Broadmoor Farm, West Saltash

Transcription

1 Broadmoor Farm, West Saltash Environmental Statement Volume 1: Non-Technical Summary March 2014

2 West Saltash: Environmental Statement (March 2014) 1.0 Introduction & Methodology Purpose of Document 1.1 This document is a summary in non-technical language of an Environmental Statement ( ES ) prepared on behalf of Commercial Estates Projects Limited (the developer ) and WH Bond & Sons Limited and Bond Holdings Limited ( the Landowner ) (together the applicant ). It accompanies an application for part outline and part detailed planning permission (a hybrid application) for a mixed-use residential-led development to the west of Saltash ( West Saltash ). 1.2 The proposed development falls within part 10(b) (Infrastructure Projects) of Schedule 2 of the Town and Country Planning (Environmental Impact Assessment) Regulations 2011 (the 2011 Regulations ). Part 10(b) relates to urban development projects where sites are over 0.5 hectares. For such developments, 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. 1.3 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 14.0 details of how to obtain a full copy of the ES; Section 15.0 key scheme plan. The EIA Process 1.4 The ES sets out the findings of an Environmental Impact Assessment ( EIA ) of the development. 1.5 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. 1.6 For the West Saltash scheme, 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 P1

3 West Saltash : Environmental Statement (February 2014) legislation and has addressed the following matters agreed with Cornwall Council as being required to assess the impacts of the development:- 1 Landscape & Visual Effects 6 Ecology & Nature Conservation 2 Water Environment 7 Socio-Economics 3 Transport 8 Heritage 4 Air Quality 9 Ground Conditions & Contamination 5 Noise & Vibration 1.7 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 ES; this includes effects arising from the scheme itself as well as those temporary effects arising during the construction of the proposed residential development. 1.8 The EIA team has worked with the design team to ensure that the scheme for which planning permission is sought incorporates those revisions or modifications that are necessary or appropriate to avoid or reduce significant adverse effects on the environment. 1.9 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 1.10 The development has emerged against the background of a national housing shortage. Cornwall has a growing population and there is a significant housing market pressure In January 2014, Members resolved to increase the draft Local Plan housing requirement to 47,500 for the next round of public consultation on the emerging policy documentation. The emerging draft Local Plan currently specifies an identified need for 1,000 units in Saltash but this remains under review. These matters will be subject to further consultation and will be discussed at an Examination into the draft Local Plan in due course In addition to the emerging Local Plan, Cornwall Council is also preparing a Saltash Town Framework Plan and published an overall strategy in August 2012 and an Update Report in September The development site which is the subject of the EIA has been identified in these documents as a possible location for the delivery of the additional housing in Saltash. A Sustainability Appraisal reviewing the site in comparison with a further location known as Latchbrook concludes that the site benefits from:- 1 Prospects for short term employment development; 2 Topographical benefits; 3 Fewer landscape and urban design constraints than those at Latchbrook; P2

4 West Saltash: Environmental Statement (March 2014) 4 Developer interest increasing the potential for the proposals to come forward; and 5 A local consultation preference for development at the site rather than at Latchbrook. 2.0 Site Description Site Location 2.1 The site is located to the north/north-west of Saltash and to the west of Carkeel. The south-eastern and eastern boundaries adjoin employment, retail and service areas on the edge of Saltash and residential development on the edge of Carkeel. The land to the north, south-west and west of the site is primarily used for agricultural purposes. 2.2 The site is bounded by the A388 to the north and east, Stoketon Cross road to the west and the A38 to the south. The nearest railway station is Saltash Railway Station located two miles to the south-east. 2.3 To the north and north-east (the Tamar-Tavy area) and the south west (the Lynher area) of the site is Tamar Valley Area of Outstanding Natural Beauty (TVAONB), designated as a protected landscape of great importance and beauty. To the south-west is a designated landscape, Open Area of Local Significance. This local designation means that a development proposal which would adversely affect the predominantly open or underdeveloped character of the area is not permitted. 2.4 Just beyond the eastern boundary of the site are four Grade II listed buildings. Site Location P3

