Environmental Statement Volume 1:
Non-Technical Summary
for
Welbeck Strategic Land LLP
May 2013
South Worcester Urban Extension
Environmental Impact Assessment
Environmental Statement – Volume 1
Non-Technical Summary
Welbeck Strategic Land LLP
South Worcester Urban Extension
Non-Technical Summary
Introduction
Welbeck Strategic Land LLP (hereafter referred to as ‘Welbeck’) proposes the development of land
south of Worcester (see Figure NTS 1).
Figure NTS1: Site Location
Welbeck has commissioned Savills to co-ordinate a formal Environmental Impact Assessment
(EIA) including the preparation of an Environmental Statement (ES) and Non-Technical Summary
(NTS) (this document) to support their planning application, which will be in outline, for a
sustainable urban extension to the City which has been masterplanned for Welbeck by John
Thompson & Partners.
The outline planning application is submitted by Welbeck for:
“Outline planning application, including approval of access (appearance, landscape, layout, and
scale reserved) for a mixed-use development with local centre to the south of Worcester including
demolition of existing buildings and the construction of up to 2,204 dwellings including affordable
housing (Use Class C3) and up to 14ha of employment land. The development to also include:
Hotel (Use Class C1); Elderly Persons Accommodation (Use Class C2); Business (Use Classes
B1, B2 and B8); Retail (Use Classes A1, A2, A3, A4, A5); Primary School (Use Class D1);
Assembly and Leisure (including: health (Use Class D1), Indoor Leisure (Use Class D2), Outdoor
Sports and Leisure (Use Class D2)); Landscape, Public Realm, Open Space, Allotments and
Orchards; Associated Infrastructure and Off-site Highways Works”.
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The proposed masterplan also includes an element that will be submitted in full detail along with a
listed building application for proposed modifications to Middle Broomhall Farmhouse in the centre
of the site. The EIA is designed to support that future application.
Furthermore, there are further parcels of land within the masterplan that might come forward which
are not controlled by Welbeck but which are included within the assessments. This will ensure that
the EIA considers the complete masterplan for the urban extension and can support these future
applications as well as any other future applications related to the urban extension.
Figure NTS2 at the end of this document illustrates the Project Area considered by the EIA
denoted by the coloured boundary line.
What is Environmental Assessment?
EIA is a statutory process that is governed by UK and European law.
The European Union set out the legal framework for EIA in June 1985 in Directive 85/337/EEC on
the assessment of certain public and private projects on the environment. This has been
subsequently amended, most recently being formalised by Directive 2011/92/EU. This is currently
being reviewed again and it is expected that a new Directive will come into force in early 2014.
The UK has incorporated the EIA Directive into its existing legal framework but in most cases it is
applied to applications for planning permission under the Town and Country Planning Act 1990.
The UK regulations have been subject to review and amendment, with the most recent version
being the Town and Country Planning (Environmental Impact Assessment) Regulations 2011.
EIA follows an iterative process in the following stages:
 Screening is the first stage of the EIA process where the relevant authorities (local authorities or
the Secretary of State) decide if EIA is required.
 Once it has been agreed that EIA is required, scoping is undertaken to define what should be
assessed as part of the EIA and reported in the ES. This is done in partnership between the
applicant and the local authority.
 With the scope set, relevant information on the environmental baseline conditions is collected.
This information is then used initially to understand the potential environmental effects and
inform the design of the proposed development to minimise the potential for significant adverse
impacts.
 The formal assessment process is then undertaken of the proposed scheme parameters to
define the significant impacts of the proposed development.
 Where significant adverse impacts cannot be minimised through alterations to the design itself,
mitigation or reduction measures are considered. Monitoring may also be considered to
measure the actual significance of the impact during and post-construction to allow
management of mitigation where appropriate.
Once the EIA is completed, the ES is submitted to the local planning authority for consideration
with the planning application.
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Purposes and Structure of the Environmental Statement
EIA is a process through which the likely significant environmental effects of a development
proposal can be identified, assessed and, wherever possible, avoided or mitigated (reduced). This
process and its outcomes are then reported in the ES to decision makers, the Council and its
advisors, and the public. The NTS is provided to allow a wider public understanding of the project
and environmental effects of the project.
