Newgate Centre 22304/MHE

Transcription

1 Newgate Centre Updated Environmental Statement Volume I (August 2015) Updated Non-Technical Summary Elmview Enterprises Ltd 1 August /MHE

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3 Contents 1.0 Introduction and Methodology 1 Purpose of Document... 1 Context of the Updated ES (August 2015)... 1 The EIA Process... 2 Background to the Scheme Site and Surroundings 4 The Development Site... 4 The Surrounding Area Description of Development 5 Construction Methodology... 5 Alternatives Considered... 6 Consultation and Design Evolution Land Use Townscape and Visual Impact Heritage Ground Conditions Archaeology Wind Assessment Daylight and Sunlight Noise and Vibration Air Quality Socio-Economics Cumulative Effects and Summary of Findings 24 Residual Effects Sensitive Receptors... 24

4 : Inter-relationship of Direct Effects Cumulative Effects Arising Conclusion Availability of the Environmental Statement Abbreviations Key Scheme Plan 30

5 Tables Table 5.1 Summary of TVIA Effects Table 6.1 Summary of Heritage Effects Table 14.1 Residual Effects... 24

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7 1.0 Introduction and Methodology Purpose of Document This document is a summary in non-technical language of an Updated Environmental Statement ( Updated ES ) (August 2015) prepared on behalf of Elmview Enterprises Ltd. Environmental Impact Assessment (EIA) is required in situations where the development could give rise to significant environmental effects. The applicant has determined to undertake an EIA in respect of the proposed development. The document includes the following information:- Section 1.0 background to the assessment process and the scheme; Sections 2.0 to 3.0 description of the site and the current proposals; Sections 4.0 to 12.0 a topic by topic review of the findings of the EIA; Section 13.0 a review of whether other direct or indirect effects may arise when the scheme is considered with other schemes in the area; Section 15.0 details of how to obtain a full copy of the Updated ES; and Section 17.0 key scheme plan. Context of the Updated ES (August 2015) An Updated Environmental Statement ( Updated ES (August 2015) ) has been submitted on behalf of the applicant, Elmview Enterprises Limited ( EEL ), to provide updated information in relation to the Environmental Statement ( the ES (March 2014) ) for the mixed use redevelopment of Newgate Shopping Centre in the city centre of Newcastle upon Tyne. The ES (March 2014) accompanied a full planning application submitted to Newcastle City Council (ref: 2014/0568/01/DET) on 4 April Following submission of the ES (March 2014), and in response to consultation and further work, various amendments to the development have been put forward by the applicant. The purpose of the Updated ES (August 2015) was to provide information on those amendments since submission of the ES (March 2014) and to identify, where relevant, the extent of any additional or amended environmental effects not previously identified. P1

8 The EIA Process The Updated ES (August 2015) sets out the findings of an Environmental Impact Assessment ( EIA ) of the development. The Updated ES (August 2015) provides an updated assessment of the updated plans which take account of various amendments to the design and layout of the scheme since submission of the ES (March 2014). The EIA process aims to ensure that any significant effects arising from a development are systematically identified, assessed and presented to help a local planning authority, statutory consultees and other key stakeholders in their understanding of the impacts arising from development. If measures are required to minimise or reduce effects then these are clearly identified in the document. For the redevelopment, EIA has been carried out to consider the likely significant effects that may arise during the construction and operation of the development and due to its potential relationship to future developments in the area. It has been completed with regard to best practice and relevant legislation and has addressed the following matters agreed with Newcastle City Council as being required to assess the impacts of the development:- 1 Land Use 2 Townscape and Visual Impact; 3 Heritage; 4 Ground Conditions; 5 Archaeology; 6 Wind; 7 Daylight and Sunlight; 8 Noise and Vibration; 9 Air Quality; 10 Socio-Economics; and 11 Cumulative Effects. Likely effects are identified based on current knowledge of the site and surroundings, desk top assessment, survey and fieldwork and information available to the EIA team. All those matters that could be reasonably required to assess the effects of the proposals are set out in the Updated ES (August 2015); this includes effects arising from the scheme itself, as well as, those temporary effects arising during the construction of the proposed mixed-use development. The EIA team has worked with the design team to ensure that the scheme for which planning permission is sought incorporates those revisions or P2

9 modifications that are necessary or appropriate to avoid or reduce significant adverse effects on the environment Consultation has also informed the EIA process in relation to the methods by which the EIA has been carried out, as a means to seek environmental data, to review the effectiveness of any identified mitigation measures and as a means to keep interested bodies informed on the process of EIA undertaken. Background to the Scheme The Applicant and Background to the Development The applicant is Elmview Enterprises Ltd (EEL). Since purchasing the site, EEL s short-term strategy has been to enhance its appearance and re-open the hotel. At the same time, however, EEL have been working on a longer-term strategy to redevelop the Centre. The revised design assessed within this Updated ES (August 2015) responds to the current market demands There are sound economic reasons to refurbish and redevelop the centre. The development of higher quality and well planned retail and leisure floorspace and replacement of the currently underused retail offer will significantly increase the amount of expenditure retained in the city centre. P3

