Former RAF Sealand Site EIA
|
|
- Andra Robertson
- 5 years ago
- Views:
Transcription
1 Praxis (Holdings) Ltd. Former RAF Sealand Site EIA Environmental Statement - Non Technical Summary February 2012 in association with
2
3 P a g e 1 1. Introduction Praxis (Holdings) Ltd. is applying to Flintshire County Council (FCC) for outline planning permission for the redevelopment of the former RAF Sealand site, Flintshire. The description of the application is: "Outline application for the redevelopment of a strategic brownfield site for an employment led mixed use development with new accesses and associated infrastructure including flood defences and landscaping". The site is approximately 100ha in area and located approximately 1.5km north of Queensferry. The potentially significant environmental impacts of the proposed development have been assessed through a process called Environmental Impact Assessment (EIA). Environmental Impact Assessment (EIA) is a procedure required under the terms of the European Union Directive 85/337/EEC on the assessment of the effects on certain public and private projects on the environment (subsequently amended by Directive 97/11/EC). The EIA Directive is currently enacted into Welsh legislation through The Town and Country Planning (Environmental Impact Assessment) (England and Wales) Regulations 1999 (the EIA Regulations) as amended. FCC determined that the proposals constitute EIA Development under Schedule 10(a) and (b) EIA Regulations and therefore, an EIA was required to be undertaken: 10(a) Industrial estate development projects; and 10(b) Urban development projects including the construction of shopping centres and car parks, sports stadiums, leisure centres and multiplex cinemas. The findings of the EIA are reported in a document called an Environmental Statement (ES) which is submitted with the planning application. This document provides a Non-Technical Summary (NTS) of the ES. It provides detail of the site and its surroundings, the proposed development and how it has been designed, the likely environmental impacts of the proposed development and what measures are proposed to reduce, avoid or compensate for potentially adverse impacts and maximise beneficial impacts (mitigation measures).
4 P a g e 2 2. Environmental Impact Assessment Scoping Scoping is not a mandatory requirement of the EIA Regulations, but is seen as good practice. The purpose of scoping is to ensure that the environmental studies undertaken during the EIA provide all the relevant information on the likely significant environmental effects of the project and the potentially significant impacts are scoped in for consideration. The technical scope of the EIA has been informed by the following: Schedule 4 of the EIA Regulations; An initial appraisal of the site, as set out in the EIA Scoping Report that was issued to Flintshire County Council (FCC) in November 2011; Pre-application meeting between NJL and FCC Development Control Officers on 21st October 2011; FCC Scoping Opinion dated 11th January 2012; and Further consultation undertaken as part of the EIA. Through this scoping process, the environmental topics identified as having the potential for significant environmental effects are: Ecology; Water; Ground Conditions; Landscape and Visual; Socio-Economics; Traffic and Transport; Air; Noise; and Cultural Heritage. It was confirmed by FCC Development Control Officers on 21st November 2011 that there were no other sites with planning permission, or known to be coming forward, that would need to be assessed for cumulative impacts as part of the EIA. Impact Prediction Each technical assessment within the EIA firstly establishes the existing environmental baseline, which identifies potentially sensitive receptors to environmental impact e.g. ecological sites, nearby residents etc. The environmental baseline is then the basis against which the potential impacts are assessed.
5 P a g e 3 Environmental impacts can be adverse or beneficial, temporary or permanent and vary in their duration and spatial scale. The significance of an environmental impact is assessed based on a combination of its magnitude (i.e. intensity) and the sensitivity of the receiving receptor. There is no statutory definition of significance. In this EIA the following descriptive terms are used: Substantial; Moderate; Minor; Negligible. Mitigation Inherent mitigation those designed in to the scheme and certain to be delivered, i.e. what is proposed by Parameter Plans and Quantums; Standard mitigation e.g. construction mitigation with a high degree of certainty over delivery i.e. measures to be included in a draft Construction Environmental Management Plan (CEMP) submitted with the ES; and Actionable mitigation - those that require a controlling mechanism or legal undertaking to be implemented, but are under the control of the applicant, FCC or Statutory Bodies and therefore, have a good certainty over delivery, e.g. Planning Conditions, S106 and S278 agreements. The purpose of defining mitigation in this way is to make it clear how the mitigation is to be delivered. Mitigation measures can be put in place to avoid, reduce or compensate for potential adverse impacts, or to maximise beneficial impacts. The EIA has identified appropriate mitigation measures based on the assessment of potential significant impacts. These mitigation measures are divided into:
6 Figure 3.1: Site and Surroundings P a g e 4
7 P a g e 5 3. The Site and Its Surroundings The site is approximately 100ha in area and is shown in Figure 2.1. Approximately 30ha comprises the former area of military buildings in the north eastern corner of the site. The majority of these buildings have been demolished and this area now mainly comprises hard standing and some areas of grassland and scattered trees. The remaining buildings in this area comprise two former military pillboxes and a former pump house. The former pump house has been retained as a bat barn. The majority of the remainder of the site comprises grassland and scrub. There is also a small area of woodland to the north of Garden City and hedgerows with one pillbox forming the southern boundary of the site. There are a number of watercourses and ditches either within or adjacent to the planning application boundary. These include: Northern Drain Runs east to west along the northern boundary of the site into Shotwick Brook West; Shotwick Brook West Runs north east to south west just outside the western boundary of the site to the River Dee; Manor Drain Runs east to west along the north and northeastern boundaries of Garden City into Garden City Drain; Garden City Drain Runs north to south from the north west corner of Garden City to the River Dee. To the north of Garden City are some existing small industrial units, approximately half of which are vacant. The site is bounded by Deeside Industrial Park (DIP) to the north, the B5441 Welsh Road and the A550 to the east, residential development at Garden City to the south east and farmland associated with Sealand Bank Farm to the south and west. Beyond the farmland to the south is the River Dee. The Bangor to Chester Sustrans cycleway and footpath runs adjacent to the northern site boundary.