The ES is set out in a structured manner to allow easier navigation:
 Volume 1 (this volume) comprises the Non-Technical Summary (NTS)
 Volume 2 comprises the Main Environmental Statement (ES)
 Volume 3 comprises the Appendices, including technical supporting reports
Opportunity for Public Consultation
Should interested parties wish to make comment on the content of this ES, they would be made in
writing to the Development Control Manager at:
Planning Services
Malvern Hills District Council
Council House
Avenue Road
Malvern
WR14 3AF
Planning Services
Wychavon District Council
Civic Centre
Queen Elizabeth Drive
Pershore
WR10 1PT
Development Planning Team
Worcester City Council
Orchard House
Farrier Street
Worcester
WR1 3BB
Alternatively representations can be made online by following the instructions at:
http://www.malvernhills.gov.uk/cms/environment-and-planning/planning-services/developmentcontrol/how-to-comment.aspx
http://wychavon.whub.org.uk/cms/business/planning/search-for-applications/how-to-comment-onapplications.aspx.
http://www.worcester.gov.uk/index.php?id=2378
The ES is available to purchase from the Planning and EIA Consultants working on behalf of the
applicant using the following address:
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Michael Davies
Savills (UK) Limited
Innovation Court
121 Edmund Street
Birmingham
B3 2HJ
Table 1 sets outs the costs related to the volumes of the ES available. The ES should also be
available on the Local Planning Authorities’ websites.
Table 1: Environmental Statement Costs
Volume
Hard Copy
1
Non-Technical Summary
Free of Charge
2
Main ES Report
£300
3
Appendices
Please enquire at address above
CD-ROM/DVD
£5
Requests should be made in writing to the above address. Cheques should be made payable to
‘Savills (UK) Limited’.
The Assessment Team
The assessment team comprises the following organisations:
 Savills is the planning consultant preparing the application and has provided planning advice
and technical assessment of baseline conditions and environmental effects with regards to
Society and Economic impacts. Savills has co-ordinated and prepared the EIA.
 John Thompson & Partners (JTP) is the consultancy undertaking the masterplanning and urban
design approach to the proposals.
 Environmental Dimension Partnership (EDP) has provided technical assessment of baseline
conditions and environmental effects with regard to Right of Way and Open Space, Ecology,
Agricultural Land and Farming Circumstances, Cultural Heritage and Archaeology, and
Landscape and Visual Amenity.
 Peter Brett Associates (PBA) has provided technical assessment of baseline conditions and
environmental effects with regard to Transport and Access, Ground Conditions, Drainage and
Flood Risk, Air Quality and Noise and Vibration.
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The Proposals
The Site and Surroundings
The project area is located to the south of Worcester within the districts of Malvern Hills and
Wychavon (see Figure NTS1).
The area is mainly in agricultural use but also includes Norton Barracks, an existing residential
area centred on a former military barracks. It is bound to the north by the A4440 Broomhall Way
and Crookbarrow Way with the residential suburb of St Peter the Great and Worcester beyond (see
Figure NTS2). To the east the boundary is defined by the Oxford-Worcester-Wolverhampton
railway line and the M5 motorway, with agricultural land and Norton village beyond. To the south
the boundary is defined by Broomhall Lane and the land beyond is also predominantly agricultural
with the village of Kempsey approximately 1km away. To the west the area is bound by the River
Severn with further agricultural land beyond. On the western side, the area is crossed north to
south by the A38 Worcester Road.
The River Severn runs to the west of the site, approximately 100-400m to the west. There are two
brooks that run through the site.
The area generally slopes gently from northeast to southwest with the highest point at 35m Above
Ordnance Datum (AOD) in the northeast corner. Approximately 50-100m from the River Severn
the land begins to slope steeply from 20m AOD to 10m AOD.
The area is substantial and is crossed by a number of roads. Norton Road runs north-south
through the eastern part of the site, connecting Norton Barracks with the A4440 and Worcester
beyond. Taylors Lane runs northeast-southwest across the middle of the site, connecting Norton
Road to the A38. The Ketch Bridge Roundabout sits to the northwest of the allocation where the
A38 meets the A4440.
Three listed buildings are identified within or on the edge of the site, which comprise Middle
Broomhall Farmhouse (Grade II) on the site, and Upper Broomhall Farmhouse (Grade II) and
Clerkenleap Farmhouse (Grade II) just on the edge of the site area (see Figure NTS3).
The Proposed Development
Welbeck Strategic Land LLP (WSL) has prepared a masterplan for the site which is for proposals
similar to those required in the emerging planning policy document prepared by the three Councils:
Malvern Hills District Council, Wychavon District Council and Worcester City Council – the South
Worcestershire Development Plan.
The EIA assesses the following proposed development as set out in Figures NTS4 – NTS8:
 2,552 residential units
 Up to 54,600sqm of Employment Use Classes within three parcels to the south of the A4440
(amounting to approximately 20ha of employment)
 An 80 bed hotel up to 2,800sqm (which could provide an alternative use to some of the offices
proposed above)
 Two mixed use centres, with one containing a public house (up to 930sqm), and the other:
o a 2,800sqm supermarket
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o a 100 bed care home comprising standard (60 beds) and extra care (40 beds) – up to 6,595
sqm
o 1,145sqm retail uses
o 2,027sqm of office floorspace
o 1,380sqm of health facility, including pharmacy
o an 869sqm community centre
o a two form entry primary school – up to 2,750sqm
In addition, it is proposed to provide about 68Ha of open space including:
 outdoor sports facilities on land amounting to circa 8.4Ha including a sports hub building up to
1,500sqm
 orchards and allotments of circa 3Ha
 play spaces of circa 2.4Ha
Detailed principles are set out to control the conversion of and development around the listed
Middle Broomhall Farm.
