Planning and environmental statement November 2017
Planning and environmental statement November 2017
1 Introduction and background 5
2 Context 6
3 Planning policy framework 8
4 Environmental considerations 10
5 Conclusions 37
Contents
4 | Planning and environmental statement November 2017
Planning and environmental statement November 2017 | 5
1.1 TheCranfieldUniversityMasterplandefinesavisionfortheUniversity’sphysicalestateoverthecoming25years,deliveringacomprehensiveprogrammeofconstructionandrenewal,andimportantlyaddressingthewaytheestateisstructuredandoccupied.
1.2 TheMasterplanisasignificantstepforwardfortheUniversity,reflectingtheaspirationssetoutinitsCorporatePlanwhichrecognisetheneedforcontinuedinvestmentinthebuiltenvironmenttoensuretheinstitutionremainscompetitiveandsuccessfulwithinthehighereducationsector.
1.3 TheUniversityhasbeenworkinginpartnershipwithCentralBedfordshireCouncil(CBC)toassistwiththepreparationofitsMasterplan.ThiscollaborationisseenasvitaltoensureatransparentprocessandtosupportcouncilendorsementoftheMasterplananditssupportingdocumentationasTechnicalGuidance.
1.4 Similartoaplanningapplication,keyenvironmentalstudieshavebeenidentifiedandcommissionedinsupportoftheMasterplantoreviewconstraintsandstrategicimpacts,thefindingsofwhicharesummarisedinthisStatement.Thekeystudiesare:
• MasterplanprotectedspeciesreportpreparedbyAppliedEcology.
• SuDSandstormwatermanagementoutlinestrategypreparedbyPearceDesignConsultants.
• LandscapestatementincludingvisualimpactpreparedbyOobe.
• TransportstatementpreparedbyMayerBrown.
Chapter one Introduction and background
1.5 InadditiontoconfirmingthatthestrategicMasterplansitswithintheenvironmentalcapacityofthelocality,theenvironmentalreportsdefineprincipleswhichwillassistinshapingmoredetailedenvironmentalappraisalswhenspecificplanningapplicationsarebroughtforwardfordevelopmentprojects.
1.6 TheremainderofthisStatementprovidesthecontextofthesite,setsouttheplanningpolicyframeworkfortheMasterplanandthensummarisesthefindingsofthestrategicenvironmentalreportsthatwillframefutureplanningapplications.
6 | Planning and environmental statement November 2017
2.1 Cranfieldcampusisapproximately50milesnorthofcentralLondonadjacenttothevillageofCranfield,Bedfordshire.ThenearestlargetownsareMiltonKeynesandBedford,thecentresofwhicharebothabout8milesaway.Cambridgeisapproximately30mileseast.TheextentofthewiderCranfieldsiteisshownontheplanbelowwhichidentifiestheareas
Chapter two Context
withinthecampus,howeveritshouldbenotedthatthesitesubjecttotheCranfieldMasterplanexerciseexcludestheAirportandAirPark:
• Academiczone. • Technologypa. • Airport. • Residentialandrecreationalarea.
CranfieldUniversityfunctionalzones
Planning and environmental statement November 2017 | 7
2.2 TheentireCranfieldcampuscoversasiteof250hectarescurrentlyaccommodatingapproximately150,000sqmoffloorspace,consistingofacademic,administrativeandnon-domesticbuildingstogetherwith on-campusstudentaccommodation.Healthservicesareprovidedon-campuswithadentistandcounsellingservicesbeingavailable.TheCranfieldMedicalCentrehasrecentlymovedoff-siteandamalgamatedwithservicesinCranfieldandMarstonvillagesurgeries.Thismovehasallowedforresourcestobebetterco-ordinatedwithadditionalappointmentsbeingmadeavailableatbothsurgeriestoaccommodatepatientswhowerepreviouslybeenseenoncampus.
Topography
2.3 Ingeneralthecampusisrelativelyflatwhichistobeexpectedgiventhechoiceoftheareaasthelocationforanairfield.
2.4 ThemajorityoftheAirportsiteslopesdownbroadlyfromsouth-easttonorth-westtoalowpointaround103mAODatthenorth-westernboundarywiththeAcademicZone.ThehighpointoftheAirportsiteisinthesouth-easterncornerofthesiteataround110mAOD.Northofthelowpoint,thetopographygentlyrisesandcontinuestodosotothenorthernboundaryofthesite.
2.5 TheAcademicZonegenerallyfollowsthetopographyoftheAirportsite.ThelowpointislocatedadjacenttothewesternboundarywiththeResidentialandRecreationalZoneataround100mAOD.ThetopographyoftheResidentialandRecreationalZonerisesfromalowpoint(definedbythemainnorth-southwatercourse)bothtotheeastandtothewest.Thereisalsoaslightfalltowardsthenorthernboundaryofthesite,thelowpointofwhichisaround99mAOD.
2.6 TheTechnologyParktopographyisdefinedbyahighpointlocatedclosetotheroundaboutadjacenttotheairfieldsiteconstructedaspartoftheinfrastructureworksduringtheearly1990’s.Thehighpointisataround108mAODandfromherethetopographyfallsverygentlytothenorth-easttotheboundary.
Landscapecharacter
2.7 SituatedonarangeofhillsontheBuckinghamshireborder,CranfieldformspartoftheClayFarmlandcharacterareainCentralBedfordshire.Thesoilisheavy,withanunderlyingsolidgeologyofOxfordClay;thislime-rich,loamysoilhasimpededdrainageinthearea.Theareaischaracterisedasamedium-largescaleplateaulandscape,predominantlyopenandexposed,withlargescale,intensivearablecropproductionwithregularfieldsboundedbyopenditchesandtrimmed,oftenspecies-poorhedgerows.
2.8 Thecampuscharacterretainstheruralqualityofitssetting;maturetreesandhedgerowsdefineboundariesandfilterintoolderpartsofthecampus.ThereisamixofarchitecturalstylesonsiteincludingrepurposedRAFbuildingsalongsidenewercontemporarybuildings.Thecampuslayouthasdevelopedorganically,withlittlecoordinationbetweenbuildingsandexternalspaces.
2.9 Theruralsettingmeansthatthecampushasahighlevelofbiodiversitywithahabitatmosaicofscrub,woodland,wetlandandfarmland,howevertheproximitytotheairfieldhasimplicationsonsomebiodiversityopportunities.
2.10 TreecoveriswellestablishedonsitewithmanyprotectedtreesalongthecentralstretchofCollege Road.
2.11 TothenorthoftheresidentialareaisadensebroadleavedwoodandcopseareaadjacenttoChicheleyBrookThiswoodlandprovidessuitablehabitatforarangeofplantandanimalspecies,andthewoodlandedgehostsanumberorshrubs,grasses,flowers,birds,andinvertebrates.
Water
2.12 TheChicheleyBrookrunsthroughthecampusandconnectstotheRiverGreatOuseinNewportPagnellwhichthenflowsthroughBedford.Anumberofothersurfacewaterdrainagechannelsalsorunthroughthesite,enteringthebrook,andbalancingpondsalsofeaturenamelynearthesewagetreatmentandneartheNissantechpark.ThereisalsoawaterfeatureoutsideMartellHousealthoughthisisornamentalinnature.
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3.1 WhilerespondingtothegrowthaspirationsoftheUniversity,developmentmustalsoaccordwithnationalandlocalplanningpolicy.
3.2 Theplanningpolicyframeworkinformingthismasterplanandfutureproposalsispredominantlymadeupofthefollowing:
Policy
• NationalPlanningPolicyFramework(NPPF)(2012).
• CentralBedfordshireCouncilcorestrategyanddevelopmentmanagementpoliciesdocument(2009).
• Siteallocationsdevelopmentplandocument. • Proposalsmap.
Planning Guidance
• CentralBedfordshireCouncilsustainabledrainageguidance2014(updatedin2015).
• CentralBedfordshiredesignguide2014. • CentralBedfordshirelandscapecharacter
assessment(2015).
Nationalplanningpolicyframework
3.3 TheNPPFwaspublishedin2012andcommunicatestheGovernment’seconomic,environmentalandsocialplanningpoliciesforEngland.ItarticulatestheGovernmentsvisionforsustainabledevelopmentandactsasguidanceforlocalplanningauthoritiesanddecision-takers,bothindrawingupplansandmakingdecisionaboutplanningapplications.
3.4 TheNPPFestablishesthepresumptioninfavourofsustainabledevelopment,andthisisseenasthe‘goldenthread’runningthroughbothplan-makinganddecision-taking(paragraph14,NPPF).Specifically,paragraph
Chapter three Planning policy framework
19statesthattheplanningsystemshoulddoallthatitcan‘tosupportsustainableeconomicgrowth’inordertocreatejobsandprosperityandmeetthechallengesofglobalcompetitionalongsidealowcarbonfuture.
3.5 Therearethreedimensionstosustainabledevelopment:economic,socialandenvironmentalwhicharemutuallydependentononeanotherandshouldnotbeconsideredinisolation.
3.6 Paragraphsevensetsouttheroleoftheplanningsysteminrespectofthesedimensions:
3.7 These dimensions give rise to the need for the planningsystemtoperformanumberofroles:
• Aneconomicrolebycontributingtobuildingastrong,responsiveandcompetitiveeconomy,byensuringthatsufficientlandoftherighttypeisavailableintherightplacesandattherighttimetosupportgrowthandinnovation;andbyidentifyingandcoordinatingdevelopmentrequirements,includingtheprovisionofinfrastructure.
• Asocialrolebysupportingstrong,vibrantandhealthycommunities,byprovidingthesupplyofhousingrequiredtomeettheneedsofpresentandfuturegenerations;andbycreatingahighqualitybuiltenvironment,withaccessiblelocalservicesthatreflectthecommunity’sneedsandsupportitshealth,socialandcultural well-being.
• Anenvironmentalrolebycontributingtoprotectingandenhancingournatural,builtandhistoricenvironment;and,aspartofthis,helpingtoimprovebiodiversity,usenaturalresourcesprudently,minimisewasteandpollution,andmitigateandadapttoclimatechangeincludingmovingtoalowcarboneconomy.
Planning and environmental statement November 2017|9
3.8 Paragraph21recognisestheimportanceofsupportingbusinesssectorsandtheneedtoplanpositivelyforthelocation,promotionandexpansionofclustersornetworksofknowledgedriven,creativeorhightechnologyindustries.
3.9 Chaptersevenhighlightsthesignificanceofgooddesignnotonlyintermsofindividualbuildingsbutalsointermsofwell-consideredpublicandprivatespaces.Paragraph58notesdevelopmentsshould‘establishastrongsenseofplace,usingstreetscapesandbuildingstocreateattractiveandcomfortableplacestolive,workandvisit’.Suchspacesshouldbesafe,functionwellandraisetheoverallqualityofthearea.NPPFrequirestheplanningsystemtotakeaccountofclimatechange,includingfactorssuchasfloodrisk,watersupply,changestobiodiversityandlandscape.Wheredevelopmentisbroughtforwardinsensitiveorvulnerablelocations,NPPFrequiresriskstobemanagedthroughsuitablemitigationmeasuresincludingsustainabledrainagesystems.
