FARRELL DESIGN STUDIO

Pennyfeathers Development Isle of Wight

Environmental statement: Non-technical summary
110405

NOVEMBER 2012

Contents
INTRODUCTION.....................................................................................................................................1 The project team...........................................................................................................................1 SITE DESCRIPTION...............................................................................................................................2 Site and its surroundings ..............................................................................................................2 Site landform, watercourses, geology and soil ................................................................................2 Site cultural and archaeological heritage......................................................................................3 Existing noise and air quality ........................................................................................................3 CONSULTATION....................................................................................................................................6 Background to the development...................................................................................................6 Public consultation on the scheme ...............................................................................................6 NEED FOR THE DEVELOPMENT .........................................................................................................7 PROJECT DESCRIPTION......................................................................................................................8 Project alternatives .......................................................................................................................8 APPROACH TO THE EIA ....................................................................................................................10 EIA ISSUES AND FINDINGS ...............................................................................................................12 Construction and environmental management...........................................................................12 Soils and geology .......................................................................................................................14 Hydrology and flood risk .............................................................................................................14 Archaeology................................................................................................................................14 Ecology..15 Landscape and visual aspects ...................................................................................................15 Air quality ..16 Noise and vibration .....................................................................................................................16 Socio-economics ........................................................................................................................17 Traffic.17 Sustainability...............................................................................................................................19 WHAT HAPPENS NEXT? ....................................................................................................................21 CONTACT DETAILS ............................................................................................................................21

Pennyfeathers Development: Non-technical summary

INTRODUCTION
This document is the non-technical summary (NTS) of the environmental statement (ES) for the Pennyfeathers Development, near Ryde on the Isle of Wight. It describes in non-technical language the proposed development and the potential impacts it may have on the physical and biological environment and on people. It also lists the measures that the developer will implement to avoid or reduce adverse impacts and to enhance potential social benefits, and describes how environmental issues will be managed during and after construction. The ES presents the complete findings of the environmental impact assessment (EIA), and is one of the documents accompanying the outline planning application submitted under the Town and Country Planning Act 1990. The primary purpose of the ES is to inform the planning and decision making process by reporting the results of the EIA, and in particular any significant environmental effects. The authority determining the application is the Isle of Wight (IoW) Council. They have confirmed that the development requires an ES to be submitted alongside the planning application. If you have any questions or would like to comment on the application then you can find out how to do so at the end of this NTS.

The project team

The site developer is The Pennyfeathers Property Company Limited. The Project Team working on behalf of the developer on planning, design and environmental issues included: Farrell Design Studio who prepared the master plan Hepburns Planning Consultancy Limited who is the planning consultant for the scheme RSK Environment Limited (RSK) who undertook the EIA and prepared the environmental statement.

RSK was responsible for undertaking and managing the EIA studies, using their inhouse resources supplemented by the following specialist consultants: Glanville Consultants Ltd for the transport assessment Frankham Consultancy Group Ltd for all engineering and design issues associated with access and modifications to the railway, stations/platforms.

Box 1: Project overview

The proposed development on around 53 ha of land will consist of a mainly residential scheme (904 dwellings) comprising a mix of housing types and supporting commercial areas (e.g. offices or local shops), landscaped open space and leisure/recreation areas, and a school, whilst retaining and enhancing features of the existing landscape and valued ecological habitats. The development will need to be serviced by supporting infrastructure including sewerage and drainage, electricity and gas supply, and telecommunications. District heating infrastructure (subject to ongoing feasibility work) will be developed on the site. Enhanced transport links will be provided. These will include provision for future access to the existing railway station(s) adjacent to the site, as well as provision of local roads and improvements to existing road junctions, and extensions of cycleways and footpaths through the development, which in turn will enhance linkages to the local and regional networks. Environmental factors were considered from the earliest stage of the proposals and so the planning and engineering design and layout has been developed in response to awareness of the environmental issues of the area. The layout design in the master plan has therefore already incorporated a number of measures designed to avoid or reduce environmental impacts.

