Pontefract Road, Purston, Featherstone Taylor Wimpey UK Ltd. Environmental Statement Non Technical Summary

Transcription

1 Pontefract Road, Purston, Featherstone Taylor Wimpey UK Ltd Environmental Statement Non Technical Summary

2 Report Author... Alastair Cliffe / KM Report Date... September 2012 Project Number Document Reference... P0-TP-SPA-RP-P A 2

3 Contents Introduction and EIA Process... 4 Site Description... 5 Development Description... 6 Planning Policy Context... 8 The Need... 9 Consideration of Alternatives Ground Conditions and Contamination Traffic and Transportation Landscape Water Environment Socio Economic Ecology and Nature Conservation Air Quality Interaction of Effects - Construction Interaction of Effects - Operational Cumulative Effects Conclusion

4 Introduction This is the non-technical summary for an Environmental Statement (ES) which has been prepared on behalf of Taylor Wimpey UK Ltd to accompany a hybrid planning application for residential development at Pontefract Road, Purston, Featherstone. This document is a summary of the ES that has been submitted as part of the planning application having regard to the Town and Country Planning (Environmental Impact Assessment) Regulations The Environmental Impact Assessment (EIA) process is outlined below. The summary describes the physical characteristics of the development, its land use requirements, an outline of the main alternatives considered and a description of the effects on the environment which are likely to be effected by the development. These include: Direct, indirect or secondary effects Cumulative effects Short, medium or long term effects Permanent or temporary effects Positive effects The report also identifies any measures required to mitigate potential adverse impacts of the proposals within and around the application site. Full details can be found within the Environmental Statement. EIA Process Identify Proposed Development Scoping Submission LPA 5 Week Review Period Review Response & Prepare EIA Report Identify Baseline Predict Impact on Environment Assess Significance of Impacts Feedback and consideration of alternatives / Update and amend masterplan for site Consider mitigation Prepare / Finalise Environmental Statement 4

5 Site Description The site comprises approximately 15 hectares of land on the north-eastern edge of Featherstone. A public footpath (Footpath 15, known locally as Jubilee Steps) runs along the western boundary of the site, with existing residential properties and allotments to the west of the footpath and Featherstone Rovers Rugby Ground to the north-western boundary of the site. Pontefract Road runs along the southern boundary of the site and a number of residential properties front onto Pontefract Road with rear gardens abutting the application site. There are open fields to the north and north-eastern boundaries of the site. The areas around the site are in mixed use, consisting primarily of residential as well as town centre, leisure and agricultural uses. The town centre is located at the western end of Post Office Road, to the west of the site. The railway line runs in an east-west direction beyond agricultural fields to the north of the site, with the Featherstone Railway Station to the north of the town centre. The site currently accommodates gently undulating agricultural (arable) fields, redundant allotments and an area of overgrown scrub land and woodland. A watercourse flows through the centre of the site and two ponds (dry at certain times of the year) are located within the small area of woodland. The watercourse runs beyond the western boundary where it is culverted below the public footpath and existing residential properties. A ditch runs around the field boundary within the central-western part of the site, which is also dry at certain times of the year. There are a number of trees (mainly sycamore, willow, ash and oak) and hedgerows (predominantly made up of privet, hawthorn, sycamore and willow) within the site. Some fly tipping is evident to the centre of the site and to the southern and western boundaries of the site. Apart from Jubilee Steps to the western boundary of the site and the right of access for agricultural purposes, there is currently no formal public access across the site. A small number of rear gardens of existing properties along Pontefract Road have encroached into the application site along the south-western boundary. Existing properties ( Pontefract Road) along the south-eastern boundary have rights of access along the side of 215 Pontefract Road to the rear of their properties. Property 215 Pontefract Road has extended their rear garden wall, which has reduced the width of vehicular access to the rear of the remaining properties. This has led to properties encroaching onto the application site to navigate around 215 Pontefract Road. 5

6 Development Description The planning application is a hybrid application with detailed elements dealt with in full and other matters in outline. All other matters regarding detailed design, such as appearance, layout, scale and landscaping (except for where they are detailed in the context of this hybrid planning application), are reserved for consideration at a later date. The scheme proposals are still evolving and will take account of the iterative nature of the Environmental Impact Assessment process. In order to establish a development, the following descriptions are based on the maximum likely developable areas. There is potential that the following quantum of development may reduce, however it will not increase. The Applicants are proposing to develop the site for residential purposes to include up to 450 dwellings. A summary is provided below: A high quality residential scheme, which seeks to deliver a series of regeneration benefits for Featherstone, through the delivery of both open market housing and affordable housing within a sustainable location A mix of house types including detached, semidetached, terraced housing and bungalows. The detailed development proposals comprise predominantly two storey properties, however there is also a small mix of single storey bungalows and two and half storey houses. The properties will be accessed from a main spine road via a number of loop roads and cul-de-sacs. The vehicular access to the site is proposed from Pontefract Road (A645) to the southern boundary of the site, which will combine with the existing traffic lit junction of Ackworth Road and Pontefract Road. 6