3.10 Chapter11oftheNPPFemphasisestheimportanceofconservingandenhancingthenaturalenvironment.Developmentsshouldseektominimisetheirimpactonbiodiversity,andprovidenetgainsinbiodiversitywherepossible.Inaddition,developmentsshouldseektoestablishcoherentecologicalnetworksthataremoreresilienttocurrentandfuturepressures.
Localpolicy
3.11 CentralBedfordshireCouncil’sAdoptedNorthLocalDevelopmentFrameworkconsistsoftheadoptedCoreStrategyandDevelopmentManagement(CSDM)PoliciesDocument,SiteAllocationsDocumentandProposalsMap.
3.12 TheCSDMwasadoptedin2009andsetsoutthevision,objectives,spatialstrategyandoverarchingpoliciestoguidedevelopmentinthenorthareaofCentralBedfordshireupto2026.
3.13 TheadoptedCSDMcontinuallyreferstoCranfieldCampusandTechnologyParkassignificantlycontributingtotheeconomicprosperityoftheregion.IndeedPolicyCS1:DevelopmentStrategynotes‘additionalemploymentopportunitieswillbeprovidedfor
attheUniversityCampusandTechnologyPark,tohelpreinforceitsimportanceasa sub-regionalemploymentlocation.’TheVisionforCranfieldinsection3oftheCSDMmirrorsthisstanceandalsoemphasisesthatthe‘continuedaviationuseoftheCranfieldAirfieldwillbeprotected.’
3.14 TheCranfieldMasterplanisconsideredtoalignwiththethrustofbothnationalandlocalpolicyandseekstosupportandenhancetheeconomic,socialandenvironmentalpositionofthecampus.
3.15 CentralBedfordshireCouncil’scurrentLocalPlandesignatesCranfieldcampusandTechnologyParkas‘Significantfacilitieswithinthecountryside’.Thispolicynecessitatesdesignatedsitestobringforwardamasterplan,inagreementwiththecouncil,priortosignificantexpansions/redevelopmenttakingplace.TheproductionoftheCranfieldUniversityMasterplanrespondsdirectlytothisdesignation.Inaddition,thefollowingpoliciesandsitedesignationsarerelevantandwillneedtoberespondedtowhererelevantbyfutureproposals:
CS1:Developmentstrategy CS9:Providingjobs CS10:Locationofemploymentsites CS13:Climatechange CS15:Heritage CS16:Landscapeandwoodland CS18:BiodiversityandgeologicalConservation DM1:Renewableenergy DM2:Sustainableconstructionofnewbuildings DM3:Highqualitydevelopment DM11:Significantfacilitieswithinthe
countryside DM14:Landscapeandwoodland DM15:Biodiversity E1:Safeguardedkeyemploymentsites EMP4(6):CranfieldTechnologyPark
3.16 CentralBedfordshireCounciliscurrentlyembarkingonanewLocalPlancoveringtheperiodupto2035.TheMasterplanisconsideredtoalignwithemergingpoliciesandonceadoptedfutureproposalswillbeassessedagainst them.
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4.1 AsnotedwithintheintroductorysectiontothisStatement,thefollowingsupportingreportshavebeenpreparedtoinformtheMasterplan:
• MasterplanprotectedspeciesreportpreparedbyAppliedEcology.
• SuDSandStormwatermanagementoutlinestrategypreparedbyPearceDesignConsultants.
• LandscapestatementincludingvisualimpactpreparedbyOobe.
• TransportstatementpreparedbyMayerBrown.
Chapter four Environmental considerations
Ecology 4.2 Inordertoascertaintheexistingecological
makeupofthesite,aprotectedspecieswalkoversurveywascarriedoutbyAELEcologists.AllgroundsubjecttotheproposedMasterplanwaswalkedandcarefullyinvestigatedforevidenceofthepresenceofanimalspeciesprotectedbywildlifelaworcoveredbybiodiversityplanninginitiatives.Thefindingsaredescribedbelow:
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AEL1157_006-01_Walkover_ProtectedSpecies_20170712 A4 7/12/2017
Map Scale @ A4: 1:9,500
Protected Species WalkoverKey Findings
Figure 2.1
Surveyed by: RD/OG
Survey date: 28/04/2016
Drawn by: RD
Checked by: DP
Status: Final
Cranfield University
potential reptile habitat
GCN eDNA surveyGCN presentGCN absentnot surveyed - no access
250 m buffer from ponds
Reproduced from Ordnance Survey digital map data © Crown copyright 2016. All rights reserved.
0 80 160 metres´
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AEL1157_006-01_Walkover_ProtectedSpecies_20170712 A4 7/12/2017
Map Scale @ A4: 1:9,500
Protected Species WalkoverKey Findings
Figure 2.1
Surveyed by: RD/OG
Survey date: 28/04/2016
Drawn by: RD
Checked by: DP
Status: Final
Cranfield University
potential reptile habitat
GCN eDNA surveyGCN presentGCN absentnot surveyed - no access
250 m buffer from ponds
Reproduced from Ordnance Survey digital map data © Crown copyright 2016. All rights reserved.
0 80 160 metres´
Protectedspecieswalkoverkeyfindings
Planning and environmental statement November 2017 | 11
Table4.1–eDNAsurveyresults
PondID HabitatSuitabilityIndex eDNAresults
1 0.85–Goodsuitability Positive
2 0.70–Goodsuitability Negative
3 n/a Notsurveyed(accesspermissiondenied)
4 n/a Notsurveyed(accesspermissiondenied)
5 0.73–Goodsuitability Positive
6 0.77–Goodsuitability Negative
Greatcrestednewts
4.3 InFebruary2016allaccessiblepondsasindicatedbyOSmapsandaerialphotos,within500mofthesiteboundarywerevisuallyinspected,andahabitatsuitabilityindexassessmentcompletedtoassesstheirpotentialvalueforthelegallyprotectedamphibianGreatCrestedNewtTriruruscristatus(GCN).ThelocationofthepondsareshowninFigure2.1.
4.4 Subsequently,on28April2016,ponds1,2,5and6weresubjectedtoaneDNAwatersamplingsurveyfollowingtheprotocolstipulatedinthetestkitssuppliedbyADAStodeterminethepresence/absenceofGCN.
4.5 Double-endedfunneltrapsweresetinPond1ontheeveningsof13,17,19,24,25and31May2016followingconfirmation(eDNAresults)on12Maythatthepondsupported
GCN.Thetraps(40cmx20cm,witha3mmsquaremesh)weresetatregularintervalsaroundtheentireperimeterofthesurveypondinordertocapturenewts.Thetrapsworkonthesamebasisasplasticdrinksbottletrapsbutarelargerandhavetwoasopposedtooneinvertedfunnelentrance.Thenumberoftrapsusedwasroughlyproportionaltotherangeoflittoralaquatichabitatspresentinthewaterbodyandsetatregularintervalsaroundeasilyaccessibleperimeterareas.
4.6 AsearchforGCNeggsonaselectionofsuitablesubmergedaquaticvegetationwasconductedoneachsurveyoccasionorupuntilGCNeggswerefoundineachrespectivewater-body.Searcheswereconductedforapproximatelyfiveminutesoneachoccasion.
4.7 AsummaryoftheeDNAsurveysisprovidedintable4.1below:
Table4.2Populationsurveyresults
Date AirTemp No. of traps
GCN Smooth newts
Other EggsearchMale Female Juvenile TotalGCN
13.5.16 6 10 1 2 0 3 24 n/a 0
17.5.16 10 15 15 19 6 40 32 n/a 0
19.5.16 13 15 1 6 1 8 24 n/a 0
24.5.16 7 15 0 3 1 4 23 n/a 0
25.5.16 15 15 1 3 0 4 4 n/a 0
31.5.16 11 15 1 1 1 3 6 n/a 0
4.8 BasedontheeDNAsurveyresultsandinrecognitionoffuturemasterplandevelopment,asixfunnel-trappingsurveywascompletedonpond1onlytoestablish
theGCNpopulationsize.Pond5wasdiscountedduetoitsdistance(over350m)andrelativeisolationfromfuturedevelopment.TheresultsofthisareprovidedinTable4.2.
12|PlanningandenvironmentalstatementNovember 2017
Reptiles
4.8 Oftheareasproposedtobeimpactedbythedevelopmentonlyonearea–apatchofroughgrasslandinthesouthofthesite–wasconsideredsuitablehabitatforreptilespecies.ThelocationofthisareaisshowninFigure2.1.
Badgers
4.9 Amainbadgersettwaspresentinwoodlandtothenorthofthesite,closetothetreatmentworks.Atleasttenactiveholeswerelocated.Inaddition,asingle-holeoutliersettwaspresentonthewesternedgeofthesamewoodlandblock.Nosettsorsignsofbadgeractivitywerepresentincloseproximitytoanybuildingspotentiallyaffectedbytheproposeddevelopment.
Bats
4.10 ThebuildingsinspectedaspartofthesurveyandtheirsuitabilityforroostingbatsareshowninFigure2.2.
4.11 Anumberofresidentialbuildingsinthe north-westofthesite(Buildings1–5)hadseveralfeaturessuitableforbatstoaccesstheloftspaces,includingdisplacedtiles,gapsbelowridgetiles,gapsbetweenthewallsandsoffits,andventilationgaps(someofthesebuildingshavepreviouslybeeninspectedandfoundtocontainbatdroppings).ThesewereassessedashavingatleastModeratesuitabilityforroostingbats.Building8andBuilding12wereofModeratesuitabilityforroostingbats,aseachhadseveralpotentialaccesspointstoroofvoids,includingdisplacedandliftedtilesand
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AEL1157_007-00_Walkover_BatBuildings_20160513 A4 5/18/2016
Map Scale @ A4: 1:7,500
Bat Roost Building InspectionKey Findings
Figure 2.2
Surveyed by: RD/OG
Survey date: 28/04/2016
Drawn by: RD
Checked by: DP
Status: Final
Cranfield University
Buildings affected by development
Bat roost potential
none/negligible
low
moderate
moderate/high
Reproduced from Ordnance Survey digital map data © Crown copyright 2016. All rights reserved.
0 70 140 metres´
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AEL1157_007-00_Walkover_BatBuildings_20160513 A4 5/18/2016
Map Scale @ A4: 1:7,500
Bat Roost Building InspectionKey Findings
Figure 2.2
Surveyed by: RD/OG
Survey date: 28/04/2016
Drawn by: RD
Checked by: DP
Status: Final
Cranfield University
Buildings affected by development
Bat roost potential
none/negligible
low
moderate
moderate/high
Reproduced from Ordnance Survey digital map data © Crown copyright 2016. All rights reserved.
0 70 140 metres´
Batroostbuildinginspectionkeyfindings
Planning and environmental statement November 2017 | 13
gapsbetweenthewallsandsoffits.Building7wasassessedashavinglowsuitability,asithadvariouspotentialaccesspointsofpotentialuseforsmallnumbersofbatsbutlackedaroofvoidandwaspoorlysituated.
Birds
4.12 Anumberofthebuildingsinspectedwerebeingusedbynestingbirdsorhadfeaturespotentiallysuitablefornestingbirds.Buildings1–4allhadventilationgaps,someofwhichwerecoveredinmesh,whileothersheldbreedingjackdawsCorvusmonedulaandhadthepotentialtosupportotherspeciessuchashousesparrowandstarling.Building5hadtwopairsofhousemartinsDelichonurbicumnest-buildingbeneaththeeaves,andapairofstarlingsalsobreedinginaholebeneaththeeaves.