Pennyfeathers Development: Non-technical summary

SITE DESCRIPTION
Site and its surroundings
Located on the southern edge of Ryde, Isle of Wight (Figure 1), the Pennyfeathers site comprises mainly fields in agricultural use (currently used for pasture/grazing or hay/silage) classified as mostly (~70%) grade 3b (moderate quality) agricultural land. The site also comprises hedgerows, woodlands, a permanent stream (Monktonmead Brook) and some ephemeral spring-fed streams. Also included in the site is a farm and associated agricultural buildings (Prestwood Grange), a pound store open to the public and a garage with car showroom. The cemetery and an adjacent existing electricity substation compound are not included within the scheme. For the purpose of the planning application, the site area is shown to include parts of Smallbrook Lane/Great Preston Road/Brading Road and the Westridge Cross junction (see Figure 2). This is to accommodate planned highways works (realignments and junction improvements) proposed to be implemented under the Pennyfeathers scheme as components to support the development. Similarly, the site area also spans across the existing Island Line Railway and steam railway at Smallbrook junction. This is to accommodate connection of a cyclepath and footbridge from the Pennyfeathers development, ultimately connecting to both of the railway stations, and further on towards the Smallbrook stadium. The southern extension of the site area down to Harding Shute merges into the western edge of Whitefield Wood and in this portion is mostly plantation woodland. A footpath and cycle track will be formed in this area together with habitat enhancements including native tree planting. Land uses adjoining the site include some commercial areas along Brading Road to the east and residential areas of Ryde to the north. Land to the west is mostly agricultural holdings whereas the southern boundary comprises small woodlands.

Site landform, watercourses, geology and soil

The Monktonmead Brook has sculpted the topography of the site, the course of the brook currently following the western site boundary before discharging into the Solent at Ryde, some two kilometres to the north. Ground levels across the site fall gently from around 48.5 m above Ordnance Datum (AOD) at Brading Road down to 9.9 m AOD along Monktonmead Brook. A spring line approximately follows the 40 m contour across the site. The spring line roughly defines the near-surface outcrop of the geological boundary between the River Terrace Deposits found at the higher eastern side of the site (beside Brading Road) and the underlying Bembridge Marl Formation, which forms the remainder of the site geology. An agricultural land survey concluded that the topsoils are in grade 3a and 3b. Some 12 ha of land located across the eastern flank of the site, was classified as grade 3a with typically permeable, loamy topsoil and the remainder of the existing pasture was found to comprise grade 3b land, where the topsoil is a heavy or medium loam and clay subsoil at shallow depth. There is some made ground in areas of previous development (the former farmyard and slurry pit).

Pennyfeathers Development: Non-technical summary

Top of site adjacent to Brading road (behind hedge on left of picture) looking south toward Busy Bee Garden Centre

There is a shallow aquifer in the River Terrace Deposits across the eastern flank of site, which seems to feed the local line of springs. There is a deeper confined but unproductive aquifer in the deeper Bembridge Limestone that lies underneath the negligibly permeable Bembridge Marls.

Existing noise and air quality

The edge of town location and semi-rural nature of the site means it is not affected by any large air or noise pollution apart from existing traffic on Brading Road and Smallbrook Lane at the site boundary. (The steam railway emissions are quite localised). The site has good conditions for dispersion of any emissions and air quality is therefore good and concentrations of pollutants are well below levels of any concern; background noise levels are also very low.

Site cultural and archaeological heritage

Although there are no scheduled monuments, UNESCO World heritage sites, registered parks and gardens or registered battlefields within the study area, the Isle of Wight has known records of human settlements. From extensive desktop searches (e.g. archive records, maps, aerial photographs, etc.) it is considered that the development site has a moderate potential for the survival of previously unknown archaeological remains, particularly with respect to the Bronze Age, medieval and post medieval periods. These factors were taken into account in development of the master plan.

Pennyfeathers Development: Non-technical summary

Figure 1: Site overview and key features of the locality

Pennyfeathers Development: Non-technical summary

Figure 2: Site redline area

Pennyfeathers Development: Non-technical summary

CONSULTATION
Background to the development
Parts of the site have been the subject of several previous smaller planning applications in relation to existing land uses. However, the consolidation of land holdings has allowed the formulation of a larger vision for the area. Conceptual plans were developed and two community consultation events were held in 2006 and 2007 to generate local interest and create input to the development process. A preliminary master plan was formulated in 2008 and this was subject to an environmental appraisal (September 2008) to identify important constraints and opportunities of the site for optimising the project design. A further public exhibition was held in 2009. The current scheme is of smaller scale than that promoted in 2008 (it no longer includes development to the north of Smallbrook Lane) and the scheme has been significantly modified to account for increased knowledge of the site, greater understanding of the extent of public interest and aspirations, and the evolving national/regional planning framework. with representatives of the developers team and the EIA team, and there was a large amount of informed and informative feedback received, which has been taken into account in further scheme development and the impact assessment process.