7 Development Description The public right of way (footpath 15 - Jubilee Steps) to the western boundary of the site will be retained and enhanced by proposals to widen it. Pedestrian and cycle links will be provided to Jubilee Steps, which provides access to Victoria Street and Post Office Road and access to the town centre of Featherstone and the railway station. A controlled emergency vehicle access will be provided via Post Office Road. An area of public open space (POS) will be provided within the western part of the site, which is defined by the Jubilee Steps to the west and the watercourse and spine road to the east. There are a number of trees and areas of scrub which will be retained where practicable. A significant amount of new planting will be provided as part of the POS area. The POS will also accommodate an area of open space and an informal kick about area. A path will cross the watercourse to provide access between the POS and the wider application site. A water detention basin will also be located within the POS to provide an area for surface water retention should this be required. A foul pumping station is also required to serve the site and this will be located to the east of the POS. The existing water vole habitat will be retained, enhanced and improved as part of the proposals. The watercourse will be culverted where the spine road crosses the watercourse. Parameters Plan 7

8 Planning Policy Context Planning Policy supports schemes that will assist in regeneration and encourage growth and investment into Wakefield. The statutory development plan for the consideration of this application comprises the: Inspector's Report about the Examination of the SSPD on 8 June The Inspector concluded that in general terms, the SSPD is generally sound, and subject to the Council adopting the Inspector's recommended modifications, the SSPD satisfies the criteria for soundness in accordance with Regional Strategy for Yorkshire and the Humber, May 2008 (RS) Wakefield Local Development Framework (LDF): Core Strategy (CS), April 2009 Development Policies (D), April 2009 Site Specifics Proposals Document (SSPD), 12 September 2012 The LDF replaces many of the policies in the Wakefield Unitary Development Plan First Alteration adopted January 2003 (UDP). However the remaining saved policies of the UDP, including Retail, Leisure and Open Space policies, remain part of the statutory plan. the NPPF (which are; positively prepared, justified, effective and consistent with national policy). The application site has been allocated for housing (Policy HS N111ii) in the SSPD and states: "Policy HS N111ii - NORTH OF PONTEFRACT ROAD This is a greenfield urban extension site, which is close to the town centre, and has good access to public transport. The site's development will be part of regeneration proposals, and will include good pedestrian links to the town centre. The site should only be accessed by a new junction with Pontefract Road being incorporated into the existing signal controlled junction. The remaining UDP Policies in relation to Retail, Leisure and Open Space will be eventually replaced by LDF Development Plan Documents (DPD) for Retail and Town Centres DPD and Leisure, Recreation & Open Space DPD. For the purpose of this planning application, the saved UDP policies are not relevant. The Council has recently adopted the Site Specifics Proposals Document (SSPD), as part of the LDF. The SSPD provides a set of site allocations and proposals to meet the vision, objectives and development strategy of the Core Strategy. The document includes land allocations to meet anticipated development needs relating to housing, employment and mixed use development. These proposals replace equivalent allocations and designations in the saved UDP. The SSPD was submitted to the Secretary of State in early 2011 and the Inspector held public hearing sessions during December 2011 and January The Council received the The new junction should incorporate safe and appropriate pedestrian crossing facilities. A travel plan must accompany a transport assessment for this site in order to minimise the impact of traffic on the strategic road network. The need for physical mitigation measures on the strategic road network must be investigated. The details of any proposed mitigation measures, including their funding and implementation, should be agreed with the Council and the Highways Agency. Development proposals for the site should take into account relevant masterplans. Development which prejudices the subsequent potential development of adjoining areas will not be permitted. In relation to the Air Quality Action Plan, a planning obligation will be required to offset the increase in road vehicle trips. Rights of way should be improved and a route linking to Featherstone railway station will be required. The viability of a bus route through the site should be investigated. A 2 hectare area of natural greenspace will be provided on-site or nearby, and a contribution to off-site open space quality improvements will be required. A phase I desktop Study will be required to identify potential risks of contamination." 8