4.13 Inordertoavoidthedevelopmenthavinganadverseimpactonthepresentbirdpopulation,theworksshouldbecompletedoutsidethebirdbreedingperiodofMarchtoAugust,oroncetheareahasbeenclearedbyanecologist.
Conclusionsandrecommendations
Great crested newts
4.14 ThemaximumnumberofGCNcaughtinpond1onanyoneoccasionwas40newtswhichrepresentsamoderatebreedingpopulation.
4.15 AnydevelopmentthataffectssuitableterrestrialhabitatforGCNwithin250mofpond1orpond5islikelytoresultinanadverseimpactonGCNintheirterrestriallifestages,suchthatsiteclearanceandconstructionmayneedtobeimplementedundertheauspicesofaGCNdevelopmentlicenseonceplanningpermissionisgranted.Inthelongterm,considerationshouldbegiventocreatinganewGCNpopulationinsuitablehabitatelsewherewithintheCranfieldCampus.
Reptiles
4.16 PriortoanydevelopmentoftheroughgrasslandareaIthesouthofthesite(seefigure2.1),areptilesurveyshouldbecompletedduringthereptileactiveperiodofApriltoOctobertoverifyreptilepresence/absence.
Bats
4.17 Thebuildingsidentifiedashavingbatroostpotentialshouldbesubjecttointernal(roofvoid)inspectionsbyasuitablyexperiencedecologistandbatworker.
4.18 Inaddition,thebuildingsidentifiedashavingbatroostpotentialshouldbesubjecttoemergence/re-entrysurveysduringthepeakbatactiveperiod(MaytoAugust).Lowsuitabilitybuildingsshouldbesubjecttooneduskemergenceordawnre-entrysurvey;moderateandmoderate/highsuitabilitybuildingsshouldbesubjecttouptothreeseparateemergence/re-entrysurveysinlinewithbestpracticeguidelines.
Birds
4.19 Vegetationclearancetoenabledevelopment,orthedemolitionofanybuildingsidentifiedashavingthepotentialtosupportnestingbirds,shouldbecompletedoutsidethebirdbreedingperiodofMarchtoAugust,orimmediatelyfollowingacheckbyanecologistthatbreedingbirdsandtheirdependentyoungareabsentfrom the area.
14 | Planning and environmental statement November 2017
Drainage
4.20 Theexistingstormwaterdrainageonthesiteisextensiveandcomplex.Workshavebeencarriedoutthroughoutthelifeoftheoverallsitewhichmaynothavebeenaccuratelyrecordedorindeed,notrecordedatall.
4.21 ThroughdialoguewiththeUniversity’sEstatesandFacilitiesteamareviewoftheexistingsitedrainagehasbeenundertaken.Thisinvolvedasitewalkovertoviewthekeyelementsofthedrainagenetworkandalsoinvolvedareviewofallavailableincludingthatinarchive.Throughthisreviewcertainissueswereraisedandgenerallyrelatedtotheacademiczoneandalsotheresidentialandrecreationalzone,thefollowingpointswerehighlighted:
• Maintenanceissuessuchastreerootingressandalsopartialcollapseofsewerswithintheacademiczonecausingsurchargingofthenetworkupstreams
• FloodingissuesassociatedwiththelargeformerhangerbuildingsonthecampuswhicharenowpartoftheUniversitys
• Occasionalpollutionincidentsgeneratedwithinthecampuspotentiallyaffectingdownstreamwatercourses.
4.22 AsaresultofthefirsttwoissuesnotedabovetheEstatesandFacilitiesteamhavebeenundertakingaprogrammeofmaintenanceandsurveyworkstodeterminepipesizeandinvertlevelsonthestormwaternetworkwithintheacademiczone,thisworkisongoing.Theimagebelowillustratesthecurrentdrainagerecordsavailable.
Drainagestrategy
Planning and environmental statement November 2017 | 15
Existingdrainagecatchments
4.23 Theairportsiteisdrainedviaanextensivenetworkoflanddrainswhichwereconstructedoriginallywiththeairfield.Therunwayandtaxiwayareasaredrainedviaperimeterfrenchdrains.Thestormwateriscollectedviaanetworkofpipeswhichconveythestormwaterandgroundwatertoanoutfallpositionintoawatercourseadjacenttocollegeroadwhichflowstothesouth-westforadistancebeforeheadingnorthintotheresidentialandrecreationalzone.
4.24 Thereceivingwatercourseisdirectlylinkedupstreamtoawatercoursewhichcrossestheairfieldanddefinedtheoriginalairfieldboundarypriortothenorthernrunwayextensionbeingconstructed.Thissectionofthewatercoursecollectsstormwaterandgroundwaterfromthenorthernpartoftheairfield.
4.25 Theacademiczoneisheavilydevelopedandisdrainedviaagravitystormwaternetworkwhichbroadlyfollowsthesitetopography.Thestormwaterdrainagefortheeasternsideofthecampus,includingthelargeformerhangerbuildings,connectstothepipednetworkfromtheairfieldclosetothelowpointoftheairfield.Thereare3x450mmdiametersewerswhichcollectallofthestormwaterfromtheseareaswhichoutfallsviaaheadwallintothewatercourse,asnotedabove.
4.26 Thewatercoursewhichislocatedparallelandadjacenttocollegeroadappearstobeaformernaturalwatercoursewhichmayhavebeenrealignedandre-profiledhistoricallyandnowhastheformofasteep-sidedditch.
4.27 Therearealsofielddrainsandditchesonthewesternsideofcollegeroadwhichconnecttothereceivingwatercourseforthecampusandairfieldwhicharepartofthewidercatchmentareabutoutsideofthesiteownershipboundary.
4.28 Thereisalsoawatercoursewhichislocatedparallelwithuniversitywayontheeasternsidewhichflowssouthtonorth.Thisisintheformofare-alignedandre-profiledditchandreceivesstormwaterdischargefromthewesternsideofthecampus.Therearesectionsofthiswatercoursewhichhavebeenculverted.Thiswatercourseflowstoapointwhereitmeetsthesimilarfeatureflowingintheoppositedirectioncarryingthestormwater
flowsfromtheairfieldandeasternsideofthecampus.Atthispointthewatercourseseffectivelycombineandflowtothenorthbelowcollegeroadviaaconcreteboxsectionculvert.Fromthispointthewatercourseenterstheresidentialandrecreationalzoneandbecomesbrieflymorenaturalised.Thewatercourseisknownaschicheleybrooktothenorthofcollegeroad.
4.29 Theresidentialandrecreationalzonegenerallycomprisessuburbanstreetswithsignificantgreenspacesbetweenintheformofgrassedareasandplayingfields.Inaddition,locatedclosetothenorthernboundary,thereisawoodedarea.
4.30 Thedevelopedareasaredrainedviaastormwaterdrainagenetworkwhichoutfallsinseverallocationsintothemainwatercourse(chicheleybrook)whichflowstothenorth.Thiswatercourseistheprimarymeansofconveyanceofstormwaterfromasignificantproportionoftheairfieldandalsoeffectivelyalloftheacademiczoneandresidentialandrecreationalzone.Chicheleybrookappearstobeanaturalwatercoursewhichhasbeenhistoricallychannelisedinsectionsandalsosignificantlyre-profiledsuchthatithastheformofasteep-sideddrainageditchformuchof its length.
4.31 Atthenorthernboundaryofthesitechicheleybrookcontinuestoflownorththroughfarmland.Ithastheappearanceofamorenaturalisedwatercoursefromthispoint.
4.32 Thereisanoff-linestormwaterstoragefeaturelocatedadjacenttoChicheleyBrookonthewesternsideatthenorthernboundary.Thisisknownasthe‘Lagoon’asreferredtopreviously.Thetitleissomewhatmisleadingasthefeatureiseffectivelyadetentionbasinandisdryforthevastmajorityofthetime.Thereisaflowcontroldevicewithinthewatercoursewhicheffectivelycausesthefeaturetofillwhentherearesignificantflowsupstreamduringastormevent.Thestoredwaterflowsbackintothewatercoursewhentheflowsarereturnedbelowthelimitoftheflowcontroldevice.Theflowcontroldeviceisaconcreteweirwithanorificehoweverduringvisitstothesiteduring2015andearly2016theorificesizehadbeenartificiallyadjustedwithtimber.WewereadvisedbytheEnvironmentalteamatCUthatthiswasinresponsetocontrolofpotentialpollutionincidents.
16 | Planning and environmental statement November 2017
4.33 TheformoftheLagoonisagrasseddepression.Thefeatureisfencedofffromthewatercourseandplayingfieldstothesouthandthereisnoclearmeansofaccess.ItalsoappearsthatthereisnomaintenanceregimeinplacefortheLagoonwhichisheavilyvegetated.
4.34 Thereisalsoawastewatertreatmentworkslocatedclosetothenorthernboundarywhichisaprivatefacilitywhichreceivesdomesticwastewaterfromtheacademicandresidentialandrecreationalzones.Thetreatedwaterdischargesintothechicheleybrookatthenorthernboundary.
4.35 Thestormwaternetworkfortheexistingtechnologyparkeffectivelyoperatesindependentlyofthecampustothenorthandtheairfield.Thisisprincipallyduetothetopographyasdetailedabove
wherebythehighpointofthetechnologyparksiteisclosetothesouthernboundaryoftheacademiczoneandthereforemuchoftheexistinginfrastructureandbuildingsareconstructedatalowerlevelfurthersouth.
4.36 Whentheroadinfrastructurewasre-alignedandreconstructedintheearly1990’stheassociateddrainagetoreceivedischargefromfutureplotdevelopmentswasconstructedtoflowtothesouth.Thisisapipednetworkwhichflowssouthandthenwestfromtheroundaboutfollowingtheroadalignment.Thereisapondlocatedtothesouth-westoftheInnovationCentrewhichisusedtocontrolandprovidestorageforstormwaterdischarge.Theoutfallfromthepondflowstothewestandthendischargesintoawatercourselocatedadjacenttothewesternboundary.Thisdrainage(apartfromthepond)isadoptedbyAnglianWater.
Surfacewaterdrainageexistingcatchmentstudy
Planning and environmental statement November 2017 | 17
Existingfloodrisk
4.40 Presently,thecampusisnotspecificallyreferredtoinCentralBedfordshireCouncil’sPreliminaryFloodRiskAssessmentorLocalFloodRiskManagementStrategy.HowevertheCouncilhaverecentlyengagedanexternalconsultanttocarryoutaStrategicFloodRiskAssessment(SFRA)oftheareainsupportofitsnewLocalPlan.
4.41 TheEnvironmentAgencyrecordsindicatethefollowing:
• Thereisnomajorfloodriskfromriversandsea.ThereisevidenceoffloodingtoChicheleyBrookhoweverthisissignificantlyfurthernorthofthesiteboundarys.
• Thereisnofloodriskonthesitefromreservoirs.