10 2.0 Site and Surroundings The Development Site The application site comprises around 0.7ha of land and has frontages onto Newgate Street, Clayton Street and Grainger Street. The site is primarily occupied by the Newgate Shopping Centre, office floorspace and the Newgate Hotel. Within the Newgate Shopping Centre there are around 25 businesses, including convenience and comparison retail businesses, an optician, bakers, cafes and sandwich shops, hair and beauty salons, a loans business and a pub. The vast majority of the centre is unoccupied, with many vacant units. In total the existing commercial floorspace available on the ground floor comprises approximately 5,000 sq m. Above the shopping centre on the Grainger Street and Clayton Street elevation there is around 2,000 sq m of office floorspace. Again the majority of the floorspace is vacant or the business renting the space is no longer trading. The former Quality Hotel is now operated as the Newgate Hotel and provides 93 bedrooms for visitors to the area. This hotel is accommodated within an 8 storey tower (excluding the basement and plant room). An open car park serving the hotel is located on the roof of the shopping centre. The application site also includes a Grade II listed building (No. 67 Clayton Street) which provides retail floorspace on the ground floor with storage and office space above. No works are proposed to the listed building. The Surrounding Area The immediate site is bounded: To the north-east by Newgate Street, with shops, the Grainger Market and Eldon Square beyond To the south-east by Grainger Street, with a mixture of retail and leisure uses and offices beyond To the south and south-west by Falconar s Court and the rear of the Assembly Rooms To the north-west by Clayton Street and the rear of the former Woolworths store, with retail and leisure uses, and residential properties beyond. The site is located within the boundary of the Central Conservation Area and the Core Shopping Area of Newcastle City Centre. The site is within close proximity to several listed buildings. There are also several bus stops on Clayton Street, Newgate Street and Grainger Street which provide services to other parts of Newcastle-Gateshead and surrounding towns and villages. P4

11 3.0 Description of Development 3.1 The description of development now comprises: Redevelopment of existing Newgate Centre, comprising the demolition of existing buildings and the erection of two new buildings, varying between 4-9 storeys (plus basement), to accommodate 1 hotel (Use Class C1), student accommodation (Use Classes C3 and/or C4 and/or Sui Generis), retail and/or leisure (Use Classes A1 and/or A2 and/or A3 and/or D2) at ground floor level, creation of car park (10 spaces) and a private outdoor space at ground level, and associated landscaping scheme A series of plans identify the proposed form of the development which has been assessed as part of this EIA. The existing site comprises an existing shopping centre, totalling 5,000 sqm of floorspace, with around 30 units. There is around 2,000 sqm of office floorspace above the shopping centre on Grainger Street and Clayton Street. The site also comprises a hotel which provides 93 bedrooms and associated hotel facilities and no.67 Clayton Street, a Grade II listed building which provides retail floorspace on the ground floor and office and storage space above. The revised proposals comprise the demolition of the existing centre, the erection of new buildings and the creation of new landscaped courtyards and roof terrace. The mixed use development will comprise:- 1 A hotel (Use Class C1), comprising 269 beds. 2 Student accommodation (Use Class C3, C4, Sui Generis) comprising up to 575 beds. 3 Units to be located within the ground floor which will comprise in total around 2,000 sqm gross floorspace to be used for retail (Use Class A1) and/or financial/professional services (Use Class A2) and/or restaurants (Use Class A3) and/or leisure (Use Class D2); 4 A car park, which is to be located in the basement and will comprise 10 spaces (including 2 disabled) and approximately 123 cycle spaces. The Updated Design and Access Statement, which accompanies this planning application, provides further details on the design principles used to formulate the scheme. Construction Methodology 3.6 A series of broad construction assumptions have been established to allow analysis of the potential for significant environmental effects to arise during the construction of the development. It has been assumed for the purposes of assessment that the construction works are projected to take approximately 2.5 years with an anticipated completion of the development of the site in P5

12 3.7 The contractor will be required to produce and agree a Construction Environmental Management Plan ( CEMP ) to describe how construction will be managed to avoid, minimise and mitigate any construction effects on the environment and existing surrounding communities. Alternatives Considered As part of the EIA, alternative forms of the development have been considered and also the relevance of reviewing alternative sites. This helps in clarifying the main advantages for taking forward the current scheme, taking account of the environmental effects. Consideration of a scenario where the development does not proceed and the site remains in its current use has been dismissed as the significant social, environmental, economic and housing benefits of the development would not otherwise come forward on the site. As the site is currently a failing shopping centre, the applicant has not given consideration to other sites for the development of a similar scheme. Accordingly, it is unnecessary for any further consideration to be given to alternative sites. Consultation and Design Evolution 3.10 The form of development assessed as part of this EIA has been the subject considerable consultation and discussion with statutory and non-statutory consultees including regular meetings and liaison with Newcastle City Council (NCC). This extensive collaboration between the project team and key consultees has meant that the scheme has evolved and been amended to respond to the comments made and has been successful in reducing the environmental effects of the development. P6

