Land at Coypool Non Technical Summary

Transcription

1 Land at Coypool Environmental Statement: Non-Technical Summary A Worton Rectory Park Oxford OX29 4SX United Kingdom T +44 (0) F +44 (0) W LDA Design Consulting Ltd Registered No: Minster Precincts, Peterborough PE1 1XX

2 Contents 1.0 Introduction EIA Assessment Methodology Design Development Project Description Planning Policy Context Ecology Landscape and Visual Heritage Ground Conditions and Contamination Water Resources Transport Noise and Vibration Air Quality Socio-Economics Cumulative Effects Further Information Version No: 1.12 Version date: 30 Comment Final This document has been prepared and checked in accordance with ISO 9001:2008.

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4 1.0 Introduction An Environmental Statement (ES) has been prepared and submitted on behalf of the Applicant and supports an Outline Planning Application for a residential development. The Proposed Development comprises up to 350 residential dwellings, a new access, open space, play space, a sustainable urban drainage system, biodiversity enhancements, landscaping and all other associated infrastructure along with the demolition of onsite infrastructure on land to the north of Coypool Road, east of the Plym Valley Railway, west of Woodford Estate, Plymouth. The ES sets out the assessment of the likely environmental effects which may arise as a result of the Proposed Development The Site The Application Site (the Site) is located within Plymouth City Council (PCC) to the north east of Plymouth city centre. The Site location is shown on Figure 1.1 (presented at the end of the NTS). The Site comprises 11.9ha of land that forms part the former China Clay processing plant. It is bound by the Plym Valley Railway to the west (beyond which lies Parkway Industrial Estate), Woodford residential estate to the south-east, and Boringdon Park Golf Club to the east. Immediately north of the Site is an area of land owned by IMERYs which previously formed part of the Coypool Mineral Dyer Complex, and beyond this is agricultural fields and Boringdon Park Wood. The River Plym, located immediately to the west of the Site within a narrow wooded corridor flows into the estuary located to the south of the Site. The Site s eastern and western boundaries consist of mature woodland cover which separate the Site from its immediate surroundings. An existing canal (leat), which flows in a southerly direction, partially forms the western boundary of the Site and crosses the south western corner before entering an existing culvert outside of the Site boundary. The A38 lies to the south of the Site and forms part of the Strategic Road Network in the south west of England. Apart from Coypool Road and Woodford Avenue, which are roads located to the south and east of the Site, there are no other roads within the vicinity of the Site boundary. Both Coypool Road and Woodford Avenue link directly with Plymouth Road to the south before linking with the A38 via the Marshmills Junction Planning Context The Proposed Development constitutes a development for the purposes of the Town and Country Planning Act As such, a planning permission is required for its construction and operation. Section 38(6) of the Planning and Compulsory Purchase Act 2004 requires an application to be determined in accordance with the provisions of the Development Plan unless material considerations indicate to the contrary. The development plan for Plymouth comprises the LDF Core Strategy Policies, together with supporting Area Action Plans, Development Plan Documents and Supplementary Planning Documents. The Site is not located in an area covered by an Area Action Plan however, and documents of the adopted development plan that contain policies relevant to the Proposed 1

