South Macclesfield Development Area, Phase 1 Environmental Statement Non- Technical Summary. For Engine of the North

Transcription

1 South Macclesfield Development Area, Phase 1 Environmental Statement Non- Technical Summary For Engine of the North April 2015

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3 Contents Contents 3 1 Introduction 1 2 The Proposals 5 3 Alternative Options 8 4 Environmental Impact Assessment 10 5 Traffic and Transport 14 6 Air Quality 16 7 Noise and Vibration 18 8 Ecology and Nature Conservation 20 9 Landscape and Visual Cultural Heritage and Archaeology Water Environment Ground Conditions Availability of Environmental Statement 33

4 1 Introduction What is this document? 1.1 This is a non-technical summary of the Environmental Impact Assessment (EIA) prepared as part of the proposed construction of a mixed use commercial and residential development at land to the east of Congleton Road, Macclesfield ( the Site ). 1.2 The non-technical summary (NTS) is a standalone document. It is required under the Town and Country Planning (Environmental Impact Assessment) Regulations 2011 (as amended). 1.3 The NTS is designed to be read on its own. It explains the environmental implications of a proposed development to the ordinary public, informing them, and allowing them to decide whether they would like more detail on the proposals. 1.4 More information and greater technical detail is available in the Environmental Statement (ES). The ES is a separate document which has been submitted as part of the planning application. Please see Section 12, Availability of Environmental Statement, for details on how and where to view the ES. What is being proposed? 1.5 Engine of the North (the Applicant ) is applying for planning permission for the construction of up to 325 residential units, a food store up to approximately 7,400 m 2, an eight pump petrol filling station, and a retail unit of mixed uses up to approximately 460 m 2, alongside highways works, landscaping, public realm, car parking and other associated works. 1.6 The application is in outline form, which means that another application pertaining to the detail of appearance, access, landscaping, layout and scale of the proposed development will be submitted at a later stage. 1.7 The application will be submitted to Cheshire East Council (CEC). Where is this happening? 1.8 The Site is located to the east of the A536 Congleton Road, approximately 2km south of Macclesfield town centre. 1.9 Figure 1 overleaf shows the Site location. South Macclesfield Development Area, Phase 1 Environmental Statement Non-Technical Summary 1

5 Figure 1: Site Location What is located on the site at the moment? 1.10 The existing Site comprises uncultivated grassland bordered by trees and hedgerows, with playing fields in the south. There is a small single-storey pavilion building in the south west of the Site In the south of the Site is a historic landfill below ground level The Site is currently used for recreational purposes, including sports matches and dog walking The figures overleaf illustrate the Site from above (Figure 2) and the boundaries of the Site (Figure 3). The red line on Figure 3 illustrates the area within which planning permission is being applied for. South Macclesfield Development Area, Phase 1 Environmental Statement Non-Technical Summary 2

6 Figure 2: Existing Site Figure 3: Site Context South Macclesfield Development Area, Phase 1 Environmental Statement Non-Technical Summary 3

7 Why is this development being brought forward? 1.14 There is an existing need for 10,173 additional houses in Macclesfield, as identified in the 2013 Strategic Housing Marking Assessment Update 1, and this figure is projected to increase. The Site provides an opportunity to meet local housing demand and forms a natural extension to the existing urban settlement Retail studies indicate there is demand for increased retail provision in the area. The Proposed Development would address this need The Proposed Development involves the improvement of the existing sports facilities. It will relocate the sports pitches away from the road and provide new facilities and a multi-use games area, along with a trim trail, to enhance the playing fields Bringing forward the Proposed Development represents the realisation of the long adopted Local Plan allocation for the development of the Site, along with the wider SMDA area. Who has been consulted? 1.18 The proposals have been formulated following extensive consultation with the local public and Cheshire East Council A public exhibition and drop in session were held to consult on the proposals, attended by various members of the project and design team. A public exhibition was held at Macclesfield Town Hall from Monday 9th to Friday 13th December A drop in session was held at Macclesfield Library on Thursday 12 December 2013; material was then available for public viewing and comments for three weeks afterwards. 1 Strategic Housing Market Assessment Update (2013), available at: South Macclesfield Development Area, Phase 1 Environmental Statement Non-Technical Summary 4

8 2 The Proposals What will the redevelopment process involve? 2.1 Broadly, the Proposed Development will involve three distinct phases: Phase 1 New sports pitches and associated facilities, including buildings, will be provided in the south eastern part of the Site. These facilities will be constructed and made available for use before the existing pitches are taken out of use and re-developed for the foodstore, petrol station and car park. Phase 2 The foodstore, signal junction and the western section of the east-west road link would be developed once the sports pitches have been relocated. Phase 3 Construction of the residential element will involve dividing the land up into parcels of approximately units. It is likely that the residential element will be built out in a phased manner by different house builders. 2.2 Machinery used during redevelopment will consist of standard demolition and construction plant, and is expected to include excavators, a concrete crusher and piling rigs. 2.3 The Site will be secured and surrounded with hoardings to ensure public safety and mitigate adverse environmental effects. How long will it take? 2.4 The demolition and construction programme is anticipated to span a five year period. The environmental impact assessment has assumed that the Proposed Development will be fully operational by Table 1 below outlines the main phases and when they are expected to occur. Table 1: Indicative Programme Phasing Construction Activity Approximate Start Date Approximate End Date Phase 1 - Sports Pitches Q Q Phase 2 - Foodstore Q Q Phase 3 Residential Q Q Development in full operation An Environmental Impact Assessment (EIA) has been prepared based on the assumption that the Proposed Development will become fully operational in When will the development activity take place? 2.7 The proposed working hours are: 08:00 16:00 hours on weekdays; 08:00 12:30 hours on Saturdays; No working on Sundays, during Bank Holidays or Public Holidays. 2.8 Occasional abnormal deliveries or inspection of equipment could take place outside of these hours. South Macclesfield Development Area, Phase 1 Environmental Statement Non-Technical Summary 5