It is proposed that the community facilities could be managed by a Community Development Trust
that would be set up.
It is proposed that the scheme would be phased over the period 2015-2030, with development
increasing up to a rate of delivery of 200 dwellings per annum by 2020 and then tailing off from
2027 to completion around 2030. Employment uses will be delivered as the market demands.
Main Alternatives
With the emerging planning policy allocating the site, the main alternatives that the applicant
Welbeck has considered has consisted of the detailed masterplan and layout and type of uses.
Consultation has taken place throughout the design of the scheme and will be ongoing with the
local community and key stakeholders.
As part of the changes considered, the heights around Middle Broomhall Farm have been reduced,
uses to the east of Broomhall have been reconsidered and re-orientated to reduce impacts on
existing residential properties and ensure the most suitable location for the sports facilities, and the
employment uses have been positioned to the north along the A4440 to reduce noise impacts for
the new development. Allotments have been repositioned and redesigned to ensure greater open
space for residents of Broomhall Cottage, and the orientation of the school has been changed to
retain views to the Malvern Hills.
The open space network has been designed to protect and enhance existing features on the site
such as Hatfield Brook and the line of the Roman Road.
Welbeck has always looked at the masterplan as needing to create the best ‘place’ responding to
its physical, environmental and social context.
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Summary of Impacts
Society and Economics
The 2,552 households assessed for the proposed development will result in an increase in
population for the area of approximately 5,870 people when completed. As a result of these
dwellings, the population of Malvern Hills District will increase by around 7.6% and Wychavon
District by 0.17%. It is proposed that the scheme will deliver market and affordable housing
through the delivery of 2,552 dwellings in a range of sizes. A total of 40% affordable housing will
be provided across the development.
The increase in population would be likely to have a substantial impact on local services and
facilities in the surrounding area and so the development proposes a range of services and
facilities. A two-form entry primary school with nursery provision, a health facility with pharmacy,
community centre and care home will be provided on-site. The development will promote
employment in the area through the provision of a mix of offices, warehouses and general industry
use, storage provision, retail, cafes, restaurants and pubs, along with other employment generating
uses.
An extensive range of formal and informal open space features will be provided on-site to meet
need. This provision will be in accordance with and likely over and above the standards set by the
local authorities.
In terms of secondary school provision, the development will not generate enough pupils to require
a new secondary school. It has been discussed with Worcestershire County Council that there is
sufficient forecasted capacity at nearby secondary schools to accommodate children generated
from the proposal, with financial support possible if found necessary whilst the application is being
decided upon.
The overall strategy for South Worcester will ensure that the development will assist with having a
positive impact on the local neighbourhood and will not result in an adverse effect on local facilities
and services. The development offers the chance to enhance the character of the area, whilst the
increase in open space, community facilities and leisure activities will help create a sustainable
community for the long term.
Rights of Way and Open Spaces
An assessment was made of the potential impacts of the proposed development on the public
rights of way (PRoW) and informal open space network within and surrounding the EIA Project
Area (see Figure NTS9).
The developer will ensure that no illegal obstructions of the network occur and will need to work
with the Planning Authorities to ensure that suitable alternative provision can be identified
throughout any periods of temporary closure or diversion on the network. As far as possible, the
development will be phased such that, where a route is required to be temporarily diverted, another
part of the development will have been completed so that one or more alternatives may be possible
in addition to the diverted route. It is suggested that details of any temporary diversions will be
managed through a Green Infrastructure Management Scheme to be agreed with the Planning
Authorities subject to granting of the outline planning permission.
Mitigation is proposed as part of the development, which has been informed by the baseline
assessment and integrated through the design process. This was developed as part of the rights
of way and green infrastructure strategy arising from the baseline assessment, and will serve to
ameliorate some of the potential negative changes arising from the partial urbanisation of on-site
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routes. It will, over time lead to a net improvement to the rights of way and informal open space
resource through the addition of significant strategic connections between new and proposed
population centres and informal recreational destinations on-site and within the surrounding
landscapes of Worcestershire.
The iterative process of Masterplan design enabled the incorporation of the existing on-site rights
of way within the Green Infrastructure Framework. Whilst this has resulted in some modest realignment and a small number of diversions, overall the network of rights of way within the local
landscape (including throughflow and linkages) would be greatly improved. This is set in the
context of the relatively poor state of the existing PRoW and the evidence of blockages and
occasional discouragement of access.
Subject to the successful making and confirmation of temporary footpath diversion orders, no
significant adverse impacts on the functionality of the footpath network are anticipated as a result
of the construction or operational phases of the development.