• Thereissomeriskoffloodingfromsurfacewater,andthisisshownontheEnvironmentAgencyfloodmapbelow.TheareasatriskappeartobeassociatedwiththewatercoursesparticularlytotheChicheleyBrookandalsotothewatercoursetothenorthernsectionoftheairfield.NotethatthereisfloodingriskassociatedwiththedischargefromthesouthernpartoftheairfieldclosetotheconnectionwiththeAcademicZone.
4.37 ThestormwaterdrainageforMartellHouseisaseparatenetworktotheabove.ThisisapipednetworkwhichwasdesignedtoreceivedischargefromthecurrentlyundevelopedplottothenorthofMartellHouseplustheMartellHousesiteitself.ThisflowstothesouthofthecarparktoMartellHouseanddischargesintoadetentionbasinonthesouthernsideoftheadoptedhighwayknownasCranfieldRoad.Theoutfallfromthisfeatureflowstothewestbelowthehighwayanddischargesintoawatercoursewhichflowstothesouth.
4.38 ThesouthernpartoftheNissanTechnicalCentretothesouth-westofthesitehasanindependentstormwaternetworkwhichdischargestoanaturalwatercoursefurthertothesouth-west.ThenorthernpartoftheNissansiteoutfallsintotheadoptedTechnologyParkdrainagenetworktothenorth.
4.39 TheAnglianWaterplansshowtheadoptedfoulwaterdrainagefromtheTechnologyPark.Notethatthereisapumpedmainwhichflowstotheeastadjacenttothesouthernboundaryofthesite.
Environmentagencyfloodmap
18|PlanningandenvironmentalstatementNovember 2017
Floodevent–June2016
4.42 AsignificantstormeventoccurredintheCranfieldareaontheeveningof7June2016.Itisunderstoodthatbasedonpublishedrainfalldatathestormwasapproximatelyaonein30yearevent.
4.43 Thisstormeventresultedinmajorsurface
floodingofthemaincampusareainadditiontofloodingofvaryingseveritywithinapproximately30no.oftheUniversitybuildings.Itisalsobelievedthatwatercourseswithinthecampusareaandalsofurtherdownstreamovertoppedinanumberoflocations.
4.44 Adetailedinvestigationwouldberequiredto
assessthespecificissuesandthemechanismswhichtookplacewithinthecatchmentandcampusareastormwaterdrainagenetworkduringthisevent.Howeverbasedonobservationsmadeduringandafterthestormeventitisreasonabletoconcludethefollowing:
• Localisedsurfacefloodingoccurredduetoinsufficientcapacitywithintheexistingstormwaternetwork.Thiswasprobablyduetoacombinationofinadequatelocalcapacityordesignissues,defectsorinadequatemaintenanceandalsodownstreamissuescausingsurchargeofthenetwork.
• Restrictionsonflowcapacityand/orinsufficientwatercoursecapacitycausedovertoppingofthewatercourses.
• Thereisevidencetosuggestthatinadequatedrainageonhigherpartsofthecatchment,includingpartsoftheairfield,resultedinoverlandfloodingtowardsthecampusareaandthelowpointofthesitewhichwouldhavesignificantlycompoundedfloodingissueswithinthecampusarea.
• Itisunderstoodthattheattenuationbasinknownasthe‘lagoon’locatedclosetotheoutfallofthesiteintotheChicheleyBrookperformedasperexpectationsduringthestormeventandthesubsequentshort-termperiod.
4.45 Thestormeventon7June2016effectivelydemonstratedtheexistingissueswithinthestormwaternetworkonthesitewhicharediscussedwithinthisreportanditalsostronglyreinforcestherequirementfortheSuDSandstormwatermanagementstrategytobeimplemented.IfconsistentlyandcoherentlyappliedduringthedeliveryoftheMasterplan,itisconsideredthatthedrainagestrategywill
willimprovetheoverallsituationandreducetheeffectsofmajorstormeventsinthefuture.Howeveradditionalworkwillneedtobecarriedouttoassesstheexistingcatchmentandnetwork.ThisisinordertounderstandwherespecificissuesmayexistandthereforeidentifyandimplementworksindependentlyoftheMasterplanwhichcouldimprovetheexistingsituation.
Stormwaterdesignphilosophy
4.46 ThestormwaterphilosophythroughoutthedeliveryoftheCranfieldMasterplanwillbebasedonconsiderationoftheexistingconditionsandhydrologyandensuringthatthepost-developmentconditionsreplicatethepre-developmentconditionsascloselyaspossible.Thereforeissuessuchasgroundwaterrechargeandwatercoursedischargecapacitiesandlocationswillbeakeyelementofthedesignapproach.Specificexistingsitefeatureswillrequireparticularconsiderationinrespectofthedevelopment.
4.47 Theexistingwatercoursesandchannelsgenerally
onthesitewillremainlargelyunchangedhydraulically.Howeversomeworksmaybecarriedouttothewatercourseprofilesforsafety,amenityorbiodiversityissuesaspartofawiderimprovementandintegrationwiththewiderlandscapestrategy.
4.48 ThestormwatermanagementapproachwillvarysignificantlyindetailthroughoutthevariousdevelopmentareasdefinedbytheMasterplan.Howevertherewillbeaunifiedstrategyintermsofaspirationsandtechnicaldesigncriteriatobeadopted.Forexample,developmentwithintheacademiczonewillbepartiallyconstrainedbytheexistingstormwaterdrainagenetworkandalsospaceconstraints.Conversely,proposeddevelopmentwithintheTechnologyPark,particularlytothe‘new’areastothesouth-east,willallowgreateropportunitiesforinfrastructureSuDSfeaturesandalsocreativeintegrationwiththelandscapedesign.
4.49 TheoverallstormwatermanagementstrategywillalsobeinfluencedbythesequencingandtimescalesfordeliveryoftheMasterplan.Forexample,therewillbeSuDSfeatureswhichareassociatedwiththeinitialinfrastructuredesignofatypicalareawithinthedevelopmentsiteandalsoSuDSfeatureswhicharepartoftheindividualplotdevelopmentsorgroupofplots.Thiswillbepartlydrivenbyfinancialconstraintsbecauseinfrastructurecostswillgenerallyneedtobekept
Planning and environmental statement November 2017|19
aslowaspossible.Therefore,SuDSfeaturesassociatedwithinfrastructuredevelopmentmayneedtobeflexibleinordertoallowsubsequentmodificationorexpansionwithoutcompromisingcompletedworks.Temporaryfeaturesandinterimoutfallsmayalsoneedtobepartoftheworks.TheoutlinestrategywillprovideguidanceastohowthisistobeachievedhowevertheMasterplanwillbealiveandevolvingdocumentandthereforethedetaileddeliveryofthestormwatermanagementwillneedtobereviewedaccordingly.Futurechangestopolicyandlegislationarealsolikelytoinfluencedetail.
4.50 TheSuDSandstormwatermanagement strategyisdefinedbyidentificationof sub-catchmentswithinthesiteownershipboundaryandthisispartlybasedonconsultancyworkcarriedoutbyRodgersLeaskLimitedin2008andPPIConsultantsin1990.Thisinvolvedadetailedcatchmentstudywhichcomparedpre-developmentdischargeswithpost-developmentandalsoreflectedfutureplanneddevelopmentswithintheTechnologyParkarea.AnumberofthefutureplanneddevelopmentsarepartoftheMasterplanonthebasisthatthefinalTechnologyParkareacomprisescompletionoftheoriginalsitelayoutinadditiontotheextensionoftheTechnologyParkintotheairfieldarea.
4.51 ToensurethesuccessfuloperationofSuDSfeaturesandtoencourageamoreintegratedSuDSschemeitisproposedtolimitthesizeofindividualstorageareasincorporatingthemintothebuiltenvironmentwithoutcompromisingthekeyaspectsoftheurbandesignandlayout.Forexample,useofpublicrealmareasoftheproposedlayoutswillbeusedwheresuitableaspartoftheinfrastructureSuDSmanagementtrain.
4.52 AllproposedstormwaterdrainageincludingSuDSfeaturesaretobeconstructedonprivatelandwithinthesiteownershipboundary.Assuch,thereisnointentionatthisstageforLocalAuthorityadoptionoftheproposeddrainagesystem.
Stormwatertechnicaldesigncriteria
General
4.53 ThefollowingsectionsdescribethetechnicalcriteriaforstormwaterdesigntobeappliedtotheMasterplandevelopmentsite.Thedesigncriteriaarepartlybasedonscopingopinionfromthepreconsultationprocessandalsobasedonassessmentofavailablelegislationandtechnicalguidancedocumentation.
Specific technical design criteria
4.54 TheSuDStreatmenttrainphilosophywillbeappliedfordeliveryoftheCranfieldMasterplan,utilisingasequenceofSuDSfeaturesarrangedtoensurerun-offpassesthroughtherequirednumberoftreatmentlevelspriortoreachingthereceivingwatercourse.
LevelsofTreatment:
• Run-offfromroofareastobeprovidedwithonelevelofsurfacewatertreatment.
• Run-offgeneratedbyresidentialpaving,carparkingareasandsharedsurfaceswillbeprovidedwithtwolevelsofsurfacewatertreatment.
• Roadswillalsobeprovidedwithtwolevelsofsurfacewatertreatment.
4.55 AseriesofSuDSfeatureswillbeadoptedwhichdependonthespecifictechnicalrequirementsforeachphaseoftheworks.Typicallythesewillincludethefollowing:
• Specificplotdevelopmentprivate‘at-source’featuressuchasrainwaterharvesting;greenroofs(whereapplicable);privatepermeablepaving;soakawaysandfiltertrenches.
• Public‘at-source’featuressuchaspermeablepaving;bioretentionplanters.
• Infiltrationbasinsandswales.
• Detentionbasins.
4.56 Greenfieldrun-off:
• Existinggreenfieldrunoffratesandvolumeswillbeestimatedtodeterminetheacceptablepostdevelopmentdischargerate(s)whichwillbelimitedtothatproducedbythecriticaldurationoftheoneintwoyearevent.Thiswillquantifyinterception,detentionandlongtermstoragerequirementsforallstormsuptoandincludingtheonein100yeareventwithoutcreatingtheriskoffloodingtobuildingsoremergencyaccesswaysfromflooding.
• Themethodforgreenfieldrun-offcalculationadoptedistheInstituteofHydrologyReport124asappliedbytheJointDEFRA/EApublication;‘PreliminaryRainfallRun-offManagementforDevelopments’.
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StormwaterDesignDiagram
Planning and environmental statement November 2017|21
4.57 Thedevelopmentwillbedrainedinareasbasedontheexistingtopographyandflowsfromeachareawillbedirectedtoexistingwatercoursesandoutfallsatthecontrolledrates.Localstorageandinfiltrationisproposedinordertoretainanddisposeofatleastthefirst5mmofanystormevent,knownasinterceptionstorage.Extendeddetentionbasinswillbecreatedtoprovidethelongtermstoragerequirementsandwillbeintheformoflargedepressionsincorporatedintolargeopenspacessuchasparksandgreenspaces.
4.58 Traditionalpipedsurfacewaterdrainagewillbedesignedtoaminimumvelocityof1m/sforpipesreceivingdirectsurfacewaterrun-offand0.3m/sforthoseonlyreceivingoverflowdischargefromSuDSfeatures.
