Longbridge Town Centre Phase 2 Planning Application

Transcription

1 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 City Council (BCC) by St Modwen Developments Ltd and Marks and Spencer ( the joint Applicants ) to develop part of the former MG Rover car plant at Longbridge in south-west Birmingham. The Longbridge Town Centre Phase 2 site ( the application site ) has already been granted a number of planning permissions that have resulted in provision of a fully remediated site and associated infrastructure ready for Phase 2 development. The proposed development of Longbridge Town Centre Phase 2 ( the Proposed Development ) will complement the Town Centre Phase 1 development located to the north, completed in Phase 2 will provide further retail accommodation, multi-deck and surface car parking, landscaping and associated works. An Environmental Impact Assessment (EIA) of the Proposed Development has been undertaken in accordance with the Town and Country Planning (Environmental Impact Assessment) Regulations 2011 (hereafter referred to as the EIA Regulations ). This nontechnical summary briefly describes the Proposed Development and summarises the findings of the Environmental Statement (ES). Site & Surrounding Area The application site is located approximately 11 km south west of Birmingham City Centre (see Figure ES1) and comprises land previously occupied by the MG Rover car plant which has subsequently been cleared of the former industrial buildings and contamination as part of the Phase 1 development. The 6.28 hectare application site is now vacant. It is bounded to the west by further development land alongside the A38), to the north by Town Centre Phase 1 and Austin Park (both recently completed as part of the wider site improvements), to the east by the Lichfield to Redditch Cross City railway line and to the south by the retained MG Motor UK Ltd site. To the north of the adjacent Town Centre Phase 1 and Austin Park is the newly built Bournville College, with Longbridge Technology Park and Railway Station further north of Longbridge Lane. A map showing the application site in relation to some of these other key sites is provided at the end of this summary.

2 The Development Proposals The Proposed Development layout is shown in Figure ES2 (with an indicative layout below) and comprises: A block of nine Non Food Retail Units (total external area 4,383m 2, maximum height 14m) A Marks and Spencer anchor retail store (external area 14,832 m 2, maximum height 20m) A Multi Deck Car Park (approximately 1,200 parking spaces over 6 levels, maximum height 21m) A Surface Car Park (approximately 500 parking spaces) A food and drink Pavilion (external area 589m 2, maximum height 9m) Access infrastructure and landscaping. The Environmental Impact Assessment Process Environmental Impact Assessment (EIA) is a process to assess the likely significant environmental effects of a proposed project together with ways to avoid or reduce any negative environmental effects. As well as technical assessment EIA includes consultation with people and organisations who would potentially be affected by the proposed project. The findings of the EIA are presented in an Environmental Statement. Since 2008, key parties including Birmingham City Council (BCC) have been continually kept informed regarding the evolving Masterplan for the entire Longbridge redevelopment area through regular meetings and workshops. Moving forward from the approval of Longbridge Town Centre Phase 1, consultation has focussed on the development of Phase 2. A Scoping Request was submitted to BCC in June 2013, with the formal Scoping Opinion received in July. Extensive public consultation has been undertaken over a period of time prior to submission of this planning application, including an advertised public event at the local youth centre, where attendees were able to discuss Town Centre Phase 2 proposals which were broadly similar to those proposed, and register their comments and any concerns. A number of key themes were identified through the feedback gained at this event, with a large majority of respondents confirming that the proposals would be a positive benefit to the area. This process reinforced community support for the regeneration of Longbridge including the Town Centre Phase 2 proposals which are the subject of this application. Planning Policy Context The proposals sit within a highly positive planning policy framework. National planning policy encourages the re-use of previously developed land and the theme of sustainability runs through national, regional and local level policy. The Environmental Statement reports on an assessment of the main policies and plans which are relevant to the Proposed Development. National policy includes themes of sustainable development, including the careful use of natural resources and maintaining high and stable levels of economic growth and employment. The Proposed Development takes these into account by regenerating brownfield land to the benefit of local and wider communities. In relation to regional planning policy, the Proposed Development meets the key objectives by