13 4.0 Land Use The Updated ES (August 2015) includes an assessment of land use to ascertain which uses currently exist within the site boundary, and to assess the impact of the proposed development upon those land uses. The existing mix of uses and their location within the site is considered to be suitable given the site s location within the Core Shopping Area of the City Centre. The location of the retail and leisure uses on the ground floor and within the basement, provides easy access for shoppers and visitors to the area. The location of offices above ground level is also appropriate in planning and land use terms as it provides office floorspace in an accessible and commercial location and encourages the efficient use of the site. The presence of a hotel within the Core Shopping Area and City Centre is also considered to be appropriate as it provides accommodation within the heart of the City Centre. While the existing uses on site are considered to be appropriate, the quality of floorspace provided is poor. Despite its recent renovation, the shopping centre is dated in appearance when compared with other recent nearby developments. The office floorspace is in poor condition and no longer meets the requirements of modern businesses, resulting in high vacancy rates. The hotel would require major improvements to enable it to compete with more modern hotels. The redevelopment proposals result in the following changes in land use: An increase in hotel use; A decrease in retail and commercial uses; The removal of office use; and The introduction of new student accommodation use. The proposed development will create a mixed use development, comprising retail, leisure, student accommodation and hotel uses. The proposed uses are all currently represented within the existing centre; however, student accommodation will also be introduced and will deliver substantial benefits. It is concluded that the new development will be better equipped to cater for modern businesses and is likely to attract new operators into the City Centre, thereby enhancing its vitality and viability. In this context, in terms of land-use the development is likely to have a moderate to substantial beneficial impact. P7

14 5.0 Townscape and Visual Impact A Townscape and Visual Impact Assessment (TVIA) of the proposed redevelopment of the Newgate Centre in Newcastle has been undertaken. The consideration of townscape and visual effects involves two separate but inter-related assessments:- 1 Consideration of the effects on the character and quality of the site and surrounding area; and, 2 An evaluation of the visual effects of the development on views, viewers and visual amenity. The methodology used for the assessment was primarily based on the Guidelines for Landscape and Visual Impact Assessment by the Landscape Institute and Institute of Environmental Management and Assessment (GLVIA3). The study area of this Updated ES (August 2015) correlates to that of the ES (March 2014); the identification and consideration of sensitive receptors has been limited to those streets and spaces immediately surrounding the application site which have a direct visual relationship with the site as a result of their proximity. Given an understanding of the application proposals, the reduction in height of the proposed scheme (in comparison to the ES (March 2014)) and the positive design amendments made (also in comparison to the ES (March 2014) and the limited quality of the existing buildings within the application site it is considered that the greatest environmental effects are likely to occur within the immediate townscape of the area. Three townscape character areas within the immediate vicinity of the site were established for the purposes of the townscape assessment. These, located in the Central Conservation Area, were: 1 Grainger Street 2 Fenkle Street 3 Bigg Market The effects of the development on visual receptors (i.e. people) are assessed by considering the change experienced from key viewpoints. In total 11 viewpoints were selected to be assessed within the key views assessment. The Newgate Shopping Centre dates to the 1960s and was designed by Bernard Engle & Partners. It comprises an eight storey building (hotel) that is set back from the building line of Newgate Street. The alignment of the building along Newgate Street disrupts the historic building line that remains intact elsewhere along the street. Two storey elements flank either side of the hotel (comprising retail at ground floor and office above) this screens a roof top car P8

15 park that stretches into the street block behind the facades. A ramp provides access to the car park from Falconer s Court. A four storey office block is located at the corner of Newgate/Clayton Street, which has a blank flank wall facing Newgate Street The existing buildings are constructed of precast concrete panels with infill glazing that creates a strong horizontal emphasis. The building footprint, massing and scale, fenestration and materials pay no regard to their surrounding context and are negative features within the townscape. There would be direct changes to the townscape character of the site, and the Fenkle Street Character Area in which it is located, during the construction period as the buildings are demolished and replaced. Hoardings would be erected around the site, site access would be provided and construction machinery would become evident. The change to the site and Fenkle Street Character Area during the construction period would be high. The effect on the townscape character of the site would be Moderate Adverse. In terms of the Grainger Street and Bigg Market Character Areas, there would be changes to the setting of listed buildings within the character areas and changes to the views towards the site that are gained from these character areas. There would be views of hoardings and construction activity along Newgate Street, Grainger Street and Clayton Street as the existing buildings are demolished and the proposed buildings are erected. The visual impact of construction activity will give rise to a medium to high change to both the character areas. The effect would be Moderate Adverse. However, construction activity is a temporary condition that would not be unexpected in a dense, changing city centre. During the demolition and construction period, views of hoardings around the application site, scaffolding, buildings under construction, and tower cranes from a range of locations in the immediate surrounding area will be evident. There would be a localised temporary Minor Adverse effect on the visual amenities of the immediately surrounding area during the demolition and construction period. There would be a medium nature (or magnitude) of change to the townscape character of the site as a result of the development proposals. The two new buildings have been designed to sensitively fit into their historic surroundings. They reinstate the historic building line and reintroduce buildings of appropriate scale and massing; the taller elements of the scheme are set back into the centre of the site. They are high quality buildings that reflect the fenestration pattern and scale of the surrounding buildings using a contemporary design. The materials predominantly limestone cladding and bronze colour cladding and window surrounds complement the existing buildings on Newgate Street, Clayton Street and Grainger Street. The scheme would introduce contextual buildings in place of the 1960s scheme which contrasts with its historic surroundings. The significance of the effect would be Substantial Beneficial. P9

