1.6 The application area, which is shown in Figure 1.1 comprises approximately ha

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1 Brookhouse Group Limited, Brookhouse Northern Limited and Brookhouse Retail Limited Chapter 1 Introduction 1.1 Brookhouse Group Limited, Brookhouse Northern Limited and Brookhouse Retail Limited, hereafter referred to as the applicant, has submitted an outline planning application on land at Parsonage Way in Leigh, Wigan for a mixed use development consisting of 26,558 m² of employment floorspace, 4,450 m² of retail floorspace, 150 dwellings and 1,830 m² floorspace relating to a medical centre. 1.2 In addition the proposals also include the provision of a new road which will connect Atherleigh Way and Wigan Road. The road will provide access to the site and alleviate congestion on neighbouring roads. 1.3 Where the road passes through a known former landfill area located in the north of the site, two options for the construction of the road have been considered within the ES. The assessment of two road options accounts for the current uncertainties regarding the level and nature of contaminants in this former landfill area. Option 1 relates to a normal road construction and assumes that the site is not heavily contaminated. Option 2 assumes that the site is heavily contaminated and therefore proposes the construction of a viaduct roadway which would be constructed above the existing landform. 1.4 Environmental Impact Assessment (EIA) is a process that aims to improve the environmental design of a development proposal and provide decision-makers with sufficient information about its environmental impacts. A key point in the process is the preparation of an environmental statement (ES) to accompany a planning application. 1.5 The proposed scheme submitted by the applicants has been the subject of an EIA and an ES has been submitted with the outline planning application. This document is a summary, in non-technical language, of the ES. 1.6 The application area, which is shown in Figure 1.1 comprises approximately ha Savills (L&P) Limited Page 1

2 Brookhouse Group Limited, Brookhouse Northern Limited and Brookhouse Retail Limited Figure 1.1 Site context Savills (L&P) Limited Page 2

3 Brookhouse Group Limited, Brookhouse Northern Limited and Brookhouse Retail Limited Chapter 2 Planning Policy context 2.1 Within the context of land use planning there are the following policy tiers: the national level, the regional level, the strategic level and the local level. The policies at higher levels generally set a framework for those at the lower level. 2.2 Planning applications are determined in accordance with the development plan unless material considerations indicate otherwise. For the application site this comprises the North West Regional Spatial Strategy to 2021 published in 2008 and the Wigan Replacement Unitary Development Plan adopted in Other policy from the national, regional and strategic tiers comprises material considerations to be considered in the determination of the planning application. National planning policy 2.3 The most relevant national planning policy statements for this mixed use development scheme are PPS1: Delivering Sustainable Development, PPS 3: Housing, and, with respect to retail proposals, PPS 6: Planning for Town Centres. 2.4 PPS1: Delivering Sustainable Development identifies sustainable development as a core principle underpinning planning, stating that it should facilitate and promote sustainable and inclusive patterns of urban and rural development. The guidance note states a number of ways in which this can be achieved, including ensuring that development supports existing communities and contributes to the creation of safe, sustainable, liveable, and mixed communities with good access to jobs and key services for all members of the community and making suitable land available for development in line with economic, social and environmental objectives to improve people s quality of life. PPS1 also includes reference to maximising the reuse of previously-developed land. The proposals will assist the local planning authority in achieving these objectives. 2.5 The proposed scheme comprises the redevelopment of a brownfield site which provides for a mix of uses that delivers employment and new homes, along with local community facilities and services. In addition the proposal will enhance accessibility and public transport. These opportunities will be available to the existing residents of Leigh, other local residents and the new residents who would reside in the new development. The application scheme is therefore consistent with the principles set out in the national planning policy statement on sustainable development. Savills (L&P) Limited Page 3