9 What will it look like afterwards? 2.9 The Proposed Development will be a high quality mixed use development, providing up to 325 residential units, a retail foodstore and other retail uses. The upper height limit for two storey new houses (and other buildings) will be 9m. For three storey buildings, the upper height limit will be 12m The existing playing fields in the south west of the Site will be reprovided in the south east. The commercial land use will be sited in the south eastern corner, which is felt to be most appropriate given its proximity to Congleton Road and the historic landfill underlying this area. New facilities and a multi-use games area, along with a trim trail, will also be provided to enhance the playing fields Access into the Site will be from a new signal controlled junction with Congleton Road in the south west corner of the Site. The proposed link road running through the south of the Site will join London Road to the west once the remainder of the SMDA works are complete, which will be subject to a separate planning application A number of pedestrian and cycle linkages into and through the Site are proposed. The network of footpaths, greenways and cycleways will provide strategic walking/cycling connections to Danes Moss and south Macclesfield and help to connect the new neighbourhood to existing residential areas. Controlled crossing facilities on Congleton Road are proposed in order to provide safe crossing points into the Proposed Development Existing vegetation will be retained where possible, and new foliage planted, to create a mature landscape character and integrate it into the existing landscape character. This will also help to screen the Proposed Development from neighbouring properties A number of formal and informal spaces for play and recreation will be provided. As a minimum, nine play experiences will be created across the Site Due to the outline nature of the application, the detailed elements of design will be applied for at a later stage The layout of the Proposed Development, in terms of parameters, has been assessed for the environmental impact assessment Figure 4 below illustrates the layout of the Proposed Development. South Macclesfield Development Area, Phase 1 Environmental Statement Non-Technical Summary 6

10 Figure 4: Parameters Plan of the Proposed Development South Macclesfield Development Area, Phase 1 Environmental Statement Non-Technical Summary 7

11 3 Alternative Options 3.1 The EIA Regulations require the ES to identify the alternatives that were considered during the design process. Do Nothing Alternative 3.2 The Do Nothing alternative refers to the option of not progressing with the Proposed Development. This means not applying for planning permission for development of the Site. 3.3 The Site has the potential to make an important contribution to housing targets within the borough. There is an existing need for 10,173 additional houses in Macclesfield, and this figure is projected to increase. The Site provides an opportunity to meet local housing demand and forms a natural extension to the existing urban settlement. 3.4 Retail studies indicate there is demand for increased retail provision in the area. The Proposed Development would address this need. 3.5 The Proposed Development involves the improvement of the existing sports facilities. It will relocate the sports pitches away from the road and provide new pavilion facilities. 3.6 The Site is strategically allocated in the Local Plan, and is considered to be suitable for housing due to its urban fringe location and good transport links. Bringing forward the Proposed Development represents the realisation of the long adopted Local Plan allocation for the development of the Site, along with the wider SMDA area. 3.7 The Proposed Development will improve local road links and contribute to traffic relief through the provision of a link road. 3.8 Given consideration of the above, the Do Nothing scenario was therefore discounted. Alternative Sites 3.9 Alternative Sites were not appropriate for this development as the Site is a large strategic site that was designated through the local plan process The Site forms a natural extension to the existing Macclesfield urban settlement. It was selected for a number of reasons, including that it is considered to be a natural extension to the existing urban conurbation, and that it will complement the nearby Silk Street proposals The Site s urban fringe location, transport links, and the facilitation of a link road to reduce traffic pressure on key transport routes are key elements in its selection as a suitable site for mixed-use residential and commercial development. Alternative Uses 3.12 Given the size and strategic location of the Site, it was considered best to accommodate a mix of uses which would increase the sustainability of the scheme, while also maximising wider economic benefits The existing recreational sports provision at the Site will be reprovided; this has been a central tenet of the scheme. South Macclesfield Development Area, Phase 1 Environmental Statement Non-Technical Summary 8

12 3.14 The proposed commercial and residential mix of uses contributes to the viability of the scheme, as the food store will provide a commercial anchor in order to facilitate construction of the new Site access and link road. Funding these elements of new infrastructure is an important consideration in ensuring the viability of the residential elements of the Site The historic landfill in the south of the Site is more suited to commercial use, as it presents less risk in terms of contaminant pathways given that the majority of the Site will be hardstanding For the reasons above, alternative uses were discounted as the proposed commercial and residential mix contributes to the Site s viability and deliverability, while the recreational use is reprovided as an important asset to the local community. Alternative Configurations 3.17 The layout of the Site has been influenced by geo-environmental site investigations, a flood risk assessment, a Phase 1 extended habitat and bat activity survey, and a landscape and visual assessment; therefore there was considered to be limited scope for considering alternative layouts. The factors influencing the Site s layout are discussed below. Soil pollution exists at the Site, with the highest risk in the south west where the historic landfill was. Siting the commercial area here is most appropriate as the majority will likely be hard landscaped and it is a less sensitive land use. The main access is in the south west of the Site, so locating the commercial area nearby also increases the efficiency of access for visitors entering the Site, and reduces the potential for traffic nuisance at the residential receptors. Relocation of the sports pitches away from the historic landfill area is beneficial in reducing pollution risks. Additionally, placing the sports facilities further from Congleton Road will reduce users exposure to traffic-related noise and pollution emissions. Tree and hedgerow retention is a key part of the scheme as there are habitats of ecological importance at the Site, including mature trees suitable for bat habitation, and grassland which was, or had the potential to become through restoration, ecologically important. Therefore, the outline layout and design has focused on the principles of green infrastructure and connectivity, with the greenways included and trees and hedgeways retained where possible. The Proposed Development will be visible to several surrounding receptors and receptor types. The retention of mature trees and hedgerows where possible, particularly on the edge of the Site, was identified as a key measure to minimise such effects. Sustainable urban drainage systems (SuDS) are proposed which would reduce run-off rates and protect the quality of water resources. Therefore, where possible, key landscape features were included or retained in order to provide natural interception and slow rainwater infiltration rates. The residential area is situated in the north of the Site as it poses a lower risk than the contamination associated with the historic landfill and made ground. It also increases the connectivity with surrounding residential areas and the town centre further north, and forms a natural extension to the southern urban fringe of Macclesfield and the existing houses to the north. South Macclesfield Development Area, Phase 1 Environmental Statement Non-Technical Summary 9

