horizontal scale of development within the local context.

Overall, as a result of the implementation of the site and cumulative developments, there would be an increase in massing of built development within the local context as a whole. A


25


large urban extension to the south-west of Rugby will clearly have a noticeable effect on landscape character, fundamentally changing the character of the immediate landscape and strongly influencing the character of the site. However, assuming the development of all strategic sites, the proposed development would increase the quantity of land developed, but have a limited cumulative effect with regards to the future urban developed context.

In the wider context, the low number of significant landscape and visual effects confirm the extent to which strategic planting incorporated into the proposed development would mitigate views, retaining and reinforcing the characteristic landscape fabric and pattern of the site and assimilating the proposed development, as far as possible, into the urban and rural landscape context.

5.10 Ecology and Nature Conservation

A desk study for the site was originally undertaken during October 2014 in relation to a wider area covering a larger proportion of the South West Rugby allocation. The desk study was subsequently updated in December 2016 specifically for the site.

A comprehensive suite of detailed ecology surveys was undertaken between 2014 and 2017. The surveys were undertaken by suitably experienced/licensed Ecologists using best practice survey guidance.

Consultation was had with the Planning Ecologist in November 2014 for the wider study area.

It is anticipated that an Ecological Construction Method Statement (ECMS) will be conditioned as part of any grant of outline planning permission and will be informed by a suitably experienced/ licensed Ecologist (Ecological Clerk of Works).

It is anticipated that a Landscape and Ecological Management Plan (LEMP) or similar document will be conditioned as part of any grant of planning permission and will be co-prepared by a suitably experienced Ecologist.

Construction

In addition to permanent habitat loss from land take, the following construction impacts may also occur in the absence of appropriate avoidance/mitigation:

� Trampling and loss of vegetation from footfall/temporary land take from vehicular movements;

� Dust deposition onto habitats within the site and off-site in close proximity;

� Sediment-laden/alkaline surface water run-off entering waterbodies/watercourses; and

� Animals being directly harmed by vehicles/machinery or indirectly disturbed by noise/vibration/lighting.

With appropriate avoidance/mitigation measures successfully implemented, no significant adverse effects are predicted.

Operation

In the absence of appropriate avoidance/mitigation there is potential for the following operational impacts to occur:

� Direct trampling of habitats by site operatives/visitors;


26


� Direct deposition of rubbish onto habitats;

� Indirect sediment-laden run-off/pollution incidents entering waterbodies/watercourses;

� Animals becoming trapped in hard landscapes structures;

� Animals being directly harmed by vehicle movements;

� Animals indirectly disturbed by poor grounds maintenance;

� Animals indirectly disturbed by noise/vibration/lighting;

� Animals permanently, indirectly excluded (loss of habitats/opportunities).

Overall, it is predicted that a modest net biodiversity gain (a not significant , beneficial, permanent effect) will be delivered by the development proposals for: grass snake due to increased provision of aquatic and terrestrial habitat on site; for nesting birds, increased provision of nesting bird habitat, and to local biodiversity, due to an increase in habitat diversity on-site (creation of additional waterbodies and additional grassland Priority Habitats).

Cumulative effects

To avoid/minimise cumulative effects, it is important to ensure that Green Infrastructure between different development schemes is coherent and contiguous, as required by the South West Rugby allocation SPD. It is also important to ensure that off-site ecological compensation is provided where on-site mitigation cannot adequately mitigate significant effects.

It is recognised that a significant , adverse, permanent, cumulative, indirect effect at the Local level may occur, due to loss of skylark habitat within the site and across the draft South West Rugby allocation. Individual/low numbers of skylark may well use the newly created Lowland Meadows Priority Habitat created on-site and similar habitats within other development schemes in the South West Rugby allocation. Nonetheless, offsite ecological compensation measures (e.g. provision of a commuted sum for habitat management for ground nesting birds elsewhere in the Borough) will be required to address displacement of the skylark population from the site.