Public consultation on the scheme

In addition to the community consultation events held in 2006, 2007 and 2009 on an earlier version of the scheme, a public exhibition was held at a local hotel in Ryde, Isle of Wight on 10th September 2011. Attendance throughout the day was very good with about 440 people attending. Often very strongly held views were expressed

A request for an EIA screening and scoping opinion was sent to the IoW Council on 7th June 2011 and the accompanying scoping report was circulated to a range of consultees/organisations including Natural England and the Environment Agency. The screening and scoping opinion was received from the IoW Council on 14th July 2011. Copies of the EIA screening and scoping opinion are contained in the ES Volume 2, Annex 5.2 and Annex 5.3, respectively. As a result of this process, it was formally agreed that the EIA would consider environmental impacts of the development (both construction and post-construction) on a range of topics. In addition to the formal EIA process, other correspondence and discussions took place with a range of organisations including local landowners, utilities and transport companies, and local groups.

Pennyfeathers Development: Non-technical summary

NEED FOR THE DEVELOPMENT

The proposed development at the Pennyfeathers site seeks to satisfy the need to provide a substantial proportion of the housing supply of the Island. The Core Strategy of the Island Plan envisages provision of 8,320 dwellings over the 16 years from 2011 to 2027 (520 units/year) including 2,100 in the Ryde area. Furthermore, a fundamental principle underpinning the policies within the Core Strategy is to maximise all opportunities within, close to or adjacent to the settlement boundaries with access to public transport, local shops and services to encourage sustainable patterns of development and sustainable communities. Ryde is a key regeneration area, and the Pennyfeathers scheme will satisfy the above stated sustainable development criteria. The scheme has high regard to the highly valued natural and historic environment, seeking to provide houses, jobs, services, and supporting infrastructure whilst conserving and enhancing the natural environment. The scheme also anticipates likely demographic change and in particular seeks to meet the needs of the Islands increasingly ageing population, as well as to address the shortage of supply of affordable housing for people on low incomes and first time buyers.

Box 2: The main benefits of the development

Significant contribution to meeting the housing supply targets of the region Provision of accessible open space Provision of leisure facilities including sports pitches Improved connectivity via extension of cycle routes and footpaths Improved transport links, in particular the provision of a link road from Smallbrook Lane to Brading Road that would relieve pressure on the junction at Westridge Cross from east/southbound traffic Improved road junctions including additional turning lanes at Westridge Cross to relieve forecast junction capacity problems Improved junction of Smallbrook Lane and Great Preston Road to improve safety Improved alignment of Smallbrook Lane over the existing railway bridge to improve safety, including separation of road from the existing cycle track Ultimately, if acceptable to the rail operators, contribute to sustainable transport objectives by providing a link to the existing Island Line station at Smallbrook Junction, as well as enabling a connection between the Island Line and the Steam Railway Contribute to sustainable transport objectives by providing a park & ride facility with connection to Smallbrook Junction Relocation of the existing garage from Westridge Cross to a more favourable location, and enabling any necessary land remediation Enhancing the landscape and habitat connectivity with benefits to areas of ecological value Climate change mitigation Sustainable building design

Pennyfeathers Development: Non-technical summary

PROJECT DESCRIPTION
The area subject to the planning application (the site redline) is shown in Figure 2. This encloses an area of about 53 hectares, although only the central part of the site would be developed for housing. The overall site master plan, illustrated in Figure 3, sets out the main development areas and infrastructure such as roads and paths. The development will comprise mostly housing up to a maximum of three storeys high. The mix of housing types will be as in Table 1. The master plan comprises 121 assisted living units, included in the total of 904 units. The scheme will be a phased development, with construction occurring over several years between 2014 and 2027. proximity to the town centre via sustainable means of travel. Alternative layouts were developed as part of the scheme design and the most favourable alternative, which respects the constraints of the site, has been selected. For instance, internal roads have been aligned so as not bisect valued ecological habit. In addition, some variation in the development mix has been considered although the aim has always been to develop a residential scheme. The objective of the design put forward is to optimise site use whilst minimising environmental impacts. For instance, relatively low-rise structures have been selected that can be accommodated within the landscape setting. Other types of development such as extensive commercial or industrial were ruled out due to various factors such as constraints to development at this location, the abundant commercial areas to the east of Brading Road and the proposed industrial development to the north of Smallbrook Lane. The do-nothing alternative (to leave the site undeveloped) would mean that opportunities to improve sustainable transport and other linkages in the area, and the opportunity to meet increasing housing demand, would be foregone.