16 Due to the consistency of receptors within the Grainger Street character area, the proposals give rise to a medium to high change. The proposed Clayton Street and Newgate Street elevations introduce a large change replacing the existing 1960s scheme with a sensitive contextual design. This change is beneficial. The significance of the effect would be Substantial Beneficial. The existing sensitivity of the Fenkle Street character area is low; it includes the site s 1960s buildings and the ramp access to the existing open rooftop car park. The replacement of a significant part of this character area with a sensitive new piece of townscape that is appropriate in terms of scale and massing, approach to elevations and materials gives rise to a medium nature (or magnitude) of change, which is beneficial. The significance of the effect is Moderate Beneficial. The greatest change to the Bigg Market character area would be the introduction of the Grainger Street elevation, which would add to the consistency and coherence of the townscape. It would have a beneficial effect, replacing the existing 1960s elevation. The nature (magnitude) of change would be minor. The introduction of an improved façade within views out of the character area along Bigg Market/Newgate Street would also have a beneficial effect which is minor to moderate in nature. Overall, the significance of the effect on this character area would be Minor to Moderate Beneficial. The following table provides a summary of the visual effects on the receptors at each of the key representative view locations: Table 5.1 Summary of TVIA Effects View Sensitivity Nature (or Magnitude) of Change Significance and Qualitative Effect 1. The Old Assembly Building High Low Minor Neutral 2. The Old Assembly Building Medium Negligible Negligible Neutral 3. St Johns Church High Low Minor Beneficial 4. Corner of Grainger Street and Newgate Street Medium Low Minor Beneficial 5. Clayton Street - East Medium Medium Minor Beneficial 6. The Gate Low Medium to High 7. Clayton Street - West Medium Medium to High 8. Clayton Street West (opposite side of the road) Medium Medium to High Moderate to Substantial Beneficial Moderate to Substantial Beneficial Moderate to Substantial Beneficial 9. Corner of Clayton Street - West & Newgate Street Medium High Substantial Beneficial P10

17 View Sensitivity Nature (or Magnitude) of Change 10. Corner of Newgate/ Grainger Street Medium Moderate to High Significance and Qualitative Effect Substantial Beneficial 11. Bigg Market Medium Medium Moderate Beneficial 5.18 In summary, the scheme proposes the replacement of a poor quality 1960s development that disrupts the cohesive townscape of this part of the Central Conservation Area, with a high quality contextual new scheme. The visual effects of the scheme are considered to be beneficial (ranging in scale from Minor to Substantial). The only exceptions to this are the two views towards the Old Assembly Rooms (grade II*listed), where the effects of the proposed scheme are similar to the existing situation and are Neutral in nature. P11

18 6.0 Heritage An assessment of the effects of the redevelopment of the Newgate Centre, Newcastle on heritage assets has been completed. The chapter considers the likely environmental effects of the proposed development on the significance of above-ground heritage assets. It has considered: 1 Direct impacts on heritage assets (e.g. through alteration or demolition); and 2 Indirect impacts on above ground heritage assets (e.g. the settings of world heritage sites, conservation areas, listed buildings, registered parks and gardens and other areas of recognised historic and/or architectural significance). The existing site comprises the two to seven storey Newgate Centre, designed in the 1960s, and the grade II listed No. 67 Clayton Street. With the exception of the latter, the site is of poor quality that detracts from the character and appearance of the Central Conservation Area within which it is located. It is an adverse feature of the historic city centre for the following reasons: The poor quality materials, blank elevations, variation in height and building line and the perpendicular orientation of the seven storey hotel to Newgate Street; The poor quality concrete corner block to Clayton Street and Newgate Street which includes a blank frontage to Newgate Street; and The bulky Grainger Street entrance with a taller eaves line than the adjacent buildings, prominent horizontal dormers and an uncharacteristic fenestration pattern. The site is located within Central Conservation Area and within the setting of a number of heritage assets. There is one Grade II listed building within the site boundary (No. 67 Clayton Street); the application does not include any direct works to the property and will result in effects to its setting only. This assessment considers the direct effects of the scheme on the character and appearance of the Central Conservation Area and the effect of the scheme on the setting of surrounding heritage assets. As set out by the scope of the ES (March 2015), the heritage assets within the immediate visual envelope of the site are likely to experience the most significant effects. A baseline assessment was undertaken in July 2015 to supplement work previously undertaken in early This comprised a combination of desk-based study and fieldwork. The desk-based study considered The National Heritage List for England, relevant mapping, plans and documents to identify elements of built heritage importance in surrounding streets and spaces. Reference was also made to the Local List of Buildings, Structures, Parks, Gardens and Open Spaces of Special Architectural or Historic Interest Supplementary Planning Document (adopted 2006). P12