8 Figure 4.1: Parameter Plan 1 Zonal Land Use and Access P a g e 6
9 P a g e 7 4. The Proposed Development The proposal is an outline application for a mixed use regeneration scheme. The nature of an outline planning application is that the precise details of the proposed development are not known and these are then brought forward in subsequent Reserved Matters planning applications. In order to define the outline application and provide sufficient detail to enable a likely or reasonable worst case assessment of the environmental effects, Parameter Plans and Quantums of development have been proposed and applied for. Up to 725 residential dwellings; Public open space and landscaping; Flood protection measures and Sustainable Drainage Systems (SuDS) including improvements to watercourses, removal of existing culverts, a new open channel, swales, ponds etc and new culverts; and Three new vehicular access points to the site from Welsh Road and DIP, pedestrian/cycle access to Garden City, and off-site highway improvements. There are two parameter plans and a Quantum of development being submitted as part of the application. Parameter Plan 1 Zonal Land Use and Access is shown in Figure 3.1. In summary the application comprises: Up to 205,000m 2 of storage and distribution floorspace; Up to 31,000m 2 shops etc); of other employment uses (offices,
10 Page 8 Figure 5.1: Illustrative Masterplan
11 P a g e 9 5. Alternatives The EIA Regulations require that the EIA considers alternatives to the proposed development and indicate the reasons for progressing the chosen alternative, taking into account the environmental effects. Site Location The planning application site forms part of a larger 170ha land allocation under Policy HSG2A Strategic Mixed Use Development: Land North West of Garden City of the Flintshire Unitary Development Plan (UDP), which was adopted by FCC in September Note that the allocation also includes the arable land to the south and west of the site. As the site has been assessed through a Strategic Environmental Assessment (SEA) (during development of the UDP) and allocated for mixed-use development in the UDP, it is not necessary to consider other alternative locations for the proposed development. An illustrative masterplan has been developed for the site and is shown in Figure 5.1. It has been developed in line with a separate illustrative masterplan for the full UDP allocation site and therefore, should planning permission be granted, this would not prejudice future development of the full UDP allocation site. The design of this masterplan is based on an initial appraisal of the site and has evolved during the design process, taking into account the findings of the EIA. The aspects of the EIA that have informed the design of the illustrative masterplan include: Additional access points and traffic restrictions minimise potential impacts on the B5441 Welsh Road; Retention of habitats, new green infrastructure and new landscaping to provide visual screening, ecological enhancement and surface water drainage measures; Reduced building heights to reduce visual impacts; Retention of historic features where possible to reduce impacts on material assets. Site Layout The range of uses to be included within the proposed development is constrained by the content of Policy HSG2A of the FCC UDP.
12 P a g e Summary of Potential Environmental Impacts Ecology There are a number of nature conservation sites within 2 km of the site including The River Dee Site of Special Scientific Interest (SSSI) and the River Dee and Bala Lake Special Areas of Conservation (SAC) (see Figure 6.1). Minor beneficial impacts on otter feeding resources; habitats and species using the on-site ditches; and on retained and created habitats through ongoing management; Negligible impacts on ecological sites other habitats and species. Comprehensive ecological surveys have been undertaken which identified that there are a range of habitats on the site, some of which are being used by protected and notable species including bats; common lizard, otter; water vole; wintering lapwing; and nesting skylark. Mitigation measures have been proposed such as the retention, protection and enhancement of habitats, the introduction of new habitats such as ponds, bat boxes etc and the production of an Ecological Mitigation Strategy and Framework Habitat Management Plan. The predicted residual impacts (i.e. with mitigation measures implemented) during construction and operation are: Minor adverse impacts on bird species due to the loss of areas of open grassland; and on habitats and species at the operational stage through possible human disturbance, litter etc;
13 Figure 6.1: On-site Ecological Habitats P a g e 11
14 Figure 6.2: Water Receptors and Proposed Mitigation P a g e 12
15 P a g e 13 Water There are several existing surface and buried watercourses and ditches within and adjacent to the site boundary (see Figure 3.1). The River Dee is also located approximately 400m to the south of the site which has a Very Good chemical water quality and a Poor biological water quality. The site is located in EAW Flood Zone C1 Floodplain protected by existing defences and is at risk from flooding. Mitigation measures for the site include the following (see Figure 6.2): Appropriate siting of land uses; Modifications to Northern Drain; Modifications to Manor Drain; Modifications to Garden City Drain; Removal of culverts and a new open channel; Sustainable Drainage Systems (SuDS); Ground profile changes; Flood bunds to protect the site; Flood storage areas; and Standard construction measures to avoid water pollution. As the development will be brought forward in a phased approach through subsequent Reserved Matters applications, detailed flood and drainage mitigation requirements for each phase will be determined at that stage. With mitigation implemented, the residual impacts on water receptors are predicted to be negligible during construction. During operation, there will be negligible impacts on water receptors through SuDS measures and changes in land use and moderate beneficial impacts on human receptors through improved flood defences.
16 P a g e 14 Ground Conditions Assessments of the site have found that there are a number of existing sources of contaminants likely to be associated with fuel spillages from when the site was used by the RAF. Some asbestos was also found. Prior to construction and operation, a number of further surveys may be required in order to determine specific mitigation requirements (including a radiological survey, an unexploded ordnance survey, ground gas monitoring and additional ground investigation). The construction phase will be subject to a measures included in the draft CEMP to avoid impacts to soils, groundwater and human health. During construction, with mitigation in place, there will be negligible impacts on humans and geology/soils and negligible to moderately beneficial impacts on controlled waters (aquifers). In the longer term during the occupation of the site, there are likely to be negligible to moderate beneficial impacts to humans and controlled waters and negligible impacts to building fabric. Landscape and Visual The site is located in an area of low landscape value, scenic quality, integrity, character and rarity and has a limited visual envelope that is set in the context of Deeside Industrial Park. Mitigation for landscape and visual effects has been built into the design of the proposed development and includes the retention of existing vegetation where possible, new peripheral and internal landscape planting and reduced building heights to minimise visual impacts. During construction, and on completion, there will be minor adverse and negligible impacts on the landscape character of the site and the surrounding area. During construction and operation there will be substantial adverse visual impacts for users of the Sustrans cycle route, but once tree planting at the northern boundary of the site has matured this will be reduced to a moderate adverse impact. During construction, there will be moderate and minor adverse impacts on views from Garden City and the River Dee footpath, which will evolve to minor adverse and minor beneficial impacts once vegetation has matured. All other visual impacts during construction and operation of the site have been assessed as negligible.