4 2.6 PPS 3: Housing identifies national policy as including the achievement of a wide choice of high quality homes, to address the requirements of the community; to widen opportunities for home ownership; to improve affordability across the housing market, including by increasing the supply of housing; and to create sustainable, inclusive, mixed communities in all areas, both urban and rural. Significant emphasis is also placed upon the effective use of land, through a national annual target of at least 60% of new housing on previously developed land, and a national indicative minimum density of 30 dph net until local density policies are in place. 2.7 PPS 6: Planning for town centres states the objectives of Government retail guidance as promoting the vitality and viability of town centres, enhancing consumer choice, supporting an efficient, competitive and innovative retail sector and providing for a wide range of shopping opportunities to which people have easy access. Regional planning policy 2.8 The Regional Spatial Strategy for the North West of England (2008) sets out the Government s planning and transport policy the region for a year period, and also forms part of the development plan for the purposes of determining planning applications. Policy RDF1 identifies Wigan as being within the third tier of towns where growth and development should be focussed. Policy MCR5 explicitly refers to the northern part of the Manchester City Region within which the development site is situated, stating priorities including transformation of the local economy, regeneration of communities, enhancement of the environment; delivery of appropriate development sites and focus employment in towns and cities; expansion of the quality and choice of housing and renewal of communities and investment in new infrastructure. Policy W5 refers specifically to retail development, stating that plans and strategies should promote retail investment where it assists in the regeneration and economic growth of the North West s town and city centres. Savills (L&P) Limited Page 4

5 Local Planning Policy 2.9 Relevant saved policies from the Wigan Replacement Unitary Development Plan (2006) includes policy EM1A, relating to Primary Employment sites, and policy G1c in relation to the Westleigh Brook flood zone There are a number of general policies within the plan relating to such matters as preserving and maintaining biodiversity, the provision of high quality landscaping and design, and preserving built heritage assets. These are considered within each respective technical chapter of the ES In conclusion and taking into account all of the above, it is evident that, having regard to the information accompanying the planning application including the submitted viability report and Flood Risk Assessment and Transport Assessment that the submitted scheme accords well with applicable planning policies at each policy level. Savills (L&P) Limited Page 5

6 Brookhouse Group Limited, Brookhouse Northern Limited and Brookhouse Retail Limited Chapter 3 Alternatives 3.1 As a previously developed site allocated for development within the adopted Wigan UDP it is considered that the site is suitable for development and that the consideration of alternatives sites is not necessary. 3.2 However, with regard to the type of land uses proposed on the site, together with their configuration and total built footprint, a number of alternatives have been considered, informed by consultation, baseline technical and environmental studies, retail assessments and viability studies. This work has culminated in the layout plan which forms part of the planning application submission, and which has formed the basis of assessment. Scheme evolution 3.3 In summary the proposals have evolved through the following stages: Pre-application discussions and consultation undertaken in advance of the initial planning application; Consultation responses received in respect of the initial planning application submission; Baseline technical and environmental studies completed as part of the Environmental Impact Assessment; Other technical studies including retail assessments and viability studies. 3.4 The main design iterations resulting from the initial pre-application stage included: amendments to the open space provision on Marsh Playing Fields and pedestrian/vehicular links to Siddeley Street to address resident s concerns regarding anti-social behaviour; the deletion of the basement car park to Area D to allow for a 1,858m 2 four storey feature office building on Area B as suggested by planning officers; the repositioning of the retirement village from Area F to Area A on the basis that the lost housing was replaced on Area F; amendments to increase the ecological and biodiversity asset of the brook area; and, improvements to the road layout. 3.5 Following the submission of the initial application, a number of consultee comments were received. Baseline work and associated technical and environmental studies were also completed as part of the Environmental Impact Assessment and it was decided to amend the scheme as set out in the current proposals. Savills (L&P) Limited Page 6

7 3.6 The most significant amendment is the deletion of 394 of the originally proposed 544 residential properties, and an increase of retail/employment floorspace by 4,870m 2. Other key changes are as follows: In response to comments received from the Environment Agency, the reduction of Area C from 15,600 m 2 to 10,600 m 2 to provide an 8m buffer along Westleigh Brook and a reduction in the number of proposed bridges over Westleigh Brook from three to two. Residential element now contained entirely within Area A. Retirement village omitted. Area D split into two parts to provide retail, medical centre and employment (previously was employment/live-work/day nursery/residential). 3.7 A summary of the floorspace changes is presented in the table below. Development element Original masterplan Revised masterplan Difference Residential Employment 24,173 m 2 27,158 m 2 +2,985 m 2 Retail 2,565 m 2 4,450 m 2 +1,885 m 2 Medical centre 3,720 m 2 1,830 m 2-1,890 m 2 Road options 3.8 The proposals include the provision of a new road through the site between Atherleigh Way and Wigan Road, with two potential routes initially considered. 3.9 The first route proposed would run from Atherleigh Way at the southeast of the site to Wigan Road at the northwest of the site passing through the former landfill. Due to perceived difficulties with achieving an access road alignment through the landfill, Wigan Council asked that an alternative alignment be considered which would pass through the Marsh playing fields west of the site This alternative route attracted significant resistance from members of the public and it was agreed between the Council and the applicant that the alignment through the former landfill site was the favoured option. Savills (L&P) Limited Page 7