5 West Saltash : Environmental Statement (February 2014) The Site 2.5 The majority of the site is currently in agricultural use (Grade 3, therefore requiring no further assessment) with field boundaries marked by hedgerows, fencing and tree belts/woodlands. This woodland comprises Bell Wood, Broadmoor Wood, Behest Wood and Marsh Wood. The only built development is the buildings of Broadmoor Farm to the west. 2.6 The site s topography is undulating; with areas of higher ground in the northwest of the site and along the north/north-eastern edge of the site. 2.7 The majority of the site is within Flood Zone 1 being an area of low probability of flooding. A very narrow band is identified as within Flood Zone 2 and 3; no development is proposed within these areas. There are two river corridors running through the site; Latchbrook Leat and Saltmill Creek. 2.8 The site contains an access road to Broadmoor Farm from Stoketon Cross/A38, and Dirty Lane which runs in a south-western direction from the north-east of the site. There is a minor access point to the east from A388. The site includes two definitive rights of way; a footpath and a bridleway. 3.0 Description of Development 3.1 A hybrid application seeking part detailed and part outline consent:- 1 The outline part of the development: permission for a mixed use residential-led development, preparatory works including the demolition of existing farm buildings as necessary; up to 1,000 residential units (Use Class C3); care home up to 80 beds or sheltered housing up to 50 units, or combination thereof (Use Classes C2/C3); up to six hectares of employment land (Use Classes B1/B2/B8); one neighbourhood centre approximately one hectare, including uses in Use Classes A1/A2/A3/A4/A5 (up to 1,000 sqm, including convenience store up to 400 sqm), B1a, C3, D1/D2, with associated car parking, landscaping works (including a village square') and public realm; one commercial centre approximately 0.5 hectares (including uses in Use Classes A1/A2/A3/A4/A5 (including convenience store up to 60 sqm), C1 (including hotel of up to 60 bedrooms), C3, D1/D2 ) with associated car parking, landscaping works (including a central space) and public realm; education facilities (including a minimum 1.3 hectare site for a primary school); open space including parks, amenity green space, natural and semi-natural green spaces, outdoor sports provision, facilities for children and young people, allotments, community orchards and forest gardens; associated infrastructure works (undergrounding of overhead electrical power lines, internal access roads, footpaths/cycleways including a pedestrian bridge across the A38); and landscaping works (including surface water drainage and levelling/creation of earth bunds/mounds). P4

6 West Saltash: Environmental Statement (March 2014) 2 The detailed part of the development: permission for the construction of a western access, comprising a roundabout and link road off the A38 and associated highways work; an eastern access comprising a roundabout off the A388; footpaths/cycleways, landscaping and associated engineering/infrastructure works; and improvements to the existing highway (including Carkeel/A38 and Avery Way/A388 roundabouts). 3.2 Plans showing the form of development are provided at Section 15.0 of this Non-Technical Summary. Construction Methodology 3.3 Construction of the development is anticipated to take approximately 5 to 7 years; with works predicted to commence in 2015 leading to completion of the development in The residential dwelling development is likely to proceed from east to west. The following phases indicate one way in which construction may proceed:- Possible Phasing for the West Saltash Development Number of Houses Approximate Year Infrastructure (2018) Primary School; Health facilities; Bus service funding starts; Eastern access to A388; and Western access at Stoketon Cross 500 4/5 (2019/20) Works to main Carkeel Roundabout (2020) Completion of main site access road; and sports pitches, MUGA, LEAPs (2021) Pedestrian/Cycle Bridge (2022) A Construction Environmental Management Plan ( CEMP ) will be developed to incorporate mitigation measures identified in the EIA. Alternatives Considered 3.5 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. 3.6 Consideration of a scenario where the development does not proceed and the site remains in its current agricultural use has been dismissed as it is considered that the emerging allocation of the site and the significant demand for housing in the area means that it is likely that a similar form of development would proceed in this location. Consultation and Design Evolution 3.7 The proposals have been refined to their current form through a series of consultation processes. These have involved meetings with Cornwall Council P5