9 The Need There is a clear steer from Government to encourage growth and development. The Government s Planning for Growth strategy (March 2011) requires more development in suitable and viable locations with an expectation that the answer to growth and development should wherever possible be yes except where it compromises key sustainable development principles. The National Planning Policy Framework (NPPF) (March 2012) also provides an extremely strong emphasis on sustainable development and growth with a clear presumption in favour of sustainable development. It also sets out the requirement for Local Planning Authorities to have an additional 5% headroom on top of their five year housing land supply. The NPPF supports sustainable development and the Ministerial foreword to this document confirms this is about positive growth making economic, environmental and social progress for this and future generations. Paragraph 15 of the NPPF states that policies within Local Plans should follow the approach of the presumption in favour of sustainable development so that it is clear that development which is sustainable can be approved without delay. The Government has also recently reconfirmed its commitment to build out of the current economic climate which further emphasises the need for development. In terms of the local context, the Yorkshire and Humber Regional Strategy (RS, May 2008) increased the focus on the Five Towns area through policy LCR1, which states that the focus on housing renewal and development in the Coalfield Regeneration Area should be towards Castleford, Pontefract, Featherstone, Knottingley and Normanton. The RS also recognises that there could be circumstances where not all housing could be accommodated within the existing Urban Areas and that the most sustainable locations to accommodate some of this development may currently be within the Green Belt, such as in West Yorkshire. Wakefield Metropolitan District Council (WMDC) has therefore reviewed its Green Belt boundaries through the emerging LDF. The Five Towns were given Growth Point Status in 2008 meaning an accelerated delivery of housing above RS housing numbers, supporting the need for growth in this area. The Five Towns area of Wakefield is covered by a Strategic Development Framework (SDF). The SDF states that housing-led regeneration can be a powerful and effective tool to assist the renaissance of the centres in these five towns. The principal aim for Featherstone is to create a critical mass of population to support a vibrant town centre. The application site is identified in the SDF as part of the regeneration proposals. The site was previously identified as a Protected Area of Search (PAS) within the UDP, which establishes the principal for the development of the site in the future. The Site Specific Proposals Document (SSPD), which forms part of the LDF and therefore the Development Plan, has recently been adopted, following an EiP and publication of the Inspector s report. The SSPD provides a set of site allocations and proposals to meet the vision, objectives and development strategy of the Core Strategy. The document includes land allocations to meet anticipated development needs relating to housing, employment and mixed use development. These proposals replace equivalent allocations and designations in the saved UDP and confirms the application site s allocation for housing, thereby replacing its previous PAS status. The indicative trajectory in the DPD identifies 449 dwellings on the application site. The site is located in a highly sustainable location and it is clear that its development would assist the regeneration of Featherstone through housing led development. It can be concluded that there is a clear need for the proposed development in Featherstone, which is strongly supported by national, regional and local planning policy. In turn this growth will contribute to the regeneration of the settlement. 9

10 Consideration of Alternatives The alternatives considered for the development of this site are set out below. Do Nothing The planning application site is a housing allocation with the recently adopted Site Allocations DPD. Section 3 of the ES Part 1 Report explains the need for development and that there is a need for new housing in Featherstone to meet the housing requirement and to secure regeneration benefits for the settlement. To do nothing with the site and therefore retain it in its current use, would not allow the significant need for new housing to be met in a sustainable location in Featherstone. This would therefore be contrary to the Development Plan which includes the recently adopted Site Allocations DPD, which confirms the site s allocation for housing. Compliance with the Development Plan The site was previously allocated as an area protected for "When considering development proposals the Council will take a positive approach that reflects the presumption in favour of sustainable development contained in the National Planning Policy Framework. It will always work proactively with applicants jointly to find solutions which mean that proposals can be approved wherever possible, and to secure development that improves the economic, social and environmental conditions in the area. Planning applications that accord with the policies in this Local Plan (and, where relevant, with polices in neighbourhood plans) will be approved without delay, unless material considerations indicate otherwise. Where there are no policies relevant to the application or relevant policies are out of date at the time of making the decision then the Council will grant permission unless material considerations indicate otherwise taking into account whether: long term development under Policy FTH23 of the Wakefield Unitary Development Plan (adopted in 2003) (UDP). Following the recent adoption of the site Allocations DPD, which now forms part of the Development Plan, the site s allocation for housing has been confirmed. In addition, the NPPF, now adopted as an expression of national planning policy, sets out the presumption in favour of Any adverse impacts of granting permission would significantly and demonstrably outweigh the benefits, when assessed against the policies in the National Planning Policy Framework taken as a whole; or Specific policies in that Framework indicate that development should be restricted. sustainable development and the Government s key objective to increase significantly the delivery of new homes. The recently adopted SSPD includes the NPPF model policy to bring the SSPD into line with the new NPPF approach. It should also be noted that, with regard to the requirement for development plans to be compliant with the NPPF, the Planning Inspectorate has recently issued guidance to Inspectors on how emerging LDF policy documents might be brought into line with the new NPPF approach. This has recently been consulted on in the Council's SSPD and a number of other authorities in the country. In this case, it constitutes a model policy for inclusion in "post-nppf" Given that there are no adverse impacts that would significantly and demonstrably outweigh the benefits of the proposals, when assessed against the policies in the NPPF, national planning policy supports the redevelopment of this site with residential development. The proposals to develop the site with housing are also in line with Development Plan Policies. development plans and is worded as follows:- 10