17 P a g e 15 Socio-economics Traffic and Transport Due to its size and location, the site is a key development site for the sub-region. At present there are poor links between housing and employment and opportunities exist for larger strategic mixed-use developments, particularly in the Deeside area. The site is currently accessed from the B5541 Welsh Road and is close to the A550 trunk road which is part of the main route from North Wales to Manchester. There are good surrounding pedestrian and cycle links, the site is served by a number of existing bus routes and Hawarden Bridge Railway Station is located south west of the site. The proposed development will contribute to the regeneration of the area and bring the former RAF Sealand site back into use. The range of uses proposed as part of the development will provide new investment to the area, approximately 2,200 new jobs, shops, public open space and up to 725 new homes. Overall the scheme is considered to result in the following impacts: Substantial beneficial development; impact on local economic Moderate beneficial impact upon housing; and Minor beneficial impact upon community infrastructure as residents and workers provide an enhanced market for local shops and services. Mitigation includes three new access points, two onto Welsh Road (one of which is restricted) and one to DIP, that will segregate residential and industrial traffic and aim to minimise impacts to Welsh Road. New pedestrian and cycle linkages through the site from Garden City to DIP are also proposed. Construction traffic will be managed through a construction access strategy and with this implemented there will be minor adverse impact upon roads, pedestrians and cycleways during construction of the scheme. Proposed off-site highway improvements are proposed, including a priority junction, and during their construction, there will be some moderate adverse impacts to the highway network. On completion, it is anticipated that there will be moderate benefits to pedestrians and cyclists; public transport access; and the surrounding highway road network.
18 P a g e 16 Air Quality Air quality within Flintshire is generally very good and no Air Quality Management Areas (AQMA) have been declared in the County. Nearby sensitive receptors to air quality impacts include residential properties at Garden City and along Welsh Road and nearby ecological sites. During construction, mitigation measures are proposed in the draft CEMP to reduce generation of emissions and dust. These measures include turning vehicle engines off on site wherever possible and best practice dust suppression techniques. No mitigation is required during operation, based on the results of air quality modelling During construction, there will be minor adverse impacts to nearby residents and negligible impacts to ecological sites from dust and negligible impacts from construction vehicle and equipment emissions. During operation, none of the local receptors are predicted to exceed any of the National Air Quality Objectives. Therefore, impacts due to traffic emissions or dust are predicted to be negligible. Noise Due to the presence of nearby residential properties, that could be sensitive receptors to potential noise impacts, a baseline noise monitoring survey was undertaken to establish current noise levels. The survey showed that current noise levels are dominated by road noise from the A550 and noise from nearby DIP. Mitigation for construction noise includes the provision of solid boundary hoardings at identified receptors and restricted working hours. During operation, noise from the industrial area will be minimised through an earth bund running along the central corridor of the site and consideration as to the type and location of building services plant (BSP). With mitigation implemented, noise impacts due to construction of the proposed development will be negligible. During operation, noise impacts from BSP, industrial vehicles and road traffic noise will be negligible. Noise impacts due to development-generated traffic on the local highway network will be negligible.
19 P a g e 17 Cultural Heritage Figure 6.3: Photograph of Retained Pillbox There are no designated above or below ground heritage assets within the site boundary or whose setting would be impacted upon by the proposed development. Until 1737, the site was part of the Dee Estuary, however, geotechnical investigations show that the potential for the existence of archaeological remains is low. A flying school was established at the site in 1916 by T. M Murray, although no above ground remains of this original flying school exist. The War Office requisitioned the site during World War One and it became RAF Sealand (south camp) during the 1920s. The majority of the former military buildings have now been demolished, although three former military pill boxes remain on site. Mitigation includes the retention of two pillboxes and building recording for the one to be lost; and a watching brief during construction works at the location of the former T. M Murray flying school aerodrome. With these mitigation measures, impacts are predicted to be minor adverse or negligible.
20 P a g e Further Information Copies of the ES, together with the planning application documents, will be made available for inspection at the following location: Flintshire County Council County Hall Mold Flintshire CH7 6NB Details of the application and electronic copies of the document will also be made available on the FCC website Comments on the ES and the application should be addressed to: For a copy of either the NTS or ES please contact NJL Consulting: NJL Consulting Adamson House Towers Business Park Wilmslow Road Manchester M20 2YY Tel: info@njlconsulting.co.uk Sally Cunliffe Environment Directorate Flintshire County Council County Hall Mold Flintshire CH7 6NB Copies of this Non-Technical Summary (NTS) are available free of charge. Hard copies of the ES can be purchased for a cost of 50 and electronic versions on CD are 5.