8 Engineering alternatives 3.11 Through selecting a road alignment route which would pass through a former landfill site specific engineering and contamination issues arose which required further consideration. In light of the potential uncertainties involved, two potential engineering alternatives have been considered The first, Road Option 1, assumes that the former landfill site contains non-putrescible waste, thereby allowing the construction of a normal road. This option would only be viable if the excavation material along the route is non-putrescible, no remediation of contaminated land is required, and that the land would be suitable to provide structural support for normal road construction Road Option 2, assumes the presence of putrescible waste in the former landfill which dictates that the ground conditions would not be suitable to support normal road construction given the likely long term settlement effects from the degrading material. In this scenario, a viaduct would be constructed in a cutting through the landfill, with the depth minimised to reduce the amount of excavation into contaminated material. This option would constitute inherent mitigation associated with the scheme if option 1 is considered unacceptable and unviable as a result of ground conditions on the former landfill site Given that the current status of the landfill has not been verified at this time, each of the road options remains a possibility, and consequently this ES has considered the potential impacts of both options separately. Viability considerations 3.15 A viability assessment was completed in 2009, taking into account a number of factors such as the cost of the new road The report concluded that an employment only development was not viable even with a dramatic improvement in the commercial property market. On this basis it was determined that a mixed-use option should be pursued, including higher value uses such as housing and retail, should form the basis of the application. Savills (L&P) Limited Page 8

9 Brookhouse Group Limited, Brookhouse Northern Limited and Brookhouse Retail Limited Chapter 4 Scoping and consultation 4.1 The proposals for the scheme have undergone a considerable level of public consultation both as part of the initial application made in 2007 and in respect of the revised proposals. 4.2 Public exhibitions were held at the Leigh Miners Welfare Institution in September 2007 and June 2009 and some important amendments were made to the proposals as set out in part 3 above. A significant degree of support for the regeneration of the site was confirmed. 4.3 A scoping report and formal scoping opinion request was submitted to Wigan BC in connection with the initial application in November To date no formal scoping opinion has been received from the Council in response to this request. Consequently, in October 2009 Savills Planning resubmitted the scoping report for the scheme to Wigan Council, together with updates in respect of the revised development proposals, consultation responses and the results of ongoing environmental and technical studies. To date no formal response has been received. Savills (L&P) Limited Page 9

10 Brookhouse Group Limited, Brookhouse Northern Limited and Brookhouse Retail Limited Chapter 5 Site and scheme description Site and surroundings 5.1 The site is located to the west of the town centre of Leigh within the Borough of Wigan, Lancashire. Leigh has a population of approximately 44,000 and the town constitutes the main centre for shopping and employment in the east of the Borough. 5.2 The application site covers an area of hectares and is bisected by Parsonage Way and Westleigh Brook. There are no buildings or other structures on the eastern portion of the site, but there is a disused mineshaft at its southern end which has been capped. This part of the site fronts directly onto Atherleigh Way but has no direct vehicular access. 5.3 The majority of the western portion of the site comprises derelict, post industrial land associated with the former colliery use. The north of this the site includes part of the former Westleigh landfill. 5.4 The majority of the site was formed by the spoil tip, associated railway lines, viaducts, roadways and coal screening warehouse of the Parsonage Colliery. The colliery closed in the early 1990s after which the railway lines and the warehouses were removed. Between 1992 and 1994 the site was reclaimed and restoration works undertaken. Site levels have been re-graded and reduced from approximately 33 metres AOD to approximately 28 metres AOD, with the majority of spoil material having been removed from the site. 5.5 Improved grassland with groups of semi mature and native tree mix planted at the time of the reclamation works are found throughout the site. Westleigh Brook is a narrow watercourse with steep banks which flows through the site from east to west. 5.6 In terms of the site s immediate surroundings, these are mixed commercial, residential, retail, industrial, leisure and healthcare uses. Marsh playing fields are situated to the west of the application site between the remediated land and Wigan Road. To the east the site is bounded by Atherleigh Way. Beyond the highway, uses include Hilton Park stadium, playing fields, a DIY retail store and residential terraced housing. Parsonage Retail Park which comprises a food store and seven non-food retail warehouse units adjoin Westleigh Brook and Parsonage Way and bounds the east portion of the site. Directly north of this part of the site, there is another foodstore as well as a food processing plant. To the south and west the application is bounded by establish residential areas comprising predominantly terraced housing. Savills (L&P) Limited Page 10