11 Ground Conditions and Contamination This technical paper considers the likely significant effects that the ground conditions at the application site could have on the proposed development and vice versa. The following aspects were considered: The ground conditions expected beneath the application site and in the surrounding area. This includes the geology (soils and underlying bedrock), hydrology and hydrogeology (surface water and groundwater which together are classified as controlled waters) The environmental sensitivity of these The likelihood of contaminants being present both within the application site s boundaries as well as within the local area, which may influence the application site pre, during and post construction Any further pollution which may result from the proposed development of the application site itself Any other hazards which may be associated with the ground. The application site has been shown not to be significantly contaminated with either manmade or naturally occurring contaminants except that there are likely to be slight risks presented by contaminants in the made ground. The total area of made ground is only 2.9 hectares compared to the total area of the application site of 15 hectares and the slight risks can be easily mitigated. One stand of Japanese Knotweed (an invasive weed) was noted to be present on the mound in the north-west of the site and physical hazards posed by the ground have generally not been identified. There are not expected to be significant risks posed to receptors based on the application site s current use/state. There are however, contaminants and Japanese Knotweed present and therefore development of the application site would require mitigation of any potential adverse effects and result in the elevated contaminants, Knotweed or ground hazards having been managed giving confidence that the risks have been assessed and where necessary mitigated. could be considered a minor benefit. This The environmental impacts pre-mitigation are considered to be minor or moderate negative*. It is considered that conditions attached to the planning permission will ensure that potential risks are identified and dealt with accordingly. Any potential long term adverse effects to future site users, plants, controlled waters and built structures both on the application site and in the surrounding area as a result of the ground conditions both during and post construction will need to be mitigated through implementation of a contamination Remediation Strategy agreed with the Local Authority Contaminated Land Officer and any other relevant parties. The impacts post mitigation are therefore considered to be minor negative impacts at worst*. *The impact for the groundwater and surface water are considered to be exaggerated as these are identified as a regional receptor, although any potential impacts would only affect a localised area. All of the impacts of the proposed development and any which may occur in the surrounding area in the future are expected to be mutually exclusive and consequently there are not expected to be any cumulative impacts. Development Trends

12 Traffic and Transportation This Technical Paper considers the effects of the proposed residential development upon the traffic and transportation conditions within the vicinity of the application site. It considers the effects of the traffic generated by all phases of the development, which together will provide up to 450 residential units. This Technical Paper has considered the impacts of the proposals and driver delay, pedestrian delay and amenity, fear and intimidation, severance and accidents and safety. The impacts of the proposals have been assessed both during its construction phase and also during the operational phase, when all of the houses have been built and occupied. The impacts of the proposals have been assessed through a comparison of the traffic and transport conditions within the surrounding area both without the development and with the development. A Transport Assessment (TA) (appended to the Traffic and Transportation Technical Paper) has also been prepared to support the application and this provides more details of the potential impacts of the scheme on the surrounding road network. A series of local and national planning policy and guidance documents have been referred to in the preparation of this ES Technical Paper. The scope of the TA and ES Technical Paper have been agreed with both Wakefield Metropolitan District Council and the Highways Agency during preapplication discussions. Baseline data has been collected from a series of traffic surveys undertaken around Featherstone, comprehensive measurements obtained through site visits and a range of other existing data sources, including traffic speeds and accident records. The analysis has considered the existing road network and also a future design year scenario of 2025, which reflects the end of the construction period for the proposals. For the assessment of the impacts at M62 Junction 31, an assessment year of 2021 was agreed with the Highways Agency. The scale of impacts identified through the assessment process has been defined for each of the traffic and transportation parameters and these have been categorised as impacts which are either substantial, high, moderate, minor or negligible based upon a set of appropriate assessment criteria. The study area for the assessment of traffic and transportation impacts has been agreed with both highway authorities. This includes the local junctions surrounding the site including the A645 Pontefract Road junctions with Ackworth Road and Station Lane and also the A645 junction with Common Side Lane and Featherstone Lane/Acton Lane and Junction 31 of M62 Motorway. A large number of committed developments in the area have also been taken into consideration in the assessment, including a range of development sites within Featherstone and beyond and also include the effects of the proposed Green Lane Link Road. The results of the baseline junction capacity assessments show that all of the junctions within the study area operate within their capacity under both the existing traffic flows and also under the future year baseline traffic flow scenarios (i.e. committed development). Public Transport: Public Transport: Access to Facilities Exisiting Pedestrian Movement Access to Bus Routes Access to Rail Stations 12

13 Traffic and Transportation The traffic levels during the construction phase are significantly lower than the volume of traffic generated by the proposals during its operational phase and therefore the traffic-related environmental impacts associated with the proposals during the construction phase will be lower than during the operational phase. The analysis has shown that all of the impacts during the construction phase will be negligible. The traffic generated by the proposed during its operational phase has been calculated using trip rates extracted from the TRICS database for other similar residential developments and the proposed 450 residential units are forecast to generate 261 two-way vehicle trips in the AM peak hour and 278 vehicle trips in the PM peak hour. The overall impacts of the development proposals in traffic terms has been shown to range from negligible to minor adverse impacts across each of the potential impacts. The main impacts relate to increased driver delays at the Station Lane/Pontefract Road junction and at the proposed site access junction into Pontefract Road. In addition to this, there will be some minor adverse impact on pedestrian amenity along Pontefract Road as a result of increased traffic levels. A series of mitigation measures are therefore proposed to address the impacts of the proposals, which include a Travel Plan, the aim of which is to minimise the level of vehicular traffic associated with the development; full signal-controlled pedestrian crossing facilities at the site access junction; improvements to the pedestrian and cycle connections to the town centre and railway station; and the extension of the length of the right turn lane on the eastern arm of the Wakefield Road/Common Side Lane junction to provide additional storage. Following implementation of the mitigation package, it is considered that the impacts of the proposals will largely be negligible, with some residual minor adverse impacts upon driver delay and public transport users during the peak hours. Impacts at other times are considered to be much lower. 13