5 Development include the Plymouth Core Strategy ( ), and the Plymouth Waste Development Plan Document ( ). Plymouth City Council is currently in the process of preparing a new plan (the Plymouth Plan) to guide development in the city up to Part One of the plan, outlining a vision for the city in 2031 and the strategic policies that will help to achieve this, has now been approved as part of the Council s Policy Framework. However, it does not specify detailed development management policies or the location of proposed development. The draft Plymouth Plan in its entirety is currently not adopted policy, and submission for an Examination in Public is due in spring However, the Plan does represent a more up-todate articulation of the principles and priorities that the Council wish to underpin development in the city. 2.0 EIA Assessment Methodology The Town and Country Planning (Environmental Impact Assessment) Regulations 2011 (as amended) (EIA Regulations) identify two types of development projects: Schedule 1, for which the requirement to prepare an EIA is mandatory, and Schedule for which an EIA may be required. This application falls under Schedule 2, Paragraph 10(b), Infrastructure Projects, which means that an EIA may be required, depending on the size, nature and location of the development and whether it is likely to have any significant effects on the environment. The Proposed Development is classed as a Schedule 2 development under the EIA Regulations as it falls within the description of development set out in Schedule 2, Paragraph 10(b) Infrastructure Projects. An EIA Screening Opinion was sought from PCC in April 2014, and in May 2014 PCC confirmed that the proposals constituted EIA Development and that any planning application would need to be supported by an Environmental Statement. A Scoping Opinion was also sought from PCC, which was provided on 20 th June The EIA has been undertaken and an ES prepared with regard to the content of the EIA Scoping Opinion. The ES records the findings of the EIA. In light of the Scoping Opinion and further consultation through the Discretionary Advice Service, the following environmental topics have been included in the EIA: Planning Policy Framework; Ecology; Landscape and Visual; Heritage; Ground Conditions; Water Resources; Transport; Noise and Vibration; Air Quality; 2

6 Socio-economics; and Cumulative Effects. The assessment process for each environmental topic was undertaken in line with topic specific legislation, planning policy, and guidance documents as outlined in each chapter of the ES. The significance of likely effects and any proposed mitigation is identified. Residual effects taking account of mitigation measures are also identified. Consultation has been undertaken with a range of prescribed and non-prescribed consultees. Each chapter in the ES refers to the specific consultation undertaken. A cumulative assessment has been undertaken as required by the EIA Regulations. The cumulative assessment considers the cumulative effect of the Proposed Development being carried out alongside any other reasonably foreseeable development in the locality. The Planning Practice Guidelines indicates that regard should be had to the possible cumulative effects arising from any existing or approved development. In addition, each of the environmental assessments interact to some degree, and the ES includes a description of the inter-relationship between various factors, setting out how the particular topic area has influenced, or has been informed by, other environmental assessments Environmental Statement The ES comprises the following documents: 1) Volume I: The full text of the ES covering all topic, supported by a range of figures where appropriate; 2) Volumes II: Appendices to the ES, including supporting data and technical reports; and 3) Non-Technical Summary (this document): summary of the key findings of the EIA. 3.0 Design Development Throughout the design process a number of alternatives for the site layout have been considered and informed by a range of discussions, namely: A series of meetings with PCC to explore land use options; On-going review and inputs from the EIA consulting team; Topic specific consultation with a range of prescribed and non-prescribed consultees; and Public exhibition presenting the emerging project proposals and allowing opportunities for comments and feedback. Environmental considerations have informed the final design of the Proposed Development including the introduction of alternative internal circulation route for emergency vehicles; retention of wooded boundaries to enclose the Site and reduce visual impact; retention of existing bat roosts, provision of a noise buffer to the western flank of the development to mitigate noise disturbance; and allowing sufficient space for infiltration ponds. 3

7 4.0 Project Description 4.1. Overview of Design Objectives The Proposed Development is primarily landscape led, with the proposed built form located within four distinct development parcels, informed by the topographical levels across the Site with the spine road distinguishing the level changes. The heart of the scheme is the green and natural playground which provides a communal area of open space for future residents Description of Individual Components The individual elements of the project are described in detail below. The illustrative masterplan which presents the layout of the Proposed Development is shown in Figure Housing The Proposed Development would deliver up to 350 houses. The development will comprise a range of different house types, sizes and tenures (including affordable) and will be delivered in a phased manner Access and Infrastructure Principal vehicular, cycle and pedestrian access/egress into the Site will be from Woodford Avenue. A new priority junction will be constructed providing access from Woodford Avenue, which will require the demolition of an existing residential house located on Woodford Avenue. Footways throughout the Site will provide a highly permeable development which will include separate leisure walking routes. In addition, cycle routes will be provided throughout the Site to enable cycling movements access across the Site Green Infrastructure Strategy and Surface Water Drainage The provision of open space through out the Site will include a variety of uses such as local play areas, natural green space and informal open space. This includes a proposed green infrastructure link through the centre of the Site creating a green spine connecting the Site s eastern and western green infrastructure boundaries, and the retention and strengthening of north-south linkages along the east and west perimeter of the Site. A surface water drainage strategy, incorporating a network of swales and infiltration basins, has been incorporated within the development to manage surface water run off from impermeable areas within the Proposed Development. 4