11 Scheme Description 5.7 The proposal relates to a mixed use development comprising employment uses in Classes B1, B2 and B8, retail uses in Classes A1, A3, A4 and A5, residential development in Class C3, medical centre and associated development in Class D1, landscaping including new public park, infrastructure including new road and alterations to existing highway. The planning application is submitted in outline only with layout, landscaping and appearance reserved for approval at a later stage. 5.8 The schedule of development and uses setting out the maximum parameters is set out in the table below, illustrated in Figure 5.1 and described in the following paragraphs. All floorspace figures are given as Gross Internal Areas measured in square metres. Development parcel and proposed use Area A: Residential Maximum height of buildings Maximum amount of development (no. of dwellings / Gross Internal floorspace of non-residential buildings in square metres) Residential 2-3 storey 150 dwellings Area B: Employment Offices 3 storey Circa 1,200m² Area C: Business Park Offices 2-3 storey Circa 10,200m² Area D1: Retail Food Retail 1-2 storey Circa 4,180m² Restaurant Single storey Circa 270m² Area D2: Mixed Use PCT Medical Centre 2 storey Circa 1,830m² Offices 2 storey Circa 1,678m² Area E: Employment Offices 2-3 storey Circa 5,550m² Area F: Employment Offices 2-3 storey Circa 8,530m² Savills (L&P) Limited Page 11

12 Figure 5.1: Masterplan Savills (L&P) Limited Page 12

13 Area A 5.9 This would provide residential development made up of a mix of detached, semi-detached and terraced homes. A maximum number of 150 residential units would be provided with a maximum height of three storeys. The majority of units would include private gardens or balconies, together with off road car parking Vehicular access will be provided from the proposed new l road described in detail below and as shown on the layout plan. Pedestrian and cycle access will also be provided from Clifton Street A formal area of public open space will also be provided alongside Westleigh Brook together with associated planting. Area B 5.12 This would provide an office building of up to three storeys with a maximum floorspace of 1,200m² together with associated car parking to the rear Vehicular access will be provided from the proposed new road described in detail below and as shown on the layout plan. Area C 5.14 This would provide a business park development formed of a number of buildings with a maximum of 3 storeys in height and a total overall floorspace of 10,200m² with allocated off-road parking Vehicular access will be provided from two points in the proposed new road described in detail below and as shown on the layout plan. Area D This would provide a retail store with a maximum floorspace of 4,180m² and a maximum building height of two storeys. The retail store will include its own designated car park. In addition to the retail store it is also proposed that this area would contain a single storey restaurant with a maximum floorspace of 270m². Savills (L&P) Limited Page 13

14 5.17 Vehicular access to the buildings within this area will be provided from the new road. Service access would be provided from Parsonage Way adjacent to the existing Sainsbury s service road. Area D This would provide a medical centre with a maximum floorspace of 1,830m² and a maximum two storey height. Separate office buildings with a maximum height of two storeys and a floorspace of 1,678m² are also proposed for this area of land. Vehicular access to the buildings will be provided from Parsonage Way. Area E 5.19 This would provide area office buildings with a maximum three storey height and a maximum floorspace of 5,550m². Designated car parking will be provided for the proposed offices with vehicular access to the area of land provided from the proposed new road described in detail below and as shown on the layout plan. Area F 5.20 This area will contain offices with a maximum three storey height and a maximum floorspace of 5,530m². Designated car parking will be provided for the proposed offices with vehicular access to the area of land provided from Priestners Way. New Road 5.21 A new road would be provided through the site to connect Atherleigh Way and Wigan Road, constructed to an adoptable standard in consultation with the local highways department. This would provide access to the proposed development, and would run from a point on Atherleigh Way in the southeast of the site to a point on Wigan Road in the northwest of the site, crossing Westleigh Brook by means of a single span bridge as agreed. The general alignment being is shown in the layout plan This road alignment requires the road to pass through a former landfill site on the north east portion of the site where ground conditions and contamination levels have not been confirmed. Consequently, two separate engineering options have been specified as follows. Savills (L&P) Limited Page 14