Project alternatives
There are limited areas on the Isle of Wight, and in or around Ryde in particular, of such a scale that can offer opportunities for a consolidated village style development, rather than piecemeal ad hoc developments such as are possible on smaller pockets of development land that may from time to time become available. The current location is favoured for its

Table 1: Housing types

Unit type Number of units Affordable 1-bed 2-bed 3-bed 4-bed Totals 118 97 94 6 315 Market 8 20 475 86 589 Total 126 117 569 92 904 93.7% 82.9% 16.5% 6.5% 34.8% Affordable (%)

Pennyfeathers Development: Non-technical summary

Figure 3: Overall site master plan

Pennyfeathers Development: Non-technical summary

Box 3: Components of the development

Residential (904 units of 1 and 2 bed apartments, assisted living units, one, two, three and four bed houses, including 35% affordable housing) Commercial (including local shops/ caf/ offices, etc.) Two form intake primary school (420 pupils) Community centre/polyclinic Two football pitches and changing facilities within local small community centre (to include corner/coffee shop location) Combined heat and power (CHP) station Cycle ways (north to south and east to west) Footpath/cycleway bridge linking existing sports stadium to the west of the railway line to the Pennyfeathers site, with provision for future connection to the railway station Road and junction improvements Waterways (ponds and swales) for drainage attenuation Enhanced landscaping, open space (around 5.7 ha) and play areas Park & ride car park

APPROACH TO THE EIA

Environmental impact assessment (EIA) is a systematic process established in European Law1 to identify, predict and evaluate the environmental effects of proposed projects. The authority determining the planning application2 (the IoW Council) have confirmed that the development requires submission of an environmental statement3. The purpose of the EIA is to: Provide a baseline against which actual project impacts will be assessed Identify and assess the anticipated negative and positive environmental and social impacts of projects Determine measures designed to avoid, minimise or mitigate negative environmental or social impacts and optimise potential positive impacts Use the results of that assessment to inform option selection and subsequent project design Consult with and obtain feedback from project stakeholders.

Figure 4 shows the main stages of the EIA that were followed. Baseline environmental conditions were identified from a range of sources and field surveys as identified in Box 4. The scheme master plan was developed iteratively to allow incorporation of knowledge of site constraints gained from the baseline evaluations and to allow impact avoidance and mitigation measures to be designed-in from the outset as illustrated by the examples in Box 5.

Directive on the Assessment of the Effect of Certain Public and Private Projects on the Environment (85/337/EC), as amended by Directives 97/11/EC, 2003/35/EC and COM/2009/0378 Planning application submitted under the Town and Country Planning Act 1990
3 The project falls under Schedule 2, Part 10b, of the Town and Country Planning (Environmental Impact Assessment) Regulations 2011 (S.I. No. 1824), as an urban development project of more than 0.5 hectare. 2

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Box 4: Environmental baseline surveys

Soil and land survey of site (agricultural land classification) Phase 1 ecological surveys of site Botanical (plants and flowers) surveys Mammal surveys (bats, badger, water vole, dormouse, red squirrel) Breeding bird surveys Reptile surveys (snakes and lizards) Invertebrates (such as insects and spiders) Survey of Great Crested Newt habitat potential Tree survey Geophysical survey to identify archaeological remains

Box 5: Environmental design

Ecological surveys guided the layout so as to avoid valued woodland and hedgerows near Monktonmead Brook and to provide green corridors in landscape design to improve ecological connectivity of the habitat. Layout design has avoided and/ or provided set-back from ecologically valued resources and flood risk areas around Monktonmead Brook. Sustainable drainage has been designed in to the scheme so as to avoid exacerbating (and hopefully to reduce) existing flooding in areas downstream and to provide additional habitat. Design of new/ improved highways junctions and internal road layouts so as to improve traffic and pedestrian safety. Buildings will be designed using a terraced arrangement orientated to reduce impact on views from both within and into the site. Building heights have been limited and are generally higher at the top parts of the site (near Brading Road) so as to reduce visual impacts. Housing is not proposed alongside Brading Road, to minimise adverse effects of traffic. Various local community facilities including a primary school and local open space and sports facilities will discourage car use. Footpaths and cycleways are planned to maximise their usage both within the site boundaries and also to connect to the surrounding areas, which should reduce the need for car use. Roads, paths and tracks through the development will be designed to blend better into the landscaping by having a boulevard style design with general separation of roads from paths and extensive use of landscaping.