8 4.6. Demolition of Existing Buildings A number of existing buildings and structures onsite, (both industrial and residential) will be demolished as part of the enabling works for the Proposed Development. Waste material from the demolition of buildings will be crushed, stored and used onsite during the construction of the Proposed Development. Any potential hazardous materials, such as asbestos, found during the demolition works, would be exported to a suitably licensed hazardous waste facility by a licensed waste contractor Construction The demolition of existing buildings onsite will complete prior to the occupation of residential dwellings. It is anticipated that the Proposed Development will be built out in one continual phase starting adjacent to the Site access and progressively moving northwards through the Site. The primary loop road will be constructed during the initial phase to offer the potential for buses to access the site from first occupation. Construction activity will involve all of the necessary operations to demolish the existing onsite structures and the construct the Proposed Development as described above. This will involve (at various stages); the use of earth-moving equipment, movement, loading and unloading of vehicles and plant, the erection, use and dismantling of scaffolding, use of small cranes/platforms and the creation of stockpiles of materials and construction compounds. It is anticipated that the construction phase will start in 2017 and finish in 2022, lasting approximately five years. 5.0 Planning Policy Context The Planning Policy chapter in the ES provides the planning policy context applicable to the Proposed Development. A Planning Statement has been prepared separately which assesses the acceptability of the Proposed Development against national and local planning policy. The National Planning Policy Framework (NPPF) for England was published by DCLG in March The underpinning presumption in favour of sustainable development set out in the National Planning Policy Framework (NPPF) should inform every planning decision. This includes not only protecting the environment from development which could damage its special character, but also supporting the economy and providing for the needs of the community. Paragraph 47 of the NPPF outlines that Local Authorities should boost significantly the supply of housing. The Development Plan for the purpose of this planning application comprises Plymouth Core Strategy , which sets out the strategic planning policies for the city up to 2021, and Plymouth Waste Development Plan Document In addition, a number of adopted Supplementary Planning Documents (SPDs) and other relevant documents produced by Plymouth City Council (PCC) are relevant to the Proposed Development. These encompass: Sustainable Design SPD (adopted July 2009); Review of Waste Strategy, Future Needs and Sites (August 2014); and Plymouth s Green Space Strategy (April 2009). 5