4.59 Thepipenetworkswillbedesignedfornosurchargeduringtheoneintwoyeareventandnofloodingduringtheonein30yearevent.
4.60 DownstreamSuDSfeatureswillneedtobedesignedforexceedanceeventsi.e.greaterthanonein30yeartoprovideLongTermStorage(LTS).
4.61 HydraulicdesignofSuDSfeatureswillgenerallybecarriedoutinaccordancewithCIRIAC753;TheSuDSManual.
Stormwaterdesignproposals
4.62 TheStatementsetsoutthestormwaterstrategyhoweverthedetailedSuDSandstormwaterdesignwillrequireallaspectstobeconsideredandbalancedintermsofcost,sequence,programme,buildabilityandtechnicalissuespriortofinalselectionofthestormwatermanagementsolutionsforeachofthedevelopmentareasdefinedbytheCranfieldMasterplan.ConsultationwithCBCandotherstakeholderswillberequiredonanongoingbasis.
Residential and recreational zone
4.63 Masterplanincludesafundamentalstrategytorelocatecarparkingfromwithinthecentralcampusareatoperipherallocationswithintheresidentialandrecreationalzoneandalsotheextendedtechnologyparkareas.IntermsofsequencingandprogrammetheseworksaretobegenerallycarriedoutearlyinthetimelineoftheMasterplandelivery.Inrespectofthe
ResidentialandRecreationalZonetherearecarparkstobeconstructedinthefollowinglocations:
• Adjacenttotheexistingsportscentre.
• Within the Residential area.
4.64 Thedetaileddesignprocessforbothofthesefacilitiesiswellprogressed.Consultationwiththeconsultingengineerandalsothelandscapearchitecthasbeenundertaken.Thestormwaterproposalsforbothareasisbasedonthestrategydetailedwithinthisdocumentandthedesignincorporatespermeableblockpavingtocarparkingbaysinconjunctionwithatankedvoidedsub-base.Filterdrainswithperforatedpipeworkreceivedischargefromtheseareas.Thisarrangementwillstoreandattenuateflowstotheappropriategreenfieldrun-offrate.Fortheresidentialcarparkthereisalsoanunder-drainedswaleadjacenttothepavedareaswhichthenoutfallsintotheadjacentChicheleyBrook.
4.65 TheSuDSstrategywillprovidetwolevelsoftreatmentfromcarparksandaccessroads.
4.66 Therearealsoproposalstodevelopfurtheraccommodationwithintheresidentialandrecreationalzone.Ingeneralthisislocatedinareaswhichareonplotsoccupiedbyexistinghousingandaccommodationblocks.ItislikelythattheoverallimpermeableareawillbemarginallygreaterthanexistingandonthisbasislocalisedSuDSfeatureswillberequiredtolimitdischargetogreenfieldrun-offlimitsduetoanynettincreaseinimpermeablearea.Itisenvisagedthatthesefeaturesmaybeshallowdetentionbasinswithinthesoftlandscapingzonesoftheproposeddevelopments.Outfallfromthesefeaturestothereceivingwatercourse,ChicheleyBrook,willgenerallybeviatheexistingpipednetwork.
4.67 Itshouldbenotedthattheproportionofimpermeableareawithintheresidentialandrecreationalzoneisverylowparticularlycomparedtomuchdenserdevelopmentareassuchastheacademiczoneandthetechnologypark.
Academic zone
4.68 Theacademiczoneisawell-establishedanddenselydevelopedareaservedbyasignificantstormwaterdrainagenetwork.TheMasterplan
22|PlanningandenvironmentalstatementNovember 2017
withinthisareaisintendedtoachieveamorecoherentandpedestrian-orientatedcampusexperiencebyimplementingthefollowing:
• Removalofexistingcarparkingwithinthecentralcampusandrelocatingittowardsthesiteperiphery.
• Creationofkeypublicrealmareas.
• Removalofunsuitableandredundantbuildingsandreplacementwithnewdevelopmentplots.
• Extensionstoexistingbuildings
4.69 IntermsoftheSuDSandstormwatermanagementstrategythisisenvisagedasbeingdeliveredasfollows:
• Newplotdevelopmentswithintheestablishedcampusareawillbeassessedusingthefollowingcriteria.Acalculationwillbemadeoftheexistingstormwaterdischargefromthespecificareaofthesiteunderdevelopment.Acalculationfortheproposedimpermeableareawillbemadeandanassociatedcalculationforpermitteddischarge
carriedoutbasedonthedesigncriteriaadvisedbyCentralBedfordshireCouncilprovidedduringconsultationdicussions.Onthebasisthattheproposedvalueislessthan5l/sandtheexistingvalueisgreaterthan5l/stheplotwillbedesignedforamaximumdischargeof5l/s.Onthebasisthattheexistingvalueislessthan5l/stheproposeddevelopmentwillbedesignedforthelowerexistingvalue.Iftheproposedvalueisgreaterthan5l/sthehigherfigurewillbeapplied.
• Therelocatedcarparkswilloccupylargeareasandthesearelocatedatthe north-eastandalsotothesouthoftheexistingacademiczonewhichiseffectivelywithintheextendedtechnologyparkarea.Thecarparkstormwaterdesignwillbeassessedbasedonsimilarcriteriatotheplotdevelopmentswithinthecampus.Onthebasisthatthesearelargeareasamaximumdesigndischargevalueofgreaterthan5l/smaybeapplicable.
• Publicrealmislikelytocomprisehardandsoftlandscapedareaswhichagainwillbedesignedinaccordancewiththeabovecriteria.
Outlinestrategy:proposedsoutherncatchments
Planning and environmental statement November 2017|23
4.70 ThepreferredstrategywouldallowacoherentapproachbetweenSuDSfeaturedesignandconstructionforinfrastructureandthoseassociatedwithindividualplotdevelopmentsorgroupsofadjacentdevelopments.
4.71 WheretheopportunityforSUDsfeaturesislimited,forexampleforlargerdevelopmentsoccupyingrelativelysmallplotareasstoragemaybelimitedtobelow-groundtanksoroversizedpipesalthoughthisshouldbeavoidedwhereverpossibleandanintegrateddesignsolutionwiththelandscapingispreferred.
4.72 Ingeneral,theproposeddevelopmentswithinthecampusareawilldischargeintotheexistingstormwaternetwork.OnthebasisthatimprovementwillbemadeinrespectofreductionofdischargecapacitiesandalsoimprovementsinwaterqualityduetouseofSuDSfeaturestheoverallsituationwillbeimproved.
Airport
4.73 TheairfieldwillremainlargelyunchangedexceptfortheexpansionoftheTechnologyParkintothewesternarea.ThedrainageinthisareaisanetworkoflanddrainsandalsoFrenchdrainsadjacenttotherunwaysandtaxiways.ThedrainageintheproposedTechnologyParkexpansionareawillbemodifiedtosuittheproposedworks.Asnotedabove,thisiswithinCatchment‘B’andfutureoutfallfromtheTechnologyParkdevelopmentswilldischargeintotheairfielddrainageasdiscussedwithinSection
Technology park
4.74 TheTechnologyParkisthemostcomplex areaoftheMasterplaninrespectofstormwaterdrainage.Thereareeffectivelyfour sub-catchmentareas(A,B,CandD)eachwithadefineddischargepointwhichwillreceivestormwaterdischargesfromboththeexistingandproposeddevelopmentareas.
4.75 AkeyelementoftheproposedinfrastructuretodelivertheMasterplanisasectionofnewroadwhichwilleffectivelyconnecttheTechnologyParkdirectlytotheheartoftheacademiccampus.ThiswillcommencefromtheexistingadoptedhighwayadjacenttoMartellHouseorientatedwesttoeastacrossthenorthofMartellHouseandcontinuingfurthereastbefore
turningnorthandconnectingtotheexistingsiteroad.Thissectionofroadandassociatedservicesisaseparateprojectplannedtocommenceonsitein2017andisknownastheMUEAVIroadproject.Thissectionofinfrastructurewillprovideanewprimaryreceptiongatewaytotheoverallcampusandalsoprovideaccesstotheinitialrelocatedcarparkfacilitiesplusaccesstofuturedevelopmentplotsalongitslength.
Development site to north-east of Masterplan boundary
4.76 ThisdevelopmentareaisoutsideoftheCampusMasterplanboundarybutconsiderationoftheimpactontheexistingandproposedacademiczoneandwiderMasterplanareaisrequired.Ingeneraltopographicalterms,thehighpointisclosetothenorthern-mostpartoftherunway.Thereforethenorthernhalfofthesitewilldrainandoutfalltowardsthenorth-east.ThiswillneedtofollowthesameSuDSandstormwatermanagementprincipleshoweveritshouldhavelittleimpactonthecampusandMasterplanarea.
4.77 Thesouthernhalfofthesitehowever
slopesdowntowardsMerchantLanesostormwatermanagementismorecriticalintermsofpotentialimpactontheMasterplanarea.ThereareexistingwatercourseswhichfollowMerchantLaneandeffectivelycollectstormwaterfromthewholenortherncatchment(i.e.fromMerchantLaneuptothehighpointclosetotherunwayextent).Historically,thisnorthernareawasalaterextensiontotheoriginalairfieldandpreviouslyMerchantLaneanditsassociatedwatercourseranacrossthesiteattheoriginalboundarytowardthevillage.Thewatercoursesarenowpipedacrosstheairfieldanddischargeintotheremainingsectionsofopenwatercoursetowardsthewest.
4.78 Theaforementionedwatercoursecontinues
towardsCollegeRoadandconnectswiththewatercoursewhichfollowsCollegeRoadtothesouth-west.Atthelowpointofthecampusareaallwatercoursesmergeandturnnorth-westpastMitchellHalltowardsthe‘Lagoon’ThesouthernhalfofthedevelopmentareawillbethereforedischargingintotheMerchantLanewatercourseandthereforecoulddirectlyaffectthewholecampusstormwaternetwork.Thecriticalissueisto
24|PlanningandenvironmentalstatementNovember 2017
ensurethatthestormwaterdischarge post-developmentdoesnotexceedthecurrentdischargeandideallytheproposedarrangementshouldbeanimprovementovertheexistingbearinginmindtherearesignificantexistingissuesduringmajorstormevents.ClearlythiswillrequireadetailedSuDSandstormwatermanagementstrategywhichfollowstheprinciplesoftheoutlinestrategyfortheMasterplanincludinganassessmentoftheexistingstormwaterdrainage.
Additionalrecommendations
4.79 TheexistingarrangementswithintheTechnologyParkareacanbesummarisedasfollows:
Catchment ‘A’ Thisisdefinedbytheexistingdevelopments
withinthenorthernpartoftheTechnologyParksite.TheoriginaldesignallowedforstormwaterdischargefrombothplotdevelopmentsandinfrastructureroadsviaprivateandadoptedsewersintoDischargePoint‘A’onthewesternboundary.ThisincludedanallowancefordevelopmentsnotconstructedtotheimmediatesouthofConwayHouseandalsoincludedtheimpermeableareaoftherunwayadjacentwhichwillnolongerbedischargingintotheCatchment‘A’stormwaternetworkwhentheMasterplanisconstructed.