14 Landscape The Landscape and Visual Impact Technical Paper reports the findings of a landscape and visual impact assessment (LVIA) and identifies and assesses the effects of residential development on land off Pontefract Road, Purston, Featherstone, on the physical landscape of the application site, the surrounding landscape character and on views and visual amenity. The Assessment was informed by an audit of relevant landscape planning policies and consultation with officers of Wakefield MDC. The methodology used for the LVIA was based on best practice guidance - Guidelines for Landscape and Visual Impact Assessment (The Landscape Institute and Institute of Environmental Assessment, 2 nd Edition, 2002) and follows a standard two stage approach, involving a detailed description of the baseline conditions of the receptors, and assessment of their sensitivity, followed by a prediction of the magnitude of impact that the proposed development would bring, allowing for mitigation measures, on both landscape and visual receptors. The sensitive receptors identified include landscape elements, such as topography, vegetation, settlement and built form and landscape character (interactions of elements and features and people s perceptions of these); and visual receptors, such as local residents, users of public rights of way and other recreational features, users of transport routes. The sensitivity of each receptor is described as Low, Medium or High The Magnitude of Change for both Landscape and Visual receptors is described as Low, Medium or High The Significance of Effects is determined by cross-referencing the sensitivity of the receptor (landscape or viewer group) with the magnitude of change expected as a result of the development, and applying professional judgement based on experience. Impacts can be Negligible, Minor, Moderate, High or Substantial. They may also be positive or negative depending on whether the change is judged as likely to be perceived as adverse or beneficial by the majority of those experiencing it. The study area falls within the Regional County Landscape Character Area Nottinghamshire, Derbyshire and Yorkshire Coalfield (Countryside Character Area 38), and within WMDC Landscape Character Area The Northern Coalfield. There are no Landscape Designations within 3Km of the site and only 3 listed buildings within 1Km of the site. Field study confirmed that issues arising from intervisibility are unlikely and there is therefore no potential for Impacts on designated Landscapes. Having regard to the WMDC Landscape Character Assessment the site was assessed as having a low sensitivity to landscape change. Change can have beneficial as well as adverse landscape effects. The Masterplan and landscape strategy were designed through an iterative process to incorporate the policy objectives for enhancing this landscape area and detailed designs will incorporate the proposed primary mitigation measures, aimed at minimising visual impact and enhancing existing landscape character. The development provides the opportunity to improve the landscape of the site and positively influence the landscape character of both the site and the wider area, removing signs of dereliction, increasing biodiversity and habitat linkages, improving public access and providing significant new areas of Public Open Space. Four Landscape Receptors were considered to have the potential for significant impacts and were therefore the subject of detailed analysis Topography, Land Cover and Vegetation, Settlement and Built Form and Landscape Character. Of the four, Topography was found to have a Negligible Landscape Impact at completion of the project, and the other three (Land Cover and Vegetation, Settlement and Built Form and Landscape Character) were found to have Minor Beneficial Landscape Impacts. These impacts remain the same 10 years after completion of the development, however vegetation tree and woodland pattern continue to benefit from increasing longer term benefits to the quality of the landscape and biodiversity as the scheme matures. The area from which the development is visible is limited by generally flat topography, built form and vegetation to a small area immediately surrounding the site and over fields to the 14