7 West Saltash : Environmental Statement (February 2014) and stakeholders, two public exhibitions (July 2013 and January 2014), a workshop in November 2013 and two presentations to the Cornwall Design Review Panel ( DRP ) in September and December Landscape & Visual Impact 4.1 An assessment has been carried out to identify the potential implications of the proposed development on the existing landscape character and on views towards the site. The assessment complies with guidance from the Landscape Institute and Institute of Environmental Management and Assessment. 4.2 Changes to the landscape character can arise as a result of changes to the fabric of a landscape (e.g. through the loss of key elements or features) and from changes to the way in which the landscape is perceived or appreciated. Changes to a view occur when changes occur to the dominance of particular features, to a skyline, due to the creation of a new visual focus or from other changes relating to scale or enclosure. 4.3 Paragraph 109 of the NPPF states that valued landscapes should be protected and enhanced; that local authorities should be encouraged to allocate land with the least environmental or amenity value ; and that criteria should be set as to how landscape areas will be judged. Existing and emerging local policies for Cornwall Council have regard to these policy objectives. 4.4 The existing landscape character and identification of views to be assessed were established through a review of available policy and documentary evidence, GIS visual mapping and site visits including through establishing the Zone of Theoretical Visibility at various distances from the site. Zone of Theoretical Visibility (1 kilometre from the site) P6

8 West Saltash: Environmental Statement (March 2014) 4.5 The topography, built form and intervening layers of vegetation have resulted in limited views to adjacent private residential properties, immediate surrounding fields on lower ground, and land on either side of the A388. Parts of the site are visible from the north western edge of Saltash, including Moorland Industrial Estate and Tamar View Industrial Estate, as well as from central parts of Saltash. 4.6 The assessment has concluded that the construction phase will be the most disruptive stage and considers there will be longer term, minor adverse effects on hedgerows, woodland and streams, and short term, minor adverse effects on PRoWs and Dirty Lane. Impacts on Local Character Areas will be moderately adverse on Broadmoor Mixed Farmland and Woodland, Small Villages (Carkeel) and the site s relationship with the Tamar AONB. Minor adverse effects will be generated on the Motel/Travel Lodge and Services, Industrial Estates, Small Villages (Trematon), Wooded River Corridors, Tamar Nurseries and the relationship of the site to the Open Area of Local Significance. The impact on Townscape Regular and the Lynher Area of Great Landscape Value will be negligible. 4.7 After completion there will be long term moderate adverse localised effects on the relationship of the site with the Tamar Valley AONB and associated with Broadmoor Mixed Farmland and Woodland. Minor adverse to negligible effects are associated with the Motel/Travel Lodge and on Small Villages (Trematon). No further change will be experienced by Townscape Regular and Industrial Estates Local Character Areas or by the relationship of the site to Lynher Area of Great Landscape Value. effects will be experienced on the Open Area of Local Significance. 4.8 The delivery of a multi-functional landscape framework, whilst respecting and enhancing key landscape assets, has been a fundamental part of the design process and has led to the development of a series of different types of open spaces (in excess of the standard open space requirements of Cornwall Council) with multiple uses, connected by a variety of routes. New planting has served to not only enhance existing features and visual amenity but also to create ecological corridors and new habitats; filter views; break up the overall development; and, control access to ecologically sensitive areas, as well as offering new functions (for instance food production). 4.9 In conclusion, the assessment considers that the proposed development will complement, respect and fit within the existing scale, landform and pattern of its surroundings. It will protect existing features, enhance the functionality of the settlement edge and address some policy and landscape character aspirations. Whilst some effects will remain adverse, these effects are localised and will over time become assimilated as the development integrates within the visual composition of its surroundings and forms part of views across the built edge beyond the site. In terms of the site s relationship with the Tamar Valley AONB it has to be accepted that the effects on its character and views are localised and need to be considered in context with other issues. P7

9 West Saltash : Environmental Statement (February 2014) 5.0 Water Environment 5.1 An assessment has been carried out of the effect of the development on surface water (hydrology), groundwater (hydrogeology) and flood risk. The assessment has been informed by a site-specific Flood Risk Assessment. 5.2 There is a wide range of international and national legislation relevant to the assessment of potential impacts to hydrology and drainage. In addition, there are many guidance and policy documents concerned with mitigating potential impacts. 5.3 In terms of existing conditions, the dominant watercourse in the area is the Latchbrook Stream; the source of which originates within the site boundary. From its point of origin in the centre of the site, this watercourse flows generally in a southerly direction, before meeting with the Lynher River. 5.4 With regard to flood risk, the majority of the Site lies within Flood Zone 1; being an area of Low Probability of flooding, however the Latchbrook Stream is identified to flood during both the 1 in 100 (1%) and 1 in 1,000 (0.1%) year events. The site lies in an area that has a Low Probability of flooding from other sources. Environment Agency Flood Zone Map showing 1 in 100 and 1 in 1000 year floodplains P8