13 4 Environmental Impact Assessment What is an EIA? 4.1 The Environmental Impact Assessment (EIA) process is the mechanism by which development proposals are appraised in terms of environmental criteria, in addition to socio-economic, engineering and technical considerations. 4.2 The purpose of the EIA is to establish the nature of development proposals, and the environment in which they are likely to take place, in order to identify likely significant effects on the environment that may arise. 4.3 Both the short-term and long-term effects of development, including temporary and permanent impacts, are considered. This is done by comparing the existing situation at the start of the work (baseline) with the projected situation during and after the Proposed Development. 4.4 The Proposed Development exceeds the thresholds outlined in Schedule 2 of the Town and Country Planning (Environmental Impact Assessment) Regulations 2011 (as amended). Whilst the Local Planning Authority (LPA) has not requested an EIA in relation to the Proposed Development, an ES has been prepared in support of the Planning Application on a voluntary basis in order to ensure that that the LPA has the fullest picture of the proposals at this outline stage. 4.5 This non-technical summary forms an important part of the EIA process. Please refer to Section 1 Introduction for more information on the non-technical summary. What environmental effects does the EIA consider? 4.6 An EIA should consider all likely significant environmental effects resulting from the proposals. These are identified through scoping of the effects, the purpose of which is to narrow the focus of the EIA to what is considered to be significant. 4.7 An informal EIA Scoping exercise was undertaken to identify the likely significant effects on the environment, and therefore the scope of the assessment, with reference to established guidance. In addition formal requests were sent to a number of statutory bodies, including United Utilities and the Environment Agency. 4.8 Therefore, the scope of the EIA has been developed through consultation with various statutory and nonstatutory consultees. Comments have been considered and responded to in the ES. Chapter 2 of the ES, EIA Methodology, discusses the scoping exercise in more detail. 4.9 The following topics were identified as being likely to experience significant effects: Traffic and Transport; Air Quality; Noise and Vibration; Ecology and Nature Conservation; Landscape and Visual Effects; Cultural Heritage and Archaeology; Water Environment; Ground Conditions; and South Macclesfield Development Area, Phase 1 Environmental Statement Non-Technical Summary 10

14 4.10 Effects were considered for both the construction and operational phases of development The following topics were not included in the assessment, as they were identified as unlikely to have significant environmental effects: Socio-economics; Daylight, Sunlight and Overshadowing; Light Spillage and Solar Glare; Wind Microclimate; and Electronic Interference In addition to the effects resulting from the Proposed Development, other consented or reasonably foreseeable developments ( committed developments ) within the wider area have been considered. This is to account for any cumulation between effects resulting from the Proposed Development and from these surrounding developments. These schemes are at varying stages of the development process and are shown in Table 2 below. Table 2: Cumulative Schemes Development Lyme Green Business Park Henshaws site (Barratt Homes) Silk Street scheme (Wilson Bowden developments) Emerson site Gaw End Lane Chester Road Location Lyme Green, off London Road Located to east of railway line Site off Moss Lane on the Moss estate Land at Churchill Way, Macclesfield town centre West of Congleton Road (A536) Site to the south of Lyme Green Business Park Former TA Centre, Chester Road How will environmental effects be managed? 4.13 Environmental controls (or mitigation measures) will be introduced to eliminate, reduce or offset likely significant adverse environmental effects resulting from the proposals. Mitigation measures are described in greater detail in the individual technical chapters of the Environmental Statement The proposed environmental controls include: Preparation of a Construction Environmental Management Plan (CEMP) which clearly sets out the methods of managing environmental issues for all involved with the proposals, including supply chain management; Requirement to comply with the CEMP included as part of the contract conditions for each element of the work. All contractors tendering for work will be required to demonstrate that their proposals can comply with the content of the CEMP and any conditions or obligations secured through the planning permission; In respect of necessary departures from the above, procedures for prior notification to CEC and affected parties would be established; Establishing a dedicated point of contact and assigning responsibility to deal with demolition and construction related issues if they arise. This would be a named representative from the contractors team; and South Macclesfield Development Area, Phase 1 Environmental Statement Non-Technical Summary 11

15 Regular dialogue with CEC and the local community It is anticipated that these controls would be secured by appropriate planning conditions or obligations. Who has been involved in the EIA process? 4.16 The EIA process has involved communication and collaboration between the Applicant, Deloitte Real Estate, Cheshire East Council, AECOM, WYG, Gillespies, statutory consultees and the public Table 3 summarises the Proposed Development s project team and their roles. Table 3: Project Team Organisation Engine of the North Deloitte Real Estate How Planning Pozzoni AECOM WYG Gillespies Expertise The Applicant Town Planning, EIA Project Management Retail Planning Masterplanning Traffic and Transportation Air Quality, Noise and Vibration, Ecology and Nature Conservation, Cultural Heritage and Archaeology, Water Environment, Ground Conditions Landscape and Visual effects What were the results of the EIA? 4.18 The following sections summarise the methodology used in determining the likely significant effects of the Proposed Development and a high-level overview of the outcomes of the EIA This section is organised into technical subjects. Greater detail can be found in the relevant chapters of the Environmental Statement (6 to 13) and their technical appendices The technical topic chapters represent those elements of the environment considered likely to experience significant effects and which were therefore assessed in the EIA. These are identified above in para With regard to the assessment for each topic, the subsequent sections discuss: Methodology and scope; Baseline conditions; Likely significant effects of the Proposed Development; Mitigation; Likely residual effects following mitigation. Significance of Effects 4.22 The likely effects of the Proposed Development have been classified according to their significance Significance is determined as a function of both the magnitude of change from the baseline environment and the sensitivity of the receptor. Chapter 2 of the ES, EIA Methodology, describes this process in greater detail. South Macclesfield Development Area, Phase 1 Environmental Statement Non-Technical Summary 12

16 4.24 This serves as a useful guide for specialists to assess effect significance. Where discipline-specific methodology has been applied that differs from these generic criteria, this has been clearly explained within the relevant ES chapters (6 to 13) Table 4 illustrates how most significance ratings were determined. Table 4: Effect Significance Ratings Magnitude Impact of Sensitivity of Receptor High Moderate Low Major Major Adverse / Beneficial Major - Moderate Adverse / Beneficial Moderate Minor Major - Moderate Adverse / Beneficial Moderate - Minor Adverse / Beneficial Moderate - Minor Adverse / Beneficial Minor Adverse / Beneficial Moderate - Minor Adverse / Beneficial Minor Adverse / Beneficial Minor - Negligible Negligible Negligible Negligible Negligible 4.26 Effects deemed to be significant in EIA terms are those classified as moderate and major ; negligible and minor effects are not considered significant. South Macclesfield Development Area, Phase 1 Environmental Statement Non-Technical Summary 13