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Project data gathering Data to describe the construction and operation of the development, including identification of the project activities, materials to be used, discharges and emissions that are likely to occur. Data gathering Environmental data gathering Collection of available information on the existing environment within a suitable area of search. Identification of environmental sensitivities Identification of receptors and their environmental sensitivity, which could be affected by the proposed development. Consultation with regulatory authorities to discuss aspects associated with the proposed project activities. Scoping Site survey work Surveys of the existing environmental conditions to fill gaps in data, to ensure sufficient and adequate data are available and form a suitable baseline for the determination of impacts. Environmental impact assessment Assessment Detailed assessment of the identified potential impacts associated with project activities. Evaluation of significance Evaluation of significance, including qualitative and where possible quantitative estimation of magnitude and severity of effects. Mitigation measures Identification of measures to be applied to eliminate, minimise or manage the potential significant environmental effects. Presentation of the findings of the EIA in a systematic way, including determining the significance of the residual effect on the environment; schedule of environmental commitments and monitoring requirements.

Management

Compilation of environmental statement

Figure 4: Main stages of EIA

EIA ISSUES AND FINDINGS

Construction and environmental management
The overall period for the construction of the proposed development is anticipated to be approximately 13 years and will comprise development in five phases between 2014 and 2027. The construction programme comprises the following stages: broadly site preparation works, including setting up works compounds, erecting site hoarding and forming temporary site access if needed site clearance (vegetation stripping and topsoil removal and temporary storage for later use in landscaping), and limited amounts of demolition where necessary above and below ground utilities and services installations and off-site connections and (phased) laying of

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insulated pipework heating network

for

the

district

creation of construction platforms and ground re-profiling comprising excavation and temporary storage of excavated material for later fill, in order to maintain a suitable cut & fill balance on site and minimising off-site removal drainage works to provide sustainable drainage systems (SUDS) highway and bridge works for roads, parking, cycle paths and footpaths railway works for upgrading Smallbrook Junction Railway Station of

Construction activities in the absence of mitigation measures and controls have the potential to generate temporary, short term adverse impacts. Examples of such mitigation measures include watering to control dust, and use of noise attenuation plant, which will be under the control of the main contractor. The EIA has recommended a range of measures designed to mitigate and control potential impacts, as summarised in the above sections. Prior to the start of construction, a construction method statement (CMS) will be agreed with the relevant authorities. The CMS will define responsibilities and procedures for the management of the potential impacts on the environment arising during demolition, site preparation, excavation and construction and will include, among other things, specific measures for the control of pollution. It is recommended that the main contractor be required to register the site under the considerate constructors scheme. A site waste management plan will also be prepared and submitted for approval as required by the Site Waste Management Plans Regulations 2008.

foundation works for buildings and other structures superstructure works and internal building fitting out and associated building services works hard and soft landscaping including planting. works

It is anticipated that standard construction working hours would be adopted, subject to agreement with the local authority, for instance Monday to Friday 8 a.m. to 6 p.m. and Saturday mornings 8 a.m. to 1 p.m. There would be no work on Sundays or Public Holidays and working is not expected to take place at night.

Box 6: Types of impact considered

Direct impacts may occur when some aspect of the development, physically impinges upon a valued resource, for instance the proposed construction of a house may result in loss of ecological habitat or an archaeological relic. Indirect impacts could occur in either time, or location, from the source for instance construction works on a slope could result in heavy rainfall washing exposed soil into a nearby watercourse, which could smother aquatic life. Cumulative impacts are defined as: impacts that result from changes caused by the proposed development together with other past, present or future developments

impact interactions that may arise from a combination of separate impacts on one or a small number of receptors due to the same proposed development. Information on possible future developments was gathered through discussions with IoW Council and research of relevant planning documentation. The possibility of cumulative impacts arising has been considered in each of the technical chapters of the ES. It was concluded there would be no risk of cumulative impacts arising.

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Soils and geology

A desk based assessment and intrusive investigation was undertaken to identify the existing geology, hydrogeology, and land contamination issues, as well as the potential risks from the future development. The assessment confirmed the site is generally free from any ground contamination issues. However, areas beneath Westridge Garage and the former farm buildings of Prestwood Grange may contain some mild ground contamination. As a result there could be minor or moderately adverse effects of the proposed development (for construction workers and future residents). However, with recommended control measures and some ground remediation (to be determined by a further phase of ground investigation), there will be no significant residual effects.

Increased amounts of water will flow over hard, impermeable surfaces of the development, but this will not increase the overall discharge rate from the site because the extra surface water volume will be attenuated on site with the use of sustainable drainage systems (SuDS). These will be designed to cope with rainfall up to the 1 in 100 year storm event (plus an additional 30% allowance for climate change). The assessment concluded that the local watercourses and springs will not be affected in terms of volume and quality. Good working practices to be adopted during the construction phase guidance will provide sufficient mitigation against pollution risk (negligible or at most minor, nonsignificant effects are predicted).