15 Road Engineering Option This assumes that minimal remediation is required to achieve suitable engineering strength to enable the use of typical road construction methodologies. It also assumes that only nonhazardous waste is excavated and no remediation to treat contaminated land is required As shown in Figure 5.6, some localised regrading of the landfill area will be required to provide suitable development plateaus, effectively lowering the road by between one and three metres at points. This approach would offer inherent visual and acoustic mitigation features by screening the road from nearby areas. Road Engineering Option Option 2 assumes the former landfill site contains contaminated material and that the ground will have little or no engineering properties to support road construction. This will necessitate the use of a viaduct type bridge structure to carry the road over the contaminated material in a cutting through the contaminated material. Option 2 would in itself constitute inherent mitigation if option 1 is considered unacceptable and unviable. Road phasing 5.26 Phase 1 of the road will be positioned to the south of the Asda foodstore and will run from Atherleigh Way in a westerly direction to Parsonage Way. The road will then bridge Westleigh Brook and run in a north-westerly direction. Phase 2 will complete the northern link with Wigan Road. Savills (L&P) Limited Page 15

16 Chapter 6 Landscape and visual 6.1 The landscape and visual assessment has considered the existing landscape resource, the nature of views in and around the proposed development site, and has assessed the effects of the development on the visual amenity and character of surrounding areas. 6.2 The proposed development falls within the Lancashire Coal Measures on the Joint Character Areas Map of England. The area is described as having extensive areas of derelict land, landfill sites and spoil heaps, particularly around Wigan and St Helen s. 6.3 There are no statutory landscape designations within or immediately adjacent to the site. In addition, no parts of the development site are designated as Protected Green Space in the Development Plan. 6.4 The site is located in close proximity to surrounding dense urban development and the main highways of Atherleigh Way and Wigan Road. The southern part of the site forms a large, flat expanse of grassland which is open and exposed. The northern part of the site wraps around existing housing to the west and contains patches of woodland. This part of the site east of Parsonage Way also contains a vacant parcel of land with areas of hardstanding. 6.5 The detailed design of the scheme will incorporate the planting of new native trees and shrubs. During the construction phase, existing landscape features will be retained and protected and incorporated into the final design. 6.6 Given the nature of the proposed development which is an urban mixed use scheme within a substantially urban area, the impacts upon landscape and visual amenity are not considered to be significant. The overall conclusion is that the proposed mixed use development at Parsonage Way would not have significant impacts in respect of landscape and visual amenity. Savills (L&P) Limited Page 16

17 Chapter 7 Archaeology and cultural heritage 7.1 The assessment of archaeology and cultural heritage resources has examined archaeological remains as well as historic buildings and the historic landscape. The methodology has included desk-based studies and a site inspection. 7.2 There are no Scheduled Ancient Monuments within the development site. Regionally significant archaeological features identified within the site relate to the remains of an earthwork which bounded a possible enclosure associated with the medieval moated Westleigh Old Hall and the colliery tramroad system of the 1840 s. 7.3 Identified key external receptors relate to three Conservation Areas, one historic park and twenty one listed buildings. 7.4 An archaeological watching brief would be maintained during the ground disturbance elements of the construction programme and provision made for the excavation and recording of any archaeological remains identified. 7.5 Subject to the proposed mitigation, only two of the archaeological features identified will experience a significant effect. These features relate to the remains of the tramroad and colliery railway. The effects on unidentified and buried archaeology as a direct result of the proposed development are considered to be non-significant. 7.6 No significant effects would occur as a result of the proposed development to any of the identified key external receptors. Savills (L&P) Limited Page 17