South Whitehaven, Cumbria EIA
South Whitehaven, Cumbria EIA Environmental Statement - Non Technical Summary June 2013 in association with 1. Introduction Story Homes is applying to Copeland Borough Council (CBC) for a new residential
More informationUniversity Park, Worcester Non Technical Summary December 2011
University Park, Worcester Non Technical Summary December 2011 Introduction UW Wrenbridge LLP, a Joint Venture Company of the University of Worcester and Wrenbridge Land Ltd (the Applicants ) intend to
More informationLondon Road, Derker. Non Technical Summary. Introduction
London Road, Derker Non Technical Summary Introduction The Oldham Rochdale Housing Market Pathfinder was set up to tackle longstanding problems of poor quality housing and to provide the framework for
More informationand Netherhall Road and Camp Farm EIA
and Netherhall Road and Camp Farm EIA Environmental Statement - Non Technical Summary December 2012 in association with 1. Introduction Story Homes applied to Allerdale Borough Council (ABC) in May 2011
More informationBloor Homes Stubbocks Walk North Hertfordshire ENVIRONMENTAL STATEMENT NON-TECHNICAL SUMMARY
Bloor Homes Stubbocks Walk North Hertfordshire ENVIRONMENTAL STATEMENT NON-TECHNICAL SUMMARY December 2016 Environmental Statement: Non-Technical Summary Stubbocks Walk, North Hertfordshire J S Bloor
More informationReplacement Golf Course Facilities and Residential Development, Churston. Environmental Statement Non-Technical Summary
Replacement Golf Course Facilities and Residential Development, Churston Environmental Statement Non-Technical Summary July 2011 Reproduced from the Ordnance Survey s map with the permission of the Controller
More informationPochin Rosemound (Deeside) Ltd
Northern Gateway (Former Corus Garden City Site) Pochin Rosemound (Deeside) Ltd Environmental Statement Non Technical Summary Contents Introduc on... 3 EIA Process... 3 Site Descrip on... 4 Planning Policy
More informationLAND AT HOWES LANE, BICESTER ENVIRONMENTAL STATEMENT NON-TECHNICAL SUMMARY. March 2017 Our Ref: Q70433
LAND AT HOWES LANE, BICESTER ENVIRONMENTAL STATEMENT NON-TECHNICAL SUMMARY March 2017 Our Ref: Q70433 Contents 1 INTRODUCTION AND SITE DESCRIPTION... 1 2 EIA METHODOLOGY... 5 3 ALTERNATIVES... 6 4 DESCRIPTION
More informationLongbridge Town Centre Phase 2 Planning Application
Longbridge Town Centre Phase 2 Planning Application Non-Technical Summary of the Environmental Statement December 2013 Introduction A full application for Planning Permission has been submitted to Birmingham
More informationUnity Square, Nottingham Environmental Statement Non Technical Summary December 2013
Unity Square, Nottingham Environmental Statement Non Technical Summary December 2013 in association with 1. Introduction Peel Holdings is applying to Nottingham City Council (NCC) for Outline planning
More informationWyvern Park Skipton Environmental Statement. Non-technical Summary - April 2015
Wyvern Park Skipton Environmental Statement Non-technical Summary - April 2015 BWB Consulting Ltd Whitehall Waterfront 2 Riverside Way Leeds LS1 4EH Telephone: +44(0)113 233 8000 Copyright This Report
More informationGrantham Southern Quadrant Link Road Environmental Statement
Grantham Southern Quadrant Link Road Environmental Statement Non Technical Summary Introduction Lincolnshire County Council (LCC) is submitting a planning application for the proposed implementation of
More informationABBEY MANOR GROUP/SAINSBURY S SUPERMARKETS LTD
ABBEY MANOR GROUP/SAINSBURY S SUPERMARKETS LTD Mixed Use Development including Business Park and Foodstore Land at Bunford Park, Bunford Lane, Yeovil Environmental Statement: Non-Technical Report June
More informationThe Town and Country Planning (Environmental Impact Assessment) (Wales) Regulations 2016, Regulation 13 Scoping Opinion
Mr Graham Clark Berrys Newchurch Farm Kinnersley Hereford HR3 6QQ BY EMAIL The Town and Country Planning (Environmental Impact Assessment) (Wales) Regulations 2016, Regulation 13 Scoping Opinion SC/2017/0001
More informationChapter 4. Route Window C12: Mile End Park and Eleanor Street Shafts
Chapter 4 Route Window C12: Mile End Park and Eleanor Street Shafts 48 Crossrail Amendment of Provisions 4 Route Window C12: Mile End Park and Eleanor Street Shafts Location plan of Mile End Park and Eleanor
More informationLAND AT WEST YELLAND. Environmental Statement Non-Technical Summary Welbeck Strategic Land LLP
LAND AT WEST YELLAND Environmental Statement Non-Technical Summary Welbeck Strategic Land LLP May 2014 Quality Management Issue/revision Issue 1 Revision 1 Revision 2 Revision 3 Remarks Draft FINAL Date
More informationPublic Consultation. Land at Monks Farm, North Grove. Welcome
Welcome Welcome to our public exhibition for development on Land at Monks Farm, orth Grove. Gallagher Estates and Gleeson Strategic Land are preparing an outline planning application for new homes, open
More informationvolume 11 environmental assessment section 2 environmental impact assessment Part 7 ha 218/08
DESIGN MANUAL FOR ROADS AND BRIDGES volume 11 environmental assessment section 2 environmental impact assessment Part 7 ha 218/08 glossary of terms Used in DMRB Volume 11, Sections 1 and 2 SUMMARY This
More informationƱ ± ªº Œª ºª ø ª ª ± ª
Ʊ ± ªº Œª ºª ø ª ª ± ª ø º Õ± ± ± Œ±øºÙ Õ ß Æª ø檺 ±Æ ƪ ø檺 æß Æ± Ʊ ª ø ø fl ª ª ± ê ø Õ øæß ª ª æªæ Ó ÔÌ Non-Technical Summary Introduction A planning application has been submitted to the Vale
More informationCranbrook EXPANSION ENVIRONMENTAL STATEMENT: NON-TECHNICAL SUMMARY PRODUCED BY DAVID LOCK ASSOCIATES
Cranbrook EXPANSION ENVIRONMENTAL STATEMENT: NON-TECHNICAL SUMMARY PRODUCED BY DECEMBER 2014 CRANBROOK EXPANSION AREAS ENVIRONMENTAL STATEMENT NON TECHNICAL SUMMARY Submitted in support of Outline Planning
More informationSouth Macclesfield Development Area Environmental Statement Non-Technical Summary March 2017
South Macclesfield Development Area Environmental Statement March 2017 Contents 1.0 Introduction... 2 1.1 Background... 2 1.2 Environmental Assessment... 2 1.3 Site Description... 2 2.0 The Proposals...