Assuming that development schemes within or outside the allocations have been/will be consented by the Local Planning Authority on the basis of the above principles, it is considered that there will be a not significant , neutral, cumulative, residual, temporary construction or permanent operational effect to Important Ecological Features.

5.11 Archaeology and Heritage

The archaeology and heritage effects associated with the construction and operation phases of the proposed development have been assessed. The study area for the Archaeology and Heritage Assessment extended 1 km from the site boundary in order to allow for additional contextual information to be gathered.

The potential for effects on designated heritage assets located beyond the 1 km study area was assessed through desk-based assessment, augmented by a site visit and walkover (conducted in March 2015).

There are no designated heritage assets within the site, where there would be a presumption in favour of their physical preservation.


27


There are a number of designated heritage assets within the 1 km study area, including the Thurlaston Conservation Area, some 370 m to the south of the site, and seven Grade II listed buildings, which comprise:

� The Old Forge (1116482), Stanley’s Farmhouse (1034924), Pipewell Cottage (1034925), The Windmill (1365061) and Church House of St Edmund (1319932) all of which are located more than 500 m south of the site, in the village of Thurlaston;

� Cawston Farmhouse (1390996) a mid- to late-18th century farmhouse with 17th century parts, some 800 m to the north; and

� Lavender Furlong (1034969), nearly 800 m to the south east.

There are no scheduled monuments within 1 km of the site and there are no registered parks and gardens within 1 km of the site.

Physical effects on heritage assets can occur as a result of the loss of, or disturbance to, elements of the historic environment. Such effects may therefore occur on any assets or features of interest that are known to be, or could potentially be, in areas where the ground may be directly disturbed as a result of a development or as a result of alterations to drainage and soil conditions.

The scoping opinion on the current application from RBC (Ref R16/2569) includes comments from the Planning Archaeologist at WCC and Historic England. These comments have been addressed in Chapter 13 of the Environmental Statement.

A response from the Planning Archaeologist at Warwickshire County Council (WCC) in January 2017 (Ref. JR/R/R16_2569.1), in light of the EIA Scoping Report from Historic England (Ref. PL00056248), clarifies their position with regard to the current application. This advises that trial trenching will be required across the site to allow the potential impacts of the development to be fully considered. In light of this response direct consultation has been undertaken with the Planning Archaeologist at WCC and the scope for archaeological trial trench evaluation has been agreed as indicated on the plan at Annex EDP 2 to Appendix H-1 . This evaluation will confirm the archaeological potential of the site and inform the planning application for the proposed development. The results of the evaluation will be submitted during the determination period to inform the planning application.

The scoping opinion on the current application from RBC (Ref R16/2569) reiterates the requirement from the Planning Archaeologist at WCC

Construction

The assessment of construction effects considers the baseline against current ground conditions and evidence of historic land use. No potential for significant construction effects has been identified on any designated heritage asset. No standing remains of archaeological or built heritage interest have been identified that would be affected.

Station Farmhouse and Outbuildings are of historical and architectural interest at a local level and therefore of Low sensitivity . As it is proposed that this will be demolished, this would be of High magnitude. This would give rise to a Moderate/ Minor adverse permanent effect , although given the alterations to the building this effect is judged to be on the Minor end of this scale. A record of the heritage significance of the building could be made through the creation of an historic building record, which would represent an appropriate measure to compensate its loss.


28


The historic landscape is considered to be of interest at a local level and therefore of Low sensitivity in terms of this assessment. The impact on the historic landscape as a whole, which extends over a far larger area than the site itself, is judged to be of Low magnitude , giving rise to a Minor permanent adverse effect.

Given the level at which archaeological remains would be expected at the site and the nature of the proposed development, including landscaping and planting in areas of proposed open space, it is assumed that any remains of archaeological interest would be lost during construction in the absence of specific mitigation measures. It is however likely that these are of local interest and therefore of low sensitivity . With appropriate excavation and recording, the loss of these assets would not give rise to significant effects.