19 As required by the National Planning Policy Framework (NPPF), the significance of the heritage assets affected by the proposals, both within and surrounding the site, has been established. This enables an assessment to be made of the effects of the development proposals on that significance. In terms of the indirect effects, the demolition and construction phases identified above will result in a minor magnitude of change to the settings of those heritage assets further away, rising to substantial nearer the site (Rose and Crown, 22 Newgate Street etc.). The nature of this change will be adverse over a temporary period as a result of the construction hoarding, materials and machinery being visible within their setting. The nature of change will be Minor Adverse to Substantial Adverse depending on proximity to the site. There will be a direct effect on the character and appearance of the Central Conservation Area during the demolition and construction phases. Given the extent of the conservation area, these temporary effects will result in a minor magnitude of change. These effects will be Minor Adverse in nature. In all cases, the adverse effects on the heritage assets will be for a temporary period only and are an expected activity within an evolving urban environment. The assessment considered the effects of the proposed development on the significance, including settings, of above ground heritage assets within and near to the site. The assessment demonstrates that the proposals represent an enhancement in terms of character and appearance to the Central Conservation Area in comparison to the existing Newgate Centre. The scheme will have a beneficial effect on the significance of heritage assets in the vicinity of the application site. A summary is provided in the table below: Table 6.1 Summary of Heritage Effects Heritage Asset Designation Significance of Effect 1 No. 67 Clayton Street (Nos are Grade II Substantial beneficial listed) 2 Central Conservation Area Conservation Area Minor beneficial Clayton Street Grade II Moderate beneficial 4, 5 Group 1: Numbers 81 and 85 and house to Grade II Minor beneficial the south of Number 85, Clayton Street and Clayton Street 6, 7 Group 2: Atlas Chambers and Northern Goldsmiths Grade II Minor beneficial 8 Assembly Rooms Grade II* Moderate neutral 9, Group 3: Number 56 (County Court), Grade II Minor beneficial 10 Westgate Road and 52 Westgate Road 11 Trustee Saving Bank, Grainger Grade II Minor beneficial Street 12 Church of St John the Baptist Grade I Minor beneficial Grainger Street Grade II Minor beneficial Grainger Street Grade II Minor beneficial P13

20 15 Victoria Buildings, Grainger Street Grade II Minor beneficial 16 Chaucer Buildings, Grainger Street Grade II Moderate beneficial Grainger Street Non-designated Minor beneficial heritage asset 18 Drinking Fountain, Bigg Market Grade II Minor beneficial Bigg Market Non-designated Minor beneficial heritage asset Grainger Street Grade II* Minor beneficial 21 Grey s Monument Grade I Negligible beneficial Grainger Street Non-designated Moderate beneficial heritage asset 23 Rose and Crown Public House Non-designated Substantial beneficial heritage asset Newgate Street Grade II Moderate to substantial beneficial Newgate Street Grade II Moderate to substantial beneficial 26, 27, 28 Group 4: Clayton Street, Newgate Street and Duke of Northumberland Public House, 18 Clayton Street Grade II Moderate beneficial P14

21 7.0 Ground Conditions The site is occupied by an existing retail and hotel complex. The site is underlain by Made Ground overlying Glacial Till and Middle Coal Measures. Sand and gravel lenses may be present within the Glacial Till. Groundwater is likely to be present within the Middle Coal Measures at depth. In addition, perched groundwater is likely to be present within the Made Ground or within sand and gravel lenses of the Glacial Till. Overall groundwater flow is expected to be southwards towards the River Tyne. A review of the site history has shown that the site was formerly occupied by other buildings prior to the site being cleared and the current complex being constructed. A qualitative contaminated land risk assessment was carried out and overall the site has been classified as Low risk (Minor Adverse impact). Mitigation measures during construction include the production of a Construction Environmental Management Plan to include precautionary and reasonable steps to prevent pollution by addressing construction methods and ensuring recommendations are adopted in the works. This should also specifically include measures to avoid contact with exposed soils. Mitigation measures after completion of the development are not required as there will be no exposed ground conditions due to the impermeable nature of the development. Intrusive ground investigations will be required in order to validate the findings of the Updated Environmental Statement (August 2015). Such investigation should include intrusive exploratory holes, taking soil samples and subsequent laboratory testing for a range of contaminants associated with the identified contamination sources. P15