More informationLand at BROOK STREET PROPERTIES TENCREEK FARM, LISKEARD. Environmental Statement: Non-Technical Summary
BROOK STREET PROPERTIES TENCREEK FARM, LISKEARD Land at Environmental Statement: Non-Technical Summary Introduction Brook Street Properties is applying to Cornwall Council for outline planning permission
More informationDEFGH. Crystal Place Park. Environmental Impact Assessment (EIA) Elin Thomas and Emily Low Waterman Environmental
DEFGH Crystal Place Park Environmental Impact Assessment (EIA) Elin Thomas and Emily Low Waterman Environmental 10.12.07 EIA Presentation Content What is EIA? Legal Requirements Process Q&A Key Topics
More informationBREEDON NORTHERN LIMITED
Non Technical Summary CONTENTS 1 INTRODUCTION... 1 2 SITE DESCRIPTION... 1 3 DESCRIPTION OF THE DEVELOPMENT... 6 4 NEED FOR THE DEVELOPMENT... 8 5 KEY ISSUES CONSIDERED IN THE ENVIRONMENTAL IMPACT ASSESSMENT...
More informationLongbridge East : Site Wide and Phase One Development
Longbridge East : Site Wide and Phase One Development Non-Technical Summary of the August 2011 Introduction St Modwen Developments Ltd intend to submit a new outline planning application for Longbridge
More informationThe Place Solar Farm
The Place Solar Farm Environmental Statement Non-Technical Summary 28 August 2014 Produced for Prepared by St John s House Queen Street, Manchester M2 5JB Contents Contents... 2 1 Introduction... 3 1.1
More informationi.6 Under this Key Area of Change the Daresbury Strategic Site will deliver:
I.0 NON-TECHNICAL SUMMARY Introduction i.1 Redrow Homes NW Ltd is applying to Halton Borough Council for planning permission for the development of up to 300 high quality residential dwellings, including
More informationLAND AT MIDDLETON STONEY ROAD AND HOWES LANE, BICESTER ENVIRONMENTAL STATEMENT NON-TECHNICAL SUMMARY. June 2017 Our Ref: Q70433
LAND AT MIDDLETON STONEY ROAD AND HOWES LANE, BICESTER ENVIRONMENTAL STATEMENT NON-TECHNICAL SUMMARY June 2017 Our Ref: Q70433 Contents 1 INTRODUCTION... 2 2 SITE DESCRIPTION... 5 3 EIA METHODOLOGY...
More informationNewcourt Masterplan. November Exeter Local Development Framework
Newcourt Masterplan November 2010 Exeter Local Development Framework Background The Exeter Core Strategy Proposed Submission sets out the vision, objectives and strategy for the development of Exeter up
More informationA38 Derby Junctions. Preliminary Environmental Information Report: Non-Technical Summary
Preliminary Environmental Information Report: Preliminary Environmental Information Report Report No: P01 S4 September 2018 Table of contents Introduction... 1 The proposed scheme... 2 Scheme details...
More information1 INTRODUCTION 1.1 INTRODUCTION
1 INTRODUCTION 1.1 INTRODUCTION RREEF (UK) Ltd in partnership with Sheffield City Council (SCC) is applying for planning permission for the construction of: a new indoor city centre market hall and indoor
More informationES 5. Drakelow Park. Environmental Statement. Volume 5: Non Technical Summary. Lead Author Waterman Energy, Environment and Design Ltd
Drakelow Park ES 5 Environmental Statement Volume 5: Non Technical Summary Lead Author Waterman Energy, Environment and Design Ltd April 2009 Environmental Statement Volume 5: Non-Technical Summary DRAKELOW
More informationPINEWOODS HOLIDAY PARK: HORSE PADDOCK. Non-Technical Summary
PINEWOODS HOLIDAY PARK: HORSE PADDOCK June 2014 1 Introduction 1.1 The existing Pinewoods Holiday Park is located approximately 1 km to the north of Wells-nextthe-Sea on the north Norfolk coast. Pinewoods
More informationNON TECHNICAL SUMMARY
NON TECHNICAL SUMMARY INTRODUCTION NTS.1 CEMEX UK Properties Limited is applying for planning permission to South Cambridgeshire District Council (SCDC) for the redevelopment of the former CEMEX cement
More informationLAND SECURITIES REDEVELOPMENT OF NEWNHAM COURT SHOPPING VILLAGE, MAIDSTONE
LAND SECURITIES REDEVELOPMENT OF NEWNHAM COURT SHOPPING VILLAGE, MAIDSTONE Land at Environmental Statement: Non-Technical Summary Introduction Land Securities plc is applying to Maidstone Borough Council
More informationWelcome to our exhibition
Welcome to our exhibition The Homes & Communities Agency (HCA) welcomes you to this public exhibition explaining our proposals for the redevelopment of the former Lea Castle Hospital site. About the Homes
More informationCarterton Construction Ltd is bringing forward plans for up to 85 new family homes and extra care facilities on land east of Burford.
Welcome Carterton Construction Ltd is bringing forward plans for up to 85 new family homes and extra care facilities on land east of. We are at the early stages of designing our proposals and have a number
More informationNON-TECHNICAL SUMMARY
NON-TECHNICAL SUMMARY THE HIDE, BISHOP AUCKLAND PROPOSED ECO CHALET DEVELOPMENT NON-TECHNICAL SUMMARY 1 Introduction 1.1.1 This non-technical summary for the (ES) prepared in relation to the proposed eco-chalet
More informationCardiff International Sports Village Waterfront Development Volume IV : Non-Technical Summary of the Environmental Statement
Greenbank Partnerships Ltd October 2012 Cardiff International Sports Village Waterfront Development Volume IV : Non-Technical Summary of the Environmental Statement Environmental Statement - Non Technical
More informationThe Trustees of the Standen Estate Land South of Clitheroe Non-Technical Summary
1 The Trustees of the Standen Estate Land South of Clitheroe Non-Technical Summary 1. Introduction This report summarises the results of an assessment that has been undertaken to determine how a proposed
More informationPerth and Kinross Council Development Management Committee 8 June Pre-Application Report by Development Quality Manager
Perth and Kinross Council Development Management Committee 8 June 2016 5(3)(i) 16/259 Pre-Application Report by Development Quality Manager Residential development at St Martins Road, Land 120 metres West
More informationNON-TECHNICAL SUMMARY
Hybrid outline/detailed planning application comprising an outline planning application for 196 residential dwellings, landscaping, open space, estate roads and infrastructure, plus 4 permanent gypsy and
More informationKilnw Envir ood Vale onmental Statement Volume 3: Non Technical Summary July 2010
Kilnwood Vale Environmental Statement Volume 3: Non Technical Summary July 2010 Kilnwood Vale Environmental Impact Assessment Environmental Statement Volume 3 KILNWOOD VALE ENVIRONMENTAL STATEMENT NON-TECHNICAL
More information1.0 INTRODUCTION. Brantham Industrial Area Regeneration - Factory Lane - Brantham
1.0 INTRODUCTION Welcome to this exhibition of our proposals for the regeneration of the Brantham Industrial Area located off Factory Lane in Brantham. This presentation will give you an opportunity to
More informationReserved Matters application for a site that straddles the boundary between CBC and BBC
BBC APPLICATION 15/02682/MAR NUMBER CBC APPLICATION CB/15/04294/RM NUMBER LOCATION Wixams Land at former storage depot, Bedford Road, Wilstead Bedfordshire PROPOSAL Reserved Matters Application for Strategic
More informationDevelopment of Land at Thorp Arch Estate, Wetherby. Environmental Statement Non-Technical Summary July 2013
Development of Land at Thorp Arch Estate, Environmental Statement July 2013 Contents 1. Introduction... 3 1.1 Background... 3 1.2 Environmental Assessment... 3 1.3 Site Description... 4 2. The Proposals...