18 Chapter 8 Ground conditions 8.1 The ground conditions assessment has drawn together background information relating to the site relating to both detailed desk study and ground investigation work which has been conducted on the site. This has allowed a site specific risk-based assessment for the evaluation of contaminated land to be made. 8.2 The proposed development areas are indicated on historical maps to have been used for coal extraction and associated activities. Parsonage Colliery was formally located on the land to the east of Westleigh Brook. Land to the west of Westleigh Brook was subsequently used for the stockpiling of colliery spoils and the processing of colliery waste. Both areas of land have been subject to extensive land reclamation works. 8.3 Land to the north of the site known as the Westleigh landfill comprised a former clay extraction pit which was progressively infilled with waste materials. Westleigh landfill is known to be producing landfill gas which has required the installation of gas vents and an active gas extraction system. 8.4 The development site is underlain by variable thickness of variable made ground deposits. Contamination within the made ground across the proposed development areas have been observed, although the concentrations assessed are not significantly elevated to prevent development. 8.5 Finalised mitigation measures would be presented on performing final and detailed ground investigations following the grant of outline planning permission. Examples will include: provision of clean soil over in proposed garden and landscapes areas. The depth of soil cover will depend on the final details of the proposed planting schemes and final end use of either residential or commercial; provision of gas vent trench(es) near to Westleigh landfill; boundary monitoring of dust and vapours. 8.6 Significant residual effects have been assessed to only apply in relation to the regard to the risks to groundwater, arising from any proposed pile installations associated with road engineering option 2 and possible effects arising from dust and vapours on human receptors. Savills (L&P) Limited Page 18

19 Chapter 9 Flood risk and drainage 9.1 The flood risk and drainage assessment has considered the effects of flooding from Westleigh Brook and the risk this poses to the development. In addition consideration has also been given to the effects on flood levels following the demolition of the existing bridge and the construction of the proposed new road bridge over Westleigh Brook. The effects of the proposals on flood risk outside the site boundaries including impacts from surface water runoff have also been considered. 9.2 The site lies within the catchment of Westleigh Brook, which passes through the site in a southerly direction in a deep regular channel. There are no other significant watercourses in the vicinity of the site although some ditches are present on the western boundary. In addition there are no known records of flooding within the vicinity of the site. There is no formal surface water drainage from the landfill area, or the previously-developed areas to the east of the brook. 9.3 Mitigation measures would include the following: Minimising pollution risk - e.g. drip trays on mechanical equipment such as pumps/ generators, fail-safe storage of fuel and cement and other materials to prevent spillage to groundwater and into the watercourse; Where possible, bank reinstatement works (at the locations where existing bridges are to be removed) would be carried out by vehicles operating from the bank rather than the brook channel; For work on, over or adjacent to the watercourse, a maximum of one third of the watercourse would be bunded at once, and the bunds must have a minimal height above normal water level, and should either wash out or create minimal obstruction during flood conditions; Care will be taken with all works involving concrete and cement. Suitable provision will be made for the washing-out of concrete mixing plant or ready-mix concrete lorries, and such washings will not be allowed to flow into the watercourse. 9.4 The raising of Parsonage Way to meet the vertical alignment of the new road bridge would limit the spread of floodwaters from upstream of the new bridge. Management of exceedance floodwaters would incorporate a combination of storage in private parking and hardstanding areas, and storage in modular plastic storage tanks located under open spaces within the development. 9.5 In terms of flood risk the residual impact of bridge demolition activities would be negligible, as would the impact of construction activities on flood risk and surface water drainage. Savills (L&P) Limited Page 19

20 9.6 The removal of redundant structures over Westleigh Brook would have a moderate beneficial impact. 9.7 The overall residual impacts associated with the operational phase of the development would be negligible aside from the residual effects associated with localised flood risks from surface water drainage which would be minor adverse. Savills (L&P) Limited Page 20