15 Landscape East, defined by the built form of properties on Pontefract Road, the eastern edge of Featherstone and the stands of the Post Office Road rugby ground to the West, the railway line to the North, and a combination of topography and vegetation to the North East and East. There are no medium or long distance views of the site. The Key Visual Receptors are within 700m of the site and include: Pedestrians on Featherstone Public Footpath No15 (Pontefract Road, Purston to Halfpenny Lane, Featherstone, known as Jubilee Steps) and Featherstone Public Footpath No 16 Halfpenny Lane from Kings Mead Pontefract to Featherstone Halfpenny Lane Residential properties surrounding the site Significance of Effect, Impacts at 10 years after completion:- 2no Negligible Visual Impacts 7no Minor Adverse Visual Impacts resulting in the following Residual 2no Minor Beneficial Impact 1no Minor Positive or Minor Beneficial Impact Therefore we conclude that the predominant residual impact for visual receptors is Minor Adverse and that the proposals constitute only a minor component of the wider view, which might be missed by the casual observer or receptor. Awareness of the proposals would not have a marked effect on the overall quality of the view. Our overall conclusion is that significant impacts are avoided and the development will fit well into the landscape. Recreational users allotments to the East and sports facilities to the North Motorists - Post Office Road and Victoria Street Transport users - the Wakefield to Pontefract Railway Line The study began with desk studies in a 10Km x 10Km site centre are, and a computer model was run to establish those areas with a potential view of the site. Within those areas, field study determined places with an actual view of the site. 62 viewpoints were considered and in discussion with the council, 10 Key Viewpoints (representing the range of receptors found in the study) were agreed for detailed assessment. They were described and analysed (Four were the subject of Photomontages). Analysis revealed the following:- Proposed Landscape Strategy At Completion, from the 10 Viewpoints analysed for Residential, Pedestrian and Motorist receptors, there were found to be 8 Minor Adverse Impacts, 1 Minor Beneficial Impact, 1Minor Adverse/Minor Beneficial Impact and 2 Negligible Impacts. The Adverse Impacts are all mitigated over time with the increasing effectiveness of the Landscape Infrastructure incorporated into the site masterplan. In most cases, the modification of the impact is not sufficient to change the 15

16 Water Environment This technical paper considers the impacts of the proposed development on the water environment, including the impacts of potential flood risk. Went Beck is located 1.5km to the south of the site. An unnamed watercourse, part of which is designated as Main River runs through the centre of the site, flowing from north east to west. The site also contains several ponds and other ditches. None of the watercourses within the site are designated under the Water Framework Directive (WFD). Water quality is likely to be typical of small watercourses receiving agricultural runoff. The receptors have been identified as being mostly of local value with Went Beck being of Borough/District value. The land around the watercourse is relatively flat with ground levels of between 41.00m AOD and 43.00m AOD. The land slopes at the edges of the site with levels reaching 49.25m AOD at the south-eastern most part of the site. mitigation and best practices employed during construction there is anticipated to be no significant effect upon any of the watercourses with the significance of impacts assessed as negligible. The incorporation of SuDS into the design of the development in the form of a detention basin ensures that impacts during operation upon flood risk and water quality from the development are reduced to an acceptable level, assuming these are maintained appropriately. The loss of the ponds and culverting of a section of the un-named watercourse for access within the site is an adverse impact. This is mitigated by the incorporation of damp areas within the detention basin and the creation of water vole habitat which includes new sections of watercourse. With this mitigation the impacts during the operation phase are negligible or neutral. Although the online Environment Agency maps indicate the whole of the proposed development site is located within Flood Zone 1, which is land defined as having a low risk of fluvial flooding, the Environment Agency requires that the results of the 2011 modelling (of the un-named watercourse) from this detailed FRA are considered when designing the site. The modelling suggests a significant area of the proposed development west of the watercourse would be at risk from flooding during a 1% AEP event. When climate change is taken into account, there is no significant change in the flood extent. The maximum flood levels at the culvert entrance Flood depths reach approximately 0.8m for the 1% event on the right bank of the unnamed watercourse. Flood depths elsewhere are approximately 0.25m. Relevant legislation and planning policy has been identified and the assessment concludes that the development complies with the relevant planning policies in the Core Strategy and Development Policies Document (Wakefield Council, 2009). An assessment has been undertaken of the potential impacts of the proposed development upon the water environment. This has been based on a variety of sources including a Flood Risk Assessment (Halcrow, 2012) and Drainage Strategy (Eastwood and Partners, 2012). During construction impacts may result from the release of sediment into the watercourses or the use of polluting materials on site such as cement and fuels. With appropriate An assessment of the cumulative effects has been undertaken and concluded that because each of the other developments in the area do not physically impact upon local watercourses there should be no cumulative impacts upon the water environment. The assessment has concluded that with the recommended mitigation measures adopted during construction and operation the proposed development should have no significant adverse impact on the water environment does not lead to any significant environmental impacts upon the water environment and should be considered appropriate for development in this respect. 16

17 Socio Economic The proposed residential development brings a series of significant benefits to the Featherstone ward, Wakefield and the Region. The overall impact of the proposal in terms of socio-economic issues is considered to be negligible to minor beneficial due to the delivery of new homes and affordable housing the positive effects that the development will have to the local community and economy. Beneficial socio-economic impacts will arise as a result of the proposed development. The provision of new housing within Featherstone has been assessed as having a minor beneficial impact upon the current migration rates since more homes will be made available to the local population. Essentially, more homes will be available providing local housing opportunities for people who might otherwise have moved outside of the area. The new homes will be provided in a range of house types which will respond to the existing housing market within the area. The proposed development will also incorporate affordable housing to address the need within the area. Employment opportunities for the local population will be provided through the proposed residential scheme. The Technical Paper indicates that it is expected that the scheme will deliver 675 temporary direct jobs (construction) and a range of spin off jobs. The proposed development generates additional demand for local services which would have a potential positive impact on the employment of additional staff by existing businesses in the locality. The additional household expenditure within Featherstone that could result from the proposed scheme has been calculated to be 1,546,722. The proposed development could provide the Local Authority with 3,306,001 over 6 years as part of the New Homes Bonus which could assist in delivering housing growth within Wakefield. The development proposes to offer a range of contributions which in turn will assist in mitigating potential negative impacts. These include the following: The development of the residential site will be the subject of a Travel Plan which aims to restrain vehicular traffic and encourage the use of alternative forms of travel. Residents will be advised of alternative travel modes that are available and bus travel will be encouraged. The proposed development will deliver 25-30% affordable housing on the site to assist in meeting existing housing need (and included within a Section 106 Agreement). However the scheme will provide an increased availability of properties available to those on the housing register and qualified for Housing Association properties and will in turn have a positive impact on the overall supply of properties within the area. Panoramic Views of the site 17