More informationSouth Macclesfield Development Area, Phase 1 Environmental Statement Non- Technical Summary. For Engine of the North
South Macclesfield Development Area, Phase 1 Environmental Statement Non- Technical Summary For Engine of the North April 2015 Contents Contents 3 1 Introduction 1 2 The Proposals 5 3 Alternative Options
More informationMeridian Water Phase 1 Application
Meridian Water Phase 1 Application MW11 Environmental Statement Non-Technical Summary London Borough of Enfield March 2016 Contents 1 Introduction 1 2 The proposed development 2 3 Evolution of the proposed
More informationEnvironmental Statement (Volume 1) Non Technical Summary
Environmental Statement (Volume 1) Non Technical Summary Prepared by: The Environment Partnership Haydock Point Environmental Statement (Volume 1): Non-Technical Summary March 2017 Contents 1. Introduction
More information7 Scoping and Introduction to the Assessments
7 Scoping and Introduction to the Assessments 7.1 Scope of the assessments 7.1.1 Rule 8 of the TWR makes provision for an applicant to request a scoping opinion from the SoS indicating the information
More informationEnvironmental Impact Assessment
Environmental Impact Assessment Environmental impact assessment (EIA) is the process of systematically drawing together an assessment of the likely significant environmental effects of a development project.
More informationApplication Guide. Should you have any questions on the Outline Application please contact:
Application Guide Application Guide This guide describes the structure of the Outline Application, explains the different documents that have been submitted with it and identifies what will happen next.
More informationDerry City and Strabane District Council Planning Committee Report. Amended layout from approval A/2004/0462/F with reduction from 166 units
Derry City and Strabane District Council Planning Committee Report COMMITTEE DATE: 1 st February 2017 APPLICATION No: APPLICATION TYPE: PROPOSAL: LOCATION: APPLICANT: AGENT: Full Planning application Amended
More informationMoat Lane Regeneration Project Environmental Statement
AECOM Environment Towcester Regeneration Ltd. October 2012 Moat Lane Regeneration Project Environmental Statement Non-Technical Summary Prepared by:... Checked by:... Sophie Collins Scott Wilson Environmental
More informationRochford District Council Allocations Development Plan Document: Discussion and Consultation Document Sustainability Appraisal
Option SWH1 Balanced Communities Option SWH1 1 To ensure the delivery of high quality sustainable communities where people want to live and work Will it ensure the phasing of infrastructure, including
More informationWHITELEY TOWN COUNCIL NORTH WHITELEY DEVELOPMENT SEPTEMBER 2014
WHITELEY TOWN COUNCIL NORTH WHITELEY DEVELOPMENT SEPTEMBER 2014 Dear Resident This Special Edition of the Whiteley Voice which has been prepared in conjunction with the North Whiteley Consortium is to
More informationSOUTH CAMBRIDGESHIRE DISTRICT COUNCIL. Planning and New Communities Director
SOUTH CAMBRIDGESHIRE DISTRICT COUNCIL REPORT TO: Planning Committee 9 January 2013 AUTHOR/S: Planning and New Communities Director S/2270/12/FL FEN DRAYTON 850m long flood defence embankment ranging in
More informationLower Herne Village Hollamby Estates (2005) Ltd Environmental Statement Non-Technical Summary June 2015 INSERT PICTURE HERE
Environmental Statement Non-Technical Summary June 2015 INSERT PICTURE HERE Table of Contents 1 INTRODUCTION 1 2 SITE LOCATION AND PROPOSED DEVELOPMENT 3 3 THE ASSESSMENT 8 4 CONCLUSIONS 16 5 WHAT HAPPENS
More informationINTRODUCTION. Welcome to the third round of information events on the emerging Yorkshire Energy Park proposals. THE CONSULTANT TEAM WHERE IS THE SITE?