Significant enhancement in the provision of rights of way and informal open space has been
accommodated within the development proposals for the EIA Project Area, largely set within the
Green Infrastructure Framework and including extensive informal open space provision and
significant additions to the footpath and cycleway network. Furthermore, on completion of the
development, the permissive routes within the scheme will be designated as formal rights of way
and added to the definitive map, greatly enhancing and increasing the formal PRoW network in this
area.
Transport and Access
An assessment has been undertaken of the transport and access effects of the proposed
development during construction and operation. The assessment has been based on a Transport
Assessment, the scope of which has been consulted upon with Worcestershire County Council as
the local highways authority and the Highways Agency.
Traffic generated by the proposed development has been predicted and considered in detail in the
context of the transport network.
Consideration has been given to the likely significant effects of the proposed development in
relation to a variety of factors including driver delay, pedestrian and cycle movement, public
transport, and accidents and safety. Effects have been considered during the construction and
operation of the proposed development.
Key highway links to be assessed in the local area were identified and the predicted traffic
associated with the completed development in 2031 used.
The construction of the proposed development is likely to generate traffic, lead to temporary
disruption to the local highway network while improvements are implemented and affect users,
including pedestrians and cyclists utilising existing routes through the site. These effects will be
intermittent through the construction period and may be up to medium adverse.
The operational stage of the proposed development has generally been identified to have
negligible effects in relation to most issues including driver delay. Occasional links may experience
some low to medium adverse effects, whilst a low beneficial effect has been identified in relation to
driver delay as a result of a reduction in existing congestion on the A4440 Broomhall Way.
Improvements are proposed for users of public transport, pedestrians and cyclists through
extending bus routes through the site and the provision of a network of pedestrian and cyclist
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routes. These will allow people to access and move through the site, providing access to the
facilities and amenities to be provided by the development for new residents and residents of
existing local communities. Beneficial effects are therefore also anticipated for non-car users as
well as for some car users.
Ecology
The Environmental Dimension Partnership (EDP) has assessed the potential ecological effects the
project may have on the project area and its surroundings. The assessment included a review of
the current conditions found within the area and identifies measures to avoid, mitigate and/or
compensate where appropriate for significant effects that may arise as part of the project.
The existing ecological interest within the project area and its surroundings was investigated
through collating pre-existing information, e.g. on local sites of ecological value and records of
protected species, and through field surveys using standard recording techniques (see Figures
NTS 10-13). The field surveys investigated the value of the existing habitats within the site and the
potential presence of protected species.
The site does not contain any local sites of ecological value, although there are some such sites in
close proximity. The habitats within the site are generally of low ecological value, reflecting the
agricultural land use which dominates, however some habitats of higher value were identified,
namely flower-rich grassland, woodland, orchards, hedgerows and water courses. Protected
species/ species groups which were recorded within the site include great crested newts, reptiles,
birds, bats, and dormice.
The existing ecological interest within the project area and its surroundings was factored into the
design of the development from an early stage to avoid or minimise impacts. In addition,
opportunities were sought at the design stage to make the most of the undeveloped open spaces
in the development, through creating new habitats of ecological value and/or opportunities for
protected species.
Although the ecological interest at the site has influenced the design, some adverse effects were
predicted in the absence of further mitigation measures. Predicted effects on local sites, habitats
and species have been considered for the periods up to and during construction, and during the
lifetime of the completed development. The assessment concludes that the majority of predicted
adverse effects are of low significance, however in accordance with both legislation and planning
policy, measures are identified to mitigate these effects and/or compensate for effects which
cannot be fully mitigated.
The strategy to mitigate adverse effects during construction includes specific measures to protect
features of ecological value which are to be retained within undeveloped open spaces in the project
area, but which are at risk of damage or disturbance. In addition, measures are identified to avoid
harming species which may be present within habitats that will be cleared during the construction
process, through sensitive timings and working methods.
The long-term strategy to mitigate adverse effects during the lifetime of the completed development
includes measures to protect features of ecological value from disturbance. Furthermore, the
strategy also includes creating and managing new habitats of ecological value (approximately
38Ha, 3km of new species-rich hedgerow and over 1,000 new native trees planted) and/or new
opportunities for protected species, to compensate for losses during construction and provide net
gains for biodiversity. The design and layout of the proposed new/ compensatory habitats, which
includes woodland, hedgerows, flower-rich grassland and wetlands, has been closely integrated
with the other objectives for undeveloped open (‘green’) spaces such as public enjoyment and
surface water management.
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The green space strategy for the development, of which ecology is one major component, has
been prepared in close consultation with officers at the County Council, the Local Planning
Authorities and other relevant bodies such as Natural England, Forestry Commission, Environment
Agency and the local Wildlife Trust.
Overall, through sensitive design and with the additional mitigation measures proposed, no
significant adverse effects on the ecology of the area are anticipated, and there are genuine
opportunities for ecological benefits to be delivered as part of the development.