9 The Site is identified as a waste management site under Policy W1 of the Plymouth Waste Development Plan Document , however, it is no longer required for this use according to the Plymouth City Council Review of Waste Strategy, Future Needs and Sites, (August 2014). PCC is currently in the process of preparing a new plan to guide development up to 2031, known as the Plymouth Plan. The Plymouth Plan Part One has been approved as part of the Council s Policy Framework. PCC are in the process of developing Part Two of the Plymouth Plan which will direct the spatial direction of the city for the next 20 years. Whilst the draft Plymouth Plan is currently not adopted in its entirety, it represents a more up-to-date articulation of the principles and priorities that the Council wish to underpin development in the city, and the Proposed Development has full regard to the emerging policies of the plan. 6.0 Ecology The majority of the Site comprised industrial buildings and hardstanding. Plantation broadleaved woodland was present in the south east and semi-natural broadleaved woodland to the west and north east of the Site respectively. An existing canal (leat) was also present in the west. Poor semi-improved grassland, amenity grassland and scrub occurred in patches throughout the Site, and a species-poor hedgerow occurred in the south east of the site. In addition to these habitats, two outlier badger setts were present around the perimeter of the Site as well as slow-worms and grass snakes. The Site contained suitable habitat for nesting birds. Eight bat roosts were recorded within the buildings on-site, including those of the rarer greater and lesser horseshoe bats. At least. six bat species were recorded flying within the Site. There are no statutory designated sites of nature conservation value within or adjacent the Site. The Plymouth Sound and Estuaries Special Area of Conservation (SAC) lies 5.1km to the west of the Site. A Plymouth Biodiversity Network (non-statutory) feature lies within and along the western boundary of the Site. The habitats within the development area are assessed as being of low ecological value (i.e. Sub-Parish or Parish value according to Chartered Institute of Ecology and Environmental Management Guidelines). The Proposed Development would not have an adverse effect on designated sites of nature conservation value. The principal ecological impact on habitats within the Site would be the loss of plantation broadleaved woodland, which would be a short-term, adverse effect. Native woodland, wildflower grassland, and a bat roost building will be provided in the west of the Site, resulting in an overall beneficial effect on habitats in the medium-term onwards. Habitats will be managed during the pre-construction, construction and post-construction phases in accordance with a Landscape and Ecological Management Plans (LEMPs). In the absence of mitigation, the construction and operational phases would have a shortterm adverse effect on invertebrates, amphibians, reptiles, birds, hedgehogs, badgers, and bats. Measures to mitigate these adverse impacts include the following: Measures would be undertaken to ensure legal compliance with regard to reptiles, nesting birds and bats. This would include translocating (moving) slow-worms and grass snakes from the development area, prior to Site clearance.; 6

10 Removing vegetation outside of the bird nesting period; and demolition of the building containing bat roosts in accordance with a Natural England Development Licence to avoid killing/injuring; Measures to minimise light-spill or transgression of personnel or machinery into the retained and adjacent woodland during construction; A sensitively designed lighting strategy in order to retain dark bat flight corridors within the development post construction; If necessary, an appropriate financial contribution towards the management of the Plymouth Sound and Estuaries SAC, there would therefore be no risk or probability of a Likely Significant Effect on this Plymouth Sound and Estuaries SAC as a result of the Proposed Development. Construction impacts on protected/notable species would be offset by implementing the above measures and by the habitat creation proposals which would result in a beneficial effect at Sub-Parish level in the medium-term onwards for most species. No adverse effects to the Favourable Conservation Status of the bat species using the Site are predicted. Overall, the proposals provide the opportunity to deliver biodiversity gain in accordance with planning policy. 7.0 Landscape and Visual The Landscape and Visual Impact Assessment (LVIA) presents the approach and findings of the assessment of potential effects of the Proposed Development on landscape character and visual receptors. It has been based on best practice guidance and the methodology and scope of the assessment has been subject to consultation with PCC. In relation to landscape character, the Site lies on the eastern slopes of the Plym Valley, enclosed by mixed semi-natural woodland. The Site is located within the urban edge of Plymouth, with existing residential development to the east, commercial land-uses to the west and transport infrastructure to the south. Effects on the landscape character resulting from the Proposed Development would generally be confined to within the Site itself, and localised areas to the east, west and south. The Proposed Development would not directly affect the wider landscape character, but would extend and reinforce an existing developed (urban fringe) character with the retention and strengthening of woodland, and proposed tree planting and vegetation improving the overall landscape quality and condition. Permanent effects on the landscape character immediately surrounding the Site are judged to be Slight and, on balance, Neutral. Beyond 1km from the Site boundary, effects will reduce to Minimal and Neutral both in the Medium-term and Permanently. Generally, the Site is well screened by existing built form and mature woodland. In relation to visual receptors, effects are likewise very constrained and localised, with the most affected receptors being residents adjacent to the Site boundaries or contained to elevated locations on the valley sides (such as the edge of Leigham and open, elevated spaces within Plympton). Users of the West Devon Way / NCR 27 along the River Plym corridor are also expected to experience filtered views of the Proposed Development; however, views will only be gained for a very short section of the overall route and will be seen in the context of existing commercial development and urban fringe land-uses. These effects are considered to be of Slight significance and, on balance, Neutral. 7