17 5 Traffic and Transport 5.1 An assessment of the likely significant effects of the Proposed Development on the Site and surroundings in respect of traffic and transportation has been undertaken. Both the construction and operational phases of the Proposed Development were considered. 5.2 The assessment considered the effects of traffic associated with the Proposed Development and identified suitable routes for the expected increases on the local highway network. It was conducted in accordance with the Institute of Environmental Assessment s (IEA) Guidelines for the Environmental Assessment of Road Traffic (1993). 5.3 The following topics were assessed in relation to traffic and transport: Severance Driver Stress and Delay Pedestrian and Cyclist Amenity and Delay Hazardous Loads; Fear and Intimidation; and Accidents and Safety. 5.4 Air pollution and dust and dirt were assessed separately within the air quality assessment. 5.5 The study area for the assessment was agreed with Cheshire East Council and modelling assessments were undertaken on six key junctions and in accordance with best practice and technical guidance. 5.6 Baseline traffic count surveys were undertaken in 2013 to ascertain existing traffic flows. These were done at peak hours of 07:30 09:30 and 16:30 18:30 for Friday and 11:00 13:00 for Saturday. Baseline accident data was collected from official records. 5.7 The morning, evening and weekend peak hours used in the assessment were 08:15 09:15, 16:45 17:45, and 11:45 12:45. These peak hours were determined by combining the traffic survey data with the predicted retail store and residential trip generation to ascertain the worst case scenario within the survey periods. 5.8 Four of the junctions were assessed using a future assessment year of 2020 which accounts for expected developments. Growth factors were applied to existing traffic flows data taken in 2013 and used as a baseline pre-development scenario for the 2020 future assessment year. 5.9 Two of the junctions were subject to a separate assessment by Atkins on behalf of CEC for a 2030 future year to assess the suitability of the road proposals of the wider masterplan. This data was used as a baseline pre-development scenario for the 2030 future assessment year Cumulative effects in relation to nearby developments were assessed where information was available Traffic flows have been presented in units of passenger car units (PCU). Therefore, other modes of transport have been converted using a conversion factor for consistency. South Macclesfield Development Area, Phase 1 Environmental Statement Non-Technical Summary 14

18 5.12 Trip generation was determined with reference to the TRICS database 2, with person and vehicular trips calculated for the peak periods. Residential trip distribution was estimated by analysing Outward Commuter Flow data for the area. Commercial trip calculation was informed by established guidance and the retail impact assessment accompanying the planning application. The proposed additional retail is assumed to be a community pub, which is not considered likely to generate significant traffic. The recreational facilities are being reprovided in place of existing ones. Therefore, these elements were not assessed Baseline data indicated the general safety record on the local highway network is good; the Site is in a relatively accessible location for pedestrians, cyclists and public transport; and good bus links exist between the Site, town centre and railway station No significant effects were found during the assessment. Minor adverse effects on severance and driver stress and delay were identified. Negligible effects were assessed for all other topics Cumulative effects were assessed as negligible where information was available to inform the assessment Mitigation in the form of improved pedestrian and cyclist facilities is proposed. A Construction Environmental Management Plan (CEMP) will be implemented to minimise the risk of significant environmental effects during construction; this will include the use of defined haulage routes, timing of heavy and abnormal load deliveries to avoid peak hours and on-site wheel washing facilities Residual effects on severance were assessed as minor beneficial. Residual effects on driver stress and delay were found to be minor adverse. All other residual effects were negligible Figure 5 below illustrates the study area. The highlighted junctions were assessed, and the road links between these junctions were also assessed. Figure 5: Traffic and Transport Assessment: Junction Assessment Location Plan 2 TRICS (Trip Rate Information Computer System) is a database of trip rates for developments used in the United Kingdom for transport planning purposes South Macclesfield Development Area, Phase 1 Environmental Statement Non-Technical Summary 15

19 6 Air Quality 6.1 An air quality assessment for the Proposed Development with respect to air quality has been undertaken in accordance with published methodology. 6.2 The construction phase assessment utilised a risk based approach, rather than defining the magnitude of change. The operational phase assessment considers the quantified predictions of the change in nitrogen dioxide (NO 2 ) and particulate matter (PM 10 ) for the operational phase of the Proposed Development due to changes in traffic movement. 6.3 Baseline data were gathered from monitoring and background data held by the local authority and Defra. The Site is not located within an Air Quality Management Area (AQMA). The nearest AQMA is located approximately 1.3km to the north east. 6.4 During construction, potential effects relate to dust and particulate matter emissions generated during earth moving, and the potential effects of airborne dust on human and ecological receptors. Potential operational effects relate to increased emissions resulting from traffic arising as a result of the Proposed Development. 6.5 Prior to the implementation of appropriate mitigation measures, the significance of emissions from the construction phase has been assessed as moderate adverse at the worst affected receptors. Appropriate mitigation measures have been recommended based on best practice guidance. It is anticipated that with these mitigation measures in place, the risk of adverse effects due to emissions from the construction phase will be low. Construction phase mitigation will comprise standard control measures to limit the production and migration of dust from onsite activities. These measures will be controlled through a Construction Environmental Management Plan (CEMP) and agreed in advance with the local authority. 6.6 Operational effects have been assessed for the year 2020, which is the assumed opening year of the Proposed Development. The assessment of the effects of emissions from the proposed traffic associated with the scheme determined that the maximum predicted increase in the annual average exposure to nitrogen dioxide (NO 2 ) at any existing residential receptor is likely to be 2.32µg/m 3, at 163 Congleton Road. 6.7 The assessment presents a worst case scenario of the Proposed Development in that it makes a number of worst case assumptions. Firstly, it assumes that there will be no reduction in background air quality concentrations beyond Secondly, it does not assume improvement in emission rates associated with road traffic, as such 2010 emission rates were utilised for future year predictions. 6.8 No modelled existing receptor locations both outside and within the AQMA are predicted to experience exceedances of the relevant Air Quality Objective (AQO) for NO 2 as a result of the Proposed Development. The maximum predicted increase in NO 2 at receptor locations within the AQMA is 0.11µg/m 3 at 45 Mill Lane (R24). 6.9 The maximum predicted increase in the annual average exposure to particulate matter at any existing residential receptor due to changes in traffic movements associated with the scheme is 0.50µg/m 3, at 163 Congleton Road (R3). In all scenarios, all modelled residential receptor locations are predicted to meet the relevant AQOs for PM 10. South Macclesfield Development Area, Phase 1 Environmental Statement Non-Technical Summary 16

20 6.10 Operationally, the significance of the effects of the Proposed Development with respect to NO 2 exposure is determined to range from minor adverse to negligible. With respect to predicted PM 10 exposure, the significance of effect is anticipated to be negligible Operational phase mitigation will include in-built design measures to encourage alternatives to car travel; and odour control systems to prevent and minimise potential odours resulting from the commercial elements of the Proposed Development. Following the adoption of the recommended mitigation measures, the Proposed Development is not considered to be contrary to any of the national, regional or local planning policies Cumulative effects for both the construction and operational phases are anticipated to be negligible The residual significance of all construction effects is negligible following mitigation. Operational phase effects, following mitigation, will be negligible. Figure 6: Air Quality Assessment Area South Macclesfield Development Area, Phase 1 Environmental Statement Non-Technical Summary 17