18 Ecology and Nature Conservation This technical paper assesses the impact on ecological receptors. The proposed development will involve the construction of 450 new dwellings, resulting mainly in the loss of arable land and disused allotments. The site has been found to support a small water vole population, and four amphibian species, including palmate newt, which has a restricted range within the area. Great crested newt was not found on site. There will be no impact upon designated wildlife sites, or loss of species or habitats of high nature conservation value. There will be a loss of scrub/ woodland during construction, mainly from the disused allotment areas, and a loss of three of the four existing ponds. The significance of impacts during construction before mitigation is considered are assessed as moderate adverse. The existing main watercourse and ditch, as well as the majority of the scrub/ woodland along it, and the largest of the four existing ponds will be retained. A new ditch, and two new off-line ponds, and a number of back-waters, will be created to benefit water vole and amphibians, including palmate newt. In addition, three wetland areas will be created beside the main watercourse, within the basin. Areas of new scrub and woodland will be planted within the Valley Greenspace, and along access roads, as well as within the gardens of new properties, once occupied. The provision of 50 bird boxes (for house sparrow, starling and swift) and 20 bat boxes/ tubes within the new properties will provide new nest and roost sites in an area which is currently deficient in nesting/ roosting opportunities for bats and these bird species, due a lack of buildings and mature trees. The significance of impacts after the consideration of mitigation are therefore negligible to minor adverse during construction and predominantly negligible and minor beneficial during operation, once the site is completed and occupied. The cumulative assessment confirms that none of the developments considered are of a sufficient scale, or are sufficiently close to the development which is the subject of this planning application, to result in significant cumulative impacts upon the ecological receptors identified as being of Local or Neighbourhood value, or above, described here. Water Vole Habitat and cross sections 18

19 Air Quality The potential effects of the proposed development, with the proposed mitigation in place, on local air quality sensitive receptors have been assessed against the requirements of planning policies and national legislation. Additional mitigation measures have been recommended where appropriate, to minimise the potential for adverse effects being experienced by the local community during the construction and operational phases of the proposed development. For the proposed development, the concentrations of any airborne particulate matter generated by these activities would be controlled using good site practice measures, to control the generation of dust. These measures would be defined in a Construction Management Plan (CMP) that would be agreed with the local authority pollution control department. The impacts are therefore assessed as negligible to minor adverse as a worst case and would be a short term impact while construction is underway. In the proposed opening year, annual mean nitrogen dioxide concentrations have been calculated at properties alongside roads where the proposed development would alter the amount of traffic, including some roads within the air quality management area (AQMA). Air quality would be almost the same with or without the proposed development and can be considered to be air quality neutral. The change in air quality resulting from the proposed development would not result in any new exceedances of national air quality objective values and would meet the requirements of national and local planning policies. Summary of Design Responses 19

20 Interaction of Effects of Construction C O N S T R U C T I O N TOPIC IMPACT MITIGATION Remediation, earth works and construction activity Air Quality Water Quality / Drainage Ecological Impacts Landscape and visual impact Contamination Invasive Plant species Dust soiling / earthworks / construction / trackout Harm to ecological receptors Noise due to construction works Increase in construction traffic Road safety Spillage Import and export of material Water pollution Flood risk Culverting Release of contaminating fuel Impact on aquatic habitats Fragmentation of habitats Disturbance of species Provision of a Construction Management Plan Minimising dust generating activities Re-use of material on site Dust suppression Gas monitoring Best Practice Measures, control and monitoring measures Stock piling of materials Good working practice Capping layer Treatment of Japanese Knotweed Adherence to PPGs Retention of ditch Early provision of SUDs and detention basin Creation of ecological habitat areas Phasing of works to minimise disturbance Avoid bird nesting season Good working practices SUDs Creation of wetland habitat area I M P A Landscape and visual impact Socio Economic Loss of trees and vegetation Storage of materials Change in levels Loss of agricultural land Change in character of views Impact on public footpath and footpath users Retention of trees where practicable Retention of ditch and associated vegetation New planting Retention of agricultural soil on site for re-use Consideration of suitable location for storage of materials Habitat enhancement and creation C T Creation of construction jobs / indirect jobs Increased expenditure and demand for local services Creation of GVA Avoidance of night time working Phasing of works Beneficial Impact no mitigation proposed S Disruption to local community Construction Management Plan 20