11 8.0 Heritage The assessment of the Site conformed with the National Planning Policy Framework, by describing the significance of any heritage assets affected by the Proposed Development. The assessment demonstrated that no designated heritage assets will be physically impacted by the Proposed Development, and that the limited number of non-designated heritage assets affected comprises of former industrial buildings of twentieth-century date, together with some related features. These buildings and features are of limited heritage significance and do not represent a constraint to the re-development of the Site. In accordance with paragraph 135 of the Framework, a balanced judgement should be made regarding the loss of these heritage assets of limited significance against the benefits of the proposed scheme. The heritage assessment has been wholly concerned with an assessment of the potential effect of the Proposed Development on the wider settings of designated heritage assets within the environs of the Site, in accordance with current Historic England guidance. The study area employed encompassed all designated heritage assets within the ZTV of the Proposed Development, in addition to designated heritage assets of the highest significance (as defined by the Framework) within 3.5km of the Site. The assessment concluded that during the Construction Phase of the scheme some temporary and limited impacts to the wider settings of surrounding heritage assets may arise. However, during the Operational Phase, some permanent changes may potentially result to the wider settings of a number of designated heritage assets within the visible environs of the Site. These principally comprise a number of scheduled, and prominentlysited, nineteenth-century fortifications and defences, which have varying degrees of visual connection with the Site. Heritage assets within the setting impact assessment comprise the following: Plympton Castle (SAM); Saltram House (LB), and associated heritage assets in Saltram Park (LB and SAM); Boringdon Arch (SAM); Lee Moor Tramway Bridge (SAM); Laira Fort (SAM); Efford Fort (SAM); Austin Fort (SAM); Eggbuckland Keep and associated defences (LB and SAM); Staddon Heights (SAM); Fort Stamford (SAM); and Scheduled prehistoric monuments and Socket Stone on Wotter Common. The detailed setting impact assessment has demonstrated that the Proposed Development would result in minor levels of change within the wider settings of these heritage assets, but that the effects of such change would be limited in all cases by the effects of distance, limited 8

12 view-lines and by modern developments and existing townscapes around the western margins of Plymouth. Consequently, the Proposed Development will not result in harm to the setting or significance of any designated heritage assets within the wider environs of the Site, in accordance with the objectives of the Planning (Listed Buildings and Conservation Areas) Act 1990, the NPPF and Local Planning Policy. Mitigation works as a result of effects on designated heritage assets within the vicinity of the Proposed Development Site are therefore not required. In addition, no significant interaction between heritage impacts and other disciplines has been identified. 9.0 Ground Conditions and Contamination The ground Conditions assessment presents the approach and findings of the assessment of potential effects of the Proposed Development on the naturally occurring geological conditions and any man-made deposits, known as Made Ground. Consideration is given to the physical nature of the rocks, soils and Made Ground, together with information on chemical contamination and geotechnical features arising from the former and existing uses of the Site. The hydrogeological regime, comprising the groundwater beneath the Site, and the hydrological regime (surface water), are described in so much as they interact with land contamination. To assess the impacts of the Proposed Development a set of threshold criteria have been defined to establish the sensitivity, magnitude and significance of the impacts identified. Some adverse impacts were identified as part of the assessment, including: Potentially adverse effects on human health risks in areas of Made Ground from arsenic, PAHs and NORM concentrations. These effects will be mitigated during the operational phase by removing Made Ground or the installation of a suitable thickness of clean soil. The un-investigated areas occupied by current structures will require further investigation and assessment prior to construction of the Proposed Development. Potentially adverse effects on human health with respect to asbestos fibres in Made Ground. Mitigation measures will include the removal of Made Ground or the installation of an anti-dig geotextile membrane and a suitable thickness of clean soil in private gardens and areas of soft landscaping. Potential adverse impact to the water environment. Further investigation prior to construction of the Proposed Development will be required to establish groundwater quality beneath the Site and the potential risks posed by leachable chemical concentrations within the Made Ground and from potential localised fuel or chemical leaks. Naturally occurring radon gas in the bedrock is a potential major adverse impact, however, this effect will be mitigated against by the use of basic radon protection measures in the floors of new buildings in line with standard engineering practice. As a previously developed site, the presumption is that barrier pipes will be used as set out within the UKWIR guidance. The proposed drainage system shall prevent infiltration of surface water into areas of Made Ground. Implementation of these mitigation measures would result in no significant residual effects from the Proposed Development with regards to ground conditions and contamination. 9