21 7 Noise and Vibration 7.1 The impact of noise and vibration has been assessed in the context of the current and future residents at the Site during construction and operation of the Proposed Development. 7.2 For existing residential receptors, an assessment was undertaken which considered noise from the proposed foodstore including deliveries, groceries on-line, car parking, petrol filling station, building services plant and recycling as well as consideration of relocating the existing sports pitches within the Site boundary. Due to the outline nature of the application, the assessment was undertaken with regard to potential and reasonable worst case assumptions. 7.3 Baseline assessments of the Site indicate existing residents are currently exposed to noise levels from road traffic and birdsong. 7.4 During construction, with no mitigation measures implemented, the effects of construction noise and vibration could be classified as being of major adverse significance during certain periods of the works. Mitigation will be implemented to reduce these effects and will include the use of best available techniques during construction and liaison with local residents. Following the implementation of standard mitigation measures, no significant effects are anticipated. 7.5 Mitigation measures will be assessed and outlined clearly at the detailed planning stage and implemented by way of a Construction Environmental Management Plan (CEMP). Mitigation should reduce the construction phase effects to negligible and non-significant significance. 7.6 During operation, the impact of the Proposed Development in terms of off-site road traffic noise will be insignificant and negligible and is not expected to be discernible at existing receptors located within proximity to the existing road network. It has also been established that noise from commercial uses, and sports pitches relating to the Proposed Development, will also fall within the relevant noise criteria through appropriate design practices being followed during the detailed scheme design. Effects which are significant are not predicted to occur. 7.7 With regard to proposed residents, noise intrusion and external amenity at proposed receptors, road traffic noise and noise from commercial uses, and sports pitches relating to the Proposed Development were assessed. It is anticipated that noise levels will generally fall within the target criteria without the requirement for mitigation. Potential exceedances in the target noise criteria in internal and external private spaces have been identified for proposed dwellings along the western fringe of the Site facing Congleton Road. However, with appropriate mitigation the target criteria will be achieved. 7.8 Mitigation will comprise alternative means of ventilation to internal habitable spaces and noise screening through either proposed buildings or through close boarded fences to private external amenity areas. Screening will also be required for external amenity spaces at proposed dwellings aligning Congleton Road. The requirement for mitigation will be addressed during the detailed scheme design. 7.9 Where mitigation has been identified as being required, such measures are standard design considerations and easily implemented. All residual operational effects are therefore assessed as negligible to minor adverse, and non-significant. South Macclesfield Development Area, Phase 1 Environmental Statement Non-Technical Summary 18

22 7.10 Figure 7 illustrates the noise monitoring locations used during the Noise and Vibration technical assessment. Figure 7: Noise and Vibration Assessment: Noise Monitoring Locations South Macclesfield Development Area, Phase 1 Environmental Statement Non-Technical Summary 19

23 8 Ecology and Nature Conservation 8.1 The impact of the Proposed Development has been assessed in the context of the current and future features of importance to ecology and nature conservation at the Site. 8.2 The methodology involved a desk study and several field surveys by qualified ecologists; an Extended Phase 1 Habitat Survey was also undertaken. Ecological impact significance is described in terms of its characteristics and level of certainty, and therefore a marginally different method of classification was used than that shown in Table 4 of this report. 8.3 The Site consists predominantly of semi-improved grassland, marshy grassland, amenity grassland and deciduous woodland (lowland mixed deciduous and wet woodland). Scrub is often present as a mosaic within the two former habitat types. Occupying smaller areas are tall ruderal, swamp and hard standing. Five ditches are present on site along with scattered trees. There is one building located on the western boundary of the Site and two ponds, inundated with vegetation, are located within the north-west section of the site. 8.4 Some of the habitats recorded within the Site have been valued as being a quality that makes them important within the County of Cheshire. For example, species-rich areas of grassland have been identified on-site which meet the Cheshire Local Wildlife Site Selection Criteria. The Site also supports the notable tree species black poplar. 8.5 The Site is considered suitable to support a range of notable and protected animal species including invertebrates, amphibians, reptiles, birds and mammals and also lies within 500m of Danes Moss which is a Site of Special Scientific Interest (SSSI). 8.6 Specific surveys for reptiles confirmed common lizard to be present in low numbers immediately adjacent to the Site. It is considered likely that common lizards are present on the Site due to the connectivity of habitats and the proximity to the observations. The site is also used by locally common bat species to forage and commute and surveys identified that bat activity on-site was more likely to occur along woodland edges and areas where there were tree and scrub lines. 8.7 Evidence of badger activity has been confirmed within and adjacent to the Site. Badgers are a UK protected species afforded protection from harm and ill-treatment under the Protection of Badgers Act A number of activities were assessed that could result in adverse impacts, including habitat loss, disturbance, fragmentation (of habitats) or injury or death to protected species. 8.9 In order to prevent any significant impacts, a Construction Environmental Management Plan (CEMP) will be produced which will promote good environmental practice whilst working on site, in particular this will reference good practice in regards to the SSSI. Lighting plans for the scheme will be designed to minimise light spill to retain a dark environment around the woodland edge and adjacent SSSI. A detailed ten year Ecological Management Plan will also be developed for the site. A mitigation strategy for the protection of reptiles will be agreed with Natural England prior to the commencement of any development on-site. This will include moving reptiles found in the Proposed Development site to an agreed receptor area (either within the Site or off-site in the wider area to the east), habitat creation and habitat enhancements. South Macclesfield Development Area, Phase 1 Environmental Statement Non-Technical Summary 20