Hydrology and flood risk

The closest principal watercourse to the site is Monktonmead Brook, which runs close to the western site boundary, encroaching onto the site in several sections. There are also a number of seasonal springs present within the site that very rarely rise at a fixed point, but move with fluctuations in the water table and variations in localised geology. Although most of the site is not at risk of flooding, a strip of land directly adjacent to the Monktonmead Brook has a higher risk of flooding.

Illustration of a typical sustainable drainage scheme

Archaeology
A desk-based assessment and field survey confirmed that the site has a moderate potential for archaeological remains, particularly with respect to the Bronze Age, medieval and post-medieval periods. Ten non-designated heritage assets lie within the boundary of the proposed development. For these heritage assets, four will be preserved in situ, and for the other six, no significant physical effects are predicted. Further geophysical surveys also suggested the presence of some potential archaeological targets of limited importance within the site

Monktonmead Brook will be protected against potential pollution from the development

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boundary but excavation of trial trenches confirmed there to be no finds of any merit. Two listed buildings (outside the site) could be visually affected by the proposals, but both are considered of low sensitivity to visual impact. It is anticipated that residual impact from the scheme will be negligible.

Best practice measures will be included in a construction method statement and the development will include targeted measures such as translocation of notable plants to safeguarded receptor sites, as well as the creation of diverse new habitats including green space, new ponds, landscaping and wildflower meadows. Various further surveys and monitoring will be undertaken, with a full specification included in an environmental management plan. Also, a five-year habitat management plan (HMP) will be produced for the site. These measures will result in an overall positive residual impact.

Ecology
A desk-based ecological background data search was undertaken to highlight conservation areas and records of internationally, nationally and locally important species. The following field surveys were carried out to identify ecological features and provide information to determine their value: phase 1 habitat survey; detailed botanical survey; hedgerow surveys; survey of grasslands and woodlands; invasive plant survey; and animal surveys for: amphibians; reptiles, wintering birds; breeding birds; bats, badgers; red squirrels; dormice; terrestrial invertebrates; otters, and water voles.

Landscape and visual aspects

The landscape character in this part of the IoW has a medium sensitivity in the wider setting and low sensitivity in the immediate setting, mainly due to its proximity to the urban area of Ryde. The development will have little effect since much of the existing landscape structure will be retained and a strong landscape framework to reinforce this structure is provided in the proposal. The development could be visible from locations close to the site or from the more elevated locations to the west but the screening effects of other nearby buildings or existing landscape structures mean that the most visible parts of the proposed development areas are the higher parts of the site, particularly the areas near Brading Road. Mitigation opportunities have been suggested in terms of internal site tree screening and ecological planting to strengthen the existing landscape framework and increase screening effects. The use of dark colour, non-reflective materials, especially for roofing material would reduce the anticipated impacts, and there will be no significant residual effects.

Red squirrel, resident on the Isle of Wight

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Air quality
Construction of the development has the potential to affect local air quality, principally in terms of nuisance dust. Impacts will be controlled and monitored by means of a construction environmental management plan or construction method statement, agreed with the local authority. As a consequence, construction phase impacts would be negligible. Detailed assessment of operational impacts used an atmospheric dispersion computer model, with assumptions that were designed to over-predict pollutant concentrations. Data input to the model included anticipated changes in traffic flows and design data for the energy centre. The primary pollutants assessed were carbon monoxide (CO), nitrogen dioxide (NO2) and fine dust particles4. Predicted air pollutant concentrations (up to 2027), after adding background pollutant concentrations, were compared with relevant air quality objectives. Every modelled scenario predicted that the relevant short-term and long-term air quality objectives would be achieved. With reference to planning guidance provided by Environmental Protection UK, the results indicate that the overall air quality impact of the development would be negligible.

rooms) in proposed residential properties, would need suitable mitigation to be provided at some dwellings. This is subject to detailed design but may include double glazing and trickle ventilation on some building facades. As well, to achieve suitable noise levels at outdoor living areas, 1.8m high fences will be provided at properties close to Smallbrook Lane. Construction noise will be controlled using standard procedures that will reduce the noise to acceptable levels. The cumulative vibration values at proposed residential units for both day and night time are at levels indicating a low probability of adverse comment; therefore the impact of ground-borne vibration is considered to be not significant. Future increase in traffic flows will generally be less than 20% and on some roads traffic will decrease. However, traffic flows on Carters Road, Smallbrook Lane and Brading Road could increase more than 20%. The resultant increase in road traffic noise would be less than 1.5 dB, which is not significant. It is therefore concluded that, provided the recommended mitigation measures are implemented, the site is suitable for the proposed development and will not result in significant impact.