Ground Conditions
The ES has considered the potential effects the project may have on ground conditions at the site
plus the potential effects that ground conditions may have on the project. The assessment
includes a review of the current conditions found within the area and identifies mitigation measures
where appropriate for those significant effects that may potentially arise as part of the project. The
assessment is supported by baseline conditions assessments that have reviewed the geological
site setting and considered the impacts associated with potential contamination and land instability.
The assessments have included consultation with the Environmental Health Department at
Worcestershire Regulatory Services and the Groundwater and Contaminated Land officers at the
Environment Agency.
The site is mostly underlain by low permeability clay deposits that do not constitute a significant
source for groundwater abstraction. Small areas of potentially more permeable deposits are
shown on geological maps in parts of the site, but ground investigation works have shown these
deposits to be of limited thickness and also of low permeability.
There are three areas of in-filled ground present within the site, or in close proximity to the site: the
‘Norton Barracks Landfill’ is a historical landfill site formed by placement of inert waste on top of
otherwise level ground that is located in the northeastern part of the site; the ‘A4440 Borrow Pit’ is
a historical landfill site formed by placement of inert waste within a pit that is located immediately to
the north of the site; and an additional area of Made Ground is recorded by the British Geological
Survey immediately to the southeast of the site but this area is not listed as a historical landfill site.
The following potential effects have been identified for the construction phase: the potential for
contamination leaks and spills from construction plant; potential for contaminant release during any
works on in-filled ground; potential for hazardous materials to be uncovered during excavation and
site clearance works. Mitigation of these potential effects by adoption of a Construction
Environmental Management Plan in consultation and agreement with the Local Authority will
ensure that the residual effects will be negligible to very low.
The following potential effects have been identified for the operational phase: potential for residual
contaminants associated with the Norton Barracks Landfill to affect future land-users and/or
controlled waters; potential for ground gases associated with historical landfills to affect future site
users and buildings. Mitigation of these potential effects by completion of future plot specific
ground gas monitoring and provision of an upgraded cap to the Norton Barracks Landfill will ensure
that the residual effects will be negligible to very low.
Drainage and Flood Risk
The ES assesses the potential drainage and flood risk effects the project may have on the site and
the surrounding area. The assessment includes a review of the current conditions found within the
area and identifies mitigation measures where appropriate for those significant effects that may
potentially arise as part of the project. The assessment is supported by a Flood Risk Assessment
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(FRA). The assessments have included consultation with the Environment Agency, drainage
officers at Worcestershire Regulatory Services and Councillors for Kempsey Parish Council.
The site lies predominantly within Flood Zone 1 (the area of the lowest flood risk as defined by the
National Planning Policy Framework) with some areas of higher flood risk zones associated with
the Hatfield Brook and the Broomhall Brook that flow through the site. Improvements to the flow of
water to the site will be undertaken as part of the works proposed including increased culvert
capacity at road crossings and an off-take structure located at the downstream extents of the site
to assist reduce on-site flood risk and to also remove flood risk downstream of the site.
Infiltration techniques for the disposal of surface water are not viable due to the ground conditions,
and therefore other sustainable drainage techniques (SuDS) will be used including swales (ditches
used to convey water), attenuation ponds (that hold water) and permeable paving. The drainage
system has been designed to ensure surface water runoff is equivalent to the existing green field
situation therefore ensuring the downstream flood risks are not increased.
The following potential effects have been identified for the construction phase: increased surface
water runoff and sediment transport; potential for hazardous materials to be uncovered during
excavation and site clearance works. Mitigation of these potential effects will be undertaken by
adoption of a Construction Environmental Management Plan in consultation and agreement with
the Local Authority and construction of surface water features at the commencement of each
phase of development to ensure that the residual effects will be negligible to very low.
The following potential effects have been identified for the operational phase: potential for fluvial
flooding, loss of field drains and ditches and overland flow from rainfall events. Mitigation of these
potential effects will be by the design of the masterplan by ensuring development lies outside of
flood zones, construction of a sustainable drainage network increasing the number of ditches on
site and ensuring the development is designed with surface flow (overland flow) will ensure that the
residual effects will be negligible to very low.
Agricultural Land and Farming Circumstances
The development at South Worcester will lead to a number of effects upon the agricultural land
(82% of which is classified as Grade 3b – Moderate) and soil. In terms of defining the significance
of these effects, it can be seen that by adopting the appropriate mitigation measures throughout
both the construction and operational stages, effects at a significant level can be avoided.
Residual effects, which are not significant, include the loss of agricultural land, loss of agricultural
use and sealing of soil under the development site. Any built development proposed on a
greenfield site will lead to such effects, however, the quality of the agricultural land in this location
leads to the loss of agricultural land but not at a significant level. This is not only of note when
considering the overarching development plan policy context (national and local), which is clear in
stating that land of lesser value should be used for greenfield development where possible, but
also in the context of the urban extension at Worcester, whereby development in this location
would likely lead to a more limited loss of best and most versatile agricultural land than
development on other land parcels surrounding the city.