1 INTRODUCTION Welcome to the third round of information events on the emerging Yorkshire Energy Park proposals. This is the third round of information events that we have undertaken on the project, following
More informationNON-TECHNICAL SUMMARY
Proposed Sand and Gravel Extraction and Associated Processing Operations with Restoration to a Mixture of Agriculture and Nature Conservation including Areas of Shallow Water at Hedgeley, Northumberland
More informationWatford Local Plan Part 2 Publication Stage Environmental Report. Appendix 3: Consultation Comments
Watford Local Plan Part 2 Publication Stage Environmental Report Appendix 3: Consultation Comments August 2016 Appendix 3 - Responses to Consultation of the Local Plan Part 2 As required by the SEA Directive,
More informationLAND NORTH OF NETHERHOUSE COPSE, FLEET
REPORT N O 70020067 LAND NORTH OF NETHERHOUSE COPSE, FLEET ENVIRONMENTAL STATEMENT VOLUME 3:NON-TECHNICAL SUMMARY OF THE ENVIRONMENTAL STATEMENT PUBLIC JUNE 2016 LAND NORTH OF NETHERHOUSE COPSE, FLEET
More informationStrategic Employment Site, on land to the East of the M5, south of Junction 6, west of Pershore Lane. Environmental Statement. Non Technical Summary
Strategic Employment Site, on land to the East of the M5, south of Junction 6, west of Pershore Lane Environmental Statement Non Technical Summary March 2010 Strategic Employment Site, on Land to the East
More informationStatement of Community Involvement LAND OFF SOUTHDOWN ROAD HORNDEAN, HAMPSHIRE
LAND OFF SOUTHDOWN ROAD HORNDEAN, HAMPSHIRE CONTENTS Page 1. Introduction 3 2. Pre-application Discussions 4 3. The Consultation Process 5 4. Consultation Feedback 7 5. Responses to Consultation Feedback
More informationSustainability Statement. Whitby Business Park Area Action Plan
Sustainability Statement Whitby Business Park Area Action Plan November 2014 Contents Page 1. Introduction 1 2. Scoping 3 3. Sustainability Appraisal of Options 6 4. Assessment of Draft Area Action Plan
More informationBarvills Solar Farm Environmental Statement Non-Technical Summary
Barvills Solar Farm Environmental Statement Non-Technical Summary 13 March 2015 Produced for Prepared by St John s House Queen Street, Manchester M2 5JB Contents Contents... 2 1 Introduction... 3 1.1 Development
More informationTOWN AND COUNTRY PLANNING ACT 1990 (AS AMENDED).
FAO: D. Williams Isle of Anglesey County Council Council Offices Llangefni Anglesey LL77 7TW 16 November 2017 DCRM Ref. No: WN0904-QUD-OS-LET-00002_English Dear Mr Williams TOWN AND COUNTRY PLANNING ACT
More informationThis document provides a summary of the ES findings in non-technical language.
Introduction MOTO Hospitality Limited (the Applicant ) is seeking full planning permission to redevelop the Kinross Motorway Service Area (the Site ) located at Turfhills, near Kinross, west of Junction
More informationCauseway Farm, Petersfield Environmental Statement Non-Technical Summary October 2015
Causeway Farm, Petersfield Environmental Statement October 2015 2 Contents 1.0 Introduction... 1 1.1 Background... 1 1.2 Environmental Assessment... 1 1.3 Site Description... 3 2.0 The Proposals... 6 2.1
More informationLONDON BRIDGE STATION ENVIRONMENTAL STATEMENT NON-TECHNICAL SUMMARY
LONDON BRIDGE STATION ENVIRONMENTAL STATEMENT NON-TECHNICAL SUMMARY June 2011 1 EXECUTIVE SUMMARY 2 INTRODUCTION CONTENTS Page 2.1 Introduction 4 2.2 The Site 4 3 THE DEVELOPMENT 3.1 What is it? 5 3.2
More informationLand at Rampton Road. Cottenham
Land at Rampton Road Cottenham Introduction TEP is preparing an outline planning application for 54 dwellings on 6.9 hectares of land adjacent to Rampton Road, Cottenham on behalf of the owners Cambridgeshire
More informationWelcome to our Public Consultation
About our development This exhibition gives you the chance to view and comment on our emerging plans for a proposed residential development located on land to the West of Alwyn Road, Rugby. Welcome to
More informationPANSHANGER QUARRY, Hertfordshire
PANSHANGER QUARRY, Hertfordshire Proposed enhanced restoration of Phases F & H Briefing Note 1 March 2015 INERT (INACTIVE) RESTORATION MATERIALS, CONTROLS AND OPERATIONS 1 Introduction This briefing note
More informationWELCOME GYPSY LANE. Wider Site Location plan. Proposals for the development of LAND OFF FOXLYDIATE LANE WEBHEATH. Proposals for the development of
WELCOME The developers are preparing an outline planning application for a residential led development and need the community s views in order to develop the proposals further WHAT IS PROPOSED? A high
More informationSOUTH CAMBRIDGESHIRE DISTRICT COUNCIL. REPORT TO: Planning Committee 1 April 2015 Planning and New Communities Director
SOUTH CAMBRIDGESHIRE DISTRICT COUNCIL REPORT TO: Planning Committee 1 April 2015 AUTHOR/S: Planning and New Communities Director Application Number: Parish(es): Proposal: Site address: Applicant(s): Recommendation:
More informationFlorida Farm North. Environmental Statement. Non-Technical Summary. July /04/MW/PN
Florida Farm North Environmental Statement Non-Technical Summary July 2016 41575/04/MW/PN Nathaniel Lichfield & Partners 3rd Floor One St James's Square Manchester M2 6DN 01618376130 www.nlpplanning.com
More informationFrequently Asked Questions
1. Where is Aylesbury Woodlands? Frequently Asked Questions Aylesbury Woodlands lies to the east of Aylesbury. It is bounded to the south by the A41. To the north is the Aylesbury Arm of the Grand Union
More informationVALLEY PARK, DIDCOT. Non-Technical Summary. December On behalf of Taylor Wimpey UK Limited, Persimmon Homes and Hallam Land Management Ltd.
VALLEY PARK, DIDCOT Non-Technical Summary December 2014 On behalf of Taylor Wimpey UK Limited, Persimmon Homes and Hallam Land Management Ltd. CONTENTS 1 Introduction... 2 2 The Proposed Development...
More informationLand to the North of Main Road, Wybunbury
Land to the North of Main Road, Wybunbury Environmental Statement Non-Technical Summary November 2014 Land to the North of Main Road, Wybunbury Environmental Statement Non-Technical Summary Prepared on
More informationAshfields, Normanton. Environmental Statement Non Technical Summary
Ashfields, Normanton Taylor Wimpey Environmental Statement Non Technical Summary Spawforths has been accepted as a registrant to the Institute of Environmental Management and Assessment's (IEMA) EIA Quality
More informationDolphingstone Farm, Prestonpans Environmental Statement. Non-Technical Summary. June Waterman Energy, Environment & Design Limited
Dolphingstone Farm, Prestonpans Environmental Statement June 2015 Waterman Energy, Environment & Design Limited Third Floor, South Suite, 8 Nelson Mandela Place, Glasgow, G2 1BT, United Kingdom Introduction
More informationEnvironmental Impact Assessment for Waterway Restoration Projects. Chris John, Technical Director Ecus Ltd.
