Site Assessment Pro Formas

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Representation ID: 6247

Received: 09/09/2021

Respondent: IM Land

Agent: Barton Willmore

We have reviewed the ‘Site Assessment’ regarding our Site at ‘Land at Rushton Road, Wymington’ and have the following further comments:
• Site Size – The size of the Site is 30.8 hectares (not 30.37 hectares as stated).
• Adjoining a defined settlement – We agree the Site is located adjoining the western boundary of Wymington. In addition, the Site is also located adjacent to the southern boundary of Rushton (which is identified as a Growth Town in the adopted North Northamptonshire Core Strategy. On this basis, the Site’s relationship with Rushton should be rated as a positive effect.
• Natural England Risks Opportunities (High risk allocation) – Aspect Ecology prepared “Information to Inform a Plan-level Habitats Regulations Assessment for the Proposed Allocation of the Site” in May 2021. This was submitted to the Council in May 2021.
This document concluded that appropriate mitigation measures would be available as part of a suitably designed development masterplan in order to avoid any likely significant effects on the interest features of identified European level ecological designations (all of which would be achievable under a suitably designed masterplan and detailed development scheme at the site, and could be further secured at the planning application stage). Accordingly, the use of suitable wording as part of any allocation policy in order to ensure the inclusion of such measures would be sufficient to ensure that the proposed allocation of the site would not lead to any adverse effect the integrity of the Upper Nene Valley Gravel Pits SPA/RAMSAR (or any other identified European Site).
On this basis, the Site should receiving a rating of positive effect in this regard.
• Protected species could be affected – A desk-based review of the Site suggests that the majority of the habitat comprises arable field, which is likely to be of relatively low ecological value. The Site does also include an area of allotments, with hedgerows across the Site and along the boundaries, and patches of woodland to the immediate west and south.
The Site is likely to provide opportunities for common foraging and commuting bat species; however, this would largely be restricted to wooded Site boundaries and hedgerows. Similarly, roosting opportunities may be present within semi-mature to mature trees. If trees with a potential to support roosting bats are retained and protected, and dark corridors are maintained along wooded Site boundaries, then foraging, commuting, and roosting bats are unlikely to be affected by development on the Site.
It is considered that the habitat on the Site for amphibians, including the protected great crested newt (‘GCN’), is likely to be sub-optimal.
As protected species are known or likely to exist, there will be a negative effect. However, appropriate mitigation can be incorporated into the design of the proposed development.
• Net gain – The development of the Site would achieve a biodiversity net gain. This is therefore considered to be a positive effect.
• Heritage Assets – Further work has been completed in regard to the potential impact on nearby heritage assets (see Appendix 4). This further work concludes the following:
The four designated heritage assets within Wymington are located within its historic core over 400m from the Site. The heritage significance of these assets is derived from their architectural and historic interest as part of the 17th century development of the village, utilising local building materials. The surroundings of these listed buildings have changed significantly over the years due to the expansion of the village form the 1870s to the present day as the shoe industry in nearby Rushden developed. Whilst historically, these buildings formed a coherent group with other buildings in the village (as identified by the HER) they now provide evidential value of the post medieval development of Wymington. The Site does not contribute to their significance other than forming part of the intervening landscape surrounding the village.
Knuston High Farm lies 575m to the west of the Site. Its significance is derived from its architectural and historic interest as a farmstead historically associated with Knuston Hall. The farmhouse was constructed in the mid-18th to early 19th century which coincides with a change in ownership of the Knuston Hall estate. The Site is in the most part, physically and visually separate from the farmstead as a result of the topography of the land and intervening mature planting, however views may be gained from limited viewpoints along the public rights of way. Historic research has found no associative or historic link between the Site or the farmstead. As such, the Site is considered to make no contribution to the heritage significance of the farm and instead forms part of its wider landscape, within which residential development forms the backdrop to views to the north and northeast of the farmstead. The development of the Site would bring residential development closer to Knuston High Farm, however as the concept layout shows mitigation can be designed into the scheme to reduce any perceived heritage impact.
The Vision Document (at Appendix 2) also provides further detail regarding archaeology. It is considered that, with appropriate monitoring, the Site is suitable for development from an archaeological perspective.
On this basis, it is considered there would be a neutral effect.
• Agricultural Land Classification – We will provide clarification on whether the Site is grade 3a or 3b land. However we can confirm it is not Grade 1 or 2.
• Access – As set out in the Vision Document (at Appendix 2) primary access will be taken from Rushden Road through the provision of a suitable junction type to serve the development. This will take the form of a T-junction with right turn lane or a roundabout. In this location approximately 140m of highway frontage is available and suitable junction geometries and visibility splays can be achieved based on the 30mph speed limit.
Other access opportunities exist from the following locations:
• 2 existing tracks serving the allotments;
• Redding Close and Carlton Close; and
• Green Lane.
As a minimum all these routes provide opportunities for pedestrian, cycle and emergency access provision into the site but wider opportunities to serve the site from these locations will be explored. Enhancements and improvements to these routes will be facilitated as part of the proposals to aid connectivity through the site and into the existing area ensuring high quality access to available facilities and amenities.
On this basis, we consider there to be a neutral effect in this regard.
The site assessment recognised that there are bus stops located adjacent to the Site. The Site is accessible by bus to a major employer, and this is considered to be a positive effect.
• Mineral Safeguarding Area – The assessment states that part of the site falls within the boundary of a Mineral Safeguarding Area. We have been unable to locate ‘Mineral Safeguarding Areas’ on any policy maps (including the Minerals and Waste Local Plan). We request therefore that this matter be corrected.
• Landscape – Further work has been undertaken and a Landscape and Visual Summary is provided at Appendix 5). This further landscape and heritage work has informed the design and mitigation included within the most recent Concept Masterplan (at Appendix 3). We consider the proposals are likely to have a neutral effect on the landscape.
These representations are also accompanied by a Vision Document (at Appendix 2), Concept Plan (at Appendix 3), a Heritage Technical Note (Appendix 4) and Landscape and Visual Summary (Appendix 5).