In terms of the farming circumstances, 40% of the area is farmed under annual grazing licences,
32% is let on farm business tenancies which are short term and for a maximum of two years, which
can be terminated with relatively short notice and only 24% of the site is owner-occupied; the
owners have all committed to the development. Therefore in terms of farming circumstances, the
proposed development will not have a significant impact.
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Air Quality
An air quality assessment has been carried out to consider the construction and road traffic effects
associated with the proposed development at South Worcester. A number of Air Quality
Management Areas (AQMAs) have been declared by Worcester City Council and Wychavon
District Council, however the closest of these is currently 2.7km away from the site boundary.
During construction, there is a risk that existing and proposed properties may be affected by dust
generated by the construction activities on site. It will therefore be necessary to put in place
measures which reduce the dust generated, such as damping down and covering vehicles
delivering to the site.
The development will generate additional traffic in the area, and the effects of the additional
emissions from the vehicles on air quality has been considered at a number of existing properties
which lie next to the affected roads, and also at the River Teme Site of Special Scientific Interest
(SSSI) (see Figure NTS10). Air quality for proposed properties within the development has also
been considered. Concentrations of pollutants are predicted to increase by a negligible amount at
the majority of existing properties, and at the River Teme SSSI; concentrations at proposed
properties are below the thresholds set by the Government.
At one existing property,
concentrations are predicted to increase by a moderate amount, however, they remain below the
relevant threshold level even with the development in place. Overall, traffic impacts are considered
insignificant.
The impacts of the proposed development during the construction period are considered to be
insignificant with mitigation measures in place. The impact of additional traffic once the site is
occupied and operational is also considered insignificant on air quality. Air quality for future
residents of the site will be good and the site is considered suitable for residential development.
Noise and Vibration
A noise and vibration assessment has been undertaken to determine the potential noise and
vibration effects the project may have on the area around the site.
Consultation was undertaken with Worcester Regulatory Service (WRS) to agree the noise survey
and assessment methodology. The assessment has been undertaken in line with this and
following the principles set out in the National Planning Policy Framework (NPPF) and Noise Policy
Statement for England (NPSE).
A baseline survey was undertaken between 6 to 10 June 2011 and 3 to 5 August 2011. The
purpose of the survey was to establish the existing noise levels on site and to assist the validation
of the computer noise model.
A qualitative assessment has been undertaken for the likely noise and vibration impact associated
with the construction phase of the proposed development. Noise limits for the construction
activities have been proposed at the nearest existing receptors in accordance with British Standard
(BS) 5288: 2009 Code of Practice for Noise and Vibration Control on Construction and Open Sites.
Mitigation measures have been outlined based on best practice measures presented in BS5288.
These include the use of quiet working methods, location of noisy plant and screening plant to
reduce noise, among others. It is considered that, with mitigation in place, the residual effects at
the existing dwellings within close proximity to the development are likely to be moderate adverse
but that this will be limited to during the temporary period of construction works and would likely be
intermittent depending on the construction works that are taking place.
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A computer noise model was prepared to assess the noise impact upon existing noise-sensitive
receptors. The model was also used to determine the noise climate for the future residents.
The residual effect upon nearby existing dwellings close to the site due to the additional road traffic
associated with the proposed development, is considered to be not significant as the increase in
noise level should not be perceptible to the human ear.
The potential noise impact upon the proposed residential development from the local road network
has been assessed. Mitigation measures have been outlined to meet the good internal noise level
criteria agreed with WRS to ensure suitable levels of noise inside the proposed dwellings.
Any machinery associated with the commercial uses, such as air conditioning units, will be required
to adhere to specific noise limits which have been set out to ensure that this effect is also not
significant.
Cultural Heritage and Archaeology
In order to accord with current legislation and planning policy, the EIA for the site has been
informed by a phased investigation of archaeological sites, monuments and remains and cultural
heritage resources, both within its boundary and within its wider zone of influence.
The form of development proposed for the site has responded to these constraints and
opportunities, building upon extensive and prolonged consultation with officers to eliminate or
minimise adverse impacts upon the historic environment wherever possible.
As far as archaeology is concerned, extensive investigation, comprising a preliminary desktop
study and site-wide geophysical survey, followed by targeted trial trenching where appropriate, has
identified only one hitherto unrecorded ‘site’ and nothing of sufficient importance on its own to
warrant physical preservation.
Nevertheless, despite targeted trial trenching establishing its poor condition, the course of the
Gloucester-Worcester Roman road, to the east of the A38, will be retained within a linear corridor
of public open space running north-south through the proposed development, with associated
interpretation materials provided along the route to disseminate information about its significance.
At the same time, it is recognised that further archaeological investigation will be required, as the
proposed development progresses, in order to identify any localised or ephemeral sites of
significance. Whilst it is expected that any, which are found, will be preserved by record ahead of
construction, there is sufficient flexibility within the masterplan for the site to ‘preserve in situ’
should that unlikely requirement emerge.