22 8.0 Archaeology The archaeological assessment undertaken by The Archaeological Practice Ltd considers the likely or potential impact of the proposed redevelopment scheme upon archaeological remains within the development site. It draws upon evidence derived from a wide range of sources, including the City Heritage Environment Record, previous investigations in the locality, historic maps, published and documentary sources and site visits in order to The report incorporates an audit of both discrete and more extensive historical landscape components based on evidence from a wide range of sources, including historic maps, secondary historical works, excavation reports, the Tyne and Wear Heritage Environment Record (HER) and site visits. These sources of evidence are drawn upon to produce a catalogue of archaeological sites within and in the vicinity of the development site which may be directly or indirectly impacted by the development. The findings of the assessment are that, while there is no direct evidence for settlement of land-use within the site or in its immediate vicinity until the 13 th century, recent Carbon-dating evidence from the Newgate Street frontage opposite St Andrew s church tends to support the long-held suspicion that the pre-norman medieval town extended up Newgate Street. It must also be assumed that some level of prehistoric activity occurred within the site and the presence of Hadrian s Wall immediately to the south also suggests the possibility of Roman activity; indeed Newgate Street may have been a Roman thoroughfare. The street frontage of Newgate Street within the assessment area was probably built-up by the 13 th century and probably much earlier, with the backplots probably used for various domestic activities. By the middle of the 19 th century the proposed development site had been completely infilled by buildings and lanes behind the street frontages, largely as a result of, or associated with, Grainger s developments. It is considered likely that archaeological remains dating to and following the 11 th century or earlier will have been deposited on this site, particularly along the Newgate Street frontage; any such remains surviving there would be considered of high importance. However, it is likely that, as a result of various phases of development activity, notably Grainger s work in the first half of the 19 th century and the construction of the Newgate Centre in the mid-1960s, few, if any traces of the archaeological remains which would have been present in the area survive there. It is considered that truncated early ground surfaces could survive below the foundations of the west part of the modern basement access road and it is possible that some pockets could survive along the Newgate Street fringe of the development, including the adjoining external footpath. Therefore, the impact of the proposed development is likely to be Neutral or Minor Adverse in P16

23 parts of the site covered by the basement of the current Newgate Centre, but could be Major Adverse in the two areas noted above should invasive work be carried out on previously undisturbed ground The findings of the current archaeological assessment do not support a recommendation for archaeological evaluation by trial trenching within the footprint of the Newgate Centre where the depth of the basement exceeds four metres below current external street levels. However, limited evaluation by trial trenching is recommended for the Newgate Street footpath as the final development proposals include provision for extending the building footprint or carrying out trenching for service provision in that area. Increasing interest in the modernist, utilitarian architecture of the 1960s and 70s means that there is merit in recording the standing buildings of the Newgate Centre prior to their demolition, limited in scope to record photographs of the site and reproduction of contemporary records. P17

24 9.0 Wind Assessment A wind microclimate assessment has been conducted by RWDI (a specialist wind engineering consultancy) to assess the potential effect of the proposed development on the local wind environment. In particular the assessment considers the potential impacts of wind upon pedestrian comfort based on a review of the local wind climate data, in combination with a desk-based analysis of the expected environmental wind conditions at the site, supported by professional judgement and experience of similar urban developments and knowledge of the flow of wind around buildings. Any likely occurrence of strong winds is also reported. A review of the local wind climate data indicates that prevailing winds blow from the southwest throughout the year (with the strongest winds occurring from this direction during the winter), while secondary winds from the north and southeast occur during spring and summer. The wind microclimate around the proposed development is expected to be similar to that of the existing site. The local wind conditions within and around the development would be largely suitable for the intended pedestrian usage. Exceptions to this are the entrances facing on to Newgate Street on the north side of the site, where the expected conditions would be considered one category windier than desired for entrance use (albeit still suitable for thoroughfare use) and the northwest corner of the site where the localised occurrence of business walking conditions are considered one category too windy for comfortable thoroughfare use. However, it is noted that these conditions would be no worse than currently exist at the site (and furthermore, the usage of the area remains the same; i.e. pedestrian thoroughfare and retail entrance), and so mitigation would not be required. The proposed amenity spaces within Newgate Chare, the landscaped courtyards, and on the roof terrace areas are expected to have conditions that are suitable for their intended use. These areas would be inherently sheltered by the massing and layout of the development. P18