10 West Saltash: Environmental Statement (March 2014) 5.5 The following table summarises the key findings from the assessment:- Potential effect Construction stage Direct and indirect contamination of surface water Direct and indirect flooding and changes to baseline drainage hydrology Significance (premitigation) Minor - Minor - Adverse Post-construction/operational stage Direct and indirect flooding of surroundings due to increases in surface water runoff from positively drained hard areas Direct flooding of the proposed Development Direct contamination of deterioration of surface water quality due to leakages Direct and indirect contamination of surface water, soil and potential groundwater contamination Minor - Adverse Minor - Adverse Minor - Adverse Minor - Adverse Mitigation measures Works will be completed in accordance with the Environment Agency guidelines together with current best practice measures Implementation of appropriate working practices The development has been designed to avoid significant hydrological effects and provides for site run off controlled to below the baseline rate Best practice principles of flooding resilience and residual flood risk management will be implemented Providing appropriate sustainable drainage features Delivery of an appropriate foul drainage scheme Significance of residual effect Beneficial 5.6 The assessment has shown that once the mitigation measures have been implemented, the potential effects on the water environment will be reduced or eliminated. 6.0 Transportation 6.1 The transport chapter sets out the results of an assessment of the trafficrelated environmental effects of the proposed development. The approach to the assessment has been based on the Institute of Environmental Assessment guidance. 6.2 The A388 and A38 border the site to the north and south respectively. The A38 forms part of the Strategic Road Network. Bus routes 572 and 592 P9

11 West Saltash : Environmental Statement (February 2014) operate close to the site and the closest train station is located east of Saltash town centre. 6.3 Traffic flow data has been obtained from a traffic model for Saltash (the Saturn traffic model ) and the highway safety record has been assessed to identify any problems that are likely to be exacerbated by the additional traffic generated by the development. 6.4 An assessment of the potential traffic-related environmental effects and their significance has been undertaken. This concluded that there would not be significant environmental effects. The following table summarises the likely effects. Potential effect Significance (premitigation) Construction stage Construction Minor adverse traffic Mitigation measure Measures as detailed in a Construction Environment Management Plan ( CEMP ) Post-completion stage Severance Improved facilities within the Site and provision of appropriate linkages to the existing facilities within the local road network, including new bridge across the A38. Driver delay Minor adverse Junction mitigation as identified above Pedestrian delay Pedestrian amenity Fear and intimidation Accidents and safety Significance of residual effect Minor Beneficial Minor adverse Improved facilities within the Site and provision of appropriate linkages to the existing facilities within the local road network, including new bridge across the A38. As for Pedestrian delay above As for Pedestrian delay above Minor adverse No specific mitigation required 6.5 The results of this assessment have indicated that the potential environmental effects resulting from the increase in traffic generated by the development are predicted to be negligible. 7.0 Air Quality 7.1 An assessment has been carried out of the potential for effects on air quality arising from the development to ensure that, if necessary, mitigation can be identified to minimise those effects. The assessment has focused on dust P10

12 West Saltash: Environmental Statement (March 2014) emissions during construction and air quality effects arising from changes to transport flows. 7.2 In the UK, the Air Quality Standards Regulations (2010) consolidate European legislation with other national standards and sets various limits/standards for air quality. In addition, and under the Environment Act 1995, all local authorities are required to periodically review and assess air quality under the system of Local Air Quality Management ( LAQM ) including the declaration if required of Air Quality Management Areas ( AQMA ) in areas where standards for any particular pollutant may be breached. The main controls with respect to dust are set out in Part III of the Environmental Protection Act (1990), which contains the legal framework for regulating statutory nuisances which includes dust, steam or odour. 7.3 For the West Saltash site, the nearest designated AQMAs are at Tideford, 4-5km west of the development site and Gunislake (due to be designated in 2014) 8km north. Both AQMAs are not considered relevant, however, they are located along the main traffic routes through Cornwall. Traffic generated by the development proposals may impact on air quality in these locations. 7.4 An assessment of the potential impacts during the construction phase has been carried out. This has shown that during this phase releases of dust and particulate matter ( PM 10 ) are likely to occur during site activities. Through good site practice and suitable mitigation measures, the impact can be mitigated and the resultant impacts are considered to be minor adverse. 7.5 Roads dispersion modelling has been carried out to assess the operational impacts associated with the proposed development. The assessment has shown that nitrogen dioxide (NO 2 ) and PM 10 concentrations will remain well below the relevant air quality objectives across the development site therefore future occupants will not be exposed to elevated concentrations. Traffic generated by the proposed development is predicted to result in a negligible impact on NO 2 and PM 10 concentrations at all the selected receptors. 7.6 Based on the above information, it is considered that effects on air quality does not pose a constraint to the proposed development. 8.0 Noise & Vibration 8.1 An assessment of the noise effects of the West Saltash development has been carried out. Government planning policy seeks to avoid adverse noise effects but, as it does not set specific noise measures such as limits or thresholds, the assessment has used relevant criteria from currently available guidance documents and standards such as the World Health Organisation Guidelines and Calculation of Road Traffic Noise to inform the methodology used. P11