Noise and vibration

The existing noise levels measured at the site during both day and night are typical of semi-rural edge of town sites. Noise levels were also measured during a speedway event at Smallbrook stadium so this could be taken into account. Vibration was also measured during train operations on the nearby railway tracks. The assessment concluded that achieving suitable indoor noise levels (within habitable
Known as PM10 as the particles have an average size (mean aerodynamic diameter) of 10 microns
4

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Socio-economics
The development will create employment opportunities during the construction phase, which will last for 13 years. There will also be some new jobs created during the operational phase. 904 new homes will be created by the development, which will contribute towards the IoW Councils target of 2,100 new dwellings in the Ryde area by 2027. Affordable housing units will be included to meet the 35% target. It is expected that around 167 primary school age children and 171 secondary school age children would live in the completed development. The primary school children will be accommodated by a new 2form entry junior mixed infant (JMI) school (ages 4 11) for 420 pupils, which will be built as part of the development. The secondary school age children would be accommodated by the Ryde Academy. As part of the proposed development, a polyclinic or doctors surgery will be provided with at least one GP, which will accommodate the anticipated 1,800 residents of the development. Two multi use sports pitches and changing facilities will be provided as well as a small community centre (to include corner/coffee shop location) and play equipment. The development will provide almost 6 ha of enhanced landscaping and public open space. In addition, enhanced transport linkages such as new bus routes and future access to the existing railway station(s) and to the local public right of way network of footpaths and cycleways would be provided throughout the development. The provision of new homes, employment opportunities, leisure and health facilities, new school and public open space on-site and transport linkages on- and off-site are assessed to be beneficial for the new residents and the existing neighbouring communities.

Traffic
The proposed development site has been designed so that it will be accessible by a range of non-car travel modes. This should encourage the use of existing public transport services in the area and reduce the impact of the development on existing road junctions. Footways will be provided alongside all roads within the site. This will ensure full inter-connectivity between all elements of the proposed development as well as between the proposed development and the surrounding areas. This should encourage residents to walk to places in the vicinity of the site and therefore reduce their dependence on the car. Controlled pedestrian crossing facilities will be installed at major road junctions in and adjacent to the development. Cycle routes and cycle parking provision will be provided within the site to encourage the use of bicycles rather than private cars. Brading Road currently presents an unattractive environment for cycling so improvements to this link in the form of a tree-lined boulevard with separate cycle lane will be made to better cater for this mode of transport. A new footbridge will be provided across the railway to link the development and Smallbrook Stadium. As part of a future upgrade to Smallbrook Junction, the rail station could also be connected. This would reduce private car use.

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Vehicular access to the proposed development site will be provided from three points around the site connecting to the existing local road network. Smallbrook Lane will be re-directed, while a new junction (a 4-arm roundabout) will be provided on Brading Road. The re-directed Smallbrook Lane will be configured as an attractive boulevard with landscaped central reservation, forming the principal route through the site. It would divert most existing traffic on Smallbrook Lane away from its junction with Great Preston Road and through the proposed development site to the new roundabout on Brading Road. This is likely to cause a significant re-distribution of traffic towards junctions with better capacity and flow pattern. The transport assessment (TA) identified the baseline traffic conditions of the local road network of the site for 2011, using traffic counts at key junctions. It looked at the type of junctions that already exist in the vicinity of the proposed development site and their existing capacity (for 2011 traffic flows). The

TA then used this information to consider the potential impacts that the proposed development might have on the traffic flows and junction capacities subsequent to the completion and occupation of the whole development in 2027, compared to a situation that would occur in 2027 without the proposed development. It is expected that by 2027, six of the nine existing junctions would operate under capacity and with little queuing for both the morning and evening peak periods, an improvement compared to the situation predicted in 2027 without the development (see Table 2). The development proposes to make modifications to the road network and so reduce the level of congestion at significant junctions. With the development, the predicted changes to traffic volume at the three junctions that would be over capacity in 2027 will be small and will not be significant, and two of the three junctions would be over capacity even without the development.