A range of ‘designated’ cultural heritage resources are located within the site’s wider zone of
influence. However, only two are actually located within the boundary; namely the Grade II listed
Middle Broomhall farmhouse in the east and a small section of the southern tip of the Riverside
Conservation Area in the northwest.
Whilst it is recognised that there will be adverse effects on these ‘assets’, as a result of the
proposed development being implemented, they will be comparatively minor when balanced
against the benefits of the scheme. Most notably, these include the restoration and refurbishment
of Middle Broomhall farmhouse – a characteristic feature of the historic environment locally and
one that is in urgent need of substantial investment in order to secure its long term conservation.
Finally, whilst the implementation of the proposed development will bring about a significant degree
of change to the local landscape, its effect in that regard has been minimised through dialogue with
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both officers and consultees, culminating in the preparation of a Green Infrastructure Management
Strategy that retains and enhances a broad range of assets, ranging from historic hedgerows to
agricultural buildings.
Landscape and Visual Amenity
An assessment was made of the likely effects of proposed development upon the landscape and
visual resource within the vicinity of the EIA Project Area. It included a review of current conditions
found within the site and locale, assessed the effects of the development, and identified mitigation
measures to address impacts and maximise opportunities for enhancement of the landscape. The
assessment was undertaken in tandem with the development of a Green Infrastructure Strategy
which embodies a landscape framework for the urban extension.
The scheme design and Green Infrastructure Framework were developed to consider the
sensitivity of the landscape and views within and around the EIA Project Area. In keeping with the
advice contained within best practice guidance, the assessment of effects has regard to the
influence of the landscape proposals as set out within the Green Infrastructure Strategy, and their
effect over time.
The landscape character of the EIA Project Area is assessed as being of medium/ low to high
sensitivity. The Area does not lie within or in proximity to nationally or locally designated
landscapes; indeed, many on-site landscape features are not in good condition as a result of
intensive agricultural practices. As a result, the core areas of the EIA Project Area have been
identified in the Worcester Green Infrastructure Partnership’s Strategy documents as being of
moderate condition and ‘preferred’ areas for development, reflecting the pre-existing settlement
pattern and relative sensitivity of other locations within the wider landscape across the County.
The assessment identified significant adverse impacts on landscape character within the
construction and early operational phases of development as a result of the substantive change in
land use. Whilst these impacts are mitigated by the design of the scheme, mixed use development
on a ‘green field’ site and at the scale proposed at South Worcester will invariably result in the loss
of open countryside at a level which materially alters the character of the receiving landscape.
Despite the loss of open farmland, the current condition and key characteristics of the land have
been considered throughout the design of the proposed development and integrated into the layout
wherever possible. For example, a hierarchy of hedgerows are retained with preference for those
of greatest value and connectivity, and the loss of redundant orchards is mitigated for through the
planting of significant substantial new provision across the development area. Furthermore, the
development of the EIA Project Area provides the opportunity to enhance on-site landscape fabric
in keeping with the key characteristics of the wider landscape identified in the Worcestershire
Landscape Character Assessment.
The careful design of the development and its interface with rural areas to the south (typified by
reducing density/ scale housing, woodland blocks and a diversity of open space uses) provides for
a distinct and legible urban edge, in contrast to the existing southern frontage of the City onto the
A4440 just to the north of the site. This outcome is important in considering not only impacts on
the wider countryside, but also the impact on strategic gap policies within the Wychavon and
Malvern Hills local plans and emerging SWDP. This new proposed strong and defensible southern
boundary reinforces the character and appearance of the City as well as the distinctive nature of
adjoining countryside. It also reduces the perceived impact of the proposed development on the
identity of Kempsey and, once Green Infrastructure Framework has become established, provides
a logical basis for resisting development within the Strategic Gap as proposed within the emerging
SWDP.
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The combined residual effect of the changes to the landscape includes many beneficial aspects
and is considered to be not significant in the long term.
The distribution of views has found that the EIA Project Area is well contained in the east and more
open in the west where agricultural intensification has reduced the size and pattern of hedgerows
and trees. Long distance views from the north are curtailed by the screening effects of built form
and vegetation. The proposed woodland planting along the southern boundary of the EIA Project
Area, along the water course to the north, and to some extent through the western parts and along
Broomhall Brook, will mitigate effects on both short and long distance views.
As a result of the substantive change in land use, the assessment found that the majority of on-site
views would be subject to significant adverse visual effects during construction and in early
operation. These effects are to be expected in the context of an urban extension, but also reflect
the wide variety of vantage points offered by the edge of settlement location and network of roads
and rights of way across the EIA Project Area.
Following the establishment and maturation of the Green Infrastructure Framework, on-site visual
effects are in part compensated for through the creation of alternative informal open spaces with
public access and set within an enhanced network of footpaths and cycleways. Whilst the loss of
rural views is undesirable (hence the identification of residual significant adverse visual effects onsite), the long term potential exists for the EIA Project Area to deliver a high quality public realm
with a number of semi-natural features and areas which will be to the benefit of both the existing
and new residents.