13 West Saltash : Environmental Statement (February 2014) 8.2 To assess effects, regard has been given to the sensitivity of existing and proposed land uses and the change in noise levels during construction and operation of the West Saltash development. 8.3 Measures included in the CEMP will ensure that any environmental effects are negligible during construction stage and the layout and design features incorporated into the scheme to mitigate against the impacts of noise will ensure that any environmental effects post-completion are negligible. 8.4 The assessment has concluded that the noise effects are unlikely to have an adverse effect on health or quality of life. The chapter concludes that the change in road traffic noise levels will be barely, if at all, perceptible. No significant vibration impacts are predicted during the construction or operational phases of the proposed development. 9.0 Ecology & Nature Conservation 9.1 The ecology chapter assesses the potential impacts on nature conservation and biodiversity. A number of statutory legislation documents provide legal protection for habitats and species in this country. This suite of legislation provides protection for designated sites, and prevents harm to a range of species and their habitats. The assessment of the effects of the proposed development on ecology and nature conservation has been undertaken in line with current guidance produced by the Institute of Ecology and Environmental Management. 9.2 The site is predominately arable farmland with a small number of pasture fields, surrounded by Cornish hedges, mature woodland and a number of springs and streams scattered through the site. The site is situated close to the internationally designated sites Plymouth Sound and Estuaries Special Area of Conservation and Tamar Estuaries Complex Special Protection Area which both lie to the east and the south of the site, connecting to the Lyner Estuary Site of Special Scientific Interest to the west. Information has been provided as part of the ES to assist the Council in determining whether the proposed development will have a Likely Significant Effect upon these designated sites with reference to the European Habitats Directive. 9.3 The key habitats on site and summary of potential construction and operational impacts pre and post mitigation are shown in the table below. Category Geographical Value Construction Phase Operational Phase Pre- Post- Pre- Post- Mitigation Mitigation Mitigation Mitigation Designated site SPA/SAC International Neutral Neutral Neutral Neutral Designated site SSSI National Neutral Neutral Neutral Neutral Designated site CWS County Adverse Neutral Adverse Adverse Arable Site Adverse Adverse Neutral Neutral P12

14 West Saltash: Environmental Statement (March 2014) Category Geographical Value Construction Phase Operational Phase Pre- Post- Pre- Post- Mitigation Mitigation Mitigation Mitigation Woodland and scrub County Neutral Neutral Adverse Neutral Arable margins Local Neutral Neutral Neutral Neutral Hedgerows District Adverse Neutral Positive Positive Mature trees Local (District for veteran) Adverse Neutral Neutral Neutral Watercourse Local Adverse Adverse Adverse Neutral Grassland Site Neutral Positive Positive Positive Badger Site Adverse Neutral Adverse Neutral Bat District Adverse Neutral Adverse Neutral Otter Local Adverse Neutral Neutral Neutral Hedgehog Site Positive Positive Positive Positive Breeding birds District Positive Positive Adverse Neutral Winter birds Local Positive Positive Adverse Neutral Amphibians Site Neutral Positive Adverse Positive 9.4 In summary, the change of land use will result in the loss of farmland and some connecting hedgerows. However, as part of the proposed development, new habitats are proposed which will benefit existing valuable receptors on site and may also encourage an increase in numbers or new species in the long term. The residual impact of development will largely be neutral and positive with only an adverse impact towards the County Wildlife Site due to unavoidable impacts of development pressure changing the woodland over time. Active management will be undertaken to protect this site as far as possible through appropriate mitigation, management and buffer zones. An overall Neutral impact will arise from development Socio-Economics 10.1 The assessment of socio-economics effects has examined population, housing supply, education, health and other community facilities and also considers the impacts that the scheme will have upon employment and the local labour market. Since there are no generally accepted criteria for assessing the significance of socio-economic impacts, these have been assessed based on the scale of any increase over the existing position, as well as the nature and context of the impact The assessment has shown that the most significant social and economic effects of the development would be:- 1 Provision of a new community centre; 2 Provision of a large amount of open space and recreation opportunities; 3 A capital investment of approximately 125m; 4 Up to 1,465 person-years of temporary construction work; P13