Environmental Impact Assessment for Waterway Restoration Projects Chris John, Technical Director Ecus Ltd. Environmental Impact Assessment for Waterway Restoration Projects What is Environmental Impact
More informationNeighbourhood Planning Site Assessment Pro-forma and Guide Version 2
Neighbourhood Planning Site Assessment Pro-forma and Guide Version 2 September 2014 Site HNP 006 Land East of Stanbridge Road and North of Lower Road 1. Background information Site location and use Site
More information1.6 The application area, which is shown in Figure 1.1 comprises approximately ha
Brookhouse Group Limited, Brookhouse Northern Limited and Brookhouse Retail Limited Chapter 1 Introduction 1.1 Brookhouse Group Limited, Brookhouse Northern Limited and Brookhouse Retail Limited, hereafter
More informationXII IX VIII NON-TECHNICAL SUMMARY OF ENVIRONMENTAL STATEMENT. Redevelopment of the Laverstoke Mill Complex
Laverstoke Mill XI XII Redevelopment of the Laverstoke Mill Complex I X NON-TECHNICAL SUMMARY OF ENVIRONMENTAL STATEMENT November 29 IX VIII St James Group Ltd Berkeley House, 19 Portsmouth Road, Cobham,
More informationFormer North Works, Lickey Road, Longbridge, Birmingham
Committee Date: 14/11/2013 Application Number: 2013/06431/PA Accepted: 27/08/2013 Application Type: Full Planning Target Date: 26/11/2013 Ward: Longbridge Former North Works, Lickey Road, Longbridge, Birmingham
More informationHaydock Point. Welcome
Welcome Peel Logistics Property, alongside Peel Land and Property, is preparing a planning application for Haydock Point, a high-quality logistics park east of Haydock. The purpose of this exhibition is
More informationKibworth Harcourt. Introduction. Introduction
Introduction Introduction Welcome to this public exhibition on the proposals for the delivery of new homes on land at The Kibworths. The purpose of today s exhibition is to give you the opportunity to
More informationvolume 11 environmental assessment section 2 environmental impact assessment Part 2 ha 202/08 environmental impact assessment
DESIGN MANUAL FOR ROADS AND BRIDGES volume 11 environmental section 2 environmental impact Part 2 ha 202/08 environmental impact SUMMARY This Advice Note provides guidance for undertaking statutory and
More informationLAND NORTH OF STAFFORD
REPORT N O 62000589-ESVOL3 LAND NORTH OF STAFFORD ENVIRONMENTAL STATEMENT VOLUME 3: NON-TECHNICAL SUMMARY JULY 2016 LAND NORTH OF STAFFORD ENVIRONMENTAL STATEMENT VOLUME 3: NON-TECHNICAL SUMMARY Akzo Nobel
More informationNRP North Environmental Statement Non Technical Summary. Norwich Research Park North Environmental Statement Non Technical Summary.
Norwich Research Park North Environmental Statement Non Technical Summary Non Technical Summary Introduction The Norwich Research Park (NRP) is an important component of the East of England life sciences
More informationLand at Weymouth Gateway Proposed hotel and pub / restaurant Non-technical summary. Premier Inns Ltd February 2011
February 2011 Introduction NTS.1 In April 2007, New Look Retailers Ltd submitted an outline planning application to Weymouth and Portland Borough Council to redevelop the Mount Pleasant Business Park
More informationPLANNING COMMITTEE DATE: 07/09/2015 REPORT OF THE SENIOR MANAGER PLANNING AND ENVIRONMENT SERVICE CAERNARFON. Number: 4
Number: 4 Application Number: C15/0034/37/LL Date Registered: 21/05/2015 Application Type: Full - Planning Community: Llanaelhaearn Ward: Llanaelhaearn Proposal: Location: Summary of the Recommendation:
More informationStrategic Environmental Assessment Screening Report. Dublin Port Masterplan Review 2017
Strategic Environmental Assessment Screening Report Dublin Port Masterplan Review 2017 Table of Contents 1 Introduction... 1 2 Purpose of the Masterplan... 2 3 Task 1.1 Pre-Screening Check... 5 4 Task
More informationM4 Corridor around Newport Environmental Statement Volume 3: Appendices
Environmental Statement Volume 3: Appendices Environmental Statement Volume 3: Appendices At Issue March 2016 CVJV/AAR 3 rd Floor Longross Court, 47 Newport Road, Cardiff CF24 0AD Volume 3: Contents 1
More informationVelindre Cancer Centre Environmental Statement Vol.1: Environmental Statement Text. Chapter 1: Introduction
Velindre Cancer Centre Environmental Statement Vol.1: Environmental Statement Text Chapter 1: Introduction Draft - March 2017 Prepared by: Address: Email: Website: Mott McDonald, The Urbanists and HLM
More informationHS2 Environment. Protecting the environment
HS2 Environment Protecting the environment Approach to mitigation EIA Regulations require an ES to include a description of the measures envisaged in order to avoid, reduce and, if possible, remedy significant
More informationBroadmoor Farm, West Saltash
Broadmoor Farm, West Saltash Environmental Statement Volume 1: Non-Technical Summary March 2014 West Saltash: Environmental Statement (March 2014) 1.0 Introduction & Methodology Purpose of Document 1.1
More informationWho Is Parkside Regeneration?
Who Is Parkside Regeneration? Parkside Regeneration is a joint venture between commercial developers Langtree and St Helens Council. Langtree is a commercial property company, active in property management,
More informationLAND AT PARK MILL FARM, PRINCES RISBOROUGH ENVIRONMENTAL STATEMENT SUPPLEMENT NON-TECHNICAL SUMMARY
LAND AT PARK MILL FARM, PRINCES RISBOROUGH ENVIRONMENTAL STATEMENT SUPPLEMENT NON-TECHNICAL SUMMARY May 2016 CONTENTS CONTENTS... i 1 Introduction... 1 2 The Proposed Development... 3 3 Need and Alternatives
More information