From the outset, the EIA Project Area benefits as a potential development site from its topographic
situation above and to the east of the River Severn floodplain, to the south and west of the existing
urban edge of Worcester and Norton Barracks, and from the containment and visual separation
resulting from the imposition of the M5 corridor to the southeast. The assessment found that
viewpoints from the southwest through southeast often included (to varying degrees) long distance
views of existing urbanising elements including St Peter the Great, Norton Barracks, the A38 and
the M5 corridor. The assessment considered this visual context and reviewed a number of key
locations within the wider area ranging from locations along the boundary of the EIA Project Area to
North Hill (Malvern Hills), some 9km to the southwest, and found that:
 Views from the north are dominated by the existing urban edge of Worcester, the A4440
corridor and Norton Barracks which have an influence on the character of the EIA Project Area
as perceived from vantage points along the A4440 corridor. Visual effects were found not to
extend further north into Battenhall or other areas of the city.
 From the east, Norton Barracks, the railway and the M5 corridor provide separation between the
EIA Project Area and adjoining rural areas, and reduce the potential for visual effects to extend
east of the motorway. However, the assessment did find that limited views from high ground at
Hatfield may be subject to significant effects due to the visible southwards extension of
Worcester City, but also found that these effects would reduce following the maturation of
proposed on-site Green Infrastructure and that the development would ultimately not
significantly affect the expansive views from this location.
 From the south, the gentle drainage pattern towards Kempsey was found to result in a
landscape with generally contained views and as such, a small number of short range views
were identified between Hatfield Bank and Lower Broomhall Farm (all within approximately
200m of the EIA Project Area). Of these, the majority were found to fall below the threshold of
being significant due to the offset of the proposed development from Broomhall Lane and the
introduction of 30-50m of open space and woodland planting, which will allow for an
appreciation of the development edge, but avoid the new development exerting an overbearing
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influence on countryside to the south. Significant adverse effects were identified from the public
footpath west of Lower Broomhall Farm, although these are contained to within approximately
250m of the EIA Project Area and reduce to the extent of being not significant subject to the
maturation of the woodland planting. The effect of the development on views from Kempsey
was found to be not significant largely due to the existing and proposed tree planting along the
southern boundary.
 From the west, the assessment found that views from important locations across the River
Severn floodplain (Old Hills and the Malvern Hills Area of Outstanding Natural Beauty - AONB)
into the EIA Project Area were not subject to significant visual effects by virtue of distance, and
the context of Norton Barracks and the wider extents of Worcester City. However, the
assessment found that views from the Severn Way and public routes on the floodplain to the
immediate west of the River were sensitive to development on the river cliff to the west of the
A38. The parameter plans control the height of development and allow for residential
development in this location to be set within large plots and set back from the ridgeline. It has
been identified that detailed design proposals should be subject to scrutiny at the Reserved
Matters stages to ensure that development achieves an appropriate balance of maximising
vistas of the Malvern Hills from the new properties, and architectural design and landscaping
which integrates the buildings into the view and ‘ties’ them in with the generally wooded river
cliff.
No long term (residual) significant visual off-site effects are identified.
This assessment has considered the requirements of the Malvern Hills AONB Management Plan in
respect of views to and from the nationally designated landscape. The assessment found that a
number of on-site views were subject to significant effects, including the loss of several vistas of
the Malvern Hills. However, none of the views identified were considered to be of more than
‘representative’ or ‘typical’ value.
Considerable efforts to retain views of the AONB were undertaken as part of the design exercise,
directly leading to the layout of open space between the new local centre and Norton Barracks in
such a way that this key view of the Hills from the edge of Norton Barracks (and their subsequent
appreciation in the transition of views to the west) could be accommodated in the development.
The footpath access to the River Severn has also been directed to align with a high quality view of
the Hills from the river cliff west of the A38. This assessment has not identified any effects which
detract to any significant degree from the special qualities of the AONB.
The assessment of private views concludes that there are likely to be residual effects on the visual
amenity of many properties around the proposed development. However, subject to the
establishment and maturation of landscape proposals, none of these effects are considered such
that the development will have an overbearing influence on the amenities of the properties. The
greatest level of effect is considered likely to be experienced by the occupants of Upper Broomhall
Farm whose needs will require to be accommodated carefully within the construction phases.
The masterplanning of the EIA Project Area has been an iterative process, taking account of
feedback from the specialists within the developer team and public and local authority consultees
(including the Worcestershire Green Infrastructure Partnership) during the assessment of
landscape and visual effects. The proposed development incorporates a wealth of landscape and
ecological features, and in particular substantial areas of multifunctional open space (Green
Infrastructure) in order to reduce and mitigate potential impacts.
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