ThereportissuedfollowingtheRodgersLeasksimulationcarriedoutin2008suggestedthefollowing:
• BalancingPond‘A’hadacapacityover6000cu.malthoughtheirsimulationindicatedthatthe100year60minwinterstormonlyrequiredstorageofc.3000cu.m.
• Theflowfromthecatchmenttodischargepoint‘A’wasacontrolleddischargeof252l/s.ThisvaluewasbasedonaCatchmentstudyofthepreand post-developmentsituations.
• Theimpermeableareaofthecatchmentusedforsimulationwas8.39Ha.Thisincluded0.70Haassociatedwithadevelopmentareawhichhasnotbeenconstructedandalso0.81Haofrunway/taxiwaywhichwillberemovedaspartoftheMasterplandelivery.
• The1990’soriginaldesigndrawingsbyPPIConsultantswerenotavailableandthe
originaldesigncriteriausedforthenetworkandbalancingpondwerenotknown.Thesimulationwasapparentlybasedondetailedsurveydata
ItisnotclearwhetherallowancesforClimateChangewereincludedbyRodgersLeaskintheirsimulationsalthoughitwasrequestedbytheEAatthattime.
PDChavecarriedoutahighlevelassessmenttoverifytheaccuracyoftheRodgersLeaskreportwhichsuggestedthatforaonein100yearevent(including20%ClimateChange)therequiredvolumewouldbeintheorderof3000cu.mindicatingthattheirsimulationappearedbroadlycorrect.Adetailedsimulationshouldproducealowerstoragevolumecomparedtoahighlevelassessment.
Catchment ‘D’ ThisisdefinedbytheMartellHouseplotand
alsothedevelopmentplottotheimmediatenorthofMartellHousewhichwasdesignedtodischargeintothestormwaterdrainagenetworkconstructedaspartofMartellHouse.
ThereportissuedfollowingtheRodgersLeasksimulationcarriedoutin2008suggestedthefollowing:
• BalancingPond‘D’southofCranfieldRoad.Thesimulationindicatedthatthe100year600minwinterstormwascriticalwhichrequiredstorageofc.1200cu.m.Thisincludedafreeboardof400mmalthoughapparentlyupto600mmisavailable
• TheflowfromthecatchmenttoDischargePointDwas14.2l/sbasedona100year15minutesummerevent.Originally11l/shadbeenagreedbytheEAandBedfordandRiverIvelIDB.ThedifferencewasapparentlyduetothefactthatanorificeplatewasinstalledratherthanaHydrobrake
• The1990’soriginaldesigndrawingsbyPPIConsultantswerenotavailableandtheoriginaldesigncriteriausedforthenetworkandbalancingpondwerenotknown.Thesimulationwasbasedonsurveydataforthehighwayelementsonly.
ItisnotclearwhetherallowancesforClimateChangewereincludedbyRodgersLeaskintheirsimulationsalthoughitwasrequestedbytheEAatthattime.
Planning and environmental statement November 2017|25
4.80 TheproposedarrangementswithintheTechnologyParkareacanbesummarisedasfollows:
Catchment ‘A’ TheMasterplanproposalsincludecompletion
oftheplotdevelopmentssouthofConwayHouseoriginallyenvisagedduringthe1990’sbutnotcarriedoutatthattime.Thestormwaterdrainagenetworkwasdesignedtoreceivetheassociateddischargeplustherunwayadjacent,asnotedabove.
TheproposedadditionalimpermeableareawithinCatchment‘A’isestimatedtobe1.30Hawhichislessthantheimpermeableareaallowedwhicheitherhasneverbeenbuiltorwillberemoved(1.41Ha).DuetothesignificantapparentcapacityavailablewithinBalancingPond‘A’theproposalwouldbetoallowroofstormwaterdischargesfromtheMasterplandevelopmentareatodischargedirectlyintotheexisting600mmdia.seweradjacentdesignedforthispurpose.ThehardstandingareaswouldrequireonelevelofSuDStreatmentonplot.Howeveritisrecommendedthatanewsimulationiscarriedouttodemonstratecompliancewithcurrentdesigncriteria.
TheproposedMasterplanCatchment‘A’developmentareaislikelytoneedtoeffectivelyincrease,asdiscussedbelow,relatingtoprobablelevelsissueswithinCatchment‘B’.Onthisbasis,thenewsimulationwouldincludetheadditionalarea,asappropriate.PDChavecarriedoutahighlevelassessmenttocheckthelikelyeffectofincreasingtheCatchment‘A’developmentarea.Thissuggestedthatfora1in100yearevent(including40%ClimateChange)astoragevolumewithintheexistingBalancingPond‘A’wouldneedtobec.4300cu.m.Onthebasisthatthepondhasanapparentcapacityinexcessof6000cu.mthiswouldappeartobeaviablestrategy.TheincreasedCatchment‘A’impermeableareausedforthishighlevelassessmentwas9.01Hawhichignoredanyfutureon-plotSuDS.Notethattheoutfalldischargeintothewatercoursewouldremainaspertheexistingvalueof252l/s.Adetailedsimulationshouldproducealowerstoragevolumecomparedtoahighlevelassessment.
Thereisanexistingplotsitelocatedtothenorth-westernpartofCatchment‘A’whichisreferredtoasthetestcentresite.TheMasterplanincludesredevelopmentwithin
thisareawhichalsoincludesanexistingcarparkingareausedbyNissan.TheSuDSandstormwatermanagementstrategywillrequireadetailedstudyoftheexistingstormwaternetworkandoutfallinthisspecificlocationwhichiscurrentlylargelyunknown.However,aroundhalfoftheNissancarparkareaappearstooutfallintotheadjacentBalancePond‘A’andtheotherhalfdischargesintothepipednetworkdownstreamofthepond.
Thereforethestrategyforthisareawouldbetocalculatetheexistingdischargeintothepondandsewersandprovidestorageandattenuationforthiswiderdevelopmentareatolimittheproposeddischargetotheexistingfigure.Onthisbasis,aSuDSmanagementtrainusing‘at-source’featuresconnectingtoadefinedgreencorridorcommencingwiththelandscapedcourtyardwithintheplotarealinkingtoagreenareaadjacenttotheplotboundarycouldbeadopted.
Catchment ‘B’ Catchment‘B’andtheassociatedDischarge
Point‘B’arewithintheTechnologyParkexpansionareawhichiscurrentlypartoftheairfield.Thestrategyforthisareaistoprovideapproximately50%ofthestorageandattenuationrequiredas‘at-source’featuresand‘onplot’featureswiththeremaining50%providedwithinthewiderarealandscaping.Thiscouldbeaseriesofunder-draineddetentionbasinslocatedtotherunwayaxisarea.Thiswouldallowthedurationforvisiblestoragetobelimitedto24hoursforaonein30yeareventwhichisdeemedtobethemaximumtimepermittedgiventhecloseproximityoftheairfield.TheoutfallfromthesefeatureswouldconnectintothecarparkoutfallwhichultimatelyconnectstotheexistingairfielddrainageatthenotionalDischargePoint‘B’.
AsdiscussedwithintheCatchment‘A’sectionabove,webelievethattheremaybealevelsissuewiththeproposedMasterplandevelopmentstothewestofCatchment‘B’.Thisisbecausethetopographyisflatinthislocationandalsotheoutfalldrainagetotheeastisshallow.Onthisbasis,thepreferredsolutionwouldbetoincludethesedevelopmentswithinCatchment‘A’.Thisappearstobeviablewithoutanyon-plotstorageandattenuationhowevertheplotdevelopmentsinquestionwouldstillneedtobedesignedtomeetthecriteriadefinedwithinthisdocument,priortodischargeintotheexistingpipeworktothewest.Ifimplemented,thiswouldhowever
26|PlanningandenvironmentalstatementNovember 2017
reducethestoragedemandsforCatchment‘B’becausetheimpermeableareawouldbesignificantlyreduced.
TheoutfallfromtheMUEAVIroadprojectwhichwillbethefirstconstructedworkswithinthiscatchmentwillneedtooutfall,viabioretentionplanters,closetothenorthofthecatchmentboundarytowardstheairfieldandwillbedesignedaspartoftheoutfallfromtheAIRCcarparklikelytobeconstructedatasimilartime.
AhighlevelassessmentbyPDCsuggeststhatthetotalvolumerequiredtolimitdischargefromdevelopmentareasto4l/s/Hawillbearound5200cu.mintotal,basedonaonein100yearevent(including40%ClimateChange).ThiswouldbereducedassumingpartoftheMasterplandevelopmentareaswithinCatchment‘B’neededtodischargeintotheCatchment‘A’drainagenetwork,asdiscussedabove.Inaddition,thisfigureincludesthewholedevelopmentareabuttheMUEAVIroadandAIRCcarparkwillbeconstructedinadvanceofplotdevelopmentswithattenuationandstoragefullyincludedtoagreenfieldrun-offrate.
Furthermore,theaboveexerciseexcludesthepreviouspre-1990impermeablearea(2.16Ha)drainedintothecatchmentdischargepoint.DiscussionandagreementwithCBCwillberequiredontheextentthatthisvaluecanbeusedtooffsetfuturedischargerates.
Catchment ‘C’ Catchment‘C’incorporatesallproposed
developmentareaasdefinedbytheMasterplan.ThiscomprisesasectionoftheMUEAVIroadasdiscussedaboveandalsotheplotdevelopmentsandassociatedcarparkingwhichwillbeaccessedviathissectionofproposedinfrastructure.
IdeallythestrategyforthisareawouldallowallinfrastructuredrainageincludingSuDSfeaturestobeconstructedwiththeMUEAVIroadprojectwhichwouldallowsubsequentplotdevelopmentstobeconnectedtotheinfrastructure.FundingconstraintsmaynotallowthisstrategytobeadoptedthereforetheproposalistoprovideatemporaryoutfallfromtheMUEAVIroadtoDischargePoint‘C’.ThiscouldcompriseapipedsectionofsewerfromroadbioretentionplanterstothesouthofthefutureplotstoaswalewhichthenconnectstotheoutfallintotheexistingditchatDischargePoint’C’.Aseriesofdetentionbasinsfromtheplotdevelopmentscouldconnecttothe
swaleatalatertime.TheintegratedSuDSandlandscapingdesignisenvisagedtobenaturalisedwithinthisarea.
SubsequentplotdevelopmentswillneedtofundconstructionofsectionsofthepermanentSuDSmanagementtrainsuchthatthiscanbeexpandedlaterasfurtherplotdevelopmentareadded.
Thestrategywouldseparateroofstormwaterrequiringoneleveloftreatmentandexternalareasrequiringtwolevelsoftreatment.
TheproposedSuDSmanagementtrainwouldbeasindicatedontheproposedcatchmentplanonpage22whichfollowsthenaturalsitetopography.Thiscouldbeaseriesofunder-drainednaturaliseddetentionbasinsallowingthedurationforvisiblestoragetobelimitedto24hoursforaonein30yeareventwhichisdeemedtobethemaximumtimepermittedgiventhecloseproximityoftheairfield.TheoutfallfromthesefeatureswouldconnectintoDischargePoint‘C’viaaheadwall.