15 West Saltash : Environmental Statement (February 2014) 5 2.4bn to the regional economy as a result of operational jobs; m annual expenditure by new residents; and 7 Stamp Duty, New Homes Bonus and Council Tax income The population and housing impacts of the proposals will largely be positive and will not give rise to a requirement for mitigation measures. Similarly, other impacts are assessed as negligible with no mitigation required. Other specific measures to mitigate or enhance impacts include the restrictions and obligations placed on the development through the Section 106 Agreement. The impacts following these measures are summarised below. Theme/Area Impact Magnitude Employment (construction related) Positive Major Employment (operational) Positive Major Population Positive Moderate Local Labour Market Positive Moderate Deprivation Positive Moderate Expenditure Positive Major Fiscal Positive Moderate Housing Positive Moderate Commuting Positive Moderate Primary Education Positive Moderate Secondary Education Neutral Health Neutral Recreation Positive Moderate Community Facilities Positive Minor Emergency Services Neutral 11.0 Heritage 11.1 An assessment has been carried out to review the effects of the development on both archaeology and cultural heritage. Planning policy in relation to heritage seeks to increase understanding of the wider social, cultural, economic and environmental benefits brought by the conservation of the historic environment, conserve heritage assets in a manner appropriate to their importance and recognise that heritage contributes to knowledge and understanding of the past No designated heritage assets are present within the development site. Identified heritage assets within the site include the historic landscape, Cornish Hedges and farm buildings at Broadmoor Farm. Additionally uncertain heritage assets have been identified, comprising cropmarks and an undated trackway. P14

16 West Saltash: Environmental Statement (March 2014) Recorded Heritage Assets 11.3 The assessment considered that the effects of the proposed development upon the Cornish Hedges would be of minor adverse significance, with a moderate adverse significance of effect identified upon the historic landscape. The significance of the effects of the proposed development upon the cropmarks, trackway and farm buildings are uncertain. P15

17 West Saltash : Environmental Statement (February 2014) 11.4 Mitigation strategies have also been outlined including a watching brief on all areas of Cornish Hedge to be removed and historic building recording at Broadmoor Farm The assessment considered that following mitigation measures the impacts of the proposed development upon designated heritage assets would be no greater than of negligible or neutral significance Ground Conditions and Contamination 12.1 An assessment has been carried out to determine the potential effects of the proposed development on ground conditions. Methods of assessment have been employed that are consistent with current guidance and recommendations in the form statutory documents and recognised publications The site is not reported to be subject to any sensitive land designations in terms of contamination, hazardous substances and waste. A number of pollution and waste designations have been found within 500m of the site The following table identifies potential effects of the development, significance and identified mitigation measures. Potential effect Construction stage Direct contamination of the soil and potential groundwater contamination. Post-completion stage Contamination of Flora, Fauna, Controlled Waters and Building Fabric due to existing contaminated materials. Contamination of the soil and potential groundwater contamination due to leakages of fuel oils, general operational spillages and other contaminants from within the Proposed Development. Significance (premitigation) Minor - Minor - Adverse Minor - Adverse Mitigation measure Development of a CEMP coupled with good working practices. A detailed site investigation will be completed prior to development to identify any potential threat. Hard paving of all parking areas and commercial use service yards. Efficient collection of surface water run-off by way of a positive drainage system. Provision of a Sustainable Drainage System (SuDS). Significance of residual effect P16