3 providing a significant number of job opportunities. BCC and Bromsgrove District Council produced an Area Action Plan (AAP) for Longbridge in response to the closure of the former car plant in 2005 and the opportunities the site presented to contribute to the social, economic and environmental regeneration of the area and wider region. The Proposed Development embraces the policies within the AAP and its aspirations for the wider Longbridge redevelopment site. Socio-economic Effects The Environmental Statement reports on an assessment of the social and economic profile of the area within which the application site lies, and the potential effects of the Proposed Development on this area. The baseline information indicates that significant parts of Longbridge suffer economic deprivation. The Proposed Development will deliver direct employment benefits through creating jobs during its construction and, more significantly, its operation. There will be further significant positive impacts on the local economy, bringing additional investment into the area and regenerating local economic development. Furthermore the proposals will assist in making Longbridge a sustainable and exciting place to live and work. Given that the assessment concluded that the socio-economic impacts are beneficial, mitigation (to reduce adverse impacts) is not necessary. Landscape & Visual Effects The Environmental Statement identifies and assesses the likely landscape and visual effects of the Proposed Development. Given the current nature of the application site (a vacant brownfield site), most impacts of the Proposed Development are positive. Where adverse impacts have been identified, mitigation measures are identified to avoid or reduce these. The assessment has considered the construction stage, and the operation of the development in the opening (year 1) and longer-term (year 15). The application site is currently vacant land (see photo above), and does not positively influence local landscape character or views. Nevertheless, during construction of the Proposed Development, the effects on local townscape will generally be adverse due to the combined effects of construction activities on site, and construction traffic off site. However, these effects will be temporary and will be reduced by erecting hoarding around the perimeter to screen on-site construction activities. During operation the character of the application site will inevitably change. The Proposed Development will link with Phase 1 and complementary developments to create a new townscape (see artist s impression overleaf). The new public space and landscaping will improve the local environment, enhance the street scene and add interest to the character of the surrounding area. The visual impacts of the completed Proposed Development will vary depending on people s vantage point. Although prominent in some views, the Town Centre Phase 2 will be in keeping with the existing urban area. It will improve the appearance of the application site, and will include new public space and landscape planting. As new planting matures, this will further enhance the street scene, integrating the new buildings with the surrounding townscape. Some residents to the east will have relatively close views over the railway to the new buildings, considered a minor adverse impact, but the landscape and visual impacts are predicted to be beneficial for most people.