24 8.10 Installation of bat and bird boxes and retention of dead wood will provide additional and alternative roosting and nesting opportunities for other species of note in the local area. Native planting within the Site will also provide replacement tree and scrub habitats for nesting and foraging A mitigation strategy for the protection of badgers will be agreed with Natural England prior to the commencement of any development on-site. This strategy will include the retention of badger habitats, use of badger tunnels, badger proof fencing along road sides and creation of new badger habitats as necessary An ecologist will be present during the construction phase to check for amphibians, reptiles, birds and mammals. Any individuals found during clearance will be moved to an area of safety within the adjacent habitats to the east of site Assessment of the potential effects of the development both on the habitats during construction and operation has concluded that, with appropriate mitigation measures in place selected from the options presented in the chapter, such as habitat retention, habitat creation, habitat protection and habitat enhancement, a seriously detrimental impact may be avoided The assessment of the potential effects of the Proposed Development during construction and operation has concluded that with appropriate mitigation measures in place, as presented in the chapter, any negative impacts on amphibian, reptile, bird and mammal species could be reduced or avoided During the cumulative impact assessment it was considered likely that the main impacts will be experienced during the operational phase of the Proposed Development in combination with the development of the wider South Macclesfield Development Area. However, it is considered that, with appropriate mitigation in the form of habitat creation and retention, negative impacts can be avoided Overall, it is considered that successful implementation of the recommended mitigation measures - including on-site protection measures, relocation of important and protected species, and the creation of replacement or retention of habitats within the final site layout will reduce the impact of the Proposed Development to non-significant levels Figure 8 overleaf illustrates identified habitats at the Site. South Macclesfield Development Area, Phase 1 Environmental Statement Non-Technical Summary 21

25 Figure 8: Plan of Habitats at the Site South Macclesfield Development Area, Phase 1 Environmental Statement Non-Technical Summary 22

26 9 Landscape and Visual 9.1 The impact of the Proposed Development on landscape and visual assets has been assessed in the context of existing and future receptors at and surrounding the Site. 9.2 The Landscape and Visual Impact Assessment (LVIA) considered effects on landscape, views and visual amenity both within and surrounding the Site. 9.3 Landscape and visual effects were assessed individually, and are outlined briefly below: Landscape effects include direct effects upon the fabric of the landscape (such as the addition, removal or alteration of structures, woodlands, trees or hedgerows), which may alter the character and perceived quality of the area, or more general effects on landscape character and designated areas of landscape arising from the introduction of new man-made features. Visual effects relate to specific changes in the composition of views and the effects of those changes on visual receptors (e.g. residents, business users, users of recreational open space, views to and from valued landscapes). 9.4 A baseline assessment was undertaken to identify the baseline landscape character of the Site and a wider study area. The existing nature of the landscape and visual environment in the study area was determined with reference to the Site s context within the landscape, and its visibility at surrounding locations. The study area is not a boundary beyond which the Proposed Development will no longer be visible; rather it is the point beyond which landscape and visual effects are considered unlikely to be significant. 9.5 Definition of the study area allowed visual receptor groups (shown in Figure 9) to be identified, from which a series of eight viewpoint locations were selected to give a representative sample of: Viewpoints representing the range of visual receptors, for example residential settlements, recreational resources and linear routes within the study area; and Specific viewpoints selected because they are notable and promoted viewpoints; for example local visitor attractions, views from designated or locally valued landscapes or features. 9.6 To assess the overall significance of landscape and visual effects, judgements were made based upon a framework set out in the established Guidelines for Landscape and Visual Impact Assessment 3 (GLVIA3). This broadly comprised: Identifying and making a judgement on likely landscape and visual effects, with reference to four criteria (susceptibility, value, size/scale, extent) ; and then Combining the judgements made against the four criteria, and factoring in the duration and reversibility of the effects to arrive at an overall assessment of the importance or significance of the landscape and visual effects. Landscape Effects 9.7 The site is considered to be of medium landscape quality and able to accommodate large scale change without adverse effect upon value or loss of character. It is not particularly representative of the Mosslands or Danes Moss landscape character areas and would benefit from improvement in terms of enhanced landscape quality and function. South Macclesfield Development Area, Phase 1 Environmental Statement Non-Technical Summary 23

27 9.8 The magnitude of change will be major as the Site will be transformed from a semi-natural grassland to an edge of town mixed use development removing the Site from the M1: Danes Moss sub area to the wider LCA Type 12 character area which is more varied and urban in nature. 9.9 The overall effect during construction is considered to be moderate adverse but following implementation of landscape improvements, new recreational routes, leisure facilities and enhancement of existing peatland features such as bogs, wetland and watercourses, the landscape effect once in operation will be moderate beneficial and permanent once landscaping has matured Effects on landscape during construction are considered to be moderate adverse; during operation landscape effects will be moderate beneficial and at year 15 will be moderate beneficial Incorporating the cumulative schemes, landscape effects are considered to be moderate adverse There are no mitigation measures beyond those embedded within the illustrative scheme and as a result the residual landscape effect including cumulative effects will remain moderate adverse and therefore significant. Visual Effects 9.13 Due to the screening effect afforded by the existing vegetation, topography and built form, only occupiers of a relatively small number of properties are likely be affected by the Proposed Development. The geographic area affected by the scheme is limited and the assessment concludes that the development is well-sited within the landscape Properties located on the Site boundaries and which do not benefit from screening provided by existing retained vegetation will experience the most significant adverse effects upon views and visual amenity. Direct attractive views across open mossland will be replaced by development which will limit views out to the wider countryside and change the nature and character of views from open and rural to suburban and more contained. For many properties, this adverse effect cannot be mitigated and a total loss of view will result in a moderate or major adverse effect The construction phase will be adverse for all viewpoints and visual receptors, the severity of effect will vary dependent upon distance to the Site, nature of screening available and proximity to the access road which will be used for construction activity For all properties overlooking the mixed use development and new access road, visual effects will remain moderate adverse and therefore significant For properties that do not lose direct and open views across countryside and where views to new landscaping form a significant part of their outlook, a moderate or minor beneficial visual effect will be experienced once the Proposed Development is in operation The number of visual receptors and the extent of visibility for cumulative visual effects will be significantly increased due to the scale and close proximity of committed development in the local area Reflecting of the main assessment, properties that have direct and open views of the Mosslands and wider countryside that will be replaced by new residential development will be most significantly adversely affected, experiencing major adverse visual effects For those properties that overlook proposed and improved greenspaces or unattractive neighbours (i.e. industrial premises and storage yards), minor or moderate beneficial visual effects will result from Proposed Development. South Macclesfield Development Area, Phase 1 Environmental Statement Non-Technical Summary 24