18 West Saltash: Environmental Statement (March 2014) 13.0 Cumulative Effects & Summary of Findings 13.1 One scheme has been identified as reasonably foreseeable (i.e. usually those under construction or with planning permission) and has been assessed for cumulative effects with the proposed scheme subject of this ES. The assessment for this scheme, a new Tesco store, has identified that any environmental effects are likely to be neutral or negligible For completeness, a review has also been undertaken for recently submitted EIA Screening, Scoping and pre-application requests to Cornwall Council and emerging allocations in Cornwall (and specifically Saltash). Given the uncertainty over the details and that no timetable has been set for any of the schemes identified, no further schemes have been assessed for cumulative impacts The table below provides a summary of the main residual effects (post incorporation of mitigation measures), as identified above. Environmental Topic Landscape and Visual Effects Effects during construction Long term moderate adverse, short term minor adverse, moderate adverse, minor adverse and negligible impacts. Effects during operation Long term moderate beneficial and long term minor to moderate adverse impacts. Water impacts. impacts. Environment Transportation impacts. impacts. Air Quality impacts. impacts. Noise No impacts. No impacts. Ecology Positive and adverse impacts. Positive and adverse impacts. Socio- Major positive impact. Major positive impact. Economics Heritage impacts. Minor adverse, moderate adverse, negligible and uncertain impacts. Ground Conditions and Contamination No impacts. No impacts A range of mitigation measures have been identified throughout the ES which are capable of being enforced through planning conditions or a s106 Legal Agreement in relation to the development Some minor negative residual effects remain in relation to specific sensitive receptors in relation to landscape and visual impact, heritage and designated ecological sites. However, these must be balanced against the significant beneficial environmental effects on ecology, socio-economics, water environment and transport. P17

19 West Saltash : Environmental Statement (February 2014) 14.0 Availability of the Environmental Statement 14.1 If you would like to purchase a paper copy or CD Rom of the ES, please contact: Nathaniel Lichfield & Partners, 14 Regent s Wharf, All Saints Street, London N1 9RL (Tel: +44 (0) Alternatively, information on the ES can also be viewed on the Cornwall Council website at Scheme Plans [Illustration showing Suite of Parameter Plans (not provided at scale) and the Illustrative Masterplan showing one way in which the scheme may be developed] P18

20 West Saltash: Environmental Statement (March 2014) 1. Development Extents 2. Primary Access P19

21 West Saltash : Environmental Statement (February 2014) 3. Land Uses 4. Restricted Zones P20

22 West Saltash: Environmental Statement (March 2014) 5. Landscape & Open Space 6. Building Heights P21

23 West Saltash : Environmental Statement (February 2014) 7. Pedestrian/Cycle Routes Location of Detailed Highways Works P22

24 A38 KEY Boundary of hybrid planning application Higher density residential Lower density residential Commercial Employment Open space Water/SuDS Allotments Neighbourhood centre public space Spine road Indicative internal roads Existing footpaths/bridleway A Eastern access 2. Carkeel green 3. The Common 4. Retail and community centre 5. Primary school 6. School pitches 7. Dirty Lane 8. Care home 9. Latchbrook stream 10. SuDS 11. Existing barn 12. Existing dwelling 13. Outdoor sports pitches 14. New access road 15. Western access 16. Pedestrian/cycle route to bridge Cornish Knot 17. Pedestrian/cycle bridge 18. Allotments 14 A388 2 Carkeel This drawing is submitted for illustrative purposes only Stoketon Cross 15 Broadmoor Wood A38 16 Project West Saltash Trematon Title Illustrative Masterplan 17 Client CEG Date February Scale Drawn by A0 JC N Drg. No PS Rev C WE30947 Based upon Ordnance Survey mapping with the permission of Her Majesty s Stationery Office. Crown Copyright reserved. Licence number AL50684A

25 Client Commercial Estates Group Planning Consultant Masterplanning, Urban Design, Environmental Impact Assessment Co-ordination, Economics, Community Consultation and Graphic Design Nathaniel Lichfield & Partners Project Management DJCPM Hydrology, Transport Brookbanks Consulting Ltd Visual Impact and Landscape Tyler Grange Urban Morphology and Design Civic Studio Communications Michelle Sammons Communications Public Affairs Aston Getty Ltd Archaeology Cotswold Archaeology Ecology Baker Consultants Legal Advisor Clyde & Co LLP