21 Interaction of Effects of Operational O AREA IMPACT MITIGATION P E R Highway Safety Increased traffic flows / traffic on network Driver Stress and delay Increased traffic on local network Traffic emissions Severance Pedestrian delay New junction with full pedestrian crossing facilities Production of a Travel Plan Proposed Infrastructure Improvements Improved pedestrian / cycle linkages Improved linkages throughout the site to wider area A Increase in hard surfaces increased surface water run off Water quality Off-site highway improvements (Common Side Lane / Wakefield Road junction) T Increased demand on water supply Increase demand in foul water disposal I O N Residential Development New access and junction New pedestrian and cycle links Areas of POS Flood risk Loss of water features Polluting materials from development Culverting Increase in population Provision of housing to meet need and demand SUDs and drainage strategy including on site detention basin Restricted run off rates to less than existing Foul pumping station Consideration of development layout, building design and finished floor levels Buildings outside 1 in 100 year flood plain A L Landscaping Ecological Areas Detention Basin Access road from A63 Increased GVA New Homes bonus Increased Council tax Payments Increased household expenditure Increased demand for existing facilities and services Beneficial impact no mitigation proposed Creation of new open space I M Increase in in-migration Provision of affordable housing Impact on Education and Health provision No mitigation required (capacity in existing schools) Habitat enhancement and creation P Disturbance to habitats / loss of habitat Tree retention and new planting Control and eradication of Japanese Knotweed A Pollution or damage to habitat / running water habitats Appropriate landscaping Bird box and bat box provision C T Spread of invasive species (Japanese Knotweed) Change in character of views Retention of wildlife corridors New planting, particularly around boundaries Retention of trees and vegetation where possible and practical S Contamination Verification report for remediation works 21

22 Cumulative Effects There are a number of cumulative effects that have been considered during the environmental assessment work. These were agreed with WMDC through the Scoping Stage. The developments considered as cumulative are set out below: Former Crystal Glass Factory (08/02652/REM) Reserved Matters Application for 9 apartments and 60 dwellings, planning permission granted 3 February Featherstone Lane (09/01476/FUL) Residential development (55 dwellings), planning permission granted 24 September Residential development at Girnhill Lane (11/01092/ FUL) Residential development (233 dwellings), planning permission granted 10 January Former Crystal Glass Factory (12/00712/OUT) Erection of retail foodstore with associated access, servicing and car parking. Application submitted 30 March 2012, decision pending. Wilson Street Foodstore (09/00633/FUL) - Demolition of existing derelict retail unit and provision of one A1 retail unit (to include food retail) with associated parking (former Kwik Save site). Planning permission granted 11 June Renewal of this planning permission (12/00664/RPP), planning permission renewed 8 June Featherstone Rovers Stadium (includes 2 new stands, 2x15m high floodlights, extension to rugby pitch). The application submission confirms no additional capacity is created and there is no change to the existing parking 12/01013/FUL. Application submitted May 2012, decision is pending. Overall, it is considered that cumulatively, the developments, post mitigation, would not have a detrimental impact that could not be addressed with suitable mitigation for each scheme. There are also a number of beneficial impacts of all Photomontages 22

23 Conclusion The main purpose of the ES is to provide an objective assessment of the Environmental Impacts of the proposed development. This Non-Technical Summary provides a summary of the main issues identified within the ES Part 1 and ES Part 2. The separate Technical Papers within ES Part 2 provides a detailed analysis of impacts and mitigation and should be referred to the complete assessment of impact. The ES Part 1 report aims to provide an overview of the predicted effects and how it is proposed to mitigate the impacts. It should be noted that the information submitted for this planning application is extensive given the nature of the site, however, the detailed mitigation strategies will be controlled via the use of planning conditions and the Section 106 Agreement. The report has also assessed the potential for the interaction of effects and concludes that the adverse interaction of impacts in and around the site will occur at its greatest during the short term period (construction and initial operation phase). It is however considered that the mitigation proposed as part of this environmental assessment is sufficient to deal with these impacts which would be controlled by the use of planning conditions and S106 legal agreement should planning permission be granted. Benefits in the short term relate to direct and indirect employment related to the construction industry and early delivery of the SUDs, public open space and ecological habitat areas. In the longer term, there are benefits resulting from the proposals such as remediation of contaminated areas of the site, housing provision to meet need and encourage investment and the contribution to the regeneration of the settlement. Illustrative Masterplan 23

24 Spawforths Junction 41 Business Court, East Ardsley, Leeds, West Yorkshire. WF3 2AB t: , f: , Spawforths is a trading name of Spawforth Rolinson Ltd. Incorporated in England, Company Registration Number