Operation

Residual operation effects, on the setting of off-site heritage assets, remain essentially unchanged from construction effects as these comprise of distant filtered views of the development which have little bearing on the heritage significance of the heritage assets. While there cannot in all cases be certainty that there will be no effect whatsoever, no likely significant effects are predicted.

Cumulative effects

The archaeological potential of the site will be further tested by a programme of trial trench evaluation, according to a detailed written scheme of investigation agreed by the Planning Archaeologist at WCC. This will test the established baseline and confirm the nature, date, extent and quality of survival of remains identified, as well as the potential for further archaeological remains that have not currently been identified. The results of the trial trench evaluation will inform any further mitigation that may be required.

It is conceivable that some other proposed developments, in isolation, could give rise to a greater level of effect on some receptors than the current proposal. However, even given this eventuality, the incremental increase in any cumulative effect as a result of the proposed development, given the negligible level of effects identified, would not be expected to tip the balance over to causing a significant cumulative effect.

The cumulative effect of the proposed development as part of the wider pattern of change is therefore considered to constitute an impact of a Low magnitude on this Low sensitivity asset. This will give rise to a Minor permanent adverse effect which would not be significant. No further likely significant cumulative effects have been identified on heritage assets.

5.12 Agricultural Land

The quality of agricultural land across the site has been established through surveys.

The effect of the proposed development on the occupying farm business has also been considered. Information regarding the farm business has been obtained through an interview with the business operators.

The site extends to 46.20 ha, of which approximately 44 ha are agricultural land. Small areas of woodland, hardstanding, highways land and a residential property are non-agricultural.


29


The surveys have identified 19.5 ha of Grade 2 ‘very good’ agricultural land (around 42% of the site), 20.7 ha of Subgrade 3a ‘good’ quality agricultural land (nearly 45% of the site) and 3.8 ha of Subgrade 3b ‘moderate’ quality (around 8% of the site). The site therefore contains approximately 40.2 ha of best and most versatile (BMV) agricultural land.

Construction

The loss of 40.2 ha of BMV has been assessed as a permanent significant adverse effect . The site, however, forms part of a wider emerging allocation in the draft Local Plan. Agricultural land quality was a consideration within the Sustainability Appraisal of the Submission Rugby Borough Council Local Plan. Locational, landscape and other considerations were all balanced when determining the proposed allocation, including the site. The effect on agricultural land did not outweigh other considerations.

The loss of 3.8 ha of Subgrade 3b, non-BMV agricultural land, which is not afforded the same level of protection in planning policy, is not significant .

The loss of the agricultural land to the occupying farm business will lead to minor changes in the day-to-day operation of the business. The effect of the proposed development upon the occupying farm business is not significant.

Operation

Once in operation, the non-agricultural use of sites can lead to urban fringe issues such as the spread of trespass onto neighbouring agricultural land. The spread of such trespass can prohibit the full agricultural exploitation of adjacent agricultural land which can require minor amendments to the way in which a farm business is managed.

Trespass onto adjacent agricultural land from the proposed development is identified as a potential indirect adverse effect during operational phase. However, as the proposed development is for commercial development trespass is less likely to be an issue than if the development were for residential purposes.

The holding is already reported to be subject to trespass, as walkers stray from public rights of way. The effect of any potential additional trespass as a result of the proposed development is therefore assessed as being of slight magnitude on a receptor of medium sensitivity.

Cumulative effects

The following wider committed developments have been reviewed for the cumulative effects in relation to agricultural land and farm businesses.

The cumulative significance of impact of the site and the South West Rugby Allocation would be Moderate Adverse / Major Adverse . As previously stated, the site forms part of a wider emerging allocation in the draft Local Plan. Agricultural land quality was a consideration within the Sustainability Appraisal of the Submission Rugby Borough Council Local Plan. Locational, landscape and other considerations were all balanced when determining the proposed allocation, including the site. The effect on agricultural land did not outweigh other considerations.