21 Chapter 10 Ecology 10.1 An extensive range of surveys have been undertaken as part of the ecological assessment of the scheme, including: desk top study to identify presence of non-statutory wildlife sites and any notable and protected species records for the area; extended phase 1 habitat survey within the development site; water vole, bat and amphibian surveys within the development site No statutory wildlife sites are located within 3km of site. In terms of non-statutory wildlife sites, two sites of Biological Interest lie within 500m of the site relating to Firs Park and Bickershaw Colliery The following habitats are present on the site: woodland, mature trees and scrub, tall ruderal, running water, standing water, semi-improved grassland, ornamental plantings and introduced shrub (Japanese Knotweed). The site is considered to be of local value for plant communities and plant species. The ponds on site are considered to be of district value due to the presence of great crested newts There is a lack of current evidence for water vole, therefore the site is considered to be of negligible value for this species The presence of great crested newt together with moderate numbers of smooth newt and a single common frog is considered to represent between local and district value. No reptiles were observed during any of the survey visits. Therefore the site is considered to be of negligible value for this group The site is of negligible value for roosting bats, however Westleigh Brook represents a foraging feature of local level for bats. In addition the site does support an assemblage of common birds, therefore the site is considered to be of local and district value for breeding birds The scheme incorporates a number of important mitigation and enhancement measures including: the most valuable habitats on the site have been identified and retained within the scheme. Specifically, these relate to the ponds, woodlands/tree belts and the Westleigh Brook corridor which are considered to be important wildlife corridors; Savills (L&P) Limited Page 21

22 an area to the north-west of the site relating to an area of 1.4ha will remain in its current state as grassland and young woodland; during construction, all areas of retained habitat will be protected with appropriate protective fencing; vegetation clearance will be undertaken outside of the bird nesting season which runs from late February until September Following the development and implementation of the mitigation measures, residual ecological effects are considered to be minor adverse, which is considered to be non-significant. This is due to the permanent loss of habitats to built development In terms of protected species, there will be long term moderate beneficial effects for water voles, bats and amphibians. This is considered to be significant. Savills (L&P) Limited Page 22

23 Chapter 11 Transport 11.1 A comprehensive Transport Assessment has been undertaken for the scheme. This assessment has considered the impact of the development proposal on the local highway network in terms of traffic flow, junction capacity and potential highway infrastructure improvements Three major highway routes dominate the traffic characteristics of the area relating to Atherleigh Way, Kirkhall Lane and Twist Lane. The local highway network is extensively utilised in both the traditional morning and evening peak periods and during the weekend retail traffic peaks. The key junctions within the immediate vicinity of the site experience periodic congestion Transport related mitigation measures include the following: creation of the proposed link road to reduce congestion along the Wigan Road Twist Lane corridor; provision of footpaths and a cycleway alongside the length of the proposed link road to provide a safe route for non-motorised users; Improvements to the pedestrian at the junction of the link road with Atherleigh Way, Parsonage Way and Wigan Road to improve the safety and convenience of pedestrians; Implementation of a travel plan to reduce overall car usage and promote use of sustainable methods of travel The overall residual transport implications of the proposed development during its construction and operational phases are considered to be negligible. However in terms of the local highway network it is considered that that will be a degree of beneficial impacts associated with the creation of the new road and the other prescribed mitigation measures. Savills (L&P) Limited Page 23

24 Chapter 12 Air quality 12.1 The assessment of air quality has assessed the predicted changes in air pollutant concentrations generated by the operation of the proposed development in terms of additional road traffic and construction activities. The impact of dust generation from construction activities has also been considered Predictions of pollutant concentrations have been made at proposed and existing sensitive receptor locations under baseline and development conditions in order to ascertain the impact of the proposed development on local air quality Atherleigh Way and Wigan Road in Leigh are located in an Air Quality Management Area (AQMA) which was designated in August Monitoring data shows that concentrations of NO 2 are highest close to road traffic emissions and reduce with distance from the roadside. Sensitive receptors in terms of dust generated from construction activities are located within 200m of the development site boundary Important mitigation measures include the following: erection of sold barriers at the development site boundary; effective vehicle cleaning and wheel washing; re-vegetation of earthworks and exposed areas; designation of an appropriate on-site speed limit; implementation of a travel plan The residual impact of dust generation from the proposed development is predicted to be negligible Overall the proposed development is considered to have a negligible to slight adverse impact on local air quality which is considered to be non-significant. Savills (L&P) Limited Page 24