AhighlevelexercisebyPDCsuggeststhatthetotalvolumerequiredtolimitdischargefromdevelopmentareasto4l/s/Hawillbearound3500cu.mintotal,basedonaonein100yearevent(including40%ClimateChange).ThisfigureincludesthewholedevelopmentareabuttheMUEAVIroadandsoutherncarparkwillbeconstructedinadvanceofplotdevelopmentswithattenuationandstoragefullyincludedtoagreenfieldrun-offrate.
Furthermore,theaboveexerciseexcludesthepreviouspre-1990impermeablearea(0.77Ha)drainedintothecatchmentdischargepoint.DiscussionandagreementwithCBCwillberequiredontheextentthatthisvaluecanbeusedtooffsetfuturedischargerates.
Catchment ‘D’ Asnotedabove,thisisdefinedbytheexisting
MartellHouseplotdevelopmentinadditiontothedevelopmentplottothenorthandalsothesectionoftheproposedMUEAVIroadwithinthiscatchmentarea.
WebelievethattheexistingdrainagefortheMartellHouseplotwasdesignedtoallowfutureconnectionclosetothenorthernboundary.Unfortunatelytheas–constructeddrainageinformationisnotavailableand
Planning and environmental statement November 2017|27
thereforethedetailofthisconnectioncannotbeestablished.ItwillbenecessarytocarryoutafulldrainagesurveyoftheMartellHouseplotandoutfalltodischargepoint‘D’toenablethedetailedassessmenttobemade.
ItisenvisagedthattheMUEAVIroadwillconnecttoasuitablepointwithinMartellHouseplotfollowingcollectionfrombioretentionplantingwithintheproposedhighway.OnthebasisthatthereisanexistingdetentionbasinonthesouthernsideofCranfieldRoadthiswillprovidetherequiredtwolevelsoftreatmentfromthisarea.
ThedevelopmentplottothenorthhasbeenassessedaspotentiallyslightlysmallerinareathanassumedforthecalculationscarriedoutbyPPIConsultingandRodgersLeask.TheRodgersLeasksimulationdidnotreflecttheactualMartellHouseon-plotconstructeddrainagenetworktowhichthedevelopmentplotwillneedtobeaddedaspertheoriginaldesignintent.Thedetailedsimulationreflectingtheas-builtdrainagepluscurrentdesigncriteriawillneedtobedonetodeterminethevolumeofon-plotattenuationwithinthedevelopmentplottothenorth.Thisisenvisagedtobeintheformofdetentionbasinsandswalesdrainingtheexternalareas.Theroofwaterwillconnectdirectlytotheexistingnetwork.SuitablepipedconnectionwillneedtobeconstructedaspartoftheMUEAVIroadprojectbelowtheroadconstructionforfutureuse.
AconnectionfromtheMUEAVIroadprojectbioretentionplanterswillneedtobeformedintotheheadoftheexistingon-plotdrainagetoMartellHouseorconnectedatthesouthofthecarpark.
ItshouldbenotedhoweverthattheexistingfeaturepondtoMartellHouseisapparentlynotfedviaroofstormwaterandrequirestoppingupusingmainswater.AfeedfromtheroofwaterofMartellHouseortheproposedplotswouldbeasensiblerevisiontotheexistingplotdrainage.Apipewillneed
4.81 AFloodRiskAssessment(FRA)forallmajorplotdevelopmentsandsectionsofinfrastructureroadwillneedtobecarriedout.ThiswillinfluencethedetaileddesignoftheSuDSandstormwaterbasedontheoutlineprinciplesestablishedwithinthisdocument.
4.82 DiscussionshavetakenplacethroughouttheMasterplanprocesswithCentralBedfordshireCouncilinrespectofpotentialimprovementstoexistingwatercoursesandlandscapeinrespectofamenity,biodiversityandenvironment.Thekeyrecommendationsareasfollows:
• Reprofilingofexistingwatercoursesaspartofwiderlandscapingstrategyimprovementworkstocreatemorenaturalisedprofileswhichwouldimprovesafety,visualamenityandbiodiversity.Theseworkswouldincludeconstructionofcheckdamsalongthelengthofthevariouswatercoursestoimprovevisualamenityandbiodiversity.
• Removefencingtothenorthern‘Lagoon’andcarryoutasuitablelandscapingmaintenanceregimetoallowgeneralaccessandalsocreationofcycleandfootpaths.
• RemovetemporaryflowcontroldevicetoweirtoChicheleyBrookclosetothenorthernboundaryandinstallapenstockforfutureflow/levelcontrolandpollutioncontrol.Alsoawatercoursemaintenancestrategyshouldbeimplementedingeneralbutespeciallyinthislocation.
• CarryoutappropriateworkstoallowaccessintothewoodedareatotheeastofChicheleyBrookwithsuitablecycleandfootwayslinkingtothelagoonandwiderresidentialandrecreationalzone.
• Installpenstockstoexistingmanholeswithinkeymainsewerstotheexistingstormwaternetworktotheacademiczoneforadditionalflowandpollutioncontrol.
4.83 Aspartofthisassessment,ahigh-levelexistingcatchmentstudyhasbeenprepared.Thissuggestedthatpinchpointswithinthenetworkmayexistalthoughtheassumptionsmadeinrespectofinfiltrationandtimeofentryarelikelytobesignificantlydifferentinpractice.TheculvertcrossingtoCollegeRoadisnowaconcreteboxculvertratherthantwin900mmdiameterpipesasshownontheoriginaldrawings.ThereforeitisalsorecommendedthatadetailedcatchmentstudyinvolvingmeasurementofflowsandcreationofdetailedmodelsiscarriedoutinordertoplanforfuturedevelopmentsassociatedwiththeMasterplanandcouldbebestachievedaspartofapostgraduateresearchproject.
28|PlanningandenvironmentalstatementNovember 2017
Landscape and views
4.85 CranfieldsitswithintheareadesignatedattheForestofaidandenhanceplantinginthisareawhichtheMasterp’ansplantingandlandscapestrategyrespondto.
4.86 DevelopmentinthisareamustseektoenhanceplantingandtheUniversity’ssurroundingareaoftheUniversitylargelyopenandinsomeareasexposed.Withinthecampus,thereisnosenseofexposureowingtosurroundingtrees,woodlandandtheproximityofbuildings.
4.87 Therearethreekeylandmarkscurrentlyoncampus;CranfieldUniversitylibrarydesignedbyFoster+Partnersatthecentreofthecampus,MartellHousetotheSouth,andtheOldMilitaryWaterToweronUniversityWay.TheCentreofCompetitiveCreativeDesign(C4D)byNiallMcLaughlinArchitectsisabuildingwhichsitsintheshadowofthelibrarybuthasitsownstrongcharacterwhichcouldbeemphasisedmore.C4D
andthelibraryframethesquarewhichisfullofpoorqualityplantingandparkingwhichdetractfromthequalityofthespace.
4.88 Theairfieldisalsoanidentifiablefeatureforthecampus,andwhileviewsouttotheairfieldaresignificantfortheUniversity’sidentitythereareoftenoccasionswhentheseviewsareblockedbybuildingsorpartiallyobscuredbyfunctionalandoftenmassivebuildingssuchasthehangars.
4.89 Duetoitsslightlyelevatedlocation,CranfieldisvisiblefromtheadjacentClayValesalthoughviewsarepartiallyshelteredbywoodlandplanting.
4.90 ThefollowingviewsoftheUniversityprovideanindicativeassessmentofthevisualimpactoftheproposeddevelopment.Theviewsarenotverified,andthebuildingmassesshownareindicative,howeverthefollowingimagesprovideanindicationofthefutureimpactofmasterplandevelopment.
48
Source: Google
Keynes. The land surrounding the University is predominantly open agricultural land with hedgerows and some small clusters of woodland.
assessment of the visual impact of the proposed development.
Locationofindicativeviews
Planning and environmental statement November 2017|29
View one
491 ViewnorthfromthecurrentrearexitofMartellHousetowardsthecampus.ThislooksacrossopenmowngrasstowardstheroundaboutonUniversityWaytothetwostoreybuildingsatMedwayCourt.
4.92 Theproposedmasterplandevelopmentwillsignificantlychangethisview;newbuildingsareanticipateddirectlyinfrontofMartellHouseaswellasinfrontofthebuildingsatMedwayCourt.ItisthereforeimportanttovisuallyconnectMartellHousetothemaincampus,linkingviews.
49
View north from Martell House towards Medway Court
towards campus currently looks across open mown grass
Martell House.
important to visually connect Martell House to the main campus therefore linking views are important here.
This is an important pedestrian route and will have street trees
30|PlanningandenvironmentalstatementNovember 2017
View two
4.93 ThisviewisfromthecurrentaccessroadtoMartellHouse,overlookingtheairfieldwhichispredominantlycutgrass.
4.94 Theviewwillbesignificiantlychangedbytheproposedmasterplandevelopment;anewroundaboutwillbelocatedatthisjunction,andproposedbuildingswillsitalongtheroadscreeningviewstowardstheairfield.ThefacadesshouldbewellconsideredastheywillbeprominantlyvisiblefromMartellHouse.
50
View north from access road outside Martell House towards Medway Court
This view is from the current access road outside Martell
grass.
This route although not on a primary route through the
Planning and environmental statement November 2017 | 31
51
main vehicular entrance to the University to the south of
clusters of trees.
51
main vehicular entrance to the University to the south of
clusters of trees.
View three
4.95 ThisviewistakenfromCranfieldRoadwhichconnectsthemainvehicularentrancetotheUniversitytothesouthofCranfieldvillage.TherearefewverticalelementsinthelandscapetoscreenviewsacrosstheairfieldtowardstheUniversityCampus.Thethreeexistingairporthangersarevisibleonthehorizon,theirfaçadesbrokenupwithsmallclustersoftrees.
4.96 Thisviewwillbeaffectedbytheproposeddevelopment;however,thechangewillbelowasthenewbuildingswillsitin-frontandalongsideexistingbuildings.Continuingthesmallclustersoftreeswillhelptobreakupthebuildingsstructure.Theexistinghangarsarequiteattractiveandiconicinthelandscape.
Cranfield University - Landscape Strategy 51Section 5.0 Landscape Strategy: Proposed Landscape Themes
Site appraisal photograph 3: View north west from Cranfield Road across the airfield towards Cranfield University campus
Indicative proposed site appraisal photograph 3: View north west from Cranfield Road across the airfield towards Cranfield University campus - indicative building mass shown in pink
View 3
This view is taken from Cranfield Road which connects the main vehicular entrance to the University to the south of Cranfield village. There are few vertical elements in the landscape to screen views across the airfield towards the University Campus. The three existing airport hangers are visible on the horizon, their façades broken up with small clusters of trees.
This view will be affected by the proposed development; however, the change will be low as the new buildings will sit in-front of existing buildings. Continuing the small clusters of trees will help to break up the buildings structure. The existing hangars are quite attractive and iconic in the landscape; therefore, new views should not detract significantly from this.
DRAFTCranfield University - Landscape Strategy 51Section 5.0 Landscape Strategy: Proposed Landscape Themes
Site appraisal photograph 3: View north west from Cranfield Road across the airfield towards Cranfield University campus
Indicative proposed site appraisal photograph 3: View north west from Cranfield Road across the airfield towards Cranfield University campus - indicative building mass shown in pink
View 3
This view is taken from Cranfield Road which connects the main vehicular entrance to the University to the south of Cranfield village. There are few vertical elements in the landscape to screen views across the airfield towards the University Campus. The three existing airport hangers are visible on the horizon, their façades broken up with small clusters of trees.