28 9.21 It is also likely that the scale of development concentrated in one edge of town area will have adverse effects upon views and visual amenity from wider more elevated viewpoints. The distance to the development sites and screening effect of existing vegetation will however ensure that these effects are unlikely to be significant There are no specific mitigation measures that can be implemented for the Proposed Development or committed developments, therefore the residual effect will reflect the cumulative effect which combines the effects of other committed development with the Proposed Development Residual visual effects, including cumulative schemes, at Viewpoints (Vp) 1, 2, 5, and 8 will be major adverse; moderate adverse at Vp03; minor adverse at Vp04; minor beneficial at Vp06; and moderate beneficial at Vp Residual visual effects, including cumulative schemes, at receptor groups 1, 2, and 5 will be major adverse; at receptor groups 3 and 8 moderate adverse; minor adverse at receptor group 4; minor beneficial at receptor groups 6 and 10; and moderate beneficial at receptor groups 7 and Figure 9 illustrates visual receptors around the Site. Figure 9: Local Viewpoints around the Site South Macclesfield Development Area, Phase 1 Environmental Statement Non-Technical Summary 25

29 10 Cultural Heritage and Archaeology 10.1 An assessment of the effects of the Proposed Development on Cultural Heritage and Archaeology has been undertaken The Site has been subject to archaeological desk-based assessment and a walkover survey. The assessment was completed utilising data sources and previously completed surveys for the Site, including assessments of the palaeoenvironmental potential of Danes Moss The assessment identified there are no designated heritage sites within the Site. The Site is also sufficiently distant from the Listed Buildings within the study area that there will not be any effects on their setting The assessment identified a number of sites of potential archaeological interest from historic mapping within the Site. A former quarry/marl pit, sand pit, buildings, nursery and wells are of negligible heritage value; therefore no further works are proposed for these sites. The tramway along the southern boundary is considered to be of low value, however as no remains of the tramway were observed on-site and given the previous development of the Site as a landfill, it is probable that any remains will have been removed; therefore no further work is proposed for this site Within the Site there are two areas of raised ground that may be sand hills. These would have lain next to open water in the Mesolithic and Neolithic periods and as such are areas with heightened potential for recording archaeological activity. There is limited potential for palaeoenvironmental evidence to be gathered in the Site from an area of mire. The value of these remains could be of medium value and the creation of a consistent ground level for the sports fields could result in their removal Construction phase effects on designated heritage assets will be negligible. Effects on recorded sites of potential archaeological interest will be minor to negligible. For previously unrecorded archaeological remains and palaeoenvironmental evidence the significance of effect will be moderate adverse, and mitigation is proposed to address this. Within areas of drained ground, the former landfill and areas which were previously cut for peat there is considered to be neligible potential to discover previously unrecorded remains. Effects on previously unrecorded archaeological remains in these areas will be minor to negligible There will be no further impact on the archaeological remains on the Site once the Proposed Development is operational. No indirect impacts of the operational Proposed Development have been identified Mitigation will include a programme of palaeoenvironmental sampling and test pit excavation, which may lead to a full programme of archaeological analysis, is proposed within areas of the Site with higher archaeological and palaeoenvironmental potential prior to construction. This will reduce the magnitude of impact to minor adverse through the preservation of these remains by record. The residual significance of effect will be minor adverse Figure 10 illustrates the topography of the Site and features identified from historic mapping. South Macclesfield Development Area, Phase 1 Environmental Statement Non-Technical Summary 26

30 Figure 10: Topography of the Site and Features Identified from Historic Mapping South Macclesfield Development Area, Phase 1 Environmental Statement Non-Technical Summary 27

31 11 Water Environment 11.1 An assessment has been made of the likely significant effects of the Proposed Development on the Site and surrounding area in respect of the water resources, drainage and flood risk Topography varies across the Site with the northern portion being predominantly flat with a fall to the centre of the Site. The eastern part of the site falls towards south eastern corner of the Site. The south western corner adjacent to Congleton Road is raised above the majority of the Site and falls to the western boundary of the existing sports pitches. The sports pitches fall towards their eastern boundary. Immediately to the east of the sports pitches there is a natural valley through which a watercourse flows There are a number of watercourses within the Site, predominantly in the south. To the north of the sports pitches a watercourse (Watercourse A) drains eastwards turning south along the eastern edge of the sports pitches and then drains to the east along the southern boundary (Watercourse B). Along the eastern boundary there is a separate watercourse (Watercourse C) which drains southwards discharging into the eastern end of Watercourse B. From this point the watercourse discharges to the east receiving flows from other watercourses before eventually draining along the main west coast railway line and eventually into the River Bolin approximately 1.5km to the east. Standing water is evident due to the lack of maintenance of the watercourses There are no known private or public foul sewers within the Site although within the northern part of the site there is a 100mm diameter rising main which discharges into Watercourse A. This rising main is a public surface water sewer and takes the pumped flows from the residential development adjacent to Flying Fields Drive which is located approximately 290m to the north of the Site The Site is within Flood Zone 1, which means the statistical probability of flooding from rivers or the sea is approximately 1 in 1000 years % of the Site is at risk from groundwater flooding. The Site is considered to be at low risk of flooding from fluvial flooding and at low risk of flooding from pluvial (excess rainwater), groundwater and from reservoir failure. However, there is a potential flood risk of overland flooding from the west Construction phase effects will be temporary and should be reversible. Regarding construction effects on drainage infrastructure, the Proposed Development will result in temporary increases in foul flows to the adjacent United Utilities public foul sewer system. The significance of the foul flows is considered to be negligible, temporary, and short-term. The Site is located within Flood Zone 1 and any surface water discharges would be controlled. The significance of effect on flood risk during the Construction Phase without any mitigation works has been identified as being negligible, temporary and short term Mitigation during the construction phase will include a CEMP will be implemented to control surface water discharges to match existing levels; suitable control mechanisms, including any attenuation measures, will also be implemented to ensure any temporary hardstanding is drained at no more than existing levels. Alternatively, localised treatment plants (e.g. septic tanks or cesspits) will be utilised to avoid making any connection to the public sewer. The potential for increased run-off from the initial site strip stage can also be mitigated with the use of land drains and hay bales to capture sediment before entering downstream low lying level areas and potential watercourses Residual construction phase effects on drainage infrastructure and flood risk are assessed as negligible, temporary and short term. South Macclesfield Development Area, Phase 1 Environmental Statement Non-Technical Summary 28