25 10.0 Daylight and Sunlight The Building Research Establishment (BRE) Guidelines Site Layout Planning for Daylight and Sunlight: a guide to good practice - (The BRE Guide) is the document referred to and accepted by most local authorities when assessing the sunlight and daylight issues/impacts from a proposed development. The criteria detailed in the BRE Guide have been adopted in testing the daylight and sunlight issues/impacts with the proposed development. The daylight and sunlight assessments are based upon several site inspections, a bespoke 3D survey and computer model prepared specifically for purpose detailing the height and massing of the existing and proposed site structures and relevant adjacent and neighbouring properties desktop research and architect s drawings of the proposals as detailed in the application. The VSC and ADF analysis results show that some 93.5% of the accommodation (bedrooms/studios) in the proposed development will benefit from either a VSC of 27% or an ADF of at least 1%, being the minimum target values specified in the BRE Guide. Over 70% of the studio areas achieve an ADF of 1.5% and some 90% of the studios achieve an ADF of over 1%. The rooms/areas that do not achieve either the BRE Guide VSC and/or ADF target levels are predominately situated at lower levels and open onto the enclosed courtyard areas forming part of the proposed development. Some 54% of the areas analysed achieve either a VSC of 30% and/or an ADF of over 2%; some 78% of the areas analysed achieve either a VSC of 27% and/or an ADF of over 1.5% and almost 96% of the areas analysed achieve either a VSC of 20% and/or an ADF of over 1%. Consequently some 96% of the rooms/areas within the development have daylight levels that are considered to be beneficial with the majority enjoying levels that are either Moderate or Substantial Beneficial. The proposed development will not have any adverse impact on daylight levels to the upper floor accommodation at Grainger Street. With the exception of a small area at third floor level where the development is considered to have a Neutral/Negligible impact, the development will show a Minor Beneficial impact to the relevant areas in Grainger Street. The sunlight analysis show that some 99% of the bedroom/study areas tested (being those within 90 degrees due south) in the proposed development will benefit from direct sunlight in the summer months. Whilst the sunlight target specified in the BRE Guide will not be met in all the areas tested, the sunlight levels shown in the analysis results are not considered to be either unusual or unacceptable given the nature, characteristics and location of the proposed development. As with the daylight assessment results those rooms/areas that do not achieve the BRE Guide are predominately situated at lower levels and open onto the enclosed courtyard areas forming part of the proposed development. When set within the context of the proposed development some 96% of the room/areas assessed are considered to enjoy at least Minor P19

26 Beneficial levels of sunlight with the majority of areas benefiting from levels that are Moderate or Substantial Beneficial. P20

27 11.0 Noise and Vibration An assessment of noise and vibration impacts has been undertaken by Adnitt Acoustics using guidance provided by national planning policy, local planning policy and national standards. The existing ambient noise climate has been ascertained through a background noise survey consisting of four measurement locations one of which was a long-term position over a weekend period. The assessment of construction noise and vibration impacts showed that this is likely to cause a Major to Minor Adverse impact at the nearest sensitive receptors. However, the noise and vibration emissions from the construction activities should be controlled through Best Practicable Means and some physical control measures around the site. Noise emissions from mechanical plant have been assessed and, following review of similar applications, the noise levels from any fixed mechanical plant are recommended to be designed such that they are practicably inaudible at the nearest noise sensitive receptors. This development has been shown to produce a localised beneficial reduction in road traffic noise levels at residential receptors on the Falconers Court elevation. However, the existing ambient noise levels at this location mean that this reduction is most probably not noticeable. P21

28 12.0 Air Quality The Newgate Centre Redevelopment (the proposed development ) has the potential to cause local air quality impacts during the construction phase. At this stage, detailed information related to traffic generated during construction is not available. However, construction vehicle movements are anticipated to fall below the threshold requiring assessment for air quality and the effects of emissions from on-site construction plant and vehicles will be short-lived and hence not significant with the recommended mitigation in place. In accordance with best practice guidance the site has been assessed as having a medium-high risk of causing dust nuisance during the construction phase, and relevant mitigation measures have been proposed to reduce impacts so that they are of Negligible significance. No additional traffic will be generated by the proposed development during the operational phase and hence consideration has been given only to site suitability for the introduction of residential receptors (the hotel and student accommodation). A review of existing local air quality monitoring and mapped data, and air quality modelling undertaken for a recent Low Emission Zone feasibility study for Newcastle, indicates that annual mean concentrations of nitrogen dioxide (NO 2 ) in the area are elevated and exceed the air quality objective in the area surrounding the proposed development. There is therefore a risk that air quality objectives would be exceeded where residential receptors are introduced, which would be considered a Substantial Adverse impact without mitigation. A ventilation scheme for the site is required and will be developed at a later stage, allowing clean air to be brought into the building leading to Negligible residual impacts. P22