13 10.0 Water Resources This chapter of the Environmental Statement assesses the likely significant impacts relating to hydrology and flood risk, specifically potable water resources, water resources (groundwater), fluvial flood risk and, surface and foul water drainage. To assess the impacts of the development a set of threshold criteria have been defined to establish the sensitivity, magnitude and significance of the impacts identified. Whilst some potential impacts on the water environment have been identified as a result of the proposed scheme, provided that the measures outlined in the accompanying Flood Risk Assessment are undertaken, the proposed phases are concluded to have no significant detrimental impact on water resources or flood risk Transport The transport assessment considers the construction and operational effects on the surrounding highway network based on the interaction between traffic movements related to the Proposed Development and existing traffic flows on the local highway network. Mitigation measures have been proposed to prevent, reduce or offset any significant adverse effects; and the likely residual effects which remain after these measures have been determined. Base traffic flows across the network have been established through obtaining traffic survey data and flows data from Highways England. Future year traffic flows were then forecast through applying growth rates obtained using Department for Transport forecasting software (based on household, car ownership and employment growth). Separately, traffic flows were included from a number of committed developments within the vicinity of the Site to establish robust future year conditions. Traffic flows for the Proposed Development construction phase were based on previous experience, and waste benchmarking data, whilst flows for the operational phase were based on surveys of similar sites. Flows were distributed across the network based on Census data analysis. The IEMA Guidelines for the Environmental Assessment of Road Traffic (1993) suggest a range of factors to be considered when determining the magnitude and significance of the environmental impacts of development. The factors considered within the Transport Chapter include: severance, driver and pedestrian delay, pedestrian amenity, fear and intimidation and accidents and safety. The factors have been considered against the receptor sensitivity of each link (road) within the study area. Each road has been classified with a sensitivity of negligible, minor, moderator or major. The magnitude of change in traffic flows has been estimated from the Proposed Development against base flows for each link. Where the magnitude of increase in traffic flow exceeded 30% on any link, or 10% on sensitive links, further, more detailed, assessments have been undertaken against each of the environmental factors. A traffic management plan will be implemented during construction as an integral part of the Proposed Development, minimising the effects of road traffic during the construction phase. Considering this and the negligible to minor magnitude of change in traffic flows and 10