4 possible measures related to operational aspects of deliveries and to the plant on the Non Food Retail Units will be explored with the buildings potential occupiers. Noise and Vibration Effects The EIA assessed the potential for either construction or operational impacts to arise as a result of generated noise and vibration. A noise survey identified the existing noise levels in areas around the application site, and standard calculations and modelling were applied to identify how these levels might change as a result of the Proposed Development. The key impacts considered were noise and vibration from construction activities and vehicles, and from traffic (including deliveries by lorry) and buildings (e.g. external heating and cooling units) once the development is completed and occupied. The assessment concluded that some properties (in particular to the east of the site) could experience some short-term minor to moderate increases in noise during construction. Therefore, a range of measures has been identified to avoid significant effects arising (such as the use of lower-noise equipment). Additionally, construction will not take place at night. No more than short-term and minor vibration effects are expected. Once the Proposed Development is open for business, it is predicted that some parts of the existing road network will have slightly reduced traffic noise, and other parts slightly increased traffic noise, but in both cases the change will be generally imperceptible. The combination of new retail buildings and deliveries to them will result in some minor adverse effects on the nearest properties, to the east of the railway. Modelling suggests that delivery vehicles will be one of the main causes, whilst roof-top fixed plant on the retail units will be another. These effects will be minimised by building a 4m high noise barrier parallel to the road on the site s eastern boundary with the railway, with another similar noise barrier alongside plant on the roof of the Marks and Spencer superstore. Further Air Quality Effects An assessment of air quality has involved a review of existing air quality monitoring data; a qualitative assessment of the effect of construction; and quantitative assessment (using an accepted standard model) of the impact of changes in traffic on air quality once the Proposed Development is operational. During construction the only identified impact is the risk of dust being carried away from the construction site. Best practice measures will be used to reduce this risk and with these measures in place any effects would be minimal. Assessment of potential changes in traffic has considered the effects on levels of pollutants associated with vehicles exhausts (known as nitrogen dioxide (NO2) and particulates (PM10)). None of the 24 locations modelled along the local road network will fail any of the relevant national air quality standards as a result of the Proposed Development. Although some locations may exceed the annual average standard for NO2, this will also be the case without the Proposed Development. Thus the Proposed Development is predicted to have a negligible impact on air quality. Transport, Movement & Access Effects The EIA considered the changes in traffic volume, journey times and delays in order to identify any impact of the Proposed Development, once completed, on three specific routes leading into and out of Longbridge, i.e. along Lickey Road, Longbridge Lane and Bristol Road South. The Environmental Statement summarises some of the findings of a more detailed Transport Assessment which has been prepared as a separate document to support the Planning Application. Modelling of the highway network has indicated that there may be a minor increase in traffic on Longbridge Lane, potentially affecting local residents. However, the increase is below a level that is generally considered to be have a discernible effect and would not have any significant environmental impact. Effects were identified as neutral for pedestrians, cyclists and public transport, but potentially moderately adverse for drivers (as a result of slightly increased journey times).

5 An Area Wide Travel Plan for the Longbridge redevelopment has already been identified as part of Town Centre Phase 1. This seeks to reduce reliance on single occupancy car travel and improve the take up of public transport. This will assist in the mitigation of the modelled increase in traffic flows and reduce the potential delay times that the model has suggested. Cumulative Effects The EIA Regulations require that the Proposed Development is assessed in combination with other major developments in the area, to determine if there is the potential for cumulative effects to arise that are more significant than the effects of the Proposed Development alone. The air quality and transport impact assessments for the Proposed Development already take account of projected road traffic from other developments, and therefore no separate cumulative effects assessment is required. The socio-economic, landscape and visual and noise and vibration effects of the Proposed Development were all assessed in combination with other major developments in the area, including: residential developments at Longbridge East, Lickey Road and Longbridge North; Longbridge Park and Ride; Austin Avenue (new town centre access road); and the currently active MG car plant (likely to expand its manufacturing). Summary The Proposed Development has been subject to an Environmental Impact Assessment in accordance with the Town and Country Planning (Environmental Impact Assessment) Regulations This specialist assessment considered each of the key environmental topic areas. Where adverse impacts have been identified, mitigation measures have been provided to either reduce or remove the impacts where possible. In some circumstances the opportunity for improvement has been highlighted and incorporated into the design of the Proposed Development. The Proposed Development, in conjunction with the completed Town Centre Phase 1 development, will provide a sustainable Town Centre that will benefit the residents and businesses in the area, Birmingham, as a whole and the wider region. The Environmental Statement which reports on the EIA demonstrates that with the correct mitigation incorporated into design and construction of the Proposed Development there are opportunities to provide long-term beneficial effects to the Longbridge area. The assessment has concluded that there will be no significant adverse cumulative effects on any environmental features. However, there will be a likely significant cumulative beneficial effect for local people and business as a result of economic regeneration and job opportunities in the new heart of Longbridge. Further details and contact information Further details relating to the Environmental Assessment of the scheme are provided in the Environmental Statement, copies of which can be obtained (paper or on CD) for 10, by writing to: Halcrow Group Limited Red Hill House 227 London Road Worcester WR5 2JG for the attention of the EIA Team

6 Town Centre Phase 2 (red line) & existing amenities at Longbridge