Table 2: Predicted effect of the development on capacity of nearby road junctions

Without development With development

Junctions studied Nicholson Road/Great Preston Road Smallbrook Lane/Great Preston Road / Great Preston Road/Marlborough Road/Bullen Road/ Brading Road (Westridge Cross) A3055 Brading Road/Cothey Way A3055 Brading Road/Tesco access Hornsey Road/A3055 New Road/B3395 Marshcombe Shute/A3055 Morton Road (Yar Cross) Stroudwood Road/Upton Road/Carters Road/ Gatehouse Road Argyll Street/West Street/Green Street Carters Road/Ashey Road/Smallbrook Lane

Over-capacity Over-capacity

Over-capacity

Over-capacity

Over-capacity

Over-capacity Over-capacity

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At the junction - Carters Road / Ashey Road / Smallbrook Lane - the development would increase the volume of traffic by 13% in the morning peak hour and 20% in the evening peak hour, but the changes would have very little significance at the junction. The development would tip this junction just over capacity on only one arm of the roundabout with the other three arms remaining under capacity. To put this in context, this arm would be close to capacity in 2027 without development, with development traffic adding only a further two vehicles to the queuing.

species and habitats, such as those covered by biodiversity action plans (BAP). Clean and zero/low carbon energy technologies are proposed for the development, including district heating/ CHP and high efficiency gas boilers. Energy efficiency measures will ensure energy demand and associated carbon emissions are minimised. On-site renewable energy is also anticipated for phase 2 onwards in the form of roof-mounted photovoltaic (PV) panels in order to further reduce carbon emissions. The development will therefore make a substantial contribution to climate change mitigation, as well as to climate change adaptation in the form of flood protection, surface water runoff attenuation, rainwater harvesting and potable water use efficiency. A high quality internal environment is anticipated for residents, including noise insulation above minimum building regulations standards, good levels of daylighting and access to private and public outdoor space, including a range of amenity and leisure/ play uses for residents and other users. The creation of quality open spaces promotes healthy living through providing places to walk, cycle and exercise, bringing people together and nurturing community spirit through shared spaces. In addition to applying the waste hierarchy during construction, the development will incorporate convenient and accessible waste reception and sorting facilities for residents that promote the separation and recycling of relevant waste streams. The selection of construction and finishing materials will be informed by their environmental performance among other considerations, with reference made to the green guide for specification to optimise the specification of high scoring materials. All timber will be FSC certified. The use of innovative and low environmental impact construction materials will be explored and developed during detailed design.

Sustainability
Interaction between the master plan designers and the EIA team ensured that sustainability concerns were embedded in the design from the earliest stage. In addition, a detailed sustainability assessment was completed for the scheme, including code for sustainable homes and BREEAM pre-assessments, district heating/ CHP (combined heat and power) feasibility, and SAP modelling (energy and carbon performance of new buildings). Site construction activities will be managed and monitored to ensure the potential for nuisance impacts to local receptors such as dust, noise and construction traffic/ plant is minimised. A range of protection measures will also be implemented to safeguard local environmental conditions in respect of ecology, air, ground and water. The minimisation, sorting and recycling/ re-use of construction materials will form a key component of the developments construction-phase sustainability credentials, for which a site waste management plan with appropriate targets will be prepared. In addition to protecting local ecology during construction, the completed development will incorporate a range of ecological enhancement measures to benefit key

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Pennyfeathers therefore fulfils the sustainable development expectations of the national planning policy framework and Isle of Wight Core Strategy by supporting sustainable economic development through the delivery of high quality homes and creating a thriving local place.

Illustration of a typical low carbon CHP engine

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WHAT HAPPENS NEXT?

The planning authority (IoW Council) will consider the findings of the ES, of which this non-technical summary forms a part, together with other documents submitted as part of the planning application. There is a statutory period allowed for comments to be returned to the IoW Council. If the IoW Council were to grant planning permission (with or without conditions) then it is envisaged that the following would occur: developer completes purchase of the site detailed design of (each phase of the) development (taking into account any planning conditions that may have been imposed) contractor tendering and appointment site investigations discharge of planning conditions construction including site preparation and foundations and infrastructure construction superstructures including building

building fit-out and completion.

CONTACT DETAILS
The person to contact for further information on the project is: Mr Glen Hepburn Hepburns Planning Consultancy Ltd Cheeks Farm, Merstone Lane Merstone Isle of Wight, PO30 3DE Tel: (01983) 522100 Email: enquiries@hepburns.net If you would like to comment on any aspect of the ES or non-technical summary or you would like to make an appointment to view the documents, then please contact Ms Sarah Wilkinson, principal planning officer, at the following address: Planning Services Isle of Wight Council Seaclose Offices Fairlee Road Newport Isle of Wight, PO30 2QS Tel: (01983) 823552 Email: Sarah.Wilkinson@IOW.gov.uk

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