25 Chapter 13 Noise 13.1 The assessment of noise has addressed: noise created during the construction of the proposal; noise created by traffic generated by the proposal and the link road between Atherleigh Way and Wigan Road; noise created by existing and potential noise sources and its impacts on the residential development which is proposed as part of the scheme The major noise sources currently affecting the site are road noise from the nearby Atherleigh Way and the service yards for the retail units on Atherleigh Way, the Sainsburys superstore and the Asda superstore Generally the site is located in an area where noise should be taken into account when determining planning applications and, where appropriate, conditions imposed to ensure an adequate level of protection against noise All contractors working on the construction of the proposed development will be required to adopt best practical means to minimise noise as set out in the relevant British standard on construction noise Permanent acoustic fencing is recommended to be imposed on the boundary of the site with the Sainsburys superstore In order to reduce the impact of the link road on residencies situated on Browning Street, acoustic screening will need to be provided. The requirement of screening is applicable to both new road options 1 and If mitigation measures are adopted the noise impact at residential properties during the construction phase of the development would be no more than moderate during worst case conditions, and for the majority of construction works slight or no impact. The proposed road relating to both options would represent a moderate impact during worst case conditions Residual impacts associated with the completed and operational development will be none or slight. Overall the impact of the development will be adversely moderate. Savills (L&P) Limited Page 25

26 Chapter 14 Socio-economic 14.1 This assessment has considered the effects of the proposed development including the residential element, on the socio-economic conditions of the surrounding area and on the demand for local facilities and community services In terms of population and housing the overall average for the study area as a whole, is broadly comparable to that of England, the North West region and Wigan. The study area wards of Leigh West, Leigh East, Hindley Green and Leigh South all have higher population densities than the density for Wigan as a whole. The level of home ownership in the study area, as a whole is greater than that within Wigan, the North West and England At the end of 2008 the level of unemployment in Leigh West was greater than that in any other study area wards and also greater than the level for Wigan, the North West and England Wigan experiences a higher than average level of deprivation than the national average for England In terms of housing provision, on site affordable housing would be provided in line with Council policy The development will incorporate a linear park following the alignment of Westleigh Brook, alongside open space which will be provided within then housing elements of the proposed development. In addition a high quality medical centre will be provided as part of the development Overall the proposed development would have a beneficial impact upon the socio-economic features of the area through the provision of additional housing, a medical centre and a significant number of jobs. Savills (L&P) Limited Page 26

27 Chapter 15 Conclusions 15.1 The proposal incorporates several elements of inherent mitigation which are effectively built into the proposal. Numerous more detailed additional mitigation measures are also proposed. Table 15.1 and 15.2 within Chapter 15 of the ES summarise these measures In terms of landscape and visual impact the proposed development will result in no significant effects All archaeology and cultural heritage impacts are considered to be non-significant aside from possible direct impacts on two identified archaeological features relating to the remains of the tramroad and colliery railway In terms of ground conditions significant effects have been assessed to only apply in relation to risks to groundwater arising from any proposed pile installations associated with road engineering road option 2 and possible effects arising from dust and vapours on human receptors No significant effects are considered to arise in respect of flood risk and drainage aside from moderate beneficial effects associated with the removal of redundant structures over Westleigh Brook All ecological effects would be non-significant except for moderate beneficial effects for water voles, bats and amphibians that would arise as a direct result of the prescribed mitigation and enhancement measures The overall residual transport effects are considered to be negligible, however in terms of the local highway network, there will be a degree of beneficial impacts associated with the creation of the new road Overall the proposed development is considered to have a negligible to slight adverse impact on local air quality which is considered to be non-significant In terms of noise, the effects of the development would be adversely moderate which is considered to be significant. These effects relate to the construction phase of the development during worst case conditions. Savills (L&P) Limited Page 27

28 15.10 Overall the proposed development would have a beneficial and significant impact upon the socioeconomic features of the area through the provision of additional housing, a medical centre and a significant number of jobs. Copies of the Environmental Statement A copy of the Environmental Statement is available to view via Wigan Council whose address details are as follows: Planning and Development Department Wigan Council Civic Buildings New Market Street Wigan WN1 1RP A free CD of the ES is available. Please contact: Savills Planning Fountain Court 68 Fountain Street Manchester M2 2FE Comments Comments on the Environmental Statement should be sent in writing to Wigan Council at the above address. Comments will be considered as part of the council s consultation on the planning application. Savills (L&P) Limited Page 28