This view will be affected by the proposed development; however, the change will be low as the new buildings will sit in-front of existing buildings. Continuing the small clusters of trees will help to break up the buildings structure. The existing hangars are quite attractive and iconic in the landscape; therefore, new views should not detract significantly from this.
DRAFT
32|PlanningandenvironmentalstatementNovember 2017
View four
4.97 ThisviewistakenfromCranfieldRoadatthesouthendofCranfieldVillageHighStreet.Theviewislookingwestovertheopenairfield,theUniversitycampusbuildingsareprominentontheskyline,inparticularthenewAIRCbuilding.MartellHouseisalmostfullyscreenedbywoodland.
4.98 Theproposalswillhaveanimpactofthisview,newbuildingswillscreentheunattractiveMedwayCourtbuildings,andwillextendalongthehorizontomeettheexistingcampusbuildings.Continuingsmallclustersoftreeswillhelpbreakupthelongbuildingstructureandscreentherearbuildings.
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Planning and environmental statement November 2017 | 33
View five
4.99 ThisviewistakenfromtheendofMerchantLaneinCranfieldvillage,thehousesonthislanedonotfacethecampusdirectly.Theviewisovertheopenairfieldwithlimitedverticalelementsintheforeground,plantedwoodlandscreensviewstothenorthoftheairfieldandUniversitycampus.Thecampusisvisiblealongthehorizonwithsmallclustersoftreesprovidingvisualbreaks.
4.100 Theproposeddevelopmentwillbevisibletothesouth,howevermuchofthedevelopmentwillsitinfrontofexistingbuildings.Continuingsmallclustersoftreesalongthissectionofthecampuswillhelptobreakupthehorizonandintegratethecampusintothesetting.
53
Village, the houses on this lane do not face the campus
elements in the foreground, planted woodland screens
34 | Planning and environmental statement November 2017
View six
4.101 ThisviewistakenfromthewesternapproachtotheUniversityandshowsLanchesterHallstudentaccommodation.Thisviewisfarmoreenclosedthanviewsfromtheeast,woodedhedgerowslinetheroadsandscreenexistingbuildings.
4.102 Therearenonewbuildingsproposedinthisview,itisproposedthattheplantingwillbefurtherdevelopedtoprovideahabitatcorridoraroundthisedgeofthecampus.
Findingsandrecommendations
4.103 Viewsinternaltothecampusoutontotheairfieldwillbemaintainedandenhancedtoaidwithcirculationandprovideaconstantreferencepointalongthecampus.Viewsintoexistingandproposedlandmarkswillalsobeframedtoaidwithwayfindingandprovidedefinitiontoroutesandspaces.
4.104 Therewillbeanumberofsignificantviewsthroughcampusparticularlyonthenorth-southaxis,thesewillbefullviewstoaidnavigationandwillbedefinedbybuildingstructureandawiderplantingstrategy.Therearecurrentlyanumberoflandmarkswithincampusandviewstotheseshouldbeframedandcelebrated,theseincludeviewstoMartellHouseandtoCranfieldUniversitylibrarydesignedbyFoster+Partners.
54
This view is taken from the western approach to the University
view is far more enclosed than views from the east, wooded
4.105 TheairfieldisalsooneoftheUniversity’skeylandmarks,airfieldviewsareuniquetotheUniversityandshouldbecelebrated.Thediagramhighlightsthreekeyairfieldviews–onefromthesouthentranceofcollegeroad,onefromthenorthcampusentrance,andonefromthecentralplazaoftheUniversity.Theairfieldwillalsobeusedasanavigationaltool,glimpseviewsbetweenbuildingswillhelpvisitors to orientate themselves.
4.106 Proposedbuildingsandlandscapefeaturesshouldbelocatedatkeypointsattheendoffullviewstodirectvisitorsacrosscampus.Thenewnorth-southlinkroadwillbepunctuatedbyaseriesoflandmarkfeatureswhichcanbeco-ordinatedwithUniversityfacultiestofurtheraidcampusnavigationandwayfinding.
4.107 ExternalviewsfromCranfieldvillagewillbealteredasaresultofMasterplandevelopment,howevergiventhescaleofdevelopmentwhichcurrentlyabutstheairfield,futureproposalsarenotconsideredtosignificantlyalterlongdistanceviewsintothecampus.However,plantingshouldbeincludedinappropriatelocationstoprovidevisualbreakstobuilddevelopment.
Planning and environmental statement November 2017 | 35
CranfieldUniversity:views,navigationandlandmarksdiagram
36 | Planning and environmental statement November 2017
Transport
4.108 Theobjectivesofthistravelplan,asidentifiedbothbytheUniversityandthroughstakeholderconsultationareto:
• Makealternativestotheprivatecar,suchascyclingandwalking,easierandsaferforstaffandstudentstouse
• Furtherpromoteanddevelopexistingsustainabletravelinitiatives(carshare/publictransport)
• ExtendthescopeoftheUniversity’scarbonmanagementplantoincludetravelemissionsandseektoreduceCO2fromUniversityassociatedtransport.
• TackletravelissueswhichhavearisenastheUniversitycontinuestodevelopandgrow,forexampleincreaseindemandforcarparkingspaces;
• MaketheCranfieldcampusamoreattractiveenvironmenttoencouragestudentintakeandimprovestaffworkingenvironment;
• SupportfutureplanningapplicationsassociatedwiththeUniversity
4.109 Thetravelplanalsorequiresatravelsummarytobeconductedeveryyear.Whenposedthequestion
‘how often would you be likely to use alternative method of transport if any of the suggested improvements were available/provided?’publictransportscoredthehighest.Followedbycarshareforcommutingonadailybasis(89and85votesconsecutively).Themajorityofpeoplevotedtheywouldonlyliftshare/takepublictransportone-to-twotimesaweekoronanoccasionalbasis.Cyclingwouldalsobeofhighinterestiftheprovisionswereprovided.
4.110 2014v2016:In2016,thereisanincreaseinpeoplewantingtousecarshare,usepubictransportandcycleonadailybasisifimprovementswereinplace.Itshouldbenotedthatin2016,usingpublictransportonadailybasisscoredhigherthanin2014(89votesin2016comparesto63votesin2014).Cyclingalsoscoredhighercomparedto2014foradailybasis(55votescomparedto40votesin2014).
4.111 Despitenoticeableimprovementsinstaffandstudentsusing‘greener’transportmethods,thereisstillroomforfurtherimprovementtoencouragegreateruseofalternativetransport.Carsharinghasnotincreasedinthesamewaythatcyclingandbususehave.Sowewillbefocusingonimprovingthisinparticular.Wewilllookattheseandotherideastohelpmakecontinuousimprovementstotraveloptions.
4.112 FurtherdetailsinrespectoftransportimplicationsasaresultofMasterplandevelopmentaresetoutwithintheaccompanyingtransportstatement.
Travelsurveyfindings2016
Planning and environmental statement November 2017 | 37
Chapter five Conclusion
5.1 TheCranfieldMasterplandefinesavisionfortheUniversity’sphysicalestateoverthenext25years,andthisdocument,readinconjunctionwiththeMasterplan,representsasignificantstepforwardfortheUniversity.
5.2 ThisStatementsummarisesthepositionoftheCranfieldMasterplaninplanningpolicyterms,confirmingthattheMasterplanaspirationsconformtobothnationalandlocalpolicy.
5.3 Theenvironmentalreportswhichhavebeencommissionedhavebeenundertakenatastrategiclevelandsetoutkeyprincipalswhichfuturedevelopmentprojectswillneedtoconsiderandaddressaspartofdetaileddesign,andfurthersurveyworkwereappropriate.
5.4 ThisStatementprovidesanumberofdetailedrecommendations,andthesearesummarisedbelow:
Ecology
5.5 ConsiderationshouldbegiventocreatinganewGreatCrestedNewtpopulationinsuitablehabitatelsewherewithintheCranfieldCampus.
5.6 Priortothedevelopmentoftheroughgrasslandareatowardsthesouthofthesite,areptilesurveyshouldbecompletedduringthereptileactiveperiodbetweenAprilandOctober.
5.7 Thebuildingsidentifiedashavingbatroostpotentialshouldbesubjectedtointernalinspectionsandemergence/re-entrysurveyswhenappropriate.
5.8 Clearanceofvegetationwhichmaycontainnestingbirdsshouldbecompletedoutsidethebirdbreedingperiod.
Drainage
5.9 AFloodRiskAssessment(FRA)forallmajorplotdevelopmentsandsectionsofinfrastructureroadwillneedtobecarriedout.
5.10 Reprofilingofexistingwatercoursesaspartofwiderlandscapingstrategyimprovementworkstocreatemorenaturalisedprofileswhichwouldimprovesafety,visualamenityandbiodiversity.Theseworkswouldincludeconstructionofcheckdamslongthelengthofthevariouswatercourses.
5.11 Removefencingtothenorthern‘lagoon’andcarryoutasuitablelandscapingmaintenanceregimetoallowgeneralaccessandalsocreationofcycleandfootpaths.
5.12 RemovetemporaryflowcontroldevicetoweirtoChicheleyBrookclosetothenorthernboundaryandinstallapenstockforfutureflow/levelcontrolandpollutioncontrol.Alsoawatercoursemaintenancestrategyshouldbeimplementedingeneralbutespeciallyinthislocation.
5.13 CarryoutappropriateworkstoallowaccessintothewoodedareatotheeastofChicheleyBrookwithsuitablecycleandfootwayslinkingtothelagoonandwiderresidentialandrecreationalzone.
5.14 Installpenstockstoexistingmanholeswithinkeymainsewerstotheexistingstormwaternetworktotheacademiczoneforadditionalflowandpollutioncontrol.
5.15 Ahigh-levelexistingcatchmentstudyhasbeenprepared.Thisfoundthatpinchpointswithinthenetworkmayexistalthoughtheassumptionsmadeinrespectofinfiltrationand
38|PlanningandenvironmentalstatementNovember 2017
timeofentryarelikelytobesignificantlydifferentinpractice.ItisalsorecommendedthatadetailedcatchmentstudyinvolvingmeasurementofflowsandcreationofdetailedmodelsiscarriedoutinordertoplanforfuturedevelopmentsassociatedwiththeMasterplanandcouldbebestachievedaspartofapostgraduateresearchproject.
Landscapeandviews
5.16 Viewsinternaltothecampusoutontotheairfieldshouldbemaintainedandenhancedtoaidwithcirculationandprovideaconstantreferencepointalongthecampus.
5.17 Significantviewsthroughthecampuswillbedefinedbybuildingstructureandawiderplantingstrategy,andareintendedtoaidnavigation.
5.18 AirfieldviewsareuniquetotheUniversity,andshouldthereforebecelebrated.Theairfieldwillbeusedasanavigationaltool:glimpseviewsbetweenbuildingswillhelpvisitorstoorientatethemselves.
5.19 Proposedbuildingsandlandscapefeaturesshouldbelocatedatfocalpointsacrossthecampus,whilsttheproposalscontainedwithintheMasterplanarenotconsideredtoimpingeuponlongdistanceviewsintothecampus.
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