Whilst the cumulative effect upon the farm business would increase, the effect would remain of slight magnitude on a full-time farm business. Day-to-day management would require some additional alteration but a substantial farm business would remain. The cumulative effect would remain of Minor Adverse significance and would not be considered significant in EIA terms.


30


Planning permission has been approved Land south of Coventry Road and North East of Cawston Lane (12.4 ha are agricultural), The Cawston Extension site (39.1 ha of predominantly agricultural land) and Land at Williams Fields, Coventry Road, Cawston (4.8 ha of agricultural land). The Cumulative Development of the Site and these committed developments will lead to the loss of in excess of 50 hectares of agricultural land of BMV quality. Accordingly, the cumulative impact of the development will be of Major Adverse Significance .

5.13 Ground Conditions

The ground condition effects associated with the construction and operation phases of the proposed development have been assessed.

A desk study was completed with data collected from various sources including Rugby Borough Council, the Environment Agency, the British Geological Survey and the acquisition of an environmental database report.

Geological mapping indicates that the entire site is underlain by bedrock deposits of the Charmouth Mudstone Formation, that typically comprises dark grey laminated shales, and dark, pale and bluish grey mudstones. The mapping shows that superficial deposits overlie the bedrock over the entire site and that these generally comprise granular soils of the Dunsmore Gravel Formation and locally clay soils of the Wolston Formation over the lower lying parts of the site in the sides and the bases of the two valley features.

Topographically the site generally slopes very gently downhill to the north or north-west and locally towards the two shallow valley features that run westwards and northwards through the northern half of the site.

There are no Local Geological Sites or Geological Sites of Special Scientific Interest within 500 m of the study site boundaries.

The Dunsmore Gravel is classified as a Secondary A Aquifer, the Wolston as Unproductive Strata (Non Aquifer) and the Charmouth Mudstone Formation as a Secondary Undifferentiated Aquifer.

Construction

The desk study identified the potential receptors of contamination at site to include humans, groundwater, surface waters and buildings.

The desk study also identified one site wide and four localised potential sources of contamination (PSC) based on historical or current land uses (inhalation of wind-blown dust, dermal contact with soil and waters, groundwater flow and surface water flow).

A Tier 1 Risk Assessment Risk assessment was completed. The estimated risk of to all potential receptors within the assessment was deemed to be very low generally and locally low with respect to construction workers as a worst case.

The increased risk to construction workers was deemed applicable because they are likely to come into contact with the ground and therefore any contaminants therein during activities such as groundworks and earthworks. Further to this, the assessment concluded that the risks to construction workers could be managed and reduced to a very low level through the adoption of good practice measures during construction and the remediation or removal of any identified contamination (if present) ahead of development.


31


Embedded mitigation measures shall be specified within the construction elements of the CEMP as appropriate and secured by way of a planning condition. The CEMP shall detail matters associated with ground stability and contamination.

Cumulative effects

Development of the site is assessed to result in residual effects that are not significant and therefore no likely significant cumulative effects can result from the development of the site and any other sites locally.

5.14 Impact Interactions

The direct and indirect effects of the proposed development have been summarised in Sections 5.5 to 5.13 .

Environmental effects have been assessed relative to the topic under consideration. This approach can lead to the interaction of effects being reported in separate sections but the collective effect on the same environmental resource(s) not being considered.

This section therefore summarises the potential for impact interactions also therefore provides a summary of the likely significant environmental effects identified throughout the Environmental Statement.

The construction effects will be temporary and in the short term. They will also be intermittent, varying due to the nature of the construction works being undertaken at a particular period (i.e. for much of the construction period the effects will be less significant than those reported above or not occur at all). It is therefore considered that the construction of the proposed development will overall have a combined temporary Minor Adverse effect on local residents, depending on their proximity to the Application Site, due to transport effects.

All of these effects are permanent, the proposed development is therefore considered to have an overall combined permanent Minor Beneficial to Minor Adverse combined effect on local residents during operation.