29 13.0 Socio-Economics In considering the socio-economic effects of the proposed development the following points are of note: 1 The proposal represents a 70m investment in the area, which will deliver a 9.1m increase in local GVA per annum over 2 year build period; 2 This will also support 390 direct construction jobs per annum throughout the duration of the build period and a further 590 spin-off jobs supported in the supply chain and related services; 3 Once complete, the development of new retail and leisure uses and a hotel will create between 41 and 103 net additional permanent direct FTE jobs (depending upon the final use of the retail and leisure floorspace) and permanent indirect and induced FTE jobs in the local supply chain. This, in turn, will generate between 1.0 and 3.2 million GVA per annum through the creation of new on-site jobs; 4 The creation of 575 new student dwellings will deliver 2.0m of net additional expenditure in the local economy which itself could support c.28 new FTE jobs in new and existing local businesses; and 5 The scheme will generate 3.4m of NHB payments for Newcastle City Council and 450,000 of additional Business Rates receipts per year. Taking the above into account, the development proposals are considered to have a Moderate Beneficial effect with respect to the construction and operational stages. Therefore, no mitigation measures are required and the residual effect is considered to be Moderate Beneficial. The number of residents generated by the proposed development would make a contribution towards supporting the viability of existing local services such as community facilities, leisure and recreation facilities and local retail. With respect to health facilities, the baseline analysis identifies some existing spare capacity with respect to GP and Dentist provision in the local area. It is therefore considered that the residual effects on community, leisure and recreation facilities are Neutral and Negligible, taking into account existing provision within the local area. P23

30 14.0 Cumulative Effects and Summary of Findings 14.1 This section draws together the findings of the individual assessments, defines the inter-relationships between the assessment and any other developments in the area and identifies whether there are any residual effects which may require mitigation not previously identified. Residual Effects 14.2 The table below provides a summary of the main residual effects (post incorporation of mitigation measures) that could be expected to arise during the construction and operational phases of the proposed development. Table 14.1 Residual Effects Environmental Topic Effects during Construction Effects during Operation Townscape and Visual Impact Minor to Moderate Adverse Neutral to Substantial Beneficial Heritage Ground Conditions Archaeology Minor to Substantial Adverse Negligible/Neutral to Minor Adverse Minor Adverse to Minor Beneficial Neutral to Substantial Beneficial Neutral/Negligible Minor Adverse to Minor Beneficial Wind Conditions Negligible Minor Adverse to Minor Beneficial Daylight and Sunlight Neutral Minor Adverse to Substantial Beneficial Noise and Vibration Minor to Substantial Adverse Negligible Air Quality Negligible Negligible Socio Economic Moderate Beneficial Moderate Beneficial Sensitive Receptors 14.3 The technical assessments identified a range of sensitive receptors which have the potential to be impacted as a result of the proposed development. These include:- P24

31 1 Local labour force and businesses; 2 Construction Workers; 3 Existing local residents at; 4 Future residents with the proposed development (hotel and student accommodation); 5 Conservation Area and Designated and Non Designated Heritage Assets; and 6 Visitors to Newcastle City Centre (shoppers and tourists). 7 Construction Materials; 8 Groundwater and Surface Water; Inter-relationship of Direct Effects This assessment identifies where there is an accumulation of effects, in respect of townscape, heritage, ground conditions, archaeology, wind conditions, daylight and sunlight, noise and vibration, air quality and socio economic on particular receptors, the relationship between those effects and whether they give rise to the need for additional mitigation not identified previously. This assessment identified the following:- 1 Minor adverse impacts are identified for ground conditions and archaeology during construction. There is also the potential for archaeological impacts during construction to be minor beneficial, while socio-economic impacts will be minor beneficial during construction. 2 Although moderate adverse impacts are identified for townscape and substantial adverse effects are identified for noise and heritage during construction, these are short term in nature and are typical in relation to the construction of schemes in urban environments. Proposed mitigation, in the form of a Construction Environmental Management Plan ensures that these effects are minimised and are short term in nature. 3 After completion, there will be a minor adverse impact on receptors in respect of wind conditions on the entrances of the development on Newgate Street however minor adverse conditions currently exist along Newgate Street and therefore the proposed development is not exacerbating the current situation. There will also be neutral to minor adverse impact at worst in respect of daylight/sunlight after completion for a few isolated receptors on Grainger Street. 4 Minor to substantial beneficial effects are identified for townscape, heritage, wind and daylight/sunlight after completion. Moderate beneficial effects are identified in respect of socio economics, in terms of employment and investment. P25

32 5 Existing residents experience the greatest number of effects to varying degrees of significance, from potentially substantial adverse noise during construction and moderate adverse impacts in respect townscape and heritage during construction. After completion, these receptors experience substantial beneficial impacts in respect of townscape, heritage, daylight/sunlight and socioeconomics The analysis has identified that there is no requirement for or ability to identify additional mitigation measures to address effects arising from the inter relationship between impacts on sensitive receptors. Cumulative Effects Arising There will be no cumulative impacts during construction or after completion in respect of wind, archaeology, daylight/sunlight, and ground conditions. Cumulative effects in respect of noise and air quality will only be experienced during construction and mitigation measures will be implemented to reduce effects. The cumulative effects in respect of townscape, heritage and socio-economics after completion will remain beneficial. The cumulative impacts of other schemes are not so significant that they require further mitigation beyond that previously identified in the Updated ES (August 2015). P26