14 HGVs on the network, the traffic and transport effects of the construction phase were considered to be negligible and not significant. The operational phase of the Proposed Development was shown to increase traffic flows by less than the significance thresholds on 13 of the 15 links within the study area and as such the effects would be of negligible significance on these links. On the remaining two links, the potential effects on each environmental factor were between negligible and minor adverse, and not significant with the exception of accidents and safety which had a potential moderate and significant effect. Consequently, a set of mitigation measures has been devised to minimise the effects of the Proposed Development. These include improvements to footways, and as part of the mitigation for accidents and safety, pedestrian crossing improvements will be provided on Woodford Avenue. A detailed Travel Plan will also be produced to encourage sustainable modes of travel to reduce the level of car use from the Site. Residual effects from the Proposed Development, including mitigation measures, on each environmental factor were between negligible and minor adverse, and not significant. The assessment also considered the cumulative effect of the Proposed Development in conjunction with committed developments and a further potential residential development (land at Plymbridge Road). The cumulative residual effects of traffic and transport were found to remain between negligible and minor adverse and not significant on all links in the study area Noise and Vibration The noise and vibration assessment considers the likely effects of the Proposed Development with respect to noise and vibration. These include the effects of existing noise and vibration conditions at the Site on the Proposed Development and the effects of noise and vibration generated by the Proposed Development on surrounding properties, during both construction and operational phases. The assessment has been based on a series of environmental noise measurements undertaken at the Site which have been used to generate noise predictions. The impact of noise and vibration during construction of the Proposed Development has been predicted and assessed in accordance with BS Mitigation measures are recommended which, when implemented, are capable of ensuring that the impact of noise and vibration during the construction of the Proposed Development is adequately controlled. For the operational phase, an assessment has been carried out in accordance with the adopted criteria to determine the suitability for residential accommodation on the Application Site. The assessment determined that some of the proposed units located adjacent to the industrial units (boat builders)/plym Valley railway at the western boundary will, in some instances, require the appropriate glazing and ventilation specification, in order to achieve the required internal noise levels. A noise barrier is also considered appropriate to protect the private amenity spaces from the noise egress associated with the industrial units. There will be no impact with respect to vibration associated with operational phase activities. 11

15 The impact of development associated traffic has been assessed, and it is predicted that no significant increase in road traffic noise will be experienced at receptors adjacent to the surrounding roads Air Quality An air quality assessment has been carried out to assess both construction and operational effects of the Proposed Development. An assessment of the potential effects during the construction phase concluded that releases of dust and particulate matter is likely to occur during construction activities. Through good site practice and the implementation of suitable mitigation measures, the impacts will be effectively mitigated however. Air quality modelling, has been carried out to assess the effect of the Proposed Development on local air quality during the operational phase. It concluded that there would be a negligible effect on air pollutant concentrations at existing receptors as a result of traffic generated by the Proposed Development. Concentrations of all pollutants are also predicted to be less than 75% of the relevant objective limits across the Site, therefore the effect of the Proposed Development with regard to new exposure to air pollution is considered to be negligible Socio-Economics Plympton has a population of approximately 30,000 persons within 12,250 households, representing approximately 12% of the Plymouth total. The area is a popular suburb of Plymouth and is the fourth largest employment area in the city with more than 8,000 jobs across a range of sectors. There are three substantive employment areas in Plympton as well as employment within retail parks and other local services throughout the area. There are eight primary schools and two secondary schools in the Plympton area. Three primary schools are within the relevant catchment area of the Site but are operating at capacity, with planned expansions already accounted for. Secondary education is considered on a city wide, rather than catchment basis and there is existing capacity across the city despite limited capacity within the local area. There are three GP surgeries, four dental surgeries and two opticians practices within Plympton. GP surgeries in particular are identified to be undersized and unevenly spread across the area. Plympton contains a range of retail provision including a thriving district centre (Ridgeway), local and neighbourhood provision and a number of retail parks. The Marsh Mills retail park is in close proximity of the Site, including a Sainsburys supermarket, and a Co-operative supermarket is also within a 20-minute walk of the Site. The Proposed Development will have socio economic impacts through both the construction and operational phases. The construction phase will create temporary minor positive effects through the creation of employment and supply opportunities and their related incomes. Gross direct effects are assessed as 275 person years of employment supporting incomes of 9.3 million across the five-year construction period. The net effects (upon residents of Plymouth) are assessed as 201 person years of employment and