32 11.9 Operational phase effects on foul drainage before mitigation were assessed as minor adverse. The Proposed Development will result in an increase in the impermeable and drained areas resulting in an increase in the surface water run-off into the existing watercourses, leading to a minor adverse effect prior to mitigation Mitigation for foul drainage is not required as United Utilities have confirmed that there is spare capacity to accept the flows without the requirement for any off-site improvements. The design of the Proposed Development inherently mitigates the risk of flooding, through the provision of SUDS features which also contribute positively to drainage infrastructure and water quality. These SUDS features will attenuate surface water runoff from the site and store it safely on-site (via swales, soakaways and infiltration basins) prior to its slow release into the ground. In the event that SUDS infiltration and attenuation techniques are not wholly possible, discharge into the surrounding watercourses will not exceed the existing discharge rates; thus in effect there would be no change All residual construction phase effects are assessed as negligible, temporary and short term Residual operational phase effects on drainage infrastructure and flood risk are assessed as minor adverse to negligible, permanent and long term Cumulative effects on drainage infrastructure are therefore considered to be negligible, as the foul drainage from the committed developments will be further down the catchment, and it is assumed that United Utilities have either considered the discharge of flows can be accommodated within the public sewer network or will be subject to some off-site reinforcement. Cumulative effects on flood risk are considered to be negligible Overall, as a result of the Proposed Development and the implementation of mitigation measures identified there will be a negligible impact Figure 11 illustrates the existing topography of the Site and watercourses within. Figure 11: Existing Topography of the Site South Macclesfield Development Area, Phase 1 Environmental Statement Non-Technical Summary 29

33 12 Ground Conditions 12.1 An assessment has been made of the likely significant effects of the Proposed Development on the Site and surrounding area in respect of geology, soil, and hydrogeology and land contamination. The assessment also considered details of potential contaminative impacts to human health and controlled waters An initial appraisal of the Site context influenced the scope of assessment, and identified that the Site has no agricultural significance; is not considered to be associated with any RIGS (Regionally Important Geological Site) or site of geo-morphological significance; is not located in an area likely to be affected by land instability or mining issues; and is not located in an area likely to be affected by Radon. The scope of the assessment therefore pertained to land contamination in relation to the potential for harm to sensitive receptors Several site investigation surveys and a Phase 1 Geo-environmental Desk Top Study were conducted and used to inform the assessment A conceptual site model (CSM) was prepared, based on the baseline data gathered from the site investigations and desk-top surveys. The CSM identifies the relevant sources, receptors and pathways with the potential to affect sensitive receptors Baseline assessments of the Site identified evidence of potential contamination in Made Ground (artificial fill) associated with the historic landfill. Peat, shallow groundwater, evidence of hydrocarbon contamination, ground gas and potential soil contaminants were also identified. Asbestos was identified in the landfill, as were ground gas and potential soil and groundwater contaminants Effects have been assessed using two different methodologies; assessment based on DMRB 3 in relation to geology, soils and hydrogeology and CIRIA C5524 in relation to land contamination. These methods of assessment are broadly similar, and the CIRIA C552 methodology was chosen as it was considered more appropriate in relation to assessing the environmental impacts associated with the contaminant linkages established in the Phase 1 Geo-environmental Desk Top Study Human health risks were assessed using the CIRIA C552 methodology and this is considered to be more suitable for characterising risks to human receptors than the EIA process. The resulting Contaminated Land Risk Assessment (CLRA) uses slightly different terminology to the EIA methodology; impacts are classified from very high, high, and moderate, to low and very low Construction phase impacts are likely to occur as a direct result of the construction activities (including fuel storage) and, with the exception of anticipated short-term impacts upon local highways, are considered to be medium to long-term (i.e. in the case of dust impacts to adjacent properties) due to anticipated timeframe of construction works necessary for the Proposed Development. All construction phase impacts are considered to be temporary and reversible on the basis that suitable working procedures, site remediation or ground improvement works could be incorporated into the Proposed Development to ameliorate any effects that arise. 3 Design Manual for Roads and Bridges (DMRB) is a comprehensive guidance document for impact assessment 4 Construction Industry Research and Information Association (CIRIA) 552 is contaminated land risk assessment guidance South Macclesfield Development Area, Phase 1 Environmental Statement Non-Technical Summary 30

34 12.9 During construction, the CLRA methodology identified contamination of adjacent sites is deemed to be of low to moderate adverse significance; however where asbestos was identified it is considered to be moderate adverse and further mitigation measures should be adopted. Leaching to adjacent sites represents a very low significance. The potential impact of human health contamination for construction workers is very low; however where asbestos was identified this is considered moderate adverse and further mitigation measures should be adopted During construction, the EIA methodology identified minor adverse to neutral effects on Site soils. Effects on local highways were considered to be of minor adverse to neutral significance. The effects of earthworks in terms of soil removal/relocation were classified as minor adverse. Effects on shallow groundwater and deep groundwater are anticipated to be minor to moderate adverse. Effects on the hydrogeological regime are deemed to be moderate to minor adverse Operational phase impacts associated with the hydrogeological regime are considered to be irreversible and permanent in nature. Operational phase impacts associated with contamination are long-term but are potentially reversible on the application of remediation and/or mitigation During operation, the CLRA methodology identified a very high risk to ground stability / conditions without design mitigation. Risks to human health from contamination and ground are considered moderate without further remediation/mitigation During operation, the EIA methodology identified contamination of site soils is likely to be of minor adverse to negligible significance. Effects on potential groundwater contamination are likely to be of moderate to minor adverse significance. Effects on the hydrogeological regime are considered to be of moderate to minor adverse significance Mitigation is proposed both through the detailed design process and on-site implementation of control measures. During the design phase, further ground investigation will be undertaken to inform the final design. Additionally various documents and permits may be required to control the re-use of any site won soil arising, or the excavation of materials. Inherent design features will include mitigation against ground gas and vapour, and a soil cover system within gardens and open space will mitigate contamination risks. Assessments related to foundations, ground conditions and water supply will also inform the design Construction phase mitigation will include compliance with relevant regulations and guidelines to reduce pollution, and a CEMP will be implemented to control potential effects during the construction works. All effects and risks will be reduced to between minor to very low Operational phase mitigation will include the safe storage of fuels, oils and other potentially contaminative chemicals. Ground gas protection measures and remediation infrastructure will be monitored, and the Site drainage system will be regularly maintained to prevent the possibility of contaminative impacts arising to the soils. All effects and risks will be reduced to between low and neutral, except ground stability/conditions which will have a moderate to low residual effect significance Cumulative effects are considered to be negligible, due to distance between the schemes and a lack of potential contaminant linkages Figure 12 illustrates the existing landfill pollution elements at the Site. South Macclesfield Development Area, Phase 1 Environmental Statement Non-Technical Summary 31

35 Figure 12: Existing Landfill Pollution Elements at the Site South Macclesfield Development Area, Phase 1 Environmental Statement Non-Technical Summary 32