16 million in incomes. A development of this scale will also create opportunities for training and apprenticeships. Once fully occupied the Proposed Development will be home to an estimated resident population of 840 persons, equating to a 2.8% increase to the population of Plympton. Some of this effect may be offset by the general trend to falling household size across the whole area. The provision of up to 350 dwellings, including provision for affordable houses, will make a minor positive effect on the identified needs for housing across the city. The Proposed Development will also directly support employment through the services and businesses it sustains. It is estimated that a minimum of 45 FTE jobs will be directly supported, creating a minor permanent positive effect on the residents of the city and supporting the growth ambitions as set out within policy. The additional population will create additional demand for education and health services in the Plympton area. The baseline assessment indicated that both primary education and primary healthcare services are at capacity and undersized. Additional population will therefore have a minor adverse effect on such services without mitigation. Following consultation with NHS England and Plymouth City Council agreement in principle has been reached that such mitigation will be provided via a financial contribution to off-site enhancements and expansions to services. The need for a new primary school in the area has been identified within the emerging Plymouth Plan Mitigations when agreed should ensure the Proposed Development is net neutral in terms of education and health services. The Site is currently inaccessible to the general public and there are no public rights of way through the Site. The Proposed Development includes areas of public open space which will be accessible to the future residents of the Proposed Development along with the existing residents living within the vicinity of the Site. There will be areas of informal green space, natural green space and play areas along with a network of pedestrian and cycle paths throughout the Site. The provision of public open space and improved accessibility is considered to have a positive effect as it will provide a betterment in terms of accessibility for existing residents located within the immediate vicinity of the Site Cumulative Effects In accordance with the EIA Regulations, the EIA needs to consider the cumulative effects of the Proposed Development in combination with the environmental effects of other developments on sensitive receptors identified through the EIA process. Sensitive receptors have been identified in individual chapters of the ES and these have varying degrees of sensitivity to change as a result of the Proposed Development. Regard has been given to the sensitivity of the identified receptors to ensure that consideration is then given to those which are particularly sensitive to impact. The professional judgement of those undertaking the ES as well as topic specific criteria, legislation or guidelines have been used to identify the degree of sensitivity Following the identification of projects, PCC s case officer was consulted on the list of cumulative sites, which was subsequently expanded to include committed developments with planning permission that could have implications for traffic flows on the Plymouth Road corridor /Marsh Mills junction. The Cumulative sites assessed included: 13

17 Former Megabowl - New food retail store and non-food retail unit; Erril Retail Park - New food retail store and petrol filling station; Legacy Plymouth International Hotel - Demolition of existing hotel and development of a maximum of 7,900 square metres of A1 retail floorspace and a maximum 712 square metres of A3 Restaurant/café floorspace; Plymstock Quarry Residential development up to 1,684 new homes Land at Seaton Neighbourhood Plymouth Residential mixed-use development of up to 837 dwellings, business space, commercial floor space, including shops, financial and professional services, restaurants and cafes; Land at Plymbridge Road - Proposed residential development of up to 280 dwellings Each of these developments were reviewed for potential environmental effects on respective environmental topics, and were subsequently assessed for potential cumulative effects resulting from the developments listed above in conjunction with the Proposed Development. The combined cumulative effects of each of the developments in combination with the Proposed Development were then assessed for each of the environmental topics, and no significant cumulative effects have been identified Further Information Copies of the ES have been provided to PCC for circulation to statutory consultees and for inspection by members of the public. The ES will be available to download from the PCC website at the following web address - Copies of ES Volume 1 and the NTS can be purchased for and the entire ES (Volume I, Volume II and NTS) will be available on CD at a cost of Please contact: LDA Design Worton Rectory Park Oxford OX29 4SX T: In accordance with the statutory consultation procedures, written comments regarding the ES and/or the Proposed Development should be made to PCC s Planning Department so that they can be considered as part of the consultation process on the planning application. Full details of the consultation period and how to comment on this ES will be available from PCC. 14